UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D. C. 20549  

 

 

 

FORM 10-K

 

(Mark One)

x ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

  

For the fiscal year ended December 31, 2015

 

OR

 

o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from _______ to _______

 

Commission file number 000-54946

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

(Exact name of registrant as specified in its charter)

 

Maryland   26-3136483
(State or other jurisdiction of incorporation or organization)   (I.R.S. Employer Identification No.)
     
712 Fifth Avenue, 9 th Floor, New York, NY   10019
(Address or principal executive offices)   (Zip Code)

 

(212) 843-1601

(Registrant’s telephone number, including area code)

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class Name of each exchange on which registered
Class A Common Stock, $0.01 par value per share New York Stock Exchange MKT

 

Securities registered pursuant to Section 12(g) of the Act:

 

Title of each class

Class B-1 Common Stock, $0.01 par value per share

Class B-2 Common Stock, $0.01 par value per share

Class B-3 Common Stock, $0.01 par value per share

 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes ¨   No x

 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes ¨ No x

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes x  No ¨

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes x  No ¨

 

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of the registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. ¨

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

Large Accelerated Filer ¨   Accelerated Filer x
Non-Accelerated Filer ¨ (Do not check if a smaller reporting company) Smaller reporting company x

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ¨ No x

   

The aggregate market value of the registrant's Class A common stock held by non-affiliates of the registrant as of June 30, 2015, the last business day of registrant's most recently completed second fiscal quarter, was $225,309,608 based on the closing price of the Class A common stock on the NYSE MKT on such date.

 

Number of shares outstanding of the registrant’s

classes of common stock, as of February 18, 2016:

Class A Common Stock: 19,202,833 shares

Class B-3 Common Stock: 353,629 shares

 

 

 

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

FORM 10-K

December 31, 2015

 

PART I    
Item 1. Business 5
Item 1A. Risk Factors 10
Item 1B. Unresolved Staff Comments 43
Item 2. Properties 44
Item 3. Legal Proceedings 45
Item 4. Mining Safety Disclosures 45
PART II    
Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities 46
Item 6. Selected Financial Data 49
Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations 50
Item 7A. Quantitative and Qualitative Disclosures About Market Risk 69
Item 8 . Financial Statements and Supplementary Data 69
Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure 69
Item 9A. Controls and Procedures 70
Item 9B. Other Information 70
PART III    
Item 10. Directors, Executive Officers and Corporate Governance 71
Item 11. Executive Compensation 75
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related  Stockholder Matters 76
Item 13. Certain Relationships and Related Transactions, and Director Independence 78
Item 14. Principal Accounting Fees and Services 88
PART IV    
Item 15. Exhibits, Financial Statement Schedules 89
SIGNATURES 90

 

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Forward-Looking Statements

 

Statements included in this Annual Report on Form 10-K that are not historical facts (including any statements concerning investment objectives, other plans and objectives of management for future operations or economic performance, or assumptions or forecasts related thereto) are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”) and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”); and pursuant to the Private Securities Litigation Reform Act of 1995 (the “PSLRA”). These statements are only predictions. We caution that forward-looking statements are not guarantees. Actual events or our investments and results of operations could differ materially from those expressed or implied in any forward-looking statements. Forward-looking statements are typically identified by the use of terms such as “may,” “should,” “expect,” “could,” “intend,” “plan,” “anticipate,” “estimate,” “believe,” “continue,” “predict,” “potential” or the negative of such terms and other comparable terminology. We intend for these forward-looking statements to be covered by the applicable safe harbor provisions created by Section 27A of the Securities Act and Section 21E of the Exchange Act and the PSLRA.

 

The forward-looking statements included herein are based upon our current expectations, plans, estimates, assumptions and beliefs that involve numerous risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results and performance could differ materially from those set forth in the forward-looking statements. Factors that could have a material adverse effect on our operations and future prospects include, but are not limited to:

 

the competitive environment in which we operate;

 

real estate risks, including fluctuations in real estate values and the general economic climate in local markets and competition for tenants in such markets;

 

decreased rental rates or increasing vacancy rates;

 

our ability to lease units in newly acquired or newly constructed apartment properties;

 

potential defaults on or non-renewal of leases by tenants;

 

creditworthiness of tenants;

 

our ability to obtain financing for and complete acquisitions under contract under the contemplated terms, or at all;

 

development and acquisition risks, including rising and unanticipated costs and failure of such acquisitions and developments to perform in accordance with projections;

 

the timing of acquisitions and dispositions;

 

the performance of our network of Bluerock partners, referred to as our Partner Network (and each, a Partner), which are leading regional apartment owners/operators with which we invest through controlling positions in joint ventures;

 

potential natural disasters such as hurricanes, tornadoes and floods;

 

national, international, regional and local economic conditions;

 

board determination as to timing and payment of dividends, and our ability to pay future distributions at the dividend rates we have paid historically;

 

the general level of interest rates;

 

potential changes in the law or governmental regulations that affect us and interpretations of those laws and regulations, including changes in real estate and zoning or tax laws, and potential increases in real property tax rates;

 

financing risks, including the risks that our cash flows from operations may be insufficient to meet required payments of principal and interest and we may be unable to refinance our existing debt upon maturity or obtain new financing on attractive terms or at all;

 

lack of or insufficient amounts of insurance;

 

our ability to maintain our qualification as a REIT;

 

litigation, including costs associated with prosecuting or defending claims and any adverse outcomes;

 

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possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us or a subsidiary owned by us or acquired by us.

 

 Forward-looking statements are found throughout this Annual Report on Form 10-K, including under the headings “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” and elsewhere in this Annual Report on Form 10-K. We caution investors not to place undue reliance on forward-looking statements, which reflect our management’s view only as of the date of this Annual Report on Form 10-K.  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.

 

Cautionary Note

 

The representations, warranties, and covenants made by us in any agreement filed as an exhibit to this Annual Report on Form 10-K are made solely for the benefit of the parties to the agreement, including, in some cases, for the purpose of allocating risk among the parties to the agreement, and should not be deemed to be representations, warranties, or covenants to or with any other parties. Moreover, these representations, warranties, or covenants should not be relied upon as accurately describing or reflecting the current state of our affairs.

 

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PART I

 

Item 1. Business

 

Organization

 

Bluerock Residential Growth REIT, Inc. (“we,” “us,” or the “Company”) was incorporated on July 25, 2008 under the laws of the state of Maryland.

 

We have elected to be treated, and currently qualify, as a real estate investment trust (or “REIT”) for federal income tax purposes. As a REIT, we generally are not subject to corporate-level income taxes. To maintain our REIT status, we are required, among other requirements, to distribute annually at least 90% of our “REIT taxable income,” as defined by the Internal Revenue Code of 1986, as amended (the “Code”), to our stockholders. If we fail to qualify as a REIT in any taxable year, we would be subject to federal income tax on our taxable income at regular corporate tax rates. We were incorporated to raise capital and acquire a diverse portfolio of residential real estate assets.

 

We have no employees and are supported by a related-party service agreement with BRG Manager, LLC (the “Manager), a Delaware limited liability company organized in 2014. We are externally managed by the Manager, which manages our day-to-day operations under a Management Agreement. Our Management Agreement has a three-year term expiring April 2, 2017, and will be automatically renewed for a one-year term each year on April 2, unless previously terminated in accordance with the terms of the Management Agreement. The Manager is responsible for managing our affairs on a day-to-day basis and for identifying and making real estate investments on our behalf. Substantially all our business is conducted through our operating partnership, Bluerock Residential Holdings, L.P., a Delaware limited partnership (our “Operating Partnership”).

 

The principal executive offices of our Company and the Manager are located at 712 Fifth Avenue, New York, New York 10019. Our telephone number is (212) 843-1601.

 

Investments in Real Estate

 

As of December 31, 2015, our portfolio consisted of interests in twenty properties (fourteen operating and six development properties). The twenty properties contain an aggregate of 6,449 units, comprised of 4,625 operating units and 1,824 units under development. As of December 31, 2015, our stabilized properties, exclusive of our development properties, and Whetstone, EOS and Sorrell, our lease-up properties, were approximately 93% occupied. For more information regarding our investments, see "Item 2. Properties".

  

Business and Growth Strategies

 

Our principal business objective is to generate attractive risk-adjusted investment returns by assembling a high-quality portfolio of apartment properties located in demographically attractive growth markets and by implementing our investment strategies and our Live/Work/Play Initiatives to achieve sustainable long-term growth in both our funds from operations and net asset value.

 

Invest in Institutional-Quality Apartment Properties.   We acquire institutional-quality apartment properties where we believe we can create long-term value for our stockholders utilizing our Core-Plus, Value-Add, Opportunistic and Invest-to-Own investment strategies.

 

  Core-Plus .  We invest in institutional-quality apartment properties with strong and stable cash flows in target markets where we believe there exists opportunity for rental growth and with potential for further value creation.

 

  Value-Add .  We invest in well-located apartment properties that offer significant potential for medium-term capital appreciation through repositioning, renovation or redevelopment, to reposition the asset and drive future rental growth.

 

  Opportunistic .  We invest in properties available at opportunistic prices (i.e., at prices we believe are below those available in an otherwise efficient market) that exhibit some characteristics of distress, such as operational inefficiencies, significant deferred capital maintenance or broken capital structures providing an opportunity for a substantial portion of total return attributable to appreciation in value.

 

  Invest-to-Own . We selectively invest in development of Class A properties in target markets where we believe we can capture significant development premiums upon completion.  We generally use a convertible loan or convertible preferred equity structure which provides income during the development stage, while providing us the ability to capture development premiums at completion by exercising our conversion rights to take ownership.

 

Invest in Class A Apartment Properties.   We intend to continue to acquire primarily Class A apartment properties targeting the high disposable income renter by choice, where we believe we can create long-term value growth for our stockholders.

 

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Focus on Growth Markets.   We intend to continue to focus on demographically attractive growth markets, which we define as markets with strong employment drivers in industries creating high disposable income jobs over the long term. Employment growth is highly correlated with apartment demand; therefore, we believe that selecting markets with job growth significantly above the national average will provide high potential for increase rental demand leading to revenue growth and attractive risk-adjusted returns.

 

Implement our Value Creation Strategies.   We intend to continue to focus on creating value at our properties utilizing our Core-Plus, Value-Add, Opportunistic and Invest-to-Own investment strategies in order to maximize our return on investment. Our Manager will work with each member of our Partner Network to evaluate property needs along with value-creation opportunities and create an asset-specific business plan to best position or reposition each property to drive rental growth and asset values. Our Manager then provides an aggressive asset management presence to manage our Partner and ensure execution of the plan, with the goal of driving rental growth and values.

 

Implement our Live/Work/Play Initiatives.   We intend to continue to implement our amenities and attributes to transform the apartment community from a purely functional product (i.e., as solely a place to live), to a lifestyle product (i.e., as a place to live, interact, and socialize). Our Live/Work/Play initiatives are property specific, and generally consist of attributes that go beyond traditional features, including highly amenitized common areas, cosmetic and architectural improvements, technology, music and other community-oriented activities to appeal to our residents’ desire for a “sense of community” by creating places to gather, socialize and interact in an amenity-rich environment. We believe this creates an enhanced perception of value among residents, allowing for premium rental rates and improved resident retention.

 

Diversify Across Markets, Strategies and Investment Size.   We will seek to grow our high-quality portfolio of apartment properties diversified by geography and by investment strategy and by size (typically ranging from $25 to $75 million) in order to manage concentration risk, while driving both current income and capital appreciation throughout the portfolio. Our Partner Network enables us to diversify across multiple markets and multiple strategies efficiently, without the logistical burden and time delay of building operating infrastructure in multiple markets and across multiple investment strategies.

 

Selectively Harvest and Redeploy Capital.   On an opportunistic basis and subject to compliance with certain REIT restrictions, we intend to sell properties in cases where we have successfully executed our value creation plans and where we believe the investment has limited additional upside relative to other opportunities, in order to harvest profits and to reinvest proceeds to maximize stockholder value.  

 

Our IPO and Listing

   

In late 2013, following our continuous registered offerings as a non-listed REIT (our “Continuous Registered Offerings”), our board decided to register shares of newly authorized Class A common stock that were to be offered in a firmly underwritten public offering (the “IPO”) by filing a registration statement on Form S-11 (File No. 333-192610) with the SEC, on November 27, 2013. On March 28, 2014, the SEC declared the registration statement effective and we announced the pricing of the IPO of 3,448,276 shares of Class A common stock at a public offering price of $14.50 per share for total gross proceeds of $50.0 million. The net proceeds of the IPO were approximately $44.0 million after deducting underwriting discounts and commissions and offering costs.

 

 In connection with the IPO, shares of our Class A common stock were listed on the NYSE MKT for trading under the symbol “BRG.” Pursuant to the second articles of amendment and restatement to our charter filed on March 26, 2014 (“the Second Charter Agreement”), each share of our common stock outstanding immediately prior to the listing, including shares sold in our Continuous Registered Offerings, was changed into one-third of a share of each of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock. Following the filing of the Second Charter Amendment, we effected a 2.264881-to-1 reverse stock split of our outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock, and on March 31, 2014, we effected an additional 1.0045878-to-1 reverse stock split of our outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock.

 

Subsequent Capital Raising Events 

 

In October 2014, we completed an underwritten follow-on offering (the “October 2014 Follow-On Offering”) of 3,035,444 shares of Class A common stock, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters, on October 8, 2014. Net proceeds of the October 2014 Follow-On Offering were approximately $32.9 million after deducting underwriting discounts and commissions and offering costs. 

 

In January 2015, we completed an underwritten shelf takedown offering (the “January 2015 Follow-On Offering”) from our registration statement on Form S-3 (File No. 333-200359)(the “December 2014 Shelf Registration Statement”) of 4,600,000 shares of Class A common stock, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters, on January 20, 2015. Net proceeds of the January 2015 Follow-On Offering were approximately $53.7 million after deducting underwriting discounts and commissions and estimated offering costs. 

 

On May 22, 2015, we completed an underwritten shelf takedown offering (the “May 2015 Follow-On Offering”) of 6,348,000 shares of Class A common stock, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. Net proceeds of the May 2015 Follow-On Offering were approximately $77.6 million after deducting underwriting discounts and commissions and offering costs.

 

On October 21, 2015, we completed an underwritten shelf takedown offering (the “October 2015 Preferred Stock Offering”) of 2,875,000 shares of 8.250% Series A Cumulative Redeemable Preferred Stock (the “Series A Preferred Stock”), par value $0.01 per share, liquidation preference $25.00 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. Net proceeds of the October 2015 Preferred Stock Offering were approximately $69.2 million after deducting underwriting discounts and commissions and estimated offering costs.

 

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Together, the January 2015 Follow-On Offering, the May 2015 Follow-On Offering and the October 2015 Preferred Stock Offering are referred to as the 2015 Follow-On Offerings. The October 2014 Follow-On Offering, together with the 2015 Follow-On Offerings, are referred to as the Follow-On Offerings.

 

On December 17, 2015, we filed a prospectus supplement to the December 2014 Shelf Registration Statement offering a maximum of 150,000 Units (the “Original Units”) consisting of 150,000 shares of Series B redeemable preferred stock (the “Original Series B Preferred Stock”) and warrants (the “Original Warrants”) to purchase 3,000,000 shares of Class A common stock (liquidation preference $1,000 per share of Original Series B Preferred Stock). On February 22, 2016, our board of directors authorized the termination of the offering of the Original Series B Preferred Stock in order to revise certain terms thereof, and the reclassification of the Original Series B Preferred Stock. On February 23, 2016, we terminated the offering of the Original Series B Preferred Stock, and on February 24, 2016, we filed a new prospectus supplement to the December 2014 Shelf Registration Statement offering a maximum of 150,000 Units (the “Units”) consisting of 150,000 shares of the reclassified Series B redeemable preferred stock (the “Series B Preferred Stock”) and warrants (the “Warrants”) to purchase 3,000,000 shares of Class A common stock (liquidation preference $1,000 per share of Series B Preferred Stock). As of February 24, 2016, we were continuing to organize our sales activities for the Series B Preferred Stock and no Units had been sold.

 

Summary of Acquisitions and Dispositions

 

In conjunction with the completion of the IPO in 2014, we completed a series of related contribution transactions pursuant to which we acquired interests in five apartment properties for an aggregate asset value of $152.3 million (inclusive of Villas at Oak Crest, which is accounted for under the equity method, and Springhouse, in which we already owned an interest and which has been reported as consolidated for the periods presented).

 

The following table shows a summary of our acquisitions for the years ended December 31, 2015 and 2014:

 

Properties Acquired   Location   Date Acquired   Ownership
Interest
    Number
of Units
 
Springhouse (additional interest only) (1)   Newport News, VA   4/2/2014     75.0 %     432  
Village Green of Ann Arbor   Ann Arbor, MI   4/2/2014     48.6 %     520  
Villas at Oak Crest   Chattanooga, TN   4/2/2014     67.2 %     209  
North Park Towers   Southfield, MI   4/3/2014     100.0 %     313  
Lansbrook Village (2)   Palm Harbor, FL   5/23/2014     90.0 %     602  
Alexan CityCentre   Houston, TX   7/1/2014     (3)     340  
EOS, formerly UCF Orlando   Orlando, FL   7/29/2014     (3)     296  
Enders (additional interest & units) (4)   Orlando, FL   9/10/2014     89.5 %     220  
ARIUM Grandewood   Orlando, FL   11/4/2014     95.0 %     306  
Alexan Southside Place   Houston, TX   1/12/2015     (3)     269  
Park & Kingston (5)   Charlotte, NC   3/16/2015     96.0 %     153  
Fox Hill (6)   Austin, TX   3/26/2015     94.6 %     288  
Whetstone   Durham, NC   5/20/2015     (3)     204  
Cheshire Bridge   Atlanta, GA   5/29/2015     (3)     285  
Ashton I   Charlotte, NC   8/19/2015     100.0 %     322  
ARIUM Palms   Orlando, FL   8/20/2015     95.0 %     252  
Sorrel   Frisco, TX   10/29/2015     95.0 %     352  
Sovereign   Fort Worth, TX   10/29/2015     95.0 %     322  
Domain Phase 1   Garland, TX   11/20/2015     (3)     301  
Park & Kingston Phase II   Charlotte, NC   11/30/2015     100 %     15  
Ashton II   Charlotte, NC   12/14/2015     100 %     151  
Flagler Village   Ft. Lauderdale   12/18/2015     (3)     384  
Lake Boone Trail   Raleigh, NC   12/18/2015     (3)     245  

 

(1) Increased ownership in Springhouse by 36.8% to total ownership interest of 75.0%.

(2) Subsequently acquired 29 additional units at Lansbrook Village resulting in total units owned as 602. Increased ownership in Lansbrook Village in December 2015 by 13.2% to 90.0%.

(3) This property is a preferred equity investment which earns a preferred return of 15% and is convertible to common equity at BRG’s option upon stabilization.

(4) Acquired 22 additional units at Enders increasing total units owned to 220. Also, we acquired an additional 41.1% interest increasing total ownership interest to 89.5%

(5) Increased ownership in Park & Kingston in May 2015 by 49.0% to total ownership of 96.0%.

(6) Increased ownership in Fox Hill in May 2015 by 9.4% to total ownership of 94.6%.

 

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The following table shows a summary of our dispositions for the years ended December 31, 2015 and 2014:

 

Property Dispositions   Location   Date Sold   Ownership
Interest in
Property
    Number
of Units
 
The Reserve at Creekside Village   Chattanooga, TN   3/28/2014     24.7 %     192  
The Estates at Perimeter   Augusta, GA   12/10/2014     25.0 %     240  
Grove at Waterford   Hendersonville, TN   12/18/2014     60.0 %     252  
23Hundred@Berry Hill   Nashville, TN   1/14/2015     19.8 %     266  
Villas at Oak Crest   Chattanooga, TN   9/1/2015     67.2 %     209  
North Park Towers   Southfield, MI   10/16/2015     100.0 %     313  

 

Distribution Policy

 

We intend to continue to qualify as a REIT for federal income tax purposes. The Code generally requires that a REIT annually distribute at least 90% of its REIT taxable income, determined without regard to the deduction for dividends paid and excluding any net capital gain, and imposes tax on any taxable income retained by a REIT, including capital gains.

 

To satisfy the requirements for qualification as a REIT and generally not be subject to federal income and excise tax, we intend to continue to make regular monthly distributions of all or substantially all of our REIT taxable income, determined without regard to dividends paid, to our stockholders out of assets legally available for such purposes. All future distributions will be determined at the sole discretion of our board of directors on a quarterly basis. When determining the amount of future distributions, we expect that our board of directors will consider, among other factors, (i) the amount of cash generated from our operating activities, (ii) our expectations of future operating cash flows, (iii) our determination of near-term cash needs for acquisitions of new properties, general property capital improvements and debt repayments, (iv) our ability to continue to access additional sources of capital, (v) the requirements of Maryland law, (vi) the amount required to be distributed to maintain our status as a REIT and to reduce any income and excise taxes that we otherwise would be required to pay and (vii) any limitations on our distributions contained in our credit or other agreements.

 

Holders of shares of Series A Preferred Stock will be entitled to receive cumulative cash dividends on the Series A Preferred Stock when, as and if authorized by our board of directors and declared by us from and including the date of original issue or the end of the most recent dividend period for which dividends on the Series A Preferred Stock have been paid, payable quarterly in arrears on each January 5 th , April 5 th , July 5 th  and October 5 th  of each year, commencing on January 5, 2016. From the date of original issue (or from the date of issue of any Series A Preferred Stock issued after October 21, 2015) to, but not including, October 21, 2022, we will pay dividends on the Series A Preferred Stock at the rate of 8.250% per annum of the $25.00 liquidation preference per share (equivalent to the fixed annual amount of $2.0625 per share). Commencing October 21, 2022, we will pay cumulative cash dividends on the Series A Preferred Stock at an annual dividend rate of the initial rate increased by 2.0% of the liquidation preference per annum, which will increase by an additional 2.0% of the liquidation preference per annum on each subsequent anniversary thereafter, subject to a maximum annual dividend rate of 14.0%.

 

Holders of shares of Series B Preferred Stock are entitled to receive, when and as authorized by our board of directors and declared by us out of legally available funds, cumulative cash dividends on each share of Series B Preferred Stock at an annual rate of six percent (6%) of the initial stated value of $1,000 per share (the “Stated Value”). Dividends on each share of Series B Preferred Stock will begin accruing on, and will be cumulative from, the date of issuance or the end of the most recent dividend period for which dividends on the Series B Preferred Stock have been paid, payable monthly in arrears on the 5 th  day of each month to holders of record on the 25 th  day of the prior month.

 

We cannot assure you that we will generate sufficient cash flows to make distributions to our stockholders, or that we will be able to sustain those distributions. If our operations do not generate sufficient cash flow to allow us to satisfy the REIT distribution requirements, we may be required to fund distributions from working capital, offering proceeds, borrow funds, sell assets, make a taxable distribution of our equity or debt securities, or reduce such distributions. Our distribution policy enables us to review the alternative funding sources available to us from time to time. Our actual results of operations will be affected by a number of factors, including the revenues we receive from our properties, our operating expenses, interest expense, the ability of our tenants to meet their obligations and unanticipated expenditures. For more information regarding risk factors that could materially adversely affect our actual results of operations, please see “Item 1A - Risk Factors.”

  

Regulations

 

Our investments are subject to various federal, state and local laws, ordinances and regulations, including, among other things, zoning regulations, land use controls, environmental controls relating to air and water quality, noise pollution and indirect environmental impacts such as increased motor vehicle activity. We believe that we have all permits and approvals necessary under current law to operate our investments.

 

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Environmental

 

As an owner of real estate, we are subject to various environmental laws of federal, state and local governments. Compliance with existing laws has not had a material adverse effect on our financial condition or results of operations, and management does not believe it will have such an impact in the future. However, we cannot predict the impact of unforeseen environmental contingencies or new or changed laws or regulations on properties in which we hold an interest, or on properties that may be acquired directly or indirectly in the future.

 

Industry Segment

 

Our current business consists of investing in and operating multifamily communities. A significant portion of our consolidated net income (loss) is from investments in real estate properties that we own through joint ventures. We internally evaluate operating performance on an individual property level and view our real estate assets as one industry segment, and, accordingly, our properties are aggregated into one reportable segment.

 

Available Information

 

We electronically file annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and all amendments to those reports with the SEC. We also have filed with the SEC registration statements on Form S-3 (File Nos. 333-200359, 333-203415 and 333-208988) and Form S-8 (333-202569). Copies of our filings with the SEC may be obtained from the SEC’s website at www.sec.gov , or downloaded from our website at www.bluerockresidential.com , as soon as reasonably practicable after such material has been filed with, or furnished to, the SEC. Access to these filings is free of charge.

 

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Item 1A. Risk Factors

 

Risks Related to our Business and Properties

 

We face numerous risks associated with the real estate industry that could adversely affect our results of operations through decreased revenues or increased costs.

 

As a real estate company, we are subject to various changes in real estate conditions, and any negative trends in such real estate conditions may adversely affect our results of operations through decreased revenues or increased costs. These conditions include:

 

  changes in national, regional and local economic conditions, which may be negatively impacted by concerns about inflation, deflation, government deficits, high unemployment rates, decreased consumer confidence and liquidity concerns, particularly in markets in which we have a high concentration of properties;

 

  fluctuations in interest rates, which could adversely affect our ability to obtain financing on favorable terms or at all;

 

  the inability of residents and tenants to pay rent;

 

  the existence and quality of the competition, such as the attractiveness of our properties as compared to our competitors' properties based on considerations such as convenience of location, rental rates, amenities and safety record;

 

  increased operating costs, including increased real property taxes, maintenance, insurance and utilities costs;

 

  weather conditions that may increase or decrease energy costs and other weather-related expenses;

 

  oversupply of apartments, commercial space or single-family housing or a reduction in demand for real estate in the markets in which our properties are located;

 

  a favorable interest rate environment that may result in a significant number of potential residents of our apartment communities deciding to purchase homes instead of renting;

 

  changes in, or increased costs of compliance with, laws and/or governmental regulations, including those governing usage, zoning, the environment and taxes;

 

  rent control or stabilization laws, or other laws regulating rental housing, which could prevent us from raising rents to offset increases in operating costs; and

 

  changing trends in the demand by consumers for merchandise offered by retailers conducting business at our retail properties.

 

Moreover, other factors may adversely affect our results of operations, including potential liability under environmental and other laws and other unforeseen events, many of which are discussed elsewhere in the following risk factors. Any or all of these factors could materially adversely affect our results of operations through decreased revenues or increased costs.  

 

Our current portfolio consists of interests in fourteen apartment communities located primarily in markets in the Southeastern United States. Any adverse developments in local economic conditions or the demand for apartment units in these markets may negatively impact our results of operations.

 

Our current portfolio of properties consists primarily of apartment communities geographically concentrated in the Southeastern United States, and our portfolio going forward may consist primarily of the same. For the year ended December 31, 2015, properties in Florida, Michigan, Illinois, Texas, Virginia and North Carolina comprised 43%, 17%, 12%, 11%, 10% and 7%, respectively, of our total rental revenue, excluding North Park Towers which was sold in October 2015. As such, we are currently susceptible to local economic conditions and the supply of and demand for apartment units in these markets. If there is a downturn in the economy or an oversupply of or decrease in demand for apartment units in these markets, our business could be materially adversely affected to a greater extent than if we owned a real estate portfolio that was more diversified in terms of both geography and industry focus.

 

Our Manager may not be successful in identifying and consummating suitable investment opportunities.

 

Our investment strategy requires us, through our Manager, to identify suitable investment opportunities compatible with our investment criteria. Our Manager may not be successful in identifying suitable opportunities that meet our criteria or in consummating investments, including those identified as part of our investment pipeline, on satisfactory terms or at all. Our ability to make investments on favorable terms may be constrained by several factors including, but not limited to, competition from other investors with significant capital, including other publicly-traded REITs and institutional investment funds, which may significantly increase investment costs; and/or the inability to finance an investment on favorable terms or at all. The failure to identify or consummate investments on satisfactory terms, or at all, may impede our growth and negatively affect our cash available for distribution to our stockholders.

 

  10  
 

 

Adverse economic conditions may negatively affect our results of operations and, as a result, our ability to make distributions to our stockholders or to realize appreciation in the value of our properties.

 

Our operating results may be adversely affected by market and economic challenges, which may negatively affect our returns and profitability and, as a result, our ability to make distributions to our stockholders or to realize appreciation in the value of our properties. These market and economic challenges include, but are not limited to, the following:

 

  any future downturn in the U.S. economy and the related reduction in spending, reduced home prices and high unemployment could result in tenant defaults under leases, vacancies at our apartment communities and concessions or reduced rental rates under new leases due to reduced demand;

 

  the rate of household formation or population growth in our target markets or a continued or exacerbated economic slow-down experienced by the local economies where our properties are located or by the real estate industry generally may result in changes in supply of or demand for apartment units in our target markets; and

 

  the failure of the real estate market to attract the same level of capital investment in the future that it attracts at the time of our purchases or a reduction in the number of companies seeking to acquire properties may result in the value of our investments not appreciating or decreasing significantly below the amount we pay for these investments.

 

The length and severity of any economic slow-down or downturn cannot be predicted. Our operations and, as a result, our ability to make distributions to our stockholders and/or our ability to realize appreciation in the value of our properties could be materially and adversely affected to the extent that an economic slow-down or downturn is prolonged or becomes severe.

 

Our revenues are significantly influenced by demand for apartment properties generally, and a decrease in such demand will likely have a greater adverse effect on our revenues than if we owned a more diversified real estate portfolio.

 

Our current portfolio is focused predominately on apartment properties, and we expect that our portfolio going forward will focus predominately on the same. As a result, we are subject to risks inherent in investments in a single industry, and a decrease in the demand for apartment properties would likely have a greater adverse effect on our rental revenues than if we owned a more diversified real estate portfolio. Resident demand at apartment properties was adversely affected by the recent U.S. recession, including the reduction in spending, reduced home prices and high unemployment, together with the price volatility, dislocations and liquidity disruptions in the debt and equity markets, as well as the rate of household formation or population growth in our markets, changes in interest rates or changes in supply of, or demand for, similar or competing apartment properties in an area. If the economic recovery slows or stalls, these conditions could persist and we could experience downward pressure on occupancy and market rents at our apartment properties, which could cause a decrease in our rental revenue. Any such decrease could impair our ability to satisfy our substantial debt service obligations or make distributions to our stockholders.

 

The properties in our investment pipeline are subject to contingencies that could delay or prevent acquisition or investment in those properties.

 

At any given time, we are generally in discussions regarding a number of apartment properties for acquisition or investment, which we refer to as our investment pipeline. However, we may not have completed our diligence process on these properties or development projects or have definitive investment or purchase and sale agreements, as applicable, and several other conditions may be required to be met in order for us to complete these acquisitions or developments, including approval by our investment committee or board of directors. If we are planning to use proceeds of an offering of our securities to fund these acquisitions or investments and are unable to complete the acquisition of the interests or investment in any of these properties or experience significant delays in executing any such acquisition or investment, we will have issued securities in an offering without realizing a corresponding current or future increase in earnings and cash flow from acquiring those interests or developing those properties, and may incur expenses in connection with our attempts in consummating such acquisition or investment, which could have a material adverse impact on our financial condition and results of operations. In addition, to the extent the uses of proceeds from an offering are designated for the acquisition of or investment in these properties, we will have no specific designated use for the net proceeds from the offering allocated to the purchase or development and investors will be unable to evaluate in advance the manner in which we will invest, or the economic merits of the properties we may ultimately acquire or develop with such proceeds.

 

Our expenses may remain constant or increase, even if our revenues decrease, causing our results of operations to be adversely affected.

 

Costs associated with our business, such as mortgage payments, real estate taxes, insurance premiums and maintenance costs, are relatively inflexible and generally do not decrease, and may increase, when a property is not fully occupied, rental rates decrease, a tenant fails to pay rent or other circumstances cause a reduction in property revenues. As a result, if revenues drop, we may not be able to reduce our expenses accordingly, which would adversely affect our financial condition and results of operations.

 

  11  
 

 

We compete with numerous other parties or entities for real estate assets and tenants and may not compete successfully.

 

We compete with numerous other persons or entities engaged in real estate investment activities, many of which have greater resources than we do. Some of these investors may enjoy significant competitive advantages that result from, among other things, a lower cost of capital and enhanced operating efficiencies. Our competitors may be willing to offer space at rates below our rates, causing us to lose existing or potential tenants.

 

Competition from other apartment properties for tenants could reduce our profitability and the return on your investment.

 

The apartment property industry is highly competitive. Our competitors may be willing to offer space at rates below our rates, causing us to lose existing or potential tenants. This competition could reduce occupancy levels and revenues at our apartment properties, which would adversely affect our results of operations. We expect to face competition for tenants from many sources. We will face competition from other apartment communities both in the immediate vicinity and in the larger geographic market where our apartment communities will be located. If overbuilding of apartment properties occurs at our properties it will increase the number of apartment units available and may decrease occupancy and apartment rental rates at our properties.

 

Increased competition and increased affordability of single-family homes could limit our ability to retain residents, lease apartment units or increase or maintain rents.

 

Any apartment properties we may acquire will most likely compete with numerous housing alternatives in attracting residents, including single-family homes, as well as owner-occupied single and multifamily homes available to rent. Competitive housing in a particular area and the increasing affordability of owner occupied single and multifamily homes available to rent or buy caused by declining mortgage interest rates and government programs to promote home ownership could adversely affect our ability to retain our residents, lease apartment units and increase or maintain rental rates.

 

Increased construction of similar properties that compete with our properties in any particular location could adversely affect the operating results of our properties and our cash available for distribution to our stockholders.

 

We may acquire properties in locations which experience increases in construction of properties that compete with our properties. This increased competition and construction could:

 

  make it more difficult for us to find tenants to lease units in our apartment properties;

 

  force us to lower our rental prices in order to lease units in our apartment properties; and/or

 

  substantially reduce our revenues and cash available for distribution to our stockholders.

 

Our investments will be dependent on tenants for revenue, and lease terminations could reduce our revenues from rents, resulting in the decline in the value of your investment.

 

The underlying value of our properties and the ability to make distributions to you depend upon the ability of the tenants of our properties to generate enough income to pay their rents in a timely manner, and the success of our investments depends upon the occupancy levels, rental income and operating expenses of our properties and our company. Tenants’ inability to timely pay their rents may be impacted by employment and other constraints on their personal finances, including debts, purchases and other factors. These and other changes beyond our control may adversely affect our tenants’ ability to make lease payments. In the event of a tenant default or bankruptcy, we may experience delays in enforcing our rights as landlord and may incur costs in protecting our investment and re-leasing our property. We may be unable to re-lease the property for the rent previously received. We may be unable to sell a property with low occupancy without incurring a loss. These events and others could cause us to reduce the amount of distributions we make to stockholders and may also cause the value of your investment to decline.

 

Our operating results and distributable cash flow depend on our ability to generate revenue from leasing our properties to tenants on terms favorable to us.

 

Our operating results depend, in large part, on revenues derived from leasing space in our properties. We are subject to the credit risk of our tenants, and to the extent our tenants default on their leases or fail to make rental payments we may suffer a decrease in our revenue. In addition, if a tenant does not pay its rent, we may not be able to enforce our rights as landlord without delays and we may incur substantial legal costs. We are also subject to the risk that we will not be able to lease space in our value-added or opportunistic properties or that, upon the expiration of leases for space located in our properties, leases may not be renewed, the space may not be re-leased or the terms of renewal or re-leasing (including the cost of required renovations or concessions to customers) may be less favorable to us than current lease terms. If vacancies continue for a long period of time, we may suffer reduced revenues resulting in decreased distributions to our stockholders. In addition, the resale value of the property could be diminished because the market value of a particular property will depend principally upon the value of the leases of such property. Further, costs associated with real estate investment, such as real estate taxes and maintenance costs, generally are not reduced when circumstances cause a reduction in revenue. These events would cause a significant decrease in revenues and could cause us to reduce the amount of distributions to our stockholders.

 

  12  
 

 

Short-term apartment leases expose us to the effects of declining market rent, which could adversely impact our ability to make cash distributions to our stockholders.

 

We expect that substantially all of our apartment leases will be for a term of one year or less. Because these leases generally permit the residents to leave at the end of the lease term without penalty, our rental revenues may be impacted by declines in market rents more quickly than if our leases were for longer terms.

 

Costs incurred in complying with governmental laws and regulations may reduce our net income and the cash available for distributions.

 

Our company and the properties we own and expect to own are subject to various federal, state and local laws and regulations relating to environmental protection and human health and safety. Federal laws such as the National Environmental Policy Act, the Comprehensive Environmental Response, Compensation, and Liability Act, the Solid Waste Disposal Act as amended by the Resource Conservation and Recovery Act, the Federal Water Pollution Control Act, the Federal Clean Air Act, the Toxic Substances Control Act, the Emergency Planning and Community Right to Know Act and the Hazard Communication Act and their resolutions and corresponding state and local counterparts govern such matters as wastewater discharges, air emissions, the operation and removal of underground and above-ground storage tanks, the use, storage, treatment, transportation and disposal of solid and hazardous materials and the remediation of contamination associated with disposals. The properties we acquire will be subject to the Americans with Disabilities Act of 1990 which generally requires that certain types of buildings and services be made accessible and available to people with disabilities. Additionally, we must comply with the Fair Housing Amendments Act of 1988, which requires that apartment properties first occupied after March 13, 1991 be accessible to handicapped residents and visitors. These laws may require us to make modifications to our properties. Some of these laws and regulations impose joint and several liability on tenants, owners or operators for the costs to investigate or remediate contaminated properties, regardless of fault or whether the acts causing the contamination were illegal. Compliance with these laws and any new or more stringent laws or regulations may require us to incur material expenditures. Future laws, ordinances or regulations may impose material environmental liability. In addition, there are various federal, state and local fire, health, life-safety and similar regulations with which we may be required to comply, and which may subject us to liability in the form of fines or damages for noncompliance.

 

Our properties may be affected by our tenants’ activities or actions, the existing condition of land when we buy it, operations in the vicinity of our properties, such as the presence of underground storage tanks, or activities of unrelated third parties. The presence of hazardous substances, or the failure to properly remediate these substances, may make it difficult or impossible to sell or rent such property. Any material expenditures, fines, or damages we must pay will reduce our ability to make distributions and may reduce the value of your investment.

 

A change in the United States government policy with regard to Fannie Mae and Freddie Mac could impact our financial condition.

 

Fannie Mae and Freddie Mac are a major source of financing for the apartment real estate sector. We and other apartment companies in the apartment real estate sector depend frequently on Fannie Mae and Freddie Mac to finance growth by purchasing or guarantying apartment loans. In February 2011, the Obama Administration released a report to Congress which included options, among others, to gradually shrink and eventually shut down Fannie Mae and Freddie Mac.  In June 2013, a bipartisan group of senators proposed an overhaul of the housing finance system which would wind down Fannie Mae and Freddie Mac within five years; in August 2013, President Obama announced his support for this legislation. We do not know when or if Fannie Mae or Freddie Mac will restrict their support of lending to the apartment real estate industry or to us in particular. A final decision by the government to eliminate Fannie Mae or Freddie Mac, or reduce their acquisitions or guarantees of apartment real estate mortgage loans, may adversely affect interest rates, capital availability and our ability to refinance our existing mortgage obligations as they come due and obtain additional long-term financing for the acquisition of additional apartment communities on favorable terms or at all.

 

If we are not able to cost-effectively maximize the life of our properties, we may incur greater than anticipated capital expenditure costs, which may adversely affect our ability to make distributions to our stockholders.

 

While the majority of our properties have undergone substantial renovations by prior owners since they were constructed, older properties may carry certain risks including unanticipated repair costs associated with older properties, increased maintenance costs as older properties continue to age, and cost overruns due to the need for special materials and/or fixtures specific to older properties. Although we take a proactive approach to property preservation, utilizing a preventative maintenance plan, and selective improvements that mitigate the cost impact of maintaining exterior building features and aging building components, if we are not able to cost-effectively maximize the life of our properties, we may incur greater than anticipated capital expenditure costs which may adversely affect our ability to make distributions to our stockholders.

 

Any uninsured losses or high insurance premiums will reduce our net income and the amount of our cash distributions to stockholders.

 

Our Manager will attempt to ensure adequate insurance is obtained to cover significant areas of risk to us as a company and to our properties. However, there are types of losses at the property level, 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. We may not have adequate coverage for such losses. If any of our properties incurs a casualty loss that is not fully insured, the value of our assets will be reduced by any such uninsured loss. In addition, other than any working capital reserve or other reserves we may establish, we have no source of funding to repair or reconstruct any uninsured damaged property. Also, to the extent we must pay unexpectedly large amounts for insurance, we could suffer reduced earnings that would result in lower distributions to stockholders.

 

  13  
 

 

We may have difficulty selling real estate investments, and our ability to distribute all or a portion of the net proceeds from such sale to our stockholders may be limited.

 

Real estate investments are relatively illiquid. We will have a limited ability to vary our portfolio in response to changes in economic or other conditions. We will also have a limited ability to sell assets in order to fund working capital and similar capital needs. When we sell any of our properties, we may not realize a gain on such sale. We may not elect to distribute any proceeds from the sale of properties to our stockholders; for example, we may use such proceeds to:

 

purchase additional properties;

 

  fund capital commitments to our joint ventures;

 

  repay debt, if any;

 

  buy out interests of any co-venturers or other partners in any joint venture in which we are a party;

 

  create working capital reserves; and/or

 

  make repairs, maintenance, tenant improvements or other capital improvements or expenditures to our remaining properties.

 

Our ability to sell our properties may also be limited by our need to avoid a 100% penalty tax that is imposed on gain recognized by a REIT from the sale of property characterized as dealer property. In order to ensure that we avoid such characterization, we may be required to hold our properties for the production of rental income for a minimum period of time, generally two years, and comply with certain other requirements in the Internal Revenue Code of 1986, as amended (the “Code”).

 

We may be unable to redevelop existing properties successfully and our investments in the development of new properties will be subjected to development risk, which could adversely affect our results of operations due to unexpected costs, delays and other contingencies.

 

As part of our operating strategy, we intend to selectively expand and/or redevelop existing properties as market conditions warrant, as well as invest in development of new properties through our Invest-to-Own strategy. In addition to the risks associated with real estate investments in general as described above, there are significant risks associated with development activities including the following:

 

  we or the developers that we finance may be unable to obtain, or face delays in obtaining, necessary zoning, land-use, building, occupancy and other required governmental permits and authorizations, which could result in increased development costs and/or lower than expected leases;

 

  developers may incur development costs for a property that exceed original estimates due to increased materials, labor or other costs, changes in development plans or unforeseen environmental conditions, which could make completion of the property more costly or uneconomical;

 

  land, insurance and construction costs may be higher than expected in our markets; therefore, we may be unable to attract rents that compensate for these increases in costs;

 

  we may abandon redevelopment or Invest-to-Own development opportunities that we have already begun to explore, and we may fail to recover expenses already incurred in connection with exploring any such opportunities;

 

  rental rates and occupancy levels may be lower and operating and/or capital cost may be higher than anticipated;

 

  changes in applicable zoning and land use laws may require us to abandon projects prior to their completion, resulting in the loss of development costs incurred up to the time of abandonment; and

 

  possible delays in completion because of construction delays, delays in the receipt of zoning, occupancy and other approvals, or other factors outside of our control.

 

In addition, if a project is delayed, certain residents and tenants may have the right to terminate their leases. Any one or more of these risks may cause us or the projects in which we invest to incur unexpected development costs, which would negatively affect our results of operations.

 

  14  
 

 

As part of otherwise attractive portfolios of properties, we may acquire some properties with existing lock-out provisions, which may prohibit or inhibit us from selling a property for an indeterminate period of time, or may require us to maintain specified debt levels for a period of years on some properties.

 

Loan provisions could materially restrict us from selling or otherwise disposing of or refinancing properties. These provisions would affect our ability to turn our investments into cash and thus affect cash available for distributions to you. Loan provisions may prohibit us from reducing the outstanding indebtedness with respect to properties, refinancing such indebtedness on a non-recourse basis at maturity, or increasing the amount of indebtedness with respect to such properties.

 

Loan provisions could impair our ability to take actions that would otherwise be in the best interests of our stockholders and, therefore, may have an adverse impact on the value of our stock, relative to the value that would result if the loan provisions did not exist. In particular, loan provisions could preclude us from participating in major transactions that could result in a disposition of our assets or a change in control even though that disposition or change in control might be in the best interests of our stockholders.

 

Our investments could be adversely affected if a member of our Bluerock Partner Network performs poorly at one of our projects, which could adversely affect returns to our stockholders.

 

In general, we expect to rely on our Partner Network for the day-to-day management and development of our real estate investments. Members of our Partner Network are not fiduciaries to us, and generally will have limited capital invested in a project, if any. One or more members of our Partner Network may perform poorly in managing one of our project investments for a variety of reasons, including failure to properly adhere to budgets or properly consummate the property business plan. A member of our Partner Network may also underperform for strategic reasons related to projects or assets that the Partner is involved in with a Bluerock affiliate but not our company. If a member of our Partner Network does not perform well at one of our projects, we may not be able to ameliorate the adverse effects of poor performance by terminating the Partner and finding a replacement partner to manage our projects in a timely manner. In such an instance, the returns to our stockholders could be adversely affected.

 

Actions of our joint venture partners could subject us to liabilities in excess of those contemplated or prevent us from taking actions which are in the best interests of our stockholders, which could result in lower investment returns to our stockholders.

 

We have entered into, and in the future intend to enter into, joint ventures with affiliates and other third parties, including our Partner Network, to acquire or improve properties. We may also purchase properties in partnerships, co-tenancies or other co-ownership arrangements. Such investments may involve risks not otherwise present when acquiring real estate directly, including, for example:

 

joint venturers may share certain approval rights over major decisions;

 

  that such co-venturer, co-owner or partner may at any time have economic or business interests or goals which are or which become inconsistent with our business interests or goals, including inconsistent goals relating to the sale of properties held in the joint venture or the timing of termination or liquidation of the joint venture;

 

  the possibility that our co-venturer, co-owner or partner in an investment might become insolvent or bankrupt;

 

  the possibility that we may incur liabilities as a result of an action taken by our co-venturer, co-owner or partner;

 

  that such co-venturer, co-owner or partner may be in a position to take action contrary to our instructions or requests or contrary to our policies or objectives, including our policy with respect to maintaining our qualification as a REIT;

 

  disputes between us and our joint venturers may result in litigation or arbitration that would increase our expenses and prevent our officers and directors from focusing their time and effort on our business and result in subjecting the properties owned by the applicable joint venture to additional risk; or

 

  under certain joint venture arrangements, neither venture partner may have the power to control the venture, and an impasse could be reached which might have a negative influence on the joint venture.

 

These events might subject us to liabilities in excess of those contemplated and thus reduce your investment returns. If we have a right of first refusal or buy/sell right to buy out a co-venturer, co-owner or partner, we may be unable to finance such a buy-out if it becomes exercisable or we may be required to purchase such interest at a time when it would not otherwise be in our best interest to do so. If our interest is subject to a buy/sell right, we may not have sufficient cash, available borrowing capacity or other capital resources to allow us to elect to purchase an interest of a co-venturer subject to the buy/sell right, in which case we may be forced to sell our interest as the result of the exercise of such right when we would otherwise prefer to keep our interest. Finally, we may not be able to sell our interest in a joint venture if we desire to exit the venture.

 

  15  
 

 

Your investment return may be reduced if we are required to register as an investment company under the Investment Company Act; if we are subject to registration under the Investment Company Act, we will not be able to continue our business.

 

Neither we, nor our operating partnership, nor any of our subsidiaries intend to register as an investment company under the Investment Company Act. We expect that our operating partnership’s and subsidiaries’ investments in real estate will represent the substantial majority of our total asset mix, which would not subject us to the Investment Company Act. In order to maintain an exemption from regulation under the Investment Company Act, we intend to engage, through our operating partnership and our wholly and majority owned subsidiaries, primarily in the business of buying real estate, and qualifying real estate investments must be made within a year after cash is received by us. If we are unable to invest a significant portion of cash proceeds in properties within one year of receipt, we may avoid being required to register as an investment company by temporarily investing any unused proceeds in government securities with low returns, which would reduce the cash available for distribution to stockholders and possibly lower your returns.

 

We expect that most of our assets will be held through wholly owned or majority owned subsidiaries of our operating partnership. We expect that most of these subsidiaries will be outside the definition of investment company under Section 3(a)(1) of the Investment Company Act as they are generally expected to hold at least 60% of their assets in real property or in entities that they manage or co-manage that own real property. Section 3(a)(1)(A) of the Investment Company Act defines an investment company as any issuer that is or holds itself out as being engaged primarily in the business of investing, reinvesting or trading in securities. Section 3(a)(1)(C) of the Investment Company Act defines an investment company as any issuer that is engaged or proposes to engage in the business of investing, reinvesting, owning, holding or trading in securities and owns or proposes to acquire investment securities having a value exceeding 40% of the value of the issuer’s total assets (exclusive of U.S. government securities and cash items) on an unconsolidated basis, which we refer to as the 40% test. Excluded from the term “investment securities,” among other things, are U.S. government securities and securities issued by majority owned subsidiaries that are not themselves investment companies and are not relying on the exception from the definition of investment company set forth in Section 3(c)(1) or Section 3(c)(7) of the Investment Company Act. We believe that we, our operating partnership and most of the subsidiaries of our operating partnership will not fall within either definition of investment company as we invest primarily in real property, through our wholly or majority owned subsidiaries, the majority of which we expect to have at least 60% of their assets in real property or in entities that they manage or co-manage that own real property. As these subsidiaries would be investing either solely or primarily in real property, they would be outside of the definition of “investment company” under Section 3(a)(1) of the Investment Company Act. We are organized as a holding company that conducts its businesses primarily through the operating partnership, which in turn is a holding company conducting its business through its subsidiaries. Both we and our operating partnership intend to conduct our operations so that they comply with the 40% test. We will monitor our holdings to ensure continuing and ongoing compliance with this test. In addition, we believe that neither we nor the operating partnership will be considered an investment company under Section 3(a)(1)(A) of the Investment Company Act because neither we nor the operating partnership will engage primarily or hold itself out as being engaged primarily in the business of investing, reinvesting or trading in securities. Rather, through the operating partnership’s wholly-owned or majority owned subsidiaries, we and the operating partnership will be primarily engaged in the non-investment company businesses of these subsidiaries.

 

In the event that the value of investment securities held by the subsidiaries of our operating partnership were to exceed 40%, we expect our subsidiaries to be able to rely on the exclusion from the definition of “investment company” provided by Section 3(c)(5)(C) of the Investment Company Act. Section 3(c)(5)(C), as interpreted by the staff of the SEC, requires each of our subsidiaries relying on this exception to invest at least 55% of its portfolio in “mortgage and other liens on and interests in real estate,” which we refer to as “qualifying real estate assets” and maintain at least 70% to 90% of its assets in qualifying real estate assets or other real estate-related assets. The remaining 20% of the portfolio can consist of miscellaneous assets. What we buy and sell is therefore limited to these criteria. How we determine to classify our assets for purposes of the Investment Company Act will be based in large measure upon no-action letters issued by the SEC staff in the past and other SEC interpretive guidance. These no-action positions were issued in accordance with factual situations that may be substantially different from the factual situations we may face, and a number of these no-action positions were issued more than ten years ago. Pursuant to this guidance, and depending on the characteristics of the specific investments, certain joint venture investments may not constitute qualifying real estate assets and therefore investments in these types of assets may be limited. No assurance can be given that the SEC will concur with our classification of our assets. Future revisions to the Investment Company Act or further guidance from the SEC may cause us to lose our exclusion from registration or force us to re-evaluate our portfolio and our investment strategy. Such changes may prevent us from operating our business successfully.

 

In the event that we, or our operating partnership, were to acquire assets that could make either entity fall within the definition of investment company under Section 3(a)(1) of the Investment Company Act, we believe that we would still qualify for an exclusion from registration pursuant to Section 3(c)(6). Section 3(c)(6) excludes from the definition of investment company any company primarily engaged, directly or through majority owned subsidiaries, in one or more of certain specified businesses. These specified businesses include the real estate business described in Section 3(c)(5)(C) of the Investment Company Act. It also excludes from the definition of investment company any company primarily engaged, directly or through majority owned subsidiaries, in one or more of such specified businesses from which at least 25% of such company’s gross income during its last fiscal year is derived, together with any additional business or businesses other than investing, reinvesting, owning, holding, or trading in securities. Although the SEC staff has issued little interpretive guidance with respect to Section 3(c)(6), we believe that we and our operating partnership may rely on Section 3(c)(6) if 55% of the assets of our operating partnership consist of, and at least 55% of the income of our operating partnership is derived from, qualifying real estate assets owned by wholly owned or majority owned subsidiaries of our operating partnership.

 

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To ensure that neither we, nor our operating partnership nor subsidiaries are required to register as an investment company, each entity may be unable to sell assets they would otherwise want to sell and may need to sell assets they would otherwise wish to retain. In addition, we, our operating company or our subsidiaries may be required to acquire additional income or loss-generating assets that we might not otherwise acquire or forego opportunities to acquire interests in companies that we would otherwise want to acquire. Although we, our operating partnership and our subsidiaries intend to monitor our respective portfolios periodically and prior to each acquisition or disposition, any of these entities may not be able to maintain an exclusion from registration as an investment company. If we, our operating partnership or our subsidiaries are required to register as an investment company but fail to do so, the unregistered entity would be prohibited from engaging in our business, and criminal and civil actions could be brought against such entity. In addition, the contracts of such entity would be unenforceable unless a court required enforcement, and a court could appoint a receiver to take control of the entity and liquidate its business.

 

We have experienced losses in the past, and we may experience similar losses in the future.

 

From inception of our company through December 31, 2015, we had a cumulative net loss of $9.5 million. Our losses can be attributed, in part, to the initial start-up costs and initially high corporate general and administrative expenses relative to the size of our portfolio. In addition, acquisition costs and depreciation and amortization expenses substantially reduced our income. We cannot assure you that, in the future, we will be profitable or that we will realize growth in the value of our assets.

 

We previously generated negative operating cash flow, and our corporate general and administrative expenses were high relative to the size of our current portfolio.

 

In prior years, our corporate general and administrative expenses exceeded the cash flow received from our investments in real estate joint ventures. The primary reason for the previous negative operating cash flow was the amount of our corporate general and administrative expenses relative to the size of the portfolio. Our corporate general and administrative expenses were $4.1 million for the year ended December 31, 2015, which reflected an increase of $1.4 million over the same period in 2014. During 2015 the size of our portfolio increased significantly and cash flow from our investments in real estate joint ventures increased to cover our general and administrative expenses. There can be no assurance that current period operating cash flow will continue to exceed our general and administrative expenses. If cash flow received from our investments decreases and our corporate general and administrative expenses become high in relation to the size of our portfolio, this would reduce the amount of funds available for us to invest in properties or other investments. These factors could have a material adverse effect on our results of operations, financial condition and ability to pay distributions to our stockholders.

 

Our corporate general and administrative costs may remain high relative to the size of our portfolio, which will adversely affect our results of operations and our ability to make distributions to our stockholders.

 

If we are not successful in investing the net proceeds of an offering in the manner set forth under “Use of Proceeds” in any applicable prospectus or prospectus supplement and continuing to raise capital and invest on an accretive basis, our corporate general and administrative costs will likely remain high relative to the size of our portfolio. If that occurs, it would adversely affect our results of operations and our ability to make distributions to our stockholders.

 

We have very limited sources of capital other than the proceeds of offerings of our securities to meet our primary liquidity requirements.

 

We have very limited sources of capital other than cash from property operations and the net proceeds of offerings of our securities to meet our primary liquidity requirements. As a result, we may not be able to pay our liabilities and obligations when they come due other than with the net proceeds of an offering, which may limit our ability to fully consummate our business plan and diversify our portfolio. In the past, we have relied on borrowing from affiliates to help finance our business activities. However, there are no assurances that we will be able to continue to borrow from affiliates or extend the maturity date of any loans that may be outstanding and due to affiliates.

 

You will have limited control over changes in our policies and day-to-day operations, which limited control increases the uncertainty and risks you face as a stockholder. In addition, our board of directors may change our major operational policies without your approval.

 

Our board of directors determines our major policies, including our policies regarding financing, growth, debt capitalization, REIT qualification and distributions. Our board of directors may amend or revise these and other policies without a vote of the stockholders. Under the Maryland General Corporation Law and our charter, our stockholders have a right to vote only on limited matters. See “Important Provisions of Maryland Corporate Law and Our Charter and Bylaws” in any applicable prospectus or prospectus supplement.

 

Our Manager is responsible for the day-to-day operations of our company and the selection and management of investments and has broad discretion over the use of proceeds from offerings of our securities. Accordingly, you should not purchase our securities unless you are willing to entrust all aspects of the day-to-day management and the selection and management of investments to our Manager, who will manage our company in accordance with the Management Agreement. In addition, our Manager may retain independent contractors to provide various services for our company, and you should note that such contractors will have no fiduciary duty to you or the other stockholders and may not perform as expected or desired.

 

In addition, while any applicable prospectus or prospectus supplement outlines our investment policies and generally describes our target portfolio, our board of directors or our Manager may make adjustments to these policies based on, among other things, prevailing real estate market conditions and the availability of attractive investment opportunities. While we have no current intention of changing our investment policies, we will not forego an attractive investment because it does not fit within our targeted asset class or portfolio composition. We may use the proceeds of an offering to purchase or invest in any type of real estate which we determine is in the best interest of our stockholders. As such, our actual portfolio composition may vary substantially from the target portfolio described in the applicable prospectus or prospectus supplement.

 

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If we internalize our management functions, we could incur other significant costs associated with being self-managed.

 

At any time, our board of directors may, but is not obligated to, pursue the internalization of the functions performed for us by our Manager through the acquisition of our Manager or similar transaction through which we would bring onboard our Manager’s management team. The method by which we could internalize these functions could take many forms. While we believe that there are substantial benefits to internalization of management functions at the appropriate time, there is no assurance that internalization will be beneficial to us and our stockholders, and internalizing our management functions could reduce earnings per share and funds from operation per share. For example, we may not realize the perceived benefits or we may not be able to properly integrate a new staff of managers and employees or we may not be able to effectively replicate the services provided previously by our Manager or its affiliates. Internalization transactions involving the internalization of managers affiliated with entity sponsors have also, in some cases, been the subject of litigation. Even if these claims are without merit, we could be forced to spend significant amounts of money defending claims which would reduce the amount of funds available for us to invest in properties or other investments to pay distributions. All these factors could have a material adverse effect on our results of operations, financial condition and ability to pay distributions.

 

Your rights as stockholders and our rights to recover claims against our officers, directors and Manager are limited.

 

Under Maryland law, our charter, our bylaws and the terms of certain indemnification agreements with our directors, we may generally indemnify our officers, our directors, our Manager and their respective affiliates to the maximum extent permitted by Maryland law. Maryland law permits us to indemnify our present and former directors and officers, among others, against judgments, penalties, fines, settlements and reasonable expenses actually incurred by them in connection with any proceeding to which they may be made or threatened to be made a party by reason of their service in those or other capacities unless it is established that: (1) the act or omission of the director or officer was material to the matter giving rise to the proceeding and (i) was committed in bad faith or (ii) was the result of active and deliberate dishonesty; (2) the director or officer actually received an improper personal benefit in money, property or services; or (3) in the case of any criminal proceeding, the director or officer had reasonable cause to believe that the act or omission was unlawful. As a result, we and our stockholders may have more limited rights against our directors, officers, employees and agents, and our Manager and its affiliates, than might otherwise exist under common law. In addition, we may be obligated to fund the defense costs incurred by our directors, officers, employees and agents or our Manager in some cases.

 

A limit on the percentage of our common stock a person may own may discourage a takeover or business combination, which could prevent our common stockholders from realizing a premium price for their common stock.

 

Our charter restricts direct or indirect ownership by one person or entity to no more than 9.8% in value of the outstanding shares of our capital stock or 9.8% in number of shares or value, whichever is more restrictive, of the outstanding shares of our common stock unless exempted (prospectively or retroactively) by our board of directors. This restriction may have the effect of delaying, deferring or preventing a change in control of us, including an extraordinary transaction (such as a merger, tender offer or sale of all or substantially all of our assets) that might provide a premium price to our stockholders.

 

Our charter permits our board of directors to issue stock with terms that may subordinate the rights of our common stockholders or discourage a third party from acquiring us in a manner that could result in a premium price to our stockholders.

 

Our board of directors may amend our charter from time to time to increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class or series that we have authority to issue and may classify or reclassify any unissued common stock or preferred stock into other classes or series of stock and establish the preferences, conversion or other rights, voting powers, restrictions, limitations as to dividends or other distributions, qualifications and terms or conditions of redemption of any such stock. We have issued 2,875,000 shares of Series A Preferred Stock and are offering up to 150,000 shares of Series B Preferred Stock in a continuous offering that are senior to our common stock with respect to priority of dividend payments and rights upon liquidation, dissolution or winding up. Our board of directors could also authorize the issuance of up to 246,975,000 additional shares of preferred stock with terms and conditions that could have priority as to distributions and amounts payable upon liquidation over the rights of the holders of our common stock. Such preferred stock could also have the effect of delaying, deferring or preventing a change in control of us, including an extraordinary transaction (such as a merger, tender offer or sale of all or substantially all of our assets) that might provide a premium price to holders of our common stock.  

 

Risks Related to Our Contribution Transactions and Other Related Party Transactions

 

We may be subject to unknown liabilities in connection with the contribution transactions in our IPO which could result in unexpected liabilities and expenses.

 

As part of the contribution transactions consummated in connection with the IPO, we (through our operating partnership) received certain assets or interests in certain assets subject to existing liabilities, which may include liabilities that are unknown to us. Unknown liabilities might include liabilities for cleanup or remediation of undisclosed environmental conditions, claims of tenants, vendors or other persons dealing with the entities prior to an offering (including those that had not been asserted or threatened prior to such offering), tax liabilities, and accrued but unpaid liabilities incurred in the ordinary course of business. Although we are not aware of any, our recourse with respect to any such liabilities may be limited. Depending upon the amount or nature of such liabilities, our business, financial condition and results of operations, our ability to make distributions to our stockholders and the trading price of our shares may be adversely affected.

 

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We did not obtain new owner’s title insurance policies in connection with the acquisition of our real estate investments in the contribution transactions in our IPO.

 

Each of the properties underlying the contributed real estate investments in our contribution transactions in our IPO is insured by a title insurance policy. We did not, however, obtain new owner’s title insurance policies in connection with the contribution transactions unless the existing mortgage loans remained in place upon completion of the acquisition, in which case we may have obtained new title policies or updated existing title policies if required by a lender. Although we are not aware of any, if there were a material title defect related to any of these properties that is not adequately covered by a title insurance policy, we could lose some or all of our capital invested in and our anticipated profits from such property.

 

We did not obtain new Phase I environmental site assessments in connection with our contribution transactions, and the assessments our sellers obtained before acquisition of these properties did not provide assurance that we will not be exposed to environmental liabilities at our properties.

 

We did not obtain new Phase I environmental site assessments with respect to all of the properties underlying our contributed real estate investments prior to the contribution transactions. No assurances can be given that any of the prior Phase I environmental site assessments previously obtained by Bluerock Special Opportunity + Income Fund, LLC (“Fund I”), and Bluerock Special Opportunity + Income Fund II, LLC, Bluerock Special Opportunity + Income Fund III, LLC and Bluerock Growth Fund, LLC (together, the “Bluerock Funds”), each of which are affiliates of our Manager, identify all environmental conditions impacting the properties because material environmental conditions may have developed since the Phase I environmental site assessments were conducted. The Phase I environmental site assessments are also of limited scope and do not include comprehensive asbestos, lead-based paint or lead in drinking water assessments. Therefore, the properties developed earlier than 1989 may contain such hazardous substances. Comprehensive mold and radon assessments also were not conducted and some of the initial properties were identified in areas with radon levels above action levels for residential buildings by the Environmental Protection Agency. We also cannot guarantee that a prior owner or tenant of a property or that an adjacent property owner has not created a material environmental condition that is unknown to us or that there are no other unknown material environmental conditions as to any one or more of the properties underlying our contributed real estate investments. There also exists the risk that material environmental conditions, liabilities or compliance concerns may arise in the future. The realization of any or all of these risks may have an adverse effect on our business, financial condition and results of operations, our ability to make distributions to our stockholders and the trading price of shares of our stock.

 

We may pursue less vigorous enforcement of the terms of certain agreements in connection with related party transactions because of conflicts of interest with certain of our officers and directors, and the terms of those agreements may be less favorable to us than they might otherwise be in an arm’s-length transaction.

 

The agreements we enter into in connection with related party transactions are expected to contain limited representations and warranties and have limited express indemnification rights in the event of a breach of those agreements. Furthermore, Mr. Kamfar, our Chairman, Chief Executive Officer and President, currently serves as an officer of Bluerock Real Estate, LLC, an affiliate of our Manager, or Bluerock, and Mr. Kachadurian, a director and our Manager’s Vice Chairman, is affiliated with Bluerock, and each will have a conflict with respect to any matters that require consideration by our board of directors that occur between us and Bluerock. Even if we have actionable rights, we may choose not to enforce, or to enforce less vigorously, our rights under these agreements or under other agreements we may have with these parties, because of our desire to maintain positive relationships with these individuals.

 

Our tax protection agreement requires our operating partnership to maintain certain debt levels that otherwise would not be required to operate our business.

 

Under our tax protection agreement with BR-NPT Springing Entity, LLC (“NPT”), our operating partnership will provide NPT the opportunity to guarantee debt or enter into a deficit restoration obligation upon a future repayment, retirement, refinancing or other reduction (other than scheduled amortization) of currently outstanding debt prior to the sixth anniversary of the completion of our contribution transactions. If we fail to make such opportunity available, we will be required to deliver to NPT a cash payment intended to approximate the tax liability of certain members of NPT resulting from our failure to make such opportunity available and the tax liabilities incurred as a result of such tax protection payment. We agreed to these provisions in order to assist certain members of NPT in deferring the recognition of taxable gain as a result of and after our contribution transactions. These obligations may require us to maintain more or different indebtedness than we would otherwise require for our business. We estimate that the amount of indebtedness we are required to maintain for this purpose will not exceed $20 million.

 

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Risks Related to our Management and Relationships with our Manager

 

We are dependent on our Manager and its key personnel for our success.

 

Currently, we are externally advised by our Manager and, pursuant to the Management Agreement, our Manager is not obligated to dedicate any specific personnel exclusively to us, nor is its personnel obligated to dedicate any specific portion of their time to the management of our business. As a result, we cannot provide any assurances regarding the amount of time our Manager will dedicate to the management of our business. Moreover, each of our officers and non-independent directors is also an employee of our Manager or one of its affiliates, and has significant responsibilities for other investment vehicles currently managed by Bluerock affiliates, and may not always be able to devote sufficient time to the management of our business. Consequently, we may not receive the level of support and assistance that we otherwise might receive if we were internally managed.

 

In addition, we offer no assurance that our Manager will remain our manager or that we will continue to have access to our Manager’s principals and professionals. The initial term of our Management Agreement with our Manager only extends until April 2, 2017 (the third anniversary of the closing of the IPO), with automatic one-year renewals thereafter, and may be terminated earlier under certain circumstances. If the Management Agreement is terminated or not renewed and no suitable replacement is found to manage us, we may not be able to execute our business plan, which could have a material adverse effect on our results of operations and our ability to make distributions to our stockholders.

 

The inability of our Manager to retain or obtain key personnel could delay or hinder implementation of our investment strategies, which could impair our ability to make distributions and could reduce the value of your investment.

 

Our Manager is obligated to supply us with substantially all of our senior management team, including our chief executive officer, president, chief accounting officer and chief operating officer. Subject to investment, leverage and other guidelines or policies adopted by our board of directors, our Manager has significant discretion regarding the implementation of our investment and operating policies and strategies. Accordingly, we believe that our success will depend significantly upon the experience, skill, resources, relationships and contacts of the senior officers and key personnel of our Manager and its affiliates. In particular, our success depends to a significant degree upon the contributions of Messrs. Kamfar, Kachadurian, Babb, Ruddy, Konig and MacDonald, all of whom are senior officers of our Manager. We do not have employment agreements with any of these key personnel and do not have key man life insurance on any of them. If any of Messrs. Kamfar, Kachadurian, Babb, Ruddy, Konig and MacDonald were to cease their affiliation with us or our Manager, our Manager may be unable to find suitable replacements, and our operating results could suffer. We believe that our future success depends, in large part, upon our Manager’s ability to hire and retain highly skilled managerial, operational and marketing personnel. Competition for highly skilled personnel is intense, and our Manager may be unsuccessful in attracting and retaining such skilled personnel. If we lose or are unable to obtain the services of highly skilled personnel, our ability to implement our investment strategies could be delayed or hindered, and the value of your investment may decline.

 

Our Manager’s limited operating history makes it difficult for you to evaluate this investment.

 

Our Manager has less than two years of operating history and may not be able to successfully operate our business or achieve our investment objectives. We may not be able to conduct our business as described in our plan of operation.

 

Termination of our Management Agreement, even for poor performance, could be difficult and costly, including as a result of termination fees, and may cause us to be unable to execute our business plan.

 

Termination of our Management Agreement without cause, even for poor performance, could be difficult and costly. We may terminate our Management Agreement without cause if at least two-thirds of our independent directors determine either (i) there has been unsatisfactory performance by our Manager that is materially detrimental to us or (ii) the base management and incentive fees payable by us to our Manager are above current market rates. We may generally terminate our Manager for “cause” (as defined in our Management Agreement); provided, that if we are terminating due to a “change of control” of our Manager (as defined in our Management Agreement), a majority of our independent directors must determine such change of control is materially detrimental to us prior to any termination. If we terminate the Management Agreement without cause or in connection with an internalization, or if the Manager terminates the Management Agreement because of a material breach thereof by us or as a result of a change of control of our company, we must pay our Manager a termination fee payable in cash or, in connection with an internalization, acquire our Manager at an equivalent price, which may include a contribution of the Manager’s assets in exchange for Operating Partnership (or “OP Units”) or other tax-efficient transaction. The termination fee, if any, will be equal to three times the sum of the base management fee and incentive fee earned, in each case, by our Manager during the 12-month period prior to such termination, calculated as of the end of the most recently completed fiscal quarter. These provisions may substantially restrict our ability to terminate the Management Agreement without cause and would cause us to incur substantial costs in connection with such a termination. Furthermore, in the event that our Management Agreement is terminated, with or without cause, and we are unable to identify a suitable replacement to manage us, our ability to execute our business plan could be adversely affected.

 

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Because we are dependent upon our Manager and its affiliates to conduct our operations, any adverse changes in the financial health of our Manager or its affiliates or our relationship with them could hinder our operating performance and the return on your investment.

 

We are dependent on our Manager and its affiliates to manage our operations and acquire and manage our portfolio of real estate assets. Under the direction of our board of directors, and subject to our investment guidelines, our Manager makes all decisions with respect to the management of our company. Our Manager depends upon the fees and other compensation that it receives from us in connection with managing our company to conduct its operations. Any adverse changes in the financial condition of our Manager or its affiliates, or our relationship with our Manager, could hinder its ability to successfully manage our operations and our portfolio of investments, which would adversely affect us and our stockholders.

 

Our board of directors has approved very broad investment guidelines for our Manager and will not approve each investment and financing decision made by our Manager unless required by our investment guidelines.

 

Our Manager is authorized to follow very broad investment guidelines established by our board of directors. Our board of directors will periodically review our investment guidelines and our portfolio of assets but will not, and will not be required to, review all of our proposed investments, except in limited circumstances as set forth in our investment policies, which are described under “Policies with Respect to Certain Activities — Our Investment Policies.” In addition, in conducting periodic reviews, our board of directors may rely primarily on information provided to them by our Manager. Furthermore, transactions entered into by our Manager may be costly, difficult or impossible to unwind by the time they are reviewed by our board of directors. Our Manager has great latitude within the broad parameters of our investment guidelines in determining the types and amounts of assets in which to invest on our behalf, including making investments that may result in returns that are substantially below expectations or result in losses, which would materially and adversely affect our business and results of operations, or may otherwise not be in the best interests of our stockholders.

 

Our Manager and our senior management team have limited experience managing a REIT and limited experience managing a publicly traded REIT.

 

The experience of our senior management team in managing a REIT is limited to the time since 2008, and that of our Manager is limited to the time since the completion of the IPO. Moreover, our Manager and most members of our senior management team have limited experience managing a publicly traded REIT. We cannot assure you that the past experience of our Manager and our senior management team will be sufficient to successfully operate our company as a REIT or a publicly traded company, including the requirements to timely meet disclosure requirements of the SEC, and comply with the Sarbanes-Oxley Act of 2002, as amended (the “Sarbanes-Oxley Act”).

 

Risks Related to Conflicts of Interest

 

The Management Agreement with our Manager was not negotiated on an arm’s-length basis and may not be as favorable to us as if it had been negotiated with an unaffiliated third party.

 

Our executive officers, including two of our five directors, are executives of Bluerock. Our Management Agreement was negotiated between related parties and its terms, including fees payable to our Manager, may not be as favorable to us as if it had been negotiated with an unaffiliated third party. In addition, we may choose not to enforce, or to enforce less vigorously, our rights under the Management Agreement because of our desire to maintain our ongoing relationship with Bluerock and its affiliates.

 

We may have conflicts of interest with our Manager and other affiliates, which could result in investment decisions that are not in the best interests of our stockholders.

 

There are numerous conflicts of interest between our interests and the interests of our Manager, Bluerock and their respective affiliates, including conflicts arising out of allocation of personnel to our activities, allocation of investment opportunities between us and investment vehicles affiliated with Bluerock, purchase or sale of apartment properties, including from or to Bluerock or its affiliates and fee arrangements with our Manager that might induce our Manager to make investment decisions that are not in our best interests. Examples of these potential conflicts of interest include:

 

Bluerock and the Bluerock Funds, which are managed by Bluerock and its affiliates, own a significant portion of our common stock on a fully diluted basis, which could give Bluerock the ability to control the outcome of matters submitted for stockholder approval and allow Bluerock to exert significant influence over our company in a manner that may not be in the best interests of our other stockholders;

 

  Competition for the time and services of personnel that work for us and our affiliates;

 

  Compensation payable by us to our Manager and its affiliates for their various services, which may not be on market terms and is payable, in some cases, whether or not our stockholders receive distributions;

 

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  The possibility that our Manager, its officers and their respective affiliates will face conflicts of interest relating to the purchase and leasing of properties, subject to the terms of our investment allocation agreement with our Manager and Bluerock, and that such conflicts may not be resolved in our favor, thus potentially limiting our investment opportunities, impairing our ability to make distributions and adversely affecting the trading price of our stock;

 

  The possibility that if we acquire properties from Bluerock or its affiliates, the price may be higher than we would pay if the transaction were the result of arm’s-length negotiations with a third party;

 

  The possibility that our Manager will face conflicts of interest caused by its indirect ownership by Bluerock, some of whose officers are also our officers and two of whom are directors of ours, resulting in actions that may not be in the long-term best interests of our stockholders;

 

  Our Manager has considerable discretion with respect to the terms and timing of our acquisition, disposition and leasing transactions, and the incentive fee payable by us to our Manager is determined based on AFFO, which may create an incentive for our Manager to make investments that are risky or more speculative than would otherwise be in our best interests;

 

  The possibility that we may acquire or merge with our Manager, resulting in an internalization of our management functions;

 

  The possibility that conflicts of interest may arise between NPT, as a holder of OP Units, and our stockholders with respect to a reduction of indebtedness of our operating partnership, which could have adverse tax consequences to certain members of NPT thereby making those transactions less desirable to NPT, which will continue to be managed by a Bluerock affiliate;

 

  The possibility that the competing demands for the time of our Manager, its affiliates and our officers may result in them spending insufficient time on our business, which may result in our missing investment opportunities or having less efficient operations, which could reduce our profitability and result in lower distributions to you; and

 

  As of December 31, 2015, all but five of our investments have been made through joint venture arrangements with affiliates of our Manager (in addition to unaffiliated third parties), which arrangements were not the result of arm’s-length negotiations of the type normally conducted between unrelated co-venturers, and which could result in a disproportionate benefit to affiliates of our Manager.

 

Any of these and other conflicts of interest between us and our Manager could have a material adverse effect on the returns on our investments, our ability to make distributions to stockholders and the trading price of our stock.

 

Certain current or future private investment funds managed by Bluerock or its affiliates may have the right to co-invest with us in Class A apartment properties in our target markets, which could adversely affect our ability to invest timely in our target assets, thereby materially and adversely affecting our results of operations and our ability to make distributions to our stockholders.

 

Certain current or future private investment funds managed by Bluerock or its affiliates may have the right to co-invest with us in Class A apartment properties in our target markets under an investment allocation agreement, subject to us and each fund having capital available for investment and the determination by our Manager and the general partner of each of such funds, which is, or will be, an affiliate of Bluerock, that the proposed investment is suitable for us and such fund, respectively. Pursuant to the investment allocation agreement, the Bluerock-affiliated funds will have the right to co-invest with us under certain circumstances. Depending on the circumstances, we may co-invest in a particular asset with one or any combination of the Bluerock-affiliated funds. To the extent that one of the Bluerock-affiliated funds has significant available capital, the likelihood that we may co-invest in a particular asset with such fund could increase significantly. To the extent that we acquire assets with the Bluerock-affiliated funds, our ability to invest the net proceeds from an offering in revenue-generating assets in the near term may be hindered, which would have a material adverse effect on our results of operations and ability to make distributions to our stockholders. In addition, because affiliates of Bluerock also manage the Bluerock-affiliated funds, and fees payable to such affiliates by the Bluerock-affiliated funds may be more advantageous than fees payable by us to our Manager, our interests in such investments may conflict with the interests of the Bluerock-affiliated funds, and our Manager or its affiliates may take actions that may not be most favorable to us, including in the event of a default or restructuring of assets subject to co-investment rights.

 

In addition, because these funds are, and other co-investment funds managed by Bluerock and its affiliates in the future likely will be closed-end funds with finite lives, such funds are expected to dispose of substantially all of the assets in their respective portfolios prior to dissolution. As a result, prior to such dissolutions, we may need to sell our interests in the co-investment assets before we otherwise would in order to avoid a potential conflict. Our decision to sell such interests will depend, among other things, on our ability to sell the interests at favorable prices or at all. It is also possible that our Manager or its affiliates, who also manage such funds, may sell such co-investment assets at times or prices that are not in the best interests of us or our stockholders. In addition, to the extent that such funds dispose of co-investment assets that are qualifying assets, we may be required to purchase additional qualifying assets (subject to the availability of capital at favorable prices or at all) or sell non-qualifying assets at inopportune times or prices in order to maintain our qualification as a REIT and our exemption from registration under the Investment Company Act. Even if our interests are not in conflict with those of funds with co-investment rights, we will not realize the full economic benefits of the investment. If any of the foregoing were to occur, our Manager’s ability to operate our business in a manner consistent with our business strategy could be hindered materially, which could have a material adverse effect on our results of operations and our ability to make distributions to our stockholders.

 

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Bluerock and the Bluerock Funds’ ownership of a significant portion of the outstanding shares of our common stock on a fully diluted basis could give Bluerock the ability to control the outcome of matters submitted for stockholder approval and otherwise allow Bluerock to exert significant influence over our company in a manner that may not be in the best interests of our other stockholders.

 

As of December 31, 2015, Bluerock Funds will beneficially own approximately 5.9% of our outstanding Class A common stock on a fully diluted basis and Bluerock, along with our Manager, senior executives of our Manager, and our directors, along with their affiliates, will beneficially own approximately 6.0% of our outstanding Class A common stock on a fully diluted basis. As a result of Bluerock and the Bluerock Funds’ significant ownership in our company, Bluerock will have significant influence over our affairs and could exercise such influence in a manner that is not in the best interests of our other stockholders, including the ability to control the outcome of matters submitted to our stockholders for approval such as the election of directors and any merger, consolidation or sale of all or substantially all of our assets. In particular, this concentrated voting control could delay, defer or prevent a change of control, merger, consolidation or sale of all or substantially all of our assets that our other stockholders and our board of directors support. Conversely, Bluerock’s concentrated voting control could result in the consummation of such a transaction that our other stockholders and our board of directors do not support.

 

Our executive officers have interests that may conflict with the interests of stockholders.

 

Our executive officers are also affiliated with or are executive and/or senior officers of our Manager, Bluerock and their affiliates. These individuals may have personal and professional interests that conflict with the interests of our stockholders with respect to business decisions affecting us and our operating partnership. As a result, the effect of these conflicts of interest on these individuals may influence their decisions affecting the negotiation and consummation of the transactions whereby we acquire apartment properties in the future from Bluerock or its affiliates, or in the allocation of investment opportunities to us by Bluerock or its affiliates.

 

We may pursue less vigorous enforcement of terms of the contribution agreements for the apartment properties we acquired from Fund I and the Bluerock Funds because of conflicts of interest with our senior management team.

 

Our executive officers and two of our directors, one of whom is also chairman of our board of directors, have professional responsibilities with Fund I and the Bluerock Funds, which contributed interests in apartment properties to our operating partnership. As part of the contribution of these interests, Fund I and the Bluerock Funds made limited representations and warranties to us regarding the interests acquired. See “— Risks Related to Our Contribution Transactions — We may be subject to unknown liabilities in connection with our contribution transactions which could result in unexpected liabilities and expenses.” Any indemnification from Fund I and the Bluerock Funds related to the contribution is limited. We may choose not to enforce, or to enforce less vigorously, our rights under the contribution agreements due to our ongoing relationship between our executive officers and Bluerock.

 

Our Manager, our executive officers and their affiliates may face conflicts of interest and competing demands on their time, which could adversely impact your investment.

 

We rely on our Manager and its affiliates to select our properties and manage our assets and daily operations. Many of the same persons serve as directors, officers and employees of our company, our Manager and its affiliates. This amount will vary from week to week depending on our needs, as well as the needs of our affiliates for which our officers perform functions. Certain of our Manager’s affiliates, including its principals, are presently, and plan in the future to continue to be, and our Manager plans in the future to be, involved with real estate programs and activities which are unrelated to us. As a result of these activities, our Manager, its employees and certain of its affiliates have conflicts of interest in allocating their time between us and other activities in which they are or may become involved. Our Manager and its employees will devote only as much of their time to our business as our Manager, in its judgment, determines is reasonably required, which may be substantially less than their full time. Therefore, our Manager and its employees may experience conflicts of interest in allocating management time, services, and functions among us and other of our affiliates and any other business ventures in which they or any of their key personnel, as applicable, are or may become involved. This could result in actions that are more favorable to other of our affiliates than to us. However, our Manager believes that it and its affiliates have sufficient personnel to discharge fully their responsibilities to all of the activities of our affiliates in which they are involved.

 

The incentive fee we pay our Manager may induce it to make riskier investments, which could adversely affect our financial condition, results of operations and the trading price of our stock.

 

The incentive fee payable by us to our Manager is determined based on AFFO, which may create an incentive for our Manager to make investments that are risky or more speculative than would otherwise be in our best interests. In evaluating investments and other management strategies, the incentive fee structure may lead our Manager to place undue emphasis on the maximization of AFFO at the expense of other criteria, such as preservation of capital, in order to increase its incentive fee. Investments with higher yields generally have higher risk of loss than investments with lower yields, and could result in higher investment losses, particularly during cyclical economic downturns, which could adversely affect the trading price of our stock.

 

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We may be obligated to pay our Manager quarterly incentive fees even if we incur a net loss during a particular quarter and our Manager will receive a base management fee regardless of the performance of our portfolio.

 

Our Manager is entitled to a quarterly incentive fee based on our pre-incentive fee AFFO, which will reward our Manager if our quarterly AFFO exceeds an 8% hurdle on our adjusted stockholders’ equity. Our AFFO for a particular quarter will exclude the effect of any unrealized gains, losses or other items during that quarter that do not affect realized net income, even if these adjustments result in a net loss on our statement of operations for that quarter. Thus, we may be required to pay our Manager an incentive fee for a fiscal quarter even if we incur a net loss for that quarter as determined in accordance with GAAP. In addition, our Manager is entitled to receive a base management fee based on a percentage of stockholders’ equity, regardless of our performance or its performance in managing our business. Our Manager will also receive reimbursement of expenses and fees incurred directly on our behalf regardless of its or our performance. As a result, even if our Manager does not identify profitable investment opportunities for us, it will still receive material compensation from us. This compensation structure may reduce our Manager’s incentive to devote time and effort to seeking profitable opportunities for our portfolio.

 

If we acquire properties from affiliates of our Manager, the price may be higher than we would pay if the transaction were the result of arm’s-length negotiations.

 

We may acquire properties or investments from Bluerock, our Manager, directors or officers, or their respective affiliates. The prices we pay for such properties will not be the subject of arm’s-length negotiations, which means that the acquisitions may be on terms less favorable to us than those negotiated in an arm’s-length transaction. Even though we expect to use an independent third-party appraiser to determine fair market value when acquiring properties from our Manager and its affiliates, we may pay more for particular properties than we would have in an arm’s-length transaction, which would reduce our cash available for investment in other properties or distribution to our stockholders.

 

Legal counsel for us, Bluerock and some of our affiliates is the same law firm.

 

Kaplan Voekler Cunningham & Frank, PLC acts as legal counsel to us, Bluerock, Fund I and the Bluerock Funds, and some of our affiliates. Kaplan Voekler Cunningham & Frank, PLC is not acting as counsel for any specific group of stockholders or any potential investor. There is a possibility in the future that the interests of the various parties may become adverse and, under the Code of Professional Responsibility of the legal profession, Kaplan Voekler Cunningham & Frank, PLC may be precluded from representing any one or all of such parties. If any situation arises in which our interests appear to be in conflict with those of our Manager or our affiliates, additional counsel may be retained by one or more of the parties to assure that their interests are adequately protected. Moreover, should such a conflict not be readily apparent, Kaplan Voekler Cunningham & Frank, PLC may inadvertently act in derogation of the interest of parties which could adversely affect us, and our ability to meet our investment objectives and, therefore, our stockholders.

 

We have entered into joint venture investments with affiliates of Bluerock and may continue to do so in the future.

 

As of December 31, 2015, all but five of our investments in equity interests in real property have been made through joint venture arrangements with affiliates of Bluerock as well as unaffiliated third parties. We expect that our Manager will continue to be presented with opportunities to purchase all or a portion of a property. In such instances, it is likely that we will continue to work together with programs sponsored by Bluerock to apportion the assets within the property among us and such other programs in accordance with the investment objectives of the various programs and the terms of our investment allocation agreement. After such apportionment, the property would be owned by two or more programs sponsored by Bluerock or joint ventures composed of programs sponsored by affiliates of Bluerock. The negotiation of how to divide the property among the various programs will not be at arm’s-length and conflicts of interest will arise in the process. We cannot assure you that we will be as successful as we otherwise would be if we enter into joint venture arrangements with programs sponsored by Bluerock or with affiliates of Bluerock or our Manager. It is possible that in connection with the purchase of a property or in the course of negotiations with programs sponsored by Bluerock to allocate portions of such property, we may be required to purchase a property that we would otherwise consider inappropriate for our portfolio, in order to also purchase a property that our Manager considers desirable. Although we expect to conduct independent appraisals of the assets comprising the property prior to apportionment, it is possible that we could pay more for an asset in this type of transaction than we would pay in an arm’s-length transaction with a third party unaffiliated with our Manager.

 

The terms pursuant to which affiliates of Bluerock manage one of our joint venture partners will differ from the terms pursuant to which our Manager manages us. Moreover, affiliates of Bluerock may also have a much more significant ownership interest in such joint venture partner than in us. As a result, Bluerock may have financial incentives to structure the terms of the joint venture in a way that favors such joint venture partner. In addition, the co-venturer may have economic or business interests or goals that are or may become inconsistent with our business interests or goals. Since Bluerock and its affiliates control both us and any affiliated co-venturer, agreements and transactions between the co-venturers with respect to any such joint venture do not have the benefit of arm’s-length negotiation of the type normally conducted between unrelated co-venturers.

 

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Risks Associated with Debt Financing

 

We have used and may continue to use mortgage and other debt financing to acquire properties or interests in properties and otherwise incur other indebtedness, which increases our expenses and could subject us to the risk of losing properties in foreclosure if our cash flow is insufficient to make loan payments.

 

We are permitted to acquire real properties and other real estate-related investments, including entity acquisitions, by assuming either existing financing secured by the asset or by borrowing new funds. In addition, we may incur or increase our mortgage debt by obtaining loans secured by some or all of our assets to obtain funds to acquire additional investments or to pay distributions to our stockholders. We also may borrow funds if necessary to satisfy the requirement that we distribute at least 90% of our annual “REIT taxable income,” or otherwise as is necessary or advisable to assure that we maintain our qualification as a REIT for federal income tax purposes.

 

There is no limit on the amount we may invest in any single property or other asset or on the amount we can borrow to purchase any individual property or other investment. If we mortgage a property and have insufficient cash flow to service the debt, we risk an event of default which may result in our lenders foreclosing on the properties securing the mortgage.

 

If we cannot repay or refinance loans incurred to purchase our properties, or interests therein, then we may lose our interests in the properties secured by the loans we are unable to repay or refinance.

 

High levels of debt or increases in interest rates could increase the amount of our loan payments, which could reduce the cash available for distribution to stockholders.

 

Our policies do not limit us from incurring debt. For purposes of calculating our leverage, we assume full consolidation of all of our real estate investments, whether or not they would be consolidated under GAAP, include assets we have classified as held for sale, and include any joint venture level indebtedness in our total indebtedness. As of December 31, 2015, the ratio of our total indebtedness to the fair market value of our real estate investments as determined by our Manager was 61.7%, which is high relative to other listed REITs.

 

These high debt levels cause us to incur higher interest charges, resulting in higher debt service payments, and may be accompanied by restrictive covenants. Interest we pay reduces cash available for distribution to stockholders. Additionally, with respect to our variable rate debt, increases in interest rates increase our interest costs, which reduces our cash flow and our ability to make distributions to you. In addition, if we need to repay existing debt during periods of rising interest rates, we could be required to liquidate one or more of our investments in properties at times which may not permit realization of the maximum return on such investments and could result in a loss. In addition, if we are unable to service our debt payments, our lenders may foreclose on our interests in the real property that secures the loans we have entered into.

 

High mortgage rates may make it difficult for us to finance or refinance properties, which could reduce the number of properties we can acquire, our cash flow from operations and the amount of cash distributions we can make.

 

To qualify as a REIT, we will be required to distribute at least 90% of our annual taxable income (excluding net capital gains) to our stockholders in each taxable year, and thus our ability to retain internally generated cash is limited. Accordingly, our ability to acquire properties or to make capital improvements to or remodel properties will depend on our ability to obtain debt or equity financing from third parties or the sellers of properties. If mortgage debt is unavailable at reasonable rates, we may not be able to finance the purchase of properties. If we place mortgage debt on properties, we run the risk of being unable to refinance the properties when the debt becomes due or of being unable to refinance on favorable terms. If interest rates are higher when we refinance the properties, our income could be reduced. We may be unable to refinance properties. If any of these events occurs, our cash flow would be reduced. This, in turn, would reduce cash available for distribution to you and may hinder our ability to raise capital by issuing more stock or borrowing more money.

 

Lenders may require us to enter into restrictive covenants relating to our operations, which could limit our ability to make distributions to you.

 

When providing financing, a lender may impose restrictions on us that affect our distribution and operating policies and our ability to incur additional debt. Loan documents we enter into may contain covenants that limit our ability to further mortgage the property, discontinue insurance coverage, or replace our Manager. These or other limitations may limit our flexibility and prevent us from achieving our operating plans.

 

If mortgage debt is unavailable at reasonable rates, it may make it difficult for us to finance or refinance properties, which could reduce the number of properties we can acquire, our cash flows from operations and the amount of cash distributions we can make.

 

If we are unable to borrow monies on terms and conditions that we find acceptable, we likely will have to reduce the number of properties we can purchase, and the return on the properties we do purchase may be lower. If we place mortgage debt on properties, we run the risk of being unable to refinance the properties when the debt becomes due or of being unable to refinance on favorable terms. If interest rates are higher when we refinance the properties, our income could be reduced. As such, we may find it difficult, costly or impossible to refinance indebtedness which is maturing. If any of these events occur, our interest cost would increase as a result, which would reduce our cash flow. This, in turn, could reduce cash available for distribution to our stockholders and may hinder our ability to raise capital by issuing more stock or borrowing more money. If we are unable to refinance maturing indebtedness with respect to a particular property and are unable to pay the same, then the lender may foreclose on such property.

 

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Financial and real estate market disruptions could adversely affect the multifamily property sector's ability to obtain financing from Freddie Mac and Fannie Mae, which could adversely impact us.

 

Fannie Mae and Freddie Mac are major sources of financing for the multifamily sector and both have historically experienced losses due to credit-related expenses, securities impairments and fair value losses. If new U.S. government regulations (i) heighten Fannie Mae's and Freddie Mac's underwriting standards, (ii) adversely affect interest rates, or (iii) reduce the amount of capital they can make available to the multifamily sector, it could reduce or remove entirely a vital resource for multifamily financing. Any potential reduction in loans, guarantees and credit-enhancement arrangements from Fannie Mae and Freddie Mac could jeopardize the effectiveness of the multifamily sector's available financing and decrease the amount of available liquidity and credit that could be used to acquire and diversify our portfolio of multifamily assets.

 

Volatility in and regulation of the commercial mortgage-backed securities market has limited and may continue to impact the pricing of secured debt.

 

As a result of the past crisis in the residential mortgage-backed securities markets, the most recent global recession and some concerns over the ability to refinance or repay existing commercial mortgage-backed securities as they come due, liquidity previously provided by the commercial mortgage-backed securities and collateralized debt obligations markets has significantly decreased. In addition, the Dodd-Frank Wall Street Reform and Consumer Protection Act imposes significant new regulations related to the mortgage backed securities industry and market participants, which has contributed to uncertainty in the market. The volatility in the commercial mortgage-backed securities market could result in the following adverse effects on our incurrence of secured debt, which could have a materially negative impact on our financial condition, results of operations, cash flow and cash available for distribution:

 

higher loan spreads;
tighter loan covenants;
reduced loan to value ratios and resulting borrower proceeds; and
higher amortization and reserve requirements.

 

Some of our mortgage loans may have “due on sale” provisions, which may impact the manner in which we acquire, sell and/or finance our properties.

 

In purchasing properties subject to financing, we may obtain financing with “due-on-sale” and/or “due-on-encumbrance” clauses. Due-on-sale clauses in mortgages allow a mortgage lender to demand full repayment of the mortgage loan if the borrower sells the mortgaged property. Similarly, due-on-encumbrance clauses allow a mortgage lender to demand full repayment if the borrower uses the real estate securing the mortgage loan as security for another loan. In such event, we may be required to sell our properties on an all-cash basis, which may make it more difficult to sell the property or reduce the selling price.

 

Lenders may be able to recover against our other properties under our mortgage loans.

 

In financing our property acquisitions, we will seek to obtain secured nonrecourse loans. However, only recourse financing may be available, in which event, in addition to the property securing the loan, the lender would have the ability to look to our other assets for satisfaction of the debt if the proceeds from the sale or other disposition of the property securing the loan are insufficient to fully repay it. Also, in order to facilitate the sale of a property, we may allow the buyer to purchase the property subject to an existing loan whereby we remain responsible for the debt.

 

If we are required to make payments under any “bad boy” carve-out guaranties that we may provide in connection with certain mortgages and related loans, our business and financial results could be materially adversely affected.

 

In obtaining certain nonrecourse loans, we may provide standard carve-out guaranties. These guaranties are only applicable if and when the borrower directly, or indirectly through agreement with an affiliate, joint venture partner or other third party, voluntarily files a bankruptcy or similar liquidation or reorganization action or takes other actions that are fraudulent or improper (commonly referred to as “bad boy” guaranties). Although we believe that “bad boy” carve-out guaranties are not guaranties of payment in the event of foreclosure or other actions of the foreclosing lender that are beyond the borrower’s control, some lenders in the real estate industry have recently sought to make claims for payment under such guaranties. In the event such a claim were made against us under a “bad boy” carve-out guaranty following foreclosure on mortgages or related loan, and such claim were successful, our business and financial results could be materially adversely affected.

 

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Interest-only indebtedness may increase our risk of default and ultimately may reduce our funds available for distribution to our stockholders.

 

We may finance our property acquisitions using interest-only mortgage indebtedness. During the interest-only period, the amount of each scheduled payment will be less than that of a traditional amortizing mortgage loan. The principal balance of the mortgage loan will not be reduced (except in the case of prepayments) because there are no scheduled monthly payments of principal during this period. After the interest-only period, we will be required either to make scheduled payments of amortized principal and interest or to make a lump-sum or “balloon” payment at maturity. These required principal or balloon payments will increase the amount of our scheduled payments and may increase our risk of default under the related mortgage loan. If the mortgage loan has an adjustable interest rate, the amount of our scheduled payments also may increase at a time of rising interest rates. Increased payments and substantial principal or balloon maturity payments will reduce the funds available for distribution to our stockholders because cash otherwise available for distribution will be required to pay principal and interest associated with these mortgage loans.

 

To hedge against interest rate fluctuations, we may use derivative financial instruments that may be costly and ineffective, may reduce the overall returns on your investment, and may expose us to the credit risk of counterparties.

 

To the extent consistent with maintaining our qualification as a REIT, we may use derivative financial instruments to hedge exposures to interest rate fluctuations on loans secured by our assets and investments in collateralized mortgage-backed securities. Derivative instruments may include interest rate swap contracts, interest rate cap or floor contracts, futures or forward contracts, options or repurchase agreements. Our actual hedging decisions will be determined in light of the facts and circumstances existing at the time of the hedge and may differ from time to time.

 

To the extent that we use derivative financial instruments to hedge against interest rate fluctuations, we will be exposed to financing, basis risk and legal enforceability risks. In this context, credit risk is the failure of the counterparty to perform under the terms of the derivative contract. If the fair value of a derivative contract is positive, the counterparty owes us, which creates credit risk for us. Basis risk occurs when the index upon which the contract is based is more or less variable than the index upon which the hedged asset or liability is based, thereby making the hedge less effective. Finally, legal enforceability risks encompass general contractual risks, including the risk that the counterparty will breach the terms of, or fail to perform its obligations under, the derivative contract. If we are unable to manage these risks effectively, our results of operations, financial condition and ability to make distributions to you will be adversely affected.

 

Complying with REIT requirements may limit our ability to hedge risk effectively.

 

We must satisfy two gross income tests annually to maintain our qualification as a REIT. First, at least 75% of our gross income for each taxable year must consist of defined types of income that we derive, directly or indirectly, from investments relating to real property or mortgages on real property or qualified temporary investment income (the “75% Gross Income Test”). Second, in general, at least 95% of our gross income for each taxable year must consist of income that is qualifying income for purposes of the 75% Gross Income Test, other types of interest and dividends, gain from the sale or disposition of shares or securities, or any combination of these (the “95% Gross Income Test”).

 

These and other REIT provisions of the Code may limit our ability to hedge the risks inherent to our operations. From time to time, we may enter into hedging transactions with respect to one or more of our assets or liabilities. Our hedging transactions may include entering into interest rate swaps, caps and floors, options to purchase these items, and futures and forward contracts. Any income or gain derived by us from transactions that hedge certain risks, such as the risk of changes in interest rates, will not be treated as gross income for purposes of either the 75% Gross Income Test or the 95% Gross Income Test, unless specific requirements are met. Such requirements include that the hedging transaction be properly identified within prescribed time periods and that the transaction either (1) hedges risks associated with indebtedness issued by us that is incurred to acquire or carry real estate assets or (2) manages the risks of currency fluctuations with respect to income or gain that qualifies under the 75% Gross Income Test or 95% Gross Income Test (or assets that generate such income). To the extent that we do not properly identify such transactions as hedges, hedge with other types of financial instruments, or hedge other types of indebtedness, the income from those transactions is not likely to be treated as qualifying income for purposes of the 75% Gross Income Test and the 95% Gross Income Test. As a result of these rules, we may have to limit the use of hedging techniques that might otherwise be advantageous, which could result in greater risks associated with interest rate or other changes than we would otherwise incur.

 

You may not receive any profits resulting from the sale of one of our properties, or receive such profits in a timely manner, because we may provide financing for the purchaser of such property.

 

If we liquidate our company, you may experience a delay before receiving your share of the proceeds of such liquidation. In a forced or voluntary liquidation, we may sell our properties either subject to or upon the assumption of any then outstanding mortgage debt or, alternatively, may provide financing to purchasers. We may take a purchase money obligation secured by a mortgage as partial payment. We do not have any limitations or restrictions on our taking such purchase money obligations. To the extent we receive promissory notes or other property instead of cash from sales, such proceeds, other than any interest payable on those proceeds, will not be included in net sale proceeds until and to the extent the promissory notes or other property are actually paid, sold, refinanced or otherwise disposed of. In certain cases, we may receive initial down payments in the year of sale in an amount less than the selling price and subsequent payments may be spread over a number of years. In such cases, you may experience a delay in the distribution of the proceeds of a sale until such time.

 

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Risks Related to an Offering of our Class A Common Stock

 

The market price and trading volume of our Class A common stock has been volatile at times following the IPO, and these trends may continue following an offering, which may adversely impact the market for shares of our Class A common stock and make it difficult for purchasers to sell their shares.

 

Prior to the IPO, there was no active market for our common stock. Although our Class A common stock is listed on the NYSE MKT, the stock markets, including the NYSE MKT on which our Class A common stock is listed, have from time to time experienced significant price and volume fluctuations. Our Class A common stock has frequently traded below the IPO price since the completion of the IPO. As a result, the market price of shares of our Class A common stock may be similarly volatile, and holders of shares of our Class A common stock may from time to time experience a decrease in the value of their shares, including decreases unrelated to our operating performance or prospects. The offering price for shares of our Class A common stock is expected to be determined by negotiation between us and the underwriters. Purchasers may not be able to sell their shares of Class A common stock at or above the offering price.

 

The price of shares of our Class A common stock could be subject to wide fluctuations in response to a number of factors, including those listed in this “Risk Factors” section and others such as:

 

our operating performance and the performance of other similar companies;

 

actual or anticipated differences in our quarterly operating results;

 

changes in our revenues or earnings estimates or recommendations by securities analysts;

 

  publication of research reports about us, the apartment real estate sector, apartment tenants or the real estate industry;

 

  increases in market interest rates, which may lead investors to demand a higher distribution yield for shares of our Class A common stock, and would result in increased interest expenses on our debt;

 

  the current state of the credit and capital markets, and our ability and the ability of our tenants to obtain financing;

 

  additions and departures of key personnel of our Manager;

 

  increased competition in the multifamily real estate business in our target markets;

 

  the passage of legislation or other regulatory developments that adversely affect us or our industry;

 

  speculation in the press or investment community;

 

  equity issuances by us (including the issuances of operating partnership units), or common stock resales by our stockholders, or the perception that such issuances or resales may occur;

 

  actual, potential or perceived accounting problems;

 

  changes in accounting principles;

 

  failure to qualify as a REIT;

 

  terrorist acts, natural or man-made disasters or threatened or actual armed conflicts; and

 

  general market and local, regional and national economic conditions, particularly in our target markets, including factors unrelated to our performance.

 

No assurance can be given that the market price of shares of our Class A common stock will not fluctuate or decline significantly in the future or that holders of shares of our Class A common stock will be able to sell their shares when desired on favorable terms, or at all. From time to time in the past, securities class action litigation has been instituted against companies following periods of extreme volatility in their stock price. This type of litigation could result in substantial costs and divert our management’s attention and resources.

 

In addition, our charter contains restrictions on the ownership and transfer of our stock, and these restrictions may inhibit your ability to sell your stock. Our charter contains a restriction on ownership of our shares that generally prevents any one person from owning more than 9.8% in value of our outstanding shares of stock or more than 9.8% in value or in number of shares, whichever is more restrictive, of our outstanding shares of common stock, unless otherwise excepted (prospectively or retroactively) by our board of directors.

 

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Sales of shares of our Class A common stock, or the perception that such sales will occur, may have adverse effects on our share price.

 

We cannot predict the effect, if any, of future sales of Class A common stock, or the availability of shares for future sales, on the market price of our Class A common stock. Sales of substantial amounts of Class A common stock, including shares of Class A common stock issued in an offering, issuable upon the exchange of OP Units, the sale of shares of Class A common stock held by our current stockholders, and the sale of any shares we may issue under our 2014 Incentive Plans, or the perception that these sales could occur, may adversely affect prevailing market prices for our Class A common stock. We may be required to conduct additional offerings to raise more funds. These offerings or the perception of a need for offerings may affect the market prices for our Class A common stock.

 

An increase in market interest rates may have an adverse effect on the market price of our Class A common stock.

 

One of the factors that investors may consider in deciding whether to buy or sell our Class A common stock is our distribution yield, which is our distribution rate as a percentage of our share price, relative to market interest rates. If market interest rates increase, prospective investors may desire a higher distribution yield on our Class A common stock or may seek securities paying higher dividends or interest. The market price of our Class A common stock likely will be based primarily on the earnings that we derive from rental income with respect to our investments and our related distributions to stockholders, and not from the underlying appraised value of the properties themselves. As a result, interest rate fluctuations and capital market conditions are likely to affect the market price of our Class A common stock, and such effects could be significant. For example, if interest rates rise without an increase in our distribution rate, the market price of our Class A common stock could decrease because potential investors may require a higher distribution yield on our Class A common stock as market rates on interest-bearing securities, such as bonds, rise.

 

We have paid and may continue to pay distributions from offering proceeds, borrowings or the sale of assets to the extent our cash flow from operations or earnings are not sufficient to fund declared distributions. Rates of distribution to you will not necessarily be indicative of our operating results. If we make distributions from sources other than our cash flows from operations or earnings, we will have fewer funds available for the acquisition of properties and your overall return may be reduced.

 

Our organizational documents permit us to make distributions from any source, including the net proceeds from an offering. There is no limit on the amount of offering proceeds we may use to pay distributions. We have funded and may continue to fund distributions from the net proceeds of our offerings, borrowings and the sale of assets to the extent distributions exceed our earnings or cash flows from operations. While our policy is generally to pay distributions from cash flow from operations, our distributions through December 31, 2015 have been paid from proceeds from our Continuous Registered Offerings conducted prior to the IPO, proceeds from the IPO and the Follow-On Offerings, and sales of assets, and may in the future be paid from additional sources, such as from borrowings. To the extent we fund distributions from sources other than cash flow from operations, such distributions may constitute a return of capital and we will have fewer funds available for the acquisition of properties and your overall return may be reduced. Further, to the extent distributions exceed our earnings and profits, a stockholder’s basis in our stock will be reduced and, to the extent distributions exceed a stockholder’s basis, the stockholder will be required to recognize capital gain.

 

We have issued Series A Preferred Stock and intend to issue Series B Preferred Stock, which, along with future issuances of debt securities and preferred equity, rank senior to our Class A common stock in priority of dividend payment and upon liquidation, dissolution winding up, and may adversely affect the trading price of our Class A common stock.

 

We have issued 2,875,000 shares of Series A Preferred Stock and are offering up to 150,000 shares of Series B Preferred Stock in a continuous offering that are senior to our common stock with respect to priority of dividend payments and rights upon liquidation, dissolution or winding up. The Series A Preferred Stock and Series B Preferred Stock may limit our ability to make distributions to holders of our Class A common stock. In the future, we may issue debt or additional preferred equity securities or incur other borrowings. Upon our liquidation, holders of our debt securities, other loans and Series A Preferred Stock, Series B Preferred Stock and additional preferred stock, if any, will receive a distribution of our available assets before common stockholders. Any additional preferred stock, if issued, likely will also have a preference on periodic distribution payments, which could eliminate or otherwise limit our ability to make distributions to holders of our Class A common stock. Holders of shares of our Class A common stock bear the risk that our future issuances of debt or equity securities, including Series A Preferred Stock and Series B Preferred Stock, or our incurrence of other borrowings may negatively affect the trading price of our Class A common stock.

 

We operate as a holding company dependent upon the assets and operations of our subsidiaries, and because of our structure, we may not be able to generate the funds necessary to make dividend payments on our common stock.

 

We generally operate as a holding company that conducts its businesses primarily through our operating partnership, which in turn is a holding company conducting its business through its subsidiaries. These subsidiaries conduct all of our operations and are our only source of income. Accordingly, we are dependent on cash flows and payments of funds to us by our subsidiaries as dividends, distributions, loans, advances, leases or other payments from our subsidiaries to generate the funds necessary to make dividend payments on our common stock. Our subsidiaries’ ability to pay such dividends and/or make such loans, advances, leases or other payments may be restricted by, among other things, applicable laws and regulations, current and future debt agreements and management agreements into which our subsidiaries may enter, which may impair our ability to make cash payments on our common stock. In addition, such agreements may prohibit or limit the ability of our subsidiaries to transfer any of their property or assets to us, any of our other subsidiaries or to third parties. Our future indebtedness or our subsidiaries’ future indebtedness may also include restrictions with similar effects.

 

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In addition, because we are a holding company, stockholders’ claims will be structurally subordinated to all existing and future liabilities and obligations (whether or not for borrowed money) of our operating partnership and its subsidiaries. Therefore, in the event of our bankruptcy, liquidation or reorganization, claims of our stockholders will be satisfied only after all of our and our operating partnership’s and its subsidiaries’ liabilities and obligations have been paid in full.

 

Your percentage of ownership may be diluted if we issue new shares of stock.

 

Stockholders have no rights to buy additional shares of our stock in the event we issue new shares of stock. We may issue common stock, convertible debt or preferred stock pursuant to a subsequent public offering or a private placement, to sellers of properties we directly or indirectly acquire instead of, or in addition to, cash consideration, or to our Manager in payment of some or all of the base management fee or incentive fee or operating expense reimbursements that may be earned by our Manager. Because our decision to issue securities in any future offering will depend on market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing or nature of our future offerings. Investors purchasing shares of our Class A common stock in an offering who do not participate in any future stock issuances will experience dilution in the percentage of the issued and outstanding shares of Class A common stock they own. In addition, while shares of our Class B-3 common stock will not be listed on a national securities exchange, such shares convert automatically into shares of Class A common stock on March 17, 2016. We cannot predict the effect that the conversion of shares of our Class B-3 common stock into shares of Class A common stock will have on the market price of our Class A common stock, but this conversion may place downward pressure on the price of our Class A common stock, particularly at the time of conversion. As a further result of this conversion, owners of shares of our Class A common stock will experience dilution in the percentage of the issued and outstanding shares of Class A common stock they own.

 

Redemption of our Series A Preferred Stock or Series B Preferred Stock for shares of our Class A common stock will dilute the ownership interest of existing holders of our Class A common stock, including stockholders whose shares of Series A Preferred Stock or Series B Preferred Stock were previously redeemed for shares of our Class A common stock, and stockholders whose shares of Series B Preferred Stock were previously converted into shares of our Class A common stock or whose Warrants were previously exercised for shares of our Class A common stock.

 

Commencing on October 21, 2022, the holders of shares of our Series A Preferred Stock have the option to cause us to redeem their shares at a redemption price of $25.00 per share, plus an amount equal to all accrued but unpaid dividends. In addition, the holders of shares of Series B Preferred Stock may require us to redeem such shares based on the volume weighted average price per share of our Class A common stock for the 20 trading days prior to the redemption. The redemption price for any such redemptions of shares of Series A Preferred Stock or Series B Preferred Stock are payable, in our sole discretion, in cash or in equal value of shares of our Class A common stock, at our option. The redemption of our Series A Preferred Stock or our Series B Preferred Stock for shares of our Class A common stock may result in the dilution of some or all of the ownership interests of existing stockholders, including stockholders whose shares of Series A Preferred Stock were previously redeemed for shares of our Class A common stock, and stockholders whose shares of Series B Preferred Stock were previously converted into shares of our Class A common stock or whose Warrants were previously exercised for shares of our Class A common stock. Any sales in the public market of our Class A common stock issuable upon any such redemption could adversely affect prevailing market prices of our Class A common stock. In addition, any redemption of our Series A Preferred Stock or our Series B Preferred Stock for shares of our Class A common stock could depress the price of our Class A common stock.

 

Because shares of our common stock were not listed on a national securities exchange prior to the IPO, there may be pent-up demand to sell such shares. Significant sales of shares of our Class A common stock, or the perception that significant sales of such shares could occur, may cause the price of shares of our Class A common stock to decline significantly.

 

Prior to the IPO, shares of our common stock were not listed on any national securities exchange and the ability of stockholders to liquidate their investments was limited. As a result, there may be pent-up demand to sell shares of our common stock. A large volume of sales of shares of our Class A common stock (whether such Class A shares are issued in an offering, OP Units exchanged for shares of our Class A common stock in connection with the contribution transactions, or shares of our Class A common stock created by the automatic conversion of shares of our Class B-3 common stock) could further decrease the prevailing market price of our shares of Class A common stock and could impair our ability to raise additional capital through the sale of equity securities in the future. Even if sales of a substantial number of shares of our Class A common stock are not effectuated, the perception of the possibility of these sales could depress the market price for shares of our Class A common stock and have a negative effect on our ability to raise capital in the future.

 

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Risks Related to Offerings of our Series A Preferred Stock and/or our Series B Preferred Stock

 

Because we conduct substantially all of our operations through our operating partnership, our ability to pay dividends on both our Series A Preferred Stock and our Series B Preferred Stock depends almost entirely on the distributions we receive from our operating partnership. We may not be able to pay dividends regularly on our Series A Preferred Stock or on our Series B Preferred Stock.

 

We may not be able to pay dividends on a regular quarterly basis in the future on either or both of our Series A Preferred Stock or our Series B Preferred Stock. We intend to contribute the entire net proceeds from the offerings of our Series A Preferred Stock and our Series B Preferred Stock to our operating partnership in exchange for Series A Preferred Units and Series B Preferred Units (as applicable) that have substantially the same economic terms as the Series A Preferred Stock and the Series B Preferred Stock (respectively). Because we conduct substantially all of our operations through our operating partnership, our ability to pay dividends on the Series A Preferred Stock and the Series B Preferred Stock will depend almost entirely on payments and distributions we receive on our interests in our operating partnership. If our operating partnership fails to operate profitably and to generate sufficient cash from operations (and the operations of its subsidiaries), we may not be able to pay dividends on the Series A Preferred Stock or the Series B Preferred Stock. Furthermore, any new shares of preferred stock on parity with the Series A Preferred Stock and/or the Series B Preferred Stock will substantially increase the cash required to continue to pay cash dividends at stated levels. Any common stock or preferred stock that may be issued in the future to finance acquisitions, upon exercise of stock options or otherwise, would have a similar effect.

 

Your interests in our Series A Preferred Stock and/or our Series B Preferred Stock could be diluted by the incurrence of additional debt, the issuance of additional shares of preferred stock, including additional shares of Series A Preferred Stock and/or Series B Preferred Stock, and by other transactions.

 

As of December 31, 2015, our total long term indebtedness was approximately $383.6 million, and we may incur significant additional debt in the future. Each of the Series A Preferred Stock and the Series B Preferred Stock is subordinate to all of our existing and future debt and liabilities and those of our subsidiaries. Our future debt may include restrictions on our ability to pay dividends to preferred stockholders in the event of a default under the debt facilities or under other circumstances. Our charter currently authorizes the issuance of up to 250,000,000 shares of preferred stock in one or more classes or series, and we have issued 2,875,000 shares of Series A Preferred Stock and are offering up to 150,000 shares of Series B Preferred Stock. The issuance of additional preferred stock on parity with or senior to the Series A Preferred Stock or the Series B Preferred Stock would dilute the interests of the holders of shares of Series A Preferred Stock or Series B Preferred Stock (respectively), and any issuance of preferred stock senior to the Series A Preferred Stock or the Series B Preferred Stock, or of additional indebtedness, could affect our ability to pay dividends on, redeem or pay the liquidation preference on the Series A Preferred Stock and/or on the Series B Preferred Stock. We may issue preferred stock on parity with the Series A Preferred Stock without the consent of the holders of the Series A Preferred Stock, and we may issue preferred stock on parity with the Series B Preferred Stock without the consent of the holders of the Series B Preferred Stock. Other than the Asset Coverage Ratio (as defined below) with respect to the Series A Preferred Stock and the right of holders to cause us to redeem the Series A Preferred Stock upon a Change of Control/Delisting (as defined below), none of the provisions relating to the Series A Preferred Stock or the Series B Preferred Stock relate to or limit our indebtedness or afford the holders of shares of Series A Preferred Stock or Series B Preferred Stock protection in the event of a highly leveraged or other transaction, including a merger or the sale, lease or conveyance of all or substantially all our assets or business, that might adversely affect the holders of shares of Series A Preferred Stock or the holders of shares of Series B Preferred Stock.

 

In the event a holder of our Series A Preferred Stock exercises a Redemption at Option of Holder on or after October 21, 2022, or a holder of our Series B Preferred Stock exercises their redemption option, we may redeem such shares of Series A Preferred Stock or Series B Preferred Stock, as applicable, either for cash, or for shares of our Class A common stock, or any combination thereof, in our sole discretion.

 

If we choose to so redeem for Class A common stock, the holder will receive shares of our Class A common stock and therefore be subject to the risks of ownership thereof. See “—Risks Related to an Offering of our Class A Common Stock.” Ownership of shares of our Series A Preferred Stock or shares of our Series B Preferred Stock will not give you the rights of holders of our common stock. Until and unless you receive shares of our Class A common stock upon redemption, you will have only those rights applicable to holders of our Series A Preferred Stock or our Series B Preferred Stock (as applicable).

 

Neither the Series A Preferred Stock nor the Series B Preferred Stock has been rated.

 

We have not sought to obtain a rating for either the Series A Preferred Stock or the Series B Preferred Stock. No assurance can be given, however, that one or more rating agencies might not independently determine to issue such ratings or that such a ratings, if issued, would not adversely affect the market price of the Series A Preferred Stock or the Series B Preferred Stock (as applicable). In addition, we may elect in the future to obtain a rating of the Series A Preferred Stock and/or the Series B Preferred Stock, which could adversely impact the market price of the Series A Preferred Stock and/or the Series B Preferred Stock. Ratings only reflect the views of the rating agency or agencies issuing the ratings and such ratings could be revised downward, placed on negative outlook or withdrawn entirely at the discretion of the issuing rating agency if in its judgment circumstances so warrant. While ratings do not reflect market prices or the suitability of a security for a particular investor, such downward revision or withdrawal of a rating could have an adverse effect on the market price of the Series A Preferred Stock or the Series B Preferred Stock. It is also possible that the Series A Preferred Stock and/or the Series B Preferred Stock will never be rated.

 

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Dividend payments on the Series A Preferred Stock and on the Series B Preferred Stock are not guaranteed.

 

Although dividends on each of the Series A Preferred Stock and on the Series B Preferred Stock are cumulative, our board of directors must approve the actual payment of such distributions. Our board of directors can elect at any time or from time to time, and for an indefinite duration, not to pay any or all accrued distributions. Our board of directors could do so for any reason, and may be prohibited from doing so in the following instances:

 

  poor historical or projected cash flows;

 

  the need to make payments on our indebtedness;

 

  concluding that payment of distributions on the Series A Preferred Stock and/or on the Series B Preferred Stock would cause us to breach the terms of any indebtedness or other instrument or agreement; or

 

  determining that the payment of distributions would violate applicable law regarding unlawful distributions to stockholders.

 

We intend to use the net proceeds from the offering of the Series A Preferred Stock to fund future investments and for other general corporate and working capital purposes, but the offering is not conditioned upon the closing of pending property investments and we will have broad discretion to determine alternative uses of proceeds.

 

We intend to use a portion of the net proceeds from the offering of our Series A Preferred Stock to fund future investments and for other general corporate and working capital purposes. However, the offering is not conditioned upon the closing of definitive agreements to acquire or invest in any properties. We will have broad discretion in the application of the net proceeds from the offering, and holders of our Series A Preferred Stock will not have the opportunity as part of their investment decision to assess whether the net proceeds are being used appropriately. Because of the number and variability of factors that will determine our use of the net proceeds from the offering of our Series A Preferred Stock, their ultimate use may vary substantially from their currently intended use, and result in investments that are not accretive to our results from operations.

 

Our Series A Preferred Stock is a new issuance and does not have an established trading market, which, among other factors, may negatively affect its market value and the ability of holders of our Series A Preferred Stock to transfer or sell their shares.

 

The Series A Preferred Stock is a new issue of securities with no established trading market. The Series A Preferred Stock is listed on the NYSE MKT under the symbol “BRG-PrA”, but there can be no assurance that an active trading market on the NYSE MKT for the shares will develop or continue, and transaction costs could be high, in which case the trading price of shares of the Series A Preferred Stock could be adversely affected and the ability to transfer or sell shares of our Series A Preferred Stock will be limited. If an active trading market does exist on the NYSE MKT, the Series A Preferred Stock may trade at prices lower than the initial offering price. The trading price of the Series A Preferred Stock will depend on many factors, including:

 

  prevailing interest rates;

 

  the market for similar securities;

 

  general economic and financial market conditions;

 

  our issuance of debt or preferred equity securities; and

 

  our financial condition, results of operations and prospects.

 

If we are required to make payments under any “bad boy” carve-out guaranties, recourse guaranties, and completion guaranties that we may provide in connection with certain mortgages and related loans in connection with an event that constitutes a Change of Control/Delisting, our business and financial results could be materially adversely affected.

 

In causing our subsidiaries to obtain certain nonrecourse loans, we may provide standard carve-out guaranties. These guaranties are generally only applicable if and when the borrower directly, or indirectly through agreement with an affiliate, joint venture partner or other third party, voluntarily files a bankruptcy or similar liquidation or reorganization action or takes other actions that are fraudulent or improper (commonly referred to as “bad boy” guaranties). We also may enter into recourse guaranties with respect to future mortgages, or provide credit support to development projects through completion guaranties, which also could increase risk of repayment. In some circumstances, pursuant to guarantees to which we are a party or that we may enter into in the future, our obligations pursuant to such “bad boy” carve-out guaranties and other guaranties may be triggered by a Change of Control/Delisting, because, among other things, such an event may result indirectly in a change of control of the applicable borrower. Because a Change of Control/Delisting while any Series A Preferred Stock is outstanding also triggers a right of redemption for cash by the holders thereof, the effect of a Change of Control/Delisting could negatively impact our liquidity and overall financial condition, and could negatively impact the ability of holders of shares of our Series A Preferred Stock to receive dividends or other amounts on their shares of Series A Preferred Stock.

 

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There is a risk of delay in our redemption of the Series A Preferred Stock, and we may fail to redeem such securities as required by their terms.

 

Substantially all of the investments we presently hold and the investments we expect to acquire in the future are, and will be, illiquid. The illiquidity of our investments may make it difficult for us to obtain cash quickly if a need arises. If we are unable to obtain sufficient liquidity prior to a redemption date, we may be forced to engage in a partial redemption or to delay a required redemption. If such a partial redemption or delay were to occur, the market price of shares of the Series A Preferred Stock might be adversely affected, and stockholders entitled to a redemption payment may not receive payment.

 

The Series A Preferred Stock will bear a risk of early redemption by us.

 

We may voluntarily redeem some or all of the Series A Preferred Stock for cash on or after October 21, 2020. Any such redemptions may occur at a time that is unfavorable to holders of the Series A Preferred Stock. We may have an incentive to redeem the Series A Preferred Stock voluntarily if market conditions allow us to issue other preferred stock or debt securities at an interest or distribution rate that is lower than the distribution rate on the Series A Preferred Stock. Given the potential for early redemption of the Series A Preferred Stock, holders of such shares may face an increased reinvestment risk, which is the risk that the return on an investment purchased with proceeds from the sale or redemption of the Series A Preferred Stock may be lower than the return previously obtained from the investment in such shares.

 

Holders of Series A Preferred Stock should not expect us to redeem the shares of Series A Preferred Stock on the date they first become redeemable or on any particular date after they become redeemable.

 

Except in limited circumstances related to our ability to qualify as a REIT, our compliance with our Asset Coverage Ratio, or a special optional redemption in connection with a Change of Control/Delisting, the Series A Preferred Stock may be redeemed by us at our option, either in whole or in part, only on or after October 21, 2020. Any decision we make at any time to propose a redemption of the Series A Preferred Stock will depend upon, among other things, our evaluation of our capital position and general market conditions at the time. It is likely that we would choose to exercise our optional redemption right only when prevailing interest rates have declined, which would adversely affect the ability of holders of shares of our Series A Preferred Stock to reinvest proceeds from the redemption in a comparable investment with an equal or greater yield to the yield on the Series A Preferred Stock had their shares not been redeemed. In addition, there is no penalty or premium payable on redemption, and the market price of the shares of Series A Preferred Stock may not exceed the $25.00 liquidation preference at the time the shares become redeemable for any reason.

 

Compliance with the Asset Coverage Ratio may result in our early redemption of your Series A Preferred Stock.

 

The terms of our Series A Preferred Stock require us to maintain asset coverage of at least 200% calculated by determining the percentage value of (1) our total assets plus accumulated depreciation minus our total liabilities and indebtedness as reported in our financial statements prepared in accordance with GAAP (exclusive of the book value of any Redeemable and Term Preferred Stock (as defined below)), over (2) the aggregate liquidation preference, plus an amount equal to all accrued and unpaid dividends, of our outstanding Series A Preferred Stock and any outstanding shares of term preferred stock or preferred stock providing for a fixed mandatory redemption date or maturity date (collectively referred to as “Redeemable and Term Preferred Stock”) on the last business day of any calendar quarter (the “Asset Coverage Ratio”).

 

If we are not in compliance with the Asset Coverage Ratio, we may redeem shares of Redeemable and Term Preferred Stock, which may include Series A Preferred Stock, including shares that will result in compliance with the Asset Coverage Ratio up to and including 285%. This could result in our ability to redeem a significant amount of the Series A Preferred Stock prior to October 21, 2020.

 

We may not have sufficient funds to redeem the Series A Preferred Stock upon a Change of Control/Delisting.

 

A “Change of Control/Delisting” is when, after the original issuance of the Series A Preferred Stock, any of the following has occurred and is continuing:

 

•        a “person” or “group” within the meaning of Section 13(d) of the Securities Exchange Act of 1934, as amended (the Exchange Act”), other than our company, its subsidiaries, and its and their employee benefit plans, has become the direct or indirect “beneficial owner,” as defined in Rule 13d-3 under the Exchange Act, of our common equity representing more than 50% of the total voting power of all outstanding shares of our common equity that are entitled to vote generally in the election of directors, with the exception of the formation of a holding company;

 

•        consummation of any share exchange, consolidation or merger of our company or any other transaction or series of transactions pursuant to which our common stock will be converted into cash, securities or other property, other than any such transaction where the shares of our common stock outstanding immediately prior to such transaction constitute, or are converted into or exchanged for, a majority of the common stock of the surviving person or any direct or indirect parent company of the surviving person immediately after giving effect to such transaction;

 

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•        any sale, lease or other transfer in one transaction or a series of transactions of all or substantially all of the consolidated assets of our company and its subsidiaries, taken as a whole, to any person other than one of the company’s subsidiaries;

 

•        our stockholders approve any plan or proposal for the liquidation or dissolution of our company;

 

•        our Class A common stock ceases to be listed or quoted on a national securities exchange in the United States; or

 

•        at least a majority of our board of directors ceases to be constituted of directors who were either a member of our board of directors on October 21, 2015 or who became a member of our board of directors subsequent to that date and whose appointment, election or nomination for election by our stockholders was duly approved by a majority of the continuing directors on our board of directors at the time of such approval, either by a specific vote or by approval of the proxy statement issued by our company on behalf of our board of directors in which such individual is named as nominee for director (each, a “Series A Continuing Director”).

 

Upon the occurrence of a Change of Control/Delisting, unless we have exercised our right to redeem the Series A Preferred Stock, each holder of the Series A Preferred Stock will have the right to require us to redeem all or any part of such stockholder’s Series A Preferred Stock at a price equal to the liquidation preference of $25.00 per share, plus an amount equal to any accumulated and unpaid dividends up to and including the date of payment. If we experience a Change of Control/Delisting, there can be no assurance that we would have sufficient financial resources available to satisfy our obligations to redeem the Series A Preferred Stock and any guarantees or indebtedness that may be required to be repaid or repurchased as a result of such event. Our failure to redeem the Series A Preferred Stock could have material adverse consequences for us and the holders of the Series A Preferred Stock. In addition, the special optional redemption in connection with a Change of Control/Delisting feature of the Series A Preferred Stock may have the effect of inhibiting a third party from making an acquisition proposal for the company, or of delaying, deferring or preventing a change of control of the company under circumstances that otherwise could provide the holders of our Class A common stock and Series A Preferred Stock with the opportunity for liquidity or the opportunity to realize a premium over the then-current market price or that stockholders may otherwise believe is in their best interests.

 

Market interest rates may have an effect on the value of the Series A Preferred Stock.

 

One of the factors that will influence the price of the Series A Preferred Stock will be the dividend yield on the Series A Preferred Stock (as a percentage of the price of the Series A Preferred Stock, as applicable) relative to market interest rates. An increase in market interest rates, which are currently at low levels relative to historical rates, may lead prospective purchasers of the Series A Preferred Stock to expect a higher dividend yield and higher interest rates would likely increase our borrowing costs and potentially decrease funds available for distribution. Thus, higher market interest rates could cause the market price of the Series A Preferred Stock to decrease.

 

Holders of the Series A Preferred Stock will be subject to inflation risk.

 

Inflation is the reduction in the purchasing power of money resulting from the increase in the price of goods and services. Inflation risk is the risk that the inflation-adjusted, or “real,” value of an investment in preferred stock or the income from that investment will be worth less in the future. As inflation occurs, the real value of the Series A Preferred Stock and dividends payable on such shares declines.

 

Holders of Series A Preferred Stock have extremely limited voting rights.

 

The voting rights of holders of shares of Series A Preferred Stock will be extremely limited. Our common stock is the only class or series of our stock carrying full voting rights. Voting rights for holders of shares of Series A Preferred Stock exist primarily with respect to the ability to elect two additional directors in the event that dividends for each of six quarterly dividend periods payable on the Series A Preferred Stock are in arrears, and with respect to voting on amendments to our charter that materially and adversely affect the rights of the Series A Preferred Stock or the creation of additional classes or series of preferred stock that are senior to the Series A Preferred Stock with respect to a liquidation, dissolution or winding up of our affairs. Other than in limited circumstances, holders of Series A Preferred Stock will not have voting rights.

 

The amount of the liquidation preference is fixed and holders of Series A Preferred Stock will have no right to receive any greater payment.

 

The payment due upon liquidation is fixed at the liquidation preference of $25.00 per share of Series A Preferred Stock, plus an amount equal to all accrued and unpaid dividends thereon, to, but not including the date of, liquidation, whether or not authorized or declared. If, in the case of our liquidation, there are remaining assets to be distributed after payment of this amount, you will have no right to receive or to participate in these amounts. Further, if the market price of a holder’s shares of Series A Preferred Stock is greater than the liquidation preference, the holder will have no right to receive the market price from us upon our liquidation.

 

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Our charter and the articles supplementary establishing the Series A Preferred Stock each contain restrictions upon ownership and transfer of the Series A Preferred Stock, which may impair the ability of holders to acquire the Series A Preferred Stock and the shares of our common stock into which shares of Series A Preferred Stock may be converted, at the company’s option, pursuant to the redemption at the option of the holder after October 21, 2022.

 

Our charter and the articles supplementary establishing the Series A Preferred Stock each contain restrictions on ownership and transfer of the Series A Preferred Stock intended to assist us in maintaining our qualification as a REIT for federal income tax purposes. For example, to assist us in qualifying as a REIT, the articles supplementary establishing the Series A Preferred Stock prohibit anyone from owning, or being deemed to own by virtue of the applicable constructive ownership provisions of the Code, more than 9.8% in value or number of shares, whichever is more restrictive, of the outstanding Series A Preferred Stock. You should consider these ownership limitations prior to a purchase of the Series A Preferred Stock. The restrictions could also have anti-takeover effects and could reduce the possibility that a third party will attempt to acquire control of us, which could adversely affect the market price of the Series A Preferred Stock.

 

Our ability to pay dividends or redeem shares is limited by the requirements of Maryland law.

 

Our ability to pay dividends on the Series A Preferred Stock or redeem shares is limited by the laws of Maryland. Under applicable Maryland law, a Maryland corporation generally may not make a distribution (including a dividend or redemption) if, after giving effect to the distribution, the corporation would not be able to pay its debts as the debts become due in the usual course of business, or the corporation’s total assets would be less than the sum of its total liabilities plus, unless the corporation’s charter provides otherwise, the amount that would be needed, if the corporation were dissolved at the time of the distribution, to satisfy the preferential rights upon dissolution of stockholders whose preferential rights are superior to those receiving the distribution. Accordingly, we generally may not make a distribution on the Series A Preferred Stock if, after giving effect to the distribution, we would not be able to pay our debts as they become due in the usual course of business or our total assets would be less than the sum of our total liabilities plus, unless the terms of such class or series provide otherwise, the amount that would be needed to satisfy the preferential rights upon dissolution of the holders of shares of any class or series of preferred stock then outstanding, if any, with preferences senior to those of the Series A Preferred Stock. Any dividends or redemption payments may be delayed or prohibited.

 

If our common stock is delisted, the ability to transfer or sell shares of the Series A Preferred Stock may be limited and the market value of the Series A Preferred Stock will be materially adversely affected.

 

If our common stock is delisted, it is likely that the Series A Preferred Stock will be delisted as well. Accordingly, if our common stock is delisted, the ability of holders to transfer or sell their shares of the Series A Preferred Stock may be limited and the market value of the Series A Preferred Stock may be materially adversely affected.

 

To the extent that our distributions represent a return of capital for tax purposes, stockholders may recognize an increased gain or a reduced loss upon subsequent sales (including cash redemptions) of their shares of Series A Preferred Stock.

 

The dividends payable by us on the Series A Preferred Stock may exceed our current and accumulated earnings and profits as determined for U.S. federal income tax purposes. If that were to occur, it would result in the amount of distributions that exceed our earnings and profits being treated first as a return of capital to the extent of the stockholder’s adjusted tax basis in the stockholder’s Series A Preferred Stock and then, to the extent of any excess over the stockholder’s adjusted tax basis in the stockholder’s Series A Preferred Stock, as capital gain. Any distribution that is treated as a return of capital will reduce the stockholder’s adjusted tax basis in the stockholder’s Series A Preferred Stock, and subsequent sales (including cash redemptions) of such stockholder’s Series A Preferred Stock will result in recognition of an increased taxable gain or reduced taxable loss due to the reduction in such adjusted tax basis.

 

There is no public market for our Series B Preferred Stock or Warrants and we do not expect one to develop.

 

There is no public market for our Series B Preferred Stock or Warrants offered in this offering, and we currently have no plan to list these securities on a securities exchange or to include these shares for quotation on any national securities market. Additionally, our charter contains restrictions on the ownership and transfer of our securities, including our Series B Preferred Stock, and these restrictions may inhibit the ability to sell shares of our Series B Preferred Stock or Warrants promptly or at all. Furthermore, the Warrants will expire four years from the date of issuance. If holders are able to sell the Series B Preferred Stock or Warrants, they may only be able to be sold at a substantial discount from the price originally paid. Therefore, Units should be purchased only as a long-term investment. After one year from the date of issuance, the Warrants will be exercisable at the option of the holder for shares of our Class A common stock, which currently are publicly traded on the NYSE MKT. Beginning two years from the date of original issuance, we may redeem, and upon original issuance the holder of shares of Series B Preferred Stock may require us to redeem, such shares, with the redemption price payable, in our sole discretion, in cash or in equal value of shares of our Class A common stock, based on the volume weighted average price per share of our Class A common stock for the 20 trading days prior to the redemption. If we opt to pay the redemption price in shares of our Class A common stock, holders of shares of Series B Preferred Stock may receive publicly traded shares as we currently expect to continue listing our Class A common stock on the NYSE MKT.

 

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We will be required to terminate our offering of Series B Preferred Stock if our Class A common stock is no longer listed on the NYSE MKT or another national securities exchange.

 

The Series B Preferred Stock is a “covered security” and therefore is not subject to registration under the state securities, or “Blue Sky,” regulations in the various states in which it may be sold due to its seniority to our Class A common stock, which is listed on the NYSE MKT. If our Class A common stock is no longer listed on the NYSE MKT or another appropriate exchange, we will be required to register the offering or Series B Preferred Stock in any state in which we subsequently offer the Units. This would require the termination of the offering and could result in our raising an amount of gross proceeds that is substantially less than the amount of the gross proceeds we expect to raise if the maximum offering is sold. This would reduce our ability to make additional investments and limit the diversification of our portfolio.

 

Although the Warrants are not “covered securities,” most states include an exemption from securities registration for warrants that are exercisable into a listed security. Therefore, the Warrants are subject to state securities registration in any state that does not provide such an exemption and the offering of Series B Preferred Stock must be registered in order to sell the Warrants in these states.

 

There may not be a broad market for our Class A common stock, which may cause our Class A common stock to trade at a discount and make it difficult for holders of Warrants to sell the Class A common stock for which the Warrants are exercisable and for which shares of our Series B Preferred Stock may be redeemable at our option.

 

Our Class A common stock for which the Warrants are exercisable trades on the NYSE MKT under the symbol “BRG.” Listing on the NYSE MKT or another national securities exchange does not ensure an actual or active market for our Class A common stock. Historically, our Class A common stock has had a low trading volume. Accordingly, an actual or active market for our Class A common stock may not be maintained, the market for our Class A common stock may not be liquid, the holders of our Class A common stock may be unable to sell their shares of our Class A common stock, and the prices that may be obtained following the sale of our Class A common stock upon the exercise of Warrants or the redemption of shares of Series B Preferred Stock may not reflect the underlying value of our assets and business.

 

Shares of Series B Preferred Stock may be redeemed for shares of our Class A common stock, which rank junior to the Series B Preferred Stock with respect to dividends and upon liquidation.

 

The holders of shares of Series B Preferred Stock may require us to redeem such shares, with the redemption price payable, in our sole discretion, in cash or in equal value of shares of our Class A common stock, based on the volume weighted average price per share of our Class A common stock for the 20 trading days prior to the redemption. We may opt to pay the redemption price in shares of our Class A common stock. The rights of the holders of shares of Series B Preferred Stock and Series A Preferred Stock rank senior to the rights of the holders of shares of our common stock as to dividends and payments upon liquidation. Unless full cumulative dividends on our shares of Series B Preferred Stock and Series A Preferred Stock for all past dividend periods have been declared and paid (or set apart for payment), we will not declare or pay dividends with respect to any shares of our Class A common stock for any period. Upon liquidation, dissolution or winding up of our company, the holders of shares of our Series B Preferred Stock are entitled to receive a liquidation preference of Stated Value, $1,000 per share, plus an amount equal to all accrued but unpaid dividends and holders of shares of our Series A Preferred Stock are entitled to receive a liquidation preference of $25.00 per share, plus an amount equal to all accrued and unpaid dividends, prior and in preference to any distribution to the holders of shares of our Class A common stock or any other class of our equity securities.

 

We will be able to call shares of Series B Preferred Stock for redemption under certain circumstances without the consent of the holder.

 

We will have the ability to call the outstanding shares of Series B Preferred Stock after two years from the date of original issuance of such shares of Series B Preferred Stock. At that time, we will have the right to redeem, at our option, the outstanding shares of Series B Preferred Stock, in whole or in part, at 100% of the Stated Value per share, plus an amount equal to any accrued and unpaid dividends.

 

Our requirement to redeem the Series B Preferred Stock in the event of a Series B Change of Control may deter a change of control transaction otherwise in the best interests of our stockholders.

 

Upon the occurrence of a Series B Change of Control (as defined below), we will be required to redeem all outstanding shares of the Series B Preferred Stock in whole within 60 days after the first date on which such Series B Change of Control occurred, in cash at a redemption price of $1,000 per share, plus an amount equal to all accrued and unpaid dividends, if any, to and including the redemption date. The mandatory redemption in connection with a Series B Change of Control feature of the Series B Preferred Stock may have the effect of inhibiting a third party from making an acquisition proposal for the company, or of delaying, deferring or preventing a change of control of the company under circumstances that otherwise could provide the holders of our Class A common stock and Series B Preferred Stock with the opportunity for liquidity or the opportunity to realize a premium over the then-current market price or that stockholders may otherwise believe is in their best interests.

 

A “Series B Change of Control” is when, after the initial issuance of the Series B Preferred Stock, any of the following has occurred and is continuing:

 

•         a “person” or “group” within the meaning of Section 13(d) of the Exchange Act, other than our company, its subsidiaries, and its and their employee benefit plans, has become the direct or indirect “beneficial owner,” as defined in Rule 13d-3 under the Exchange Act, of our common equity representing more than 50% of the total voting power of all outstanding shares of our common equity that are entitled to vote generally in the election of directors, with the exception of the formation of a holding company;

 

•         consummation of any share exchange, consolidation or merger of our company or any other transaction or series of transactions pursuant to which our Class A common stock will be converted into cash, securities or other property, (1) other than any such transaction where the shares of our Class A common stock outstanding immediately prior to such transaction constitute, or are converted into or exchanged for, a majority of the common stock of the surviving person or any direct or indirect parent company of the surviving person immediately after giving effect to such transaction, and (2) expressly excluding any such transaction preceded by our company’s acquisition of the capital stock of another company for cash, securities or other property, whether directly or indirectly through one of our subsidiaries, as a precursor to such transactions; or

 

•         at least a majority of our board of directors ceases to be constituted of directors who were either a member of our board of directors on February 24, 2016 or who becomes a member of our board of directors subsequent to that date and whose appointment, election or nomination for election by our stockholders was duly approved by a majority of the continuing directors on our board of directors at the time of such approval, either by a specific vote or by approval of the proxy statement issued by our company on behalf of our board of directors in which such individual is named as nominee for director (each, a “Series B Continuing Director”).

 

Upon the sale of any individual property, holders of Series B Preferred Stock do not have a priority over holders of our common stock regarding return of capital.

 

Holders of our Series B Preferred Stock do not have a right to receive a return of capital prior to holders of our common stock upon the individual sale of a property. Depending on the price at which such property is sold, it is possible that holders of our common stock will receive a return of capital prior to the holders of our Series B Preferred Stock, provided that any accrued but unpaid dividends have been paid in full to holders of Series B Preferred Stock. It is also possible that holders of common stock will receive additional distributions from the sale of a property (in excess of their capital attributable to the asset sold) before the holders of Series B Preferred Stock receive a return of their capital.

 

We established the offering price for the Units pursuant to negotiations among us and our affiliated dealer manager; as a result, the actual value of your investment may be substantially less than what you pay.

 

The selling price of the Units was determined pursuant to negotiations among us and the dealer manager, which is an affiliate of Bluerock, based upon the following primary factors: the economic conditions in and future prospects for the industry in which we compete; our prospects for future earnings; an assessment of our management; the present state of our development; the prevailing conditions of the equity securities markets at the time of this offering; the present state of the market for non-traded REIT securities; and current market valuations of public companies considered comparable to our company. Because the offering price is not based upon any independent valuation, the offering price is not indicative of the proceeds that you would receive upon liquidation.

 

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Your percentage of ownership may become diluted if we issue new shares of stock or other securities, and issuances of additional preferred stock or other securities by us may further subordinate the rights of the holders of our Class A common stock (which you may become upon receipt of redemption payments in shares of our Class A common stock, conversion of any of your shares of Series B Preferred Stock or exercise of any of your Warrants).

 

We may make redemption payments under the terms of the Series B Preferred Stock in shares of our Class A common stock. Although the dollar amounts of such payments are unknown, the number of shares to be issued in connection with such payments may fluctuate based on the price of our Class A common stock. Any sales or perceived sales in the public market of shares of our Class A common stock issuable upon such redemption payments could adversely affect prevailing market prices of shares of our Class A common stock. The issuance of shares of our Class A common stock upon such redemption payments also may have the effect of reducing our net income per share (or increasing our net loss per share). In addition, the existence of Series B Preferred Stock may encourage short selling by market participants because the existence of redemption payments could depress the market price of shares of our Class A common stock.

 

Our board of directors is authorized, without stockholder approval, to cause us to issue additional shares of our Class A common stock or to raise capital through the issuance of additional preferred stock (including equity or debt securities convertible into preferred stock), options, warrants and other rights, on such terms and for such consideration as our board of directors in its sole discretion may determine. Any such issuance could result in dilution of the equity of our stockholders. Our board of directors may, in its sole discretion, authorize us to issue common stock or other equity or debt securities (a) to persons from whom we purchase apartment communities, as part or all of the purchase price of the community, or (b) to our Manager in lieu of cash payments required under the management agreement or other contract or obligation. Our board of directors, in its sole discretion, may determine the value of any common stock or other equity or debt securities issued in consideration of apartment communities or services provided, or to be provided, to us.

 

Our charter also authorizes our board of directors, without stockholder approval, to designate and issue one or more classes or series of preferred stock in addition to the Series B Preferred Stock offered in this offering (including equity or debt securities convertible into preferred stock) and to set or change the voting, conversion or other rights, preferences, restrictions, limitations as to dividends or other distributions and qualifications or terms or conditions of redemption of each class or series of shares so issued. If any additional preferred stock is publicly offered, the terms and conditions of such preferred stock (including any equity or debt securities convertible into preferred stock) will be set forth in a registration statement registering the issuance of such preferred stock or equity or debt securities convertible into preferred stock. Because our board of directors has the power to establish the preferences and rights of each class or series of preferred stock, it may afford the holders of any series or class of preferred stock preferences, powers, and rights senior to the rights of holders of common stock or the Series B Preferred Stock. If we ever create and issue additional preferred stock or equity or debt securities convertible into preferred stock with a distribution preference over common stock or the Series B Preferred Stock, payment of any distribution preferences of such new outstanding preferred stock would reduce the amount of funds available for the payment of distributions on our common stock and our Series B Preferred Stock. Further, holders of preferred stock are normally entitled to receive a preference payment if we liquidate, dissolve, or wind up before any payment is made to the common stockholders, likely reducing the amount common stockholders would otherwise receive upon such an occurrence. In addition, under certain circumstances, the issuance of additional preferred stock may delay, prevent, render more difficult or tend to discourage a merger, tender offer, or proxy contest, the assumption of control by a holder of a large block of our securities, or the removal of incumbent management.

 

Stockholders have no rights to buy additional shares of stock or other securities if we issue new shares of stock or other securities. We may issue common stock, convertible debt or preferred stock pursuant to a subsequent public offering or a private placement, or to sellers of properties we directly or indirectly acquire instead of, or in addition to, cash consideration. Investors purchasing Units in the offering of our Series B Preferred Stock who do not participate in any future stock issuances will experience dilution in the percentage of the issued and outstanding stock they own. In addition, depending on the terms and pricing of any additional offerings and the value of our investments, you also may experience dilution in the book value and fair market value of, and the amount of distributions paid on, your shares of Series B Preferred Stock and common stock, if any.

 

Our ability to redeem shares of Series B Preferred Stock may be limited by Maryland law.

 

Under Maryland law, a corporation may redeem stock as long as, after giving effect to the redemption, the corporation is able to pay its debts as they become due in the usual course (the equity solvency test) and its total assets exceed the sum of its total liabilities plus, unless its charter permits otherwise, the amount that would be needed, if the corporation were to be dissolved at the time of the redemption, to satisfy the preferential rights upon dissolution of stockholders whose preferential rights on dissolution are superior to those whose stock is being redeemed (the balance sheet solvency test). If the company is insolvent at any time when a redemption of shares of Series B Preferred Stock is required to be made, the company may not be able to effect such redemption.

 

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Our charter and the articles supplementary establishing the Series B Preferred Stock each contain, and the Warrant Agreement will contain, restrictions upon ownership and transfer of the Series B Preferred Stock and the Warrants, which may impair the ability of holders to acquire the Series B Preferred Stock, the Warrants and the shares of our Class A common stock upon exercise of the Warrants and into which shares of Series B Preferred Stock may be converted, at the company’s option.

 

Our charter and the articles supplementary establishing the Series B Preferred Stock each contain, and the Warrant Agreement will contain, restrictions on ownership and transfer of the Series B Preferred Stock and the Warrants intended to assist us in maintaining our qualification as a REIT for federal income tax purposes. For example, to assist us in qualifying as a REIT, the articles supplementary establishing the Series B Preferred Stock prohibit anyone from owning, or being deemed to own by virtue of the applicable constructive ownership provisions of the Code, more than 9.8% in value or number of shares, whichever is more restrictive, of the outstanding Series B Preferred Stock. Additionally, the Warrant Agreement will prohibit any person from beneficially or constructively owning more than 9.8% of our Warrants, and will provide that Warrants may not be exercised to the extent such exercise would result in the holder’s beneficial or constructive ownership of more than 9.8%, in number or value, whichever is more restrictive, of our outstanding shares of common stock, or more than 9.8% in value of our outstanding capital stock. You should consider these ownership limitations prior to a purchase of the Units.

 

There is a risk of delay in our redemption of the Series B Preferred Stock, and we may fail to redeem such securities as required by their terms.

 

Substantially all of the investments we presently hold and the investments we expect to acquire in the future are, and will be, illiquid. The illiquidity of our investments may make it difficult for us to obtain cash quickly if a need arises. If we are unable to obtain sufficient liquidity prior to a redemption date, we may be forced to engage in a partial redemption or to delay a required redemption. If such a partial redemption or delay were to occur, the market price of shares of the Series B Preferred Stock might be adversely affected, and stockholders entitled to a redemption payment may not receive payment.

 

Holders of the Series B Preferred Stock will be subject to inflation risk.

 

Inflation is the reduction in the purchasing power of money resulting from the increase in the price of goods and services. Inflation risk is the risk that the inflation-adjusted, or “real,” value of an investment in preferred stock or the income from that investment will be worth less in the future. As inflation occurs, the real value of the Series B Preferred Stock and dividends payable on such shares declines.

 

Holders of the Series B Preferred Stock have no control over changes in our policies and operations.

 

Our board of directors determines our major policies, including with regard to investment objectives, financing, growth, debt capitalization, REIT qualification and distributions. Our board of directors may amend or revise these and other policies without a vote of the stockholders. Holders of our Series B Preferred Stock have no voting rights.

 

We may have conflicts of interest with our Manager and other affiliates, which could result in investment decisions that are not in the best interests of our stockholders.

 

There are numerous conflicts of interest between our interests and the interests of our Manager, Bluerock and their respective affiliates, including conflicts arising out of allocation of personnel to our activities, allocation of investment opportunities between us and investment vehicles affiliated with Bluerock, purchase or sale of apartment properties, including from or to Bluerock or its affiliates and fee arrangements with our Manager that might induce our Manager to make investment decisions that are not in our best interests. Examples of these potential conflicts of interest include:

 

Bluerock and Bluerock Special Opportunity + Income Fund II, LLC and Bluerock Special Opportunity + Income Fund III, LLC, which are managed by Bluerock and its affiliates, own a significant portion of our common stock on a fully diluted basis, which could give Bluerock the ability to control the outcome of matters submitted for stockholder approval and allow Bluerock to exert significant influence over our company in a manner that may not be in the best interests of our other stockholders;

 

Competition for the time and services of personnel that work for us and our affiliates;

 

Compensation payable by us to our Manager and its affiliates for their various services, which may not be on market terms and is payable, in some cases, whether or not our stockholders receive distributions;

 

The possibility that our Manager, its officers and their respective affiliates will face conflicts of interest relating to the purchase and leasing of properties, subject to the terms of our investment allocation agreement with our Manager and Bluerock, and that such conflicts may not be resolved in our favor, thus potentially limiting our investment opportunities, impairing our ability to make distributions and adversely affecting the trading price of our stock;

 

The possibility that if we acquire properties from Bluerock or its affiliates, the price may be higher than we would pay if the transaction were the result of arm’s-length negotiations with a third party;

 

The possibility that our Manager will face conflicts of interest caused by its indirect ownership by Bluerock, some of whose officers are also our officers and two of whom are directors of ours, resulting in actions that may not be in the long-term best interests of our stockholders;

 

Our Manager has considerable discretion with respect to the terms and timing of our acquisition, disposition and leasing transactions, and the incentive fee payable by us to our Manager is determined based on AFFO, which may create an incentive for our Manager to make investments that are risky or more speculative than would otherwise be in our best interests;

 

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The possibility that we may acquire or merge with our Manager, resulting in an internalization of our management functions;

 

The possibility that conflicts of interest may arise between BR-NPT Springing Entity, LLC, or NPT, as a holder of OP Units, and our stockholders with respect to a reduction of indebtedness of our operating partnership, which could have adverse tax consequences to certain members of NPT thereby making those transactions less desirable to NPT, which will continue to be managed by a Bluerock affiliate;

 

The possibility that the competing demands for the time of our Manager, its affiliates and our officers may result in them spending insufficient time on our business, which may result in our missing investment opportunities or having less efficient operations, which could reduce our profitability and result in lower distributions to you; and

 

Many of our investments have been made through joint venture arrangements with affiliates of our Manager (in addition to unaffiliated third parties), which arrangements were not the result of arm’s-length negotiations of the type normally conducted between unrelated co-venturers, and which could result in a disproportionate benefit to affiliates of our Manager.

 

Any of these and other conflicts of interest between us and our Manager could have a material adverse effect on the returns on our investments, our ability to make distributions to stockholders and the trading price of our stock.

 

The incentive fee we pay our Manager may induce it to make riskier investments, which could adversely affect our financial condition, results of operations and the trading price of our stock.

 

The incentive fee payable by us to our Manager is determined based on AFFO, which may create an incentive for our Manager to make investments that are risky or more speculative than would otherwise be in our best interests. In evaluating investments and other management strategies, the incentive fee structure may lead our Manager to place undue emphasis on the maximization of AFFO at the expense of other criteria, such as preservation of capital, in order to increase its incentive fee. Investments with higher yields generally have higher risk of loss than investments with lower yields, and could result in higher investment losses, particularly during cyclical economic downturns, which could adversely affect the trading price of our stock.

 

We may be obligated to pay our Manager quarterly incentive fees even if we incur a net loss during a particular quarter and our Manager will receive a base management fee regardless of the performance of our portfolio.

 

Our Manager is entitled to a quarterly incentive fee based on our pre-incentive fee AFFO, which will reward our Manager if our quarterly AFFO exceeds an 8% hurdle on our adjusted stockholders’ equity. Our AFFO for a particular quarter will exclude the effect of any unrealized gains, losses or other items during that quarter that do not affect realized net income, even if these adjustments result in a net loss on our statement of operations for that quarter. Thus, we may be required to pay our Manager an incentive fee for a fiscal quarter even if we incur a net loss for that quarter as determined in accordance with GAAP. In addition, our Manager is entitled to receive a base management fee based on a percentage of stockholders’ equity, regardless of our performance or its performance in managing our business. Our Manager will also receive reimbursement of expenses and fees incurred directly on our behalf regardless of its or our performance. As a result, even if our Manager does not identify profitable investment opportunities for us, it will still receive material compensation from us. This compensation structure may reduce our Manager’s incentive to devote time and effort to seeking profitable opportunities for our portfolio.

 

If you fail to meet the fiduciary and other standards under ERISA or the Code as a result of an investment in our stock, you could be subject to liability and penalties.

 

Special considerations apply to the purchase of stock or holding of Warrants by employee benefit plans subject to the fiduciary rules of Title I of ERISA, including pension or profit sharing plans and entities that hold assets of such ERISA Plans, and plans and accounts that are subject to the prohibited transaction rules of Section 4975 of the Code, including IRAs, Keogh Plans, and medical savings accounts (collectively, we refer to ERISA Plans and plans subject to Section 4975 of the Code as “Benefit Plans”). If you are investing the assets of any Benefit Plan, you should satisfy yourself that:

 

your investment is consistent with your fiduciary obligations under ERISA and the Code;

 

  your investment is made in accordance with the documents and instruments governing the Benefit Plan, including the Benefit Plan’s investment policy;

 

  your investment satisfies the prudence and diversification requirements of Sections 404(a)(1)(B) and 404(a)(1)(C) of ERISA, if applicable, and other applicable provisions of ERISA and the Code;

 

  your investment will not impair the liquidity of the Benefit Plan;

 

  your investment will not produce UBTI for the Benefit Plan;

 

  you will be able to value the assets of the plan annually in accordance with ERISA requirements and applicable provisions of the Benefit Plan; and

 

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  your investment will not constitute a non-exempt prohibited transaction under Section 406 of ERISA or Section 4975 of the Code.

 

Fiduciaries may be held personally liable under ERISA for losses as a result of failure to satisfy the fiduciary standards of conduct and other applicable requirements of ERISA. In addition, if an investment in our stock or holding of Warrants constitutes a non-exempt prohibited transaction under ERISA or the Code.

 

General Risks Related Ownership of our Securities

 

The cash distributions you receive may be less frequent or lower in amount than you expect.

 

Our directors determine the amount and timing of distributions in their sole discretion. Our directors consider all relevant factors, including the amount of cash available for distribution, capital expenditure and reserve requirements, general operational requirements and the requirements necessary to maintain our REIT qualification. We cannot assure you that we will consistently be able to generate sufficient available cash flow to make distributions, nor can we assure you that sufficient cash will be available to make distributions to you. We may borrow funds, return capital, make taxable distributions of our stock or debt securities, or sell assets to make distributions. We cannot predict the amount of distributions you may receive. We may be unable to pay or maintain cash distributions or increase distributions over time.

 

Also, because we may receive income from rents at various times during our fiscal year, distributions paid may not reflect our income earned in that particular distribution period. The amount of cash available for distributions will be affected by many factors, such as our ability to acquire properties as offering proceeds become available, the income from those investments and yields on securities of other real estate companies that we invest in, as well as our operating expense levels and many other variables. In addition, to the extent we make distributions to stockholders with sources other than cash flow from operations, the amount of cash that is available for investment in real estate assets will be reduced, which will in turn negatively impact our ability to achieve our investment objectives and limit our ability to make future distributions.

 

If the properties we acquire or invest in do not produce the cash flow that we expect in order to meet our REIT minimum distribution requirement, we may decide to borrow funds to meet the REIT minimum distribution requirements, which could adversely affect our overall financial performance.

 

We may decide to borrow funds in order to meet the REIT minimum distribution requirements even if our management believes that the then prevailing market conditions generally are not favorable for such borrowings or that such borrowings would not be advisable in the absence of such tax considerations. If we borrow money to meet the REIT minimum distribution requirement or for other working capital needs, our expenses will increase, our net income will be reduced by the amount of interest we pay on the money we borrow and we will be obligated to repay the money we borrow from future earnings or by selling assets, which may decrease future distributions to stockholders.

 

We intend to use the net proceeds from any offering of our securities to fund future acquisitions and for other general corporate and working capital purposes, but no offering will be conditioned upon the closing of properties in our then-current pipeline and we will have broad discretion to determine alternative uses of proceeds.

 

As described under “Use of Proceeds” in any applicable prospectus or prospectus supplement, we intend to use a portion of the net proceeds from any offering of our securities to fund future acquisitions and for other general corporate and working capital purposes. However, no offering will be conditioned upon the closing of any properties. We will have broad discretion in the application of the net proceeds from an offering, and holders of our securities will not have the opportunity as part of their investment decision to assess whether the net proceeds are being used appropriately. Because of the number and variability of factors that will determine our use of the net proceeds from an offering, their ultimate use may vary substantially from their currently intended use.

 

Material Federal Income Tax Risks

 

Failure to remain qualified as a REIT would cause us to be taxed as a regular corporation, which would substantially reduce funds available for distributions to our stockholders.

 

We elected to be taxed as a REIT under the federal income tax laws commencing with our taxable year ended December 31, 2010. We believe that we have been organized and have operated in a manner qualifying us as a REIT commencing with our taxable year ended December 31, 2010 and intend to continue to so operate. However, we cannot assure you that we will remain qualified as a REIT.

 

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If we fail to qualify as a REIT in any taxable year, we will face serious tax consequences that will substantially reduce the funds available for distributions to our stockholders because:

 

we would not be able to deduct dividends paid to stockholders in computing our taxable income and would be subject to U.S. federal income tax at regular corporate rates;

 

we could be subject to the federal alternative minimum tax and possibly increased state and local taxes; and

 

unless we are entitled to relief under certain U.S. federal income tax laws, we could not re-elect REIT status until the fifth calendar year after the year in which we failed to qualify as a REIT.

 

In addition, if we fail to qualify as a REIT, we will no longer be required to make distributions. As a result of all these factors, our failure to qualify as a REIT could impair our ability to expand our business and raise capital, and it would adversely affect the value of our securities.

 

Complying with REIT requirements may cause us to forego otherwise attractive opportunities or liquidate otherwise attractive investments.

 

To maintain our qualification as a REIT for federal income tax purposes, we must continually satisfy tests concerning, among other things, the sources of our income, the nature and diversification of our assets, the amounts we distribute to our stockholders and the ownership of our capital stock. In order to meet these tests, we may be required to forego investments we might otherwise make. Thus, compliance with the REIT requirements may hinder our performance.

 

In particular, we must ensure that at the end of each calendar quarter, at least 75% of the value of our assets consists of cash, cash items, government securities and qualified real estate assets. The remainder of our investment in securities (other than government securities, securities of TRSs and qualified real estate assets) generally cannot include more than 10% of the outstanding voting securities of any one issuer or more than 10% of the total value of the outstanding securities of any one issuer. In addition, in general, no more than 5% of the value of our assets (other than government securities, securities of TRSs and qualified real estate assets) can consist of the securities of any one issuer, and no more than 25% of the value of our total assets can be represented by the securities of one or more TRSs. If we fail to comply with these requirements at the end of any calendar quarter, we must correct the failure within 30 days after the end of the calendar quarter or qualify for certain statutory relief provisions to avoid losing our REIT qualification and suffering adverse tax consequences. As a result, we may be required to liquidate otherwise attractive investments. These actions could have the effect of reducing our income and amounts available for distribution to our stockholders.

 

Even if we remain qualified as a REIT, we may face other tax liabilities that reduce our cash flows.

 

Even if we remain qualified as a REIT, we may be subject to certain federal, state and local taxes on our income and assets, including taxes on any undistributed income, tax on income from some activities conducted as a result of a foreclosure, and state or local income, property and transfer taxes. In addition, any TRS in which we own an interest will be subject to regular corporate federal, state and local taxes. Any of these taxes would decrease cash available for distributions to stockholders.

 

Failure to make required distributions would subject us to U.S. federal corporate income tax.

 

We intend to continue to operate in a manner so as to qualify as a REIT for U.S. federal income tax purposes. In order to remain qualified as a REIT, we generally are required to distribute at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding any net capital gain, each year to our stockholders. To the extent that we satisfy this distribution requirement, but distribute less than 100% of our REIT taxable income, we will be subject to U.S. federal corporate income tax on our undistributed taxable income. In addition, we will be subject to a 4% nondeductible excise tax if the actual amount that we pay out to our stockholders in a calendar year is less than a minimum amount specified under the Code.

 

The prohibited transactions tax may subject us to tax on our gain from sales of property and limit our ability to dispose of our properties.

 

A REIT’s net income from prohibited transactions is subject to a 100% tax. In general, prohibited transactions are sales or other dispositions of property other than foreclosure property, held primarily for sale to customers in the ordinary course of business. Although we intend to acquire and hold all of our assets as investments and not for sale to customers in the ordinary course of business, the IRS may assert that we are subject to the prohibited transaction tax equal to 100% of net gain upon a disposition of real property. Although a safe harbor to the characterization of the sale of real property by a REIT as a prohibited transaction is available, not all of our prior property dispositions qualified for the safe harbor and we cannot assure you that we can comply with the safe harbor in the future or that we have avoided, or will avoid, owning property that may be characterized as held primarily for sale to customers in the ordinary course of business. Consequently, we may choose not to engage in certain sales of our properties or may conduct such sales through a TRS, which would be subject to federal and state income taxation. Additionally, in the event that we engage in sales of our properties, any gains from the sales of properties classified as prohibited transactions would be taxed at the 100% prohibited transaction tax rate.

 

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The ability of our board of directors to revoke our REIT qualification without stockholder approval may cause adverse consequences to our stockholders.

 

Our charter provides that our board of directors may revoke or otherwise terminate our REIT election, without the approval of our stockholders, if it determines that it is no longer in our best interest to continue to qualify as a REIT. If we cease to qualify as a REIT, we would become subject to U.S. federal income tax on our taxable income and would no longer be required to distribute most of our taxable income to our stockholders, which may have adverse consequences on our total return to our stockholders.

 

Our ownership of any TRSs will be subject to limitations and our transactions with any TRSs will cause us to be subject to a 100% penalty tax on certain income or deductions if those transactions are not conducted on arm’s-length terms.

 

Overall, no more than 25% of the value of a REIT’s assets may consist of stock or securities of one or more TRSs. In addition, the Code limits the deductibility of interest paid or accrued by a TRS to its parent REIT to assure that the TRS is subject to an appropriate level of corporate taxation. The Code also imposes a 100% excise tax on certain transactions between a TRS and its parent REIT that are not conducted on an arm’s-length basis. Furthermore, we will monitor the value of our respective investments in any TRSs for the purpose of ensuring compliance with TRS ownership limitations and will structure our transactions with any TRSs on terms that we believe are arm’s-length to avoid incurring the 100% excise tax described above. There can be no assurance, however, that we will be able to comply with the 25% REIT subsidiaries limitation or to avoid application of the 100% excise tax.

 

You may be restricted from acquiring or transferring certain amounts of our common stock.

 

The stock ownership restrictions of the Code for REITs and the 9.8% stock ownership limits in our charter may inhibit market activity in our capital stock and restrict our business combination opportunities.

 

In order to qualify as a REIT, five or fewer individuals, as defined in the Code to include specified private foundations, employee benefit plans and trusts, and charitable trusts, may not own, beneficially or constructively, more than 50% in value of our issued and outstanding stock at any time during the last half of a taxable year. Attribution rules in the Code determine if any individual or entity beneficially or constructively owns our capital stock under this requirement. Additionally, at least 100 persons must beneficially own our capital stock during at least 335 days of a taxable year. To help insure that we meet these tests, among other purposes, our charter restricts the acquisition and ownership of shares of our capital stock.

 

Our charter, with certain exceptions, authorizes our directors to take such actions as are necessary and desirable to preserve our qualification as a REIT. Unless exempted, prospectively or retroactively, by our board of directors, our charter prohibits any person from beneficially or constructively owning more than 9.8% in value of the aggregate of our outstanding shares of capital stock or 9.8% in value or number of shares, whichever is more restrictive, of the outstanding shares of our common stock. Our board of directors may not grant an exemption from these restrictions to any proposed transferee whose ownership in excess of such thresholds does not satisfy certain conditions designed to ensure that we will not fail to qualify as a REIT. These restrictions on transferability and ownership will not apply, however, if our board of directors determines that it is no longer in our best interest to continue to qualify as a REIT or that compliance is no longer required for REIT qualification.

 

We may be subject to adverse legislative or regulatory tax changes that could reduce the market price of our stock.

 

At any time, the U.S. federal income tax laws governing REITs or the administrative interpretations of those laws may be amended. We cannot predict when or if any new U.S. federal income tax law, regulation or administrative interpretation, or any amendment to any existing U.S. federal income tax law, regulation or administrative interpretation, will be adopted, promulgated or become effective and any such law, regulation, or interpretation may take effect retroactively. We and our stockholders could be adversely affected by any such change in the U.S. federal income tax laws, regulations or administrative interpretations.

 

Dividends payable by REITs generally do not qualify for the reduced tax rates available for certain dividends.

 

The maximum tax rate applicable to “qualified dividend income” payable to U.S. stockholders taxed at individual rates is 20%. Dividends payable by REITs, however, generally are not eligible for the reduced rates. The more favorable rates applicable to regular corporate qualified dividends could cause investors who are taxed at individual rates to perceive investments in REITs to be relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could adversely affect the value of the shares of REITs, including our stock.

 

Distributions to tax-exempt investors may be classified as unrelated business taxable income and tax-exempt investors would be required to pay tax on the unrelated business taxable income and to file income tax returns.

 

Neither ordinary nor capital gain distributions with respect to our stock nor gain from the sale of stock should generally constitute unrelated business taxable income to a tax-exempt investor. However, there are certain exceptions to this rule. In particular:

 

  under certain circumstances, part of the income and gain recognized by certain qualified employee pension trusts with respect to our stock may be treated as unrelated business taxable income if our stock is predominately held by qualified employee pension trusts, such that we are a “pension-held” REIT (which we do not expect to be the case);

 

  42  
 

 

  part of the income and gain recognized by a tax exempt investor with respect to our stock would constitute unrelated business taxable income if such investor incurs debt in order to acquire the stock; and

 

  part or all of the income or gain recognized with respect to our stock held by social clubs, voluntary employee benefit associations, supplemental unemployment benefit trusts and qualified group legal services plans which are exempt from federal income taxation under Sections 501(c)(7), (9), (17) or (20) of the Code may be treated as unrelated business taxable income.

 

We encourage you to consult your tax advisor to determine the tax consequences applicable to you if you are a tax-exempt investor.

 

Benefit Plan Risks Under ERISA or the Code

 

If you fail to meet the fiduciary and other standards under the Employee Retirement Income Security Act of 1974, as amended or the Code as a result of an investment in our stock, you could be subject to criminal and civil penalties.

 

Special considerations apply to the purchase of stock by employee benefit plans subject to the fiduciary rules of title I of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”), including pension or profit sharing plans and entities that hold assets of such plans, which we refer to as ERISA Plans, and plans and accounts that are not subject to ERISA, but are subject to the prohibited transaction rules of Section 4975 of the Code, including IRAs, Keogh Plans, and medical savings accounts. (Collectively, we refer to ERISA Plans and plans subject to Section 4975 of the Code as “Benefit Plans” or “Benefit Plan Investors”). If you are investing the assets of any Benefit Plan, you should consider whether:

 

  your investment will be consistent with your fiduciary obligations under ERISA and the Code;

 

  your investment will be made in accordance with the documents and instruments governing the Benefit Plan, including the Plan’s investment policy;

 

  your investment will satisfy the prudence and diversification requirements of Sections 404(a)(1)(B) and 404(a)(1)(C) of ERISA, if applicable, and other applicable provisions of ERISA and the Code;

 

  your investment will impair the liquidity of the Benefit Plan;

 

  your investment will produce “unrelated business taxable income” for the Benefit Plan;

 

  you will be able to satisfy plan liquidity requirements as there may be only a limited market to sell or otherwise dispose of our stock; and
     
  your investment will constitute a prohibited transaction under Section 406 of ERISA or Section 4975 of the Code.

 

Failure to satisfy the fiduciary standards of conduct and other applicable requirements of ERISA and the Code may result in the imposition of civil and criminal penalties, and can subject the fiduciary to claims for damages or for equitable remedies. In addition, if an investment in our shares constitutes a prohibited transaction under ERISA or the Code, the fiduciary or IRA owner who authorized or directed the investment may be subject to the imposition of excise taxes with respect to the amount invested. In the case of a prohibited transaction involving an IRA owner, the IRA may be disqualified and all of the assets of the IRA may be deemed distributed and subjected to tax. Benefit Plan Investors should consult with counsel before making an investment in our securities.

 

Plans that are not subject to ERISA or the prohibited transactions of the Code, such as government plans or church plans, may be subject to similar requirements under state law. The fiduciaries of such plans should satisfy themselves that the investment satisfies applicable law.

 

For additional discussion of significant factors that make an investment in our shares risky, see the Liquidity and Capital Resources Section under Item 7. – Management’s Discussion and Analysis of Financial Conditions and Results of Operations of this report.

 

Item 1B.   Unresolved Staff Comments

 

None.

 

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Item 2.      Properties

 

As of December 31, 2015, we were invested in fourteen operating real estate properties and six development properties through joint venture partnerships. The following tables provide summary information regarding our operating and development investments, which are either consolidated or presented on the equity method of accounting.

 

Operating Properties

 

Multifamily Community Name/Location   Number of
Units  
  Date
Built/Renovated  (1)
  Ownership
Interest  
    Average
Rent   (2)  
    % Occupied   (3)    
ARIUM Grandewood, Orlando, FL (4)   306   2005     95.0 %   $ 1,184       97 %
ARIUM Palms, Orlando, FL   252   2008     95.0 %     1,161       94 %
Ashton Reserve, Charlotte, NC (5)   473   2012/2015     100.0 %     968       92 %
Enders at Baldwin Park, Orlando, FL   220   2003     89.5 %     1,595       97 %
EOS, Orlando, FL   296   2015     (6 )     1,211       51 %
Fox Hill, Austin, TX   288   2010     94.6 %     1,145       98 %
Lansbrook Village, Palm Harbor, FL   602   2004     90.0 %     1,182       93 %
MDA Apartments, Chicago, IL   190   2006     35.3 %     2,251       92 %
Park & Kingston, Charlotte, NC (7)   168   2015     96.4 %     1,151       91 %
Sorrel, Frisco, TX (8)   352   2015     95.0 %     1,288       77 %
Sovereign, Fort Worth, TX   322   2015     95.0 %     1,265       90 %
Springhouse at Newport News, Newport News, VA   432   1985     75.0 %     837       93 %
Village Green of Ann Arbor, Ann Arbor, MI   520   2013     48.6 %     1,167       91 %
Whetstone, Durham, NC   204   2015     (6 )     1,325       73 %
Total/Average   4,625               $ 1,200       93 %

 

(1) Represents date of last significant renovation or year built if no renovations.

(2) Represents the average effective monthly rent per occupied unit for all occupied units for the three months ended December 31, 2015, excluding Whetstone, EOS and Sorrell, which are still in lease-up. The average rent for Whetstone, EOS and Sorrel, is pro forma based on underwriting. Total concessions for the three months ended December 31, 2015 amounted to approximately $0.3 million.

(3) Percent occupied is calculated as (i) the number of units occupied as of December 31, 2015, divided by (ii) total number of units, expressed as a percentage, excluding Whetstone, EOS and Sorrell, which are still in lease-up.

(4) ARIUM Grandewood was formerly called ARIUM Grande Lakes.

(5) Ashton Reserve is comprised of Ashton I and Ashton II.

(6) EOS and Whetstone are currently preferred equity investments providing a stated investment return and both properties are in lease-up and average actual rents were $1,165 and $1,091, respectively, net of upfront lease-up concessions.

(7) Park & Kingston is comprised of Park & Kingston and Park & Kingston II. We own 96.0% of 151 units of Park & Kingston acquired in March 2015 and 100.0% of 15 units of Park & Kingston II acquired in November 2015, for a combined ownership of 96.4%.

(8) Sorrel is in lease-up and average actual rents were $1,272, net of up-front lease-up concessions.

  

Development Properties

   

Multifamily Community Name, Location   Number of
Units
    Total Estimated
Construction
Cost (in millions)
    Cost to Date
(in millions)
    Estimated
Construction
Cost Per Unit
    Initial
Occupancy
  Construction
Completion
  Pro Forma
Average
Rent  (1)
 
Alexan CityCentre, Houston, TX     340     $ 81.8     $ 31.8     $ 240,588     1Q17   4Q17   $ 2,144  
Alexan Southside Place, Houston, TX     269     $ 48.6     $ 4.2     $ 180,669     3Q17   2Q18   $ 2,019  
Cheshire Bridge, Atlanta, GA     285     $ 48.7     $ 9.7     $ 170,877     1Q17   3Q17   $ 1,559  
Domain 1, Garland, TX     301     $ 47.2     $ 4.3     $ 156,811     2Q17   2Q18   $ 1,425  
Flagler Village, Fort Lauderdale, FL     384     $ 126.6     $ 6.1     $ 329,688     2Q18   2Q19   $ 2,481  
Lake Boone Trail, Raleigh, NC     245     $ 39.6     $ 6.8     $ 161,633     1Q18   3Q18   $ 1,402  
      1,824                                     $ 1,887  

 

(1) Represents the average pro forma effective monthly rent per occupied unit for all expected occupied units upon stabilization.

 

  44  
 

 

Joint Ventures

 

We accounted for the acquisitions of our interests in properties through managing member limited liability companies (“LLCs”) in accordance with the provisions of the Consolidation Topic of the Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”).

 

We analyze our investments in joint ventures to determine if the joint venture is a variable interest entity (a “VIE”) and would require consolidation. A VIE is an entity that has (i) insufficient equity to permit it to finance its activities without additional subordinated financial support or (ii) equity holders that lack the characteristics of a controlling financial interest. VIEs are consolidated by the primary beneficiary, which is the entity that has both the power to direct the activities that most significantly impact the entity’s economic performance and the obligation to absorb losses of the entity or the right to receive benefits from the entity that potentially could be significant to the entity. Variable interests in a VIE are contractual, ownership, or other financial interests in a VIE that change with changes in the fair value of the VIE’s net assets. We continuously re-assess whether the managing member LLC in which we hold an interest is (i) a VIE, and (ii) if we are the primary beneficiary of the VIE. If it was determined that the joint venture qualified as a VIE and we were the primary beneficiary, it would be consolidated.

 

If after consideration of the VIE accounting literature, we have determined that VIE accounting is not applicable to the joint ventures, the Company assesses the need for consolidation under all other provisions of ASC 810.  These provisions provide for consolidation of majority-owned entities where majority voting interest held by the Company provides control, or through determination of control by the Company being the general partner in a limited partnership or the controlling member of a limited liability company.

 

In assessing whether we are in control of and requiring consolidation of the limited liability company and partnership venture structures we evaluate the respective rights and privileges afforded each member or partner (collectively referred to as “member”).  Our member would not be deemed to control the entity if any of the other members have either (i) substantive kickout rights providing the ability to dissolve (liquidate) the entity or otherwise remove the managing member or general partner without cause or (ii) has substantive participating rights in the entity.  Substantive participating rights (whether granted by contract or law) provide for the ability to effectively participate in significant decisions of the entity that would be expected to be made in the ordinary course business.    

   

If it has been determined that we do not have control, but do have the ability to exercise significant influence over the entity, we generally account for these unconsolidated investments under the equity method.  The equity method of accounting requires these investments to be initially recorded at cost and subsequently increased (decreased) for our share of net income (loss), including eliminations for our share of inter-company transactions, and increased (decreased) for contributions (distributions). The proportionate share of the results of operations of these investments is reflected in our earnings or losses.

 

Item 3.    Legal Proceedings

 

We are not party to, and none of our properties are subject to, any material pending legal proceeding.

 

Item 4.    Mining Safety Disclosures

 

None.

 

  45  
 

 

PART II

 

Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

  

Market Information

 

Our shares of Class A common stock are traded on the NYSE MKT under the symbol “BRG.” There is no established public trading market for shares of our Class B-1, B-2 or B-3 common stock.

 

On February 18, 2016, the closing price of our Class A common stock, as reported on the NYSE MKT, was $9.82.

 

The following table sets forth, for the periods indicated, the high and low intraday sale prices of our Class A common stock for each quarter since the completion of our IPO, as reported on the NYSE MKT, and the distributions paid by us with respect to those periods.

 

Quarter Ended   High     Low     Distributions (1)  
June 30, 2014 (commencing April 2, 2014 through June 30, 2014)   $ 15.40     $ 12.01     $ 0.290  
September 30, 2014   $ 14.27     $ 11.21     $ 0.290  
December 31, 2014   $ 13.44     $ 11.51     $ 0.290  
                         
March 31, 2015   $ 13.73     $ 12.42     $ 0.290  
June 30, 2015   $ 14.07     $ 12.27     $ 0.290  
September 30, 2015   $ 13.08     $ 10.53     $ 0.290  
December 31, 2015   $ 12.84     $ 10.33     $ 0.290  

 

  (1) Distribution information is for distributions declared with respect to that quarter.

 

On January 13, 2016, our board of directors authorized, and we declared monthly dividends for the first quarter of 2016 equal to a quarterly rate of $0.29 per share on our Class A common stock and $0.29 per share on our Class B common stock, payable monthly to the stockholders of record as of January 25, 2016, February 25, 2016 and March 24, 2016, which will be paid in cash on February 5, 2016, March 5, 2016 and April 5, 2016, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of our Class A common stock.

 

Stockholder Information

 

As of February 18, 2016, we had approximately 19,202,833 shares of Class A common stock outstanding held by a total of 879 stockholders, one of which is the holder for all beneficial owners who hold in street name; and 353,629 shares of Class B-3 common stock outstanding, held by a total of 726 stockholders.

 

Distributions

  

Future distributions paid by the Company will be at the discretion of our board of directors and will depend upon the actual cash flow of the Company, its financial condition, capital requirements, the annual distribution requirements under the REIT provisions of the Code and such other factors as our board of directors deems relevant.

 

Distributions paid on our Class A common shares, and our Class B-1, B-2 and B-3 common shares, and OP Units and LTIP Units that are entitled to receive distribution equivalents when dividends are paid on the common stock, by quarter for the years ended December 31, 2015 and 2014, respectively, were as follows (amounts in thousands, except per share amounts):

   

    Distributions  
    Declared Per
Share
    Total Paid  
2014                
First Quarter   $ 0.113     $ 416  
Post-IPO                
Second Quarter     0.290       1,190  
Third Quarter     0.290       1,788  
Fourth Quarter     0.290       2,375  
Total   $ 0.983     $ 5,769  
                 
2015                
First Quarter   $ 0.290     $ 3,560  
Second Quarter     0.290       4,628  
Third Quarter     0.290       5,931  
Fourth Quarter     0.290       6,008  
Total   $ 1.160     $ 20,127  

 

  46  
 

 

On January 13, 2016, our board of directors declared monthly dividends for the first quarter of 2016 equal to a quarterly rate of $0.29 per share on our Class A common stock and $0.29 per share on our Class B common stock, payable monthly to the stockholders of record as of January 25, 2016, February 25, 2016 and March 24, 2016, which will be paid in cash on February 5, 2016, March 5, 2016 and April 5, 2016, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of our Class A common stock.

 

The declared dividends equal a monthly dividend on the Class A common stock and the Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of January 25, 2016, $0.096667 per share for the dividend paid to stockholders of record as of February 25, 2016, and $0.096667 per share for the dividend paid to stockholders of record as of March 24, 2016. A portion of each dividend may constitute a return of capital for tax purposes. There is no assurance that we will continue to declare dividends or at this rate.

 

Distributions paid for the years ended December 31, 2015 and 2014, respectively, were funded from cash provided by operating activities except with respect to $5,524,000 and $6,400,000, respectively, which was funded from sales of real estate, borrowings, and/or proceeds of our equity offerings.

  

    Twelve Months Ended December 31,  
    2015     2014  
    (In thousands)  
Cash provided by operating activities   $ 16,708     $ 5,145  
                 
Cash distributions to preferred shareholders   $ -     $ -  
Cash distributions to common shareholders     (20,127 )     (5,771 )
Cash distributions to noncontrolling interests     (2,105 )     (5,774 )
Total distributions     (22,232 )     (11,545 )
                 
Shortfall   $ (5,524 )   $ (6,400 )
                 
Proceeds from sale of joint venture interests   $ -     $ 4,985  
Proceeds from sale of unconsolidated real estate joint ventures   $ 15,590     $ 10,830  
Proceeds from sale of real estate   $ 17,862     $ -  

 

Equity Compensation Plans

 

Former Incentive Plans

 

We previously adopted the Bluerock Multifamily Growth REIT, Inc. Long Term Incentive Plan (the “Former Incentive Plan”) to provide an incentive to our employees, officers, directors, and consultants and employees and officers of our former advisor, by offering such persons an opportunity to participate in our growth through ownership of our common stock or through other equity-related awards. Under the Former Incentive Plan, we had reserved and authorized an aggregate number of 2,000,000 shares of our common stock for issuance.

 

On December 16, 2013, our board of directors adopted, and on January 23, 2014 our stockholders approved, the 2014 Equity Incentive Plan for Individuals (the “2014 Individuals Plan”) and the 2014 Equity Incentive Plan for Entities (the “2014 Entities Plan). Upon the approval by our stockholders of the 2014 Individuals Plan and the 2014 Entities Plan, our Former Incentive Plan was terminated.

 

  47  
 

 

No awards were granted to our executive officers under our Former Incentive Plan. Each of our current independent directors previously received 5,000 shares of restricted stock in connection with the commencement of our Continuous Registered Offerings, and 2,500 shares of restricted stock upon their annual re-election to the board, under our Former Incentive Plan. Pursuant to the terms of our Former Incentive Plan, the restricted stock vested 20% at the time of the grant, and vested or will vest 20% on each anniversary thereafter over four years from the date of the grant. All restricted stock previously granted under our Former Incentive Plan may receive distributions, whether vested or unvested. No additional grants of common stock or other equity-related awards will be made under our Former Incentive Plan.

 

 As discussed above, on December 16, 2013, our board of directors adopted, and on January 23, 2014 our stockholders approved, the 2014 Individuals Plan and the 2014 Entities Plan to attract and retain independent directors, executive officers and other key employees, including officers and employees of our Manager and operating partnership and their affiliates and other service providers, including our Manager and its affiliates. We refer to both the 2014 Individuals Plan and the 2014 Entities Plan collectively as the 2014 Incentive Plans. The 2014 Incentive Plans provide for the grant of options to purchase shares of our common stock, stock awards, stock appreciation rights, performance units, incentive awards and other equity-based awards.

 

On April 7, 2015, our board of directors adopted, and on May 28, 2015 our stockholders approved, the amendment and restatement of the 2014 Individuals Plan (“Amended 2014 Individuals Plan”) and the 2014 Entities Plan (“Amended 2014 Entities Plan”). Upon the approval by our stockholders of the Amended 2014 Individuals Plan and the Amended 2014 Entities Plan (the “Amended 2014 Individuals Plan and the Amended 2014 Entities Plan, together the “Amended 2014 Incentive Plans”), the 2014 Individuals Plan and the 2014 Entities Plan were terminated. Under the Amended 2014 Incentive Plans, we have reserved and authorized an aggregate number of 475,000 shares of our common stock for issuance.

 

Administration of the Amended 2014 Incentive Plans

 

The Amended 2014 Incentive Plans are administered by the compensation committee of our board of directors, except that the Amended 2014 Plans will be administered by our board of directors with respect to awards made to directors who are not employees. This summary uses the term “administrator” to refer to the compensation committee or our board of directors, as applicable. The administrator will approve all terms of awards under the Amended 2014 Incentive Plans. The administrator will also approve who will receive grants under the Amended 2014 Incentive Plans and the number of shares of our Class A common stock subject to each grant.

 

  48  
 

 

Eligibility

 

Employees and officers of our company and our affiliates (including officers and employees of our Manager and operating partnership) and members of our board of directors are eligible to receive grants under the Amended 2014 Individuals Plan. In addition, individuals who provide significant services to us or an affiliate, including individuals who provide services to us or an affiliate by virtue of employment with, or providing services to, our Manager or operating partnership may receive grants under the Amended 2014 Individuals Plan.

 

Entities that provide significant services to us or our affiliates, including our Manager, that are selected by the administrator may receive grants under the Amended 2014 Entities Plan.

 

The following table provides information about our common stock that may be issued upon the exercise of options, warrants and rights under our Amended 2014 Incentive Plans, as of December 31, 2015.

 

Plan Category   Number of
Securities to Be
Issued Upon
Exercise of
Outstanding
Options,
Warrants, and
Rights
    Weighted-
Average
Exercise Price
of Outstanding
Options,
Warrants, and
Rights
    Number of
Securities
Remaining
Available for
Future
Issuance
 
Equity compensation plans approved by security holders     -       -       191,610  
Equity compensation plans not approved by security holders     -       -       -  
Total     -       -       191,610  

 

We have adopted a Code of Ethics, which we refer to as the Code, for our directors, officers and employees intended to satisfy NYSE MKT listing standards and the definition of a “code of ethics” set forth in Item 406 of Regulation S-K. Any information relating to amendments to the Code or waivers of a provision of the Code required to be disclosed pursuant to Item 5.05 of Form 8-K will be disclosed through our website.

 

Unregistered Sale of Equity Securities

 

We previously disclosed our issuances during the years ended December 31, 2015, 2014 and 2013 of equity securities that were not registered under the Securities Act of 1933, as amended, in Item 33 of Part II of Pre-Effective Amendment No. 1 to our Registration Statement on Form S-11 filed with the Securities and Exchange Commission (the “SEC”) on September 29, 2014, and in our Current Reports on Form 8-K and amendments thereto on Form 8-K/A, as applicable, filed with the SEC on February 17, 2015, February 18, 2015, May 13, 2015, May 15, 2015, July 9, 2015, August 12, 2015, August 17, 2015, September 11, 2015, September 11, 2015, November 17, 2015, and November 19, 2015.

 

Item 6.   Selected Financial Data

 

Not applicable.

 

  49  
 

 

Item 7.  Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

The following discussion and analysis should be read in conjunction with the accompanying consolidated financial statements of Bluerock Residential Growth REIT, Inc., and the notes thereto. As used herein, the terms “we,” “our” and “us” refer to Bluerock Residential Growth REIT, Inc., a Maryland corporation, and, as required by context, Bluerock Residential Holdings, L.P., a Delaware limited partnership, which we refer to as our “Operating Partnership,” and to their subsidiaries. We refer to Bluerock Real Estate, L.L.C., a Delaware limited liability company, as “Bluerock”, and we refer to our external manager, BRG Manager, LLC, as our “Manager.” Both Bluerock and our Manager are affiliated with the Company. Also see “Forward-Looking Statements” preceding Part I.

 

Overview

 

We were incorporated as a Maryland corporation on July 25, 2008. Our principal business objective is to maximize returns through investments in Class A institutional-quality apartment properties in demographically attractive growth markets across the United States where we believe we can drive substantial growth in our funds from operations and net asset value through one or more of our Core-Plus, Value-Add, Opportunistic and Invest-to-Own investment strategies.

 

We are externally managed by our Manager, an affiliate of Bluerock. We conduct our operations through our Operating Partnership, of which we are the sole general partner. The consolidated financial statements include our accounts and those of the Operating Partnership.

 

As of December 31, 2015, our portfolio consisted of interests in twenty properties (fourteen operating and six development properties). The twenty properties contain an aggregate of 6,449 units, comprised of 4,625 operating units and 1,824 units under development. As of December 31, 2015, these properties, exclusive of our development properties, and Whetstone, EOS and Sorrell, the lease-up properties, were approximately 93% occupied.

 

We have elected to be taxed as a Real Estate Investment Trust (“REIT”) under Sections 856 through 860 of the Code and have qualified as a REIT commencing with our taxable year ended December 31, 2010. In order to continue to qualify as a REIT, we must distribute to our stockholders each calendar year at least 90% of our taxable income (excluding net capital gains). If we qualify as a REIT for federal income tax purposes, we generally will not be subject to federal income tax on income that we distribute to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income tax on our taxable income at regular corporate rates and will not be permitted to qualify as a REIT for four years following the year in which our qualification is denied. Such an event could materially and adversely affect our net income and results of operations. We intend to continue to organize and operate in such a manner as to remain qualified as a REIT.

 

Our IPO, Contribution Transactions and Follow-On Offerings

 

We raised capital in our Continuous Registered Offerings, carried out in a manner consistent with offerings of non-listed REITs, from our inception until September 9, 2013, when we terminated the Continuous Registered Offerings in connection with the board of directors’ consideration of strategic alternatives to maximize value to our stockholders. Through September 9, 2013, we had raised an aggregate of $22.6 million in gross proceeds through our Continuous Registered Offerings, including our distribution reinvestment plan.

 

We subsequently determined to register shares of newly authorized Class A common stock that were to be offered in a firmly underwritten public offering (the “IPO”), by filing a registration statement on Form S-11 (File No. 333-192610) with the Securities and Exchange Commission (“SEC”), on November 27, 2013. On March 28, 2014, the SEC declared the registration statement effective and we announced the pricing of the IPO of 3,448,276 shares of Class A common stock at a public offering price of $14.50 per share for total gross proceeds of $50.0 million. The net proceeds of the IPO were approximately $44.0 million after deducting underwriting discounts and commissions and estimated offering costs.

 

In connection with the IPO, shares of our Class A common stock were listed on the NYSE MKT for trading under the symbol “BRG.” Pursuant to the second articles of amendment and restatement to our charter filed on March 26, 2014 (the “Second Charter Amendment”), each share of our common stock outstanding immediately prior to the listing, including shares sold in our Continued Registered Offerings, was changed into one-third of a share of each of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock. Following the filing of the Second Charter Amendment, we effected a 2.264881-to-1 reverse stock split of our outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock, and on March 31, 2014, we effected an additional 1.0045878-to-1 reverse stock split of our outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock.

 

Substantially concurrently with the completion of the IPO, we completed a series of related contribution transactions pursuant to which we acquired indirect equity interests in four apartment properties, and a 100% fee simple interest in a fifth apartment property for an aggregate asset value of $152.3 million (inclusive of Oak Crest, which is accounted for under the equity method, and Springhouse, in which we already owned an interest and which has been reported as consolidated for the periods presented).

 

In October 2014, we completed an underwritten follow-on offering (the “October 2014 Follow-On Offering”) of 3,035,444 shares of Class A common stock, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters, on October 8, 2014. Net proceeds of the October 2014 Follow-On Offering were approximately $32.9 million after deducting underwriting discounts and commissions and offering costs. 

 

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In January 2015, we completed an underwritten shelf takedown offering (the “January 2015 Follow-On Offering”) of 4,600,000 shares of Class A common stock, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters, on January 20, 2015. Net proceeds of the January 2015 Follow-On Offering were approximately $53.7 million after deducting underwriting discounts and commissions and estimated offering costs. 

 

On May 22, 2015, we completed an underwritten shelf takedown offering (the “May 2015 Follow-On Offering”) of 6,348,000 shares of Class A common stock, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. Net proceeds of the May 2015 Follow-On Offering were approximately $77.6 million after deducting underwriting discounts and commissions and offering costs.

 

On October 21, 2015, we completed an underwritten shelf takedown offering of 2,875,000 shares of 8.250% Series A Cumulative Redeemable Preferred Stock (the “October 2015 Preferred Stock Offering”), par value $0.01 per share, liquidation preference $25.00 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. Net proceeds of the October 2015 Preferred Stock Offering were approximately $69.2 million after deducting underwriting discounts and commissions and estimated offering costs.

 

Together, the January 2015 Follow-On Offering, the May 2015 Follow-On Offering and the October 2015 Preferred Stock Offering are referred to as the 2015 Follow-On Offerings. The October 2014 Follow-On Offering, together with the 2015 Follow-On Offerings are referred to as the Follow-On Offerings.

 

Our total stockholders’ equity increased $114.8 million from $92.4 million as of December 31, 2014 to $207.2 million as of December 31, 2015. The increase in our total stockholders’ equity is primarily attributable to the 2015 Follow-On Offerings which increased our stockholders’ equity by $131.3 million, our net income of $1.8 million, $5.9 million of equity compensation and partially offset by distributions declared of $22.1 million for the year ended December 31, 2015.

 

Other Significant Developments

 

Acquisition of Interest in Lansbrook Village

 

On May 23, 2014, Bluerock Special Opportunity + Income Fund II, LLC (“Fund II”) sold a 32.67% limited liability company interest in BR Lansbrook JV Member, LLC, or BR Lansbrook JV Member, to BRG Lansbrook, LLC, a wholly-owned subsidiary of our Operating Partnership, for a purchase price of approximately $5.4 million in cash, and Bluerock Special Opportunity + Income Fund III, LLC (“Fund III”) sold a 52.67% limited liability company interest in BR Lansbrook JV Member to BRG Lansbrook, LLC, for a purchase price of approximately $8.8 million in cash. BR Lansbrook JV Member is the owner and holder of a 90% limited liability company interest in BR Carroll Lansbrook JV, LLC, which, as of December 31, 2014, owned 588 condominium units being operated as an apartment community within a 774-unit condominium property known as Lansbrook Village located in Palm Harbor, Florida, or the Lansbrook property. As further consideration for the Lansbrook acquisition, we were required to provide certain standard scope non-recourse carveout guarantees (and related hazardous materials indemnity agreements) related to approximately $42.0 million of indebtedness encumbering the Lansbrook property through a joinder to the loan agreement. The purchase price paid for the acquired interest was based on the amounts capitalized by Fund II and Fund III in the Lansbrook property plus an 8% annualized return for the period they held their respective interests in BR Lansbrook JV Member. The approximate dollar value attributed to Mr. Kamfar, as a result of his indirect ownership of Bluerock, was $0.2 million. Both Fund II and Fund III continued to own a 7.33% and 7.33%, respectively, limited liability interest in BR Lansbrook JV Member.

 

In December 2015, we invested an additional $3.7 million, plus customary prorations, in equity in Lansbrook, increasing our indirect ownership interest in the property from 76.8% to 90.00%. The additional interests were purchased from Fund II and Fund III, affiliates of our Manager, based on an appraisal value, plus customary prorations.

 

 Investment in Alexan CityCentre Property

 

On July 1, 2014, through a wholly-owned subsidiary of our Operating Partnership, we made a convertible preferred equity investment in a multi-tiered joint venture along with Bluerock Growth Fund, LLC, (“BGF”), Fund II and Fund III (collectively , the “BRG Co-Investors”), which are affiliates of our Manager, and an affiliate of Trammell Crow Residential, or TCR, to develop a 340-unit class A, apartment community located in Houston, Texas, to be known as Alexan CityCentre.

 

For development of the Alexan CityCentre property and funding of any required reserves, we have made a capital commitment of $6.5 million, all of which has been funded, to acquire 100% of the preferred membership interests in BR T&C BLVD Member, LLC, or the BR Alexan Member, through a wholly-owned subsidiary of our Operating Partnership, BRG T&C BLVD Houston, LLC (“BRG Alexan”). The BRG Co-Investors’ budgeted development-related capital commitments are as follows: BGF, $8.8 million; Fund II, $5.4 million; and Fund III, $3.4 million, to acquire 49.95%, 30.61% and 19.44% of the common membership interests in the BR Alexan Member, respectively.

 

Under the operating agreement for BR Alexan Member, our preferred membership interest earns and shall be paid on a current basis a preferred return at the annual rate of 15.0% times the outstanding amount of our capital contributions made pursuant to our capital commitment. As of December 31, 2015 we have fully funded our capital commitment and (ii) the BRG Co-Investors have funded $17.7 million.

 

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BR Alexan Member is required to redeem our preferred membership interests on the earlier of the date which is six (6) months following the maturity of the construction loan (including any extensions thereof but excluding refinancing), or any acceleration of the construction loan. On the redemption date, BR Alexan Member is required to pay us an amount equal to our outstanding net capital contributions to BR Alexan Member plus any accrued but unpaid preferred return. If BR Alexan Member does not redeem our preferred membership interest in full on the required redemption date, then any of our net capital contributions remaining outstanding shall accrue a preferred return at the rate of 20.0% per annum.

 

We have the right, in our sole discretion, to convert our preferred membership interest in BR Alexan Member into a common membership interest for a period of six months from and after the date upon which 70% of the units in the Alexan CityCentre property have been leased (the “Alexan Conversion Trigger Date”). Assuming that we and the BRG Co-Investors have made all of our budgeted development-related capital contributions as required, and all accrued preferred returns have been paid to us, upon conversion we will receive a common membership interest of 18.5% of the aggregate common membership interest in BR Alexan Member (the “Alexan Expected Interest”), and the membership percentages of the BRG Co-Investors shall be adjusted accordingly. If the facts as of the Alexan Conversion Trigger Date are substantially different from the capital investment assumptions resulting in our receipt of the Alexan Expected Interest, then we and the BRG Co-Investors are required to confer and determine in good faith a new common membership interest percentage relative to our conversion.

  

Prior to the exercise of the conversion right, BGF, Fund II and Fund III shall be the managers of BR Alexan Member, and shall have the power and authority to govern the business of BR Alexan Member, subject to the approval of certain “major decisions” by members holding a majority of the membership interests and subject to the further requirement that our economic interests and other rights in and to Alexan CityCentre may not be diluted or altered without our prior written consent.

 

Investment in EOS Property, formerly referred to as UCF Orlando

 

On July 29, 2014, through a wholly-owned subsidiary of our Operating Partnership, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund I, an affiliate of our Manager, and CDP UCFP Developer, LLC, a Georgia limited liability company and non-affiliated entity, to develop a 296-unit class A apartment community located in Orlando, Florida, located in close proximity to the University of Central Florida and Central Florida Research Park, and will be a featured component of a master-planned, Publix-anchored retail development known as Town Park, or the EOS property.

 

For development of the EOS property and funding of any required reserves, we have made a capital commitment of $3.6 million, all of which has been funded, to acquire 100% of the preferred membership interests in BR Orlando UCFP, LLC, or BR Orlando JV Member, through a wholly-owned subsidiary of our Operating Partnership, BRG UCFP Investor, LLC.

 

Under the operating agreement for BR Orlando JV Member, our preferred membership interest earns and shall be paid on a current basis a preferred return at the annual rate of 15.0% on the outstanding amount of our capital contributions made pursuant to our capital commitment. To date we have fully funded our capital commitment and Fund I has funded $5.6 million.

 

We are not required to make any additional capital contributions beyond our capital commitment. However, if BR Orlando JV Member makes an additional capital call and Fund I does not fully fund it, then we may elect to fund such shortfall as an additional capital contribution, in which case those contributions will accrue a preferred return at the annual rate of 20.0% on the outstanding amount of such capital contributions.

 

BR Orlando JV Member is required to redeem our preferred membership interests on the earlier of the date which is six (6) months following the maturity of the construction loan (including any extensions thereof but excluding refinancing), or any acceleration of the construction loan. On the redemption date, BR Orlando JV Member is required to pay us an amount equal to our outstanding net capital contributions to BR Orlando JV Member plus any accrued but unpaid preferred return. If BR Orlando JV Member does not redeem our preferred membership interest in full on the required redemption date, then any of our net capital contributions remaining outstanding shall accrue a preferred return at the rate of 20.0% per annum.

 

We have the right, in our sole discretion, to convert our preferred membership interest in BR Orlando JV Member into a common membership interest for a period of six (6) months from and after the date upon which 70% of the units in the EOS property have been leased, or the EOS Conversion Trigger Date. Assuming that we and Fund I have made all capital contributions as required, and all accrued preferred returns have been paid to us, upon conversion we will receive a common membership interest of 31% of the aggregate common membership interest in BR Orlando JV Member, or the EOS Expected Interest, and the membership percentage of Fund I shall be adjusted accordingly. If the facts as of the EOS Conversion Trigger Date are substantially different from the capital investment assumptions resulting in our receipt of the EOS Expected Interest, then we and Fund I are required to confer and determine in good faith a new common membership interest percentage relative to our conversion.

 

Prior to the exercise of the conversion right, Fund I shall be the manager of BR Orlando JV Member, and shall have the power and authority to govern the business of BR Orlando JV Member, subject to the approval of certain “major decisions” by members holding a majority of the membership interests and subject to the further requirement that our economic interests and other rights in and to the EOS property may not be diluted or altered without our prior written consent.

 

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Acquisition of Additional Interest in Enders Property

 

As of June 30, 2014, through a joint venture, we held a 48.4% indirect equity interest in the Enders property.

 

On September 10, 2014, through the Enders property joint venture, we acquired an additional 41.1% indirect interest in the Enders property in exchange for approximately $4.4 million in cash and approximately $8.0 million in additional financing proceeds, such that we currently hold an indirect 89.5% interest therein.

 

Acquisition of Interest in ARIUM Grandewood, formerly referred to as ARIUM Grande Lakes

 

On November 4, 2014, we, through BRG Grande Lakes, LLC, a Delaware limited liability company and a wholly owned subsidiary of our Operating Partnership, acquired a ninety five percent (95.0%) limited liability company interest in BR Carroll Grande Lakes JV, LLC, which is the owner and holder of a 100% limited liability company interest in BR Carroll Arium Grande Lakes Owner, LLC, a Delaware limited liability company (“Property Owner”), for a total purchase price of approximately $43.3 million. Property Owner concurrently acquired a 306-unit Class A apartment community located in Orlando, Florida known as Venue Apartments, which was rebranded as ARIUM Grandewood.

 

Disposition of Estates at Perimeter/Augusta Interests

 

On December 10, 2014, we, through BEMT Augusta, LLC, a Delaware limited liability company and a wholly owned subsidiary of our Operating Partnership, sold our 25.0% interest in the Estates at Perimeter/Augusta property, Fund II sold its 25.0% interest in the property, and Bell HNW Waterford, LLC, a Delaware limited liability company and an unaffiliated third party (“BRG Co-Owner”) sold its 50.0% interest in the property to Waypoint Residential Services, LLC, which is an unaffiliated third party, for an aggregate of $26.0 million, subject to a loan prepayment penalty and certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness and payment of loan prepayment penalty, closing costs and fees, the sale of our interest in the Estates at Perimeter property generated net proceeds to us of approximately $1.7 million.

 

Restructuring and Sale of Grove at Waterford Interests

 

On December 3, 2014, we, through BR Waterford Crossing JV, LLC, a Delaware limited liability company and a wholly owned subsidiary of our Operating Partnership (“BRG Grove”), and BRG Co-Owner, owned a 252-unit apartment community located in Hendersonville, Tennessee, or the Grove at Waterford property, as tenants-in-common.  BRG Grove owned a 60.0% tenant in common interest in the Grove at Waterford property. On December 18, 2014, BRG Grove sold its 60.0% tenant in common interest in the Grove at Waterford property and BRG Co-Owner sold its 40.0% tenant in common interest in the property to Bell Hendersonville, which is an unaffiliated third party, for an aggregate of $37.7 million, subject to a loan prepayment penalty and certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness and payment of loan prepayment penalty, closing costs and fees, the sale of our interest in the Grove at Waterford property generated net proceeds to us of approximately $9.0 million.

 

  Acquisition of Alexan Southside Place Interests

 

On January 12, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Southside, LLC, or BRG Southside, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II and Fund III (collectively, the “BRG Co-Investors”), which are affiliates of our Manager, and an affiliate of Trammell Crow Residential, or TCR, to develop an approximately 269-unit class A, apartment community located in Houston, Texas, to be known as the Alexan Southside Place property. The Alexan Southside Place property will be developed upon a tract of land ground leased from Prokop Industries BH, L.P., a Texas limited partnership, by BR Bellaire BLVD, LLC, as tenant under an 85-year ground lease. We have made a capital commitment of $17.3 million to acquire 100% of the preferred equity interests in BRG Southside, LLC, all of which has been funded at December 31, 2015.

 

Restructuring and Sale of 23Hundred@Berry Hill Interests

 

On December 9, 2014 we, through our Operating Partnership, through BEMT Berry Hill, LLC, a Delaware limited liability company and a wholly owned subsidiary of our Operating Partnership (“BEMT Berry Hill”), entered into a series of transactions and agreements to restructure the ownership of the Berry Hill property (the “Restructuring Transactions”).

 

Prior to the Restructuring Transactions, we held a 25.1% indirect equity interest in the Berry Hill property, Fund III held a 28.4% indirect equity interest, Bluerock Growth Fund, LLC, a Delaware limited liability company, or BGF, an affiliate of our Manager, held a 29.0% indirect equity interest, and Stonehenge 23Hundred JV Member, LLC (“Stonehenge JV Member”), our joint venture partner and an affiliate of Stonehenge Real Estate Group, LLC (“Stonehenge”), held the remaining 17.5% indirect equity interest plus a promote interest based on investment return hurdles for its service as developer of the property. These indirect equity interests were held in BR Stonehenge 23Hundred JV, LLC, a Delaware limited liability company (“JV LLC”), which owns 100% of 23Hundred, LLC, a Delaware limited liability company (“23Hundred”), which owned 100% of the Berry Hill property.

 

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Following the Restructuring Transactions, the Berry Hill property was owned in tenancy-in-common interests adjusted for the agreed Stonehenge promote interest as follows: (i) BEMT Berry Hill and Fund III, through 23Hundred, hold a 42.2% undivided tenant-in-common interest in the Berry Hill property (we, through BEMT Berry Hill, owned a 19.8% indirect equity interest and Fund III owned a 22.4% indirect equity interest); (ii) BGF’s subsidiary BGF 23Hundred, LLC, a Delaware limited liability company (“BGF 23Hundred”), held a 22.9% undivided tenant-in-common interest in the Berry Hill property; and (iii) Stonehenge JV Member’s subsidiary SH 23Hundred TIC, LLC, a Delaware limited liability company (“SH TIC”), held a 34.8% undivided tenant-in-common interest in the Berry Hill property.

 

As a result of the Restructuring Transactions, we owned a 19.8% indirect equity interest in the Berry Hill property, Fund III owned a 22.4% indirect equity interest, and each of BGF and Stonehenge JV Member indirectly owned their respective undivided tenant-in-common interests in the Berry Hill property.

 

On January 14, 2015, 23Hundred sold its 42.2% tenant in common interest in the Berry Hill property, BGF 23Hundred sold its 22.9% tenant in common interest in the Berry Hill property, and SH TIC sold its 34.8% tenant in common interest in the Berry Hill property, each to 2300 Berry Hill General Partnership, an unaffiliated third party. The aggregate purchase price was $61.2 million, subject to certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness and payment of closing costs and fees, the sale of our interest in the Berry Hill property generated net proceeds to us of approximately $7.3 million.

 

Acquisition of Interest in Park & Kingston

 

On March 16, 2015, we, through a wholly-owned subsidiary of our Operating Partnership, completed an investment of $6.3 million in a multi-tiered joint venture along with Fund III to acquire 153 newly-constructed units (the “Phase I Units”) in a Class AA apartment community in Charlotte, North Carolina known as the Park & Kingston Apartments (“Park & Kingston”). Our indirect ownership interest in Park & Kingston was 46.95%. The purchase price for the Phase I Units of $27.85 million was funded, in part, with a $15.25 million senior mortgage loan secured by the Park & Kingston property and improvements.

 

In May 2015, we invested an additional $6.5 million, plus customary prorations, in equity in Park & Kingston, increasing our indirect ownership interest in the property from 46.95% to approximately 96.0%. The additional interests were purchased from Fund III based on the original purchase price on a pro rata basis, plus customary prorations.

 

At the time of the acquisition of Park & Kingston we had the ability to acquire 15 units under development at Park & Kingston (the “Phase II Units”). Upon completion of the development we acquired 100% of the Phase II Units for a purchase price of approximately $2.9 million, plus customary prorations.

 

Acquisition of Interest in Fox Hill

 

On March 26, 2015, we, through subsidiaries of our Operating Partnership, completed an investment of $10.2 million in a multi-tiered joint venture along with Fund III, and three unaffiliated investors (collectively, the “Third Parties”), to acquire a 288-unit apartment community located in Austin, Texas known as the Fox Hill Apartments (“Fox Hill”). Our indirect ownership in Fox Hill was 85.27%. The purchase price of $38.15 million was funded, in part, with a $26.71 million senior mortgage loan secured by the Fox Hill property and improvements.

 

In May 2015, we invested an additional $1.1 million, plus customary prorations, in equity in Fox Hill, increasing our indirect ownership interest in the property from 85.27% to approximately 94.62%. The additional interests were purchased from Fund III based on the original purchase price on a pro rata basis, plus customary prorations.

 

Acquisition of Whetstone Interests

 

On May 20, 2015, through BRG Whetstone Durham, LLC, a wholly-owned subsidiary of our Operating Partnership, we made a convertible preferred equity investment in a multi-tiered joint venture, along with Fund III and an affiliate of TriBridge Residential, LLC, to acquire a 204-unit Class A apartment community located in Durham, North Carolina, to be known as Whetstone Apartments. We have made a capital commitment of $12.2 million to acquire 100% of the preferred equity interests in BRG Whetstone Durham, LLC all of which has been funded as of December 31, 2015. The acquisition of Whetstone Apartments was partially funded by a bridge loan of approximately $25.2 million secured by the Whetstone Apartment property. The loan matures May 18, 2016 and bears interest on a floating basis based on LIBOR plus 2.0%. The loan can be prepaid without penalty. We provided certain standard scope non-recourse carveout guaranties in conjunction with the loan.

 

Acquisition of Cheshire Bridge Interests

 

On May 29, 2015, through BRG Cheshire, LLC, a wholly-owned subsidiary of our Operating Partnership, we made a convertible preferred equity investment in a multi-tiered joint venture, along with Fund III and an affiliate of Catalyst Development Partners II, to develop a 285-unit Class A apartment community located in Atlanta, Georgia, to be known as Cheshire Bridge Apartments. We have made a capital commitment of $16.4 million to acquire 100% of the preferred equity interests in BRG Cheshire, LLC, all of which has been funded as of December 31, 2015.

 

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Acquisition of Interests in Ashton Reserve, comprised of Ashton I & II

 

On August 19, 2015, we, through subsidiaries of our Operating Partnership, completed an investment of $13.5 million to acquire a 100% fee simple interest in a 322-unit apartment community located in Charlotte, North Carolina known as the Ashton Reserve at Northlake Phase I (“Ashton I”). The purchase price of $44.75 million was funded, in part, with the assumption of a $31.9 million senior mortgage loan secured by the Ashton I property and improvements.

 

In addition, on December 14, 2015, we, through a subsidiary of our Operating Partnership, acquired an additional 151-unit apartment community adjacent to Ashton I, known as Ashton Reserve at Northlake Phase II, or Ashton II. The purchase price of approximately $21.8 million was funded, in part, with a $15.3 million senior mortgage loan secured by the Ashton II property and improvements.

 

Acquisition of ARIUM Palms at World Gateway, formerly known as Century Palms at World Gateway

 

On August 20, 2015, we, through subsidiaries of our Operating Partnership, completed an investment of $13.0 million in a multi-tiered joint venture along with an unaffiliated investor, to acquire a 252-unit apartment community located in Orlando, Florida known as the ARIUM Palms at World Gateway Apartments (“ARIUM Palms”). Our indirect ownership in ARIUM Palms was 95.0%. The purchase price of $37.0 million was funded, in part, with a $25.0 million senior mortgage loan secured by the ARIUM Palms property and improvements.

 

Acquisition of Sorrel and Sovereign Apartments

 

On October 29, 2015, we, through subsidiaries of our Operating Partnership, completed investments of approximately $17.7 million and approximately $15.2 million in a multi-tiered joint venture along with an affiliate of Carroll Organization, to acquire (i) a 352-unit Class A apartment community located in Frisco, Texas known as the Sorrel Phillips Creek Ranch Apartments (“Sorrel”) and (ii) a 322-unit Class A apartment community located in Fort Worth, Texas known as The Sovereign Apartments (“Sovereign”), respectively. Our indirect ownership interest in the joint venture that owns Sorrel and Sovereign is 95.0%. Sorrel’s purchase price of approximately $55.3 million was funded, in part, with a $38.7 million senior mortgage loan secured by the Sorrel property and improvements. Sovereign’s purchase price of approximately $44.4 million was funded, in part, with a $28.9 million senior mortgage loan secured by the Sovereign property and improvements.

 

Sale of North Park Towers

 

On October 16, 2015, we closed on the sale of the North Park Towers property, located in Southfield, Michigan. The 100% owned property was sold for approximately $18.2 million, subject to certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness encumbering the North Park Towers property in the amount of $11.5 million and payment of closing costs and fees, the sale of the property generated net proceeds for us of approximately $6.6 million and a gain on sale of $2.7 million.

 

Acquisition of Domain Phase 1 Interest

 

On November 20, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Domain Phase 1, LLC, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II, an affiliate of our Manager, and an affiliate of ArchCo Residential, to develop an approximately 301-unit, class A, apartment community located in Garland, Texas. The property will be developed upon an approximately 10 acres tract of land. We have made a capital commitment of $18.6 million to acquire 100% of the preferred equity interests in BR Member Domain Phase I, LLC, of which $3.8 million has been funded at December 31, 2015.

 

Acquisition of Flagler Village Interest

 

On December 18, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Flagler Village, LLC, we made an investment in a multi-tiered joint venture along with Fund II, an affiliate of our Manager, and an affiliate of ArchCo Residential, to develop an approximately 384-unit, class A, apartment community located in Ft. Lauderdale, Florida. We have made a capital commitment of $46.8 million to acquire interests in BR Flagler Village, LLC, of which $5.5 million has been funded at December 31, 2015.

 

Acquisition of Lake Boone Trail

 

On December 18, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Lake Boone, LLC, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II, an affiliate of our Manager, and an affiliate of Tribridge Residential, LLC, to develop an approximately 245-unit, class A, apartment community located in Raleigh, North Carolina. We have made a capital commitment of $16.8 million to acquire 100% of the preferred equity interests in BR Lake Boone, LLC, of which $9.9 million has been funded at December 31, 2015.

 

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Industry Outlook

 

We believe that  a significant amount of institutional capital and public REITs are primarily focused on investing in the “big six gateway markets” of Boston, New York, Washington, D.C., Seattle, San Francisco, and Los Angeles, and that many other primary markets are underinvested by institutional/public capital. As a result, we believe that the top 40 primary markets below the gateway markets, including our target markets, provide the opportunity to source investments at cap rates that are at significant premiums to the gateway markets, and have the potential to provide not only significant current income, but also attractive capital appreciation.

 

 We additionally believe that a number of its target growth markets are underserved by newer Class A apartment properties, especially as the wave of Millennials moves into its prime rental years over the upcoming decade. As such, we believe there is opportunity in certain of our target markets for development and/or redevelopment to deliver Class A product and capture premium rental rates and value growth.

 

As financial buyers who entered the market following the recent U.S. recession to take advantage of historical spreads between higher acquisition cap rates and lower, long-term financing interest rates enter their disposition periods, we believe the next phase of the cycle provides opportunity for real estate-centric buyers (i.e., buyers who have real estate-specific investment expertise and deep intellectual capital in specific markets), to create value using proven real estate investment strategies.

 

As the economy continues its recovery and enters an environment of more traditional (i.e., higher) interest rate levels, we believe private purchasers with greater capital constraints who have needed significant leverage to fund acquisitions will become less competitive, which would provide the opportunity to acquire apartment communities from owners who do not have sufficient capital resources to execute their business plans. 

 

We further believe that demographic forces indicate strong growth for apartment demand in the foreseeable future due to a variety of factors, including demand from the growing Millennial population which has a high propensity to rent, the large pent-up demand from young adults that have been living at home or with roommates, increasing share of the rental sector vs. homeownership, the declining homeownership rate due to affordability issues, and negative sentiments toward home ownership following the housing crisis experienced during the Great Recession.

 

Results of Operations

 

Note 3, “Real Estate Assets Held for Sale, Discontinued Operations and Sale of Joint Venture Equity Interests,” to our Consolidated Financial Statements provides a discussion of the various purchases and sales of properties and joint venture equity interests. These transactions have resulted in material changes to the presentation of our financial statements.

 

The following is a summary of our stabilized operating real estate investments as of December 31, 2015:

 

Multifamily
Community
  Date
Built/Renovated  (1)
  Number 
of Units
    Ownership
Interest
    Occupancy
%
 
ARIUM Grandewood     2005     306       95.0 %     97 %
ARIUM Palms   2008     252       95.0 %     94 %
Ashton Reserve   2012/2015     473       100.0 %     92 %
Enders Place at Baldwin Park     2003     220       89.5 %     97 %
Fox Hill   2010     288       94.6 %     98 %
Lansbrook Village   2004     602       90.0 %     93 %
MDA Apartments     2006     190       35.3 %     92 %
Park & Kingston   2015     168       96.4 %     91 %
Sovereign   2015     322       95.0 %     90 %
Springhouse at Newport News     1985     432       75.0 %     93 %
Village Green of Ann Arbor     2013     520       48.6 %     91 %
Total/Average         3,773               93 %

 

(1) Represents date of most recent significant renovation or date built if no renovations.

 

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Year ended December 31, 2015 as compared to the year ended December 31, 2014

 

Revenue

 

Net rental income increased $13.1 million, or 44.9%, to $42.3 million for the year ended December 31, 2015 as compared to $29.2 million for the same prior year period. This increase was primarily due to the acquisition of interests in various properties subsequent to January 1, 2014, accounted for on a consolidated basis.

 

Other property revenue increased $0.8 million, or 66.7%, to $2.0 million for the year ended December 31, 2015 as compared to $1.2 million for the same prior year period. This increase was primarily due to the acquisition of interests in the properties noted above.

 

Expenses

 

Property operating expenses increased $4.7 million, or 35.6%, to $17.9 million for the year ended December 31, 2015 as compared to $13.2 million for the same prior year period. This increase was primarily due to the acquisition of interests in the properties noted above. Property NOI margins improved to 59.7% of total revenues for the year ended December 31, 2015, from 56.5% in the prior year period.

 

General and administrative expenses amounted to $4.1 million for the year ended December 31, 2015 as compared to $2.7 million for the same prior year period. Excluding non-cash amortization of LTIPs and restricted stock expense of $2.1 million and $1.0 million, for the years ended December 31, 2015 and 2014, respectively, general and administrative expenses increased to $2.0 million, or 4.4% of revenues for the year ended December 31, 2015 as compared to $1.7 million, or 5.5% of revenues, for the same prior year end period.

 

Management fees amounted to $4.2 million for the year ended December 31, 2015 as compared to $1.0 million for the same prior year period. Base management fees were $3.3 million and $0.9 million for the years ended December 31, 2015 and 2014, respectively. Incentive fees were $0.9 million and $0.1 million for the years ended December 31, 2015 and 2014, respectively. These increases were primarily due to the significant increase in our equity base as a result of our Follow-On Offerings. LTIP Units were issued for the payment of base management and incentive fees of $3.7 million and $0.1 million for the years ended December 31, 2015 and 2014, respectively, while cash payment was made for $0.5 million and $0.9 million for the years ended December 31, 2015 and 2014, respectively.

 

Acquisition costs amounted to $3.5 million for the year ended December 31, 2015 as compared to $4.4 million for the same prior year period. This decrease was primarily due to the acquisition of numerous properties during the second quarter of 2014 in conjunction with the IPO contribution transactions and subsequent 2014 acquisitions as compared to the acquisitions in 2015.

 

Depreciation and amortization expenses increased to $16.3 million for the year ended December 31, 2015 as compared to $12.6 million for the same prior year period. This increase was primarily due to the acquisition of interests in the properties noted above.

  

Other Income and Expenses

 

Other income and expenses amounted to net other income of $9.3 million for the year ended December 31, 2015 as compared to net expenses of $3.1 million for the same prior year period. This was primarily due to a gain on the sale of an unconsolidated joint venture interest of $11.3 million in 2015 related to Berry Hill, a gain on the sale of assets of $2.7 million in 2015 related to North Park Towers, an increase in income from unconsolidated joint venture interest of $5.5 million due to additional investments, partially offset by a $2.9 million increase in interest expense, net, as the result of the increase in mortgage payables resulting from the acquisition of interests in the properties mentioned above and the gain on sale of unconsolidated joint ventures of $4.1 million in 2014.

 

Income from Discontinued Operations

 

Income from discontinued operations was $0.1 million for the year ended December 31, 2014. There was no income from discontinued operations in 2015. The 2014 amount related to the discontinued operations of our Creekside property, which was sold on March 28, 2014.

  

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Property Operations

 

We define “same store” properties as those that we owned and operated for the entirety of both periods being compared, except for properties that are in the construction or lease-up phases, or properties that are undergoing development or significant redevelopment. We move properties previously excluded from our same store portfolio for these reasons into the same store designation once they have stabilized or the development or redevelopment is complete and such status has been reflected fully in all quarters during the applicable periods of comparison. For newly constructed or lease-up properties or properties undergoing significant redevelopment, we consider a property stabilized upon attainment of 90% physical occupancy, subject to loss-to-lease, bad debt and rent concessions.  For comparison of our three months ended December 31, 2015 and 2014, the same store properties included properties owned at October 1, 2014, excluding the Berry Hill property, which was under construction. Our same store properties for the three months ended December 31, 2015 and 2014 were Springhouse at Newport News, Enders Place at Baldwin Park, Village Green of Ann Arbor, MDA Apartments and Lansbrook Village. Our non-same store properties for the same periods were The Estates at Perimeter/Augusta, 23Hundred@Berry Hill, Grove at Waterford, ARIUM Grandewood, Park & Kingston, Fox Hill, Ashton Reserve and ARIUM Palms. Our same store properties for the twelve months ended December 31, 2015 and 2014 were Springhouse at Newport News, Enders Place at Baldwin Park and MDA Apartments.  Our non-same store properties for the same period were The Estates at Perimeter/Augusta, 23Hundred@Berry Hill, Grove at Waterford, Village Green of Ann Arbor, North Park Towers, Lansbrook Village, ARIUM Grandewood, Park & Kingston, Fox Hill, Ashton, ARIUM Palms, Sorrel and Sovereign.

  

The Estates at Perimeter/Augusta was accounted for under the equity method during the three months ended December 31, 2014. 23Hundred@Berry Hill was accounted for under the equity method during a portion of the three months ended December 31, 2014. For the three months ended December 31, 2014, the components of non-same store property revenues, property expenses and net operating income represented by these properties were $0.8 million, $0.3 million and $0.5 million, respectively. There were no operating properties accounted for under the equity method during the three months ended December 31, 2015.

 

The Estates at Perimeter/Augusta was accounted for under the equity method and Creekside was accounted for as discontinued operations during the year ended December 31, 2014. 23Hundred@Berry Hill was accounted for under the equity method during a portion of the year ended December 31, 2014. For the year ended December 31, 2014, the components of non-same store property revenues, property expenses and net operating income represented by these properties were $3.3 million, $1.3 million, and $2.0 million, respectively. The Estates at Perimeter/Augusta, 23Hundred@Berry Hill, and Grove were accounted for under the equity method during the year ended December 31, 2015, but are reflected in our table of net operating income as if they were consolidated. For the year ended December 31, 2015, the components of non-same store property revenues, property expenses and net operating income represented by these properties were $0.2 million, $0.05 million and $0.1 million, respectively.

 

The following table presents the same store and non-same store results from operations for the years ended December 31, 2015 and 2014 (dollars in thousands):

 

    Year Ended
December 31,
    Change  
    2015     2014     $     %  
Property Revenues                                
Same Store   $ 13,096     $ 12,402     $ 694       5.6 %
Non-Same Store     31,313       21,229       10,084       47.5 %
Total property revenues     44,409       33,631       10,778       32.0 %
                                 
Property Expenses                                
Same Store     5,024       5,035       (11 )     (0.2 )%
Non-Same Store     12,833       9,434       3,399       36.0 %
Total property expenses     17,857       14,469       3,388       23.4 %
                                 
Same Store NOI     8,072       7,367       705       9.6 %
Non-Same Store NOI     18,480       11,796       6,684       56.7 %
Total NOI (1)   $ 26,552     $ 19,163     $ 7,389       38.6 %

 

(1) See “Net Operating Income” below for a reconciliation of Same Store NOI, Non-Same Store NOI and Total NOI to net income (loss) and a discussion of how management uses this non-GAAP financial measure.

 

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The following table presents the same store and non-same store results from operations for the three months ended December 31, 2015 and 2014 (dollars in thousands):

 

    Three Months Ended
December 31,
    Change  
    2015       2014     $     %  
Property Revenues                                
Same Store   $ 7,173     $ 6,839     $ 334       4.9 %
Non-Same Store     6,020       3,745       2,275       60.7 %
Total property revenues     13,193       10,584       2,609       24.7 %
                                 
Property Expenses                                
Same Store     2,600       2,848       (248 )     (8.7 )%
Non-Same Store     2,373       1,623       750       46.2 %
Total property expenses     4,973       4,471       502       11.2 %
                                 
Same Store NOI     4,573       3,991       582       14.6 %
Non-Same Store NOI     3,647       2,122       1,525       71.9 %
Total NOI (1)   $ 8,220     $ 6,113     $ 2,107       34.5 %

 

Twelve Months Ended December 31, 2015 Compared to Twelve Months Ended December 31, 2014

 

Same store NOI for the twelve months ended December 31, 2015 increased by 9.6% to $8.1 million from $7.4 million for the 2014 period. There was a 5.6% increase in same store property revenues as compared to the 2014 period, primarily attributable to a 3.3% increase in average rental rates, the acquisition of 22 additional units at our Enders property in April 2014, the acquisition of 29 additional units at our Lansbrook property (15 units in 2014 and 14 units in 2015) and a 120 basis point increase in average occupancy. Same stores expenses remained flat at $5.0 million in each of the two periods.

 

Property revenues and property expenses for our non-same store properties increased significantly due to the properties acquired during 2015. The results of operations for these properties have been included in our consolidated statements of operations from the date of acquisition.

 

Three Months Ended December 31, 2015 Compared to Three Months Ended December 31, 2014

 

Same store NOI for the three months ended December 31, 2015 increased by 14.6% to $4.6 million from $4.0 million for the 2014 period. There was a 4.9% increase in same store property revenues as compared to the 2014 period, primarily attributable to a 4.5% increase in average rent per month and the acquisition of 14 additional units at our Lansbrook property during 2015, balanced by a 50 basis point decrease in average occupancy. Same stores expenses were $2.6 million and $2.8 million, respectively.

 

Property revenues and property expenses for our non-same store properties increased significantly due to the properties acquired during 2015. The results of operations for these properties have been included in our consolidated statements of operations from the date of acquisition.

 

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Net Operating Income

 

We believe that net operating income, or NOI, is a useful measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding depreciation and amortization and interest. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs.

 

We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income. We use NOI to evaluate our performance on a same store and non-same store basis because NOI allows us to evaluate the operating performance of our properties because it measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance and captures trends in rental housing and property operating expenses.

 

However, NOI should only be used as an alternative measure of our financial performance. The following table reflects same store and non-same store contributions to consolidated NOI, together with a reconciliation of NOI to net loss, as computed in accordance with GAAP for the periods presented (amounts in thousands):

 

    Year Ended December 31,  
    2015     2014  
Net operating income                
Same store   $ 8,072     $ 7,367  
Non-same store     18,480       11,796  
Total net operating income     26,552       19,163  
Less:                
Interest expense     11,429       8,620  
Total property income     15,123       10,543  
Less:                
Noncontrolling interest pro-rata share of property income     3,609       5,219  
Other income related to JV/MM entities     110       82  
Pro-rata share of properties’ income     11,404       5,242  
Less pro-rata share of:                
Depreciation and amortization     12,369       7,357  
Amortization of non-cash interest expense     326       241  
Line of credit interest, net     -       191  
Management fees     4,154       978  
Acquisition and disposition costs     3,375       6,619  
General and administrative     4,050       2,604  
Less income allocated to preferred shares     1,153       -  
Add pro-rata share of:                
Other income     93       112  
Equity in operating earnings of unconsolidated joint ventures     6,605       904  
Gain on sale of joint venture interests     5,320       6,560  
Gain on sale of real estate assets     2,640       -  
Net income (loss) attributable to common stockholders   $ 635     $ (5,172 )

 

Liquidity and Capital Resources

 

Liquidity is a measure of our ability to meet potential cash requirements. Our primary liquidity requirements relate to (a) our operating expenses and other general business needs, (b) distributions to our stockholders, (c) investments and capital requirements to fund development and renovations at existing properties and (d) ongoing commitments to repay borrowings, including our maturing short-term debt.

 

We believe the properties underlying our real estate investments are performing well. We had a portfolio-wide debt service coverage ratio of 2.07x and occupancy of 93%, exclusive of our development properties, and Whetstone, EOS and Sorrel, the lease-up properties, at December 31, 2015. Prior to our IPO, our cash resources had been inadequate to meet our primary liquidity needs as our corporate operating expenses exceeded the cash flow received from our investments in real estate joint ventures. The primary reason for our previous negative operating cash flow had been the amount of our general and administrative expenses, including accounting and related fees to our independent auditors, legal fees, costs of being an SEC reporting company, director compensation and director and officer insurance premiums, relative to the size of our portfolio. 

 

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The net proceeds of our IPO, and our Follow-On Offerings provided us with the ability to grow our asset base quickly and better service our general and administrative expenses. In addition, the post-IPO Management Agreement with our Manager provides an overall lower fee structure than our previous advisory agreement with our Former Advisor, which reduced our corporate general and administrative expenses relative to the size of the portfolio.

 

In general, we believe our available cash balances, the proceeds from the Follow-On Offerings, other financing arrangements and cash flows from operations will be sufficient to fund our liquidity requirements with respect to our existing portfolio for the next 12 months. We expect that the additional properties added to our portfolio in the contribution transactions at the initial closing of the IPO, and properties added to our portfolio with the proceeds from the Follow-On Offerings, and the properties we expect to acquire with the remaining proceeds from our October 2015 Follow-On Offering, will have a significant positive impact on our future results of operations. In general, we expect that our results related to our portfolio will improve in future periods as a result of anticipated future investments in and acquisitions of real estate, including our investments in development projects.

 

We believe we will be able to meet our primary liquidity requirements going forward through:

 

$69.0 million in cash available at December 31, 2015;

 

cash generated from operating activities; and

 

proceeds from future borrowings and potential offerings, including potential offerings of common and preferred stock and issuances of units of limited partnership interest in our operating partnership, or OP Units.

 

We may also selectively sell assets at appropriate times, which would be expected to generate cash sources for our liquidity needs.

 

We intend to continue to use prudent amounts of leverage in making our investments, which we define as having total indebtedness of approximately 65% of the fair market value of the properties in which we have invested as determined by our Manager. For purposes of calculating our leverage, we assume full consolidation of all of our real estate investments, whether or not they would be consolidated under GAAP, include assets we have classified as held for sale, and include any joint venture level indebtedness in our total indebtedness. However, we are not subject to any limitations on the amount of leverage we may use, and accordingly, the amount of leverage we use may be significantly less or greater than we currently anticipate. We expect our leverage to decline commensurately as we execute our business plan to grow our net asset value.

 

We may seek to utilize credit facilities or loans from unaffiliated parties when possible. Previously, we have relied on borrowing from affiliates to help finance our business activities. On October 2, 2012, we entered into the Fund LOC pursuant to which we were initially entitled to borrow up to $12.5 million. On April 2, 2014, the Fund LOC was paid in full with proceeds from our IPO and extinguished.

 

If we are unable to obtain financing on favorable terms or at all, we may have to curtail our investment activities, including acquisitions and improvements to and developments of, real properties, which could limit our growth prospects. This, in turn, could reduce cash available for distribution to our stockholders and may hinder our ability to raise capital by issuing more securities or borrowing more money. We also may be forced to dispose of assets at inopportune times in order to maintain our REIT qualification and Investment Company Act exemption.

  

In 2014, and including the three and six months ended June 30, 2015, our Former Advisor deferred payment by us as needed of asset management fees, acquisition fees and organizational and offering costs incurred by us. Effective on September 4, 2015, the Former Advisor and Manager entered into an Assignment Agreement pursuant to which the Former Advisor assigned its right to payment of the obligation due to the Former Advisor to the Manager. The Manager agreed to receive payment entirely in LTIP Units of the Operating Partnership, and payment was made through the issuance of 108,119 LTIP Units by the Operating Partnership on September 14, 2015.

 

In 2014, and including the three and six months ended June 30, 2015, our Manager waived current year reimbursable operating expenses, to support our continued operations. Operating expense reimbursements of $0.1 million were expensed during the three months ended September 30, 2015, were reimbursed in cash and are recorded as part of general and administrative expenses. Operating expense reimbursements of $0.1 million were expensed during the three months ended December 31, 2015, which will be paid through the issuance of approximately 11,728 LTIP Units assuming the $11.85 common stock price at December 31, 2015.

 

We expect to maintain a distribution paid on a monthly basis to all of our stockholders at a quarterly rate of $0.29 per share. To the extent we continue to pay distributions at this rate, we expect to substantially use cash flows from operations to fund distribution payments. The board of directors will review the distribution rate quarterly, and there can be no assurance that the current distribution level will be maintained. While our policy is generally to pay distributions from cash flows from operations, our distributions through December 31, 2015 have been paid from proceeds from our Continuous Registered Offerings, proceeds from the IPO and Follow-On Offerings, sales of assets, and cash flows from operations and may in the future be paid from additional sources, such as from borrowings.  

 

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Cash Flows

 

Year ended December 31, 2015 as compared to the year ended December 31, 2014

 

As of December 31, 2015, we owned indirect equity interests in twenty real estate properties, (fourteen operating properties and six development properties), twelve of which are consolidated for reporting purposes.  During the year ended December 31, 2015, net cash provided by operating activities was $16.7 million. After the net income of $7.6 million was adjusted for $1.7 million of non-cash items, net cash provided by operating activities consisted of the following:

 

Distributions from unconsolidated joint ventures of $9.0 million;

 

increase in due to affiliates of $0.7 million;

 

and an increase in accounts payable and accrued liabilities of $3.2 million;

 

Offset by and an increase in accounts receivable, prepaid expenses and other assets of $5.6 million;

 

Cash Flows from Investing Activities

 

During the year ended December 31, 2015, net cash used in investing activities was $288.7 million, primarily due to the following:

 

$241.4 million used in acquiring consolidated real estate investments;

 

$11.9 million used in purchases of interests from noncontrolling members;

 

$65.1 million used in acquiring investments in unconsolidated joint venture interests;

 

$3.7 million used on capital expenditures;

 

$0.1 million in our restricted cash balance;

 

partially offset by $15.6 million in cash proceeds received for the sale of the Berry Hill property;

 

and $17.9 million in cash proceeds received for the sale of the North Park Towers property.

 

Cash Flows from Financing Activities

 

During the year ended December 31, 2015, net cash provided by financing activities was $317.9 million, primarily due to the following:

 

$131.3 million raised in our January and May 2015 Follow-On Offerings on January 20, 2015 and May 22, 2015, respectively;

 

$69.2 million raised in our October 2015 Preferred Stock Offering on October 21, 2015;

 

net borrowings of $151.1 million on mortgages payable;

 

$3.3 million increase in capital contributions from noncontrolling interests;

 

partially offset by $2.1 million in distributions paid to our noncontrolling interests;

 

$20.1 million paid in cash distribution paid to stockholders;

 

$1.8 million increase in deferred financing costs;

 

$12.9 million of repayments of our mortgages payable.

 

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Capital Expenditures

  

The following table summarizes our total capital expenditures for the years ended December 31, 2015 and 2014 (amounts in thousands):

 

    Year Ended December 31,  
    2015     2014  
New development   $ -     $ 5,855  
Redevelopment/renovations     2,286       1,265  
Routine capital expenditures     1,384       847  
Total capital expenditures   $ 3,670     $ 7,967  

 

The majority of our capital expenditures during the year ended December 31, 2014 related to the Berry Hill property, formerly a development project acquired in October 2012 and stabilized during the third quarter of 2014.

 

We define redevelopment and renovation costs as non-recurring capital expenditures for significant projects that upgrade units or common areas and projects that are revenue enhancing for the years ended December 31, 2015 and 2014. We define routine capital expenditures as capital expenditures that are incurred at every property and exclude development, investment, revenue enhancing and non-recurring capital expenditures.

 

Funds from Operations and Adjusted Funds from Operations, Attributable to Common Stockholders

 

Funds from operations attributable to common stockholders (“FFO”), is a non-GAAP financial measure that is widely recognized as a measure of REIT operating performance. We consider FFO to be an appropriate supplemental measure of our operating performance as it is based on a net income analysis of property portfolio performance that excludes non-cash items such as depreciation. The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values historically rise and fall with market conditions, presentations of operating results for a REIT, using historical accounting for depreciation, could be less informative. We define FFO, consistent with the National Association of Real Estate Investment Trusts, or (“NAREIT's”), definition, as net income, computed in accordance with GAAP, excluding gains (or losses) from sales of property, plus depreciation and amortization of real estate assets, plus impairments write-downs of depreciable real estate, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect FFO on the same basis.

  

In addition to FFO, we use adjusted funds from operations attributable to common stockholders (“AFFO”). AFFO is a computation made by analysts and investors to measure a real estate company's operating performance by removing the effect of items that do not reflect ongoing property operations. In computing AFFO, we further adjust FFO by adding back certain items that are not added to net income in NAREIT's definition of FFO, such as acquisition expenses, equity based compensation expenses, and any other non-recurring or non-cash expenses, which are costs that do not relate to the operating performance of our properties, and subtracting recurring capital expenditures (and when calculating the quarterly incentive fee payable to our Manager only, we further adjust FFO to include any realized gains or losses on our real estate investments).

 

During the year ended December 31, 2015 we incurred $3.3 million of acquisition expense and $1.2 million of disposition expense, of which $3.7 million was our pro-rata share of the expense.

   

Our calculation of AFFO differs from the methodology used for calculating AFFO by certain other REITs and, accordingly, our AFFO may not be comparable to AFFO reported by other REITs. Our management utilizes FFO and AFFO as measures of our operating performance after adjustment for certain non-cash items, such as depreciation and amortization expenses, and acquisition expenses and pursuit costs that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and that may not accurately compare our operating performance between periods. Furthermore, although FFO, AFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we also believe that FFO and AFFO may provide us and our stockholders with an additional useful measure to compare our financial performance to certain other REITs. We also use AFFO for purposes of determining the quarterly incentive fee, if any, payable to our Manager.

 

Neither FFO nor AFFO is equivalent to net income or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and AFFO do not represent amounts available for management's discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Neither FFO nor AFFO should be considered as an alternative to net income as an indicator of our operating performance or as an alternative to cash flow from operating activities as a measure of our liquidity.

 

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The table below presents our calculation of FFO and AFFO for the years ended December 31, 2015 and 2014.

 

We acquired eight additional properties and five preferred equity investments subsequent to December 31, 2014 and sold three properties that were owned in 2014. The results presented in the table below are not directly comparable and should not be considered an indication of our future operating performance (amounts in thousands).

  

    Year Ended  
    December 31,  
    2015     2014  
Net income (loss) attributable to common stockholders   $ 635     $ (5,172 )
Common stockholders pro-rata share of:                
Real estate depreciation and amortization (1)     12,369       7,357  
Gain on sale of joint venture interests     (5,320 )     (6,560 )
Gain on sale of real estate assets     (2,640 )     -  
FFO Attributable to Common Stockholders   $ 5,044     $ (4,375 )
Common stockholders pro-rata share of:                
Amortization of non-cash interest expense     326       241  
Acquisition and disposition costs     3,375       6,619  
Normally recurring capital expenditures (2)     (660 )     (378 )
Non-cash equity compensation     5,731       1,112  
Non-recurring interest income     (121 )      
Non-recurring equity in earnings of unconsolidated joint ventures     (289 )      
AFFO Attributable to Common Stockholders   $ 13,406     $ 3,219  
FFO Attributable to Common Stockholders per share   $ 0.29     $ (0.81 )
AFFO Attributable to Common Stockholders per share   $ 0.77     $ 0.60  
Weighted average common shares outstanding     17,417,198       5,381,787  

 

(1)     The real estate depreciation and amortization amount includes our share of consolidated real estate-related depreciation and amortization of intangibles, less amounts attributable to noncontrolling interests, and our similar estimated share of unconsolidated depreciation and amortization, which is included in earnings of our unconsolidated real estate joint venture investments.  

(2)    Normally recurring capital expenditures exclude development, investment, revenue enhancing and non-recurring capital expenditures.

 

Operating cash flow, FFO and AFFO may also be used to fund all or a portion of certain capitalizable items that are excluded from FFO and AFFO, such as tenant improvements, building improvements and deferred leasing costs.

 

Presentation of this information is intended to assist the reader in comparing the sustainability of the operating performance of different REITs, although it should be noted that not all REITs calculate FFO or AFFO the same way, so comparisons with other REITs may not be meaningful.  FFO or AFFO should not be considered as an alternative to net income (loss), as an indication of our liquidity, nor is either indicative of funds available to fund our cash needs, including our ability to make distributions.  Both FFO and AFFO should be reviewed in connection with other GAAP measurements.

 

Distributions

 

On December 27, 2013, our board of directors authorized, and we declared, distributions on our common stock at a rate of $0.05945211 per share for the month of January 2014. Distributions payable to each stockholder of record were paid in cash on February 3, 2014.

 

On March 13, 2014, our board of directors authorized, and we declared, distributions on our common stock, for the month of February 2014, at a rate of $0.05369868 per share for stockholders of record at the end of business on February 28, 2014. Distributions payable to each stockholder of record were paid on March 17, 2014.

 

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On April 8, 2014, our board of directors authorized, and we declared, monthly dividends for the second quarter of 2014 equal to a quarterly rate of $0.29 per share on both our Class A common stock and Class B common stock, payable to the stockholders of record as of April 25, 2014, May 25, 2014 and June 25, 2014, which was paid in cash on May 5, 2014, June 5, 2014 and July 5, 2014, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of our Class A common stock.

 

The declared dividends equal a monthly dividends on the Class A common stock and the Class B common stock as follows: $0.096666 per share for the distributions paid to stockholders of record as of April 25, 2014, $0.096667 per share for the distributions paid to stockholders of record as of May 25, 2014, and $0.096667 per share for the distributions paid to stockholders of record as of June 25, 2014.

 

On July 10, 2014, our board of directors authorized, and we declared, monthly dividends for the third quarter of 2014 equal to a quarterly rate of $0.29 per share on our Class A common stock and $0.29 per share on our Class B common stock, payable to the stockholders of record as of July 25, 2014, August 25, 2014 and September 25, 2014, which will be paid in cash on August 5, 2014, September 5, 2014 and October 5, 2014, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of our Class A common stock.

 

The declared dividends equal a monthly dividend on the Class A common stock and the Class B common stock as follows: $0.096667 per share for the dividend paid to stockholders of record as of July 25, 2014, $0.096667 per share for the dividend paid to stockholders of record as of August 25, 2014, and $0.096666 per share for the dividend paid to stockholders of record as of September 25, 2014.

 

On October 10, 2014, our board of directors authorized, and we declared, monthly dividends for the fourth quarter of 2014 equal to a quarterly rate of $0.29 per share on our Class A common stock and $0.29 per share on our Class B common stock, payable to the stockholders of record as of October 25, 2014, November 25, 2014 and December 25, 2014, which will be paid in cash on November 5, 2014, December 5, 2014 and January 5, 2015, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of our Class A common stock.

 

The declared dividends equal a monthly dividend on the Class A common stock and the Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of October 25, 2014, $0.096667 per share for the dividend paid to stockholders of record as of November 25, 2014, and $0.096667 per share for the dividend paid to stockholders of record as of December 25, 2014.

 

On January 9, 2015, the Board declared monthly dividends for the first quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of January 25, 2015, February 25, 2015 and March 25, 2015, which was paid in cash on February 5, 2015, March 5, 2015 and April 5, 2015, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of January 25, 2015, and $0.096667 per share for the dividend paid to stockholders of record as of February 25, 2015, and March 25, 2015.

 

On April 10, 2015, the Board declared monthly dividends for the second quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of April 25, 2015, May 25, 2015 and June 25, 2015, which was paid in cash on May 5, 2015, June 5, 2015 and July 2, 2015, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of April 25, 2015, and $0.096667 per share for the dividend paid to stockholders of record as of May 25, 2015, and June 25, 2015.

 

On July 10, 2015, the Board declared monthly dividends for the third quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of July 25, 2015, August 25, 2015 and September 25, 2015, which was paid in cash on August 5, 2015, September 4, 2015 and October 5, 2015, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096667 per share for the dividend paid to stockholders of record as of July 25, 2015, and as of August 25, 2015, and $0.096666 per share for the dividend paid to stockholders of record as of September 25, 2015.

 

On October 7, 2015, the Board declared monthly dividends for the fourth quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of October 25, 2015, November 25, 2015 and December 25, 2015, which was paid in cash on November 5, 2015, December 4, 2015 and January 5, 2016, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of October 25, 2015, and $0.096667 per share for the dividend paid to stockholders of record as of November 25, 2015 and December 25, 2015.

 

On December 14, 2015, the Board declared a dividend for the fourth quarter of 2015 equal to $0.4010 per share of Series A Preferred Stock for shareholders of record as of December 24, 2015, which was paid in cash on January 5, 2016.

 

A portion of each dividend may constitute a return of capital for tax purposes. There is no assurance that the Company will continue to declare dividends or at this rate.

 

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Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of the Company's Class A common stock.

 

The Company has a dividend reinvestment plan that allows for participating stockholders to have their dividend distributions automatically invested in additional Class A common shares based on the average price of the shares on the investment date. The Company plans to issue Class A common shares to cover shares required for investment.

 

Our board of directors will determine the amount of dividends to be paid to our stockholders. The determination of our board of directors will be based on a number of factors, including funds available from operations, our capital expenditure requirements and the annual distribution requirements necessary to maintain our REIT status under the Internal Revenue Code. As a result, our distribution rate and payment frequency may vary from time to time.  However, to qualify as a REIT for tax purposes, we must make distributions equal to at least 90% of our “REIT taxable income” each year. While our policy is generally to pay distributions from cash flow from operations, we may declare distributions in excess of funds from operations.

 

Distributions paid for the year ended December 31, 2015 were as follows (amounts in thousands):

 

    Distributions  
2015   Declared     Paid  
First Quarter                
Class A Common Stock   $ 3,554     $ 3,073  
Class B-1 Common Stock     68       103  
Class B-2 Common Stock     103       103  
Class B-3 Common Stock     103       103  
OP Units     82       82  
LTIP Units     96       96  
Total first quarter   $ 4,006     $ 3,560  
Second Quarter                
Class A Common Stock   $ 4,852     $ 4,236  
Class B-2 Common Stock     103       103  
Class B-3 Common Stock     103       103  
OP Units     82       82  
LTIP Units     110       104  
Total second quarter   $ 5,250     $ 4,628  
Third Quarter                
Class A Common Stock   $ 5,500     $ 5,465  
Class B-2 Common Stock     68       103  
Class B-3 Common Stock     103       103  
OP Units     82       82  
LTIP Units     221       178  
Total third quarter   $ 5,974     $ 5,931  
Fourth Quarter                
Class A Common Stock   $ 5,568     $ 5,568  
Class B-3 Common Stock     103       103  
Series A Preferred Stock     1,153       -  
OP Units     84       82  
LTIP Units     263       255  
Total fourth quarter   $ 7,171     $ 6,008  
Total year   $ 22,401     $ 20,127  

 

On January 13, 2016, our board of directors authorized, and we declared, monthly dividends for the first quarter of 2016 equal to a quarterly rate of $0.29 per share on our Class A common stock and $0.29 per share on our Class B common stock, payable to the stockholders of record as of January 25, 2016, February 25, 2016 and March 24, 2016, which was paid in cash on February 5, 2016, and which will be paid on March 5, 2016 and April 5, 2016, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of our Class A common stock.

 

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The declared dividends equal a monthly dividend on the Class A common stock and the Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of January 25, 2016, $0.096667 per share for the dividend paid to stockholders of record as of February 25, 2016, and March 24, 2016. A portion of each dividend may constitute a return of capital for tax purposes. There is no assurance that we will continue to declare dividends or at this rate.

 

Critical Accounting Policies

 

Below is a discussion of the accounting policies that we consider critical to an understanding of our financial condition and operating results that may require complex or significant judgment in their application or require estimates about matters which are inherently uncertain.

 

Our consolidated financial statements include our accounts and the accounts of other subsidiaries over which we have control. All inter-company transactions, balances, and profits have been eliminated in consolidation. Interests in entities acquired will be evaluated based on applicable GAAP, which includes the requirement to consolidate entities deemed to be variable interest entities ("VIE”).

 

  Principles of Consolidation and Basis of Presentation

 

Our consolidated financial statements include our accounts and the accounts of other subsidiaries over which we have control. All inter-company transactions, balances, and profits have been eliminated in consolidation. Interests in entities acquired will be evaluated based on applicable GAAP, which includes the requirement to consolidate entities deemed to be variable interest entities ("VIE") in which we are the primary beneficiary. If the entity in which we hold an interest is determined not to be a VIE, then the entity will be evaluated for consolidation based on legal form, economic substance, and the extent to which we have control and/or substantive participating rights under the respective ownership agreement.

 

There are judgments and estimates involved in determining if an entity in which we have made an investment is a VIE and, if so, whether we are the primary beneficiary. The entity is evaluated to determine if it is a VIE by, among other things, calculating the percentage of equity being risked compared to the total equity of the entity. A change in the judgments, assumptions, and estimates used could result in consolidating an entity that should not be consolidated or accounting for an investment using the equity method that should in fact be consolidated, the effects of which could be material to our financial statements.

 

Real Estate Asset Acquisition and Valuation

 

Upon the acquisition of real estate properties, we recognize the assets acquired, the liabilities assumed, and any noncontrolling interest as of the acquisition date, measured at their fair values. Acquisition-related costs are expensed in the period incurred. We assess the acquisition-date fair values of all tangible assets, identifiable intangible assets and assumed liabilities using methods similar to those used by independent appraisers (e.g., discounted cash flow analysis) and that utilize appropriate discount and/or capitalization rates and available market information. Estimates of future cash flows are based on a number of factors including historical operating results, known and anticipated trends, and market and economic conditions. The fair value of tangible assets of an acquired property considers the value of the property as if it was vacant.

 

Intangible assets include the value of in-place leases, which represents the estimated value of the net cash flows of the in-place leases to be realized, as compared to the net cash flows that would have occurred had the property been vacant at the time of acquisition and subject to lease-up. We amortize the value of in-place leases to expense over six months. Should a tenant terminate its lease, the unamortized portion of the in-place lease value and customer relationship intangibles would be charged to expense in that period.

 

Estimates of the fair values of the tangible assets, identifiable intangible assets and assumed liabilities require us to make significant assumptions to estimate market lease rates, property-operating expenses, carrying costs during lease-up periods, discount rates, market absorption periods, and the number of years the property will be held for investment. The use of inappropriate assumptions could result in an incorrect valuation of acquired tangible assets, identifiable intangible assets and assumed liabilities, which could impact the amount of our net income (loss).

 

Our significant accounting policies are more fully described in Note 2, “Basis of Presentation and Summary of Significant Accounting Policies,” to our Notes to the Consolidated Financial Statements. Certain of our accounting policies require management to make estimates and judgments regarding uncertainties that may affect the reported amounts presented and disclosed in our consolidated financial statements. These estimates and judgments are affected by management’s application of accounting policies. These judgments affect the reported amounts of assets and liabilities and our disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods.

 

We base these estimates on historical experience and various other factors that are believed to be reasonable, the results of which form the basis for making judgments under the circumstances. Due to the inherent uncertainty involved in making these estimates, actual results reported may differ from these estimates under different situations or conditions. Additionally, other companies may utilize different estimates that may impact the comparability of our results of operations to those of companies in similar businesses. We consider an accounting estimate to be significant if it requires us to make assumptions about matters that were uncertain at the time the estimate was made and changes in the estimate would have had a significant impact on our consolidated financial position or results of operations.

 

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Off-Balance Sheet Arrangements

 

As of December 31, 2015, we did not have any off-balance sheet arrangements that have had or are reasonably likely to have a material effect on our financial condition, revenues or expenses, results of operations, liquidity, capital resources or capital expenditures. As of December 31, 2015, we own interests in eight joint ventures that are accounted for under the equity method as we exercise significant influence over, but do not control, the investee.

 

New Accounting Pronouncements

 

See Note 2, “Basis of Presentation and Summary of Significant Accounting Policies,” to our Notes to the Consolidated Financial Statements for a description of accounting pronouncements. We do not believe these new pronouncements will have a significant impact on our Consolidated Financial Statements, cash flows or results of operations.

 

Subsequent Events

 

Issuance of LTIP Units for Payment of the Fourth Quarter 2015 Base Management Fee and operating expense reimbursement to the Manager

 

The Manager earned a base management fee of $1.1 million and incurred $0.1 million of reimbursable operating expenses during the fourth quarter of 2015. This amount was payable 50% in LTIP Units with the other 50% payable in either cash or LTIP Units at the discretion of our board of directors. Upon consultation with the Manager, the board of directors elected to pay 100% of the base management fee and operating expense reimbursement in LTIP Units.

 

Distributions Declared

 

 On January 13, 2016, our board of directors authorized, and we declared, monthly dividends for the first quarter of 2016 equal to a quarterly rate of $0.29 per share on our Class A common stock and $0.29 per share on our Class B common stock, payable monthly to the stockholders of record as of January 25, 2016, February 25, 2016 and March 24, 2016, which will be paid in cash on February 5, 2016, March 5, 2016 and April 5, 2016, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of our Class A common stock.

 

The declared dividends equal a monthly dividend on the Class A common stock and the Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of January 25, 2016, $0.096667 per share for the dividend paid to stockholders of record as of February 25, 2016, and $0.096667 per share for the dividend paid to stockholders of record as of March 24, 2016. A portion of each dividend may constitute a return of capital for tax purposes. There is no assurance that we will continue to declare dividends or at this rate.

  

Distributions Paid

 

The following distributions have been paid subsequent to December 31, 2015 (amounts in thousands):

 

    Distributions Paid  
January 5, 2016 (to stockholders of record as of December 25, 2015)          
Class A Common Stock     $ 1,856  
Class B-3 Common Stock       34  
Series A Preferred Stock     1,153  
OP Units       30  
LTIP Units       90  
Total     $ 3,163  
February 5, 2016 (to stockholders of record as of January 25, 2016)          
Class A Common Stock     $ 1,856  
Class B-3 Common Stock       34  
OP Units       30  
LTIP Units       90  
Total     $ 2,010  

 

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Acquisition of Summer Wind and Citation Club Apartments

 

On January 5, 2016, we, through subsidiaries of our Operating Partnership, completed investments of approximately $15.9 million and approximately $13.6 million in a multi-tiered joint venture along with an affiliate of Carroll Organization, to acquire (i) a 368-unit apartment community located in Naples, Florida to be known as ARIUM Gulfshore, formerly known as the Summer Wind Apartments (“ARIUM Gulfshore”) and (ii) a 320-unit apartment community located in Sarasota, Florida to be known as ARIUM at Palmer Ranch, formerly known as Citation Club Apartments (“ARIUM at Palmer Ranch”), respectively. Our indirect ownership interest in the joint venture that owns ARIUM Gulfshore and ARIUM at Palmer Ranch is 95.0%. Summer Wind’s purchase price of approximately $47.0 million was funded, in part, with a $32.6 million senior mortgage loan secured by Summer Wind property and improvements. Citation Club’s purchase price of approximately $39.3 million was funded, in part, with a $26.9 million senior mortgage loan secured by the Citation Club property and improvements.

 

Acquisition of West Morehead interest

 

On January 6, 2016, the Company made an investment in a 283-unit to-be-built Class A apartment community located in Charlotte, North Carolina known as West Morehead.  This investment of approximately $19 million is structured to provide a 15% current return on investment with an option to convert into majority ownership of the underlying property upon stabilization. 

 

Termination of Original Series B Preferred Stock Offering, Reclassification of Original Series B Preferred Stock, and Filing of New Prospectus Supplement for Offering of Series B Preferred Stock

 

On February 22, 2016, our board of directors authorized the termination of the offering of the Original Series B Preferred Stock in order to revise certain terms thereof, and the reclassification of the Original Series B Preferred Stock. On February 23, 2016, we terminated the offering of the Original Series B Preferred Stock, and on February 24, 2016, we filed a new prospectus supplement to the December 2014 Shelf Registration Statement offering a maximum of 150,000 Units (the “Units”) consisting of 150,000 shares of the reclassified Series B redeemable preferred stock (the “Series B Preferred Stock”) and warrants (the “Warrants”) to purchase 3,000,000 shares of Class A common stock (liquidation preference $1,000 per share of Series B Preferred Stock). As of February 24, 2016, we were continuing to organize our sales activities for the Series B Preferred Stock and no Units had been sold.

 

Change in Vesting of Equity Grants to Independent Directors

 

On March 24, 2015, pursuant to the company’s Amended and Restated 2014 Equity Incentive Plan for Individuals dated effective as of May 28, 2015 (the “2014 Individuals Plan”), the board approved restricted stock awards to each of the company’s independent directors in recognition of the service of each independent director during the fiscal years ended December 31, 2014 and December 31, 2015 (each, a “Stock Award”). As approved by the board, the Stock Awards to each independent director consisted of (i) a Stock Award for the fiscal year ended December 31, 2014 (the “2014 Stock Award”) of 2,500 restricted shares of the company’s Class A Common stock (the “2014 Restricted Stock”), and (ii) a Stock Award for the fiscal year ended December 31, 2015 (the “2015 Stock Award”) of 2,500 restricted shares of the Company’s Class A Common stock (the “2015 Restricted Stock”). The Stock Awards were made pursuant to certain Stock Award Agreements by and between the company and each independent director, each dated effective as of March 24, 2015 (collectively, the “2014-2015 Stock Award Agreements”).

 

Under the 2014-2015 Stock Award Agreements, the 2014 Restricted Stock and the 2015 Restricted Stock was subject to time-based vesting provisions over specified three-year periods, whereby the 2014 Restricted Stock would vest ratably on March 24, 2015, March 24, 2016 and March 24, 2017, and the 2015 Restricted Stock would vest ratably on March 24, 2016, March 24, 2017 and March 24, 2018, in each case subject to certain terms and conditions related to the continued service of the independent director.

 

On February 22, 2016, the board reviewed peer REIT compensation practices for independent directors, and found that equity awards for peer REITs generally vest either on the grant date, or after one year. In order to normalize compensation practices with peer REITs, on February 22, 2016, the board approved the amendment of each of the 2014-2015 Stock Award Agreements, effective as of March 24, 2016, such that the Stock Awards that did not vest on the grant date of March 24, 2015 will vest on the one-year anniversary of such grant date. As a result, (i) 1,666 shares of the 2014 Stock Award to each independent director, and (ii) all 2,500 shares of the 2015 Stock Award to each independent director, shall become vested and nonforfeitable on March 24, 2016.

 

Entrance into Real Estate Purchase Agreement for The Preserve at Henderson Beach

 

On February 22, 2016, the Company, through BR Henderson Beach, LLC and BRG Henderson Beach, LLC (collectively “BRG Henderson Beach”), subsidiaries of the Company’s Operating Partnership, entered into an Assignment of Rights agreement with Bluerock Real Estate, L.L.C. (“BRRE”), the Company’s sponsor, pursuant to which BRRE assigned to BRG Henderson Beach a real estate purchase agreement (the “Real Estate Purchase Agreement”) to acquire in fee simple a 340-unit apartment community located in Destin, Florida, known as Alexan Henderson Beach to be rebranded as The Preserve at Henderson Beach (“The Preserve at Henderson Beach”).  The purchase price for The Preserve at Henderson Beach is $53.7 million and subject to customary adjustments and prorations and including the assumption of the current first priority loan secured by The Preserve at Henderson Beach, which has an expected principal amount as of the anticipated closing date of approximately $37.5 million.  The Company expects to invest approximately $ 17.0 million of equity in The Preserve at Henderson Beach, a portion of which will be funded with the proceeds of an I.R.C. § 1031 exchange.  

 

Item 7A. Quantitative and Qualitative Disclosures About Market Risk

 

Not applicable.

   

Item 8.   Financial Statements and Supplementary Data

 

The information required by this Item 8 is hereby included in our Consolidated Financial Statements beginning on page F-1 of the Annual Report on Form 10-K.

 

Item 9.   Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.

 

None.

 

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Item 9A. Controls and Procedures

 

Disclosure Controls and Procedures

 

Evaluation of Disclosure Controls and Procedures

 

We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in the reports that we file or submit under the Exchange Act is recorded, processed, summarized, and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to our management, including our Chief Executive Officer and Chief Accounting Officer, as appropriate, to allow timely decisions regarding required disclosure.

 

As required by Rule 13a-15(b) and Rule 15d-15(b) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”), our management, including our Chief Executive Officer and Chief Accounting Officer, evaluated, as of December 31, 2015, the effectiveness of our disclosure controls and procedures as defined in Exchange Act Rule 13a-15(e) and Rule 15d-15(e).  Based on that evaluation, our Chief Executive Officer and Chief Accounting Officer concluded that our disclosure controls and procedures were effective as of December 31, 2015, to provide reasonable assurance that information required to be disclosed by us in this report filed or submitted under the Exchange Act is recorded, processed, summarized and reported within the time periods specified by the rules and forms of the Exchange Act and is accumulated and communicated to management, including the Chief Executive Officer and Chief Accounting Officer, as appropriate to allow timely decisions regarding required disclosures.

 

 We believe, however, that a controls system, no matter how well designed and operated, cannot provide absolute assurance that the objectives of the controls systems are met, and no evaluation of controls can provide absolute assurance that all control issues and instances of fraud or error, if any, within a company have been detected.

 

Management’s Annual Report on Internal Control over Financial Reporting

 

Management is responsible for establishing and maintaining adequate internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)).  Our management, including our Chief Executive Officer and Chief Accounting Officer, evaluated, as of December 31, 2015, the effectiveness of our internal control over financial reporting based on the framework in Internal Control – Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013).  Based on that evaluation, our Chief Executive Officer and Chief Accounting Officer concluded that our internal control over financial reporting, as of December 31, 2015, were effective. 

 

Statement of Our Independent Registered Public Accounting Firm

 

BDO, our independent registered public accounting firm that audited the financial statements included in this Annual Report on Form 10-K, has issued an audit report on the effectiveness of the Company’s internal control over financial reporting as of December 31, 2015, which appears on page F-2 of this Annual Report on Form 10-K.

 

Changes in Internal Control over Financial Reporting

 

There has been no change in internal control over financial reporting that occurred during the quarter ended December 31, 2015 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

 

Item 9B.  Other Information

 

None.

 

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PART III

 

Item 10. Directors, Executive Officers and Corporate Governance .

 

Our Executive Officers and Directors

 

The individuals listed as our executive officers below also serve as officers and employees of our Manager. As executive officers of the Manager, they serve to manage the day-to-day affairs and carry out the directives of our board of directors in the review, selection and recommendation of investment opportunities and operating acquired investments and monitoring the performance of those investments to ensure that they are consistent with our investment objectives. The duties that these executive officers perform on our behalf will not involve the review, selection and recommendation of investment opportunities, but rather the performance of corporate governance activities on our behalf that require the attention of one of our corporate officers, including signing certifications required under Sarbanes-Oxley Act of 2002, as amended, for filing with the our periodic reports.

 

 

The following table and biographical descriptions set forth certain information with respect to the individuals who currently serve as our executive officers and directors:

 

Name  *   Age  **   Position   Year First Became Director
R. Ramin Kamfar   52   Chairman of the Board, Chief Executive Officer and President   2008
Michael L. Konig   55   Chief Operating Officer, Secretary and General Counsel   N/A
Christopher J. Vohs   39   Chief Accounting Officer and Treasurer   N/A
Gary T. Kachadurian   65   Director   2014
Brian D. Bailey   49   Independent Director   2009
I. Bobby Majumder   47   Independent Director   2009
Romano Tio   56   Independent Director   2009

 

* The address of each executive officer and director listed is 712 Fifth Avenue, 9th Floor, New York, New York 10019.

** As of February 18, 2016.

 

R. Ramin Kamfar, Chairman of the Board, Chief Executive Officer and President .  Mr. Kamfar serves as our Chairman of the Board and as our Chief Executive Officer and President. Mr. Kamfar has served as our Chairman of the Board since August 2008, and also served as our Chief Executive Officer and the Chief Executive Officer of our Former Advisor from August 2008 to February 2013. He has also served as the Chairman of the Board and Chief Executive Officer of Bluerock since its inception in October 2002, where he has overseen the acquisition and development of approximately 13,900 apartment units, and over 2.5 million square feet of office space. In addition, Mr. Kamfar has served as Chairman of the Board of Trustees and as a Trustee of Total Income (plus) Real Estate Fund, a closed-end interval fund organized by Bluerock, since 2012. Mr. Kamfar has 25 years of experience in various aspects of real estate, mergers and acquisitions, private equity investing, investment banking, and public and private financings. From 1988 to 1993, Mr. Kamfar worked as an investment banker at Lehman Brothers Inc., New York, New York, where he specialized in mergers and acquisitions and corporate finance. In 1993 Mr. Kamfar left Lehman to focus on private equity transactions. From 1993 to 2002, Mr. Kamfar executed a growth/consolidation strategy to build a startup into a leading public company in the ‘fast casual’ market now known as Einstein Noah Restaurant Group, Inc. (NASDAQ: BAGL) with approximately 800 locations and $400 million in gross revenues. From 1999 to 2002, Mr. Kamfar also served as an active investor, advisor and member of the Board of Directors of Vsource, Inc., a technology company subsequently sold to Symphony House (KL: SYMPHNY), a leading business process outsourcing company focused on the Fortune 500 and Global 500. Mr. Kamfar received an M.B.A. degree with distinction in Finance in 1988 from The Wharton School of the University of Pennsylvania, located in Philadelphia, Pennsylvania, and a B.S. degree with distinction in Finance in 1985 from the University of Maryland located in College Park, Maryland.

 

Michael L. Konig, Chief Operating Officer, Secretary and General Counsel .  Mr. Konig serves as Chief Operating Officer, Secretary and General Counsel of our company and our Manager. Mr. Konig has also served as Senior Vice President and General Counsel for Bluerock and its affiliates since December 2004. In addition, Mr. Konig has served as Secretary of Total Income (plus) Real Estate Fund, a closed-end interval fund organized by Bluerock, since 2012. Mr. Konig has over 25 years of experience in law and business. Mr. Konig was an attorney at the firms of Ravin Sarasohn Cook Baumgarten Fisch & Baime from September 1987 to September 1989, and Greenbaum Rowe Smith & Davis from September 1989 to March 1997, representing borrowers and lenders in numerous financing transactions, primarily involving real estate, distressed real estate and Chapter 11 reorganizations, as well as a broad variety of litigation and corporate law matters. From 1998 to 2002, Mr. Konig served as legal counsel, including as General Counsel, at New World Restaurant Group, Inc. (now known as Einstein Noah Restaurant Group, Inc. (NASDAQ: BAGL)). From 2002 to December 2004, Mr. Konig served as Senior Vice President of Roma Food Enterprises, Inc. where he led operations and the restructuring and sale of the privately held company with approximately $300 million in annual revenues. Mr. Konig received a J.D. degree cum laude in 1987 from California Western School of Law, located in San Diego, California, an M.B.A. degree in Finance in 1988 from San Diego State University and a Bachelor of Commerce degree in 1982 from the University of Calgary.

 

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Christopher J. Vohs, Chief Accounting Officer and Treasurer .  Mr. Vohs serves as Chief Accounting Officer and Treasurer of our company, and has served as Chief Accounting Officer for Bluerock Real Estate, L.L.C., for our former advisor, Bluerock Multifamily Advisor, LLC, and for our Manager, BRG Manager, LLC, all of which are affiliates of our company, since joining Bluerock in July 2010. In his role as Chief Accounting Officer for Bluerock Real Estate, L.L.C. and Bluerock Multifamily Advisor, LLC, and BRG Manager, LLC, Mr. Vohs has been responsible for the oversight of all financial recordkeeping and reporting aspects of those companies. Previously, Mr. Vohs served as Corporate Controller for Roberts Realty Investors, Inc., a public multifamily REIT based in Atlanta, Georgia, from March 2009 to July 2010, where he was responsible for the accounting and financial reporting for the REIT. From October 2004 to March 2009, Mr. Vohs worked at Pulte Homes, a nationwide builder of single family homes, in various financial roles, including as Internal Audit Manager & Asset Manager and later as Vice President of Finance for Pulte’s Orlando and Southeast Florida operations. As Vice President of Finance, Mr. Vohs was responsible for all finance, accounting, and administrative operations of the division. From January 1999 to October 2004, Mr. Vohs worked as an Audit Manager for Deloitte & Touche, an international professional services firm, where he earned his CPA certification and focused on mid-size to large private and public companies in the manufacturing, finance, and communications industries. Mr. Vohs received his B.A. degree in Accounting from Michigan State University in 1998.

 

Gary T. Kachadurian, Director.   Mr. Kachadurian has served as a member of our board of directors since April 2014. Mr. Kachadurian also serves as Vice Chairman of our Manager. Mr. Kachadurian has over 30 years of real estate experience primarily investing in and developing apartment properties on behalf of institutional investors. From 2007 through its sale in January 2015, Mr. Kachadurian served as Chairman of Apartment Realty Advisors, the nation’s largest privately owned multihousing investment advisory company. From 1990 to 2005, Mr. Kachadurian served in various senior roles at Deutsche Bank Real Estate/RREEF, a leading pension fund advisor, including as a member of RREEF’s Investment Committee for 14 years, as a senior member of the Policy Committee of RREEF, as Senior Managing Director for Global Business Development responsible for raising institutional real estate funds in Japan, Germany, and other countries, and as head of RREEF’s National Acquisitions Group and Value-Added and Development lines of business where he had oversight in the acquisition and management of RREEF’s 24,000 unit apartment investment portfolio. Prior to Deutsche Bank/RREEF, Mr. Kachadurian served as the Midwest Regional Operating Partner for Lincoln Property Company, developing and managing apartment communities in Illinois, Indiana, Wisconsin, Kansas and Pennsylvania. Mr. Kachadurian also serves as President of The Kachadurian Group LLC, (f/k/a The Kach Group) which provides consulting on apartment acquisition and development transactions, including to Waypoint Residential. Mr. Kachadurian is a founding Board Member of the Chicago Apartment Association, and a former Chairman of the National Multi Housing Council. Mr. Kachadurian is former Chairman of the Village Foundation of Children’s Memorial Hospital, and is a Director of Pangea Real Estate and KBS Legacy Partners Apartment REIT. Mr. Kachadurian received his B.S. in Accounting from the University of Illinois in 1974.

 

Brian D. Bailey, Independent Director .  Mr. Bailey has served as one of our independent directors since January 2009. Mr. Bailey has more than 20 years of experience in sourcing, evaluating, structuring and managing investments, including real estate and real estate-related debt financing. Mr. Bailey founded and currently serves as Managing Member of Carmichael Partners, LLC, a private equity investment firm based in Charlotte, North Carolina. He also currently serves as a director of the Telecommunications Development Fund, a private equity investment fund headquartered in Washington, DC. Prior to founding Carmichael Partners, Mr. Bailey served as Managing Partner (2000-2008) and Senior Advisor (2008-2009) of Carousel Capital, LLC, a private equity investment firm in Charlotte, North Carolina. From 1999 to 2000, Mr. Bailey was a team member of Forstmann Little & Co., a private equity investment firm in New York, New York. From 1996 to 1999, Mr. Bailey was a Principal at the Carlyle Group, a private equity investment firm in Washington, DC. Earlier in his career, Mr. Bailey worked in the leveraged buyout group at CS First Boston in New York, New York and in the mergers and acquisitions group at Bowles Hollowell Conner & Company in Charlotte, North Carolina. Mr. Bailey has also worked in the public sector, as Assistant to the Deputy Chief of Staff and Special Assistant to the President at the White House from 1994 to 1996 and as Director of Strategic Planning and Policy at the U.S. Small Business Administration in 1994. Mr. Bailey received a B.A. degree in Mathematics and Economics in 1988 from the University of North Carolina at Chapel Hill and an M.B.A. degree in 1992 from the Stanford Graduate School of Business, located in Stanford, California.

 

I. Bobby Majumder, Independent Director .  Mr. Majumder has served as one of our independent directors since January 2009. Mr. Majumder is a partner at the law firm of Perkins Coie, where he specializes in corporate and securities transactions with an emphasis on the representation of underwriters, placement agents and issuers in both public and private offerings, private investment in public equity (PIPE) transactions and venture capital and private equity funds. Prior to Perkins Coie, Mr. Majumder was a partner in the law firm of K&L Gates LLP from May 2005 to March 2013. From January 2000 to April 2005, Mr. Majumder was a partner at the firm of Gardere Wynne Sewell LLP. Through his law practice, Mr. Majumder has gained significant experience relating to the acquisition of a number of types of real property assets including raw land, improved real estate and oil and gas interests. Mr. Majumder also has served as an independent Trustee on the Board of Trustees of Total Income (plus) Real Estate Fund, a closed-end interval fund organized by Bluerock, since July 2012. He is an active member of the Park Cities Rotary Club, a charter member of the Dallas Chapter of The Indus Entrepreneurs and an Associates Board member of the Cox School of Business at Southern Methodist University. Mr. Majumder received a J.D. degree in 1993 from Washington and Lee University School of Law, located in Lexington, Virginia, and a B.A. degree in 1990 from Trinity University, located in San Antonio, Texas.

 

Romano Tio, Independent Director .  Mr. Tio has served as one of our independent directors since January 2009. Mr. Tio serves as Managing Director at RM Capital Management LLC, a boutique real estate investment and advisory firm. From January 2008 to May 2009, Mr. Tio served as a Managing Director and co-head of the commercial real estate efforts of HCP Real Estate Investors, LLC, an affiliate of Harbinger Capital Partners Funds, a $10+ billion private investment firm specializing in event/distressed strategies. From August 2003 until December 2007, Mr. Tio was a Managing Director at Carlton Group Ltd., a boutique real estate investment banking firm where he was involved in over $2.5 billion worth of commercial real estate transactions. Earlier in his career, Mr. Tio was involved in real estate sales and brokerage for 25 years. Mr. Tio also has served as an independent Trustee of the Board of Trustees of Total Income (plus) Real Estate Fund, a closed-end interval fund organized by Bluerock, since July 2012. Mr. Tio received a B.S. degree in Biochemistry in 1982 from Hofstra University located in Hempstead, New York.

 

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Selection of Our Board of Directors

 

In determining the composition of our board of directors, our goal was to assemble a group of individuals of sound character, judgment and business acumen, whose varied backgrounds, leadership experience and real estate experience would complement each other to bring a diverse set of skills and perspectives to the board. We have determined that each of our directors, including our independent directors, has at least three years of relevant experience demonstrating the knowledge and experience required to successfully acquire and manage the type of assets being acquired by our company.

 

Mr. Kamfar was chosen to serve as the Chairman of the Board because, as our Chief Executive Officer and President, Mr. Kamfar is well positioned to provide essential insight and guidance to our board of directors from the inside perspective of the day-to-day operations of the company. Furthermore, Mr. Kamfar brings to the board approximately 25 years of experience in building operating companies, and in various aspects of real estate, mergers and acquisitions, private equity investing and public and private financings. His experience with complex financial and operational issues in the real estate industry, as well as his strong leadership ability and business acumen, make him critical to proper functioning of our board.

 

Mr. Kachadurian was nominated to serve as one of our directors for reasons including the depth and breadth of his experience in the rental apartment industry, including longstanding experience as a developer, owner and manager of apartment properties. Mr. Kachadurian’s extensive understanding of these varied aspects of our industry provides our board of directors with an invaluable resource for assessing and managing risk and planning corporate strategy. In addition, through Mr. Kachadurian’s service on the boards of several companies and other large organizations involved in the apartment industry, Mr. Kachadurian has developed strong leadership and consensus building skills that are a valuable asset to our board of directors. Mr. Kachadurian also agreed to be selected as one of our directors pursuant to a consulting agreement with our Manager.

 

Mr. Bailey was selected as one of our independent directors to leverage his extensive experience in sourcing, evaluating, structuring and managing private equity investments and his experience related to real estate and real estate-related debt financing. In addition, Mr. Bailey’s prior service on the audit committees of numerous privately-held companies provides him with the requisite skills and knowledge to serve effectively on our audit committee.

 

Mr. Majumder was selected as one of our independent directors due to his depth of legal experience in advising clients with respect to corporate and securities transactions, including representations of underwriters, placement agents and issuers in both public and private offerings. Mr. Majumder also brings with him significant legal experience relating to the acquisition of a number of types of real estate assets.

 

Mr. Tio was selected as one of our independent directors as a result of his demonstrated leadership skill and industry-specific experience developed through a number of high-level management positions with investment and advisory firms specializing in the commercial real estate sector.

 

Section 16(a) Beneficial Ownership Reporting Compliance

 

Section 16(a) of the Securities Exchange Act of 1934, or the Exchange Act, requires our directors and executive officers, and any persons beneficially owning more than 10% of our outstanding shares of common stock, to file with the SEC reports with respect to their initial ownership of our common stock and reports of changes in their ownership of our common stock. As a matter of practice, our administrative staff and outside counsel assists our directors and executive officers in preparing these reports, and typically file those reports on behalf of our directors and executive officers. Based solely on a review of the copies of such forms filed with the SEC during fiscal year 2015 and on written representations from our directors and executive officers, we believe that during fiscal year 2015, except for two Form 4s by R. Ramin Kamfar, one Form 4 by Gary Kachadurian, one Form 4 by Romano Tio, one Form 4 by I. Bobby Majumder and one Form 4 by Brian D. Bailey, all of our directors and executive officers filed the required reports on a timely basis under Section 16(a).

  

Code of Ethics and Whistleblower Policy

 

Our board of directors adopted a Code of Business Conduct and Ethics, Code of Ethics for Senior Executive and Financial Officers, Whistleblower Policy, and Corporate Governance Guidelines on March 26, 2014 that apply to our principal executive officer, principal financial officer, principal accounting officer, controller and persons performing similar functions and all members of our board of directors. We believe these policies are reasonably designed to deter wrongdoing and promote honest and ethical conduct; full, fair, accurate, timely, and understandable disclosure in our reporting to our stockholders and the SEC; compliance with applicable laws; reporting of violations of the code; and accountability for adherence to the code.  We will provide to any person without charge a copy of our Code of Ethics, Whistleblower Policy, and Corporate Governance Guidelines, including any amendments or waivers thereto, upon written request delivered to our principal executive office at the address listed on the cover page to our Annual Report on Form 10-K.

 

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Committees of the Board of Directors

 

We currently have a standing audit committee, a standing investment committee, a compensation committee and a nominating and corporate governance committee. All of our standing committees consist solely of independent directors, except that Gary T. Kachadurian, our Manager’s Vice Chairman and a director, will serve as Chairman of the investment committee. The principal functions of these committees are briefly described below. Our board of directors may from time to time establish other committees to facilitate our management.

 

Audit Committee

 

Our board of directors has established an audit committee. The audit committee meets on a regular basis, at least quarterly and more frequently as necessary. The audit committee’s primary functions are:

 

to evaluate and approve the services and fees of our independent registered public accounting firm;

 

to periodically review the auditors’ independence; and

 

to assist our board of directors in fulfilling its oversight responsibilities by reviewing the financial information to be provided to the stockholders and others, management’s system of internal controls and the audit and financial reporting process.

 

The audit committee is comprised of three individuals, all of whom are independent directors. The audit committee also considers and approves the audit and non-audit services and fees provided by the independent public accountants.

 

The members of our audit committee are Brian D. Bailey, I. Bobby Majumder and Romano Tio. Mr. Majumder is the chairman of our Audit Committee, and is designated as the audit committee financial expert as defined by the rules promulgated by the SEC and the NYSE MKT corporate governance listing standards.

 

Investment Committee

 

Our board of directors has delegated to the investment committee (1) certain responsibilities with respect to investments in specific real estate investments proposed by our Manager and (2) the authority to review our investment policies and procedures on an ongoing basis and recommend any changes to our board of directors.

 

Our board of directors has delegated to our Manager the authority to approve all real property acquisitions, developments and dispositions, including real property portfolio acquisitions, developments and dispositions, as well as all other investments in real estate consistent with our investment guidelines, for investments less than 5% of our Company equity, as defined, including any financing of such investment. Our Manager will recommend suitable investments for consideration by the investment committee for investments that exceed this threshold up to 10% of our total assets, and for investments equal to or in excess of this amount, to our full board of directors. If the members of the investment committee approve a given investment, then our Manager will be directed to make such investment on our behalf, if such investment can be completed on terms approved by the committee.

 

The members of our investment committee are Gary T. Kachadurian, Brian D. Bailey and Romano Tio.

 

Compensation Committee

 

Our compensation committee consists of all of our independent directors, and our compensation committee charter details the principal functions of the compensation committee. These functions include:

 

reviewing and approving on an annual basis the corporate goals and objectives relevant to our chief executive officer’s compensation, if any, evaluating our chief executive officer’s performance in light of such goals and objectives and determining and approving the remuneration, if any, of our chief executive officer based on such evaluation;

 

reviewing and approving the compensation, if any, of all of our other officers;

 

reviewing our executive compensation policies and plans;

 

overseeing plans and programs related to the compensation of the Manager, including fees payable to the Manager pursuant to the Management Agreement with our Manager;

 

implementing and administering our incentive compensation equity-based remuneration plans, if any;

 

assisting management in complying with our proxy statement and annual report disclosure requirements;

 

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producing a report on executive compensation to be included in our annual proxy statement; and

 

reviewing, evaluating and recommending changes, if appropriate, to the remuneration for directors.

 

Nominating and Corporate Governance Committee

 

Our nominating and corporate governance committee consists of all of our independent directors, and our nominating and corporate governance committee charter details the principal functions of the nominating and corporate governance committee. These functions include:

 

identifying and recommending to our full board of directors qualified candidates for election as directors and recommending nominees for election as directors at the annual meeting of stockholders;

 

developing and recommending to our board of directors corporate governance guidelines and implementing and monitoring such guidelines;

 

reviewing and making recommendations on matters involving the general operation of our board of directors, including board size and composition, and committee composition and structure;

 

recommending to our board of directors nominees for each committee of our board of directors;

 

annually facilitating the assessment of our board of directors’ performance as a whole and of the individual directors, as required by applicable law, regulations and the NYSE MKT corporate governance listing standards; and

 

overseeing our board of directors’ evaluation of management.

  

Item 11. Executive Compensation

 

Compensation of Executive Officers

 

We do not currently have any employees and our executive officers are employed by our Manager. We will not reimburse our Manager for compensation paid to our executive officers. Officers will be eligible for awards under our Amended 2014 Incentive Plan for Individuals, as described in detail below.

 

Compensation of Directors

 

We pay each of our independent directors an annual retainer of $25,000. In addition, we will pay our independent directors $2,500 in cash per board meeting attended, $2,000 in cash for each committee meeting attended, and $1,000 in cash for each teleconference meeting of the board or any committee. All directors will receive reimbursement of reasonable out-of-pocket expenses incurred in connection with attendance at meetings of the board of directors. 

 

We have provided below certain information regarding compensation earned by and paid to our directors and during fiscal year 2015 (amounts in thousands).

 

    Fees Paid              
    in Cash in     Restricted Stock        
Name   2015 (1)     Awards (2)     Total  
Brian D. Bailey (3)   $ 46     $ 19     $ 65  
I. Bobby Majumder (4)     46       19       65  
Romano Tio (5)     47       19       66  
Gary T. Kachadurian     -       -       -  
R. Ramin Kamfar     -       -       -  

 

(1) Includes the $25,000 annual retainer paid in 2015, which retainer also compensated for services to be rendered in 2016 in the amount of $8,333.

(2) Value of vested portion of August 8, 2011, August 8, 2012, August 5, 2013 and March 24, 2015 restricted stock grants as of date of vesting in 2015.

(3) Includes eighteen $1,000 payments and one $2,500 payment related to joint board of directors/audit committee/investment committee teleconference and in-person meetings, respectively. Excludes six $1,000 payments for six meetings held in 2015, but paid in 2016.
(4) Includes eighteen $1,000 payments and one $2,500 payment related to joint board of directors/audit committee/investment committee teleconference and in-person meetings, respectively. Excludes six $1,000 payments for six meetings held in 2015, but paid in 2016.

(5) Includes nineteen $1,000 payments and one $2,500 payment related to joint board of directors/audit committee/investment committee teleconference and in-person meetings, respectively. Excludes six $1,000 payments for six meetings held in 2015, but paid in 2016.

  

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All directors receive reimbursement of reasonable out-of-pocket expenses incurred in connection with attendance at meetings of the board of directors.

 

Item 12. Security Ownership Of Certain Beneficial Owners And Management And Related Stockholder Matters

 

Stock Ownership

 

The table below sets forth, as of February 18, 2016, certain information regarding the beneficial ownership of our shares of Class A and Class B common stock and shares of Class A common stock issuable upon redemption of OP Units for (1) each person who is expected to be the beneficial owner of 5% or more of our outstanding shares of common stock, (2) each of our directors and named executive officers, and (3) all of our directors and executive officers as a group. Each person named in the table has sole voting and investment power with respect to all of the shares of common stock shown as beneficially owned by such person, except as otherwise set forth in the notes to the table. The extent to which a person will hold shares of Class A or Class B common stock as opposed to OP Units or LTIP Units is set forth in the table below.

 

The SEC has defined “beneficial ownership” of a security to mean the possession, directly or indirectly, of voting power and/or investment power over such security. A stockholder is also deemed to be, as of any date, the beneficial owner of all securities that such stockholder has the right to acquire within 60 days after that date through (1) the exercise of any option, warrant or right, (2) the conversion of a security, (3) the power to revoke a trust, discretionary account or similar arrangement or (4) the automatic termination of a trust, discretionary account or similar arrangement. In computing the number of shares beneficially owned by a person and the percentage ownership of that person, our shares of common stock subject to options, vesting or other rights (as set forth above) held by that person that are exercisable or will become exercisable within 60 days thereafter, are deemed outstanding, while such shares are not deemed outstanding for purposes of computing percentage ownership of any other person.

  

Name of Beneficial Owner   Title of Class of
Securities
Owned
  Amount and
Nature of
Beneficial
Ownership
    Percent of
Class
 
5% Stockholders:                    

BlackRock, Inc . (1)

 

Class A Common Stock

   

1,055,761

      5.50 %
                     
Named Executive Officers and Directors: (2)                    
R. Ramin Kamfar   Class A Common Stock     79,280       0.41 %
    Class B Common Stock     3,383       0.96 %
    OP Units     165,654       54.21 %
    LTIP Units     529,296       56.77 %
Gary T. Kachadurian, Director       4,600       0.02 %
Michael L. Konig              
Christopher J. Vohs              
Brian D. Bailey, Independent Director   Class A & B Common Stock     12,774       0.06 %
I. Bobby Majumder, Independent Director   Class A & B Common Stock     11,725       0.06 %
Romano Tio, Independent Director   Class A & B Common Stock     11,744       0.06 %
All Named Executive Officers and Directors as a Group (3)         818,456       3.94 %

 

(1) Pursuant to Schedule 13G filed with the SEC on January 28, 2016 by BlackRock, Inc. The business address of such person is 55 East 52 nd Street, New York, NY 10055. BlackRock, Inc., in its capacity as the parent holding company, is deemed to have sole voting power with respect to 1,036,500 shares and sole dispositive power with respect to 1,055,761 shares. Various persons have the right to receive, or the power to direct receipt of, dividends from, or the proceeds from the sale of, such securities. No such person is known to BlackRock, Inc. to have such right or power with respect to more than five percent of the common stock.

(2) The address of each beneficial owner listed is 712 Fifth Avenue, 9 th Floor, New York, New York 10019.
(3) Totals do not include (a) 119,708 remaining unvested LTIP Units, which will vest ratably on an annual basis over a two-year period from April 30, 2015, and 283,390 unvested LTIP Units issued to BRG Manager, LLC on July 2, 2015, which will vest ratably on an annual basis over a three year period from the issuance date.

 

Equity Compensation Plans

 

Former Incentive Plan

 

We previously adopted the Bluerock Multifamily Growth REIT, Inc. Long Term Incentive Plan (the “Former Incentive Plan”) to provide an incentive to our employees, officers, directors, and consultants and employees and officers of our former advisor, by offering such persons an opportunity to participate in our growth through ownership of our common stock or through other equity-related awards. Under the Former Incentive Plan, we had reserved and authorized an aggregate number of 2,000,000 shares of our common stock for issuance.

 

On December 16, 2013, our board of directors adopted, and on January 23, 2014 our stockholders approved, the 2014 Equity Incentive Plan for Individuals (the “2014 Individuals Plan”) and the 2014 Equity Incentive Plan for Entities (the “2014 Entities Plan). Upon the approval by our stockholders of the 2014 Individuals Plan and the 2014 Entities Plan, our Former Incentive Plan was terminated.

 

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No awards were granted to our executive officers under our Former Incentive Plan. Each of our current independent directors previously received 5,000 shares of restricted stock in connection with the commencement of our Continuous Registered Offerings, and 2,500 shares of restricted stock upon their annual re-election to the board, under our Former Incentive Plan. Pursuant to the terms of our Former Incentive Plan, the restricted stock vested 20% at the time of the grant, and vested or will vest 20% on each anniversary thereafter over four years from the date of the grant. All restricted stock previously granted under our Former Incentive Plan may receive distributions, whether vested or unvested. No additional grants of common stock or other equity-related awards will be made under our Former Incentive Plan.

  

As discussed above, on December 16, 2013, our board of directors adopted, and on January 23, 2014 our stockholders approved, the 2014 Individuals Plan and the 2014 Entities Plan to attract and retain independent directors, executive officers and other key employees, including officers and employees of our Manager and operating partnership and their affiliates and other service providers, including our Manager and its affiliates. We refer to both the 2014 Individuals Plan and the 2014 Entities Plan collectively as the 2014 Incentive Plans. The 2014 Incentive Plans provide for the grant of options to purchase shares of our common stock, stock awards, stock appreciation rights, performance units, incentive awards and other equity-based awards.

 

On April 7, 2015, our board of directors adopted, and on May 28, 2015 our stockholders approved, the amendment and restatement of the 2014 Individuals Plan (“Amended 2014 Individuals Plan”) and the 2014 Entities Plan (“Amended 2014 Entities Plan”). Upon the approval by our stockholders of the Amended 2014 Individuals Plan and the Amended 2014 Entities Plan (the “Amended 2014 Individuals Plan and the Amended 2014 Entities Plan, together the “Amended 2014 Incentive Plans”), the 2014 Individuals Plan and the 2014 Entities Plan were terminated. Under the Amended 2014 Incentive Plans, we have reserved and authorized an aggregate number of 475,000 shares of our common stock for issuance.

 

Administration of the Amended 2014 Incentive Plans

 

The Amended 2014 Incentive Plans are administered by the compensation committee of our board of directors, except that the Amended 2014 Plans will be administered by our board of directors with respect to awards made to directors who are not employees. This summary uses the term “administrator” to refer to the compensation committee or our board of directors, as applicable. The administrator will approve all terms of awards under the Amended 2014 Incentive Plans. The administrator will also approve who will receive grants under the Amended 2014 Incentive Plans and the number of shares of our Class A common stock subject to each grant.

 

Eligibility

 

Employees and officers of our company and our affiliates (including officers and employees of our Manager and operating partnership) and members of our board of directors are eligible to receive grants under the Amended 2014 Individuals Plan. In addition, individuals who provide significant services to us or an affiliate, including individuals who provide services to us or an affiliate by virtue of employment with, or providing services to, our Manager or operating partnership may receive grants under the Amended 2014 Individuals Plan.

 

Entities that provide significant services to us or our affiliates, including our Manager, that are selected by the administrator may receive grants under the Amended 2014 Entities Plan.

 

The following table provides information about our common stock that may be issued upon the exercise of options, warrants and rights under our Amended 2014 Incentive Plans, as of December 31, 2015.

 

Plan Category   Number of
Securities to Be
Issued Upon
Exercise of
Outstanding
Options,
Warrants, and
Rights
    Weighted-
Average
Exercise Price
of Outstanding
Options,
Warrants, and
Rights
    Number of
Securities
Remaining
Available for
Future
Issuance
 
Equity compensation plans approved by security holders     -       -       191,610  
Equity compensation plans not approved by security holders     -       -       -  
Total     -       -       191,610  

 

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Item 13. Certain Relationships And Related Transactions And Director Independence

 

Director Independence

 

A majority of the members of our board of directors, and all of the members of the Audit Committee, are “independent.” Two of our current directors, Ramin Kamfar and Gary Kachadurian, are affiliated with us and we do not consider either Mr. Kamfar or Mr. Kachadurian to be an independent director. Our other current directors, Brian D. Bailey, I. Bobby Majumder and Romano Tio, qualify as “independent directors” as defined under the rules of the New York Stock Exchange MKT. Messrs. Majumder and Tio each serve as an independent director of the Board of Directors of Bluerock’s Total Income + Real Estate Fund, an affiliate of our Manager (“TIPRX”). Serving as a director of, or having an ownership interest in, another program sponsored by Bluerock will not, by itself, preclude independent director status. The board of directors has determined that Messrs. Bailey, Majumder and Tio each satisfy the independence criteria. None of these directors has ever served as (or is related to) an employee of ours or any of our predecessors or acquired companies or received or earned any compensation from us or any such other entities except for compensation directly related to service as a director of us or TIPRX. Therefore, we believe that all of these directors are independent directors.

 

Certain Transactions with Related Persons

 

As described further below, we have entered into agreements with certain affiliates pursuant to which they will provide services to us.  Our independent directors have reviewed the material transactions between our affiliates and us since the beginning of 2014.  Set forth below is a description of such transactions and the independent directors’ determination of their fairness.

 

Benefits of the IPO

 

In connection with the IPO, Mr. Kamfar, our Chairman, Chief Executive Officer and President, and certain of our other directors and executive officers and senior executives of our Manager received material benefits as described below. Mr. Kamfar and a family owned limited liability company own all of the equity interest in Bluerock, and are direct or indirect majority owners of all of Bluerock’s affiliated companies, including our Manager, which is also owned by Messrs. Kachadurian, Babb, Ruddy, Konig and MacDonald. All amounts with respect to the IPO are based on the IPO price per share of $14.50.

 

IPO and Contribution Transactions Involving Related Parties

 

In connection with our IPO completed on April 2, 2014 and our related contribution transactions, Mr. Kamfar, our Chairman, Chief Executive Officer and President, and certain of our other directors and executive officers and senior executives of our Manager received material benefits as described below. Mr. Kamfar and a family owned limited liability company own all of the equity interest in Bluerock, and are direct or indirect majority owners of all of Bluerock’s affiliated companies, including our Manager, which is also owned by Messrs. Kachadurian, Babb, Ruddy, Konig and MacDonald.

 

  · Fund II and Fund III, which are managed by affiliates of Bluerock, received an aggregate of 1,047,468 shares of Class A common stock in connection with our contribution transactions, with an aggregate value of $15.2 million. Additionally, Messrs. Kamfar, Babb, Ruddy and MacDonald are members of NPT and own, in the aggregate, approximately 66.5% of the outstanding equity interest in NPT, which received 282,759 OP Units in connection with the contribution of North Park Towers, with an aggregate value of approximately $4.1 million. Fund I, which is managed by Bluerock, received approximately $4.1 million in cash in connection with our contribution transactions.

 

In our contribution transactions, we acquired:

 

  o An aggregate 60% indirect equity interest in Grove at Waterford Apartments, located in Hendersonville, Tennessee, for an aggregate purchase price of $5.82 million based on an independent, MAI appraisal of the Grove property, comprised of a 6% indirect interest in the Grove property from Fund I in exchange for approximately $0.6 million in cash, and a 54% indirect interest in the Grove property from Fund II in exchange for 361,241 shares of Class A common stock with an approximate value of $5.2 million, or the Grove Transaction. Each of Fund I and Fund II is an affiliate of Bluerock. Fund II has a substantive, pre-existing relationship with us and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of shares of Class A common stock to Fund II was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.  On December 18, 2014, we closed on the sale of our 60.0% indirect interest in the Grove property for an aggregate of $37.7 million, subject to a loan prepayment penalty and certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness and payment of loan prepayment penalty, closing costs and fees, the sale of our interest in the Grove property generated net proceeds to us of approximately $9.0 million.

 

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  o An aggregate 67.2% indirect equity interest in Villas at Oak Crest Apartments, located in Chattanooga, Tennessee, from Fund II, in exchange for approximately $2.9 million in shares of Class A common stock based on an independent, MAI appraisal of the Villas property, or the Villas at Oak Crest Transaction. Fund II is an affiliate of Bluerock. Fund II has a substantive, pre-existing relationship with us and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of shares of Class A common stock to Fund II was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.  On September 1, 2015, we closed on the sale of our 67.2% indirect interest in the Villas property for a distribution of our original investment plus accrued return.

 

  o An aggregate 48.6% indirect equity interest in Village Green Apartments, located in Ann Arbor, Michigan, for an aggregate purchase price of $7.0 million based on an independent, MAI appraisal of the Village Green property, comprised of a 29.3% indirect interest in the Village Green property from Fund II in exchange for 293,042 shares of Class A common stock with an approximate value of $4.2 million, and a 19.4% indirect interest in the Village Green property from Fund III in exchange for 193,042 shares of Class A common stock with an approximate value of $2.8 million, or the Village Green Transaction. Each of Fund II and Fund III is an affiliate of Bluerock. Fund II has a substantive, pre-existing relationship with us and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of shares of Class A common stock to Fund II was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder. Fund III has a substantive, pre-existing relationship with us and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of shares of Class A common stock to Fund III was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

  o An additional 36.8% indirect equity interest in Springhouse at Newport News, one of our current investments, located in Newport News, Virginia, from Fund I, in exchange for approximately $3.5 million in cash, based on an independent, MAI appraisal of the Springhouse property or the Springhouse Transaction. Fund I is an affiliate of Bluerock.

 

  o North Park Towers, located in Southfield, Michigan, from NPT, in exchange for approximately $4.1 million in OP Units, based on an independent, MAI appraisal of the North Park Towers property, or the North Park Towers Transaction. NPT is an affiliate of Bluerock. NPT has a substantive, pre-existing relationship with us and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of OP Units to NPT was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.  On October 16, 2015, we closed on the sale of the North Park Towers property for approximately $18.2 million, subject to certain prorations and adjustments typical in such real estate transactions.  After deduction for payment of the existing mortgage indebtedness encumbering the North Park Towers property in the amount of $11.5 million and payment of closing costs and fees, the sale of the property generated net proceeds for us of approximately $6.6 million.

 

  · As a result of the Grove Transaction, our former advisor, an affiliate of Bluerock, received approximately $0.4 million in acquisition fees under the initial advisory agreement. In lieu of cash, our former advisor elected to receive those fees in the form of 30,828 LTIP Units. Our former advisor has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such LTIP Units to our former advisor was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

  · As a result of the Villas at Oak Crest Transaction, our former advisor received approximately $0.3 million in acquisition fees under the initial advisory agreement. In lieu of cash, our former advisor elected to receive those fees in the form of 19,343 LTIP Units. Our former advisor has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such LTIP Units to our former advisor was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

  · As a result of the Village Green Transaction, our former advisor received approximately $0.7 million in acquisition fees under the initial advisory agreement. In lieu of cash, our former advisor elected to receive those fees in the form of 48,357 LTIP Units. Our former advisor has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such LTIP Units to our former advisor was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

  · As a result of the Springhouse Transaction, our former advisor received approximately $0.3 million in acquisition fees under the initial advisory agreement. In lieu of cash, our former advisor elected to receive those fees in the form of 20,593 LTIP Units. Our former advisor has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such LTIP Units to our former advisor was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

  

  · As a result of the North Park Towers Transaction, our former advisor received approximately $0.4 million in acquisition fees under the initial advisory agreement. In lieu of cash, our former advisor elected to receive those fees in the form of 26,897 LTIP Units. Our former advisor has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such LTIP Units to our former advisor was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

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  · As a result of the Grove Transaction, Bluerock received approximately $0.1 million in disposition fees under the management agreement for Fund I, and the manager of Fund II, BR SOIF II Manager, LLC, or Fund II Manager, an affiliate of Bluerock, received approximately $0.3 million in disposition fees under the management agreement for Fund II. Bluerock elected to receive its $0.1 million in disposition fees in cash, which amount was deducted from the amount payable in cash to Fund I in connection with the Grove Transaction. In lieu of cash, Fund II Manager elected to receive its $0.3 million in disposition fees in the form of 22,196 shares of Class A common stock, which shares would have otherwise been issued to Fund II in connection with the Grove Transaction. Fund II Manager has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such shares of Class A common stock to Fund II Manager was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

  · As a result of the Villas at Oak Crest Transaction, Fund II Manager received approximately $0.2 million in disposition fees under the management agreement for Fund II. In lieu of cash, Fund II Manager elected to receive its $0.2 million in disposition fees in the form of 15,474 shares of Class A common stock, which shares would have otherwise been issued to Fund II in connection with the Villas at Oak Crest Transaction. Fund II Manager has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such shares of Class A common stock to Fund II Manager was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

  · As a result of the Village Green Transaction, Fund II Manager received approximately $0.3 million in disposition fees under the management agreement for Fund II, and the manager of Fund III, BR SOIF III Manager, LLC, or Fund III Manager, an affiliate of Bluerock, received approximately $0.2 million in disposition fees under the management agreement for Fund III. In lieu of cash, Fund II Manager elected to receive its $0.3 million in disposition fees in the form of 23,322 shares of Class A common stock, which shares would have otherwise been issued to Fund II in connection with the Village Green Transaction, and Fund III Manager elected to receive its $0.2 million in disposition fees in the form of 11,523 shares of Class A common stock, which shares would have otherwise been issued to Fund III in connection with the Village Green Transaction. Fund II Manager has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such shares of Class A common stock to Fund II Manager were effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder. Fund III Manager has a substantive, preexisting relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such shares of Class A common stock to Fund III Manager were effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

 

  · As a result of the Springhouse Transaction, Bluerock received approximately $0.3 million in disposition fees under the management agreement for Fund I, which amount was paid in cash and deducted from the amount payable in cash to Fund I in connection with the Springhouse Transaction.

 

  · As a result of the North Park Towers Transaction, Bluerock Property Management, LLC, the property manager of the North Park Towers property, or NPT Manager, an affiliate of Bluerock, received approximately $0.5 million in disposition fees under the property management agreement for the North Park Towers property. In lieu of cash, NPT Manager elected to receive its $0.5 million in disposition fees in the form of 32,276 shares of OP Units, which OP Units would have otherwise been issued to NPT in connection with the North Park Towers Transaction. NPT Manager has a substantive, pre-existing relationship with our company and is an ‘‘accredited investor’’ as defined under Regulation D of the Securities Act. The issuance of such OP Units to NPT Manager was effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder.

  

  · In connection with the completion of the IPO, we entered into a registration rights agreement dated April 2, 2014 with Fund II and Fund III and their respective managers, pursuant to which, subject to certain limitations set forth therein, (1) commencing six months after the date of the IPO and upon the one-time demand of such entities, we are obligated to file a registration statement for the resale of up to 50%, but not less than 20%, of the shares of Class A common stock held by Fund II, Fund III and their managers as a result of the contribution transactions, and (2) commencing not later than nine months after the date of the IPO, we became obligated to file a registration statement for the resale of any remaining shares held by Fund II, Fund III and their managers. Additionally, beginning six months after the date of the IPO and only in the event that a registration statement with respect to such securities is not on file and effective, Fund II, Fund III and their managers will also have piggyback registration rights to participate as selling stockholders in any follow-on public offering of at least $30.0 million, subject to customary underwriter cutbacks and conditions. We have agreed to pay all of the expenses relating to such securities registrations.  Each of Fund II, Fund III and their managers deferred their rights under the registration rights agreement through a combination of lockup provisions in connection with our Follow-On Offerings, and letter agreements dated April 1, 2015 in which each such party agreed to further defer their rights under the registration rights agreement through January 4, 2016.  On January 13, 2016, we filed a registration statement on Form S-3 for the resale of the shares of Class A common stock held by Fund II, Fund III and their managers as a result of the contribution transactions, which registration statement was declared effective by the SEC on January 29, 2016.

 

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  · In connection with the completion of the IPO, we entered into a registration rights agreement dated April 2, 2014 with NPT and NPT Manager, pursuant to which, subject to certain limitations set forth therein, commencing not later than one year after the date of the IPO, we became obligated to file a registration statement for the resale of our Class A common stock into which the OP Units held by NPT and NPT Manager as a result of our contribution transactions are redeemable. Additionally, NPT and NPT Manager will also have piggyback registration rights to participate as a selling stockholder in any follow-on public offering of at least $30.0 million, subject to customary underwriter cutbacks and conditions, if we fail to file or maintain the effectiveness of the registration statement. We have agreed to pay all of the expenses relating to such securities registrations.  Each of NPT and NPT Manager deferred their rights under the registration rights agreement through a combination of lockup provisions in connection with our Follow-On Offerings, and letter agreements dated April 1, 2015 in which each of NPT and NPT Manager agreed to further defer their rights under the registration rights agreement through January 4, 2016.  On January 13, 2016, we filed a registration statement on Form S-3 for the resale of the shares of Class A common stock into which the OP Units held by NPT and NPT Manager as a result of our contribution transactions are redeemable, which registration statement was declared effective by the SEC on January 29, 2016.

 

  · Pursuant to the terms of our operating partnership’s Limited Partnership Agreement, we agreed to file, one year after the closing of the IPO, one or more registration statements registering the issuance or resale of the shares of Class A common stock issuable upon redemption of the OP Units issued upon conversion of LTIP Units, which include those issued to our Manager and our former advisor. We agreed to pay all of the expenses relating to such registration statements.  Each of our Manager and our former advisor deferred their rights under the registration rights agreement through a combination of lockup provisions in connection with our Follow-On Offerings, and a Registration Rights Standstill Agreement dated April 1, 2015 in which each of our Manager and our former advisor agreed to further defer their rights under the registration rights agreement through January 4, 2016.  On January 13, 2016, we filed a registration statement on Form S-3 for the resale of the shares of Class A common stock issuable upon redemption of the OP Units issued upon conversion of LTIP Units, which include those issued to our Manager and our former advisor, which registration statement was declared effective by the SEC on January 29, 2016.

 

  · We entered into a tax protection agreement with NPT dated April 3, 2014, pursuant to which we agree to indemnify NPT against adverse tax consequences to certain members of NPT until the sixth anniversary of the closing of North Park Towers in connection with our failure to provide NPT the opportunity to guarantee a portion of the outstanding indebtedness of our operating partnership during such period, or following such period, our failure to use commercially reasonable efforts to provide such opportunity; provided, that subject to certain exceptions and limitations, such indemnification rights will terminate for NPT if it sells, exchanges or otherwise disposes of more than 50% of its OP Units (other than to the then-current owners of NPT).

 

  · Fund I and Fund II were guarantors of approximately $20.1 million of indebtedness related to the Grove at Waterford Apartments, and Fund II and Fund III were guarantors of approximately $43.2 million of indebtedness related to Village Green Apartments. The guarantees are standard scope nonrecourse carveout guarantees required by agency lenders and generally call for protection against losses by the lender for so-called “bad acts,” such as misrepresentations, and may include full recourse liability for more significant events such as bankruptcy. In connection with this assumption, Fund I, Fund II and Fund III were released from obligations under such guarantees (and related environmental indemnity agreements) based on future events, and we and our operating partnership assumed liability as replacement guarantors for such future guarantees and environmental obligations.

 

  · On April 2, 2014, we repaid approximately $7.6 million in indebtedness to Fund II and Fund III, as co-lenders under our $13.5 million working capital line of credit, or the Fund LOC, with the net proceeds of the IPO.

 

  · On April 2, 2014, concurrently with the completion of the IPO, we granted an aggregate of 179,562 LTIP Units to our Manager under the 2014 Entities Plan.

  

Management Agreement

 

At the closing of the IPO, we entered into the Management Agreement with our Manager.

 

The amount payable to the Manager for the year ended December 31, 2015 and the nine months ended December 31, 2014, and the amounts that would have been payable to the Manager if the Management Agreement had been in place for the three months ended March 31, 2014, are as reflected in the following table (amounts in thousands):

 

    Approximate
Dollar Value of
Mr. Kamfar’s
Interest In
Company
Incurred
Amounts  (1)
    Year Ended
December 31, 2015
    Nine Months
Ended
December 31, 2014
    Three Months Ended
March 31, 2014
 
Incentive Fee   $ 1,077     $ 931     $ 146     $ -  
Base Management Fee   $ 3,995     $ 3,254     $ 741     $ 11  
Expense Reimbursement   $ 282     $ 282     $ - (2)   $ 81  

 

(1) For the nine months ended December 31, 2014 and the year ended December 31, 2015.
(2) The Manager waived expense reimbursements for 2014.

 

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The Manager may retain, at our sole cost and expense, the services of such persons and firms as the Manager deems necessary in connection with our management and operations (including accountants, legal counsel and other professional service providers), provided that such expenses are in amounts no greater than those that would be payable to third-party professionals or consultants engaged to perform such services pursuant to agreements negotiated on an arm’s-length basis. The Manager has in the past retained, and going forward may retain Konig & Associates, P.C., a professional corporation wholly-owned by Michael L. Konig, our Chief Operating Officer, Secretary and General Counsel, to provide transaction based legal services, if the Manager determines that such retention would be less expensive than retaining third party professionals. During 2014, we incurred $0.2 million in fees and expenses for the firm’s transaction-related work on the contribution transactions, the IPO and the October 2014 Follow-On Offering. There were no fees and expenses payable by us to Konig & Associates, P.C. in 2015.

 

The independent directors reviewed our relationship with our Manager during 2015 and considered it to be fair. The independent directors believe that the amounts payable to the Manager under the Manager Agreement are similar to those paid by other publicly offered, unlisted, externally advised REITs and that this compensation is necessary in order for the Manager to provide the desired level of services to us and our stockholders.

 

Investment Allocation Agreement

 

To address certain potential conflicts arising from our relationship with Bluerock and its affiliates, we have entered into an investment allocation agreement with Bluerock and our Manager.

 

Dealer Manager Agreement for Series B Preferred Stock Offering

 

In conjunction with the offering of the Series B Preferred Stock, we entered into a dealer manager agreement (the “Series B Dealer Manager Agreement”) with Bluerock Capital Markets, LLC (“Bluerock Capital Markets”), our affiliate, pursuant to which it assumed dealer manager responsibilities for our Series B Preferred Stock Offering. Pursuant to the Series B Dealer Manager Agreement, Bluerock Capital Markets will receive up to 7.0% and 3.0% of the gross offering proceeds from the offering as selling commissions and dealer manager fees, respectively. As of December 31, 2015, we were continuing to organize our sales activities for the Series B Preferred Stock Offering, and no Units had been sold. Thus, no fees were paid pursuant to the Series B Dealer Manager Agreement for the year ended December 31, 2015.

 

Former Advisor and Initial Advisory Agreement

 

Prior to the IPO, we were externally advised by Bluerock Multifamily Advisor, LLC, a Delaware limited liability company and an affiliate of Bluerock. We renewed the initial advisory agreement with our former advisor on an annual basis through October 14, 2012, and the initial advisory agreement was subsequently amended and renewed from time to time, until terminating automatically upon completion of the IPO.

 

Transition to Affiliated Dealer Manager

 

On July 5, 2011, we entered into a dealer manager agreement with Bluerock Capital Markets, pursuant to which it assumed dealer manager responsibilities for the remainder of our Continuous Registered Offering. On April 12, 2013, we entered into a new dealer manager agreement with Bluerock Capital Markets, pursuant to which it assumed responsibilities as dealer manager and for marketing our shares in our Continuous Follow-On Offering. In conjunction with the termination of our Continuous Follow-On Offering effective September 9, 2013, we notified Bluerock Capital Markets of the termination of the dealer manager agreement, effective September 9, 2013. Mr. Kamfar and the Kamfar Family LLC indirectly own 100% of the membership interests in Bluerock Capital Markets.

 

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Summary of Fees and Reimbursements to Former Advisor and Former Dealer Manager

 

Summarized below are the fees earned and expenses reimbursable to our former advisor and its affiliates, including Bluerock Capital Markets, LLC, our former affiliated dealer manager, and any related amounts payable for the years ended December 31, 2015 and 2014. With respect to other amounts, our former advisor has deferred a substantial portion of its fees over a portion of the period below, which is reflected in the table below in the column headed ‘‘Payable as of December 31, 2014.’’ (amounts in thousands)

 

    Approximate
Dollar Value
of 
Mr.
Kamfar’s
Interest
In
REIT
Incurred
Amounts   (1)
    Incurred
for the
Year
Ended
December 31,
2015  (2)
    Payable
as of
December 31,
2015
    Incurred
for the
Year
Ended
December 31,
2014  (2)
    Payable
as of 
December 31,
2014  (3)
 
Type of Compensation                                        
Management Fees   $ 123     $ -     $ -     $ 125     $ 404  
Acquisition and Disposition Fees     1,191       -       -       2,208       740  
Financing Fees     -       -       -       -       36  
Reimbursable Organizational Costs     -       -       -       -       -  
Reimbursable Operating Expenses     120       -       -       123       2  
Reimbursable Offering Costs     69       -       -       78       -  
Other     -       -       -       9       -  
Total:   $ 1,503     $ -     $ -     $ 2,543     $ 1,182  

 

(1) Under our initial advisory agreement, our former advisor and its affiliates had the right to seek reimbursement from us for all costs and expenses they incurred in connection with their provision of services to us, including our allocable share of our former advisor’s overhead, such as rent, employee costs, utilities and information technology costs. We did not, however, reimburse our former advisor for personnel costs in connection with services for which our former advisor received acquisition, asset management or disposition fees or for personnel costs related to the salaries of our executive officers. Our charter in effect prior to March 26, 2014 limited our total operating expenses at the end of the four preceding fiscal quarters to the greater of (A) 2% of our average invested assets, or (B) 25% of our net income determined (1) without reductions for any additions to reserves for depreciation, bad debts or other similar non-cash reserves and (2) excluding any gain from the sale of our assets for the period. Notwithstanding the above limitation, we could reimburse amounts in excess of the limitation if a majority of our independent directors determines that such excess amounts were justified based on unusual and non-recurring factors. Due to the limitations discussed above and because operating expenses incurred directly by us have exceeded the 2% threshold, our board of directors, including all of our independent directors, reviewed our total operating expenses for the years ended December 31, 2014 and 2013 and unanimously determined the excess amounts to be justified because of the costs of operating a public company in our early stages of operating. As the board of directors had previously approved such expenses, all operating expenses for the years ended December 31, 2014 and 2013 were expensed as incurred.
(2) All fees and expenses incurred for the year ended December 31, 2014 were incurred prior to the completion of our IPO on April 2, 2014, when the initial advisory agreement was terminated. No costs were incurred in 2015.
(3) Our former advisor was entitled to the payment of certain fees in compensation for advisory and general management services rendered thereunder for periods prior to the our IPO on April 2, 2014, and reimbursements for certain costs and expenses incurred in connection with the provision thereof, in an aggregate amount of $1.18 million. Effective on September 4, 2015, our former advisor and Manager entered into an Assignment Agreement pursuant to which the former advisor assigned its right to payment of the obligation due to the former advisor to the Manager. The Manager agreed to receive the payment entirely in LTIP Units of the Operating Partnership. The obligation was paid in a number of LTIP Units equal to (i) the dollar amount of the obligation payable in such LTIP Units (calculated as $1.18 million), divided by (ii) the average of the closing prices of the Company’s Class A common stock, $0.01 par value per share, on the NYSE MKT on the five business days prior to the issuance date. The payment was made through the issuance of 108,119 LTIP Units by the Operating Partnership to the Manager on the September 14, 2015. The LTIP Units were fully vested upon issuance, and may convert to OP Units upon reaching capital account equivalency with the OP Units held by us, and may then be settled in shares of our Class A common stock. The Manager will be entitled to receive “distribution equivalents” with respect to the LTIP Units at the same time distributions are paid to the holders of our Class A common stock.

 

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Selling Commissions and Dealer Manager Fee. In connection with our Continuous Registered Offering, we paid our dealer manager up to 7.0% and 2.6% of the gross offering proceeds from the offering as selling commissions and dealer manager fee, respectively. In connection with our Continuous Follow-On Offering, we paid our dealer manager up to 7.0% and 3.0% of the gross offering proceeds from the offering as selling commissions and dealer manager fee, respectively. In both our Continuous Registered Offering and our Continuous Follow-On Offering, a reduced sales commission and dealer manager fee was paid with respect to certain volume discount sales, and no sales commission or dealer manager fee was paid with respect to shares issued through the distribution reinvestment plan. The dealer manager re-allowed all of its sales commissions earned to selected dealers. The dealer manager also re-allowed to selected dealers a portion of its dealer manager fee as a marketing fee. There were no selling commissions or dealer manager fees incurred or payable as of and for the years ended December 31, 2015 and December 31, 2014.

 

Asset Management Fee. For the services it provided pursuant to the initial advisory agreement, we paid our former advisor a monthly asset management fee of one-twelfth of 0.65% of the higher of the cost or the value of each asset, where (A) cost equaled the amount actually paid, excluding acquisition fees and expenses, to purchase each asset it acquired, including any debt attributable to the asset (including any debt encumbering the asset after acquisition), provided that, with respect to any properties we developed, constructed or improved, cost included the amount expended by us for the development, construction or improvement, and (B) the value of an asset was the value established by the most recent independent valuation report, if available, without reduction for depreciation, bad debts or other non-cash reserves. The asset management fee was based only on the portion of the cost or value attributable to our investment in an asset if we did not own all of an asset. In addition, we paid an oversight fee equal to 1% of monthly gross revenues for properties for which we contracted property management services to non-affiliated third parties. Asset management and oversight fees totaled approximately $0.1 million for the year ended December 31, 2014 and were expensed when incurred. There were no asset management or oversight fees incurred in 2015.

 

Acquisition Fee. Pursuant to the initial advisory agreement, our former advisor received an acquisition fee of 2.5% of the purchase price for its services in connection with the investigation, selection, sourcing, due diligence and acquisition of a property or investment. The purchase price of a property or investment was equal to the amount paid or allocated to the purchase, development, construction or improvement of a property, inclusive of expenses related thereto, and the amount of debt associated with such real property or investment. The purchase price allocable for joint venture investments was equal to the product of (1) the purchase price of the underlying property and (2) our ownership percentage in the joint venture.

 

 Disposition Fee. Pursuant to the initial advisory agreement, our former advisor received a disposition fee for its services in connection with a sale of a property or an investment (except investments traded on a national securities exchange) in which it or an affiliate provided a substantial amount of services as determined by our independent directors, which disposition fee was equal to 1.5% of the total consideration stated in an agreement for the sale of such property or investment. The disposition fee was to be paid in addition to real estate commissions paid to non-affiliates, provided that the total real estate commissions (including such disposition fee) paid by us to all parties for the sale of each property or investment was not to exceed 6.0% of the total consideration stated in an agreement for the sale of such property or investment. Acquisition and disposition fees of $2.2 million were paid during the year ended December 31, 2014.

 

Financing Fee . Pursuant to the initial advisory agreement, our former advisor also received a financing fee equal to 0.25% of the amount, under any loan or line of credit, made available to us. There were no financing fees incurred or payable as of or for the years ended December 31, 2015 and December 31, 2014.

 

Convertible Stock.  We previously issued 1,000 shares of convertible stock, par value $0.01 per share, to our former advisor. Pursuant to the initial advisory agreement, upon completion of our IPO, the convertible stock was convertible to shares of common stock if and when: (A) we had made total distributions on the then outstanding shares of our common stock equal to the original issue price of those shares plus an 8% cumulative, non-compounded, annual return on the original issue price of those shares or (B) subject to specified conditions, we listed our common stock for trading on a national securities exchange. We listed shares of our Class A common stock on the NYSE MKT on March 28, 2014. At that time, the terms for converting the convertible stock would not be achieved and we amended our charter on March 26, 2014 to remove the convertible stock as an authorized class of our capital stock.

  

Transactions with Affiliates of Our Manager

 

We have entered into several transactions with four private real estate funds that are affiliates of Bluerock, an affiliate of our Manager, in connection with our investments. Fund I and BGF are managed and controlled by Bluerock. Fund II and Fund III are managed and controlled by a wholly owned subsidiary of Bluerock. Mr. Kamfar and a family owned limited liability company are the indirect owners of 100% of the membership interests of Bluerock, and each of our and our Manager’s officers is also an officer of Bluerock.

 

These transactions are described in part in the following sections. As a result of Mr. Kamfar’s indirect ownership of Bluerock, an interest in the fees associated with each transaction is attributed to him, in the total amount of $3.2 million, as detailed below. $1.18 million of such fees were deferred by our former advisor in support of our company, and were paid through the issuance of 108,119 LTIP Units by the Operating Partnership to the Manager on the September 14, 2015 in the transactions described in footnote 4 to the table set forth above under “Summary of Fees and Reimbursements to Former Advisor and Former Dealer Manager.” In addition, as of December 31, 2014, our former advisor had incurred $2.4 million of organizational and offering costs on our behalf, which will not be reimbursed due to the termination of our Continuous Follow-On Offering.

 

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Joint Ventures with Fund I, Fund II, Fund III, and BGF

 

In connection with our acquisitions of our joint venture investments in the Enders property, the Berry Hill property, the MDA property, the Alexan CityCentre property, and the EOS property, we entered into joint venture agreements with Fund I, Fund II and Fund III, as applicable, as further described below.

 

Enders JV with Fund III

 

In connection with the closing of the Enders property acquisition on October 2, 2012, we invested $4.6 million to acquire a 95.0% equity interest in BR Enders Managing Member, LLC, or the Enders Member JV Entity, through a wholly owned subsidiary of our operating partnership, BEMT Enders, LLC. Fund III invested $0.2 million to acquire the remaining 5% interest in the Enders Member JV Entity. The Enders Member JV Entity holds an indirect equity interest in the Enders property. Our equity capital investment in the joint venture was funded with a $4.8 million advance from our working capital line of credit with Fund II and Fund III, both affiliates of Bluerock.

 

We incurred asset management and oversight fees of $0.03 million to our former advisor for the year ended December 31, 2014. Fees payable to our Former Advisor are reflected above under “Summary of Fees and Reimbursements to Our Former Advisor and Former Dealer Manager.”

 

Berry Hill JV with Fund III

 

On October 18, 2012, we invested $3.8 million to acquire a 71.0% equity interest in BR Berry Hill Managing Member, LLC, or the Berry Hill Member JV Entity, through BEMT Berry Hill, LLC (“BEMT Berry Hill”), a wholly owned subsidiary of our Operating Partnership. Fund III invested $1.5 million to acquire the remaining 29.0% interest in the Berry Hill Member JV Entity. The Berry Hill Member JV Entity holds an indirect equity interest in our Berry Hill property. Our equity capital investment in the joint venture was funded with $3.2 million from the Fund LOC.

 

We incurred asset management and oversight fees of $12,356 to our Former Advisor for the year ended December 31, 2014. Fees payable to our former advisor are reflected above under “Summary of Fees and Reimbursements to Our Former Advisor and Former Dealer Manager.”

 

On December 9, 2014, through a wholly owned subsidiary of our Operating Partnership, we entered into a series of transactions and agreements to restructure the ownership of the Berry Hill property (the “Restructuring Transactions”). As a result of the Restructuring Transactions, we owned a 19.8% indirect equity interest in the Berry Hill property. On January 14, 2015, we closed on the sale of our 19.8% indirect equity interest in the Berry Hill property. After deduction for payment of the existing mortgage indebtedness and payment of closing costs and fees, the sale of our interest in the Berry Hill property generated net proceeds to us of approximately $7.3 million. See “Other Significant Developments — Restructuring and Sale of 23Hundred@Berry Hill Interests,” above.

 

MDA JV with Fund II

 

On December 17, 2012, we invested $6.1 million to acquire a 62.5% equity interest in BR VG MDA JV Member, LLC, or the BR Member, through a wholly owned subsidiary of our operating partnership, BEMT MDA, LLC, or BEMT MDA Member. Fund I invested $3.4 million to acquire a 34.5% interest in the BR Member and BR MDA Investors, LLC invested $0.3 million to acquire the remaining 3.0%. The BR Member holds an indirect equity interest in the MDA property. In order to close the acquisition of the interest in the BR Member, we made a draw of $6.0 million from the Fund LOC. Further, BEMT MDA Member pledged its economic interests (but not its membership interests) in the BR Member to secure the draw.

  

We incurred asset management and oversight fees of $0.04 million to our former advisor for the year ended December 31, 2014. Fees payable to our former advisor are reflected above under “Summary of Fees and Reimbursements to Our Former Advisor and Former Dealer Manager.”

 

Alexan CityCentre JV with BGF, Fund II and Fund III

 

On July 1, 2014, we made a convertible preferred equity investment in a multi-tiered joint venture along with BGF, Fund II and Fund III (collectively, the “BRG Co-Investors”), which are affiliates of our Manager, and an affiliate of Trammell Crow Residential, or TCR, to develop the Alexan CityCentre property. For development of the Alexan CityCentre property and funding of any required reserves, we made an investment of $6.5 million capital commitment to acquire 100% of the preferred membership interests in BR T&C BLVD Member, LLC, or BR Alexan Member, through BRG T&C BLVD Houston, LLC, or BRG Alexan, a wholly owned subsidiary of our operating partnership. BR Alexan Member holds an indirect equity interest in the Alexan CityCentre property. Our equity capital investment in the Alexan CityCentre joint venture was funded with proceeds from the IPO.

 

  85  
 

 

EOS with Fund I

 

On July 29, 2014, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund I to develop the EOS property, formerly referred to as the UCF Orlando property. For development of the EOS property and funding of any required reserves, we made a capital commitment of approximately $3.6 million to acquire 100% of the preferred membership interests in BR Orlando UCFP, LLC, or BR Orlando JV Member, through BRG UCFP Investor, LLC, a wholly owned subsidiary of our operating partnership. BR Orlando JV Member holds an indirect equity interest in the EOS property. Our equity capital investment in the UCF Orlando joint venture was funded with proceeds from the IPO.

 

Acquisition of Alexan Southside Place Interests

 

On January 12, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Southside, LLC, or BRG Southside, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II and Fund III (collectively, the “BRG Co-Investors”), which are affiliates of our Manager, and an affiliate of Trammell Crow Residential, or TCR, to develop an approximately 269-unit class A, apartment community located in Houston, Texas, to be known as the Alexan Southside Place property. The Alexan Southside Place property will be developed upon a tract of land ground leased from Prokop Industries BH, L.P., a Texas limited partnership, by BR Bellaire BLVD, LLC, as tenant under an 85-year ground lease. We have made a capital commitment of $17.3 million to acquire 100% of the preferred equity interests in BRG Southside, LLC, all of which has been funded at December 31, 2015.

 

Acquisition of Whetstone Interests

 

On May 20, 2015, through BRG Whetstone Durham, LLC, a wholly-owned subsidiary of our Operating Partnership, we made a convertible preferred equity investment in a multi-tiered joint venture, along with Fund III and an affiliate of TriBridge Residential, LLC, to acquire a 204-unit Class A apartment community located in Durham, North Carolina, to be known as Whetstone Apartments. We have made a capital commitment of $12.2 million to acquire 100% of the preferred equity interests in BRG Whetstone Durham, LLC all of which has been funded as of December 31, 2015. The acquisition of Whetstone Apartments was partially funded by a bridge loan of approximately $25.2 million secured by the Whetstone Apartment property. The loan matures May 18, 2016 and bears interest on a floating basis based on LIBOR plus 2.0%. The loan can be prepaid without penalty. We provided certain standard scope non-recourse carveout guaranties in conjunction with the loan.

 

Acquisition of Cheshire Bridge Interests

 

On May 29, 2015, through BRG Cheshire, LLC, a wholly-owned subsidiary of our Operating Partnership, we made a convertible preferred equity investment in a multi-tiered joint venture, along with Fund III and an affiliate of Catalyst Development Partners II, to develop a 285-unit Class A apartment community located in Atlanta, Georgia, to be known as Cheshire Bridge Apartments. We have made a capital commitment of $16.4 million to acquire 100% of the preferred equity interests in BRG Cheshire, LLC, all of which has been funded as of December 31, 2015.

 

Acquisition of Domain Phase 1 Interest

 

On November 20, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Domain Phase 1, LLC, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II, an affiliate of our Manager, and an affiliate of ArchCo Residential, to develop an approximately 301-unit, class A, apartment community located in Garland, Texas. The property will be developed upon an approximately 10 acres tract of land. We have made a capital commitment of $18.6 million to acquire 100% of the preferred equity interests in BR Member Domain Phase I, LLC, of which $3.8 million has been funded at December 31, 2015.

 

Acquisition of Flagler Village Interest

 

On December 18, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Flagler Village, LLC, we made an investment in a multi-tiered joint venture along with Fund II, an affiliate of our Manager, and an affiliate of ArchCo Residential, to develop an approximately 384-unit, class A, apartment community located in Ft. Lauderdale, Florida. We have made a capital commitment of $46.8 million to acquire 100% of the interests in BR Flagler Village, LLC, of which $5.5 million has been funded at December 31, 2015.

 

Acquisition of Lake Boone Trail

 

On December 18, 2015, through a wholly-owned subsidiary of our Operating Partnership, BRG Lake Boone, LLC, we made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II, an affiliate of our Manager, and an affiliate of Tribridge Residential, LLC, to develop an approximately 245-unit, class A, apartment community located in Raleigh, North Carolina. We have made a capital commitment of $16.8 million to acquire 100% of the preferred equity interests in BR Lake Boone, LLC, of which $9.9 million has been funded at December 31, 2015.

 

  86  
 

 

Villas at Oak Crest

 

In December 2015, in conjunction with the sale of Villas at Oak Crest, two former joint venture partners, who were related to the Company’s Chief Executive Officer, converted their ownership in Villas at Oak Crest into 22,809 Operating Partnership Units.

 

Loans from Fund I and Fund II

 

Affıliate Working Capital Line of Credit. On October 2, 2012, we entered into the Fund LOC, pursuant to which we were initially entitled to borrow up to $12.5 million, which borrowing authority was subsequently increased to $13.5 million.

  

At March 31, 2014, the outstanding balance on the Fund LOC was $7.6 million. No amount was available for borrowing for the period. On April 2, 2014, the Fund LOC was paid in full with the proceeds of the IPO and extinguished.

 

In accordance with the requirements of our charter then in effect, each of the affiliate loans discussed above was reviewed and approved by a majority of the disinterested members of our board of directors (including a majority of the disinterested independent directors) as being fair, competitive, and commercially reasonable and no less favorable to our company than loans between unaffiliated parties under the same circumstances. Furthermore, due to the unique investment opportunity presented by each of the Springhouse property, Creekside property, Hillsboro property, Estates at Perimeter/Augusta property, Enders property, Berry Hill property and MDA property, including the opportunity to distinguish ourselves competitively from other early-stage non-traded REITs, our board of directors expressly considered and approved leverage in excess of our general charter-imposed limitations in connection with entering into the above described loans. We used a portion of the net proceeds of the IPO to repay all of the outstanding indebtedness to Fund II and Fund III under the Fund LOC, and the Fund LOC was extinguished on April 2, 2014.

 

Acquisitions from Fund I and Fund II

 

Park & Kingston Acquisition . In May 2015, the Company invested an additional $6.5 million, plus customary prorations, in equity in Park & Kingston, increasing the Company’s indirect ownership interest in the property from 46.95% to approximately 96.0%. The additional interests were purchased from Fund III based on the original purchase price on a pro rata basis, plus customary prorations.

 

Fox Hill Acquisition . In May 2015, the Company invested an additional $1.1 million, plus customary prorations, in equity in Fox Hill, increasing the Company’s indirect ownership interest in the property from 85.27% to approximately 94.62%. The additional interests were purchased from Fund III based on the original purchase price on a pro rata basis, plus customary prorations.

 

Oak Crest Ownership Buyout . In December 2015, in conjunction with the sale of Villas at Oak Crest, two former joint venture partners, who were related to our Chief Executive Officer, converted their ownership in Villas at Oak Crest into 22,809 Operating Partnership Units.

 

Lansbrook Acquisition. On May 23, 2014, Fund II sold a 32.7% limited liability company interest in BR Lansbrook JV Member, LLC, or BR Lansbrook JV Member, to BRG Lansbrook, LLC, a wholly owned subsidiary of our operating partnership, for a purchase price of approximately $5.4 million in cash, and Fund III sold a 52.7% limited liability company interest in BR Lansbrook JV Member to BRG Lansbrook, LLC, for a purchase price of approximately $8.8 million in cash. BR Lansbrook JV Member is the owner and holder of a 90% limited liability company interest in BR Carroll Lansbrook JV, LLC, which, as of December 31, 2015, owns 602 condominium units being operated as an apartment community within a 774-unit condominium property known as Lansbrook Village located in Tampa (Palm Harbor), Florida, or the Lansbrook Village property. As further consideration for the Lansbrook acquisition, we were required to provide certain standard scope non-recourse carveout guarantees (and related hazardous materials indemnity agreements) related to approximately $42.0 million of indebtedness encumbering the Lansbrook Village property through a joinder to the loan agreement. The transaction was unanimously approved by the independent members of our board of directors. The purchase price paid for the acquired interests was based on the amounts capitalized by Fund II and Fund III in the Lansbrook Village property plus an 8% annualized return for the period they held their respective interests in BR Lansbrook JV Member. The approximate dollar value attributed to Mr. Kamfar, as a result of his indirect ownership of Bluerock, was $0.2 million. Fund II and Fund III will continue to own a 7.33% and 7.33%, respectively, limited liability interest in BR Lansbrook JV Member.

 

In December 2015, the Company invested an additional $3.7 million, plus customary prorations, in equity in Lansbrook, increasing the Company’s indirect ownership interest in the property from 76.8% to approximately 90.00%. The additional interests were purchased from Fund II and Fund III, affiliates of our Manager, based on an appraisal value, plus customary prorations.

 

Sales to Fund II, Fund III, and BGF

 

Berry Hill Partial Dispositions. On August 13, 2013, through our operating partnership’s wholly owned subsidiary, BEMT Berry Hill, we sold a 10.3% indirect equity interest in the Berry Hill property to BGF, an affiliate of our former advisor, based on a third party appraisal, for approximately $2.0 million, excluding disposition fees of $0.1 million deferred by our former advisor. On August 29, 2013, we transferred the Additional Berry Hill Interest to Fund III, an affiliate of our former advisor, in exchange for a $5.5 million paydown against the outstanding principal balance of the Fund LOC, based on a third party appraisal, excluding a disposition fee of approximately $0.2 million deferred by our former advisor; and, in exchange for our payment of a 1% extension fee in the amount of $0.1 million and an increase in the interest rate on the Fund LOC to 10% per annum from 8.5% per annum beginning on the original maturity date of the Fund LOC, Fund II and Fund III agreed to further amend the Fund LOC to extend the maturity date of the Fund LOC for an additional six (6) months to April 2, 2014, which we may elect to further extend for an additional six (6) months for an additional 1% extension fee. The managers of BGF and Fund III charged aggregate acquisition fees of $0.5 million in connection with these transactions. The approximate dollar value attributed to Mr. Kamfar, as a result of his indirect ownership of Bluerock, was $0.7 million. The portion of these fees payable to our former advisor is already reflected above under ‘‘Summary of Fees and Reimbursements to Our Former Advisor and Former Dealer Manager.’’

 

  87  
 

 

Item 14. Principal Accounting Fees and Services.

 

Independent Auditors

 

BDO USA, LLP has served as our independent auditors since October 3, 2012.  The appointment of BDO USA, LLP as our independent public accountants was unanimously approved by our board of directors.

 

 In order to ensure that the provision of such services does not impair the auditors’ independence, the Audit Committee approved, on March 26, 2014, the Amended and Restated Audit Committee Charter, which includes an Audit Committee Pre-approval Policy for Audit and Non-audit Services.  In establishing this policy, the Audit Committee considered whether the service is a permissible service under the rules and regulations promulgated by the SEC.  In addition, the Audit Committee, may, in its discretion, delegate one or more of its members the authority to pre-approve any audit or non-audit services to be performed by the independent auditors, provided any such approval is presented to and approved by the full Audit Committee at its next scheduled meeting.

 

Since October 15, 2009, when we became a reporting company under Section 15(d) of the Exchange Act, all services rendered by our independent auditors have been pre-approved in accordance with the policies and procedures described above.

 

The aggregate fees billed to us for professional accounting services, including the audit of our annual financial statements by BDO USA, LLP for the years ended December 31, 2015 and 2014, are set forth in the table below (amounts in thousands):

 

    2015     2014  
Audit fees   $ 859     $ 521  
Audit-related fees     -       17  
Tax fees     131       68  
All other fees     -       -  
Total   $ 990     $ 606  

 

For purposes of the preceding table professional fees are classified as follows:

 

· Audit fees – These are fees for professional services performed for the audit of our annual financial statements and the required review of quarterly financial statements and other procedures performed by the independent auditors in order for them to be able to form an opinion on our consolidated financial statements.  These fees also cover services that are normally provided by independent auditors in connection with statutory and regulatory filings or engagements.
· Audit-related fees – These are fees for assurance and related services that traditionally are performed by independent auditors that are reasonably related to the performance of the audit or review of the financial statements, such as due diligence related to acquisitions and dispositions, attestation services that are not required by statute or regulation, internal control reviews and consultation concerning financial accounting and reporting standards.
· Tax fees – These are fees for all professional services performed by professional staff in our independent auditor’s tax division, except those services related to the audit of our financial statements.  These include fees for tax compliance, tax planning and tax advice, including federal, state and local issues.  Services may also include assistance with tax audits and appeals before the IRS and similar state and local agencies, as well as federal, state and local tax issues related to due diligence.
· All other fees – These are fees for any services not included in the above-described categories.

 

  88  
 

 

PART IV

 

Item 15. Exhibits, Financial Statement Schedules.

 

(a)          List of Documents Filed.

 

1.             Financial Statements

 

The list of the financial statements filed as part of this Annual Report on Form 10-K is set forth on page F-1 herein.

 

(b)          Exhibits.

 

The exhibits filed in response to Item 601 of Regulation S-K are listed on the Exhibit Index attached hereto.

 

(c)          Financial Statement Schedules.

 

All financial statement schedules have been omitted because the required information of such schedules is not present in amounts sufficient to require a schedule or is included in the financial statements.

 

  89  
 

 

SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

 

  BLUEROCK RESIDENTIAL GROWTH REIT, INC .
   
Date: February 24, 2016 /s/ R. Ramin Kamfar
  R. Ramin Kamfar
  Chief Executive Officer and President
  (Principal Executive Officer)

 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

  BLUEROCK RESIDENTIAL GROWTH REIT, INC .
   
Date: February 24, 2016 /s/ R. Ramin Kamfar
  R. Ramin Kamfar
  Chief Executive Officer and President
  (Principal Executive Officer)
   
Date: February 24, 2016 /s/ Christopher J. Vohs
  Christopher J. Vohs
  Chief Accounting Officer and Treasurer
  (Principal Financial Officer and Principal Accounting Officer)
   
Date: February 24, 2016 /s/ Gary T. Kachadurian
  Gary T. Kachadurian
  Director
   
Date: February 24, 2016 /s/ Brian D. Bailey
  Brian D. Bailey
  Director
   
Date: February 24, 2016 /s/ I. Bobby Majumder
  I. Bobby Majumder
  Director
   
Date: February 24, 2016 /s/ Romano Tio
  Romano Tio
  Director

 

  90  
 

  

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

 

  Page
Financial Statements  
Reports of Independent Registered Public Accounting Firms F-2
Consolidated Balance Sheets as of December 31, 2015 and 2014 F-4
Consolidated Statements of Operations for the Years Ended December 31, 2015, and 2014 F-5
Consolidated Statements of Stockholders’ Equity for the Years Ended December 31, 2015, and 2014 F-6
Consolidated Statement of Cash Flows for the Years Ended December 31, 2015, and 2014 F-7
Notes to Consolidated Financial Statements F-8

 

  F- 1  

 

 

  REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

The Board of Directors and Stockholders
Bluerock Residential Growth REIT, Inc.

New York, New York

 

We have audited Bluerock Residential Growth REIT, Inc. and Subsidiaries’ internal control over financial reporting as of December 31, 2015, based on criteria established in Internal Control – Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (the COSO criteria). Bluerock Residential Growth REIT, Inc. and Subsidiaries’ management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying item 9A, Management’s Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the company’s internal control over financial reporting based on our audit.

 

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk. Our audit also included performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.

 

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

 

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

 

In our opinion, Bluerock Residential Growth REIT, Inc. and Subsidiaries maintained, in all material respects, effective internal control over financial reporting as of December 31, 2015, based on the COSO criteria.

 

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated balance sheets of Bluerock Residential Growth REIT, Inc. and Subsidiaries as of December 31, 2015 and 2014, and the related consolidated statements of operations, stockholders’ equity, and cash flows for each of the two years in the period ended December 31, 2015 and our report dated February 24, 2016 expressed an unqualified opinion thereon.

 

 

/s/ BDO USA, LLP

New York, New York
February 24, 2016

 

  F- 2  

 

  

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

The Board of Directors and Stockholders
Bluerock Residential Growth REIT, Inc.

New York, New York

 

We have audited the accompanying consolidated balance sheets of Bluerock Residential Growth REIT, Inc. and Subsidiaries as of December 31, 2015 and 2014, and the related consolidated statements of operations, stockholders’ equity, and cash flows for each of the two years in the period ended December 31, 2015. These consolidated financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on these consolidated financial statements based on our audits.

 

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

 

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of Bluerock Residential Growth REIT, Inc. and Subsidiaries as of December 31, 2015 and 2014, and the results of their operations and their cash flows for each of the two years in the period ended December 31, 2015, in conformity with accounting principles generally accepted in the United States of America.

 

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), Bluerock Residential Growth REIT, Inc. and Subsidiaries’ internal control over financial reporting as of December 31, 2015, based on criteria established in Internal Control – Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) and our report dated February 24, 2016 expressed an unqualified opinion thereon.

 

/s/ BDO USA, LLP
New York, New York
February 24, 2016

 

  F- 3  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

CONSOLIDATED BALANCE SHEETS

(In thousands, except share and per share amounts)

 

    December 31,
2015
    December 31,
2014
 
ASSETS                
Net Real Estate Investments                
Land   $ 65,057     $ 37,909  
Buildings and improvements     474,608       240,074  
Furniture, fixtures and equipment     17,155       6,481  
Total Gross Operating Real Estate Investments     556,820       284,464  
Accumulated depreciation     (23,437 )     (10,992 )
Total Net Operating Real Estate Investments     533,383       273,472  
Operating real estate held for sale, net           14,939  
Total Net Real Estate Investments     533,383       288,411  
Cash and cash equivalents     68,960       23,059  
Restricted cash     11,669       11,091  
Due from affiliates     861       570  
Accounts receivable, prepaid expenses and other assets     6,742       753  
Investments in unconsolidated real estate joint ventures     75,223       18,331  
In-place lease intangible assets, net     2,389       745  
Deferred financing costs, net     3,535       2,199  
Non-real estate assets associated with operating real estate held for sale           927  
Total Assets   $ 702,762     $ 346,086  
                 
LIABILITIES AND EQUITY                
Mortgages payable   $ 383,637     $ 201,343  
Mortgage payable associated with operating real estate held for sale           11,500  
Accounts payable     587       634  
Other accrued liabilities     7,013       3,345  
Due to affiliates     1,485       1,946  
Distributions payable     3,163       889  
Liabilities associated with operating real estate held for sale           418  
Total Liabilities     395,885       220,075  
8.250% Series A Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, 2,875,000 and no shares authorized as of December 31, 2015 and 2014, 2,875,000 and none issued and outstanding, respectively     69,165        
Series B Redeemable Preferred Stock, liquidation preference $1,000 per share, 150,000 and no shares authorized at December 31, 2015 and 2014, respectively, none issued and outstanding            
Equity                
Stockholders’ Equity                
Preferred stock, $0.01 par value, 246,975,000 shares authorized; none issued and outstanding as of December 31, 2015 and December 31, 2014            
Common stock - Class A, $0.01 par value, 747,586,185 shares authorized; 19,202,112 and 7,531,188 shares issued and outstanding as of December 31, 2015 and December 31, 2014, respectively     192       75  
Common stock - Class B-1, $0.01 par value, 804,605 shares authorized; no and 353,630 shares issued and outstanding as of December 31, 2015 and December 31, 2014, respectively           4  
Common stock - Class B-2, $0.01 par value, 804,605 shares authorized; no and 353,630 shares issued and outstanding as of December 31, 2015 and December 31, 2014, respectively           4  
Common stock - Class B-3, $0.01 par value, 804,605 shares authorized; 353,629 shares issued and outstanding as of December 31, 2015 and December 31, 2014     4       4  
Additional paid-in-capital     248,484       113,511  
Distributions in excess of cumulative earnings     (41,496 )     (21,213 )
Total Stockholders’ Equity     207,184       92,385  
Noncontrolling Interests                
Operating partnership units     2,908       2,949  
Partially owned properties     27,620       30,677  
Total Noncontrolling Interests     30,528       33,626  
Total Equity     237,712       126,011  
TOTAL LIABILITIES AND EQUITY   $ 702,762     $ 346,086  

 

See Notes to Consolidated Financial Statements

 

  F- 4  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(In thousands, except share and per share amounts)

 

    For the Years Ended  
    December 31,  
    2015     2014  
Revenues                
Net rental income   $ 42,259     $ 29,198  
Other property revenues     1,996       1,165  
Total revenues     44,255       30,363  
Expenses                
Property operating     17,851       13,213  
General and administrative     4,108       2,694  
Management fees     4,185       1,004  
Acquisition costs     3,508       4,378  
Depreciation and amortization     16,226       12,639  
Total expenses     45,878       33,928  
Operating loss     (1,623 )     (3,565 )
Other income (expense)                
Other income     62       185  
Equity in income (loss) of unconsolidated real estate joint ventures     6,590       1,066  
Equity in gain on sale of unconsolidated real estate joint venture interests     11,303       4,067  
Gain on sale of real estate assets     2,677        
Interest expense, net     (11,366 )     (8,427 )
Total other income (expense)     9,266       (3,109 )
                 
Net income (loss) from continuing operations     7,643       (6,674 )
                 
Discontinued operations                
Loss on operations of rental property           (10 )
Loss on early extinguishment of debt           (880 )
Gain on sale of joint venture interest           1,006  
Income from discontinued operations           116  
                 
Net income (loss)     7,643       (6,558 )
Income allocated to preferred shares     (1,153 )      
Net income (loss) attributable to noncontrolling interests                
Operating partner units     35       (238 )
Partially-owned properties     5,820       (1,148 )
Net income (loss) attributable to noncontrolling interests     5,855       (1,386 )
Net income (loss) attributable to common stockholders   $ 635     $ (5,172 )
                 
Income (loss) per common share - Basic (1)                
Continuing operations   $ 0.04     $ (0.98 )
Discontinued operations   $ 0.00     $ 0.02  
    $ 0.04     $ (0.96 )
                 
Income (loss) per common share – Diluted (1)                
Continuing operations   $ 0.04     $ (0.98 )
Discontinued operations   $ 0.00     $ 0.02  
    $ 0.04     $ (0.96 )
                 
Weighted average basic common shares outstanding (1)     17,404,348       5,381,787  
Weighted average diluted common shares outstanding (1)     17,417,198       5,381,787  

 

(1) Share and per share amounts have been restated to reflect the effects of two reverse stock splits of the Company’s Class B common stock, which occurred during the first quarter of 2014. See Note 1, "Organization and Nature of Business" and Note 12, "Stockholders' Equity" for further discussion. 

 

See Notes to Consolidated Financial Statements

 

  F- 5  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY

(In thousands, except share and per share amounts)

 

   

Convertible
Stock

   

Common
Stock

   

Class A
Common
Stock

   

Class B-1
Common
Stock

    Class B-2
Common
Stock
   

Class B-3
Common
Stock

                Net
Income
             
    Number
of
Shares
    Par
Value
    Number
of
Shares
    Par
Value
    Number
of
Shares
    Par
Value
    Number
of
Shares
    Par
Value
    Number
of
Shares
    Par
Value
    Number
of
Shares
    Par
Value
    Additional
Paid-
in Capital
    Cumulative
Distributions
    (Loss) to
Common
Stockholders
    Noncontrolling
Interests
    Total
Equity
 
Balance, January 1, 2014     1,000     $ -       2,413,811     $ 24       -     $ -       -     $ -       -     $ -       -     $ -     $ 21,747     $ (3,659 )   $ (6,111 )   $ 34,082     $ 46,083  
                                                                                                                                         
Reverse stock split effect     -       -       (2,413,811 )     (24 )     -       -       353,630       4       353,630       4       353,629       4       12       -       -       -       -  
Issuance of Class A common stock, net     -       -       -       -       7,531,188       75       -       -       -       -       -       -       91,980       -       -       -       92,055  
Vesting of restricted stock compensation     -       -       -       -       -       -       -       -       -       -       -       -       48       -       -       -       48  
Issuance of Operating Partnership ("OP") units     -       -       -       -       -       -       -       -       -       -       -       -       666       -       -       3,434       4,100  
Issuance of Long-Term Incentive Plan ("LTIP") units     -       -       -       -       -       -       -       -       -       -       -       -       2,117       -       -       -       2,117  
Issuance of LTIP units for compensation     -       -       -       -       -       -       -       -       -       -       -       -       964       -       -       -       964  
Issuance of convertible stock, net     (1,000 )     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       -  
Contributions, net     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       5,066       5,066  
Distributions declared     -       -       -       -       -       -       -       -       -       -       -       -       -       (6,271 )     -       (246 )     (6,517 )
Distributions to noncontrolling interests     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       (5,774 )     (5,774 )
Changes in additional-paid in capital due to acquisitions     -       -       -       -       -       -       -       -       -       -       -       -       (4,023 )     -       -       -       (4,023 )
Deconsolidation of Grove at Waterford and 23Hundred@Berry Hill     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       (7,814 )     (7,814 )
Noncontrolling interest upon acquisition     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       6,264       6,264  
Net loss     -       -       -       -       -       -       -       -       -       -       -       -       -       -       (5,172 )     (1,386 )     (6,558 )
                                                                                                                                         
Balance, December 31, 2014     -       -       -       -       7,531,188       75       353,630       4       353,630       4       353,629       4       113,511       (9,930 )     (11,283 )     33,626       126,011  
                                                                                                                                         
Issuance of Class A common stock, net     -       -       -       -       10,948,664       109       -       -       -       -       -       -       131,212       -       -       -       131,321  
Conversion of Class B-1 shares to Class A     -       -       -       -       353,630       4       (353,630 )     (4 )     -       -       -       -       -       -       -       -       -  
Conversion of Class B-2 shares to Class A     -       -       -       -       353,630       4       -       -       (353,630 )     (4 )     -       -       -       -       -       -       -  
Vesting of restricted  stock compensation     -       -       -       -       -       -       -       -       -       -       -       -       126       -       -       -       126  
Issuance of LTIP units     -       -       -       -       -       -       -       -       -       -       -       -       3,859       -       -       -       3,859  
Issuance of LTIP units for compensation     -       -       -       -       -       -       -       -       -       -       -       -       1,879       -       -       -       1,879  
Contributions, net     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       3,321       3,321  
Disposition of noncontrolling interests     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       (9,839 )     (9,839 )
Distributions declared     -       -       -       -       -       -       -       -       -       -       -       -       -       (20,918 )     -       (330 )     (21,248 )
Series A preferred distributions declared     -       -       -       -       -       -       -       -       -       -       -       -       -       (1,153 )     -       -       (1,153 )
Distributions to noncontrolling interests     -       -       -       -       -       -       -       -       -       -       -       -       -       -       -       (2,105 )     (2,105 )
Changes in additional-paid in capital due to acquisitions     -       -       -       -       -       -       -       -       -       -       -       -       (2,103 )     -       -       -       (2,103 )
Issuance of restricted stock     -       -       -       -       15,000       -       -       -       -       -       -       -       -       -       -       -       -  
Net income     -       -       -       -       -       -       -       -       -       -       -       -       -       -       1,788       5,855       7,643  
                                                                                                                                         
Balance, December 31, 2015     -     $ -       -     $ -       19,202,112     $ 192       -     $ -       -     $ -       353,629     $ 4     $ 248,484     $ (32,001 )   $ (9,495 )   $ 30,528     $ 237,712  

 

See Notes to Consolidated Financial Statements

 

  F- 6  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(In thousands, except share and per share amounts)

 

    For the Year Ended  
    December 31,  
    2015     2014  
             
Cash flows from operating activities                
Net income (loss)   $ 7,643     $ (6,558 )
Adjustments to reconcile net income (loss) to net cash provided by operating activities:                
Depreciation and amortization     16,747       13,231  
Amortization of fair value adjustments     (295 )     (282 )
Equity in income of unconsolidated joint ventures     (6,590 )     (1,066 )
Equity in gain on sale of real estate assets of unconsolidated joint ventures     (11,303 )     (4,067 )
Gain on sale of joint venture interests     -       (1,006 )
Gain on sale of real estate assets     (2,677 )     -  
Distributions from unconsolidated real estate joint ventures     9,027       720  
Share-based compensation attributable to directors' stock compensation plan     126       48  
Share-based compensation to Former Advisor - LTIP Units     -       2,117  
Share-based compensation to Manager - LTIP Units     5,738       964  
Changes in operating assets and liabilities:                
Due to affiliates     737       (291 )
Accounts receivable, prepaid expenses and other assets     (5,647 )     27  
Accounts payable and other accrued liabilities     3,202       1,308  
Net cash provided by operating activities     16,708       5,145  
                 
Cash flows from investing activities:                
Increase in restricted cash     (42 )     (10,335 )
Acquisitions of consolidated real estate investments     (241,415 )     (59,329 )
Capital expenditures     (3,670 )     (7,967 )
Proceeds from sale of joint venture interests     -       4,985  
Proceeds from sale of unconsolidated real estate joint venture interests     15,590       10,830  
Proceeds from sale of real estate assets     17,862       -  
Deconsolidation of Grove at Waterford and 23Hundred@Berry Hill     -       (1,687 )
Purchases of interests from noncontrolling members     (11,942 )     (15,447 )
Investment in unconsolidated real estate joint venture interests     (65,093 )     (10,135 )
Net cash used in investing activities     (288,710 )     (89,085 )
                 
Cash flows from financing activities:                
Distributions to common stockholders     (20,127 )     (5,771 )
Distributions to noncontrolling interests     (2,105 )     (5,774 )
Noncontrolling equity interest contributions to consolidated real estate investments     3,321       5,066  
Fair value adjustment for debt assumed in acquisition     -       (1,547 )
Borrowings on mortgages payable     151,058       45,335  
Repayments on mortgages payable     (12,911 )     (468 )
Repayments under line of credit     -       (7,571 )
Deferred financing fees     (1,819 )     (2,119 )
Net proceeds from issuance of common stock     131,321       76,864  
Net proceeds from issuance of preferred stock     69,165       -  
Net cash provided by financing activities     317,903       104,015  
                 
Net increase in cash and cash equivalents   $ 45,901     $ 20,075  
                 
Cash and cash equivalents at beginning of period   $ 23,059     $ 2,984  
                 
Cash and cash equivalents at end of period   $ 68,960     $ 23,059  
Supplemental Disclosure of Cash Flow Information                
                 
Cash paid during the period for interest, net of interest capitalized of $143 for the year ended December 31, 2014   $ 10,909     $ 7,769  
                 
Supplemental Disclosure of Noncash Investing and Financing Activities                
                 
Distributions payable   $ 3,163     $ 889  
                 
Accrued offering costs   $ -     $ 219  
                 
Mortgages assumed upon property acquisitions   $ 32,942     $ 116,800  
                 
Class A common stock issued upon property acquisitions   $ -     $ 15,188  
                 
OP Units issued for property acquisition   $ -     $ 4,100  
                 
Reduction of assets from deconsolidation   $ -     $ 63,109  
                 
Reduction of mortgages payable from deconsolidation   $ -     $ 43,453  
                 
Reduction of noncontrolling interests from deconsolidation   $ -     $ 7,814  

  

See Notes to Consolidated Financial Statements

 

  F- 7  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Note 1 – Organization and Nature of Business

 

Bluerock Residential Growth REIT, Inc. (the “Company”) was incorporated as a Maryland corporation on July 25, 2008. The Company’s objective is to maximize long-term stockholder value by acquiring well-located institutional-quality apartment properties in demographically attractive growth markets across the United States. The Company seeks to maximize returns through investments where it believes it can drive substantial growth in its funds from operations and net asset value through one or more of its Core-Plus, Value-Add, Opportunistic and Invest-to-Own investment strategies.

 

The Company has elected to be treated, and currently qualifies, as a real estate investment trust, (“REIT”), for federal income tax purposes. As a REIT, the Company generally is not subject to corporate-level income taxes. To maintain its REIT status, the Company is required, among other requirements, to distribute annually at least 90% of its “REIT taxable income,” as defined by the Internal Revenue Code of 1986, as amended (the “Code”), to the Company’s stockholders. If the Company fails to qualify as a REIT in any taxable year, it would be subject to federal income tax on its taxable income at regular corporate tax rates.

 

The Company raised capital in a continuous registered offering, carried out in a manner consistent with offerings of non-listed REITs, from its inception until September 9, 2013, when it terminated the continuous registered offering in connection with the Company’s Board of Directors (the “Board’s”) consideration of strategic alternatives to maximize value to its stockholders. The Company subsequently determined to register shares of newly authorized Class A common stock that were to be offered in a firmly underwritten public offering, (the “IPO”), by filing a registration statement on Form S-11 (File No. 333-192610) with the SEC, on November 27, 2013. On March 28, 2014, the SEC declared the registration statement effective and the Company announced the pricing of the IPO of 3,448,276 shares of Class A common stock at a public offering price of $14.50 per share for total gross proceeds of $50.0 million. The net proceeds of the IPO, which closed on April 2, 2014, were approximately $44.0 million after deducting underwriting discounts and commissions and offering costs.

 

In connection with the IPO, shares of the Company’s Class A common stock were listed on the NYSE MKT for trading under the symbol “BRG.” Pursuant to the second articles of amendment and restatement to its charter filed on March 26, 2014, (the “Second Charter Amendment”), each share of its common stock outstanding immediately prior to the listing, including shares sold in its continuous registered offering, was changed into one-third of a share of each of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock. Following the filing of the Second Charter Amendment, the Company effected a 2.264881-to-1 reverse stock split of its outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock, and on March 31, 2014, the Company effected an additional 1.0045878-to-1 reverse stock split of its outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock.

 

Substantially concurrently with the completion of the IPO, the Company completed a series of related contribution transactions pursuant to which it acquired indirect equity interests in four apartment properties, and a 100% fee simple interest in a fifth apartment property for an aggregate asset value of $152.3 million (inclusive of Villas at Oak Crest, which is accounted for under the equity method, and Springhouse, in which the Company already owned an interest and which has been reported as consolidated prior to the IPO).

 

The Company subsequently determined to register additional shares of its Class A common stock to be offered in a firmly underwritten public offering, (the “October 2014 Follow-On Offering”), by filing a registration statement on Form S-11 (File No. 333-198770) with the SEC on September 16, 2014. On October 2, 2014, the SEC declared the Registration Statement effective and the Company announced the pricing of the October 2014 Follow-On Offering at a public offering price of $11.90 per share. The Company closed the October 2014 Follow-On Offering of 3,035,444 shares of Class A common stock, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters, on October 8, 2014. Net proceeds of the October 2014 Follow-On Offering were approximately $32.9 million after deducting underwriting discounts and commissions and offering costs. 

 

On January 20, 2015, the Company completed an underwritten shelf takedown offering (the “January 2015 Follow-On Offering”) of 4,600,000 shares of Class A common stock, par value $0.01 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. The shares were registered with the SEC pursuant to a registration statement on Form S-3 (File No. 333-200359) filed with the SEC on November 19, 2014 and declared effective on December 19, 2014. The public offering price of $12.50 per share was announced on January 14, 2015. Net proceeds of the January 2015 Follow-On Offering were approximately $53.7 million after deducting underwriting discounts and commissions and offering costs.

 

  F- 8  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

On May 22, 2015, the Company completed an underwritten shelf takedown offering (the “May 2015 Follow-On Offering”) of 6,348,000 shares of Class A common stock, par value $0.01 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. The shares were registered with the SEC pursuant to a registration statement on Form S-3 (File No. 333-200359) filed with the SEC on November 19, 2014 and declared effective on December 19, 2014. The public offering price of $13.00 per share was announced on May 19, 2015. Net proceeds of the May 2015 Follow-On Offering were approximately $77.6 million after deducting underwriting discounts and commissions and offering costs.

 

On October 21, 2015, the Company completed an underwritten shelf takedown offering (the “October 2015 Preferred Stock Offering”) of 2,875,000 shares of 8.250% Series A Cumulative Redeemable Preferred Stock, par value $0.01 per share, liquidation preference $25.00 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. The shares were registered with the SEC pursuant to a registration statement on Form S-3 (File No. 333-200359) filed with the SEC on November 19, 2014 and declared effective on December 19, 2014. The public offering price of $25.00 per share was announced on October 16, 2015. Net proceeds of the October 2015 Preferred Stock Offering were approximately $69.2 million after deducting underwriting discounts and commissions and estimated offering costs.

 

On December 17, 2015, the Company filed a prospectus supplement to the December 2014 Shelf Registration Statement offering a maximum of 150,000 Units (the “Original Units”) consisting of 150,000 shares of Series B redeemable preferred stock (the “Original Series B Preferred Stock”) and warrants (the “Original Warrants”) to purchase 3,000,000 shares of Class A common stock (liquidation preference $1,000 per share of Original Series B Preferred Stock). As of December 31, 2015, we were continuing to organize our sales activities for the Original Series B Preferred Stock and no Original Units had been sold.

 

As of December 31, 2015, the Company's portfolio consisted of interests in twenty properties (fourteen operating properties and six development properties). The Company’s twenty properties contain an aggregate of 6,449 units, comprised of 4,625 operating units and 1,824 units under development. As of December 31, 2015, the stabilized properties, exclusive of our development properties, and Whetstone, EOS and Sorrel, the lease-up properties, were approximately 93% occupied.

 

Note 2 – Basis of Presentation and Summary of Significant Accounting Policies

 

Principles of Consolidation and Basis of Presentation

 

The Company operates as an umbrella partnership REIT in which Bluerock Residential Holdings, L.P. (its “Operating Partnership”), or its wholly-owned subsidiaries, owns substantially all of the property interests acquired on the Company’s behalf. As of December 31, 2015, limited partners other than the Company owned approximately 5.95% of the Operating Partnership (1.47% is held by holders of limited partnership interest in the Operating Partnership (“OP Units”) and 4.48% is held by holders of the Operating Partnership’s long-term incentive plan units (“LTIP Units”)). Bluerock Real Estate, L.L.C., a Delaware limited liability company, is referred to as Bluerock (“Bluerock”), and the Company’s external manager, BRG Manager, LLC, a Delaware limited liability company, is referred to as its Manager (“Manager”). Both Bluerock and the Manager are related parties with respect to the Company, but are not within the Company’s control and are not consolidated in the Company’s financial statements.

 

Because the Company is the sole general partner of its Operating Partnership and has unilateral control over its management and major operating decisions (even if additional limited partners are admitted to the Operating Partnership), the accounts of the Operating Partnership are consolidated in its consolidated financial statements. The Company consolidates entities in which it owns more than 50% of the voting equity and in which control does not rest with other investors. Investments in real estate joint ventures over which the Company has the ability to exercise significant influence, but for which it does not have financial or operating control, are accounted for using the equity method of accounting. These entities are reflected on the Company’s consolidated financial statements as “Investments in unconsolidated real estate joint ventures.” All significant intercompany accounts and transactions have been eliminated in the consolidated financial statements.  The Company will consider future joint ventures for consolidation in accordance with the provisions required by the Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) Topic 810: Consolidation.

 

Certain amounts in prior year financial statement presentation have been reclassified to conform to the current period presentation. 

 

  F- 9  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Summary of Significant Accounting Policies

 

Use of Estimates

 

The preparation of the financial statements in conformity with accounting principles generally accepted in the United States of America (“GAAP”) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

 

Fair Value Measurements

 

Fair value is defined as the price that would be received upon the sale of an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date.  The GAAP fair value framework uses a three-tiered approach.  Fair value measurements are classified and disclosed in one of the following three categories:

 

  · Level 1 – Unadjusted quoted prices in active markets that are accessible at the measurement date for identical assets or liabilities;

 

  · Level 2 – Quoted prices for similar instruments in active markets, quoted prices for identical or similar instruments in markets that are not active, and model-derived valuations in which significant inputs and significant value drivers are observable in active markets; and

 

  · Level 3 – Prices or valuation techniques where little or no market data is available that requires inputs that are significant to the fair value measurement and unobservable.

 

 

If the inputs used to measure the fair value fall within different levels of the hierarchy, the fair value is determined based upon the lowest level input that is significant to the fair value measurement. Whenever possible, the Company uses quoted market prices to determine fair value. In the absence of quoted market prices, the Company uses independent sources and data to determine fair value.

  

Investments in Unconsolidated Real Estate Joint Ventures

 

The Company first analyzes its investments in joint ventures to determine if the joint venture is a variable interest entity (“VIE”) in accordance with ASC 810 and if so, whether the Company is the primary beneficiary requiring consolidation.  A VIE is an entity that has (i) insufficient equity to permit it to finance its activities without additional subordinated financial support or (ii) equity holders that lack the characteristics of a controlling financial interest.  VIEs are consolidated by the primary beneficiary, which is the entity that has both the power to direct the activities that most significantly impact the entity’s economic performance and the obligation to absorb losses or the right to receive benefits from the entity that potentially could be significant to the entity.  Variable interests in a VIE are contractual, ownership, or other financial interests in a VIE that change with changes in the fair value of the VIE’s net assets. The Company continuously re-assesses at each level of the joint venture whether the entity is (i) a VIE, and (ii) if the Company is the primary beneficiary of the VIE.  If it was determined an entity in which the Company holds a joint venture interest qualified as a VIE and the Company was the primary beneficiary, the entity would be consolidated. 

 

If, after consideration of the VIE accounting literature, the Company has determined that VIE accounting is not applicable to the joint ventures, the Company assesses the need for consolidation under all other provisions of ASC 810.  These provisions provide for consolidation of majority-owned entities through a majority voting interest held by the Company providing control, or through determination of control by virtue of the Company being the general partner in a limited partnership or the controlling member of a limited liability company.

 

In assessing whether the Company is in control of and requiring consolidation of the limited liability company and partnership venture structures the Company evaluates the respective rights and privileges afforded each member or partner (collectively referred to as “member”).  The Company’s member would not be deemed to control the entity if any of the other members have either (i) substantive kickout rights providing the ability to dissolve (liquidate) the entity or otherwise remove the managing member or general partner without cause or (ii) has substantive participating rights in the entity.  Substantive participating rights (whether granted by contract or law) provide for the ability to effectively participate in significant decisions of the entity that would be expected to be made in the ordinary course business.    

  

If it has been determined that the Company does not have control, but does have the ability to exercise significant influence over the entity, the Company accounts for these unconsolidated investments under the equity method of accounting. The equity method of accounting requires these investments to be initially recorded at cost and subsequently increased (decreased) for the Company’s share of net income (loss), including eliminations for the Company’s share of inter-company transactions, and increased (decreased) for contributions (distributions). The Company’s proportionate share of the results of operations of these investments is reflected in the Company’s earnings or losses.

 

  F- 10  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

  

Real Estate Assets

 

Development, Improvements, Depreciation and Amortization

 

Costs incurred to develop and improve properties are capitalized.  Cost capitalization begins once the development or construction activity commences and ceases when the asset is ready for its intended use. Repair and maintenance and tenant turnover costs are charged to expense as incurred.  Repair and maintenance and tenant turnover costs include all costs that do not extend the useful life of the real estate asset.  Depreciation and amortization expense is computed on the straight-line method over the asset’s estimated useful life. The Company considers the period of future benefit of an asset to determine its appropriate useful life and anticipates the estimated useful lives of assets by class to be generally as follows:

 

Buildings 30 – 35 years
Building improvements 15 years
Land improvements 15 years
Furniture, fixtures and equipment 3 – 7 years
In-place leases 6 months

 

Real Estate Purchase Price Allocations

 

The Company records the acquisition of income-producing real estate or real estate that will be used for the production of income as a business combination.  All assets acquired and liabilities assumed in a business combination are measured at their acquisition date fair values.  Acquisition costs are expensed as incurred.

 

Intangible assets include the value of in-place leases, which represents the estimated fair value of the net cash flows of leases in place at the time of acquisition to be realized, as compared to the net cash flows that would have occurred had the property been vacant at the time of acquisition and subject to lease-up.  The Company amortizes the value of in-place leases to expense over the remaining non-cancelable term of the respective leases, which is on average six months. 

 

Estimates of the fair values of the tangible assets, identifiable intangibles and assumed liabilities require the Company to make significant assumptions to estimate market lease rates, property operating expenses, carrying costs during lease-up periods, discount rates, market absorption periods and the number of years the property will be held for investment.  The use of inappropriate assumptions could result in an incorrect valuation of acquired tangible assets, identifiable intangible assets and assumed liabilities, which could impact the amount of the Company’s net income (loss). Differences in the amount attributed to the fair value estimate of the various assets acquired can be significant based upon the assumptions made in calculating these estimates.

 

Impairment of Real Estate Assets

 

The Company continually monitors events and changes in circumstances that could indicate that the carrying amounts of the Company’s real estate and related intangible assets may not be recoverable.  When indicators of potential impairment suggest that the carrying value of real estate and related intangible assets and liabilities may not be recoverable, the Company assesses the recoverability of the assets by estimating whether the Company will recover the carrying value of the asset through its undiscounted future cash flows and its eventual disposition.  Based on this analysis, if the Company does not believe that it will be able to recover the carrying value of the real estate and related intangible assets and liabilities, the Company will record an impairment loss to the extent that the carrying value exceeds the estimated fair value of the real estate and related intangible assets and liabilities.  No impairment charges were recorded in 2015 or 2014.

 

Cash and Cash Equivalents

 

The Company considers all highly liquid investments purchased with an original maturity of three months or less to be cash equivalents. Cash equivalents may include cash and short-term investments. Short-term investments are stated at cost, which approximates fair value.  

 

Restricted Cash

 

 

Restricted cash is comprised of lender imposed escrow accounts for replacement reserves and amounts set aside for real estate taxes and insurance and amounts set aside for reinvestment in accordance with Internal Revenue Service Code Section 1031 related to like-kind exchanges.

 

  F- 11  

 

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Concentration of Credit Risk

 

The Company maintains cash balances with high quality financial institutions and periodically evaluates the creditworthiness of such institutions and believes that the Company is not exposed to significant credit risk.  Cash balances may be in excess of the amounts insured by the Federal Deposit Insurance Corporation.

 

Rents and Other Receivables

 

The Company will periodically evaluate the collectability of amounts due from tenants and maintain an allowance for doubtful accounts for estimated losses resulting from the inability of tenants to make required payments under lease agreements.  The Company exercises judgment in establishing these allowances and considers payment history and current credit status of tenants in developing these estimates. 

 

Deferred Financing Fees

 

Deferred financing fees represent commitment fees, legal fees and other third party costs associated with obtaining financing. Deferred financing fees paid by the Company on behalf of its consolidated joint ventures are capitalized and amortized to interest expense over the terms of the financing agreement using the straight-line method, which approximates the effective interest method.

 

Deferred financing fees paid by the Company on behalf of its unconsolidated joint ventures are recorded within investments in unconsolidated real estate joint ventures on the consolidated balance sheets and are amortized to equity in income (loss) of unconsolidated real estate joint ventures.

 

Noncontrolling Interests

 

Noncontrolling interests are comprised of the Company’s joint venture partners’ interests in consolidated joint ventures, as well as interests held by Operating Partnership Unit holders.  The Company reports its joint venture partners’ interest in its consolidated real estate joint ventures and other subsidiary interests held by third parties as noncontrolling interests.  The Company records these noncontrolling interests at their initial fair value, adjusting the basis prospectively for their share of the respective consolidated investments’ net income or loss and equity contributions and distributions.  These noncontrolling interests are not redeemable by the equity holders and are presented as part of permanent equity.  Income and losses are allocated to the noncontrolling interest holder pursuant to each joint venture’s operating agreement.

 

Revenue Recognition

 

Rental income related to tenant leases is recognized on an accrual basis over the terms of the related leases on a straight-line basis. Amounts received in advance are recorded as a liability within other related liabilities.

 

Other property revenues are recognized in the period earned.

 

The Company records sales of real estate assets using the full accrual method at closing when both of the following conditions are met: a) the profit is determinable, meaning that, the collectability of the sales price is reasonably assured or the amount that will not be collectible can be estimated; and b) the earnings process is virtually complete, meaning that the seller is not obligated to perform significant activities after the sale to earn the profit. Sales not qualifying for full recognition at the time of sale are accounted for under other appropriate deferral methods.

  

Stock-Based Compensation

 

The Company expenses the fair value of share awards in accordance with the fair value recognition requirements of ASC Topic 718 “Compensation-Stock Compensation.” ASC Topic 718 requires companies to measure the cost of the recipient services received in exchange for an award of an equity instrument based on the grant-date fair value of the award. The cost of the share award is expensed over the requisite service period (usually the vesting period).

  

Distribution Policy

 

The Company expects to authorize and declare regular cash distributions to its stockholders in order to maintain its REIT status. Distributions to stockholders will be determined by the Company’s Board of Directors and will be dependent upon a number of factors, including funds available for the payment of distributions, financial condition, the timing of property acquisitions, capital expenditure requirements, and annual distribution requirements in order to maintain the Company’s status as a REIT, and other considerations as the Board of Directors may deem relevant.

 

  F- 12  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Related Party Transactions

 

Prior to the IPO, the Company was externally advised by its former advisor, Bluerock Multifamily Advisor, LLC (the “Former Advisor”), an affiliate of Bluerock. Under the initial advisory agreement, the Company was obligated to pay the Former Advisor specified fees upon the provision of certain services related to, the investment of funds in real estate investments, management of the Company’s investments and for other services (including, but not limited to, the disposition of investments). The Company was also obligated to reimburse the Former Advisor for organization and offering costs incurred by the Former Advisor on the Company’s behalf, and was obligated to reimburse the Former Advisor for acquisition expenses and certain operating expenses incurred on its behalf or incurred in connection with providing services to the Company.   The Company recorded all related party fees as incurred, subject to any limitations described in the advisory agreement. This advisory agreement was terminated on April 2, 2014 in connection with the Company’s IPO.On April 2, 2014, upon the completion of the IPO, the Company entered into a Management Agreement with the Manager, an affiliate of Bluerock, to be the Company’s external manager. Under the Management Agreement the Company pays the Manager a base management fee and incentive fee. The Company records all related party fees as incurred.

 

Selling Commissions and Dealer Manager Fees

 

The Company paid a related party, as the dealer manager, up to 7% and 2.6% of the gross offering proceeds from the primary offering as selling commissions and dealer manager fees, respectively.  A reduced sales commission and dealer manager fee was paid with respect to certain volume discount sales.  No sales commission or dealer manager fee was paid with respect to shares issued through the distribution reinvestment plan.  The dealer manager agreement was terminated in conjunction with the termination of the Follow-On Offering, September 9, 2013.

 

In conjunction with the offering of the Series B Preferred Stock, the Company engaged a related party, as dealer manager, up to 7% and 3% of the gross offering proceeds from the offering as selling commissions and dealer manager fees, respectively. As of December 31, 2015, we were continuing to organize our sales activities for the Series B Preferred Stock and no Units had been sold and thus, no fees were paid in 2015.

 

Acquisition and Disposition Fees to the Former Advisor

 

The Company also paid the Former Advisor an acquisition fee for its services in connection with the investigation, selection, sourcing, due diligence and acquisition of a property or investment. On September 26, 2012, the Company amended its advisory agreement to increase the acquisition fee from 1.75% to 2.50% of the purchase price. The purchase price of a property or investment equals the amount paid or allocated to the purchase, development, construction or improvement of a property, inclusive of expenses related thereto, and the amount of debt associated with such real property or investment.

 

The Company also paid the Former Advisor a fee for its services in connection with the disposition of a property or investment equal to the lesser of (A) 1.5% of the sales price of each property or other investment sold, or (B) 50% of the selling commission that would have been paid to a third-party sales broker in connection with such disposition. On October 21, 2013, the Company amended its advisory agreement to only allow a disposition fee of 1.5% of the sales price of each property or other investment sold.

 

Asset Management Fee to the Former Advisor

 

With respect to investments in real estate, the Company paid the Former Advisor a monthly asset management fee.  On September 26, 2012, the Company amended its advisory agreement to decrease the asset management fee from one-twelfth of 1% to one-twelfth of 0.65% of the amount paid or allocated to acquire the investment excluding acquisition fees and expenses related thereto and the amount of any debt associated with or used to acquire such investment. In the case of investments made through joint ventures, the asset management fee was determined based on the Company’s proportionate share of the underlying investment.

 

Financing Fee to the Former Advisor

 

The Company paid the Former Advisor a financing fee equal to 1% of the amount, under any loan or line of credit, made available to us.  On October 21, 2013, the Company amended its advisory agreement to decrease the financing fee from 1% to 0.25% of any loan made to the Company.

 

  F- 13  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Independent Director Compensation

 

The Company pays each of its independent directors an annual retainer of $25,000.  In addition, the independent directors are paid for attending meetings as follows: (i) $2,500 for each Board meeting attended, (ii) $2,000 for each committee meeting attended, (iii) $1,000 for each teleconference Board meeting attended, and (iv) $1,000 for each teleconference committee meeting attended.  All directors also receive reimbursement of reasonable out-of-pocket expenses incurred in connection with attendance at meetings of the Board of Directors. 

  

Income Taxes

 

The Company has elected to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, and has qualified since the taxable year ended December 31, 2010.  To qualify as a REIT, the Company must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income to stockholders (which is computed without regard to the dividends paid deduction or net capital gain and which does not necessarily equal net income as calculated in accordance with GAAP). As a REIT, the Company generally will not be subject to federal income tax to the extent it distributes qualifying dividends to its stockholders.  Even if the Company qualifies for taxation as a REIT, the Company may be subject to certain state and local taxes on its income and property, and federal income and excise taxes on its undistributed income.  If the Company fails to qualify as a REIT in any taxable year, the Company will be subject to federal income tax on its taxable income at regular corporate income tax rates and generally will not be permitted to qualify for treatment as a REIT for federal income tax purposes for the four taxable years following the year during which qualification is lost, unless the Internal Revenue Service grants us relief under certain statutory provisions. Such an event could materially adversely affect the Company’s net income and net cash available for distribution to stockholders. However, the Company intends to continue to organize and operate in such a manner as to remain qualified for treatment as a REIT.

 

For the year ended December 31, 2015, 99.46% of the distributions received by the stockholders were classified as return of capital for income tax purposes and 0.54% were ordinary income. For the year ended December 31, 2014, 8.2% of the distributions received by the stockholders were classified as unrecaptured section 1250 capital gains and 91.8% were classified as return of capital for tax purposes.

 

ASC Topic 740 clarifies the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements. It requires a recognition threshold and measurement attribute for financial statement disclosure of tax positions taken, or expected to be taken, in an income tax return. This interpretation also provides guidance on derecognition, classification, interest and penalties, accounting in interim periods, disclosure, and transition. Management has considered all positions taken on the 2009 through 2014 tax returns (where applicable), and those positions expected to be taken on the 2015 tax returns, and concluded that tax positions taken will more likely than not be sustained at the full amount upon examination. Accordingly, the Company has concluded that there are no significant uncertain tax positions requiring recognition in its consolidated financial statements.  The Company expects no significant increases or decreases in unrecognized tax benefits due to changes in tax positions within one year of December 31, 2015. If any income tax exposure was identified, the Company would recognize an estimated liability for income tax items that meet the criteria for accrual. Neither the Company nor its subsidiaries have been assessed interest or penalties by any major tax jurisdictions. If any interest and penalties related to income tax assessments arose, the Company would record them as income tax expense. As of December 31, 2015, tax returns for the calendar years 2010 and subsequent remain subject to examination by the Internal Revenue Service and various state tax jurisdictions. 

 

Reportable Segment

 

The Company’s current business consists of investing in and operating multifamily communities. Substantially all of its consolidated net income (loss) is from investments in real estate properties that the Company owns through co-investment ventures which it either consolidates or accounts for under the equity method of accounting.  The Company evaluates operating performance on an individual property level and views its real estate assets as one industry segment, and, accordingly, its properties are aggregated into one reportable segment.

 

New Accounting Pronouncements

  

In April 2015, the FASB issued Accounting Standards Update No. 2015-03, “Interest - Imputation of Interest (Subtopic 835-30): Simplifying the Presentation of Debt Issuance Costs” (“ASU 2015-03”). The amendments in ASU 2015-03 require that debt issuance costs be presented in the balance sheet as a direct deduction from the carrying amount of that liability, consistent with debt discounts. The recognition and measurement guidance for debt issuance costs are not affected by the amendments in ASU 2015-03. The amendments in ASU 2015-03 become effective for public business entities in the first annual period beginning after December 15, 2015, and interim periods within those fiscal years, with early application permitted. The Company is currently evaluating the impact of this accounting standard.

 

  F- 14  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

In February 2015, the FASB issued Accounting Standards Update No. 2015-02, “Consolidation (Topic 810): Amendments to the Consolidation Analysis” (“ASU 2015-02”). ASU 2015-02 eliminates specific consolidation guidance for limited partnerships and revises other aspects of consolidation analysis, including how kick-out rights, fee arrangements and related parties are assessed. ASU 2015-02 is effective for public business entities for fiscal years, and for interim periods within those fiscal years, beginning after December 15, 2015, with early adoption permitted. The Company is currently evaluating the impact of ASU 2015-02 on the Company’s financial statements.

 

In January 2015, the FASB issued Accounting Standards Update No. 2015-01, “Income Statement - Extraordinary and Unusual Items (Subtopic 225-20): Simplifying Income Statement Presentation by Eliminating the Concept of Extraordinary Items” (“ASU 2015-01”), which eliminates the concept of extraordinary items and require items that are either unusual in nature or infrequently occurring to be reported as a separate component of income from continuing operations or disclosed in the notes to the financial statements. ASU 2015-01 is effective for periods beginning after December 15, 2015, with early adoption permitted. ASU 2015-01 is not expected to have a material impact on the Company's financial statements.

  

In August 2014, the FASB issued ASU No. 2014-15, “Presentation of Financial Statements - Going Concern” (“ASU 2014-15”), which requires an entity's management to evaluate whether there are conditions or events, considered in the aggregate, that raise substantial doubt about the entity's ability to continue as a going concern within one year after the date that the financial statements are issued. ASU 2014-15 is effective for periods beginning after December 15, 2016. ASU 2014-15 is not expected to have a material impact on the Company's financial statements.

  

In May 2014, the FASB issued ASU No. 2014-09, “Revenue from Contracts with Customers (Topic 606)” (“ASU 2014-09”). The updated standard is a new comprehensive revenue recognition model that requires revenue to be recognized in a manner that depicts the transfer of goods or services to a customer at an amount that reflects the consideration expected to be received in exchange for those goods or services. In July 2015, the FASB voted to approve the deferral of the effective date of ASU 2014-09 by one year. Therefore, ASU 2014-09 will become effective for the Company in the first quarter of the fiscal year ending December 31, 2018. Early adoption is permitted, but not earlier than the first quarter of the fiscal year ending December 31, 2017. The ASU allows for either full retrospective or modified retrospective adoption. The Company has not selected a transition method, and is currently evaluating the effect that ASU 2014-09 will have on the consolidated financial statements and related disclosures.

    

Note 3 – Real Estate Assets Held for Sale, Discontinued Operations and Sale of Joint Venture Equity Interests

 

Real Estate Assets Held for Sale and Discontinued Operations

 

The Company had reported its Creekside property as held for sale in the Company’s Annual Report on Form 10-K for the year ended December 31, 2013. On March 28, 2014, the special purpose entity that owned the Creekside property, in which the Company held a 24.7% indirect equity interest sold the Creekside property as discussed below. On August 28, 2014, the Company’s Investment Committee approved a plan to sell North Park Towers and the Company classified amounts related to the property as held for sale as of December 31, 2014. See below for information regarding the sale of North Park Towers on October 16, 2015. 

 

Property Classified as Discontinued Operations

 

The following is a summary of the results of operations of the Creekside property classified as discontinued operations for the years ended December 31, 2015 and 2014 (amounts in thousands):

 

    For the Years Ended
December 31,
 
    2015     2014  
Total revenues   $ -     $ 508  
Expenses                
Property operating expenses     -       (177 )
Depreciation and amortization     -       (184 )
Management fees     -       (8 )
Interest expense, net     -       (149 )
Loss on operations of rental property   $ -     $ (10 )
Gain on sale of joint venture interest     -       1,006  
Loss on early extinguishment of debt     -       (880 )
Income from discontinued operations   $ -     $ 116  

 

  F- 15  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Sale of Joint Venture Equity Interests

 

On December 10, 2014, the Company through BEMT Augusta, LLC, sold its 25.0% interest in the Estates at Perimeter/Augusta, Bluerock Special Opportunity + Income Fund II, LLC (“Fund II”) sold its 25.0% interest, and an unaffiliated third party (“BRG Co-Owner”), sold its 50.0% interest, to Waypoint Residential Services, LLC, an unaffiliated third party, for an aggregate of $26.0 million, subject to a loan prepayment penalty and certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness and loan prepayment penalty, closing costs and fees, the sale of the Company’s interest in the Estates at Perimeter/Augusta generated net proceeds to the Company of approximately $1.7 million and a gain on sale of $0.6 million.

 

On December 9, 2014, the Company, through BEMT Berry Hill, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Operating Partnership (“BEMT Berry Hill’), entered into a series of transactions and agreements to restructure the ownership of Berry Hill, (the “Restructuring Transactions”).

 

Prior to the Restructuring Transactions, the Company held a 25.1% indirect equity interest in Berry Hill, Bluerock Special Opportunity + Income Fund III, LLC (“Fund III”), a Delaware limited liability company and an affiliate of the Company’s Manager, held a 28.4% indirect equity interest, Bluerock Growth Fund, LLC (“BGF”), a Delaware limited liability company and an affiliate of the Company’s Manager, held a 29.0% indirect equity interest, and Stonehenge 23Hundred JV Member, LLC (“Stonehenge JV Member”), an affiliate of Stonehenge Real Estate Group, LLC (“Stonehenge”), an unaffiliated third party, held the remaining 17.5% indirect equity interest plus a promote interest based on investment return hurdles for its service as developer of the property. These indirect equity interests were all held in BR Stonehenge 23Hundred JV, LLC, a Delaware limited liability company, which owns 100% of 23Hundred, LLC (“23Hundred”), a Delaware limited liability company, which in turn owned 100% of Berry Hill.

 

Following the Restructuring Transactions, as of December 31, 2014, Berry Hill was owned in tenancy-in-common interests, adjusted for the agreed Stonehenge promote interest as follows:(i) BEMT Berry Hill and Fund III, through 23Hundred, hold a 42.2% undivided tenant-in-common interest in (the Company, through BEMT Berry Hill own a 19.8% indirect equity interest and Fund III owns a 22.4% indirect equity interest); (ii) BGF’s subsidiary BGF 23Hundred, LLC, a Delaware limited liability company, holds a 22.9% undivided tenant-in-common interest; and (iii) Stonehenge JV Member’s subsidiary SH 23Hundred TIC, LLC, a Delaware limited liability company, holds a 34.8% undivided tenant-in-common interest.

 

As a result of the restructuring, the Company no longer controlled Berry Hill through its voting rights. Accordingly, the Company’s investment in Berry Hill was deconsolidated and subsequently accounted for under the equity method.

 

On January 14, 2015, the Company, along with the other two holders of tenant-in-common interests in Berry Hill, sold their respective interests to an unaffiliated third party. The aggregate purchase price was $61.2 million, subject to certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness and payment of closing costs and fees, the sale of the Company’s interest in Berry Hill generated net proceeds of approximately $7.3 million to the Company and a consolidated gain on sale of $11.3 million, of which the Company’s pro rata share of gain is $5.3 million before disposition expenses of $0.1 million, which was included in the Company’s statement of operations for the year ended December 31, 2015.

 

On December 3, 2014, the Company, through BR Waterford Crossing JV, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Operating Partnership (“BRG Grove”), and Bell HNW Waterford, LLC, a Delaware limited liability company and an unaffiliated third party (“BRG Co-Owner”), owned a 252-unit apartment community located in Hendersonville, Tennessee named the Grove at Waterford, as tenants-in-common. BRG Grove owned a 60.0% tenant-in-common interest in the Grove at Waterford property. On December 18, 2014, BRG Grove sold its 60.0% tenant-in-common interest in the Grove at Waterford property, and BRG Co-Owner its 40.0% tenant-in-common interest, to Bell Hendersonville, an unaffiliated third party, for an aggregate of $37.7 million, subject to a loan prepayment penalty and certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness and loan prepayment penalty, closing costs and fees, the sale of the Company’s interest in the Grove at Waterford generated net proceeds to the Company of approximately $9.0 million and a gain on sale of $3.5 million.

 

On March 28, 2014, BR Creekside, LLC, a special-purpose entity in which the Company holds a 24.7% indirect equity interest, sold the Creekside property to SIR Creekside, LLC, an unaffiliated third party, for $18.9 million, subject to certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness encumbering the Creekside property in the approximate amount of $13.5 million and payment of closing costs and fees, excluding disposition fees of approximately $0.1 million deferred by the Former Advisor, the sale of the Creekside property generated net proceeds to the Company of approximately $1.2 million and a gain on sale of $1.0 million.

 

  F- 16  

 

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Sale of North Park Towers

 

On October 16, 2015, the Company closed on the sale of the North Park Towers property, located in Southfield, Michigan. The 100%- owned property was sold for approximately $18.2 million, subject to certain prorations and adjustments typical in such real estate transactions. After deduction for payment of the existing mortgage indebtedness encumbering the North Park Towers property in the amount of $11.5 million and payment of closing costs and fees, the sale of the property generated net proceeds for the Company of approximately $6.6 million and a gain on sale of $2.70 million, net of disposition expenses of $0.3 million.

 

Note 4 – Investments in Real Estate

 

As of December 31, 2015, the Company was invested in fourteen operating real estate properties and six development properties through joint venture partnerships. The following tables provide summary information regarding the Company’s operating and development investments, which are either consolidated or presented on the equity method of accounting.

 

Operating Properties

  

    Number of     Date   Ownership     Average        
Multifamily Community Name/Location   Units     Built/Renovated (1)   Interest     Rent (2)
(Unaudited)
    % Occupied (3)
(Unaudited)
 
ARIUM Grandewood, Orlando, FL (4)     306     2005     95.0 %   $ 1,184       97 %
ARIUM Palms, Orlando, FL     252     2008     95.0 %     1,161       94 %
Ashton Reserve, Charlotte, NC (5)     473     2012/2015     100.0 %     968       92 %
Enders at Baldwin Park, Orlando, FL     220     2003     89.5 %     1,595       97 %
EOS, Orlando, FL     296     2015     (6 )     1,211       51 %
Fox Hill, Austin, TX     288     2010     94.6 %     1,145       98 %
Lansbrook Village, Palm Harbor, FL     602     2004     90.0 %     1,182       93 %
MDA Apartments, Chicago, IL     190     2006     35.3 %     2,251       92 %
Park & Kingston, Charlotte, NC (7)     168     2015     96.4 %     1,151       91 %
Sorrel, Frisco, TX (8)     352     2015     95.0 %     1,288       77 %
Sovereign, Fort Worth, TX     322     2015     95.0 %     1,265       90 %
Springhouse at Newport News, Newport News, VA     432     1985     75.0 %     837       93 %
Village Green of Ann Arbor, Ann Arbor, MI     520     2013     48.6 %     1,167       91 %
Whetstone, Durham, NC     204     2015     (6 )     1,325       73 %
Total/Average     4,625                 $ 1,200       93 %

 

(1) Represents date of last significant renovation or year built if there were no renovations.

(2) Represents the average effective monthly rent per occupied unit for all occupied units for the three months ended December 31, 2015. The average rent for Whetstone, EOS and Sorrel, which are still in lease-up, is pro forma based on underwriting. Total concessions for the three months ended December 31, 2015 amounted to approximately $0.3 million.

(3) Percent occupied is calculated as (i) the number of units occupied as of December 31, 2015, divided by (ii) total number of units, expressed as a percentage, excluding Whetstone, EOS and Sorrel, which are still in lease-up.

(4) ARIUM Grandewood was formerly called ARIUM Grande Lakes.

(5) Ashton Reserve is comprised of Ashton I and Ashton II.

(6) EOS and Whetstone are currently preferred equity investments providing a stated investment return and both properties are in lease-up and average actual rents were $1,165 and $1,091, respectively, net of upfront lease-up concessions.

(7) Park & Kingston is comprised of Park & Kingston and Park & Kingston II. We own 96.0% of 151 units of Park & Kingston acquired in March 2015 and 100.0% of 15 units of Park & Kingston II acquired in November 2015, for a combined ownership of 96.4%.

(8) Sorrel is in lease-up and average actual rents were $1,272, net of up-front lease-up concessions.

 

  F- 17  

 

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Development Properties

 

                  Pro Forma  
Multifamily Community Name/Location   Number of
Units
    Initial
Occupancy
  Final Units to be
Delivered
  Average
Rent (1)
(Unaudited)
 
Alexan CityCentre, Houston, TX     340     1Q 2017   4Q 2017   $ 2,144  
Alexan Southside Place, Houston, TX     269     3Q 2017   2Q 2018     2,019  
Cheshire Bridge, Atlanta, GA     285     1Q 2017   3Q 2017     1,559  
Domain, Garland, TX     301     2Q 2017   2Q 2018     1,425  
Flagler Village, Ft. Lauderdale, FL     384     2Q 2018   1Q 2019     2,481  
Lake Boone Trail, Raleigh, NC     245     1Q 2018   3Q 2018     1,402  
Total/Average     1,824             $ 1,887  

 

(1) Represents the average pro forma effective monthly rent per occupied unit for all expected occupied units upon stabilization.

  

Note 5 – Consolidated Investments

 

As of December 31, 2015, the major components of our consolidated real estate properties were as follows (amounts in thousands):

 

Property   Land     Building
and
Improvements
    Furniture,
Fixtures and
Equipment
    Total  
ARIUM Grandewood   $ 5,200     $ 36,915     $ 760     $ 42,875  
ARIUM Palms     4,030       31,545       1,058       36,633  
Ashton Reserve     5,900       58,636       1,838       66,374  
Enders Place at Baldwin Park     5,453       22,281       1,481       29,215  
Fox Hill     4,180       32,389       910       37,479  
Lansbrook Village     7,224       52,331       1,798       61,353  
MDA Apartments     9,500       51,558       753       61,811  
Park & Kingston     3,360       26,438       465       30,263  
Sorrel     6,710       44,607       2,847       54,164  
Sovereign     2,800       38,480       2,130       43,410  
Springhouse at Newport News     6,500       27,860       1,371       35,731  
Village Green of Ann Arbor     4,200       51,568       1,744       57,512  
    $ 65,057     $ 474,608     $ 17,155     $ 556,820  
Less: accumulated depreciation           20,046       3,391       23,437  
Total   $ 65,057     $ 454,562     $ 13,764     $ 533,383  

 

Operating Leases

 

The Company’s real estate assets are leased to tenants under operating leases for which the terms and expirations vary.  The leases may have provisions to extend the lease agreements, options for early termination after paying a specified penalty and other terms and conditions as negotiated.  The Company retains substantially all of the risks and benefits of ownership of the consolidated real estate assets leased to tenants.  Generally, upon the execution of a lease, the Company requires security deposits from tenants in the form of a cash deposit.  Amounts required as a security deposit vary depending upon the terms of the respective leases and the creditworthiness of the tenant, but generally are not individually significant amounts.  Therefore, exposure to credit risk exists to the extent that a receivable from a tenant exceeds the amount of their security deposit.  Security deposits received in cash related to tenant leases are included in other liabilities in the accompanying consolidated balance sheets and totaled $1.3 million and $0.7 million as of December 31, 2015 and 2014, respectively, for the Company’s consolidated real estate properties.  Tenant security deposits related to North Park Towers totaled $0.1 million for the year ended December 31, 2014, and are included in liabilities associated with operating real estate held for sale in the accompanying 2014 consolidated balance sheet. No individual tenant represents over 10% of the Company’s annualized base rent for the consolidated real estate properties.

 

Depreciation expense was $12.4 million and $8.4 million for the years ended December 31, 2015 and 2014, respectively, including amounts in discontinued operations.

 

Intangibles related to the Company’s consolidated investments in real estate consist of the value of in-place leases. In-place leases are amortized over the remaining term of the in-place leases, which is approximately six months. Amortization expense related to the in-place leases was $3.8 million and $4.5 million for the years ended December 31, 2015 and 2014, respectively.

 

  F- 18  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Note 6 – Acquisition of Real Estate

 

The following describes the Company’s significant acquisition activity during the years ended December 31, 2015 and 2014:

 

Acquisition of North Park Towers

 

On April 3, 2014, the Company, through BRG North Park Towers, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Company’s Operating Partnership, acquired all of North Park Towers’ (“NPT”) right, title and interest in a 100% fee simple interest in a 313-unit multifamily property located in Southfield, Michigan (the “NPT Property”), pursuant to a contribution agreement. As consideration for the 100% fee simple interest of NPT in the NPT Property, the Operating Partnership issued 282,759 units of limited partnership interest in the Operating Partnership “(OP Units”), with an approximate value of $4.1 million (net of assumed mortgages) to NPT, which subsequent to the one-year anniversary after their receipt by NPT will be redeemable for cash or exchangeable, at the Company’s option, for shares of the Company’s Class A common stock on a one-for-one basis, subject to certain adjustments. The acquisition was subject to certain prorations and adjustments typical in a real estate transaction and was based on the value of the equity interest of NPT in the NPT Property, which equity valuation was based on an independent third party appraisal.

 

As further consideration for the 100% fee simple interest of NPT in the NPT Property, on April 3, 2014, the Company and its Operating Partnership entered into a Joinder By and Agreement of New Indemnitor with U.S. Bank National Association, as trustee for the benefit of the holders of COMM 2014-CCRE14 Mortgage Trust Commercial Mortgage Pass-Through Certificates pursuant to which R. Ramin Kamfar, the Company’s Chairman of the Board and Chief Executive Officer, was released from his obligations under a Guaranty of Recourse Obligations Agreement dated as of December 24, 2013, and an Environmental Indemnity Agreement dated as of December 24, 2013, both of which are related to approximately $11.5 million of indebtedness encumbering the NPT Property, and the Company and its Operating Partnership serve as replacement guarantors and indemnitors.

 

In conjunction with the consummation of the contribution agreement and the purchase and sale of the NPT Property, Bluerock Property Management (“BPM”) received a disposition fee of approximately $0.5 million, which was paid in the form of 32,276 OP Units and which would have otherwise been paid to NPT. Additionally, the Former Advisor received an acquisition fee of approximately $0.4 million under the Advisory Agreement, which acquisition fee was paid in the form of 26,897 LTIP Units. 

 

As discussed in Note 3, on October 16, 2015, the Company closed on the sale of the NPT Property.

 

Acquisition of Interest in Village Green of Ann Arbor

 

On April 2, 2014, the Company, through BRG Ann Arbor, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Company’s Operating Partnership, acquired all of Bluerock Special Opportunity + Income Fund II, LLC’s “(Fund II”), right, title and interest in and to a 58.6084% limited liability company interest in BR VG Ann Arbor JV Member, LLC, a Delaware limited liability company, and all of Bluerock Special Opportunity + Income Fund III, LLC’s (“Fund III’), right, title and interest in and to a 38.6084% limited liability company interest in BR VG Ann Arbor JV Member, LLC, which is the owner and holder of a 50% limited liability company interest in Village Green of Ann Arbor Associates, LLC, a Michigan limited liability company (“VG Ann Arbor”), which in turn is the fee simple owner of a 520-unit multifamily property located in Ann Arbor, Michigan (the “Village Green Property”). The acquisition of the Fund II and the Fund III interests was made pursuant to a contribution agreement.

 

As consideration for Fund II’s interest, the Company issued 293,042 unregistered shares of its Class A common stock with an approximate value of $4.2 million to Fund II, and as consideration for Fund III’s interest, the Company issued 193,042 unregistered shares of its Class A common stock with an approximate value of $2.8 million to Fund III. The consideration paid was subject to certain prorations and adjustments typical in a real estate transaction and was based on the value of the indirect equity interest of Fund II and Fund III in the Village Green Property, which indirect equity valuation was based on an independent third party appraisal.

 

As further consideration for the Fund II and Fund III interests, on April 2, 2014, the Company entered into a Consent Agreement with Deutsche Bank Trust Company Americas, as Trustee for the Registered Holders of Wells Fargo Commercial Mortgage Securities Inc. Multifamily Mortgage Pass-Through Certificates, Series 2013-K26, VG Ann Arbor, Fund II, Fund III, BRG Ann Arbor, LLC, the Operating Partnership and Jonathan Holtzman, to release Fund II and Fund III from their obligations under a Guaranty entered into with the lender related to the loan which encumbers the Village Green Property.

 

  F- 19  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

In conjunction with the consummation of the contribution agreement and the purchase and sale of Fund II’s and Fund III’s interests, BR SOIF Manager II, LLC, and BR SOIF III Manager, LLC, received respective disposition fees of approximately $0.3 million and $0.2 under the management agreements for Fund II and Fund III, respectively, which disposition fees were paid in the form of 23,322 and 11,523 unregistered shares of the Company’s Class A common stock, which would otherwise have been issued to Fund II and Fund III, respectively. Additionally, the Former Advisor received an acquisition fee of approximately $0.7 million under the Advisory Agreement, which was paid in the form of 48,357 LTIP Units.

 

Acquisition of Additional Interest in Springhouse at Newport News

 

On April 2, 2014, the Company acquired through BEMT Springhouse, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Company’s Operating Partnership, all of Bluerock Special Opportunity + Income Fund, LLC's (“Fund I”), right, title and interest in and to a 49% limited liability company interest in BR Springhouse Managing Member, LLC, a Delaware limited liability company, which is the owner and holder of a 75% limited liability company interest in BR Hawthorne Springhouse JV, LLC, a Delaware limited liability company, which is the sole owner and holder of 100% of the limited liability company interests in BR Springhouse, LLC, a Delaware limited liability company, which in turn is the fee simple owner of a 432-unit multifamily property located in Newport News, Virginia (the “Springhouse Property”), in which the Company previously owned a 38.25% indirect equity interest. The acquisition of the Springhouse Interest was made pursuant to a contribution agreement.

 

The Company purchased the interest from Fund I for approximately $3.5 million in cash. The consideration was subject to certain prorations and adjustments typical in a real estate transaction and was based on the value of the indirect equity interest of Fund I in the Springhouse Property, which indirect equity valuation was based on an independent third party appraisal.

 

As further consideration for Fund I’s interest, on April 2, 2014, the Company entered into an Indemnity Agreement with James G. Babb, III and R. Ramin Kamfar, pursuant to which, subject to certain exceptions, the Company agreed to indemnify and hold Mr. Babb and Mr. Kamfar (“collectively, the Guarantors”), harmless from and against any loss, claim, liability or cost incurred by the Guarantors, or either of them, pursuant to the terms of certain Guaranties provided by the Guarantors in conjunction with the loan encumbering the Springhouse Property in the original principal amount of $23.4 million, and the terms of a Backstop Agreement pursuant to which the Guarantors and other guarantors of the loan agreed to allocate amongst themselves liability which they might incur in conjunction with the loan and to which the other guarantors are a party.

 

In conjunction with the consummation of the contribution agreement and the purchase and sale of Fund I’s interest, Bluerock received a disposition fee of approximately $0.4 million under the management agreement for Fund I, which disposition fee was paid in cash and deducted from the consideration paid to Fund I. Additionally, the Former Advisor received an acquisition fee of approximately $0.3 million under the Advisory Agreement, which acquisition fee was paid in the form of 20,593 LTIP Units.

 

Acquisition of Interest in Grove at Waterford

 

On April 2, 2014, the Company, through BRG Waterford, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Company’s Operating Partnership, acquired all of Fund I’s right, title and interest in and to a 10% limited liability company interest, in BR Waterford JV Member, LLC, a Delaware limited liability company, and all of Fund II’s right, title and interest in and to a 90% limited liability company interest, in BR Waterford JV Member, LLC, which is the owner and holder of a 60% limited liability company interest in Bell BR Waterford Crossing JV, LLC, a Delaware limited liability company, which in turn is the fee simple owner of a 252-unit multifamily property located in Hendersonville, Tennessee (the “Waterford Property”). The acquisition of the Fund I and Fund II interests was made pursuant to a contribution agreement.

 

As consideration for Fund I’s interest, the Company paid approximately $600,000 in cash to Fund I, and as consideration for the Fund II’s interest, the Company issued 361,241 unregistered shares of its Class A common stock with an approximate value of $5.2 million to Fund II. The consideration was subject to certain prorations and adjustments typical in a real estate transaction and was based on the value of the indirect equity interest of Fund I and Fund II in the Waterford Property, which indirect equity valuation was based on an independent third party appraisal.

 

As further consideration, the Company entered into an Assumption and Release Agreement related to approximately $20.1 million of indebtedness encumbering the Waterford Property which provides for the assumption by the Company of the obligations of Fund I and Fund II under the terms of a Guaranty of Non-Recourse Obligations Agreement dated April 4, 2012, related to the loan that encumbers the Waterford Property.

 

  F- 20  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

In conjunction with the consummation of the contribution agreement and the purchase and sale of the Fund I and Fund II interests, the Manager of Fund II, BR SOIF II Manager, LLC (the “Fund II Manager”), received a disposition fee of approximately $0.3 million under the management agreement for Fund II, which was paid in the form of 22,196 unregistered shares of the Company’s Class A common stock that would otherwise have been issued to Fund II. Further, Bluerock received a disposition fee of approximately $0.05 million under the management agreement for Fund I, which disposition fee was paid in cash and deducted from the amount payable by the Company to Fund I. Additionally, the Former Advisor received an acquisition fee of approximately $0.5 million under the Advisory Agreement, which acquisition fee was paid in the form of 30,828 LTIP Units.

 

All amounts paid in either OP Units or LTIP Units for the acquisitions described above, were determined to have a value of $14.50 per unit, which was based on the IPO issuance price.

 

See Footnote 3 regarding the subsequent sale.

 

Acquisition of Interest in Lansbrook Village

 

On May 23, 2014, Fund II sold a 32.67% limited liability company interest in BR Lansbrook JV Member, LLC to BRG Lansbrook, LLC, a wholly-owned subsidiary of the Company’s Operating Partnership, for a purchase price of approximately $5.4 million in cash, and Fund III sold a 52.67% limited liability company interest in BR Lansbrook JV Member, LLC to BRG Lansbrook, LLC for a purchase price of approximately $8.8 million in cash. Approximately $1.4 million of this cash was used to pay acquisition and other closing costs. BR Lansbrook JV Member, LLC is the owner and holder of a 90% limited liability company interest in BR Carroll Lansbrook JV, LLC which, as of December 31, 2015, owned 602 condominium units being operated as an apartment community within a 774-unit condominium property known as Lansbrook Village located in Palm Harbor, Florida. As further consideration for the Lansbrook acquisition, the Company was required to provide certain non-recourse carve-out guarantees (and related hazardous materials indemnity agreements) related to approximately $42.0 million of indebtedness encumbering Lansbrook Village through a joinder to the loan agreement. The purchase price paid for the acquired interest was based on the amounts capitalized by Fund II and Fund III in Lansbrook Village plus an 8% annualized return for the period they held their respective interests in BR Lansbrook JV Member, LLC. The approximate dollar value attributed to Mr. Kamfar, as a result of his indirect ownership of Bluerock, was $0.2 million. Both Fund II and Fund III will continue to each own a 7.33% limited liability interest in BR Lansbrook JV Member, LLC. Since the original purchase in May 2014, the Company has acquired 29 additional units for $2.6 million.

 

In December 2015, the Company invested an additional $3.7 million, plus customary prorations, in equity in Lansbrook, increasing the Company’s indirect ownership interest in the property from 76.8% to approximately 90.00%. The additional interests were purchased from Fund II and Fund III, affiliates of our Manager, based on an appraisal value, plus customary prorations.

 

Acquisition of Additional Interest in Enders Property

 

As of June 30, 2014, the Company held a 48.4% indirect equity interest in the Enders property through a joint venture.

 

On September 10, 2014, through the Enders property joint venture, the Company acquired an additional 41.1% indirect interest in the Enders property in exchange for approximately $4.4 million in cash and approximately $8.0 million in additional financing proceeds, such that the Company currently holds an indirect 89.5% interest therein.

 

Acquisition of Interest in ARIUM Grandewood, formerly referred to as ARIUM Grande Lakes

 

On November 4, 2014, the Company, through BRG Grande Lakes, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Company’s Operating Partnership, acquired a ninety five percent (95.0%) limited liability company interest in BR Carroll Grande Lakes JV, LLC, which is the owner and holder of a 100% limited liability company interest in BR Carroll Arium Grande Lakes Owner, LLC, a Delaware limited liability company which concurrently acquired a 306-unit Class A apartment community located in Orlando, Florida known as Venue Apartments, which is being rebranded as ARIUM Grande Lakes, for $14.4 million in cash and approximately $29.4 million in additional financing proceeds. Approximately $1.2 million of this cash was used to pay acquisition and other closing costs.

 

Acquisition of Interest in Park & Kingston

 

On March 16, 2015, the Company, through a wholly-owned subsidiary of its Operating Partnership, completed an investment of $6.3 million in a multi-tiered joint venture along with Fund III to acquire 153 newly-constructed units (the “Phase I Units”) in a Class AA apartment community in Charlotte, North Carolina known as the Park & Kingston Apartments (“Park & Kingston”). The Company’s indirect ownership interest in Park & Kingston was 46.95%. The purchase price for the Phase I Units of $27.85 million was funded, in part, with a $15.25 million senior mortgage loan secured by the Park & Kingston property and improvements.

 

  F- 21  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

In May 2015, the Company invested an additional $6.5 million, plus customary prorations, in equity in Park & Kingston, increasing the Company’s indirect ownership interest in the property from 46.95% to approximately 96.0%. The additional interests were purchased from Fund III based on the original purchase price on a pro rata basis, plus customary prorations.

 

At the time of the acquisition of Park & Kingston the Company had the ability to acquire 15 units under development at Park & Kingston (the “Phase II Units”). On November 30, 2015, the Company acquired 100% of the Phase II Units for a purchase price of approximately $2.9 million, plus customary prorations.

 

Acquisition of Interest in Fox Hill

 

On March 26, 2015, the Company, through subsidiaries of its Operating Partnership, completed an investment of $10.2 million in a multi-tiered joint venture along with Fund III, and three unaffiliated investors (collectively, the “Third Parties”), to acquire a 288-unit apartment community located in Austin, Texas known as the Fox Hill Apartments (“Fox Hill”). The Company’s indirect ownership in Fox Hill was 85.27%. The purchase price of $38.15 million was funded, in part, with a $26.71 million senior mortgage loan secured by the Fox Hill property and improvements.

 

In May 2015, the Company invested an additional $1.1 million, plus customary prorations, in equity in Fox Hill, increasing the Company’s indirect ownership interest in the property from 85.27% to approximately 94.62%. The additional interests were purchased from Fund III based on the original purchase price on a pro rata basis, plus customary prorations.

 

Acquisition of Interest in Ashton Reserve, comprised of Ashton I and II

 

On August 19, 2015, the Company, through subsidiaries of its Operating Partnership, completed an investment of $13.5 million to acquire a 100% fee simple interest in a 322-unit apartment community located in Charlotte, North Carolina known as the Ashton Reserve at Northlake Phase I (“Ashton I”). The purchase price of $44.75 million was funded, in part, with the assumption of a $31.9 million senior mortgage loan secured by the Ashton I property and improvements.

 

In addition, on December 14, 2015, the Company, through a subsidiary of our Operating Partnership, acquired an additional 151-unit apartment community adjacent to Ashton I, known as Ashton Reserve at Northlake Phase II, (“Ashton II”). The purchase price of approximately $21.8 million was funded, in part, with a $15.3 million senior mortgage loan secured by the Ashton II property and improvements.

 

Acquisition of ARIUM Palms at World Gateway, formerly known as Century Palms at World Gateway

 

On August 20, 2015, the Company, through subsidiaries of its Operating Partnership, completed an investment of $13.0 million in a multi-tiered joint venture along with an unaffiliated investor, to acquire a 252-unit apartment community located in Orlando, Florida known as the ARIUM Palms at World Gateway Apartments (“ARIUM Palms”). The Company’s indirect ownership in ARIUM Palms was 95.0%. The purchase price of $37.0 million was funded, in part, with a $25.0 million senior mortgage loan secured by the ARIUM Palms property and improvements.

 

Acquisition of Sorrel and Sovereign Apartments

 

On October 29, 2015, the Company, through subsidiaries of its Operating Partnership, completed investments of approximately $17.7 million and approximately $15.2 million in a multi-tiered joint venture along with an affiliate of Carroll Organization, to acquire (i) a 352-unit Class A apartment community located in Frisco, Texas known as the Sorrel Apartments (“Sorrel”) and (ii) a 322-unit Class A apartment community located in Fort Worth, Texas known as The Sovereign Apartments (“Sovereign”), respectively. The Company’s indirect ownership interest in the joint venture that owns Sorrel and Sovereign is 95.0%. Sorrel’s purchase price of approximately $55.3 million was funded, in part, with a $38.7 million senior mortgage loan secured by Sorrel property and improvements. Sovereign’s purchase price of approximately $44.4 million was funded, in part, with a $28.9 million senior mortgage loan secured by the Sovereign property and improvements.

 

Purchase Price Allocation

 

The acquisitions of Park & Kingston, Fox Hill, Ashton Reserve, ARIUM Palms, Sorrel and Sovereign have been accounted for as business combinations. The purchase prices were allocated to the acquired assets and assumed liabilities based on their estimated fair values at the dates of acquisition. The preliminary measurements of fair value reflected below are subject to change. The Company expects to finalize the purchase price allocations as soon as practical, but no later than one year from each property’s respective acquisition date.

 

  F- 22  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

The following table summarizes the assets acquired and liabilities assumed at the acquisition date. The amounts listed below reflect provisional amounts that will be updated as information becomes available for acquisitions made during the year ended December 31, 2015 (amounts in thousands): 

 

    Purchase
Price
Allocation
 
Land   $ 26,980  
Building     207,842  
Building improvements     11,638  
Land improvements     12,593  
Furniture and fixtures     8,740  
In-place leases     5,389  
Total assets acquired   $ 273,182  
Mortgages assumed   $ 31,900  
Fair value adjustments     1,042  
Total liabilities acquired   $ 32,942  

 

In connection with the acquisition of Ashton I, the Company assumed mortgage debt with a fair value of approximately $32.9 million.

 

The pro-forma information presented below represents the change in consolidated revenue and earnings as if the Company's significant acquisitions of Village Green of Ann Arbor, Lansbrook Village, ARIUM Grandewood, Park & Kingston, Fox Hill, Ashton Reserve, ARIUM Palms, Sorrel and Sovereign, collectively (the "Recent Acquisitions"), had occurred on January 1, 2014. Certain expenses such as property management fees and other costs not directly related to the future operations of the Recent Acquisitions have been excluded. (amounts in thousands, except per share amounts)

 

    For the Year Ended December 31,     For the Year Ended December 31,  
    2015     2014  
    As Reported     Pro-Forma
Adjustments
    Pro-Forma     As Reported     Pro-Forma
Adjustments
    Pro-Forma  
                                     
Revenues   $ 44,255     $ 6,757     $ 51,012     $ 30,363     $ 18,026     $ 48,389  
Net income (loss)   $ 7,643     $ (8,048 )   $ (405 )   $ (6,558 )   $ (4,415 )   $ (10,973 )
Net income (loss) attributable to BRG   $ 635     $ (7,887 )   $ (7,252 )   $ (5,172 )   $ (4,274 )   $ (9,446 )
                                                 
Earnings per share, basic and diluted (1)   $ 0.04             $ (0.42 )   $ (0.96 )           $ (1.76 )

 

(1) Pro-forma earnings per share, both basic and diluted, are calculated based on the net income (loss) attributable to BRG.

 

Aggregate property level revenues and net loss for the Recent Acquisitions, since the properties’ respective acquisition dates, that are reflected in the Company’s 2015 consolidated statement of operations amounted to $28.2 million and $4.1 million, respectively.

 

  F- 23  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Note 7 – Investments in Unconsolidated Real Estate Joint Ventures

 

Following is a summary of the Company’s ownership interests in the investments reported under the equity method of accounting. The carrying amount of the Company’s investments in unconsolidated real estate joint ventures as of December 31, 2015 and December 31, 2014 is summarized in the table below (amounts in thousands):

 

Property   December 31,
 2015
    December 31,
 2014
 
Alexan CityCentre   $ 6,505     $ 6,505  
Alexan Southside Place     17,322        
Cheshire Bridge     16,360        
Domain     3,806        
EOS, formerly referred to as UCF Orlando     3,629       3,629  
Flagler Village     5,451        
Lake Boone Trail     9,919        
Villas at Oak Crest           3,170  
Whetstone     12,231        
23Hundred@Berry Hill           4,906  
Other           121  
Total   $ 75,223     $ 18,331  

 

As of December 31, 2015, the Company had outstanding preferred equity investments in eight multi-tiered joint ventures, each of which were created to develop a multifamily property. In each case, a wholly-owned subsidiary of the operating partnership made a preferred investment in a joint venture. The common interests in these joint ventures, as well as preferred interests in some cases, are owned by affiliates of the Manager. In each case, the Company’s investment in the joint venture generates a preferred return of 15% on its outstanding capital contributions and the Company is not allocated any of the income or loss in the joint ventures. The joint venture then becomes the controlling member in an entity whose purpose is to develop a multifamily property. Each joint venture is required to redeem the Company’s preferred membership interests plus any accrued but unpaid preferred return on the earlier of the date which is six months following the maturity of the related development’s construction loan. Additionally, the Company has the right, in its sole discretion, to convert its preferred membership interest in each joint venture into a common membership interest for a period of six months from the date upon which 70% of the units in the related development have been leased.

 

The following provides additional information regarding the Company’s preferred equity investments as of December 31, 2015.

 

The equity in income of the Company’s unconsolidated real estate joint ventures for the years ended December 31, 2015 and 2014 is summarized below (amounts in thousands):

 

Property   December 31,
 2015
    December 31,
 2014
 
Alexan CityCentre   $ 976     $ 388  
Alexan Southside Place     1,996        
Cheshire Bridge     1,383        
Domain     64        
EOS     544       230  
Flagler Village     (5 )      
Lake Boone Trail     44        
Villas at Oak Crest     489       322  
Whetstone     1,131        
Other     (32 )     126  
Equity in income of unconsolidated joint venture   $ 6,590     $ 1,066  

 

  F- 24  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

  NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Summary combined financial information for the Company’s investments in unconsolidated real estate joint ventures as of December 31, 2015 and 2014 and for the years ended December 31, 2015 and 2014, is as follows:

 

    December 31,
 2015
    December 31,
 2014
 
Balance Sheets:                
Real estate, net of depreciation   $ 132,265     $ 55,091  
Real estate, net of depreciation,  held for sale     -       31,334  
Other assets     24,737       1,193  
Other assets, held for sale     -       2,458  
Total assets   $ 157,002     $ 90,076  
                 
Mortgage payable   $ 55,066     $ 19,820  
Mortgage payable, held for sale     -       23,569  
Other liabilities     5,018       2,812  
Other liabilities, held for sale     -       1,026  
Total liabilities   $ 60,084     $ 47,227  
Members’ equity     96,918       42,849  
Total liabilities and members’ equity   $ 157,002     $ 90,076  

   

    Year Ended December 31,  
    2015     2014  
Operating Statements:                
Rental revenues   $ 2,765     $ 7,214  
Operating expenses     (2,776 )     (3,190 )
(Loss) income before debt service, acquisition costs, and depreciation and amortization     (11 )     4,024  
Interest expense, net     (756 )     (1,648 )
Acquisition costs     (66 )     (2 )
Depreciation and amortization     (2,009 )     (1,970 )
Operating (loss) income     (2,842 )     404  
Gain on sale     29,200       2,498  
Net income   $ 26,358     $ 2,902  

 

Acquisition of Interest in Villas at Oak Crest

  

On April 2, 2014, the Company, through BRG Oak Crest, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Company’s Operating Partnership, acquired all of Fund II’s right, title and interest in and to a 93.432% limited liability company interest in BR Oak Crest Villas, LLC, a Delaware limited liability company, which is the owner and holder of a 71.9% limited liability company interest in Oak Crest Villas JV, LLC, a Delaware limited liability company, which is the owner and holder of 100% of the limited liability company interests in Villas Partners, LLC, a Delaware limited liability company, which is in turn the fee simple owner of a 209-unit multifamily property located in Chattanooga, Tennessee (the “Oak Crest Property”). The acquisition of Fund II’s interest was made pursuant to a contribution agreement. The purchased interest represents a preferred equity investment that earns a preferred return of 15%.

  

 As consideration, the Company issued 200,143 unregistered shares of its Class A common stock, with an approximate value of $2.9 million, to Fund II. The consideration was subject to certain prorations and adjustments typical in a real estate transaction and was based on the value of the indirect equity interest of Fund II in the Oak Crest Property, which indirect equity valuation was based on an independent third party appraisal.

  

In conjunction with the consummation of the contribution agreement and the purchase and sale of Fund II’s interest, Fund II Manager received a disposition fee of approximately $0.2 million under the management agreement for Fund II, which disposition fee was paid in the form of 15,474 unregistered shares of the Company’s Class A common stock that would otherwise have been issued to Fund II. Additionally, the Former Advisor received an acquisition fee of approximately $300,000 under the Advisory Agreement, which acquisition fee was paid in the form of 19,343 LTIP Units.

  

  F- 25  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

All amounts paid in either Class A common stock or LTIP Units for the acquisition described above, were determined to have a value of $14.50 per share or unit, which was based on the IPO issuance price.

 

Sale of Villas at Oak Crest

 

The controlling member of the joint venture that owned the Oak Crest Property sold the property on September 1, 2015 and upon closing, the Company received a distribution of its original investment plus accrued return.

 

Investment in Alexan CityCentre Property

  

On July 1, 2014, a wholly-owned subsidiary of the Operating Partnership made a convertible preferred equity investment in a multi-tiered joint venture that includes Bluerock Growth Fund, LLC (“BGF”), Fund II and Fund III (collectively, the “BRG Co-Investors”), which are affiliates of the Manager, and an affiliate of Trammell Crow Residential to develop a 340-unit class A apartment community located in Houston, Texas, to be known as Alexan CityCentre.

  

For the development of Alexan CityCentre and funding of any required reserves, the Company has made a capital commitment of $6.5 million to acquire 100% of the preferred membership interests in BR T&C BLVD Member, LLC “(BR Alexan Member”), through a wholly-owned subsidiary of the Company’s Operating Partnership, BRG T&C BLVD Houston, LLC (“BRG Alexan’). The BRG Co-Investors’ budgeted development-related capital commitments are as follows: BGF - $8.8 million; Fund II - $5.4 million; and Fund III - $3.4 million, to acquire 49.95%, 30.61% and 19.44% of the common membership interests in BR Alexan Member, respectively.

  

Under the operating agreement of BR Alexan Member, the Company’s preferred membership interest earns and shall be paid on a current basis a preferred return at the annual rate of 15.0% times the outstanding amount of our capital contributions made pursuant to our capital commitment. As of December 31, 2015, the Company has fully funded our $6.5 million capital commitment and (ii) the BRG Co-Investors have funded $17.7 million.

  

Investment in EOS Property, formerly referred to as UCF Orlando

  

On July 29, 2014, a wholly-owned subsidiary of our Operating Partnership made a convertible preferred equity investment in a multi-tiered joint venture that includes Fund I, an affiliate of our Manager, and CDP UCFP Developer, LLC, a Georgia limited liability company and non-affiliated entity, to develop a 296-unit class A apartment community in Orlando, Florida, located in close proximity to the University of Central Florida and Central Florida Research Park, and will be a featured component of a master-planned, Publix-anchored retail development known as Town Park or the EOS property.

  

For the development of the EOS property and funding of any required reserves, the Company has made a capital commitment of $3.6 million to acquire 100% of the preferred membership interests in BR Orlando UCFP, LLC, “(BR Orlando JV Member”), through a wholly-owned subsidiary of our Operating Partnership, BRG UCFP Investor, LLC.

  

  F- 26  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Under the operating agreement of BR Orlando JV Member, our preferred membership interest earns and shall be paid on a current basis a preferred return at the annual rate of 15.0% on the outstanding amount of our capital contributions made pursuant to our capital commitment. To date (i) the Company has fully funded our $3.6 million capital commitment and (ii) Fund I has funded $5.6 million.

  

The Company is not required to make any additional capital contributions beyond our initial capital commitment. However, if BR Orlando JV Member makes an additional capital call and Fund I does not fully fund it, then the Company may elect to fund such shortfall as an additional capital contribution, in which case those contributions will accrue a preferred return at the annual rate of 20.0% on the outstanding amount of such capital contributions.

  

Restructuring of 23Hundred@Berry Hill Interests and Transition from Consolidation to Equity Method of Accounting

  

On December 9, 2014 the Company, through BEMT Berry Hill, LLC, a Delaware limited liability company and a wholly-owned subsidiary of the Company’s Operating Partnership, entered into a series of transactions and agreements to restructure the ownership of Berry Hill.

 

Prior to the restructuring, the Company held a 25.1% indirect equity interest in Berry Hill, Fund III held a 28.4% indirect equity interest, BGF held a 29.0% indirect equity interest and Stonehenge 23Hundred JV Member, LLC, an affiliate of Stonehenge Real Estate Group, LLC, held the remaining 17.5% indirect equity interest plus a promote interest based on investment return hurdles for its service as developer of the property. These indirect equity interests were held in BR Stonehenge 23Hundred JV, LLC, a Delaware limited liability company, which owns 100% of 23Hundred, LLC, a Delaware limited liability company, which in turn owned 100% of Berry Hill.

 

Following the restructuring, Berry Hill was owned in tenancy-in-common interests, adjusted for the promote interest, as follows: (i) BEMT Berry Hill and Fund III, through 23Hundred, LLC, hold a 42.2287% undivided tenant-in-common interest in Berry Hill (the Company, through BEMT Berry Hill, LLC, owns a 19.8% indirect equity interest and Fund III owns a 22.4% indirect equity interest); (ii) BGF’s subsidiary, BGF 23Hundred, LLC, a Delaware limited liability company, holds a 22.9330% undivided tenant-in-common interest in Berry Hill; and (iii) Stonehenge 23Hundred JV Member LLC’s subsidiary, SH 23Hundred TIC, LLC, a Delaware limited liability company, holds a 34.8383% undivided tenant-in-common interest in Berry Hill.

 

As a result of the described restructuring, the Company no longer controlled Berry Hill through voting rights. Accordingly, the Company deconsolidated its investment in Berry Hill and subsequently accounted for its investment under the equity method beginning on December 9, 2014.

 

  F- 27  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Acquisition of Alexan Southside Place (formerly referred to as Alexan Blaire House) Interests

 

On January 12, 2015, through BRG Southside, LLC, a wholly-owned subsidiary of its Operating Partnership, the Company made a convertible preferred equity investment in a multi-tiered joint venture, along with Fund II and Fund III, which are affiliates of the Manager, and an affiliate of Trammell Crow Residential, to develop an approximately 269-unit Class A apartment community located in Houston, Texas, to be known as Alexan Southside Place. Alexan Southside Place will be developed upon a tract of land ground leased from Prokop Industries BH, L.P., a Texas limited partnership, by BR Bellaire BLVD, LLC, as tenant under an 85-year ground lease. The Company has made a capital commitment of $17.3 million to acquire 100% of the preferred equity interests in BRG Southside, LLC all of which has been funded as of December 31, 2015.

 

Alexan Southside Place Construction Financing

 

On April 7, 2015, the Company, through BR Bellaire BLVD, LLC, an indirect subsidiary, entered into a $31.8 million construction loan with Bank of America, NA which is secured by the leasehold interest in the Alexan Southside Place property. The loan matures on April 7, 2019, and contains a one-year extension option, subject to certain conditions including a debt service coverage, loan to value ratio and payment of an extension fee. The loan bears interest on a floating basis on the amount drawn based on the base rate plus 1.25% or LIBOR plus 2.25%. Regular monthly payments are interest-only during the initial term, with payments during the extension period based on a thirty year amortization. The loan can be prepaid without penalty.

 

Acquisition of Whetstone Interests

 

On May 20, 2015, through BRG Whetstone Durham, LLC, a wholly-owned subsidiary of its Operating Partnership, the Company made a convertible preferred equity investment in a multi-tiered joint venture, along with Fund III and an affiliate of TriBridge Residential, LLC, to acquire a 204-unit Class A apartment community located in Durham, North Carolina, to be known as Whetstone Apartments. The Company has made a capital commitment of $12.2 million to acquire 100% of the preferred equity interests in BRG Whetstone Durham, LLC all of which has been funded as of December 31, 2015. The acquisition of Whetstone Apartments was partially funded by a bridge loan of approximately $25.2 million secured by the Whetstone Apartment property. The loan matures May 18, 2016, and bears interest on a floating basis based on LIBOR plus 2.0%. The loan can be prepaid without penalty. The Company provided certain standard scope non-recourse carveout guaranties in conjunction with the loan.

 

Acquisition of Cheshire Bridge Interests

 

On May 29, 2015, through BRG Cheshire, LLC, a wholly-owned subsidiary of its Operating Partnership, the Company made a convertible preferred equity investment in a multi-tiered joint venture, along with Fund III and an affiliate of Catalyst Development Partners II, to develop a 285-unit Class A apartment community located in Atlanta, Georgia, to be known as Cheshire Bridge Apartments. The Company has made a capital commitment of $16.4 million to acquire 100% of the preferred equity interests in BRG Cheshire, LLC, all of which has been funded as of December 31, 2015.

 

Cheshire Bridge Construction Financing

 

On December 16, 2015, the Company, through CB Owner, LLC, an indirect subsidiary, entered into a $38.1 million construction loan with The PrivateBank and Trust Company which is secured by the fee simple interest in the Cheshire property. The loan matures on December 16, 2018, and contains a two one-year extension options, subject to certain conditions including a debt service coverage, loan to value ratio and payment of an extension fee. The loan bears interest on a floating basis on the amount drawn based on one-month LIBOR plus 2.50%. Regular monthly payments are interest-only during the initial term, with payments during the extension period based on a thirty year amortization. The loan can be prepaid without penalty.

 

Acquisition of Domain Phase 1 Interest

 

On November 20, 2015, through a wholly-owned subsidiary of the Operating Partnership, BRG Domain Phase 1, LLC, the Company made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II, an affiliate of the Manager, and an affiliate of ArchCo Residential, to develop an approximately 301-unit, class A, apartment community located in Garland, Texas. The property will be developed upon an approximately 10 acres tract of land. The Company has made a capital commitment of $18.6 million to acquire 100% of the preferred equity interests in BR Member Domain Phase I, LLC, of which $3.8 million has been funded at December 31, 2015.

 

  F- 28  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Acquisition of Flagler Village Interest

 

On December 18, 2015, through a wholly-owned subsidiary of the Operating Partnership, BRG Flagler Village, LLC, the Company made an investment in a multi-tiered joint venture along with Fund II, an affiliate of the Manager, and an affiliate of ArchCo Residential, to develop an approximately 384-unit, class A, apartment community located in Ft. Lauderdale, Florida. The Company has made a capital commitment of $46.8 million to acquire interests in BR Flagler Village, LLC, of which $5.5 million has been funded at December 31, 2015.

 

Acquisition of Lake Boone Trail

 

On December 18, 2015, through a wholly-owned subsidiary of the Operating Partnership, BRG Lake Boone, LLC, the Company made a convertible preferred equity investment in a multi-tiered joint venture along with Fund II, an affiliate of the Manager, and an affiliate of Tribridge Residential, LLC, to develop an approximately 245-unit, class A, apartment community located in Raleigh, North Carolina. The Company has made a capital commitment of $16.8 million to acquire 100% of the preferred equity interests in BR Lake Boone, LLC, of which $9.9 million has been funded at December 31, 2015.

 

 

Note 8 – Mortgages Payable

 

The following table summarizes certain information as of December 31, 2015 and 2014, with respect to the Company’s indebtedness (amounts in thousands).

  

    Outstanding Principal     As of December 31, 2015  
Property   December 31,
2015
    December 31,
2014
    Interest Rate     Fixed/ Floating   Maturity Date
ARIUM Grandewood   $ 29,444     $ 29,444       1.91 %   Floating (1)   December 1, 2024
ARIUM Palms     24,999       -       2.46 %   Floating (2)   September 1, 2022
Ashton I     31,900       -       4.67 %   Fixed   December 1, 2025
Ashton II     15,270       -       2.92 %   Floating (3)   January 1, 2026
Enders Place at Baldwin Park (4)     25,155       25,475       4.30 %   Fixed   November 1, 2022
Fox Hill     26,705       -       3.57 %   Fixed   April 1, 2022
Lansbrook Village     43,628       42,357       4.41 %   Blended (5)   March 31, 2018
MDA Apartments     37,600       37,600       5.35 %   Fixed   January 1, 2023
Park & Kingston     15,250       -       3.21 %   Fixed   April 1, 2020
Sorrel     38,684       -       2.53 %   Floating (6)   May 1, 2023
Sovereign     28,880       -       3.46 %   Fixed   November 10, 2022
Springhouse at Newport News     22,176       22,515       5.66 %   Fixed   January 1, 2020
Village Green of Ann Arbor     42,326       43,078       3.92 %   Fixed   October 1, 2022
Total     382,017       200,469                  
Fair value adjustments     1,620       874                  
Total continuing operations     383,637       201,343                  
North Park Towers - held for sale     -       11,500                  
Total   $ 383,637     $ 212,843                  

 

(1) ARIUM Grandewood Senior Loan bears interest at a floating rate of 1.67% plus one-month LIBOR. At December 31, 2015, the interest rate was 1.91%.

(2) ARIUM Palms loan bears interest at a floating rate of 2.22% plus one-month LIBOR. At December 31, 2015, the interest rate was 2.46%.

(3) Ashton II loan bears interest at a floating rate of 2.62% plus one-month LIBOR. At December 31, 2015, the interest rate was 2.92%.

(4) The principal includes a $17.2 million loan at a 3.97% interest rate and an $8.0 million supplemental loan at a 5.01% interest rate.

 

  F- 29  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

(5) The principal balance includes the initial advance of $42.0 million at a fixed rate of 4.45% and an additional advance of $1.6 million that bears interest at a floating rate of three-month LIBOR plus 3.00%. At December 31, 2015, the additional advance had an interest rate of 3.38%.

(6) Sorrel loan bears interest at a floating rate of 2.29% plus one-month LIBOR. At December 31, 2015, the interest rate was 2.53%.

 

Springhouse at Newport News Mortgage Payable

 

On December 3, 2009, the Company, through an indirect subsidiary (the “Springhouse Borrower”), entered into a $23.4 million loan with CW Capital LLC, a Massachusetts limited liability company, which is secured by the Springhouse property.  The loan was subsequently sold to the Federal Home Loan Mortgage Corporation (Freddie Mac).  The loan matures on January 1, 2020 and bears interest at a fixed rate of 5.66% per annum.  Monthly payments were interest-only for the first two years of the loan.  Yield maintenance payments will be required to the extent the loan is prepaid before the sixth month prior to the maturity date; during the period from the sixth month prior to the maturity date to the third month prior to the maturity date, a prepayment premium of 1% of the loan amount will be required, and thereafter the loan may be prepaid without penalty. The loan is nonrecourse to the Springhouse Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the Springhouse Borrower or any of its officers, members, managers or employees.

  

Enders Mortgage Payable

 

On October 2, 2012, the Company, through an indirect subsidiary (the “Enders Borrower”), entered into a $17.5 million loan with Jones Lang LaSalle Operations, LLC, an Illinois limited liability company, which is secured by the Enders property.  The loan was subsequently assigned to Freddie Mac.  The loan matures on November 1, 2022 and bears interest at a fixed rate of 3.97% per annum, with interest-only payments due for the first two years and fixed monthly payments of approximately $83,245, based on a 30-year amortization schedule, due thereafter.  Yield maintenance payments will be required to the extent the loan is prepaid before the sixth month prior to the maturity date; during the period from the sixth month prior to the maturity date to the third month prior to the maturity date, a prepayment premium of 1% of the principal being paid will be required, and thereafter the loan may be prepaid without penalty.  The loan is nonrecourse to the Enders Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the Enders Borrower or any of its officers, members, managers or employees.

 

On September 10, 2014, the Company, though an indirect subsidiary (the “Enders Borrower”), entered into a supplemental $8 million loan with Jones Lang LaSalle Operations, LLC, an Illinois limited liability company, which is secured by the Enders property. The loan was subsequently assigned to Freddie Mac. This loan matures on November 1, 2022 and bears interest at a fixed rate of 5.01% per annum, with interest-only payments due for the first year and fixed monthly payments of approximately $42,995, based on a 30-year amortization schedule, due thereafter. Yield maintenance payments will be required to the extent prepaid before the sixth month prior to the maturity date; during the period from the sixth month prior to the maturity date to the third month prior to the maturity date, a prepayment premium of 1% of the principal being prepaid will be required, and thereafter the loan may be prepaid without penalty. The loan is nonrecourse to the Enders Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the Enders Borrower or any of its officers, members, managers or employees.

 

MDA Mortgage Payable

 

On December 17, 2012, the Company, through an indirect subsidiary (the “MDA Borrower”), entered into a $37.6 million loan with MONY Life Insurance Company which is secured by the MDA property.  The loan matures on January 1, 2023 and bears interest at a fixed rate of 5.35% per annum, with three years of interest-only payments due initially and fixed monthly payments of approximately $209,964, based on a 30-year amortization schedule, due thereafter.  The loan may be prepaid, in full, at any time beginning in the third year of the term on at least 30 business days prior notice and the payment of a prepayment premium equal to the greater of (a) 1% of the principal balance and (b) a yield maintenance amount determined under the promissory note.  The loan is nonrecourse to the MDA Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the MDA Borrower or any of its officers, members, managers or employees.

 

  F- 30  

 

   

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Village Green Mortgage Payable

 

On September 12, 2012, the Company, through an indirect subsidiary (the “Village Green Borrower”), entered into a $43.2 million loan with KeyCorp Real Estate Capital Markets which is secured by the Village Green property. The loan was subsequently assigned to Freddie Mac. The loan matures on October 1, 2022 and bears interest at a fixed rate of 3.92% per annum, with interest-only payments due until November 1, 2014 and fixed monthly payments of $204,256, based on a 30-year amortization schedule, due thereafter. Yield maintenance payments will be required to the extent the loan is prepaid before the sixth month prior to the maturity date; during the period from the sixth month prior to the maturity date to the third month prior to the maturity date, a prepayment premium of 1% of the principal being prepaid will be required, and thereafter the loan may be prepaid without penalty. The loan is nonrecourse to the Village Green Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the Village Green Borrower or any of its officers, members, managers or employees.

 

Lansbrook Mortgage Payable

 

On March 21, 2014, the Company, through an indirect subsidiary (the “Lansbrook Borrower”), entered into a $48 million loan with General Electric Capital Corporation which is secured by Lansbrook Village. The $48.0 million is comprised of a $42.0 million initial advance and an additional $6.0 million of additional borrowing for the acquisition and improvement of additional units. At December 31, 2015, the Lansbrook Borrower has borrowed $1.6 million of the $6.0 million of additional borrowable funds. The loan matures on March 31, 2018 and bears interest at a fixed rate 4.45% per annum, with interest-only payments due until May 1, 2016 and principal payments beginning thereafter based upon a 30-year amortization schedule. Yield maintenance payments will be required to the extent the loan is prepaid before the third month prior to the maturity date and thereafter the loan may be prepaid without penalty. At the time of repayment, whether prepaid or paid at maturity, a $240,000 exit fee is due to the lender. The loan is nonrecourse to the Company and the Lansbrook Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the Lansbrook Borrower or any of its officers, members, managers or employees.

 

ARIUM Grandewood Mortgage Payable

 

On November 4, 2014, the Company, through an indirect subsidiary (the “ARIUM Grandewood Borrower”), entered into a $29.44 million loan with Walker & Dunlop, LLC which is secured by the ARIUM Grandewood property. The loan matures on December 1, 2024 and bears interest at a floating rate of LIBOR plus 1.67%, with interest-only payments due for the entire loan term. A prepayment premium in the amount of 5% of the principal being prepaid will be required to the extent that principal is prepaid in the first loan year; during the period from the second loan year to the fourth month prior to the maturity date, a prepayment premium of 1% of the prepayment amount will be required, and thereafter the loan may be prepaid without penalty. The loan is nonrecourse to the ARIUM Grandewood Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the ARIUM Grandewood Borrower or any of its officers, members, managers or employees.

 

North Park Towers Mortgage Payable

 

On December 24, 2013, the Company, through an indirect subsidiary (the “North Park Borrower”), entered into an $11.5 million loan with Arbor Commercial Mortgage, LLC which is secured by the North Park property. The loan matures on January 6, 2024 and bears interest at a fixed rate of 5.65% per annum, with interest-only payments due until February 6, 2016 and principal payments beginning thereafter based on a 30-year amortization. To the extent that principal is prepaid prior to October 6, 2023, a prepayment penalty will be required and shall be the greater of the Yield Maintenance Amount, as defined in the agreement, or 4% of the unpaid outstanding principal balance. The loan may be prepaid in full at any time between October 6, 2023 and January 6, 2024 with no prepayment penalty. The loan is nonrecourse to the North Park Borrower, with recourse carve-outs for certain deeds, acts or failures to act on the part of the North Park Borrower or any of its officers, members, managers or employees. The loan was paid off in October 2015 in conjunction with the sale of the North Park property.

 

Park & Kingston Mortgage Payable

 

On March 16, 2015, the Company, through an indirect subsidiary (the “Park & Kingston Borrower”), entered into a $15.25 million loan with the Federal National Mortgage Association (“Fannie Mae”), which is secured by Park & Kingston. The loan matures on April 1, 2020 and bears interest at a fixed rate of 3.21%, with interest-only payments due for the entire loan term. Yield maintenance payments will be required to the extent prepaid before the sixth month prior to the maturity date; during the period from the sixth month prior to the maturity date to the third month prior to the maturity date, a prepayment premium of 1% of the principal being prepaid will be required, and thereafter the loan may be prepaid without penalty. The loan is nonrecourse to the Park & Kingston Borrower with recourse carve-outs for certain deeds, acts or failures to act on the part of the Park & Kingston Borrower, or any of its officers, members, managers or employees.

 

  F- 31  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Fox Hill Mortgage Payable

 

On March 26, 2015, the Company, through an indirect subsidiary (the “Fox Hill Borrower”), entered into a $26.7 million loan with Walker & Dunlop, LLC, which is secured by Fox Hill. The loan was subsequently assigned to Fannie Mae. The loan matures on April 1, 2022 and bears interest at a fixed rate of 3.57%, with interest-only payments due until May 1, 2019 and fixed monthly payments based on 30-year amortization thereafter. During the first 60 months of the term, the loan may be prepaid at any time with at least 30 business days prior notice and the payment of a prepayment premium equal to the greater of (i) 1% of the principal balance and (ii) a yield maintenance amount calculated as set forth in the loan agreement. After the first 60 months of the term through the fourth month prior to the end of the term, the loan may be prepaid at any time with at least 30 business days prior notice and the payment of a prepayment premium equal to 1% of the principal balance, and thereafter, the loan may be prepaid at any time at par. The loan is nonrecourse to the Company and the Fox Hill Borrower with recourse carve-outs for certain deeds, acts or failures to act on the part of the Company and the Fox Hill Borrower, or any of its officers, members, managers or employees.

 

Ashton I Mortgage Payable

 

On August 19, 2015, the Company, through an indirect subsidiary (the “Ashton I Borrower”), assumed a $31.9 million loan with Sun Life Assurance Company of Canada which is secured by Ashton I. The loan matures on December 1, 2025 and bears interest at a fixed rate of 4.67%, with interest-only payments due through December 1, 2016, and fixed monthly payments based on 30-year amortization thereafter. The loan may be prepaid in full at any time with thirty (30) days' prior written notice to the lender, and the payment of a prepayment premium equal to the greater of (i) 1.0% of the unpaid principal balance or (ii) a yield maintenance amount calculated as set forth in the loan documents. The loan is nonrecourse to the Ashton I Borrower with recourse carve-outs for certain deeds, acts or failures to act on the part of the Ashton I Borrower, or any of its officers, members, managers or employees.

 

ARIUM Palms Mortgage Payable

 

On August 20, 2015, the Company, through an indirect subsidiary (the “ARIUM Palms Borrower”), entered into a $25.0 million loan with Jones Long LaSalle Operations, L.L.C., on behalf of Freddie Mac, which is secured by ARIUM Palms. The loan matures on September 1, 2022 and bears interest on a floating basis based on LIBOR plus 2.22%, with interest-only payments due until September 1, 2019 and fixed monthly payments based on 30-year amortization thereafter. After the first 24 months of the term through the fourth month prior to the end of the term, the loan may be prepaid at any time with at least 30 business days prior notice and the payment of a make whole premium equal to 1% of the principal balance, and thereafter, the loan may be prepaid at any time at par. The loan is nonrecourse to the Company and the ARIUM Palms Borrower with recourse carve-outs for certain deeds, acts or failures to act on the part of the Company and the ARIUM Palms Borrower, or any of its officers, members, managers or employees.

 

Sorrel Mortgage Payable

 

On October 29, 2015, the Company, through an indirect subsidiary (the “Sorrel Borrower”), entered into a $38.7 million loan with CBRE Capital Markets, Inc., on behalf of Freddie Mac, which is secured by Sorrel. The loan matures May 1, 2023 and bears interest on a floating basis based on LIBOR plus 2.29%, with interest only payments until November 1, 2019, and based on 30-year amortization thereafter. After April 30, 2017 through January 31, 2023, the loan may be prepaid with a 1% make whole premium, and thereafter, the loan may be prepaid at par. The loan is nonrecourse to the Company and the Sorrel Borrower with recourse carve-outs for certain deeds, acts or failures to act on the part of the Company and the Sorrel Borrower, or any of its officers, members, managers or employees.

 

Sovereign Mortgage Payable

 

On October 29, 2015, the Company, through an indirect subsidiary (the “Sovereign Borrower”), entered into a $28.9 million loan with The Northwestern Mutual Life Insurance Company, which is secured by Sovereign. The loan matures November 10, 2022 and bears interest at a fixed rate of 3.46%, with interest only payments until October 10, 2017, and fixed monthly payments based on 30-year amortization thereafter. The loan may be prepaid with the greater of 1% prepayment fee or yield maintenance through August 10, 2022, and thereafter at par. The loan is nonrecourse to the Company and the Sovereign Borrower with recourse carve-outs for certain deeds, acts or failures to act on the part of the Company and the Sovereign Borrower, or any of its officers, members, managers or employees.

 

  F- 32  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Ashton II Mortgage Payable

 

On December 14, 2015, the Company, through an indirect subsidiary (the “Ashton II Borrower”), entered into a $15.3 million loan with KeyBank National Association, on behalf of Fannie Mae, which is secured by Ashton II. The loan matures January 1, 2026 and bears interest on a floating basis based on LIBOR plus 2.62%, with interest only payments until January 1, 2019, and based on 30-year amortization thereafter. The loan may be prepaid through December 31, 2016 with a 5% prepayment fee, from January 1, 2017 until August 31, 2025 with a 1% prepayment fee, and thereafter at par. The loan is nonrecourse to the Company and the Ashton II Borrower with recourse carve-outs for certain deeds, acts or failures to act on the part of the Company and the Ashton II Borrower, or any of its officers, members, managers or employees.

 

As of December 31, 2015, contractual principal payments for the five subsequent years and thereafter are as follows (amounts in thousands):

 

Year   Total  
2016   $ 2,622  
2017     3,514  
2018     45,755  
2019     4,701  
2020     41,268  
Thereafter     284,157  
    $ 382,017  
Add: Unamortized fair value debt adjustment     1,620  
Total   $ 383,637  

 

The net book value of real estate assets providing collateral for these above borrowings was $530.6 million as of December 31, 2015.

 

Note 9 – Line of Credit

 

As of January 1, 2014, the outstanding balance on the Company's working capital line of credit provided by Fund II and Fund III, both of which are affiliates of Bluerock, was $7.6 million.  On April 2, 2014, the line of credit was paid in full with proceeds from the IPO and extinguished.

 

Note 10 – Fair Value Measurement Financial Instruments

 

As of December 31, 2015 and 2014, the carrying value of cash and cash equivalents, accounts receivable, due to and from affiliates, accounts payable, accrued liabilities, and distributions payable approximate their fair value based on their highly-liquid nature and/or short-term maturities.  Based on the discounted amount of future cash flows currently available to the Company for similar liabilities, the fair value of the Company’s mortgages payable is estimated at $387.1 million and $215.8 million as of December 31, 2015 and 2014, respectively, compared to the carrying amounts of $383.6 million and $212.8 million as of December 31, 2015 and 2014, respectively.  The fair value of mortgages payable is estimated based on the Company’s current interest rates (Level 3 inputs, as defined in ASC Topic 820, “Fair Value Measurement”) for similar types of borrowing arrangements.

 

Note 11 – Related Party Transactions

 

In connection with the Company’s investments in Enders Place at Baldwin Park, Berry Hill and MDA Apartments, it entered into a line of credit agreement with Fund II and Fund III. As of January 1, 2014, the outstanding balance on the Company's working capital line of credit provided by Fund II and Fund III, both of which are affiliates of Bluerock, was $7.6 million.  On April 2, 2014, the line of credit was paid in full with proceeds of the IPO and extinguished.

 

In connection with the Company’s acquisition of an interest in the Villas at Oak Crest, the Company assumed a receivable of $0.3 million from Fund II related to accrued interest on Fund II’s investment in the Villas at Oak Crest prior to the contribution of their interest to the Company, and as of December 31, 2014, the Company had a payable to Fund II for this amount. The payable to Fund II of $0.3 million was paid off in September 2015 in conjunction with the sale of the Villas at Oak Crest.

 

In May 2015, the Company invested an additional $6.5 million, plus customary prorations, in equity in Park & Kingston, increasing the Company’s indirect ownership interest in the property from 46.95% to approximately 96.0%. The additional interests were purchased from Fund III, an affiliate of our Manager, based on the original purchase price on a pro rata basis, plus customary prorations.

 

  F- 33  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

In May 2015, the Company invested an additional $1.1 million, plus customary prorations, in equity in Fox Hill, increasing the Company’s indirect ownership interest in the property from 85.27% to approximately 94.62%. The additional interests were purchased from Fund III, an affiliate of our Manager, based on the original purchase price on a pro rata basis, plus customary prorations.

 

In December 2015, the Company invested an additional $3.7 million, plus customary prorations, in equity in Lansbrook, increasing the Company’s indirect ownership interest in the property from 76.8% to approximately 90.00%. The additional interests were purchased from Fund II and Fund III, affiliates of our Manager, based on an appraisal value, plus customary prorations.

 

In December 2015, in conjunction with the sale of Villas at Oak Crest, two former joint venture partners, who were related to the Company’s Chief Executive Officer, converted their ownership in Villas at Oak Crest into 22,809 Operating Partnership Units.

 

As of March 31, 2014, the Company was externally managed by our Former Advisor pursuant to the Advisory Agreement. In connection with the completion of the IPO, the Company terminated the Advisory Agreement with the Former Advisor, and the Company entered into a new management agreement, (the “Management Agreement”), with the Manager, on April 2, 2014. The terms and conditions of the Management Agreement, which became effective as of April 2, 2014, and the Advisory Agreement, which was effective for the reported periods prior to April 2, 2014, are described below.

 

Management Agreement

 

The Management Agreement requires the Manager to manage the Company’s business affairs in conformity with the investment guidelines and other policies that are approved and monitored by the Company’s board of directors. The Manager acts under the supervision and direction of the Board. Specifically, the Manager is responsible for (1) the selection, purchase and sale of the Company’s investment portfolio, (2) the Company’s financing activities, and (3) providing the Company with advisory and management services. The Manager provides the Company with a management team, including a chief executive officer, president, chief accounting officer and chief operating officer, along with appropriate support personnel. None of the officers or employees of the Manager are dedicated exclusively to the Company.

 

The Company pays the Manager a base management fee in an amount equal to the sum of:(A) 0.25% of the Company’s stockholders’ existing and contributed equity prior to the IPO and in connection with the contribution transactions, per annum, calculated quarterly based on the Company’s stockholders’ existing and contributed equity for the most recently completed calendar quarter and payable in quarterly installments in arrears, and (B) 1.5% of the equity per annum of the Company’s stockholders who purchase shares of the Company’s Class A common stock, calculated quarterly based on their equity for the most recently completed calendar quarter and payable in quarterly installments in arrears. The base management fee is payable independent of the performance of the Company’s investments. The base management fee expense for the Manager was $3.3 million and $0.7 million for the years ended December 31, 2015 and 2014. The Company amended the Management Agreement during 2015 to provide that the base management fee can be payable in cash or LTIP Units, at the election of the Board. The number of LTIP Units issued for the base management fee or incentive fee is based on the fees earned divided by the 5-day trailing average Class A common stock price prior to issuance. Base management fees of $0.7 million were expensed during the three months ended June 30, 2015, which were paid through the issuance of 59,077 LTIP Units on August 13, 2015. Base management fees of $0.9 million were expensed during the three months ended September 30, 2015, which were paid through the issuance of 77,497 LTIP Units on November 18, 2015. Base management fees of $1.1 million were expensed during the three months ended December 31, 2015, which will be paid through the issuance of approximately 95,649 LTIP Units assuming the $11.85 common stock price at December 31, 2015.

 

  F- 34  

 

   

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

The Company also pays the Manager an incentive fee with respect to each calendar quarter in arrears. The incentive fee is equal to the difference between (1) the product of (x) 20% and (y) the difference between (i) the Company’s adjusted funds from operations (“AFFO”), for the previous 12-month period, and (ii) the product of (A) the weighted average of the issue price of equity securities issued in the IPO and in future offerings and transactions, multiplied by the weighted average number of all shares of the Company’s Class A common stock outstanding on a fully-diluted basis (including any restricted stock units, any restricted shares of Class A common stock, LTIP Units, and other shares of common stock underlying awards granted under the Incentive Plans and OP Units) in the previous 12-month period, exclusive of equity securities issued prior to the IPO or in the contribution transactions, and (B) 8%, and (2) the sum of any incentive fee paid to the Manager with respect to the first three calendar quarters of such previous 12-month period; provided, however, that no incentive fee is payable with respect to any calendar quarter unless AFFO is greater than zero for the four most recently completed calendar quarters, or the number of completed calendar quarters since the closing date of the IPO, whichever is less. For purposes of calculating the incentive fee during the first 12 months after completion of the IPO, AFFO will be determined by annualizing the applicable period following completion of the IPO. One half of each quarterly installment of the incentive fee will be payable in LTIP Units, calculated pursuant to the formula above. The remainder of the incentive fee will be payable in cash or in LTIP Units, at the election of the Board, in each case calculated pursuant to the formula above. Incentive fees of $0.15 million were expensed during the three months ended December 31, 2014, which resulted in the issuance of 10,896 LTIP Units on February 18, 2015. Incentive fees to the Manager of $0.9 million were expensed during the three months ended March 31, 2015, which resulted in the issuance of 67,837 LTIP Units on May 14, 2015. No incentive fees to the Manager were earned or expensed during the nine months ended December 31, 2015.

 

Management fee expense of $0.9 million and $1.0 million was recorded as part of general and administrative expenses for the years ended December 31, 2015 and 2014, respectively, related to the 179,562 LTIP Units granted in connection with the IPO. The expense recognized during 2015 was based on $11.85, which represents the closing share price for the Company’s Class A common stock on December 31, 2015. These LTIP Units vest over a three year period that began in April 2014, and 59,854 LTIP Units vested on April 30, 2015.

 

On July 2, 2015, the Company issued a grant of LTIP Units under the Amended 2014 Incentive Plans to the Manager. The equity grant consisted of 283,390 LTIP Units. The LTIP Units will vest ratably over a three year period that began in July 2015, subject to certain terms and conditions. The LTIP Units may be convertible into OP Units under certain conditions and then may be settled in shares of the Company’s Class A common stock. The LTIP Units provide for the payment of distribution equivalents at the same time distributions are paid to holders of the Company’s Class A common stock. LTIP expense of $1.0 million was recorded as part of general and administrative expenses for the year ended December 31, 2015, related to these LTIP Units. The expense recognized during 2015 was based on a price of $11.85 per LTIP Unit, which represents the closing share price for the Company’s Class A common stock on December 31, 2015.

 

 The Company is also required to reimburse the Manager for certain expenses and pay all operating expenses, except those specifically required to be borne by the Manager under the Management Agreement. The Manager waived all reimbursements through the six months ended June 30, 2015. Reimbursements of $0.3 million were expensed during the six months ended December 31, 2015 and are recorded as part of general and administrative expenses.

 

The initial term of the Management Agreement expires on April 2, 2017 (the third anniversary of the closing of the IPO), and will be automatically renewed for a one-year term on each anniversary date thereafter unless previously terminated in accordance with the terms of the Management Agreement. Following the initial term of the Management Agreement, the Management Agreement may be terminated annually upon the affirmative vote of at least two-thirds of the Company’s independent directors, based upon (1) unsatisfactory performance that is materially detrimental to the Company, or (2) the Company’s determination that the fees payable to the Manager are not fair, subject to the Manager’s right to prevent such termination due to unfair fees by accepting a reduction of the fees agreed to by at least two-thirds of the Company’s independent directors. The Company must provide 180 days’ prior notice of any such termination. Unless terminated for cause, as further described in the Management Agreement, the Manager will be paid a termination fee equal to three times the sum of the base management fee and incentive fee earned, in each case, by the Manager during the 12-month period immediately preceding such termination, calculated as of the end of the most recently completed fiscal quarter before the date of termination. The Company may also terminate the Management Agreement at any time, including during the initial term, without the payment of any termination fee, for cause with 30 days’ prior written notice from the Board.

 

  F- 35  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

During the initial three-year term of the Management Agreement, the Company may not terminate the Management Agreement except as described above or in the following circumstance: At the earlier of (i) April 2, 2017 (three years following the completion of the IPO), and (ii) the date on which the value of the Company’s stockholders’ equity exceeds $250.0 million, the Board may, but is not obligated to, internalize the Company’s management. The Manager may terminate the Management Agreement if it becomes required to register as an investment company under the Investment Company Act, with such termination deemed to occur immediately before such event, in which case the Company would not be required to pay a termination fee. In addition, if the Company defaults in the performance of any material term of the Management Agreement and the default continues for a period of 30 days after written notice to the Company, the Manager may terminate the Management Agreement upon 60 days’ written notice. If the Management Agreement is terminated by the Manager upon a breach by the Company, the Company is required to pay the Manager the termination fee described above.

 

The Manager may retain, at its sole cost and expense, the services of such persons and firms as the Manager deems necessary in connection with our management and operations (including accountants, legal counsel and other professional service providers), provided that such expenses are in amounts no greater than those that would be payable to third-party professionals or consultants engaged to perform such services pursuant to agreements negotiated on an arm’s-length basis. The Manager has in the past retained, and going forward may retain Konig & Associates, P.C., a professional corporation wholly-owned by Michael L. Konig, the Company’s Chief Operating Officer, Secretary and General Counsel, to provide transaction based legal services, if the Manager determines that such retention would be less expensive than retaining third party professionals. The Company incurred $0.2 million in fees and expenses during the year ended December 31, 2014 for the firm’s transaction-related work on the contribution transactions, the IPO and the October 2014 Follow-On Offering.

 

Prior and Terminated Advisory Agreement

 

Prior to the entry by the Company into the Management Agreement upon the completion of the IPO and the concurrent termination of the Advisory Agreement, the Former Advisor performed essentially the same duties and responsibilities as the Company’s new Manager. The Advisory Agreement had a one-year term expiring October 14, 2014, and was renewable for an unlimited number of successive one-year periods upon the mutual consent of the Company and its Advisor.

 

The Former Advisor was entitled to receive a monthly asset management fee for the services it provided pursuant to the Advisory Agreement. For 2013 and subsequent, the monthly asset management fee was one-twelfth of 0.65% of the higher of the cost or the value of each asset, where (A) cost equals the amount actually paid, excluding acquisition fees and expenses, to purchase each asset it acquires, including any debt attributable to the asset (including any debt encumbering the asset after acquisition), provided that, with respect to any properties the Company develops, constructs or improves, cost will include the amount expended by the Company for the development, construction or improvement, and (B) the value of an asset is the value established by the most recent independent valuation report, if available, without reduction for depreciation, bad debts or other non-cash reserves.  The asset management fee was based only on the portion of the cost or value attributable to our investment in an asset if the Company did not own all of an asset.

  

Pursuant to the Advisory Agreement, the Former Advisor was entitled to receive an acquisition fee for its services in connection with the investigation, selection, sourcing, due diligence and acquisition of a property or investment.  For 2013 and subsequent, the acquisition fee was 2.50% of the purchase price. The purchase price of a property or investment was equal to the amount paid or allocated to the purchase, development, construction or improvement of a property, inclusive of expenses related thereto, and the amount of debt associated with such real property or investment. The purchase price allocable for joint venture investments was equal to the product of (1) the purchase price of the underlying property and (2) the Company’s ownership percentage in the joint venture. Total acquisition and disposition expenses of $5.7 million were incurred during the year ended December 31, 2014, of which $2.2 million were for the Former Advisor for the year ended December 31, 2014. 

 

The Former Advisor was also entitled to receive a financing fee for any loan or line of credit, made available to the Company. The Former Advisor was entitled to re-allow some, or all, of this fee to reimburse third parties with whom it subcontracted to procure such financing for the Company. On October 21, 2013, the Company amended its Advisory Agreement to decrease the financing fee from 1.0% to 0.25% of any loan made to the Company. In addition, to the extent the Former Advisor provided a substantial amount of services in connection with the disposition of one or more of our properties or investments (except for securities traded on a national securities exchange), the Former Advisor would receive fees equal to the lesser of (A) 1.5% of the sales price of each property or other investment sold or (B) 50% of the selling commission that would have been paid to a third-party broker in connection with such a disposition. In no event were disposition fees paid to the Former Advisor or its affiliates and unaffiliated third parties to exceed, in the aggregate, 6% of the contract sales price. On October 21, 2013, the Company amended its Advisory Agreement to change the disposition fee to only 1.5% of the sales price of each property or other investment sold, such that the disposition fee was no longer determined based on selling commissions payable to third-party sales brokers.

 

  F- 36  

 

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

In addition to the fees payable to the Former Advisor, the Company reimbursed the Former Advisor for all reasonable expenses incurred in connection with services provided to the Company, subject to the limitation that it would not reimburse any amount that would cause the Company’s total operating expenses at the end of the four preceding fiscal quarters to exceed the greater of 2% of our average invested assets or 25% of its net income determined (1) without reductions for any additions to reserves for depreciation, bad debts or other similar non-cash reserves and (2) excluding any gain from the sale of our assets for the period.  Notwithstanding the above, the Company was permitted to reimburse amounts in excess of the limitation if a majority of its independent directors determined such excess amount was justified based on unusual and non-recurring factors. If such excess expenses were not approved by a majority of the Company’s independent directors, the Former Advisor was required to reimburse us at the end of the four fiscal quarters the amount by which the aggregate expenses during the period paid or incurred by us exceeded the limitations provided above.  The Company was not permitted to reimburse the Former Advisor for personnel costs in connection with services for which the Former Advisor received acquisition, asset management or disposition fees.  Due to the limitation discussed above and because operating expenses incurred directly by the Company exceeded the 2% threshold, the Board, including all of its independent directors, reviewed the total operating expenses for the four fiscal quarters ended December 31, 2013 and the Company’s total operating expenses for the four fiscal quarters ended March 31, 2014 and unanimously determined the excess amounts to be justified because of the costs of operating a public company in its early stage of operation and the Company’s initial difficulties with raising capital were considered to be non-recurring in nature.  As the Board has previously approved such expenses, all operating expenses for the year ended 2013 and the three months ended March 31, 2014 have been expensed as incurred.

 

The Company had issued 1,000 shares of convertible stock, par value $0.01 per share, to the Former Advisor, pursuant to the Advisory Agreement, that upon completion of the IPO were convertible to shares of common stock if and when: (A) the Company had made total distributions on the then outstanding shares of its common stock equal to the original issue price of those shares plus an 8% cumulative, non-compounded, annual return on the original issue price of those shares or (B) subject to specified conditions, the Company listed its common stock for trading on a national securities exchange. The Company listed shares of its Class A common stock on the NYSE MKT on March 28, 2014. At that time, the terms for converting the convertible stock would not be achieved and so the Company amended its charter on March 26, 2014 to remove the convertible stock as an authorized class of capital stock.

 

In general, under the Advisory Agreement, the Company contracted property management services for certain properties directly to non-affiliated third parties, in which event it was to pay the Former Advisor an oversight fee equal to 1% of monthly gross revenues of such properties.

 

All of the Company’s executive officers, and some of its directors, are also executive officers, managers and/or holders of a direct or indirect controlling interest in the Manager and other Bluerock-affiliated entities.  As a result, they owe fiduciary duties to each of these entities, their members, limited partners and investors, which fiduciary duties may from time to time conflict with the fiduciary duties that they owe to the Company and its stockholders.

 

Some of the material conflicts that the Manager or its affiliates face are: 1) the determination of whether an investment opportunity should be recommended to the Company or another Bluerock-sponsored program or Bluerock-advised investor; 2) the allocation of the time of key executive officers, directors, and other real estate professionals among the Company, other Bluerock-sponsored programs and Bluerock-advised investors, and the activities in which they are involved; and 3) the fees received by the Manager and its affiliates.

 

During the first quarter of 2014, the Company was reimbursed approximately $0.5 million by our Former Advisor for certain organizational and offering costs related to the Company's continuous registered offering on Form S-11.

 

Pursuant to the terms of the Advisory Agreement and the Management Agreement, summarized below are the related party amounts payable to our Former Advisor and the Manager, as of December 31, 2015 and December 31, 2014.

 

    December 31,
2015
    December 31,
2014
 
Amounts Payable to the Former Advisor under our Prior and Terminated Advisory Agreement                
Asset management and oversight fees   $ -     $ 404  
Acquisition fees and disposition fees     -       740  
Financing fees     -       36  
Total payable to the Former Advisor     -       1,180  
                 
Amounts Payable to the Manager under the New Management Agreement                
Base management fee     1,133       310  
Incentive fee     -       146  
Operating Expense Reimbursements and Direct Expense Reimbursements     218       7  
Total payable to the Manager     1,351       463  
Total amounts payable to Former Advisor and Manager   $ 1,351     $ 1,643  

 

  F- 37  

 

   

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

The Former Advisor was entitled to the payment of certain fees in compensation for advisory and general management services rendered thereunder for periods prior to the Company’s initial public offering on April 2, 2014, and reimbursements for certain costs and expenses incurred in connection with the provision thereof, in an aggregate amount of $1.18 million. Effective on September 4, 2015, the Former Advisor and Manager entered into an Assignment Agreement pursuant to which the Former Advisor assigned its right to payment of the obligation due to the Former Advisor to the Manager. The Manager agreed to receive the payment entirely in LTIP Units of the Operating Partnership. The obligation was paid by the number of LTIP Units equal to (i) the dollar amount of the obligation payable in such LTIP Units (calculated as $1.18 million), divided by (ii) the average of the closing prices of the Company’s Class A Common Stock, $0.01 par value per share, on the NYSE MKT on the five business days prior to the issuance date. The payment was made through the issuance of 108,119 LTIP Units by the Operating Partnership to the Manager on the September 14, 2015. The LTIP Units were fully vested upon issuance, and may convert to OP Units upon reaching capital account equivalency with the OP Units held by the Company, and may then be settled in shares of the Company’s Class A common stock. The Manager will be entitled to receive “distribution equivalents” with respect to the LTIP Units at the same time distributions are paid to the holders of the Company’s Class A common stock.

 

As of December 31, 2015 and 2014, the Company had $0.1 million and $0.3 million, respectively, in payables due to related parties other than our Manager and Former Advisor.

 

As of December 31, 2015 and 2014, the Company had $0.9 million and $0.6 million, respectively, in receivables due to us from related parties other than our Manager and Former Advisor.

 

Bluerock Property Management, LLC

 

The Company incurred $0.1 million and $0.1 million in property management fees to Bluerock Property Management, LLC, an affiliate of the Company, on behalf of the North Park Towers property during the years ended December 31, 2015 and 2014, respectively.

 

Note 12 – Stockholders’ Equity

 

Net Income (Loss) Per Common Share

 

Basic net income (loss) per common share is computed by dividing net income (loss) attributable to common stockholders, less dividends on restricted stock expected to vest plus gains on redemptions on common stock, by the weighted average number of common shares outstanding for the period.  Diluted net income (loss) per common share is computed by dividing net income (loss) attributable to common stockholders by the sum of the weighted average number of common shares outstanding and any potential dilutive shares for the period.  Net income (loss) attributable to common stockholders is computed by adjusting net income (loss) for the non-forfeitable dividends paid on non-vested restricted stock.

 

The Company considers the requirements of the two-class method when preparing earnings per share. Earnings per share is not affected by the two-class method because the Company’s Class A, B-1, B-2 and B-3 common stock and LTIP Units participate in dividends on a one-for-one basis.

 

  F- 38  

 

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

The following table reconciles the components of basic and diluted net loss per common share (amounts in thousands, except share and per share amounts):

 

    For the Year Ended December 31,  
    2015     2014  
             
Net income (loss) from continuing operations attributable to common stockholders   $ 635     $ (5,288 )
Dividends on restricted stock expected to vest     (16 )     (7 )
Basic net income (loss) from continuing operations attributable to common stockholders   $ 619     $ (5,295 )
Basic net income from discontinued operations attributable to common stockholders   $     $ 116  
                 
Weighted average common shares outstanding (1)     17,404,348       5,381,787  
                 
Potential dilutive shares (2)     12,850       -  
Weighted average common shares outstanding and potential dilutive shares (3)     17,417,198       5,381,787  
Income (loss) per common share, basic                
Continuing operations   $ 0.04     $ (0.98 )
Discontinued operations   $ 0.00     $ 0.02  
    $ 0.04     $ (0.96 )
Income (loss) per common share, diluted                
Continuing operations   $ 0.04     $ (0.98 )
Discontinued operations   $ 0.00     $ 0.02  
    $ 0.04     $ (0.96 )

 

The number of shares and per share amounts for the prior period have been retroactively restated to reflect the two reverse stock splits of the Class B common stock discussed below.

 

The effect of the conversion of OP Units is not reflected in the computation of basic and diluted earnings per share, as they are exchangeable for Class A Common Stock on a one-for-one basis. The income allocable to such units is allocated on this same basis and reflected as noncontrolling interests in the accompanying consolidated financial statements. As such, the assumed conversion of these units would have no net impact on the determination of diluted earnings per share.

 

(1) For 2015 and 2014, amounts relate to shares of the Company’s Class A, B-1, B-2, B-3 common stock and LTIP Units outstanding.

(2) Excludes 5,280 shares of Class B common stock and 212,263 OP Units for the year ended December 31, 2014 related to non-vested restricted stock and OP Units, as the effect would be anti-dilutive.

(3) For 2015 and 2014, amounts relate to shares of the Company’s Class A, B-1, B-2, B-3 common stock and LTIP Units outstanding.

 

  F- 39  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Class B Common Stock

 

The Company raised capital in a continuous registered offering, carried out in a manner consistent with offerings of non-listed REITs, from its inception until September 9, 2013, when it terminated the continuous registered offering in connection with the Board’s consideration of strategic alternatives to maximize value to the Company’s stockholders. Through September 9, 2013, the Company had raised an aggregate of $22.6 million in gross proceeds through its continuous registered offering, including its distribution reinvestment plan.

 

On January 23, 2014, the Company's stockholders approved the second articles of amendment and restatement to the Company’s charter, (“Second Charter Amendment”), that provided, among other things, for the designation of a new share class of Class A common stock, and for the change of each existing outstanding share of its common stock into:

 

1/3 of a share of our Class B-1 common stock; plus

1/3 of a share of our Class B-2 common stock; plus

1/3 of a share of our Class B-3 common stock.

 

This transaction was effective upon filing the Second Charter Amendment with the State Department of Assessments and Taxation of the State of Maryland on March 26, 2014. Immediately following the filing of the Second Charter Amendment, the Company effectuated a 2.264881 to 1 reverse stock split of its outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock, and on March 31, 2014, the Company effected an additional 1.0045878 to 1 reverse stock split of its outstanding shares of Class B-1 common stock, Class B-2 common stock and Class B-3 common stock.

 

The Company refers to Class B-1 common stock, Class B-2 common stock and Class B-3 common stock collectively as “Class B” common stock. The Company listed its Class A common stock on the NYSE MKT on March 28, 2014. The Class B common stock is identical to the Class A common stock, except that (i) the Company does not intend to list the Class B common stock on a national securities exchange, and (ii) shares of the Class B common stock will convert automatically into shares of Class A common stock at specified times, as follows:

 

March 23, 2015, in the case of the Class B-1 common stock;

September 19, 2015, in the case of the Class B-2 common stock; and

March 17, 2016, in the case of the Class B-3 common stock.

 

On March 23, 2015, 353,630 shares of Class B-1 common stock converted into Class A common stock and on September 19, 2015, 353,630 shares of Class B-2 common stock converted into Class A common stock in accordance with the above. No Class B-1 or Class B-2 common stock remains outstanding.

 

Follow-On Equity Offerings

 

On January 20, 2015, the Company closed its January 2015 Follow-On Offering of 4,600,000 shares of its Class A common stock, par value $0.01 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. The shares were registered with the SEC pursuant to a registration statement on Form S-3 (File No. 333-200359) filed with the SEC on November 19, 2014 and declared effective on December 19, 2014. The public offering price of $12.50 per share was announced on January 14, 2015. Net proceeds of the January 2015 Follow-On Offering were approximately $53.7 million after deducting underwriting discounts and commissions and estimated offering expenses.

 

On May 22, 2015, the Company completed an underwritten shelf takedown offering (the “May 2015 Follow-On Offering”) of 6,348,000 shares of Class A common stock, par value $0.01 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. The shares were registered with the SEC pursuant to a registration statement on Form S-3 (File No. 333-200359) filed with the SEC on November 19, 2014 and declared effective on December 19, 2014. The public offering price of $13.00 per share was announced on May 19, 2015. Net proceeds of the May 2015 Follow-On Offering were approximately $77.6 million after deducting underwriting discounts and commissions and offering costs.

 

On October 21, 2015, the Company completed an underwritten shelf takedown offering (the “October 2015 Preferred Stock Offering”) of 2,875,000 shares of 8.250% Series A Cumulative Redeemable Preferred Stock, par value $0.01 per share, liquidation preference $25.00 per share, inclusive of shares sold pursuant to the full exercise of the overallotment option by the underwriters. The shares were registered with the SEC pursuant to a registration statement on Form S-3 (File No. 333-200359) filed with the SEC on November 19, 2014 and declared effective on December 19, 2014. The public offering price of $25.00 per share was announced on October 16, 2015. Net proceeds of the October 2015 Preferred Stock Offering were approximately $69.2 million after deducting underwriting discounts and commissions and estimated offering costs.

 

  F- 40  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

On December 17, 2015, the Company filed a prospectus supplement to the December 2014 Shelf Registration Statement offering a maximum of 150,000 Units (the “Original Units”) consisting of 150,000 shares of Series B redeemable preferred stock (the “Original Series B Preferred Stock”) and warrants (the “Original Warrants”) to purchase 3,000,000 shares of Class A common stock (liquidation preference $1,000 per share of Original Series B Preferred Stock). As of December 31, 2015, we were continuing to organize our sales activities for the Original Series B Preferred Stock and no Original Units had been sold.

 

Operating Partnership and Long-Term Incentive Plan Units

 

On April 2, 2014, concurrently with the completion of the IPO, the Company entered into the Second Amended and Restated Agreement of Limited Partnership of its Operating Partnership, Bluerock Residential Holdings, L.P. Pursuant to the amendment, the Company is the sole general partner of the Operating Partnership and may not be removed as general partner by the limited partners with or without cause. The limited partners of the Operating Partnership include Bluerock REIT Holdings, LLC, BR-NPT Springing Entity, LLC (“NPT”), Bluerock Property Management, LLC (“BPM”), our Manager and Bluerock Multifamily Advisor, LLC (“Former Advisor”), all of which are affiliates of the Company.

 

Prior to the completion of the IPO, the Company owned, directly and indirectly, 100% of the limited partnership units in the Operating Partnership. Effective as of the completion of the IPO, limited partners other than the Company owned approximately 9.87% of the Operating Partnership (282,759 OP Units, or 4.59%, were held by OP Unit holders, and 325,578 LTIP Units, or 5.28%, were held by LTIP Unit holders.) As of December 31, 2015, limited partners other than the Company owned approximately 5.95% of the Operating Partnership (305,568 OP Units, or 1.47%, is held by OP Unit holders, and 932,394 LTIP Units, or 4.48%, is held by LTIP Unit holders.)

 

The Partnership Agreement, as amended, provides, among other things, that the Operating Partnership initially has two classes of limited partnership interests, which are units of limited partnership interest (“OP Units”), and the Operating Partnership’s long-term incentive plan units (“LTIP Units”). In calculating the percentage interests of the partners in the Operating Partnership, LTIP Units are treated as OP Units. In general, LTIP Units will receive the same per-unit distributions as the OP Units. Initially, each LTIP Unit will have a capital account balance of zero and, therefore, will not have full parity with OP Units with respect to any liquidating distributions. However, the Partnership Agreement, as amended provides that “book gain,” or economic appreciation, in the Company’s assets realized by the Operating Partnership as a result of the actual sale of all or substantially all of the Operating Partnership’s assets, or the revaluation of the Operating Partnership’s assets as provided by applicable U.S. Department of Treasury regulations, will be allocated first to the holders of LTIP Units until their capital account per unit is equal to the average capital account per-unit of the Company’s OP Unit holders in the Operating Partnership. We expect that the Operating Partnership will issue OP Units to limited partners, and the Company, in exchange for capital contributions of cash or property, and will issue LTIP Units pursuant to the Company’s 2014 Equity Incentive Plan for Individuals and 2014 Equity Incentive Plan for Entities (collectively the “Incentive Plans”), to persons who provide services to the Company, including the Company’s officers, directors and employees.

 

Pursuant to the Partnership Agreement, as amended, any holders of OP Units, other than the Company or its subsidiaries, will receive redemption rights which, subject to certain restrictions and limitations, will enable them to cause the Operating Partnership to redeem their OP Units in exchange for cash or, at the Company’s option, shares of the Company’s Class A common stock, on a one-for-one basis. The Company has agreed to file, not earlier than one year after the closing of the IPO, one or more registration statements registering the issuance or resale of shares of its Class A common stock issuable upon redemption of the OP Units, including those issued upon conversion of LTIP Units to the Manager and the Former Advisor. Subject to certain exceptions, the Operating Partnership will pay all expenses in connection with the exercise of registration rights under the Partnership Agreement. Subsequent to December 31, 2015, the Company has filed a registration statement to provide for their issuance or resale.

 

Equity Incentive Plans

 

Prior to the Company’s IPO on April 2, 2014, the Company’s independent directors received an automatic grant of 5,000 shares of restricted stock on the initial effective date of the continuous registered offering and received an automatic grant of 2,500 shares of restricted stock when such directors were re-elected at each annual meeting of the Company’s stockholders thereafter through the 2013 annual meeting held on August 5, 2013. The restricted stock vested 20% at the time of the grant and 20% on each anniversary thereafter over four years from the date of the grant. All shares of restricted stock granted to the independent directors receive distributions, whether vested or unvested. The value of the restricted stock granted was determined at the date of grant. Commencing with the Company’s IPO, the Directors will no longer receive automatic grants upon appointment or reelection at each annual meeting of the Company’s stockholders.

 

  F- 41  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

On March 24, 2015, in accordance with the Company’s 2014 Equity Incentive Plan for Individuals (the “2014 Individuals Plan”), the Board authorized and each of the Company’s independent directors received two grants of 2,500 restricted shares of the Company’s Class A common stock. The first grant of 2,500 restricted shares related to services rendered in 2014 (each, a “2014 Restricted Stock Award”), while the second grant of 2,500 restricted shares relates to services rendered or to be rendered in 2015 (each, a “2015 Restricted Stock Award”). The vesting schedule for each 2014 Restricted Stock Award is as follows: (i) 834 shares as of March 24, 2015, (ii) 833 shares on March 24, 2016, and (iii) 833 shares on March 24, 2017. The vesting schedule for each 2015 Restricted Stock Award is as follows: (i) 834 shares as of March 24, 2016, (ii) 833 shares on March 24, 2017, and (iii) 833 shares on March 24, 2018. 

 

On May 28, 2015, the Company’s stockholders approved the amendment and restatement of the 2014 Individuals Plan, (the “Amended Individuals Plan), and the 2014 Entities Plan, (the “Amended Entities Plan” and together with the Amended Individuals Plan, the “Amended 2014 Incentive Plans”). The Amended 2014 Incentive Plans allow for the issuance of up to 475,000 shares of Class A common stock. The Amended 2014 Incentive Plans provide for the grant of options to purchase shares of the Company’s common stock, stock awards, stock appreciation rights, performance units, incentive awards and other equity-based awards.

 

A summary of the status of the Company’s non-vested shares as of December 31, 2015, and 2014, is as follows (dollars in thousands): 

 

Non-Vested shares   Shares (1)     Weighted average grant-date
fair value (1)
 
Balance at January 1, 2014     6,593     $ 150  
Granted            
Vested     (2,637 )     (60 )
Forfeited            
Balance at December 31, 2014     3,956       90  
Granted     15,000       197  
Vested     (4,480 )     (78 )
Forfeited            
Balance at December 31, 2015     14,476     $ 209  

 

(1) The number of shares and per share amounts for the prior period have been retroactively restated to reflect the two reverse stock splits of the Class B common stock discussed above.

 

At December 31, 2015, there was $142,000 of total unrecognized compensation cost related to unvested restricted stocks granted under the independent director compensation plan. The original cost is expected to be recognized over a period of 2.2 years.

 

The Company currently uses authorized and unissued shares to satisfy share award grants.

 

Equity Incentive Plans - LTIP Grants

 

On July 2, 2015, the Company issued a grant of LTIP Units under the Amended 2014 Incentive Plans to the Manager. The equity grant consisted of 283,390 LTIP Units. The LTIP Units will vest ratably over a three year period that began in July 2015, subject to certain terms and conditions. The LTIP Units may be convertible into OP Units under certain conditions and then may be settled in shares of the Company’s Class A common stock. The LTIP Units provide for the payment of distribution equivalents at the same time distributions are paid to holders of the Company’s Class A common stock. LTIP expense of $1.0 million was recorded as part of general and administrative expenses for the year ended December 31, 2015, related to these LTIP Units. The expense recognized during 2015 was based on a price of $11.85 per LTIP Unit, which represents the closing share price for the Company’s Class A common stock on December 31, 2015.

 

  F- 42  

 

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Distributions

 

On December 27, 2013, the Board authorized, and the Company declared, distributions on its common stock for the month of January 2014 at a rate of $0.05945211 per share to stockholders of record at the close of business on January 31, 2014. Distributions payable to each stockholder of record were paid in cash on February 3, 2014.

 

On March 13, 2014, the Board authorized, and the Company declared, distributions on its common stock for the month of February 2014 at a rate of $0.05369868 per share for stockholders of record at the end of business on February 28, 2014. Distributions payable to each stockholder of record were paid in cash on or before the 15th day of the following month.

 

On April 8, 2014, the Board declared monthly dividends for the second quarter of 2014 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable to the stockholders of record as of April 25, 2014, May 25, 2014 and June 25, 2014, which were paid in cash on May 5, 2014, June 5, 2014 and July 5, 2014, respectively.

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the distributions paid to stockholders of record as of April 25, 2014, and $0.096667 per share for the distributions paid to stockholders of record as of May 25, 2014 and June 25, 2014.

 

On July 10, 2014, the Board declared monthly dividends for the third quarter of 2014 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable to the stockholders of record as of July 25, 2014, August 25, 2014 and September 25, 2014, which were paid in cash on August 5, 2014, September 5, 2014 and October 5, 2014, respectively. 

 

On October 10, 2014, the Board declared monthly dividends for the fourth quarter of 2014 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable to the stockholders of record as of October 25, 2014, November 25, 2014 and December 25, 2014, which was paid in cash on November 5, 2014, December 5, 2014 and January 5, 2015, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of October 25, 2014, and $0.096667 per share for the dividend paid to stockholders of record as of November 25, 2014, and December 25, 2014.

 

On January 9, 2015, the Board declared monthly dividends for the first quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of January 25, 2015, February 25, 2015 and March 25, 2015, which was paid in cash on February 5, 2015, March 5, 2015 and April 5, 2015, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of January 25, 2015, and $0.096667 per share for the dividend paid to stockholders of record as of February 25, 2015, and March 25, 2015.

 

  F- 43  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

On April 10, 2015, the Board declared monthly dividends for the second quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of April 25, 2015, May 25, 2015 and June 25, 2015, which was paid in cash on May 5, 2015, June 5, 2015 and July 2, 2015, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of April 25, 2015, and $0.096667 per share for the dividend paid to stockholders of record as of May 25, 2015, and June 25, 2015.

 

On July 10, 2015, the Board declared monthly dividends for the third quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of July 25, 2015, August 25, 2015 and September 25, 2015, which was paid in cash on August 5, 2015, September 4, 2015 and October 5, 2015, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096667 per share for the dividend paid to stockholders of record as of July 25, 2015, and as of August 25, 2015, and $0.096666 per share for the dividend paid to stockholders of record as of September 25, 2015.

 

On October 7, 2015, the Board declared monthly dividends for the fourth quarter of 2015 equal to a quarterly rate of $0.29 per share on both the Company’s Class A common stock and Class B common stock, payable monthly to the stockholders of record as of October 25, 2015, November 25, 2015 and December 25, 2015, which was paid in cash on November 5, 2015, December 4, 2015 and January 5, 2016, respectively. 

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of October 25, 2015, and $0.096667 per share for the dividend paid to stockholders of record as of November 25, 2015 and December 25, 2015.

 

On December 14, 2015, the Board declared a dividend for the fourth quarter of 2015 equal to $0.4010 per share of Series A Preferred Stock for shareholders of record as of December 24, 2015, which was paid in cash on January 5, 2016.

 

A portion of each dividend may constitute a return of capital for tax purposes. There is no assurance that the Company will continue to declare dividends or at this rate.

 

Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of the Company's Class A common stock.

 

The Company has a dividend reinvestment plan that allows for participating stockholders to have their dividend distributions automatically invested in additional Class A common shares based on the average price of the shares on the investment date. The Company plans to issue Class A common shares to cover shares required for investment.

 

  F- 44  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Distributions paid for the year ended December 31, 2015 were as follows (amounts in thousands):

 

    Distributions  
2015   Declared     Paid  
First Quarter                
Class A Common Stock   $ 3,554     $ 3,073  
Class B-1 Common Stock     68       103  
Class B-2 Common Stock     103       103  
Class B-3 Common Stock     103       103  
OP Units     82       82  
LTIP Units     96       96  
Total first quarter   $ 4,006     $ 3,560  
Second Quarter                
Class A Common Stock   $ 4,852     $ 4,236  
Class B-2 Common Stock     103       103  
Class B-3 Common Stock     103       103  
OP Units     82       82  
LTIP Units     110       104  
Total second quarter   $ 5,250     $ 4,628  
Third Quarter                
Class A Common Stock   $ 5,500     $ 5,465  
Class B-2 Common Stock     68       103  
Class B-3 Common Stock     103       103  
OP Units     82       82  
LTIP Units     221       178  
Total third quarter   $ 5,974     $ 5,931  
Fourth Quarter                
Class A Common Stock   $ 5,568     $ 5,568  
Class B-3 Common Stock     103       103  
Series A Preferred Stock     1,153       -  
OP Units     84       82  
LTIP Units     263       255  
Total fourth quarter   $ 7,171     $ 6,008  
Total year   $ 22,401     $ 20,127  

 

Note 13 – Commitments and Contingencies

 

The Company is subject to various legal actions and claims arising in the ordinary course of business. Although the outcome of any legal matter cannot be predicted with certainty, management does not believe that any of these legal proceedings or matters will have a material adverse effect on the consolidated financial position or results of operations or liquidity of the Company.

 

Note 14 – Economic Dependency

 

The Company is dependent on its Manager, an affiliate of Bluerock, to provide certain external management services that are essential to the Company, including the identification, evaluation, negotiation, purchase and disposition of properties and other investments; management of the daily operations of its real estate portfolio; and other general and administrative responsibilities. In the event that the Manager or its affiliates are unable to provide the respective services, the Company will be required to obtain such services from other sources.

   

  F- 45  

 

  

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

Note 15 – Subsequent Events

 

Distributions Declared

 

On January 13, 2016, the Company’s Board declared monthly dividends for the first quarter of 2016 equal to a quarterly rate of $0.29 per share on the Company’s Class A common stock and Class B common stock, payable to the stockholders of record as of January 25, 2016, February 25, 2016 and March 24, 2016, which will be paid in cash on February 5, 2016, March 5, 2016 and April 5, 2016, respectively. Holders of OP and LTIP Units are entitled to receive "distribution equivalents" at the same time as dividends are paid to holders of the Company's Class A common stock.

 

The declared dividends equal a monthly dividend on the Class A common stock and Class B common stock as follows: $0.096666 per share for the dividend paid to stockholders of record as of January 25, 2016, and $0.096667 per share for the dividend paid to stockholders of record as of February 25, 2016, and March 24, 2016.

 

Issuance of LTIP Units for Payment of the Fourth Quarter 2015 Base Management Fee and operating expense reimbursement to the Manager

 

The Manager earned a base management fee of $1.1 million and incurred $0.1 million of reimbursable operating expenses during the fourth quarter of 2015. This amount was payable 50% in LTIP Units with the other 50% payable in either cash or LTIP Units at the discretion of the Company’s board of directors. Upon consultation with the Manager, the board of directors elected to pay 100% of the base management fee and operating expense reimbursement in LTIP Units.

 

Distributions Paid

 

The following distributions have been paid subsequent to December 31, 2015 (amounts in thousands):

 

Shares   Declaration
Date
  Record Date   Date Paid   Distributions
per Share
    Total
Distribution
 
Class A Common Stock   October 7, 2015   December 25, 2015   January 5, 2016   $ 0.096667     $ 1,856  
Class B-3 Common Stock   October 7, 2015   December 25, 2015   January 5, 2016   $ 0.096667     $ 34  
Series A Preferred Stock   December 14, 2015   December 25, 2015   January 5, 2016   $ 0.401000     $ 1,153  
OP Units   October 7, 2015   December 25, 2015   January 5, 2016   $ 0.096667     $ 30  
LTIP Units   October 7, 2015   December 25, 2015   January 5, 2016   $ 0.096667     $ 90  
                             
Class A Common Stock   January 13, 2016   January 25, 2016   February 5, 2016   $ 0.096666     $ 1,856  
Class B-3 Common Stock   January 13, 2016   January 25, 2016   February 5, 2016   $ 0.096666     $ 34  
OP Units   January 13, 2016   January 25, 2016   February 5, 2016   $ 0.096666     $ 30  
LTIP Units   January 13, 2016   January 25, 2016   February 5, 2016   $ 0.096666     $ 90  
Total                       $ 5,173  

 

Acquisition of Summer Wind and Citation Club Apartments

 

On January 5, 2016, the Company, through subsidiaries of its Operating Partnership, completed investments of approximately $15.9 million and approximately $13.6 million in a multi-tiered joint venture along with an affiliate of Carroll Organization, to acquire (i) a 368-unit apartment community located in Naples, Florida to be known as ARIUM Gulfshore, formerly known as the Summer Wind Apartments (“ARIUM Gulfshore”) and (ii) a 320-unit apartment community located in Sarasota, Florida to be known as ARIUM at Palmer Ranch, formerly known as Citation Club Apartments (“ARIUM at Palmer Ranch”), respectively. The Company’s indirect ownership interest in the joint venture that owns ARIUM Gulfshore and ARIUM at Palmer Ranch is 95.0%. Summer Wind’s purchase price of approximately $47.0 million was funded, in part, with a $32.6 million senior mortgage loan secured by Summer Wind property and improvements. Citation Club’s purchase price of approximately $39.3 million was funded, in part, with a $26.9 million senior mortgage loan secured by the Citation Club property and improvements.

 

Acquisition of West Morehead interest

 

On January 6, 2016, the Company made an investment in a 283-unit to-be-built Class A apartment community located in Charlotte, North Carolina known as West Morehead.  This investment of approximately $19 million is structured to provide a 15% current return on investment with an option to convert into majority ownership of the underlying property upon stabilization. 

 

Termination of Original Series B Preferred Stock Offering, Reclassification of Original Series B Preferred Stock, and Filing of New Prospectus Supplement for Offering of Series B Preferred Stock

 

On February 22, 2016, our board of directors authorized the termination of the offering of the Original Series B Preferred Stock in order to revise certain terms thereof, and the reclassification of the Original Series B Preferred Stock. On February 23, 2016, we terminated the offering of the Original Series B Preferred Stock, and on February 24, 2016, we filed a new prospectus supplement to the December 2014 Shelf Registration Statement offering a maximum of 150,000 Units (the “Units”) consisting of 150,000 shares of the reclassified Series B redeemable preferred stock (the “Series B Preferred Stock”) and warrants (the “Warrants”) to purchase 3,000,000 shares of Class A common stock (liquidation preference $1,000 per share of Series B Preferred Stock). As of February 24, 2016, we were continuing to organize our sales activities for the Series B Preferred Stock and no Units had been sold.

 

Change in Vesting of Equity Grants to Independent Directors

 

On March 24, 2015, pursuant to the company’s Amended and Restated 2014 Equity Incentive Plan for Individuals dated effective as of May 28, 2015 (the “2014 Individuals Plan”), the board approved restricted stock awards to each of the company’s independent directors in recognition of the service of each independent director during the fiscal years ended December 31, 2014 and December 31, 2015 (each, a “Stock Award”). As approved by the board, the Stock Awards to each independent director consisted of (i) a Stock Award for the fiscal year ended December 31, 2014 (the “2014 Stock Award”) of 2,500 restricted shares of the company’s Class A Common stock (the “2014 Restricted Stock”), and (ii) a Stock Award for the fiscal year ended December 31, 2015 (the “2015 Stock Award”) of 2,500 restricted shares of the Company’s Class A Common stock (the “2015 Restricted Stock”). The Stock Awards were made pursuant to certain Stock Award Agreements by and between the company and each independent director, each dated effective as of March 24, 2015 (collectively, the “2014-2015 Stock Award Agreements”).

 

Under the 2014-2015 Stock Award Agreements, the 2014 Restricted Stock and the 2015 Restricted Stock was subject to time-based vesting provisions over specified three-year periods, whereby the 2014 Restricted Stock would vest ratably on March 24, 2015, March 24, 2016 and March 24, 2017, and the 2015 Restricted Stock would vest ratably on March 24, 2016, March 24, 2017 and March 24, 2018, in each case subject to certain terms and conditions related to the continued service of the independent director.

 

On February 22, 2016, the board reviewed peer REIT compensation practices for independent directors, and found that equity awards for peer REITs generally vest either on the grant date, or after one year. In order to normalize compensation practices with peer REITs, on February 22, 2016, the board approved the amendment of each of the 2014-2015 Stock Award Agreements, effective as of March 24, 2016, such that the Stock Awards that did not vest on the grant date of March 24, 2015 will vest on the one-year anniversary of such grant date. As a result, (i) 1,666 shares of the 2014 Stock Award to each independent director, and (ii) all 2,500 shares of the 2015 Stock Award to each independent director, shall become vested and nonforfeitable on March 24, 2016.

 

Entrance into Real Estate Purchase Agreement for The Preserve at Henderson Beach

 

On February 22, 2016, the Company, through BR Henderson Beach, LLC and BRG Henderson Beach, LLC (collectively “BRG Henderson Beach”), subsidiaries of the Company’s Operating Partnership, entered into an Assignment of Rights agreement with Bluerock Real Estate, L.L.C. (“BRRE”), the Company’s sponsor, pursuant to which BRRE assigned to BRG Henderson Beach a real estate purchase agreement (the “Real Estate Purchase Agreement”) to acquire in fee simple a 340-unit apartment community located in Destin, Florida, known as Alexan Henderson Beach to be rebranded as The Preserve at Henderson Beach (“The Preserve at Henderson Beach”).  The purchase price for The Preserve at Henderson Beach is $53.7 million and subject to customary adjustments and prorations and including the assumption of the current first priority loan secured by The Preserve at Henderson Beach, which has an expected principal amount as of the anticipated closing date of approximately $37.5 million.  The Company expects to invest approximately $ 17.0 million of equity in The Preserve at Henderson Beach, a portion of which will be funded with the proceeds of an I.R.C. § 1031 exchange.

   

  F- 46  

 

 

EXHIBIT INDEX

 

Effective February 22, 2013, Bluerock Enhanced Multifamily Trust, Inc. changed its name to Bluerock Multifamily Growth REIT, Inc. Effective November 19, 2013, Bluerock Multifamily Growth REIT, Inc. changed its name to Bluerock Residential Growth REIT, Inc. Effective February 27, 2013, Bluerock Enhanced Multifamily Advisor, LLC and Bluerock Enhanced Multifamily Holdings, L.P. changed their names to Bluerock Multifamily Advisor, LLC and Bluerock Multifamily Holdings, L.P., respectively. Effective November 19, 2013, Bluerock Multifamily Holdings, L.P. changed its name to Bluerock Residential Holdings, L.P. With respect to documents executed prior to the name change, the following Exhibit Index refers to the entity names used prior to the name changes in order to accurately reflect the names of the entities that appear on such documents.

 

Exhibit

Number

  Description
3.1   Articles of Amendment and Restatement of the Company, incorporated by reference to Exhibit 3.1 to Pre-Effective Amendment No. 5 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
3.2   Articles of Amendment of the Company, incorporated by reference to Exhibit 3.3 to Pre-Effective Amendment No. 2 to the Company’s Registration Statement on Form S-11 (No. 333-184006)
     
3.3   Second Articles of Amendment and Restatement of the Company, incorporated by reference to Exhibit 3.3 to Pre-Effective Amendment No. 5 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
3.4   Articles of Amendment to the Second Articles of Amendment and Restatement of the Company, dated March 26, 2014, incorporated by reference to Exhibit 3.6 to Pre-Effective Amendment No. 5 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
3.5   Articles of Amendment to the Second Articles of Amendment and Restatement of the Company, dated March 26, 2014, incorporated by reference to Exhibit 3.7 to Pre-Effective Amendment No. 5 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
3.6   Articles of Amendment to the Second Articles of Amendment and Restatement of the Company, dated March 31, 2014, incorporated by reference to Exhibit 3.3 to the Company’s Current Report on Form 8-K filed April 1, 2014
     
3.7   Articles of Amendment to the Second Articles of Amendment and Restatement of the Company, dated March 31, 2014, incorporated by reference to Exhibit 3.4 to the Company’s Current Report on Form 8-K filed April 1, 2014
     
3.8   Articles Supplementary of the Company, dated October 20, 2015, incorporated by reference to Exhibit 3.6 to the Company’s Current Report on Form 8-A filed October 20, 2015
     
3.9   Articles Supplementary of the Company, dated December 16. 2015, incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K filed December 22, 2015
     
3.10   Amended and Restated Bylaws of the Company, incorporated by reference to Exhibit 3.2 to Pre-Effective Amendment No. 5 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
3.11   Second Amended and Restated Bylaws of the Company, incorporated by reference to Exhibit 3.5 to Pre-Effective Amendment No. 5 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
4.1   LTIP Unit Vesting Agreement, between and among the Company, Bluerock Residential Holdings, L.P. and BRG Manager, LLC, dated April 2, 2014, incorporated by reference to Exhibit 4.1 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
4.2   Second Amended and Restated Agreement of Limited Partnership of Bluerock Residential Holdings, L.P., dated April 2, 2014, incorporated by reference to Exhibit 10.1 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
4.3   First Amendment to the Second Amended and Restated Agreement of Limited Partnership of Bluerock Residential Holdings, L.P., dated October 21, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed October 21, 2015
     
4.4   Second Amendment to the Second Amended and Restated Agreement of Limited Partnership of Bluerock Residential Holdings, L.P., dated December 21, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed December 22, 2015

 

 

 

 

4.5   Registration Rights Agreement by and among Bluerock Special Opportunity + Income Fund II, LLC, Bluerock Special Opportunity + Income Fund III, LLC, BR SOIF II Manager, LLC, BR SOIF III Manager, LLC and the Company, dated April 2, 2014, incorporated by reference to Exhibit 10.11 to the Company’s Current Report on Form 8-K filed on April 8, 2014
     
4.6   Registration Rights Agreement among BR-NPT Springing Entity, LLC, BR-North Park Towers, LLC and the Company, dated April 2, 2014, incorporated by reference to Exhibit 10.12 to the Company’s Current Report on Form 8-K filed on April 8, 2014
     
4.7   Tax Protection Agreement by and among the Company, Bluerock Residential Holdings, L.P. and BR-NPT Springing Entity, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.13 to the Company’s Current Report on Form 8-K filed on April 8, 2014
     
4.8   Indemnification Agreement by and among the Company, Bluerock Residential Holdings, L.P. and R. Ramin Kamfar, dated April 2, 2014, incorporated by reference to Exhibit 10.14 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
4.9   Indemnification Agreement by and among the Company, Bluerock Residential Holdings, L.P. and Gary T. Kachadurian, dated April 2, 2014, incorporated by reference to Exhibit 10.15 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
4.10   Indemnification Agreement by and among the Company, Bluerock Residential Holdings, L.P. and Michael L. Konig, dated April 2, 2014, incorporated by reference to Exhibit 10.16 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
4.11   Indemnification Agreement by and among the Company, Bluerock Residential Holdings, L.P. and Christopher J. Vohs, dated April 2, 2014, incorporated by reference to Exhibit 10.17 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
4.12   Indemnification Agreement by and among the Company, Bluerock Residential Holdings, L.P. and I. Bobby Majumder, dated April 2, 2014, incorporated by reference to Exhibit 10.18 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
4.13   Indemnification Agreement by and among the Company, Bluerock Residential Holdings, L.P. and Brian D. Bailey, dated April 2, 2014, incorporated by reference to Exhibit 10.19 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
4.14   Indemnification Agreement by and among the Company, Bluerock Residential Holdings, L.P. and Romano Tio, dated April 2, 2014, incorporated by reference to Exhibit 10.20 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
4.15   Lock-Up Agreement by Bluerock Multifamily Advisor, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.35 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.16   Lock-Up Agreement by Bluerock Property Management, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.36 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.17   Lock-Up Agreement by Bluerock Real Estate, L.L.C. in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.37 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.18   Lock-Up Agreement by Bluerock REIT Holdings, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.38 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.19   Lock-Up Agreement by the Company in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.39 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.20   Lock-Up Agreement by Bluerock Residential Holdings, L.P. in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.40 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.21   Lock-Up Agreement by Bluerock Special Opportunity + Income Fund II, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.41 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.22   Lock-Up Agreement by Bluerock Special Opportunity + Income Fund III, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.42 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014

 

 

 

 

4.23   Lock-Up Agreement by BR SOIF II Manager, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.43 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.24   Lock-Up Agreement by BR SOIF III Manager, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.44 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.25   Lock-Up Agreement by BRG Manager, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.45 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.26   Lock-Up Agreement by BR-NPT Springing Entity, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.46 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.27   Lock-Up Agreement by James G. Babb, III in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.47 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.28   Lock-Up Agreement by Brian D. Bailey in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.48 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.29   Lock-Up Agreement by Gary T. Kachadurian in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.49 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.30   Lock-Up Agreement by R. Ramin Kamfar in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.50 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.31   Lock-Up Agreement by Michael L. Konig in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.51 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.32   Lock-Up Agreement by Ryan S. MacDonald in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.52 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.33   Lock-Up Agreement by I. Bobby Majumder in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.53 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.34   Lock-Up Agreement by Jordan B. Ruddy in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.54 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.35   Lock-Up Agreement by Romano Tio in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.55 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.36   Lock-Up Agreement by Christopher J. Vohs in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated October 2, 2014, incorporated by reference to Exhibit 4.56 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.37   Lock-Up Agreement by Bluerock Multifamily Advisor, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.57 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.38   Lock-Up Agreement by Bluerock Property Management, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.58 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014

 

 

 

 

4.39   Lock-Up Agreement by Bluerock Real Estate, L.L.C. in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.59 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.40   Lock-Up Agreement by Bluerock REIT Holdings, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.60 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.41   Lock-Up Agreement by the Company in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.61 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.42   Lock-Up Agreement by Bluerock Residential Holdings, L.P. in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.62 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.43   Lock-Up Agreement by Bluerock Special Opportunity + Income Fund II, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.63 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.44   Lock-Up Agreement by Bluerock Special Opportunity + Income Fund III, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.64 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.45   Lock-Up Agreement by BR SOIF II Manager, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.65 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.46   Lock-Up Agreement by BR SOIF III Manager, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.66 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.47   Lock-Up Agreement by BRG Manager, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.67 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.48   Lock-Up Agreement by BR-NPT Springing Entity, LLC in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.68 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.49   Lock-Up Agreement by James G. Babb, III in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.69 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.50   Lock-Up Agreement by Brian D. Bailey in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.70 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.51   Lock-Up Agreement by Gary T. Kachadurian in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.71 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.52   Lock-Up Agreement by R. Ramin Kamfar in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.72 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.53   Lock-Up Agreement by Michael L. Konig in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.73 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.54   Lock-Up Agreement by Ryan S. MacDonald in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.74 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.55   Lock-Up Agreement by I. Bobby Majumder in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.75 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014

 

 

 

 

4.56   Lock-Up Agreement by Jordan B. Ruddy in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.76 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.57   Lock-Up Agreement by Romano Tio in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.77 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.58   Lock-Up Agreement by Christopher J. Vohs in favor of Wunderlich Securities, Inc. as representative of the several underwriters identified therein, dated January 13, 2015, incorporated by reference to Exhibit 4.78 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
4.59   LTIP Unit Vesting Agreement by and between Bluerock Residential Growth REIT, Inc., Bluerock Residential Holdings, L.P., and BRG Manager, LLC, dated July 2, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed July 9, 2015
     
4.60   Stock Award Agreement by and between the Company and Brian D. Bailey, dated as of March 24, 2015
     
4.61   Stock Award Agreement by and between the Company and I. Bobby Majumder, dated as of March 24, 2015
     
4.62   Stock Award Agreement by and between the Company and Romano Tio, dated as of March 24, 2015
     
4.63   Form of Amendment to Stock Award Agreement
     
10.1   Management Agreement by and among the Company, Bluerock Residential Holdings, L.P. and BRG Manager, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on April 8, 2014
     
10.2   Third Amended and Restated Advisory Agreement between Bluerock Multifamily Advisor, LLC, Bluerock Multifamily Holdings, L.P. and the Company dated February 27, 2013, incorporated by reference to Exhibit 10.2 to Pre-Effective Amendment No. 2 to the Company’s Registration Statement on Form S-11 (No. 333-184006)
     
10.3   Letter Agreement between Bluerock Real Estate, L.L.C. and the Company dated February 12, 2014, incorporated by reference to Exhibit 10.3 to Pre-Effective Amendment No. 2 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
10.4   Investment Allocation Agreement between Bluerock Real Estate, L.L.C., BRG Manager, LLC, and the Company, dated April 2, 2014, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed on April 8, 2014
     
10.5   The Company’s 2014 Equity Incentive Plan for Individuals, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on January 29, 2014
     
10.6   The Company’s 2014 Equity Incentive Plan for Entities, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on January 29, 2014
     
10.7   Bluerock Enhanced Multifamily Trust, Inc. Long Term Incentive Plan, incorporated by reference to Exhibit 10.3 to Pre-Effective Amendment No. 2 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.8   Bluerock Enhanced Multifamily Trust, Inc. Independent Directors Compensation Plan, incorporated by reference to Exhibit 10.6 to Pre-Effective Amendment No. 2 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.9   Limited Liability Company/Joint Venture Agreement of BR Springhouse Managing Member, LLC, dated as of December 3, 2009, incorporated by reference to Exhibit 10.7 to Post-Effective Amendment No. 1 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.10   Limited Liability Company/Joint Venture Agreement of BR Hawthorne Springhouse JV, LLC, dated as of December 3, 2009, incorporated by reference to Exhibit 10.8 to Post-Effective Amendment No. 1 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.11   Property Management Agreement by and between BR Springhouse, LLC and Hawthorne Residential Partners, LLC, dated as of December 3, 2009, incorporated by reference to Exhibit 10.9 to Post-Effective Amendment No. 1 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.12   Multifamily Deed of Trust, Assignment of Rents and Security Agreement by BR Springhouse, LLC for the benefit of CW Capital, LLC, dated December 3, 2009, incorporated by reference to Exhibit 10.10 to Post-Effective Amendment No. 1 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.13   Amended and Restated Limited Liability Company Agreement of BR Creekside Managing Member, LLC, dated as of March 31, 2010, incorporated by reference to Exhibit 10.1 to the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2010

 

 

 

 

10.14   Amended and Restated Limited Liability Company Agreement of BR Hawthorne Creekside JV, LLC, dated as of March 31, 2010, incorporated by reference to Exhibit 10.2 to the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2010
     
10.15   Amended and Restated Limited Liability Company Agreement of BR Augusta JV Member, LLC, dated as of September 1, 2010, incorporated by reference to Exhibit 10.27 to Post-Effective Amendment No. 4 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.16   Limited Liability Company Agreement of BSF/BR Augusta JV, LLC, dated as of July 29, 2010, incorporated by reference to Exhibit 10.28 to Post-Effective Amendment No. 4 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.17   First Amendment to Amended and Restated Limited Liability Company Agreement of BR Creekside Managing Member, LLC, dated as of June 27, 2012, incorporated by reference to Exhibit 10.53 to Post-Effective Amendment No. 11 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.18   First Amendment to Limited Liability Company Agreement of BR Springhouse Managing Member, LLC, dated as of June 27, 2012, incorporated by reference to Exhibit 10.54 to Post-Effective Amendment No. 11 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.19   Limited Liability Company Agreement of BR Enders Managing Member, LLC, dated as of October 2, 2012, incorporated by reference to Exhibit 10.59 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.20   Limited Liability Company Agreement of Waypoint Bluerock Enders JV, LLC, dated as of October 2, 2012, incorporated by reference to Exhibit 10.60 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.21   Amended and Restated Limited Liability Company Agreement of Waypoint Enders Owner, LLC, dated as of October 2, 2012, incorporated by reference to Exhibit 10.61 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.22   Multifamily Note — CME by and between Waypoint Enders Owner, LLC and Jones Lang LaSalle Operations, L.L.C., dated October 2, 2012, incorporated by reference to Exhibit 10.62 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.23   Multifamily Loan and Security Agreement — CME by and among Waypoint Enders Owner, LLC and Jones Lang LaSalle Operations, L.L.C., dated October 2, 2012, incorporated by reference to Exhibit 10.63 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.24   Backstop Agreement by and among Robert C. Rohdie, Waypoint Enders Investors, LP, Waypoint Enders GP, LLC and BR Enders Managing Member, LLC, dated October 2, 2012, incorporated by reference to Exhibit 10.64 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.25   Property Management Agreement by and among Waypoint Enders Owner, LLC and Bridge Real Estate Group, LLC d/b/a Waypoint Management, dated October 2, 2012, incorporated by reference to Exhibit 10.65 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.26   Asset Management Agreement by and among Waypoint Enders Owner, LLC and Waypoint Residential, LLC dated October 2, 2012, incorporated by reference to Exhibit 10.66 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.27   Line of Credit and Security Agreement by and among Bluerock Enhanced Multifamily Trust, Inc., Bluerock Special Opportunity + Income Fund II, LLC and Bluerock Special Opportunity + Income Fund III, LLC, dated October 12, 2012, incorporated by reference to Exhibit 10.67 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.28   Promissory Note by and between Bluerock Enhanced Multifamily Trust, Inc., Bluerock Special Opportunity + Income Fund II, LLC and Bluerock Special Opportunity + Income Fund III, LLC, dated October 2, 2012, incorporated by reference to Exhibit 10.68 to Post-Effective Amendment No. 12 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.29   Operating Agreement of BR Stonehenge 23Hundred JV, LLC, dated as of October 18, 2012, incorporated by reference to Exhibit 10.73 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.30   Amended and Restated Note by MDA City Apartments, LLC in favor of MONY Life Insurance Company, dated as of December 17, 2012, incorporated by reference to Exhibit 10.76 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)

 

 

 

 

10.31   Amended and Restated Mortgage, Security Agreement and Fixture Filing by MDA City Apartments, LLC in favor of MONY Life Insurance Company, dated as of December 17, 2012, incorporated by reference to Exhibit 10.77 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.32   Sixth Loan Modification Agreement by and among MDA City Apartments, LLC, Jonathan Holtzman, Bluerock Special Opportunity + Income Fund, LLC and MONY Life Insurance Company, dated as of December 17, 2012, incorporated by reference to Exhibit 10.78 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.33   Guaranty of Note and Mortgage by MDA City Apartments, LLC, Jonathan Holtzman and Bluerock Special Opportunity + Income Fund, LLC to and for the benefit of MONY Life Insurance Company, dated as of December 17, 2012, incorporated by reference to Exhibit 10.79 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.34   Limited Liability Company Agreement of BR MDA Investors, LLC, dated as of December 17, 2012, incorporated by reference to Exhibit 10.80 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.35   Limited Liability Company Agreement of BR VG MDA JV Member, LLC, dated as of December 17, 2012, incorporated by reference to Exhibit 10.81 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.36   Amended and Restated Operating Agreement of MDA City Apartments, LLC, dated as of December 17, 2012, incorporated by reference to Exhibit 10.82 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.37   Asset Management Agreement by and among MDA City Apartments, LLC and Holtzman Interests #17A, LLC, dated as of December 17, 2012, incorporated by reference to Exhibit 10.83 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.38   Management Agreement by and among MDA City Apartments, LLC and Village Green Management Company LLC, dated as of December 14, 2012, incorporated by reference to Exhibit 10.84 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.39   Membership Interest Purchase Agreement by and among BEMT Berry Hill, LLC and Bluerock Special Opportunity + Income Fund III, LLC, dated December 17, 2012, incorporated by reference to Exhibit 10.85 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.40   Amended and Restated Limited Liability Company Agreement of BR Berry Hill Managing Member, LLC, dated December 26, 2012, incorporated by reference to Exhibit 10.88 to Post-Effective Amendment No. 14 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.41   First Amendment to Amended and Restated Limited Liability Company Agreement of BR Berry Hill Managing Member, LLC, dated August 13, 2013, incorporated by reference to Exhibit 10.4 to the Company’s Quarterly Report on Form 10-Q for the period ended September 30, 2013
     
10.42   Second Amended and Restated Limited Liability Company Agreement of BR Berry Hill Managing Member, LLC, dated August 29, 2013, incorporated by reference to Exhibit 10.7 to the Company’s Quarterly Report on Form 10-Q for the period ended September 30, 2013
     
10.43   First Amendment to Limited Liability Company Agreement of BR Meadowmont Managing Member, LLC, dated as of June 27, 2012, incorporated by reference to Exhibit 10.55 to Post-Effective Amendment No. 11 to the Company’s Registration Statement on Form S-11 (No. 333-153135)
     
10.44   First Amendment to Third Amended and Restated Advisory Agreement between Bluerock Multifamily Advisor, LLC, Bluerock Multifamily Holdings, L.P. and the Company dated October 14, 2013, incorporated by reference to Exhibit 10.83 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
10.45   Contribution Agreement by and between BR-NPT Springing Entity, LLC and Bluerock Residential Holdings, L.P., effective as of March 10, 2014, incorporated by reference to Exhibit 10.91 to Pre-Effective Amendment No. 5 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
10.46   Contribution Agreement by and among Bluerock Special Opportunity + Income Fund II, LLC, Bluerock Special Opportunity + Income Fund III, LLC and the Company, effective as of March 10, 2014, incorporated by reference to Exhibit 10.92 to Pre-Effective Amendment No. 4 to the Company’s Registration Statement on Form S-11 (No. 333-192610)

 

 

 

 

10.47   Contribution Agreement by and between Bluerock Special Opportunity + Income Fund II, LLC and the Company, effective as of March 10, 2014, incorporated by reference to Exhibit 10.93 to Pre-Effective Amendment No. 4 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
10.48   Contribution Agreement by and among Bluerock Special Opportunity + Income Fund, LLC, Bluerock Special Opportunity + Income Fund II, LLC and the Company, effective as of March 10, 2014, incorporated by reference to Exhibit 10.94 to Pre-Effective Amendment No. 4 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
10.49   Contribution Agreement by and between Bluerock Special Opportunity + Income Fund, LLC and the Company, effective as of March 10, 2014, incorporated by reference to Exhibit 10.95 to Pre-Effective Amendment No. 4 to the Company’s Registration Statement on Form S-11 (No. 333-192610)
     
10.50   Pledge Agreement by and among the Company and Bluerock Special Opportunity + Income Fund II, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.51   Pledge Agreement by and among the Company and BR-NPT Springing Entity, LLC dated April 2, 2014, incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.52   Pledge Agreement by and among the Company and Bluerock Special Opportunity + Income Fund, LLC dated April 2, 2014, incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.53   Pledge Agreement by and among the Company and Bluerock Special Opportunity + Income Fund III, LLC dated April 2, 2014, incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.54   Pledge Agreement by and among the Company and Bluerock Special Opportunity + Income Fund II, LLC dated April 2, 2014, incorporated by reference to Exhibit 10.8 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.55   Pledge Agreement by and among the Company and Bluerock Special Opportunity + Income Fund, LLC dated April 2, 2014, incorporated by reference to Exhibit 10.9 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.56   Pledge Agreement by and among the Company and Bluerock Special Opportunity + Income Fund II, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.10 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.57   Second Amendment to Third Amended and Restated Advisory Agreement by and among the Company, Bluerock Residential Holdings, L.P. and Bluerock Multifamily Advisor, LLC dated March 26, 2014, incorporated by reference to Exhibit 10.21 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.58   Joinder By and Agreement of New Indemnitor by and among the Company, Bluerock Residential Holdings, L.P. and U.S. Bank National Association, as trustee for the benefit of the holders of COMM 2014-CCRE14 Mortgage Trust Commercial Mortgage Pass-Through Certificates, dated April 2, 2014, incorporated by reference to Exhibit 10.22 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.59   Indemnity Agreement by and among the Company, James G. Babb, III and R. Ramin Kamfar, dated April 2, 2014, incorporated by reference to Exhibit 10.23 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.60   Assumption and Release Agreement (Guarantor Transfer) by and among the Company, Bluerock Special Opportunity + Income Fund, LLC, Bluerock Special Opportunity + Income Fund II, LLC, Bell Partners, Inc., Bell HNW Nashville Portfolio, LLC, Bell BR Waterford Crossing JV, LLC and Fannie Mae, dated April 2, 2014, incorporated by reference to Exhibit 10.24 to the Company’s Current Report on Form 8-K filed April 8, 2014
     
10.61   Purchase and Sale Agreement and Joint Escrow Instructions by and between BR Creekside LLC and Steadfast Asset Holdings, Inc., dated February 24, 2014, incorporated by reference to Exhibit 10.8 to the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2014
     
10.62   Reinstatement and First Amendment to Purchase and Sale Agreement and Joint Escrow Instructions between BR Creekside LLC and Steadfast Asset Holdings, Inc., dated March 12, 2014, incorporated by reference to Exhibit 10.9 to the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2014
     
10.63   Assignment of Membership Interest in BR VG Ann Arbor JV Member, LLC by and between Bluerock Special Opportunity + Income Fund II, LLC and BRG Ann Arbor, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.3 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.64   Assignment of Membership Interest in BR VG Ann Arbor JV Member, LLC by and between Bluerock Special Opportunity + Income Fund III, LLC and BRG Ann Arbor, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.4 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014

 

 

 

 

10.65   Assignment of Membership Interest in BR Oak Crest Villas, LLC by and between Bluerock Special Opportunity + Income Fund II, LLC and BRG Oak Crest, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.16 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.66   Assignment of Membership Interest in BR Waterford JV Member, LLC by and between Bluerock Special Opportunity + Income Fund, LLC and BRG Waterford, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.41 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.67   Assignment of Membership Interest in BR Waterford JV Member, LLC by and between Bluerock Special Opportunity + Income Fund II, LLC and BRG Waterford, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.42 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.68   Membership Interest Purchase and Sale Agreement between and among Bluerock Special Opportunity + Income Fund II, LLC, Bluerock Special Opportunity + Income Fund III, LLC and Bluerock Residential Holdings, L.P., effective as of May 15, 2014, incorporated by reference to Exhibit 10.52 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.69   Membership Interest Purchase Agreement between and among Waypoint Enders Investors, LP, Waypoint Enders GP, LLC, and Waypoint Bluerock Enders JV, LLC, effective as of May 28, 2014, incorporated by reference to Exhibit 10.96 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.70   Amended and Restated Limited Liability Company/Joint Venture Agreement of BR VG Ann Arbor JV Member, LLC, between and among BRG Ann Arbor, LLC, Dr. Reza Kamfar and Forough Kamfar, as joint tenants with rights of survivorship, Susan Kamfar and Stephanie Kamfar, effective as of April 2, 2014, incorporated by reference to Exhibit 10.1 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.71   Second Amended and Restated Operating Agreement of Village Green of Ann Arbor Associates, LLC, between and among BR VG Ann Arbor JV Member, LLC, Holtzman Equities # 11 Limited Partnership and JH Village Green LLC, dated September 12, 2012, incorporated by reference to Exhibit 10.2 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.72   Management Agreement between and among Village Green Management Company LLC, and Village Green of Ann Arbor Associates, LLC, dated September 12, 2012, incorporated by reference to Exhibit 10.5 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.73   Limited Liability Company Agreement of BR Oak Crest Villas, LLC, by Bluerock Special Opportunity + Income Fund II, LLC, dated December 12, 2011, incorporated by reference to Exhibit 10.12 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.74   First Amendment to Limited Liability Company Agreement of BR Oak Crest Villas, LLC between and among BRG Oak Crest, LLC, Dr. Reza Kamfar and Forough Kamfar, as joint tenants with rights of survivorship, Susan Kamfar and Stephanie Kamfar, effective as of April 2, 2014, incorporated by reference to Exhibit 10.13 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.75   Limited Liability Company Agreement of Villas Partners, LLC by and between Oak Crest Villas JV, LLC, Ryan L. Hanks and Jordan Ruddy, effective as of November 18, 2011, incorporated by reference to Exhibit 10.15 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.76   Amended and Restated Limited Liability Company Agreement of BR-NPT Springing Entity, LLC by BR-North Park Towers, LLC, dated April 30, 2013, incorporated by reference to Exhibit 10.21 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.77   First Amendment to Amended and Restated Limited Liability Company Agreement for BR-NPT Springing Entity, LLC by BR-North Park Towers, LLC, dated December 24, 2013, incorporated by reference to Exhibit 10.22 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.78   Second Amendment to Amended and Restated Limited Liability Company Agreement of BR-NPT Springing Entity, LLC by BR-North Park Towers, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.23 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.79   Limited Liability Company/Joint Venture Agreement of BR Waterford JV Member, LLC by and between Bluerock Special Opportunity + Income Fund, LLC and Bluerock Special Opportunity + Income Fund II, LLC, dated February 23, 2012, incorporated by reference to Exhibit 10.36 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014

 

 

 

 

10.80   First Amendment to Limited Liability Company/Joint Venture Agreement of BR Waterford JV Member, LLC by BRG Waterford, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.37 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.81   Limited Liability Company/Joint Venture Agreement of Agreement of Bell BR Waterford Crossing JV, LLC, by and between BR Waterford JV Member, LLC and Bell HNW Nashville Portfolio, LLC, dated March 29, 2012, incorporated by reference to Exhibit 10.38 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.82   First Amendment to Limited Liability Company/Joint Venture Agreement for Bell BR Waterford Crossing JV, LLC, by and between BR Waterford JV Member, LLC and Bell HNW Nashville Portfolio, LLC, dated April 2, 2014, incorporated by reference to Exhibit 10.39 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.83   Limited Liability Company Agreement of Oak Crest Villas JV, LLC by and between BR Oak Crest Villas, LLC and Oak Crest Investors, LLC, dated January 31, 2012, incorporated by reference to Exhibit 10.14 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.84   Operating Agreement of NPT Investors, LLC by and among Bluerock Real Estate, L.L.C., the persons set forth on Schedule A thereto and Bluerock Special Opportunity + Income Fund III, LLC, dated April 30, 2013, incorporated by reference to Exhibit 10.24 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.85   Consent Agreement by and among the Company, Village Green of Ann Arbor Associates, LLC, Bluerock Special Opportunity + Income Fund II, LLC, Bluerock Special Opportunity + Income Fund Ill, LLC, BRG Ann Arbor LLC, Bluerock Residential Holdings, L.P., Jonathan Holtzman, and Deutsche Bank Trust Company Americas, as Trustee for the Registered Holders of Wells Fargo Commercial Mortgage Securities Inc. Multifamily Mortgage Pass-Through Certificates, Series 2013-K26, dated April 2, 2014, incorporated by reference to Exhibit 10.6 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.86   Multifamily Loan and Security Agreement by and between Village Green of Ann Arbor Associates, LLC and Keycorp Real Estate Capital Markets, Inc., dated September 12, 2012, incorporated by reference to Exhibit 10.7 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.87   Multifamily Note by and between Village Green of Ann Arbor Associates, LLC and Keycorp Real Estate Capital Markets, Inc., dated September 12, 2012, incorporated by reference to Exhibit 10.8 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.88   Multifamily Mortgage by and between Village Green of Ann Arbor Associates, LLC and Keycorp Real Estate Capital Markets, Inc., dated September 12, 2012, incorporated by reference to Exhibit 10.9 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.89   Guaranty by Jonathan Holtzman, Bluerock Special Opportunity + Income Fund II, LLC and Bluerock Special Opportunity + Income Fund III, LLC in favor of Keycorp Real Estate Capital Markets, Inc., dated September 12, 2012, incorporated by reference to Exhibit 10.10 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.90   Assignment of Security Instrument by Keycorp Real Estate Capital Markets, Inc. to Federal Home Loan Mortgage Corporation, dated September 12, 2012, incorporated by reference to Exhibit 10.11 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.91   Consent and Modification Agreement Regarding Transfer of Interests by and among Villas Partners, LLC, Ryan Hanks, and U.S. Bank National Association as Trustee for the registered holders of Wells Fargo Commercial Mortgage Securities, Inc., Multifamily Mortgage Pass-Through Certificates, Series 2012-K709, dated April 2, 2014, incorporated by reference to Exhibit 10.20 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.92   Note and Mortgage Assumption Agreement by and between U.S. Bank National Association, as trustee for the benefit of the holders of COMM 2014-CCRE14 Mortgage Trust Commercial Mortgage Pass-Through Certificates, BR-NPT Springing Entity, LLC and BRG North Park Towers, LLC, dated April 3, 2014, incorporated by reference to Exhibit 10.26 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
      
10.93   Limited Liability Company Agreement of BR Carroll Lansbrook JV, LLC by and between BR Lansbrook JV Member, LLC and Carroll Lansbrook JV Member, LLC, dated February 12, 2014, incorporated by reference to Exhibit 10.53 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.94   Amended and Restated Limited Liability Company Agreement of BR Lansbrook JV Member, LLC by and among BRG Lansbrook, LLC, Bluerock Special Opportunity + Income Fund II, LLC, and Bluerock Special Opportunity + Income Fund III, LLC, dated May 15, 2014, incorporated by reference to Exhibit 10.54 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014

 

 

 

 

10.95   First Amendment to Limited Liability Company Agreement of BR Carroll Lansbrook JV, LLC by and between BR Lansbrook JV Member, LLC and Carroll Lansbrook JV Member, LLC, dated March 21, 2014, incorporated by reference to Exhibit 10.55 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.96   Property Management Agreement by and between BR Carroll Lansbrook, LLC and Carroll Management Group, LLC, dated March 21, 2014, incorporated by reference to Exhibit 10.56 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.97   Subordination of Property Management Agreement by and among BR Carroll Lansbrook, LLC, Carroll Management Group, LLC and General Electric Capital Corporation, dated March 21, 2014, incorporated by reference to Exhibit 10.57 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.98   Loan Agreement by and between BR Carroll Lansbrook, LLC and General Electric Capital Corporation, dated March 21, 2014, incorporated by reference to Exhibit 10.58 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.99   Promissory Note made by Waterton Lansbrook Venture, L.L.C. to the order of Bank of America, N.A., dated September 28, 2012, incorporated by reference to Exhibit 10.59 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.100   Allonge by Bank of America, N.A. to General Electric Capital Corporation, dated March 19, 2014, incorporated by reference to Exhibit 10.60 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.101   Hazardous Materials Indemnity Agreement by BR Carroll Lansbrook, LLC for the benefit of General Electric Capital Corporation, dated March 21, 2014, incorporated by reference to Exhibit 10.61 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.102   Amended, Restated and Renewal Promissory Note by BR Carroll Lansbrook, LLC in favor of General Electric Capital Corporation, dated March 21, 2014, incorporated by reference to Exhibit 10.62 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.103   Mortgage, Assignment of Rents, Security Agreement and Fixture Filing by and between Waterton Lansbrook Venture, L.L.C. and Bank of America, N.A., dated September 28, 2012, incorporated by reference to Exhibit 10.63 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.104   Amendment to Mortgage, Assignment of Rents, Security Agreement and Fixture Filing, Notice of Future Advance and Spreader Agreement by Waterton Lansbrook Venture, L.L.C. to and in favor of Bank of America, N.A., dated June 17, 2013, incorporated by reference to Exhibit 10.64 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.105   Second Amendment to Mortgage, Assignment of Rents, Security Agreement and Fixture Filing, Notice of Future Advance and Spreader Agreement by Waterton Lansbrook Venture, L.L.C. to and in favor of Bank of America, N.A. dated December 30, 2013, incorporated by reference to Exhibit 10.65 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.106   Amended and Restated Mortgage, Assignment of Rents and Leases, Security Agreement and Fixture Filing by BR Carroll Lansbrook, LLC for the benefit of General Electric Capital Corporation, dated March 21, 2014, incorporated by reference to Exhibit 10.66 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.107   Assignment of Mortgage by Bank of America, N.A. to General Electric Capital Corporation, dated March 21, 2014, incorporated by reference to Exhibit 10.67 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.108   Assumption Agreement by and between General Electric Capital Corporation and BR Carroll Lansbrook, LLC, dated March 21, 2014, incorporated by reference to Exhibit 10.68 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.109   Limited Liability Company Agreement of BRG T&C BLVD Houston, LLC, by and between BRG T&C BLVD Houston, LLC and Bluerock Residential Holdings, L.P., dated June 30, 2014, incorporated by reference to Exhibit 10.69 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014

 

 

 

 

10.110   Limited Liability Company Agreement of BR T&C BLVD JV Member, LLC by and among BRG T&C BLVD Houston, LLC, Bluerock Special Opportunity + Income Fund II, LLC, Bluerock Special Opportunity + Income Fund III, LLC, and Bluerock Growth Fund, LLC, dated July 1, 2014, incorporated by reference to Exhibit 10.161 to Pre-Effective Amendment No. 1 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.111   Limited Liability Company Agreement of BR T&C BLVD., LLC, by and between HCH 106 Town and County L.P. and BR T&C BLVD JV Member, LLC, dated June 30, 2014, incorporated by reference to Exhibit 10.71 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.112   Development Agreement by and between BR T&C BLVD., LLC and Maple Multi-Family Operations, L.L.C., dated June 30, 2014, incorporated by reference to Exhibit 10.72 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.113   Owner-Contractor Construction Agreement by and between BR T&C Blvd., LLC and Maple Multi-Family TX Contractor, L.L.C., dated June 30, 2014, incorporated by reference to Exhibit 10.73 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.114   Construction Loan Agreement by and between BR T&C BLVD., LLC, Compass Bank, and the lenders that are or become a signatory thereto, dated July 1, 2014, incorporated by reference to Exhibit 10.165 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.115   Guaranty Agreement by and between CFP Residential, L.P. CFH Maple Residential Investor, L.P., VF MultiFamily Holdings, Ltd. VF Residential, Ltd., and Maple Residential, L.P. in favor of Compass Bank and the lenders that are or become a signatory to the Loan Agreement, dated July 1, 2014, incorporated by reference to Exhibit 10.166 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.116   Environmental Indemnity Agreement by and between BR T&C BLVD., LLC, Compass Bank, and the lenders that are or become a signatory to the Loan Agreement, dated July 1, 2014, incorporated by reference to Exhibit 10.167 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.117   Promissory Note by and between BR T&C BLVD, LLC and Compass Bank, dated July 1, 2014, incorporated by reference to Exhibit 10.168 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.118   Promissory Note by and between BR T&C BLVD, LLC and Patriot Bank, dated July 1, 2014, incorporated by reference to Exhibit 10.169 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.119   Assignment and Subordination of Development Agreement by and between BR T&C BLVD., LLC and Maple Multi-Family Operations, L.L.C. for the benefit of Compass Bank and the lenders that are or become a signatory to the Loan Agreement, dated July 1, 2014, incorporated by reference to Exhibit 10.170 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.120   Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing by and between BR T&C BLVD., LLC to Lee Q. Vardaman, Trustee for the benefit of Compass Bank as administrative agent for the lenders that are or become a signatory to the Loan Agreement, dated July 1, 2014, incorporated by reference to Exhibit 10.171 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.121   Senior Secured Credit Facility Fee Letter by and between BR T&C BLVD., LLC and Compass Bank as administrative agent for the lenders that are or become a signatory to the Loan Agreement, dated July 1, 2014, incorporated by reference to Exhibit 10.172 to the Company’s Registration Statement on Form S-11 (No. 333-198770)
     
10.122   Amended and Restated Limited Liability Company Agreement of BR Orlando UCFP, LLC, by and between BRG UCFP Investor, LLC and Bluerock Special Opportunity + Income Fund, LLC, dated July 30, 2014, incorporated by reference to Exhibit 10.84 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.123   Development Agreement by and between UCFP Owner, LLC and CDP Developer I, LLC, dated January 31, 2014, incorporated by reference to Exhibit 10.85 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.124   Operating Agreement of BR/CDP UCFP Venture, LLC, by and between CDP UCFP Developer, LLC and BR Orlando UCFP, LLC, dated January 15, 2014, incorporated by reference to Exhibit 10.86 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.125   Limited Liability Company Agreement of BRG UCFP Investor, LLC, by Bluerock Residential Holdings, L.P., dated July 30, 2014, incorporated by reference to Exhibit 10.87 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014

 

 

 

 

10.126   Assignment, Consent and Subordination of Development Agreement by and among CDP Developer I, LLC, and UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated as of December 15, 2013, and KeyBank National Association, dated as of May 14, 2014, incorporated by reference to Exhibit 10.88 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.127   Construction Loan Agreement by and between UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated December 15, 2013, and KeyBank National Association, dated as of May 14, 2014, incorporated by reference to Exhibit 10.89 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.128   Promissory Note by and between UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated December 15, 2013, for the benefit of KeyBank National Association, dated May 14, 2014, incorporated by reference to Exhibit 10.90 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.129   Mortgage, Assignment of Rents, Security Agreement and Fixture Filing by and between UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated December 15, 2013, for the benefit of KeyBank National Association, dated May 14, 2014, incorporated by reference to Exhibit 10.91 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.130   Assignment of Leases and Rents by and between UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated December 15, 2013, in favor of KeyBank National Association, dated May 14, 2014, incorporated by reference to Exhibit 10.92 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.131   Assignment of Construction Documents by and between UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated December 15, 2013, in favor of KeyBank National Association, dated May 14, 2014, incorporated by reference to Exhibit 10.93 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.132   Environmental and Hazardous Substances Indemnity Agreement by and between UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated December 15, 2013 and such other unaffiliated third parties as provided therein, for the benefit of KeyBank National Association, dated May 14, 2014, incorporated by reference to Exhibit 10.94 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.133   Subordination Agreement by and between UCFP Owner, LLC as Trustee under the BR/CDP Colonial Trust Agreement dated December 15, 2013, such other unaffiliated third parties as provided therein, and KeyBank National Association, dated May 14, 2014, incorporated by reference to Exhibit 10.95 to the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2014
     
10.134   Redemption Agreement  by and between BR Berry Hill Managing Member, LLC, Bluerock Growth Fund, LLC, BEMT Berry Hill, LLC and Bluerock Special Opportunity + Income Fund, LLC, dated December 9, 2014, incorporated by reference to Exhibit 10.187 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.135   Contribution and Dis t ribution Ag ree ment by and among BR Berry Hill Managing Member, LLC, BR Berry Hill Managing Member II, LLC, Bluerock Special Opportunity + Income Fund III, LLC, and BEMT Berry Hill, LLC, dated December 9 , 2014 , incorporated by reference to Exhibit 10.188 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
 10.136   Amended and Restated Limited Liability Company Agreement of BR Stonehenge 23Hundred JV, LLC by and among BR Berry Hill Managing Member, LLC and BR Berry Hill Managing Member II, LLC, dated December 9 , 2014 , incorporated by reference to Exhibit 10.189 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.137   Redemption Agreement by and among BR Stonehenge 23Hundred JV, LLC, BR Berry Hill Managing Member, LLC, BR Berry Hill Managing Member II, LLC, Bluerock Growth Fund, LLC, and Stonehenge 23Hundred JV Member, LLC, dated December 9, 2014 , incorporated by reference to Exhibit 10.190 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.138   Tenancy in Common Agreement by and among SH 23 Hundred TIC, LLC, 23Hundred, LLC, and BGF 23Hundred, LLC, dated December 9, 2014 , incorporated by reference to Exhibit 10.191 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.139   Fourth Amendment to Construction Loan Agreement by and among Fifth Third Bank, 23Hundred, LLC, SH 23 Hundred TIC, LLC, and BGF 23Hundred, LLC, dated December 9, 2014 , incorporated by reference to Exhibit 10.192 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.140   Redemption Agreement between and among BR Stonehenge 23Hundred JV, LLC, Bluerock Growth Fund, LLC, BR Berry Hill Managing Member, LLC, and BR Berry Hill Managing Member II, LLC, dated December 9, 2014 , incorporated by reference to Exhibit 10.193 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014

 

 

 

 

10.141   Assumption Agreement by and among Fifth Third Bank, 23Hundred, LLC, SH 23Hundred TIC, LLC, and BGF 23Hundred, LLC, dated December 9, 2014 , incorporated by reference to Exhibit 10.194 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.142   Limited Liability Company Agreement of BR Berry Hill Managing Member II, LLC, by and between BEMT Berry Hill, LLC and Bluerock Special Opportunity + Growth Fund III, LLC, dated December 9, 2014 , incorporated by reference to Exhibit 10.195 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.143   Purchase and Sale Agreement by and between 23Hundred, LLC, BGF 23Hundred, LLC and SH 23Hundred TIC, LLC and Sentinel Acquisitions Corp., dated December 10, 2014 , incorporated by reference to Exhibit 10.196 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.144   First Amendment to Purchase and Sale Agreement by and between 23Hundred, LLC, BGF 23Hundred, LLC and SH 23Hundred TIC, LLC and Sentinel Acquisitions Corp., dated December 15, 2014 , incorporated by reference to Exhibit 10.197 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.145   Second Amendment to Purchase and Sale Agreement by and between 23Hundred, LLC, BGF 23Hundred, LLC and SH 23Hundred TIC, LLC and Sentinel Acquisitions Corp., dated December 17, 2014 , incorporated by reference to Exhibit 10.198 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.146   Purchase and Sale Agreement by and between Bell HNW Waterford, LLC, Bell BR Waterford Crossing JV, LLC, and Bel Hendersonville LLC, dated December, 9, 2014 , incorporated by reference to Exhibit 10.199 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.147   Assumption and Release Agreement by and among Bell BR Waterford Crossing JV, LLC, Bell HNW Waterford, LLC, Bluerock Residential Growth REIT Inc., Bell Partners Inc., and Bell HNW Nashville Portfolio, LLC, dated December 3, 2014 , incorporated by reference to Exhibit 10.200 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.148   Redemption Agreement by and among Bell BR Waterford Crossing JV, LLC, BR Waterford  JV Member,  LLC, BR Waterford  JV Minority  Member, LLC, and Bell HNW Nashville Portfolio, LLC, dated December 3, 2014 , incorporated by reference to Exhibit 10.201 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.149   Tenants In Common Agreement  by and among Bell BR Waterford Crossing JV, LLC and Bell HNW Waterford, LLC, dated December 3, 2014 , incorporated by reference to Exhibit 10.202 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.150   Amended and Restated Limited Liability Company Agreement by and among BR Waterford JV Member, LLC and BR Waterford JV Minority  Member, LLC, dated December 3, 2014 , incorporated by reference to Exhibit 10.203 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.151   Second Amendment to Multifamily Loan and Security Agreement by and between Bell BR Waterford Crossing JV LLC, Bell HNW Waterford, LLC, and Fannie Mae, dated December 3, 2014 , incorporated by reference to Exhibit 10.204 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.152   Development Agreement by and between BR Bellaire Blvd, LLC, and Maple Multi-Family Operations, L.L.C., dated January 9, 2015 , incorporated by reference to Exhibit 10.205 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.153   Limited Liability Company Agreement of BR Bellaire Blvd, LLC by and between Blaire House, LLC, and BR Southside Member, LLC, dated January 9, 2015 , incorporated by reference to Exhibit 10.206 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.154   Guaranty Agreement by CFP Residential, L.P., CFH Maple Residential Investor, L.P., VF MultiFamily Holdings, Ltd., VF Residential, Ltd., and Maple Residential, L.P., in favor of BR Southside Member, LLC and BR Bellaire Blvd, LLC, dated January 9, 2015 , incorporated by reference to Exhibit 10.207 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.155   Owner-Contractor Construction Agreement by and between BR Bellaire Blvd, LLC and Maple Multi-Family TX Contractor, L.L.C. dated January 9, 2015 , incorporated by reference to Exhibit 10.208 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.156   Property Management Agreement by and between BR Carroll Arium Grande Lakes Owner, LLC and Carroll Management Group, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.209 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014

 

 

 

 

10.157   Assignment of Management Agreement by and among BR Carroll Arium Grande Lakes Owner, LLC, Walker & Dunlop, LLC, and Carroll Management Group, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.210 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.158   Consolidated, Amended and Restated Multifamily Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing by BR Carroll Arium Grande Lakes Owner, LLC, to and for the benefit of Walker & Dunlop, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.211 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.159   Operations and Maintenance Agreement – Moisture Management Plan by and between BR Carroll Arium Grande Lakes Owner, LLC and Walker & Dunlop, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.212 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.160   Interest Rate Cap Reserve and Security Agreement by and between BR Carroll Arium Grande Lakes Owner, LLC and Walker & Dunlop, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.213 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.161   Environmental Indemnity Agreement by BR Carroll Arium Grande Lakes Owner, LLC, to and for the benefit of Walker & Dunlop, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.214 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.162   Guaranty of Non-Recourse Obligations by MPC Partnership Holdings LLC, to and for the benefit of Walker & Dunlop, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.215 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.163   Assignment of Security Instrument (Multifamily Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing) by Walker & Dunlop, LLC, to and for the benefit of Fannie Mae, dated November 4, 2014 , incorporated by reference to Exhibit 10.216 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.164   Consolidated, Amended and Restated Multifamily Note by and between BR Carroll Arium Grande Lakes Owner, LLC and Walker & Dunlop, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.217 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.165   Multifamily Loan and Security Agreement (Non-Recourse) by and between BR Carroll Arium Grande Lakes Owner, LLC and Walker & Dunlop, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.218 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.166   Limited Liability Company Agreement of BR Carroll Grande Lakes JV, LLC by and between BRG Grande Lakes, LLC and Carroll Co-Invest III Grande Lakes, LLC, dated November 4, 2014 , incorporated by reference to Exhibit 10.219 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.167   Limited Liability Company Agreement of  BR  Carroll  Arium Grande Lakes Owner, LLC by and between BR Carroll Grande Lakes JV, LLC and Bluerock Asset Management LLC, effective as of October 2, 2014 , incorporated by reference to Exhibit 10.220 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.168   Limited Liability Agreement  of BRG Grande Lakes, LLC, by and between BRG Grande Lakes, LLC and Bluerock Residential Holdings, L.P., dated October 2, 2014 , incorporated by reference to Exhibit 10.221 to the Company’s Annual Report on Form 10-K for the period ended December 31, 2014
     
10.169   Amended and Restated Limited Liability Company Agreement of 23Hundred, LLC by BR Stonehenge 23Hundred JV, LLC, dated as of December 31, 2014
     
10.170   Limited Liability Company Agreement of BR Southside Member, LLC by and among BRG Southside, LLC, Bluerock Special Opportunity + Income Fund II, LLC, and Bluerock Special Opportunity + Income Fund III, LLC, dated December 22, 2014
     
10.171   Limited Liability Company Agreement of BEMT Berry Hill, LLC by and between Bluerock Multifamily Holdings, L.P. and BEMT Berry Hill, LLC, dated as of October 18, 2012
     
10.172   Purchase and Sale Agreement by and between Park Kingston Investors, LLC and Bluerock Real Estate, L.L.C., dated as of January 15, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on March 20, 2015

 

 

 

 

10.173   Amendment to Purchase and Sale Agreement by and between Park Kingston Investors, LLC and Bluerock Real Estate, L.L.C., dated as of February 17, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.174   Second Amendment to Purchase and Sale Agreement by and between Park Kingston Investors, LLC and Bluerock Real Estate, L.L.C., dated as of February 20, 2015, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.175   Partial Assignment and Assumption of Purchase and Sale Agreement by and between Bluerock Real Estate, L.L.C. and BR Park & Kingston Charlotte, LLC, dated as of February 20, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.176   Limited Liability Company Agreement of BR Park & Kingston Charlotte, LLC by 23Hundred, LLC, dated effective as of January 8, 2015, incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.177   Amendment to Amended and Restated Limited Liability Company Agreement of 23Hundred, LLC by BR Stonehenge 23Hundred JV, LLC, dated January 8, 2015, incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.178   Multifamily Loan and Security Agreement (Non-Recourse) by and between BR Park & Kingston Charlotte, LLC and CBRE Multifamily Capital, Inc., dated as of March 16, 2015, incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.179   Multifamily Note by and between BR Park & Kingston Charlotte, LLC and CBRE Multifamily Capital, Inc., dated as of March 16, 2015, incorporated by reference to Exhibit 10.8 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.180   Multifamily Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing by BR Park & Kingston Charlotte, LLC for the benefit of CBRE Multifamily Capital, Inc., dated as of March 16, 2015, incorporated by reference to Exhibit 10.9 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.181   Assignment of Management Agreement by and between BR Park & Kingston Charlotte, LLC, CBRE Multifamily Capital, Inc., and Bell Partners Inc., dated as of March 16, 2015, incorporated by reference to Exhibit 10.10 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.182   Environmental Indemnity Agreement and between BR Park & Kingston Charlotte, LLC and CBRE Multifamily Capital, Inc., dated as of March 16, 2015, incorporated by reference to Exhibit 10.11 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.183   Assignment of Collateral Agreements and Other Loan Documents by and between BR Park & Kingston Charlotte, LLC and CBRE Multifamily Capital, Inc., dated as of March 16, 2015, incorporated by reference to Exhibit 10.12 to the Company’s Current Report on Form 8-K filed on March 20, 2015
     
10.184   Agreement of Purchase and Sale by and between WRPV XI FH Austin, L.P. and Bluerock Real Estate, L.L.C., dated as of January 19, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.185   Assignment of Agreement of Purchase and Sale by and between Bluerock Real Estate, L.L.C., BR Fox Hills TIC-1, LLC, and BR Fox Hills TIC-2, LLC dated as of March 5, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.186   Tenants In Common Agreement by and among BR Fox Hills TIC-1, LLC and BR Fox Hills TIC-2, LLC, dated as of March 26, 2015, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.187   Limited Liability Company Agreement of BR Fox Hills TIC-1, LLC by and between 23Hundred, LLC and Bluerock Asset Management LLC, effective as of February 10, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.188   Limited Liability Company Agreement of BR Fox Hills TIC-2, LLC among Bell BR Waterford Crossing JV, LLC and Bluerock Asset Management LLC, effective as of February 10, 2015, incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed on April 1, 2015

 

 

 

 

10.189   Second Amended and Restated Limited Liability Company Agreement of Bell BR Waterford Crossing JV, LLC by and among BR Waterford JV Member, LLC, BR Waterford JV Minority Member, LLC, Durant Holdings, LLC, V BELLS LLC, and Craig S. West, effective as of March 26, 2015, incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.190   Multifamily Loan and Security Agreement (Non-Recourse) by and between BR Fox Hills TIC-1, LLC, BR Fox Hills TIC-2, LLC, and Walker & Dunlop, LLC, effective as of March 26, 2015, incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.191   Guaranty of Non-Recourse Obligations by Bluerock Residential Growth REIT, Inc. for the benefit of Walker & Dunlop, LLC, dated as of March 26, 2015, incorporated by reference to Exhibit 10.8 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.192   Multifamily Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing by BR Fox Hills TIC-1, LLC and BR Fox Hills TIC-2, LLC to Gary S. Farmer as trustee for the benefit of Walker & Dunlop, LLC, dated as of March 26, 2015, incorporated by reference to Exhibit 10.9 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.193   Assignment of Security Instrument (Multifamily Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing) by Walker & Dunlop, LLC to Fannie Mae, dated as of March 26, 2015, incorporated by reference to Exhibit 10.10 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.194   Multifamily Note by BR Fox Hills TIC-1, LLC and BR Fox Hills TIC-2, LLC for the benefit of Walker & Dunlop, LLC, dated as of March 26, 2015, incorporated by reference to Exhibit 10.11 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.195   Subordination, Non-Disturbance and Attornment Agreement by and between BR Fox Hills TIC-1, LLC, BR Fox Hills TIC-2, LLC, Walker & Dunlop, LLC, and Coinmach Corporation, dated as of March 26, 2015, incorporated by reference to Exhibit 10.12 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.196   Environmental Indemnity Agreement by BR Fox Hills TIC-1, LLC and BR Fox Hills TIC-2, LLC for the benefit of Walker & Dunlop, LLC, dated as of March 26, 2015, incorporated by reference to Exhibit 10.13 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.197   Property Management Agreement by and between BR Fox Hills TIC-1, LLC, BR Fox Hills TIC-2, LLC, and Bluerock Property Management, LLC, dated as of March 26, 2015, incorporated by reference to Exhibit 10.14 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.198   Assignment of Management Agreement by and between BR Fox Hills TIC-1, LLC and BR Fox Hills TIC-2, LLC, Walker & Dunlop, LLC, and Bluerock Property Management, LLC and Bell Partners Inc., dated as of March 26, 2015, incorporated by reference to Exhibit 10.15 to the Company’s Current Report on Form 8-K filed on April 1, 2015
     
10.199   Property Management Agreement by and between BR Park & Kingston Charlotte, LLC and Bell Partners Inc., dated March 16, 2015, incorporated by reference to Exhibit 10.28 to the Company’s Quarterly Report on Form 10-Q for the period ending March 31, 2015
     
10.200   Property Management Agreement by and between Bluerock Property Management, LLC and Bell Partners, Inc., dated March 26, 2015, incorporated by reference to Exhibit 10.29 to the Company’s Quarterly Report on Form 10-Q for the period ending March 31, 2015
     
10.201   Leasehold Deed of Trust, Assignment of Rents and Leases, Security Agreement, Fixture Filing and Financing Statement by BR Bellaire BLVD , LLC for the benefit of Bank of America, N.A., dated April 7, 2015, incorporated by reference to Exhibit 10.30 to the Company’s Quarterly Report on Form 10-Q for the period ending March 31, 2015
     
10.202   Construction Loan Agreement among BR Bellaire Blvd, LLC, Bank of America, N.A. as Administrative Agent and Lender and the other financial institutions party thereto dated as of April 7, 2015, incorporated by reference to Exhibit 10.31 to the Company’s Quarterly Report on Form 10-Q for the period ending March 31, 2015
     
10.203   Deed of Trust Note made by BR Bellaire Blvd, LLC in favor of Bank of America, N.A. dated as of April 7, 2015, incorporated by reference to Exhibit 10.32 to the Company’s Quarterly Report on Form 10-Q for the period ending March 31, 2015
     
10.204   Ground Lease by and between Prokop Industries BH, L.P. and BR Bellaire BLVD, LLC, dated as of January 12, 2015, incorporated by reference to Exhibit 10.33 to the Company’s Quarterly Report on Form 10-Q for the period ending March 31, 2015

 

 

 

 

10.205   Assignment Agreement by and between Bluerock Real Estate, L.L.C. and BRG Ashton NC, LLC, dated May 12, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Quarterly Report on Form 10-Q for the period ending June 30, 2015
     
10.206   Purchase Agreement by and between AR I Borrower, LLC and Bluerock Real Estate, L.L.C., dated May 12, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Quarterly Report on Form 10-Q for the period ending June 30, 2015
     
10.207   Operating Agreement of BR-TBR Whetstone Venture, LLC by and between TriBridge Co-Invest 27, LLC and BR Whetstone Member, LLC, dated as of May 20, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.208   Limited Liability Company Agreement of BR Whetstone Member, LLC by and among BRG Whetstone Durham, LLC and Bluerock Special Opportunity + Income Fund III, LLC, dated as of May 20, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.209   Limited Liability Company Agreement of BR-TBR Whetstone Owner, LLC by BR-TBR Whetstone Venture, LLC, dated as of May 20, 2015, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.210   Purchase and Sale Agreement by and between AH Durham Apartments, LLC and TriBridge, LLC, dated as of December 1, 2014
     
10.211   First Amendment to Purchase and Sale Agreement by and between AH Durham Aparttments, LLC and TriBridge, LLC, dated as of February 20, 2015
     
10.212   Second Amendment to Purchase and Sale Agreement by and between AH Durham Apartments, LLC and TriBridge, LLC, dated as of February 24, 2015
     
10.213   Third Amendment to Purchase and Sale Agreement by and between AH Durham Apartments, LLC and TriBridge, LLC, dated as of February 26, 2015,
     
10.214   Fourth Amendment to Purchase and Sale Agreement by and between AH Durham Apartments, LLC and TriBridge, LLC, dated as of March 4, 2015,
     
10.215   Property Management Agreement by and between BR-TBR Whetstone Owner, LLC and TriBridge Residential Property Management Advisors, LLC, dated as of May 20, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.216   Backstop Agreement by and between TriBridge Residential, LLC and Bluerock Residential Growth REIT, Inc., dated as of May 20, 2015, incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.217   Loan Agreement by and between BR-TBR Whetstone Owner, LLC and KeyBank National Association, dated as of May 20, 2015, incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.218   Guaranty Agreement by Bluerock Residential Growth REIT, Inc. in favor of KeyBank National Association, dated as of May 20, 2015, incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.219   Environmental and Hazardous Substances Indemnity Agreement by BR-TBR Whetstone Owner, LLC and Bluerock Residential Growth REIT, Inc. for the benefit of KeyBank National Association, dated as of May 20, 2015, incorporated by reference to Exhibit 10.8 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.220   Assignment of Leases and Rents by BR-TBR Whetstone Owner, LLC for the benefit of KeyBank National Association, dated as of May 20, 2015, incorporated by reference to Exhibit 10.9 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.221   Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing Securing Future Advances by BR-TBR Whetstone Owner, LLC, in favor of Christopher T. Neil, Trustee for the benefit of KeyBank National Association, dated as of May 20, 2015, incorporated by reference to Exhibit 10.10 to the Company’s Current Report on Form 8-K filed May 27, 2015
     
10.222   Promissory Note by BR-TBR Whetstone Owner, LLC for the benefit of KeyBank National Association, dated as of May 20, 2015, incorporated by reference to Exhibit 10.11 to the Company’s Current Report on Form 8-K filed May 27, 2015

 

 

 

 

10.223   Bluerock Residential Growth REIT, Inc. Amended and Restated 2014 Equity Incentive Plan for Individuals, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed May 29, 2015
     
10.224   Bluerock Residential Growth REIT, Inc. Amended and Restated 2014 Equity Incentive Plan for Entities, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed May 29, 2015
     
10.225   Operating Agreement of BR/CDP CB Venture, LLC by and between BR Cheshire Member, LLC and CB Developer, LLC dated as of May 29, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed June 4, 2015
     
10.226   Limited Liability Company Agreement of BR Cheshire Member, LLC by and among BRG Cheshire, LLC and Bluerock Special Opportunity + Income Fund III, LLC, dated as of May 29, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed June 4, 2015
     
10.227   Limited Liability Company Agreement of CB Owner, LLC by BR/CDP CB Venture, LLC, dated as of May 29, 2015, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed June 4, 2015
     
10.228   Tenancy In Common Agreement by and among BR/CDP CB Venture, LLC, Duke of Lexington, LLC, and Commander Habersham, LLC, dated as of May 29, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed June 4, 2015
     
10.229   TIC Management Agreement by and among BR/CDP CB Venture, LLC, Duke of Lexington, LLC, and Commander Habersham, LLC, dated as of May 29, 2015, incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed June 4, 2015
     
10.230   Trust Agreement by and among BR/CDP CB Venture, LLC, Duke of Lexington, LLC, Commander Habersham, LLC and CB Owner, LLC, dated as of May 29, 2015, incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed June 4, 2015
     
10.231   Development Agreement by and among CB Owner, LLC and CDP Developer I, LLC, dated as of May 29, 2015, incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8-K filed June 4, 2015
     
10.232   Second Amendment to Management Agreement, by and among Bluerock Residential Growth REIT, Inc., Bluerock Residential Holdings, L.P. and BRG Manager, LLC, dated August 6, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed August 12, 2015
     
10.233   Promissory Note by AR I Borrower, LLC for the benefit of Sun Life Assurance Company of Canada, dated as of November 22, 2013, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.234   Deed of Trust and Security Agreement and Fixture Filing by AR I Borrower, LLC, in favor of Sun Life Assurance Company of Canada, dated as of November 22, 2013, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.235   Assignment of Leases and Rents by AR I Borrower, LLC for the benefit of Sun Life Assurance Company of Canada, dated as of November 22, 2013, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.236   Note, Deed of Trust, and Related Loan Documents Assignment, Assumption and Modification Agreement by and among Sun Life Assurance Company of Canada, BR Ashton I Owner, LLC, Bluerock Residential Growth REIT, Inc., AR I Borrower, LLC, and Rob Meyer, Mark Mechlowitz, Jorge Sardinas, Robert Fishel, and Harold Katz, dated as of August 19, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.237   Environmental Indemnity by Bluerock Residential Growth REIT, Inc. and BR Ashton I Owner, LLC for the benefit of Sun Life Assurance Company of Canada, dated as of August 19, 2015, incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.238   Guaranty of Non-Recourse Carve-Outs by Bluerock Residential Growth REIT, Inc. in favor of Sun Life Assurance Company of Canada, dated as of August 19, 2015, incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.239   Letter of Undertaking by and between BR Ashton I Owner, LLC and Sun Life Assurance Company of Canada, dated as of August 19, 2015, incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8-K filed on August 25, 2015

 

 

 

 

10.240   Management Agreement by and between BR Ashton I Owner, LLC and GREP Southeast, LLC, dated as of August 19, 2015, incorporated by reference to Exhibit 10.8 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.241   Estoppel and Agreement by AR I Borrower, LLC for the benefit of BR Ashton I Owner, LLC, dated as of August 18, 2015, incorporated by reference to Exhibit 10.9 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.242   Assignment of Purchase and Sale Agreement and Escrow Instructions by and between BRG Ashton NC, LLC and BR Ashton I Owner, LLC, dated as of August 19, 2015, incorporated by reference to Exhibit 10.10 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.243   Bill of Sale and Assignment and Assumption of Leases and Service Contracts by and between AR I Borrower, LLC and BR Ashton I Owner, LLC, dated as of August 19, 2015, incorporated by reference to Exhibit 10.11 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.244   Limited Liability Company Agreement of BRG Ashton NC, LLC by and between BRG Ashton NC, LLC and Bluerock Residential Holdings, L.P., dated as of April 15, 2015, incorporated by reference to Exhibit 10.12 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.245   Limited Liability Company Agreement of BR Ashton I Owner, LLC by and between BR Ashton I Owner, LLC and BRG Ashton NC, LLC, dated as of July 7, 2015, incorporated by reference to Exhibit 10.13 to the Company’s Current Report on Form 8-K filed on August 25, 2015
     
10.246   Limited Liability Company Agreement of BR Carroll World Gateway, LLC by and between BR Carroll World Gateway Orlando JV, LLC, Michael L. Konig and Jordan B. Ruddy, effective as of July 7, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.247   Limited Liability Company Agreement of BR Carroll World Gateway Orlando JV, LLC by and between BR World Gateway JV Member, LLC and Carroll Co-Invest III World Gateway, LLC, dated as of August 20, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.248   Limited Liability Company Agreement of BRG World Gateway Orlando, LLC by Bluerock Residential Holdings, L.P., effective as of June 24, 2015, incorporated by reference to Exhibit 10.3 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.249   Multifamily Loan and Security Agreement by and between BR Carroll World Gateway, LLC and Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.250   Guaranty by Bluerock Residential Growth REIT, Inc. and MPC Partnership Holdings LLC for the benefit of Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.5 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.251   Florida Amended and Restated Multifamily Note by and between BR Carroll World Gateway, LLC and Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.6 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.252   Amended and Restated Multifamily Mortgage, Assignment of Rents and Security Agreement by and between BR Carroll World Gateway, LLC and Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.7 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.253   Agreement to Amend or Comply by and between BR Carroll World Gateway, LLC and Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.8 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.254   Assignment of Management Agreement and Subordination of Management Fees by and between BR Carroll World Gateway, LLC, Jones Lang LaSalle Operations, L.L.C. and Carroll Management Group, LLC, dated as of August 20, 2015, incorporated by reference to Exhibit 10.9 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.255   60-Day Letter by BR Carroll World Gateway, LLC for the benefit of Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.10 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015

 

 

 

 

10.256   Borrower’s Underwriting Certificate by BR Carroll World Gateway, LLC for the benefit of Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.11 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.257   MMP and O&M Programs Implementation Certificate by BR Carroll World Gateway, LLC for the benefit of Jones Lang LaSalle Operations, L.L.C., dated as of August 20, 2015, incorporated by reference to Exhibit 10.12 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.258   Backstop Agreement by and between MPC Partnership Holdings LLC, Carroll Management Group, LLC, and Bluerock Residential Growth REIT, Inc., dated as of August 20, 2015, incorporated by reference to Exhibit 10.13 to the Company’s Quarterly Report on Form 10-Q for the period ending September 30, 2015
     
10.259   Assignment Agreement, between and among Bluerock Multifamily Advisor, LLC and BRG Manager, LLC, dated September 4, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on September 11, 2015
     
10.260   Limited Liability Company Agreement of BRG DFW Portfolio, LLC by Bluerock Residential Holdings, L.P., dated as of September 15, 2015
     
10.261   Limited Liability Company Agreement of BR DFW Portfolio JV Member, LLC by BRG DFW Portfolio, dated as of September 15, 2015
     
10.262   Limited Liability Company Agreement of BR Carroll DFW Portfolio JV, LLC by and between BR DFW Portfolio JV Member, LLC and Carroll Co-Invest III DFW Portfolio, LLC, dated as of October 29, 2015
     
10.263   Limited Liability Company Agreement of BR Carroll Phillips Creek Ranch, LLC by and among BR Carroll DFW Portfolio JV, LLC, Michael L. Konig and Jordan B. Ruddy, dated as of September 22, 2015
     
10.264   Limited Liability Company Agreement of BR Carroll Phillips Creek Ranch Holdings, LLC by and among BR Carroll DFW Portfolio JV, LLC, Michael L. Konig and Jordan B. Ruddy, dated as of September 22, 2015
     
10.265   Limited Liability Company Agreement of BR Carroll Keller Crossing, LLC by and among BR Carroll DFW Portfolio JV, LLC, Michael L. Konig and Jordan B. Ruddy, dated as of September 15, 2015
     
10.266   Limited Liability Company Agreement of BR Carroll Keller Crossing Holdings, LLC by and among BR Carroll DFW Portfolio JV, LLC, Michael L. Konig and Jordan B. Ruddy, dated as of September 15, 2015
     
10.267   Property Management Agreement by and between BR Carroll Phillips Creek Ranch, LLC and Carroll Management LLC, dated as of October 29, 2015
     
10.268   Property Management Agreement by and between BR Carroll Keller Crossing, LLC and Carroll Management LLC, dated as of October 29, 2015
     
10.269   Guaranty by Carroll Multifamily Real Estate Fund III, LP and Bluerock Residential Growth REIT, Inc. in favor of CBRE Capital Markets, Inc., dated as of October 29, 2015
     
10.270   Multifamily Loan and Security Agreement by and between BR Carroll Phillips Creek Ranch, LLC and CBRE Capital Markets, Inc., dated October 29, 2015
     
10.271   Multifamily Note by BR Carroll Phillips Creek Ranch, LLC in favor of CBRE Capital Markets, Inc., dated as of October 29, 2015
     
10.272   Multifamily Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing by BR Carroll Phillips Creek Ranch, LLC and Rebecca S. Conrad, as trustee, in favor of CBRE Capital Markets, Inc., dated as of October 29, 2015
     
10.273   Assignment of Management Agreement and Subordination of Management Fees by BR Carroll Phillips Creek Ranch, LLC and Carroll Management Group, LLC in favor of CBRE Capital Markets, Inc., dated as of October 29, 2015
     
10.274   Promissory Note by BR Carroll Keller Crossing, LLC in favor of The Northwestern Mutual Life Insurance Company, dated as of October 22, 2015
     
10.275   Guarantee of Recourse Obligations by Carroll Multifamily Real Estate Fund III, LP and Bluerock Residential Growth REIT, Inc. in favor of The Northwestern Mutual Life Insurance Company, dated as of October 22, 2015
     
10.276   Environmental Indemnity Agreement by BR Carroll Keller Crossing, LLC, Carroll Multifamily Real Estate Fund III, LP, Bluerock Residential Growth REIT, Inc. in favor of The Northwestern Mutual Life Insurance Company, dated as of October 22, 2015

 

 

 

 

10.277   Deed of Trust and Security Agreement by BR Carroll Keller Crossing, LLC in favor of The Northwestern Mutual Life Insurance Company, dated as of October 22, 2015
     
10.278   Absolute Assignment of Leases and Rents by BR Carroll Keller Crossing, LLC in favor of The Northwestern Mutual Life Insurance Company, dated as of October 22, 2015
     
10.279   Third Amendment to Management Agreement, by and among Bluerock Residential Growth REIT, Inc., Bluerock Residential Holdings, L.P. and BRG Manager, LLC, dated November 10, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on November 17, 2015
     
10.280   Limited Liability Company Agreement of BRG Domain Phase 1, LLC by Bluerock Residential Holdings, L.P., dated as of November 20, 2015
     
10.281   Limited Liability Company Agreement of BR Member Domain Phase 1, LLC by and between BRG Domain Phase 1, LLC and Special Opportunity and Income Fund II, LLC, dated as of November 20, 2015
     
10.282   Amended and Restated Limited Liability Company Agreement of BR-ArchCo Domain Phase 1 JV, LLC by and between BR Member Domain Phase 1, LLC and ArchCo Domain Member, LLC, dated as of November 20, 2015
     
10.283   Limited Liability Company Agreement of BR-ArchCo Domain Phase 1, LLC by BR-ArchCo Phase 1 JV, LLC, dated as of November 20, 2015
     
10.284   Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of April 29, 2015
     
10.285   Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of July 13, 2015
     
10.286   Second Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of July 29, 2015
     
10.287   Third Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of August 6, 2015
     
10.288   Fourth Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of August 14, 2015
     
10.289   Fifth Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of October 7, 2015
     
10.290   Sixth Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of October 12, 2015
     
10.291   Seventh Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of November 17, 2015
     
10.292   Eighth Amendment to Agreement of Purchase and Sale by and between ArchCo Residential, LLC and RCM Firewheel, LLC, dated as of November 20, 2015
     
10.293   Phase I Partial Assignment and Assumption by and between BR-ArchCo Domain Phase 1, LLC and ArchCo Residential LLC, dated as of November 20, 2015
     
10.294   Phase II Partial Assignment and Assumption by and between BR-ArchCo Domain Phase 2, LLC and ArchCo Residential LLC, dated as of November 20, 2015
     
10.295   Phase III Partial Assignment and Assumption by and between BR-ArchCo Domain Phase 3, LLC and ArchCo Residential LLC, dated as of November 20, 2015
     
10.296   Project Administration Agreement by and between BRG Domain Phase 1 Development Manager, LLC, ArchCo Domain PM LLC, and BR-ArchCo Domain Phase 1, LLC, dated as of November 20, 2015
     
10.297   Development Services Agreement by and between BRG Domain Phase 1 Development Manager, LLC and BR-ArchCo Domain Phase 1, LLC, dated as of November 20, 2015

 

 

 

 

10.298   Amended and Restated Operating Agreement of BR/CDP CB Venture, LLC by and between BR Cheshire Member, LLC and CB Developer, LLC dated effective as of May 29, 2015
     
10.299   Amended and Restated Limited Liability Company Agreement of BR Cheshire Member, LLC by and among BRG Cheshire, LLC and Bluerock Special Opportunity + Income Fund III, LLC, dated effective as of May 29, 2015
     
10.300   Amended and Restated Limited Liability Company Agreement of CB Owner, LLC by BR/CDP CB Venture, LLC and Michael L. Konig and Robert G. Meyer, as co-trustees under the Amended and Restated BR/CDP Cheshire Bridge Trust Agreement bearing an effective date of May 29, 2015, dated effective as of May 29, 2015
     
10.301   Amended and Restated TIC Management Agreement by and among Duke of Lexington, LLC, Commander Habersham, LLC, and BR/CDP CB Venture, LLC, dated effective as of May 29, 2015
     
10.302   Amended and Restated BR/CDP Cheshire Bridge Trust Agreement by and between Duke of Lexington, LLC, Commander Habersham, LLC and BR/CDP CB Venture, LLC, and Robert G. Meyer and Michael L. Konig as Co-Trustees, dated effective as of May 29, 2015
     
10.303   Amended and Restated Tenancy in Common Agreement by and among Duke of Lexington, LLC, Commander Habersham, LLC, and BR/CDP CB Venture, LLC, dated effective as of May 29, 2015
     
10.304   Amended and Restated Development Agreement by and between CB Owner, LLC and CDP Developer I, LLC, dated effective as of May 29, 2015
     
10.305   Assignment of Contacts, Licenses and Permits by CB Owner, LLC in favor of The PrivateBank and Trust Company, dated as of December 16, 2015
     
10.306   Fee Letter by and between CB Owner, LLC and The PrivateBank and Trust Company, dated as of December 16, 2015
     
10.307   Assignment and Subordination of Development Agreement by CB Owner, LLC in favor of The PrivateBank and Trust Company, dated as of December 16, 2015
     
10.308   Security Agreement by CB Owner, LLC in favor of The PrivateBank and Trust Company, dated as of December 16, 2015
     
10.309   Assignment and Leases, Rents and Profits by CB Owner, LLC in favor of The PrivateBank and Trust Company, dated as of December 16, 2015
     
10.310   Indemnity Agreement Regarding Hazardous Materials by CB Owner, LLC, Robert Meyer, Mark Mechlowitz, Jorge Sardinas, Robert Fishel, and Alsar Limited Partnership in favor of The PrivateBank and Trust Company, dated as of December 16, 2015
     
10.311   Promissory Note by CB Owner, LLC in favor of The PrivateBank and Trust Company, dated as of December 16, 2015
     
10.312   Construction Loan and Security Agreement by CB Owner, LLC in favor of The PrivateBank and Trust Company, LLC, dated as of December 16, 2015
     
10.313   Deed to Secure Debt, Assignment of Rents and Leases and Security Agreement by CB Owner, LLC in favor of The PrivateBank and Trust Company, LLC, dated as of December 16, 2015
     
10.314   Dealer Manager Agreement by and among Bluerock Residential Growth REIT, Inc., Bluerock Residential Holdings, L.P. and Bluerock Capital Markets, LLC, dated December 17, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on December 22, 2015
     
10.315   Warrant Agreement by and between Bluerock Residential Growth REIT, Inc. and American Stock Transfer & Trust Company, LLC, dated December 17, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on December 22, 2015
     
10.316   Subscription Escrow Agreement by and between Bluerock Residential Growth REIT, Inc., Bluerock Capital Markets, LLC and UMB Bank, N.A., dated December 17, 2015, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed on December 22, 2015
     
10.317   Limited Liability Company Agreement of BR-TBR Lake Boone NC Owner, LLC, by and between BR-TBR Lake Boone NC Venture, LLC and Michael L. Konig, dated effective as of July 15, 2015, incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on December 24, 2015

 

 

 

 

10.318   Operating Agreement of BR-TBR Lake Boone NC Venture, LLC by and between TriBridge Co-Invest 29, LLC and BR Lake Boone JV Member, LLC, dated as of November 30, 2015, incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on December 24, 2015
     
10.319   Operating Agreement of BR Lake Boone JV Member, LLC, by and between BRG Lake Boone NC, LLC and Bluerock Special Opportunity + Income Fund II, LLC, dated as of July 15, 2015, incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed on December 24, 2015
     
10.320   Limited Liability Company Agreement of BRG Lake Boone NC, LLC, by Bluerock Residential Holdings, L.P., dated as of July 28, 2015, incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed on December 24, 2015
     
10.321   Contribution Agreement by and between TriBridge Co-Invest 29, LLC and BR-TBR Lake Boone NC Venture, LLC, dated as of November 30, 2015, incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed on December 24, 2015
     
10.322   Development Agreement, by and between BR-TBR Lake Boone NC Owner, LLC and Tribridge Residential Development, LLC, dated as of October 30, 2015, incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed on December 24, 2015
     
10.323   Limited Liability Company Agreement of BRG Flagler Village, LLC by Bluerock Residential Holdings, L.P., dated as of December 18, 2015
     
10.324   Limited Liability Company Agreement of BR Flagler JV Member, LLC by and between BRG Flagler Village, LLC and Special Opportunity + Income Fund II, LLC, dated as of December 18, 2015
     
10.325   Limited Liability Company Agreement of BR ArchCo Flagler Village JV, LLC by and between BR Flagler JV Member, LLC and ArchCo Metropolitan Member, LLC, dated as of December 18, 2015
     
10.326   Limited Liability Company Agreement of BR ArchCo Flagler Village, LLC by BR ArchCo Flagler Village JV, LLC, dated as of December 18, 2015
     
10.327   Commercial Contract by and between ArchCo Residential LLC and Metropolitan Property Investment, LLC, dated as of November 30, 2015
     
10.328   Assignment and Assumption of Commercial Contract by and between ArchCo Residential LLC and BR ArchCo Flagler Village, dated as of December 18, 2015
     
10.329   Agreement of Purchase and Sale by and between ArchCo Residential LLC and Andrews Village, LLC, dated as of January 12, 2015
     
10.330   Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Andrews Village, LLC, dated as of February 9, 2015
     
10.331   Second Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Andrews Village, LLC, dated as of April 30, 2015
     
10.332   Third Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Andrews Village, LLC, dated as of June 30, 2015
     
10.333   Fourth Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Andrews Village, LLC, dated as of September 15, 2015
     
10.334   Fifth Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Andrews Village, LLC, dated as of October, 2015
     
10.335   Assignment and Assumption of Agreement of Purchase and Sale by and between ArchCo Residential LLC and BR ArchCo Flagler Village, LLC, dated as of December 18, 2015
     
10.336   Limited Liability Company Agreement of BRG SW FL Portfolio, LLC by Bluerock Residential Holdings, L.P., dated effective as of November 23, 2015
     
10.337   Limited Liability Company Agreement of BR SW FL Portfolio JV Member, LLC by BRG SW FL Portfolio, LLC, dated effective as of November 23, 2015

 

 

 

 

10.338   Limited Liability Company Agreement of BR Carroll SW Portfolio JV, LLC by and between BR SW FL Portfolio JV Member, LLC and Carroll Co-Invest IV SW FL Portfolio, LLC, dated as of January 5, 2016
     
10.339   Limited Liability Company Agreement of BR Carroll Naples, LLC by BR Carroll SW Portfolio JV, LLC, dated effective as of November 23, 2015
     
10.340   Limited Liability Company Agreement of BR Carroll Palmer Ranch, LLC by BR Carroll SW Portfolio JV, LLC, dated effective as of November 23, 2015
     
10.341   60 Day Letter executed by BR Carroll Palmer Ranch, LLC, dated January 5, 2016
     
10.342   Assignment of Management Agreement and Subordination of Management Fees by BR Carroll Palmer Ranch, LLC and Carroll Management Group, LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.343   Guaranty by Bluerock Residential Growth REIT, Inc. and MPC Partnership Holdings LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.344   Multifamily Loan and Security Agreement by and between BR Carroll Palmer Ranch, LLC and Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.345   Multifamily Mortgage, Assignment of Rents and Security Agreement by BR Carroll Palmer Ranch, LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.346   Multifamily Note by BR Carroll Palmer Ranch, LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.347   60 Day Letter executed by BR Carroll Naples, LLC, dated January 5, 2016
     
10.348   Assignment of Management Agreement and Subordination of Management Fees by BR Carroll Naples, LLC and Carroll Management Group, LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.349   Guaranty by Bluerock Residential Growth REIT, Inc. and MPC Partnership Holdings LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.350   Multifamily Loan and Security Agreement by and between BR Carroll Naples, LLC and Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.351   Multifamily Mortgage, Assignment of Rents and Security Agreement by BR Carroll Naples, LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.352   Multifamily Note by BR Carroll Naples, LLC in favor of Jones Lang LaSalle Multifamily, LLC, dated as of January 5, 2016
     
10.353   Limited Liability Company Agreement of BRG Morehead NC, LLC by Bluerock Residential Holdings, L.P., dated as of November 24, 2015
     
10.354   Limited Liability Company Agreement of BR Morehead JV Member, LLC by and between BRG Morehead NC, LLC and Special Opportunity + Income Fund II, LLC, dated as of November 24, 2015
     
10.355   Amended and Restated Limited Liability Company Agreement of BR ArchCo Morehead JV, LLC by and between BR Morehead JV Member, LLC and WMH Sponsor LLC, dated as of January 6, 2016
     
10.356   Limited Liability Company Agreement of BR ArchCo Morehead, LLC by BR ArchCo Morehead JV, LLC, dated as of November 24, 2015
     
10.357   First Amendment to Limited Liability Company Agreement of BR ArchCo Morehead, LLC by BR ArchCo Morehead JV, LLC, dated as of January 6, 2016
     
10.358   Assignment of Membership Interest by and between BRG Morehead NC, LLC and BR Morehead JV Member, LLC, dated as of January 6, 2016
     
10.359   Project Administration Agreement by and between BRG Morehead Development Manager, LLC and ArchCo WMH PM LLC, dated as of November 24, 2015
     
10.360   Agreement of Purchase and Sale by and between ArchCo Residential LLC and Southern Apartment Group-49, LLC, dated as of April 21, 2015

 

 

 

 

10.361   Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Southern Apartment Group-49, LLC, dated as of June 8, 2015
     
10.362   Second Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Southern Apartment Group-49, LLC, dated as of June 26, 2015
     
10.363   Third Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Southern Apartment Group-49, LLC, dated as of June 30, 2015
     
10.364   Fourth Amendment to Agreement of Purchase and Sale by and between ArchCo Residential LLC and Southern Apartment Group-49, LLC, dated as of November 24, 2015
     
10.365   Assignment and Assumption of Agreement of Purchase and Sale by and between ArchCo Residential, LLC and BR ArchCo Morehead, LLC, dated as of November 24, 2015
     
21.1   List of Subsidiaries incorporated by reference to Exhibit 21.1 to the Company’s Registration Statement on Form S-3 (No. 333-208988)
     
23.1   Consent of BDO USA, LLP
     
31.1   Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
     
31.2   Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
     
32.1   Certification of Principal Executive Officer and Principal Financial Officer pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002
     
101.1   The following information from the Company’s annual report on Form 10-K for the year ended December 31, 2015, formatted in XBRL (eXtensible Business Reporting Language): (i) Balance Sheets; (ii) Statements of Operations; (iii) Statement of Stockholders’ Equity; (iv) Statements of Cash Flows

 

 

  

Exhibit 4.60

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

 

STOCK AWARD AGREEMENT

 

THIS STOCK AWARD AGREEMENT (the “ Agreement ”), dated as of the 24 th day of March, 2015, governs the awards (collectively, the “ Stock Awards ”) of restricted shares of the Company’s Class A common stock (the “ Class A Common Stock ”) granted by Bluerock Residential Growth REIT, Inc., a Maryland corporation (the “ Company ”), to Brian D. Bailey (the “ Participant ”), in accordance with and subject to the provisions of the Company’s 2014 Equity Incentive Plan for Individuals (the “ Plan ”). A copy of the Plan has been made available to the Participant. All terms used in this Agreement that are defined in the Plan have the same meaning given them in the Plan.

 

1.            Grants of Stock Awards . In accordance with the Plan, and effective as of March 24, 2015 (the “ Date of Grant ”), the Company granted to the Participant, subject to the terms and conditions of the Plan and this Agreement, the following:

 

(a)          A Stock Award for the fiscal year ended December 31, 2014 (the “ 2014 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2014 Restricted Stock ”); and

 

(b)          A Stock Award for the fiscal year ending December 31, 2015 (the “ 2015 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2015 Restricted Stock ”).

 

2.            Vesting .

 

(a)           Continued Service: 2014 Restricted Stock . The Participant’s interest in the 2014 Restricted Stock shall become vested and nonforfeitable to the extent provided in this Section 2(a), and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

(i)          The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 834 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on the Date of Grant.

 

(ii)         The Participant’s interest in an additional number of shares of Class A Common Stock that most nearly equals (but does not exceed) 833 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on each of the first and second anniversaries, respectively, of the Date of Grant, if the Participant continues to serve as a member of the Company’s Board of Directors (a “ Director ”) from the Date of Grant until each such date.

 

 
 

 

(b)           Continued Service: 2015 Restricted Stock . The Participant’s interest in the 2015 Restricted Stock shall become vested and nonforfeitable to the extent provided in this Section 2(b), and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

(i)          The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 834 shares of the 2015 Restricted Stock shall become vested and nonforfeitable on the first anniversary of the Date of Grant.

 

(ii)         The Participant’s interest in an additional number of shares of Class A Common Stock that most nearly equals (but does not exceed) 833 shares of the 2015 Restricted Stock shall become vested and nonforfeitable on each of the second and third anniversaries, respectively, of the Date of Grant if the Participant continues to serve as a Director from the Date of Grant until each such date.

 

(c)           Change in Control . The Participant’s interest in all of the shares of Class A Common Stock covered by each of the 2014 Stock Award and the 2015 Stock Award (if not sooner vested) shall become vested and nonforfeitable on the date of a Change in Control if the Participant continues to serve as a Director from the Date of Grant until such date.

 

(d)           Death or Disability . The Participant’s interest in all of the shares of Class A Common Stock covered by each of the 2014 Stock Award and the 2015 Stock Award (if not sooner vested) shall become vested and nonforfeitable on the date that the Participant’s service as a Director ends if (i) such service ends on account of the Participant’s death or because of the Participant’s Disability and (ii) the Participant continues to serve as a Director from the Date of Grant until the date such service ends on account of the Participant’s death or Disability.

 

Except as provided in this Section 2, any shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award that are not vested and nonforfeitable on or before the date that the Participant’s service as a Director ends shall be forfeited on the date that such service terminates.

 

3.            Transferability. Shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award that have not become vested and nonforfeitable as provided in Section 2 hereof cannot be transferred. Shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award may be transferred, subject to the requirements of applicable securities laws, after they become vested and nonforfeitable as provided in Section 2 hereof.

 

4.            Shareholder Rights. Until the date that the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award become vested and nonforfeitable, the Participant shall have all rights of a stockholder with respect to such shares of Class A Common Stock, including the right to receive dividends and vote such shares of Class A Common Stock;  provided , however , that during such period, (i) the Participant may not sell, transfer, pledge, exchange, hypothecate, or otherwise dispose of the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award, (ii) the Company shall retain custody of any certificates representing the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award, and (iii) the Participant will deliver to the Company a stock power, endorsed in blank, with respect to the shares of Class A Common Stock covered by the 2014 Stock Award and the 2015 Stock Award. The limitations set forth in the preceding sentence shall not apply to shares of Class A Common Stock covered by the 2014 Stock Award or the 2015 Stock Award, as applicable, after such shares, in each case, become vested and nonforfeitable as provided in Section 2 hereof. The Participant hereby appoints the Company’s Secretary as the Participant’s attorney in fact, with full power of substitution, with the power to transfer to the Company and cancel any shares of Class A Common Stock covered by the 2014 Stock Award and/or the 2015 Stock Award that are forfeited under Section 2 hereof.

 

5.           Fractional Share. The Participant may become vested and have a nonforfeitable right under the 2014 Stock Award and/or the 2015 Stock Award only to whole shares of Class A Common Stock. If the terms of the 2014 Stock Award and/or the 2015 Stock Award would entitle the Participant to become vested or have a nonforfeitable right in a fractional share of Class A Common Stock, such fractional share shall be disregarded or forfeited.

 

6.            No Right to Continued Service. This Agreement and the grant of the 2014 Stock Award and the 2015 Stock Award does not give the Participant any rights with respect to continued service as a Director. This Agreement and the grant of the 2014 Stock Award and the 2015 Stock Award shall not interfere with the right of the Company or a Subsidiary to terminate the Participant’s service as a Director.

 

 
 

 

7.            Governing Law. This Agreement shall be governed by the laws of the State of New York, except to the extent that New York law would require the application of the laws of another state.

 

8.            Conflicts. In the event of any conflict between the provisions of the Plan as in effect on the Date of Grant and this Agreement, the provisions of the Plan shall govern. All references herein to the Plan shall mean the Plan as in effect on the Date of Grant.

 

9.            Prospectus. The Participant hereby acknowledges that the Participant has received and fully reviewed a copy of that certain prospectus of the Company dated March 6, 2015, including all supplements and amendments thereto (as supplemented or amended from time to time, the “ Prospectus ”), pertaining to the Class A Common Stock granted hereby.

 

10.           Participant Bound by Plan. The Participant hereby acknowledges that a copy of the Plan has been made available to the Participant and the Participant agrees to be bound by all the terms and provisions of the Plan.

 

11.           Binding Effect. Subject to the limitations stated above and in the Plan, this Agreement shall be binding upon the Participant and the Participant’s successors in interest and the Company and any successors of the Company.

 

IN WITNESS WHEREOF, the Company and the Participant have executed this Agreement as of the date first set forth above.

 

COMPANY: BLUEROCK RESIDENTIAL GROWTH REIT, INC.,
a Maryland corporation  
       
  By: /s/ Michael L. Konig  
  Name: Michael L. Konig  
  Its: Authorized Signatory  
       
PARTICIPANT: /s/ Brian D. Bailey
  Brian D. Bailey  

 

 

 

  

Exhibit 4.61

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

 

STOCK AWARD AGREEMENT

 

THIS STOCK AWARD AGREEMENT (the “ Agreement ”), dated as of the 24 th day of March, 2015, governs the awards (collectively, the “ Stock Awards ”) of restricted shares of the Company’s Class A common stock (the “ Class A Common Stock ”) granted by Bluerock Residential Growth REIT, Inc., a Maryland corporation (the “ Company ”), to I. Bobby Majumder (the “ Participant ”), in accordance with and subject to the provisions of the Company’s 2014 Equity Incentive Plan for Individuals (the “ Plan ”). A copy of the Plan has been made available to the Participant. All terms used in this Agreement that are defined in the Plan have the same meaning given them in the Plan.

 

1.             Grants of Stock Awards . In accordance with the Plan, and effective as of March 24, 2015 (the “ Date of Grant ”), the Company granted to the Participant, subject to the terms and conditions of the Plan and this Agreement, the following:

 

(a)          A Stock Award for the fiscal year ended December 31, 2014 (the “ 2014 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2014 Restricted Stock ”); and

 

(b)          A Stock Award for the fiscal year ending December 31, 2015 (the “ 2015 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2015 Restricted Stock ”).

 

2.             Vesting .

 

(a)           Continued Service: 2014 Restricted Stock . The Participant’s interest in the 2014 Restricted Stock shall become vested and nonforfeitable to the extent provided in this Section 2(a), and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

(i)          The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 834 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on the Date of Grant.

 

(ii)         The Participant’s interest in an additional number of shares of Class A Common Stock that most nearly equals (but does not exceed) 833 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on each of the first and second anniversaries, respectively, of the Date of Grant, if the Participant continues to serve as a member of the Company’s Board of Directors (a “ Director ”) from the Date of Grant until each such date.

 

(b)           Continued Service: 2015 Restricted Stock . The Participant’s interest in the 2015 Restricted Stock shall become vested and nonforfeitable to the extent provided in this Section 2(b), and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

(i)          The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 834 shares of the 2015 Restricted Stock shall become vested and nonforfeitable on the first anniversary of the Date of Grant.

 

(ii)         The Participant’s interest in an additional number of shares of Class A Common Stock that most nearly equals (but does not exceed) 833 shares of the 2015 Restricted Stock shall become vested and nonforfeitable on each of the second and third anniversaries, respectively, of the Date of Grant if the Participant continues to serve as a Director from the Date of Grant until each such date.

 

 
 

 

(c)           Change in Control . The Participant’s interest in all of the shares of Class A Common Stock covered by each of the 2014 Stock Award and the 2015 Stock Award (if not sooner vested) shall become vested and nonforfeitable on the date of a Change in Control if the Participant continues to serve as a Director from the Date of Grant until such date.

 

(d)           Death or Disability . The Participant’s interest in all of the shares of Class A Common Stock covered by each of the 2014 Stock Award and the 2015 Stock Award (if not sooner vested) shall become vested and nonforfeitable on the date that the Participant’s service as a Director ends if (i) such service ends on account of the Participant’s death or because of the Participant’s Disability and (ii) the Participant continues to serve as a Director from the Date of Grant until the date such service ends on account of the Participant’s death or Disability.

 

Except as provided in this Section 2, any shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award that are not vested and nonforfeitable on or before the date that the Participant’s service as a Director ends shall be forfeited on the date that such service terminates.

 

3.             Transferability. Shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award that have not become vested and nonforfeitable as provided in Section 2 hereof cannot be transferred. Shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award may be transferred, subject to the requirements of applicable securities laws, after they become vested and nonforfeitable as provided in Section 2 hereof.

 

4.             Shareholder Rights. Until the date that the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award become vested and nonforfeitable, the Participant shall have all rights of a stockholder with respect to such shares of Class A Common Stock, including the right to receive dividends and vote such shares of Class A Common Stock;  provided , however , that during such period, (i) the Participant may not sell, transfer, pledge, exchange, hypothecate, or otherwise dispose of the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award, (ii) the Company shall retain custody of any certificates representing the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award, and (iii) the Participant will deliver to the Company a stock power, endorsed in blank, with respect to the shares of Class A Common Stock covered by the 2014 Stock Award and the 2015 Stock Award. The limitations set forth in the preceding sentence shall not apply to shares of Class A Common Stock covered by the 2014 Stock Award or the 2015 Stock Award, as applicable, after such shares, in each case, become vested and nonforfeitable as provided in Section 2 hereof. The Participant hereby appoints the Company’s Secretary as the Participant’s attorney in fact, with full power of substitution, with the power to transfer to the Company and cancel any shares of Class A Common Stock covered by the 2014 Stock Award and/or the 2015 Stock Award that are forfeited under Section 2 hereof.

 

5.             Fractional Share. The Participant may become vested and have a nonforfeitable right under the 2014 Stock Award and/or the 2015 Stock Award only to whole shares of Class A Common Stock. If the terms of the 2014 Stock Award and/or the 2015 Stock Award would entitle the Participant to become vested or have a nonforfeitable right in a fractional share of Class A Common Stock, such fractional share shall be disregarded or forfeited.

 

6.             No Right to Continued Service. This Agreement and the grant of the 2014 Stock Award and the 2015 Stock Award does not give the Participant any rights with respect to continued service as a Director. This Agreement and the grant of the 2014 Stock Award and the 2015 Stock Award shall not interfere with the right of the Company or a Subsidiary to terminate the Participant’s service as a Director.

 

 
 

 

7.             Governing Law. This Agreement shall be governed by the laws of the State of New York, except to the extent that New York law would require the application of the laws of another state.

 

8.             Conflicts. In the event of any conflict between the provisions of the Plan as in effect on the Date of Grant and this Agreement, the provisions of the Plan shall govern. All references herein to the Plan shall mean the Plan as in effect on the Date of Grant.

 

9.             Prospectus. The Participant hereby acknowledges that the Participant has received and fully reviewed a copy of that certain prospectus of the Company dated March 6, 2015, including all supplements and amendments thereto (as supplemented or amended from time to time, the “ Prospectus ”), pertaining to the Class A Common Stock granted hereby.

 

10.           Participant Bound by Plan. The Participant hereby acknowledges that a copy of the Plan has been made available to the Participant and the Participant agrees to be bound by all the terms and provisions of the Plan.

 

11.           Binding Effect. Subject to the limitations stated above and in the Plan, this Agreement shall be binding upon the Participant and the Participant’s successors in interest and the Company and any successors of the Company.

 

IN WITNESS WHEREOF, the Company and the Participant have executed this Agreement as of the date first set forth above.

 

COMPANY: BLUEROCK RESIDENTIAL GROWTH REIT, INC.,
  a Maryland corporation  
       
  By: /s/ Michael L. Konig  
  Name: Michael L. Konig  
  Its: Authorized Signatory  
       
PARTICIPANT: /s/ I. Bobby Majumder
  I. Bobby Majumder  

 

 

 

 

Exhibit 4.62

 

BLUEROCK RESIDENTIAL GROWTH REIT, INC.

 

STOCK AWARD AGREEMENT

 

THIS STOCK AWARD AGREEMENT (the “ Agreement ”), dated as of the 24 th day of March, 2015, governs the awards (collectively, the “ Stock Awards ”) of restricted shares of the Company’s Class A common stock (the “ Class A Common Stock ”) granted by Bluerock Residential Growth REIT, Inc., a Maryland corporation (the “ Company ”), to Romano Tio (the “ Participant ”), in accordance with and subject to the provisions of the Company’s 2014 Equity Incentive Plan for Individuals (the “ Plan ”). A copy of the Plan has been made available to the Participant. All terms used in this Agreement that are defined in the Plan have the same meaning given them in the Plan.

 

1.            Grants of Stock Awards . In accordance with the Plan, and effective as of March 24, 2015 (the “ Date of Grant ”), the Company granted to the Participant, subject to the terms and conditions of the Plan and this Agreement, the following:

 

(a)          A Stock Award for the fiscal year ended December 31, 2014 (the “ 2014 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2014 Restricted Stock ”); and

 

(b)          A Stock Award for the fiscal year ending December 31, 2015 (the “ 2015 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2015 Restricted Stock ”).

 

2.            Vesting .

 

(a)           Continued Service: 2014 Restricted Stock . The Participant’s interest in the 2014 Restricted Stock shall become vested and nonforfeitable to the extent provided in this Section 2(a), and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

(i)          The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 834 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on the Date of Grant.

 

(ii)         The Participant’s interest in an additional number of shares of Class A Common Stock that most nearly equals (but does not exceed) 833 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on each of the first and second anniversaries, respectively, of the Date of Grant, if the Participant continues to serve as a member of the Company’s Board of Directors (a “ Director ”) from the Date of Grant until each such date.

 

(b)           Continued Service: 2015 Restricted Stock . The Participant’s interest in the 2015 Restricted Stock shall become vested and nonforfeitable to the extent provided in this Section 2(b), and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

(i)          The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 834 shares of the 2015 Restricted Stock shall become vested and nonforfeitable on the first anniversary of the Date of Grant.

 

(ii)         The Participant’s interest in an additional number of shares of Class A Common Stock that most nearly equals (but does not exceed) 833 shares of the 2015 Restricted Stock shall become vested and nonforfeitable on each of the second and third anniversaries, respectively, of the Date of Grant if the Participant continues to serve as a Director from the Date of Grant until each such date.

 

 
 

 

(c)           Change in Control . The Participant’s interest in all of the shares of Class A Common Stock covered by each of the 2014 Stock Award and the 2015 Stock Award (if not sooner vested) shall become vested and nonforfeitable on the date of a Change in Control if the Participant continues to serve as a Director from the Date of Grant until such date.

 

(d)           Death or Disability . The Participant’s interest in all of the shares of Class A Common Stock covered by each of the 2014 Stock Award and the 2015 Stock Award (if not sooner vested) shall become vested and nonforfeitable on the date that the Participant’s service as a Director ends if (i) such service ends on account of the Participant’s death or because of the Participant’s Disability and (ii) the Participant continues to serve as a Director from the Date of Grant until the date such service ends on account of the Participant’s death or Disability.

 

Except as provided in this Section 2, any shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award that are not vested and nonforfeitable on or before the date that the Participant’s service as a Director ends shall be forfeited on the date that such service terminates.

 

3.            Transferability. Shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award that have not become vested and nonforfeitable as provided in Section 2 hereof cannot be transferred. Shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award may be transferred, subject to the requirements of applicable securities laws, after they become vested and nonforfeitable as provided in Section 2 hereof.

 

4.            Shareholder Rights. Until the date that the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award become vested and nonforfeitable, the Participant shall have all rights of a stockholder with respect to such shares of Class A Common Stock, including the right to receive dividends and vote such shares of Class A Common Stock;  provided , however , that during such period, (i) the Participant may not sell, transfer, pledge, exchange, hypothecate, or otherwise dispose of the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award, (ii) the Company shall retain custody of any certificates representing the shares of Class A Common Stock covered by either the 2014 Stock Award or the 2015 Stock Award, and (iii) the Participant will deliver to the Company a stock power, endorsed in blank, with respect to the shares of Class A Common Stock covered by the 2014 Stock Award and the 2015 Stock Award. The limitations set forth in the preceding sentence shall not apply to shares of Class A Common Stock covered by the 2014 Stock Award or the 2015 Stock Award, as applicable, after such shares, in each case, become vested and nonforfeitable as provided in Section 2 hereof. The Participant hereby appoints the Company’s Secretary as the Participant’s attorney in fact, with full power of substitution, with the power to transfer to the Company and cancel any shares of Class A Common Stock covered by the 2014 Stock Award and/or the 2015 Stock Award that are forfeited under Section 2 hereof.

 

5.            Fractional Share. The Participant may become vested and have a nonforfeitable right under the 2014 Stock Award and/or the 2015 Stock Award only to whole shares of Class A Common Stock. If the terms of the 2014 Stock Award and/or the 2015 Stock Award would entitle the Participant to become vested or have a nonforfeitable right in a fractional share of Class A Common Stock, such fractional share shall be disregarded or forfeited.

 

6.            No Right to Continued Service. This Agreement and the grant of the 2014 Stock Award and the 2015 Stock Award does not give the Participant any rights with respect to continued service as a Director. This Agreement and the grant of the 2014 Stock Award and the 2015 Stock Award shall not interfere with the right of the Company or a Subsidiary to terminate the Participant’s service as a Director.

 

 
 

 

7.            Governing Law. This Agreement shall be governed by the laws of the State of New York, except to the extent that New York law would require the application of the laws of another state.

 

8.            Conflicts. In the event of any conflict between the provisions of the Plan as in effect on the Date of Grant and this Agreement, the provisions of the Plan shall govern. All references herein to the Plan shall mean the Plan as in effect on the Date of Grant.

 

9.            Prospectus. The Participant hereby acknowledges that the Participant has received and fully reviewed a copy of that certain prospectus of the Company dated March 6, 2015, including all supplements and amendments thereto (as supplemented or amended from time to time, the “ Prospectus ”), pertaining to the Class A Common Stock granted hereby.

 

10.           Participant Bound by Plan. The Participant hereby acknowledges that a copy of the Plan has been made available to the Participant and the Participant agrees to be bound by all the terms and provisions of the Plan.

 

11.           Binding Effect. Subject to the limitations stated above and in the Plan, this Agreement shall be binding upon the Participant and the Participant’s successors in interest and the Company and any successors of the Company.

 

IN WITNESS WHEREOF, the Company and the Participant have executed this Agreement as of the date first set forth above.

 

COMPANY: BLUEROCK RESIDENTIAL GROWTH REIT, INC.,
  a Maryland corporation  
       
By: /s/ Michael L. Konig  
Name: Michael L. Konig  
Its: Authorized Signatory  
       
PARTICIPANT: /s/ Romano Tio  
  Romano Tio  

 

 

 

 

Exhibit 4.63

 

FORM

 

AMENDMENT TO

STOCK AWARD AGREEMENT

 

This Amendment to Stock Award Agreement (this “ Amendment ”) is adopted, executed and agreed to as of [                          ] , 2016, by and among Bluerock Residential Growth REIT, Inc., a Maryland corporation (the “ Company ”), and [                                    ] (the “ Participant ”). Undefined terms used herein shall have the meaning ascribed to them in the Agreement (as defined below).

 

WITNESSETH :

 

WHEREAS , the Company and the Participant are parties to that certain Stock Award Agreement dated March 24, 2015 (the “ Agreement ”), a copy of which is attached hereto as Exhibit A , pursuant to which the Participant was granted certain awards (collectively, the “ Stock Awards ”) of restricted shares of the Company’s Class A common stock (the “ Class A Common Stock ”) effective as of March 24, 2015 (the “ Date of Grant ”).

 

WHEREAS , the Agreement reflects (i) a Stock Award for the fiscal year ending December 31, 2014 (the “ 2014 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2014 Restricted Stock ”), and (ii) a Stock Award for the fiscal year ending December 31, 2015 (the “ 2015 Stock Award ”) of 2,500 restricted shares of Class A Common Stock (the “ 2015 Restricted Stock ”).

 

WHEREAS , pursuant to Section 2(a) of the Agreement, the 2014 Stock Award would become vested and nonforfeitable as follows: (i) 834 shares on the Date of Grant; (ii) 833 shares on the first anniversary of the Date of Grant; and (iii) 833 shares on the second anniversary of the Date of Grant.

 

WHEREAS , pursuant to Section 2(b) of the Agreement, the 2015 Stock Award would become vested and nonforfeitable as follows: (i) 834 shares on the first anniversary of the Date of Grant; (ii) 833 shares on the second anniversary of the Date of Grant; and (iii) 833 shares on the third anniversary of the Date of Grant.

 

WHEREAS , the Company and the Participant desire to amend the Agreement to accelerate the vesting schedule of the 2014 Stock Award and the 2015 Stock Award as set forth herein.

 

NOW, THEREFORE , in consideration of the agreements and covenants set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

 

1.    Section 2(a) of the Agreement is hereby deleted in its entirety and replaced with the following:

 

(a)           Continued Service: 2014 Restricted Stock . The Participant’s interest in the 2014 Restricted Stock shall become vested and nonforfeitable to the extent provided in this Section 2(a), and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

(i)          The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 834 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on the Date of Grant.

 

(ii)         The Participant’s interest in an additional number of shares of Class A Common Stock that most nearly equals (but does not exceed) 1,666 shares of the 2014 Restricted Stock shall become vested and nonforfeitable on each of the first anniversary of the Date of Grant, if the Participant continues to serve as a member of the Company’s Board of Directors (a “ Director ”) from the Date of Grant until each such date.

 

 
 

 

FORM

 

2.    Section 2(b) of the Agreement is hereby deleted in its entirety and replaced with the following:

 

(b)           2015 Restricted Stock . The Participant’s interest in the number of whole shares of Class A Common Stock that most nearly equals (but does not exceed) 2,500 shares of the 2015 Restricted Stock shall become vested and nonforfeitable on the first anniversary of the Date of Grant, and further to the extent provided in Section 2(c) and Section 2(d) hereof.

 

3.    All other provisions of the Agreement, as hereby amended, except as superseded by or inconsistent with this Amendment, shall continue to be in full force and effect.

 

[SIGNATURES ON FOLLOWING PAGE]

 

 
 

 

FORM

 

IN WITNESS WHEREOF, the parties hereto have executed this Amendment effective as of the date first set forth above.

 

COMPANY: BLUEROCK RESIDENTIAL GROWTH REIT, INC.,
  a Maryland corporation
     
  By:                      
  Name:  
  Its:  

 

PARTICIPANT:  

[                                                    ]

 

 
 

 

FORM

 

EXHIBIT A

 

Stock Award Agreement

 

[SEE ATTACHED]

 

 

 

Exhibit 10.169

 

AMENDED AND RESTATED

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

23HUNDRED, LLC

 

This AMENDED AND RESTATED LIMITED LIABILITY COMPANY AGREEMENT (the Agreement ”) of 23HUNDRED, LLC, a Delaware limited liability company (the Company ”), is effective as of December 31, 2014.

 

1.           Formation . The Company has been formed as a single member limited liability company pursuant to and in accordance with the Delaware Limited Liability Company Act, 6 Del. C § 18-101, et seq., as it may be amended from time to time (the Act ”), by the filing of the Certificate of Formation of the Company (the Certificate ”) with the Secretary of State of the State of Delaware on September 21, 2012. The rights and obligations of the Member (as defined below) and the administration and termination of the Company shall be governed by this Agreement and the Act. In the event of any inconsistency between any terms and conditions contained in this Agreement and any non-mandatory provisions of the Act, the terms and conditions contained in this Agreement shall govern.

 

2.           Name . The name of the Company is “23Hundred, LLC”

 

3.           Member . BR Stonehenge 23Hundred JV, LLC, a Delaware limited liability company (the Member ”) is the sole member of the Company.

 

4.           Registered Office and Agent . The registered office and registered agent of the Company in the State of Delaware shall be as the Company designates on its. Certificate of Formation filed with the Secretary of State of the State of Delaware, as such Certificate may be amended from time to time. The Company may have such other offices as the Member may designate from time to time. The mailing address and principal business office of the Company shall be c/o Bluerock Real Estate, LLC, 712 Fifth Avenue, 9 th Floor, New York, New York 10019.

 

5.           Purpose . The purpose of the Company is to engage in any and all lawful businesses or activities in which a limited liability company may be engaged under applicable law.

 

6.           Management . The Member shall be authorized to make all decisions and to take all actions it determines necessary, advisable or desirable relating to the business, affairs, investments, and properties of the Company including, without limitation, the formation of or investment in such subsidiary or affiliate companies of the Company as it determines advisable or desirable. Further, the Member shall cause the Company to comply with the Lender Requirements set forth on Exhibit A attached hereto and by reference made a part hereof.

 

1  

 

  

7.           Officers . The Member may delegate its authority to act on behalf of the Company and to manage the business affairs of the Company to one or more officers of the Company appointed by the Member. The Member may from time to time create offices of the Company, designate the powers that may be exercised by such office, and appoint, authorize and empower any person as an officer of the Company (“ Officer ”) to direct such office. The offices of the Company and the Officers of the Company serving in such offices are set forth on Annex 1 which is attached hereto and made a part hereof. The Member may remove any Officer at any time and may create, empower and appoint such other Officers of the. Company as the Member may deem necessary or advisable to manage the day-to-day business affairs of the Company. To the extent delegated by the Member, the Officers shall have the authority to act on behalf of, bind and execute and deliver documents in the name of and on behalf of the Company. No such delegation shall cause the Member to cease to be a member. Except as otherwise expressly provided in this Agreement or required by any non-waivable provision of the Act or other applicable law, no person other than the Member and such Officers designated by the Member shall have any right, power, or authority to transact any business in the name of the Company or to act for or on behalf of or to bind the Company.

 

8.           Capital Contributions . The Member may make capital contributions to the Company from time to time, but shall not be required to make any capital contributions.

 

9.           Allocations; Distributions . Each item of income, gain, loss, deduction and credit of the Company shall be allocated 100% to the Member and will be recorded by the Member directly. Each distribution of cash or other property by the Company shall be made 100% to the Member. Distributions shall be made to the Member at the times and in the amounts determined by the Member. For so long as the Company has one (1) member, the Company shall be, solely for tax purposes, disregarded as a separate entity, and all Company assets will be reflected on the Member’s balance sheet.

 

10.          Limited Liability of the Member . The Member shall have no liability for obligations or liabilities of the Company unless such obligations or liabilities are expressly assumed by the Member in writing.

 

11.          Indemnification . The Member and each person who is or has agreed to become an Officer of the Company, or each such person who serves or has agreed to serve at the request of the Company as a director or officer of another corporation, limited liability company, partnership, joint venture, trust or other enterprise (including the heirs, executors, administrators or estate of such person), shall be indemnified by the Company to the fullest extent permitted by the Act or any other applicable laws as now or hereafter in effect. The right to indemnification conferred in this Section 11 shall include the right to be paid by the Company the expenses incurred in defending or otherwise participating in any proceeding in advance of its final disposition. Without limiting the generality or effect of the foregoing, the Company may enter into one or more agreements with any person which provide for indemnification greater or different than that provided in this Section 11. Notwithstanding the foregoing, this indemnity shall not apply to actions brought or threatened by an Officer or which constitute simple negligence (except as provided in the succeeding sentence), gross negligence, willful misconduct or bad faith, or involving a breach of this Agreement. This indemnity shall apply to actions constituting simple negligence, but only to the extent that the Company actually receives payment of the proceeds of insurance covering the liability of the Company for such negligence. The Company may purchase and maintain insurance to protect itself, the Member and any Officer, employee or agent of the Company, whether or not the Company would have the power to indemnify such party under this Section 11. This indemnification obligation shall be limited to the assets of Company and no Member shall be required to make a capital contribution in respect thereof.

 

2  

 

  

12.          Dissolution . The Company shall dissolve and its business and affairs shall be wound up upon the written consent of the Member or the entry of a decree of judicial dissolution under § 18-802 of the Act. Upon the dissolution of the Company, the affairs of the Company shall be liquidated forthwith. The assets of the Company shall be used first to pay or provide for the payment of all of the debts of the Company, with the balance being distributed to the Member.

 

13.          Assignment . The Member may assign in whole or in part its limited liability company interest in the Company.

 

14.          Admission of Additional Members . The Member may admit additional members in its discretion.

 

15.          Amendment . This Agreement may be amended or modified from time to time only by a written instrument executed by the Member.

 

16.          No Third-Party Beneficiaries . None of the provisions of this Agreement shall be for the benefit of or enforceable by any creditor of the Company or by any creditor of the Member.

 

17.          GOVERNING LAW .     THIS AGREEMENT SHALL BE CONSTRUED IN ACCORDANCE WITH, AND GOVERNED BY, THE LAWS OF THE STATE OF DELAWARE WITHOUT GIVING EFFECT TO ANY CHOICE OR CONFLICT OF LAW PROVISION OR RULE (WHETHER OF THE STATE OF DELAWARE OR ANY OTHER JURISDICTION) THAT WOULD CAUSE THE APPLICATION OF THE LAWS OF ANY JURISDICTION OTHER THAN THE STATE OF DELAWARE.

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK

 

SIGNATURE PAGE FOLLOWS

 

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SIGNATURE PAGE TO
AMENDED AND RESTATED LIMITED LIABILITY COMPANY AGREEMENT

 

IN WITNESS WHEREOF , the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBER:
   
  BR STONEHENGE 23HUNDRED JV, LLC , a Delaware limited liability
company, its Sole Member
           
    By: BR Berry Hill Managing Member, LLC, a Delaware limited
liability company, its Member and Manager
           
      By: BEMT Berry Hill, LLC, a Delaware limited liability
company, its Member and Manager
           
        By:

Bluerock Residential Holdings, LP, a Delaware

limited partnership, as its Member

           
          By: Bluerock Residential Growth REIT, Inc., a
Maryland corporation, its General Partner
             
            By: /s/ Michael L. Konig
              Michael L. Konig, Senior Vice President
and Chief Operating Officer

 

4  

 

  

EXHIBIT A

 

LENDER REQUIREMENTS

 

1.             General . Notwithstanding anything in this Agreement to the contrary, unless and until that certain loan (the “ Loan ”) from Fifth Third Bank (together with its successors and assigns, the “ Lender ”) to the Company, in the original principal amount of $23,569,000.00 dated October 12, 2012, evidenced and secured by certain loan documents (“ Loan Documents ”) including, without limitation, a deed of trust (the “ Loan Documents ”) encumbering the real property commonly known as 23Hundred At Berry Hill located at 2300 Franklin Pike, Nashville Davidson County, Tennessee, together with related personal property (collectively, the “ Property ”), has been paid in full in accordance with the terms and provisions of such Loan Documents and other Loan Documents, the following provisions apply:

 

2.             Limited Purpose . The Company is organized solely to acquire, improve, lease, operate, manage, own, hold for investment and sell or otherwise dispose of the Property and to engage in any and all other activities as may be necessary in connection with the foregoing. The Company shall engage in no other business, it shall have no other purpose, it shall not own or acquire any real or personal property or in the furtherance of the purposes of the Company as stated herein, and it shall not incur, create, or assume any indebtedness or liabilities, secured or unsecured, direct or contingent, other than (i) the Loan and (ii) unsecured indebtedness that represents trade payables or accrued expenses occurring in the normal course of business of owning and operating the Property.

 

3.             Prohibited Actions . The Company shall not:

 

(a)          take any “ Bankruptcy Action ” which is defined as:

 

(i)          Commencing any case, proceeding or other action on behalf of the Company or otherwise seek relied under any existing or future law of any jurisdiction relating to bankruptcy, insolvency, reorganization or relief of debtors;

 

(ii)         Instituting proceedings to have the Company adjudicated as bankrupt or insolvent;

 

(iii)        Consenting to the institution of bankruptcy or insolvency proceedings against the Company;

 

(iv)        Filing a petition or consenting to a petition seeking reorganization, arrangement, adjustment, winding-up, dissolution, composition, liquidation or other relief of its debts on behalf of the Company under any federal or state law relating to bankruptcy;

 

(v)         Seeking or consenting to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian or any similar official of the Company or a substantial portion of its assets or properties;

 

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(vi)        Admitting in writing the Company’s inability to pay debts generally as they become due;

 

(vii)       Making any assignment for the benefit of the Company’s creditors; or

 

(viii)      Taking any action in furtherance of the foregoing.

 

(b)          dissolve, liquidate or terminate in whole or in part, or consolidate with or merge into any person or entity, or sell, transfer or otherwise dispose of or encumber all or substantially all of its assets, or change its legal structure;

 

(c)          amend the Agreement, articles of organization, or any other formation or organizational document unless (i) Lender consents to such amendment and (ii) following any securitization of the Loan, the applicable rating agencies confirm in writing that such change will not result in the qualification, withdrawal or downgrade of any securities ratings;

 

(d)          fail to preserve its existence as an entity duly organized, validly existing and in good standing (if required) under the applicable laws of the jurisdiction of its organization or formation;

 

(e)          terminate or fail to comply with the provisions of its organizational documents; or

 

(f)          engage in any business or activity that is inconsistent with any way with the purposes of the Company as set forth above.

 

4.             Separateness Covenants . The Company shall at all times:

 

(a)          not commingle its assets with those of any other entity;

 

(b)          hold its assets in its own name;

 

(c)          conduct its own business in its own name;

 

(d)          maintain its bank accounts, books, records and financial statements in accordance with generally accepted accounting principles, keep such bank accounts, books, records and financial statements separate from those of any other person or entity, and not permit the listing of its assets on the financial statements of any other person or entity;

 

(e)          maintain its books, records, resolutions and agreements as official records;

 

(f)          pay its own liabilities out of its own funds;

 

(g)          maintain adequate capital in light of its contemplated business operations; provided, however, in no event shall any member of Company be required to contribute capital to Company in order to satisfy this provision, nor shall Company be deemed to be in violation of this provision of there is insufficient revenue from the Property to maintain the normal obligations of Company;

 

(h)          observe all limited liability company and other organizational formalities;

 

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(i)          maintain an arm’s-length relationship with Affiliates and enter into transactions with Affiliates only on a commercially reasonable basis;

 

(j)          pay the salaries of only its own employees and maintain a sufficient number of employees in light of contemplated business operations;

 

(k)         not guarantee or become obligated for the debts of any other entity or hold out its credit as being available to satisfy the obligations of others;

 

(l)          not acquire the obligations or securities of its Affiliates or owners, including partners, members or shareholders;

 

(m)        not make loans or advances to any other person or entity;

 

(n)         allocate fairly and reasonably any overhead for shared office space;

 

(o)         use separate stationery, invoices and checks;

 

(p)         file its own tax returns (unless prohibited by applicable laws from doing so);

 

(q)         not pledge its assets for the benefit of any other person or entity;

 

(r)          hold itself out as a separate entity, and not fail to correct any known misunderstanding regarding its separate identity;

 

(s)         not identify itself as a division or subsidiary or any other entity;

 

(t)          not maintain its assets in such a manner that will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other person or entity; and

 

(u)         observe the single purpose entity and separateness covenants and requirements set forth in the Loan Documents.

 

5.            Standards Governing Actions . To the fullest extent permitted by applicable law, the Members shall at all times take into account the interests of the Company’s creditors as well as the interests of its Members with all matters subject to the consideration of the vote of the Members.

 

6.            Subordination of Indemnification . Any obligations of the Company to indemnify its Members are hereby fully subordinated to its obligations respecting the Property and shall not constitute a claim against the Company in the event that cash flow in excess of amounts required to pay holders of any debt pertaining to the Property is insufficient to pay such obligations.

 

7.            Priority of Distributions . The Company’s assets shall be utilized at all times to satisfy fully any and all of the Company’s obligations and liabilities to Lender in accordance with the Loan Documents and other Loan Documents prior to paying or distributing any of such proceeds to satisfy other obligations or liabilities of the Company.

 

8.            Definitions . As used herein, the following terms shall have the meanings set forth herein:

 

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(a)          “Affiliate” means a person or entity that directly or indirectly (through one or more intermediaries) controls, is controlled by, or is under the common control of or with, the person or entity specified;

 

(b)          “control” means (i) whether directly or indirectly, ownership or control of the power to vote ten percent (10%) or more of the outstanding equity interests of any such entity, (ii) the control of any manner of the election of more than one director or trustee (or persons exercising similar functions) of such entity, or (iii) the possession of the power to direct or cause the direction of the management and/or policies of such entity, whether through the ownership of voting securities, by contract, or otherwise;

 

(c)          “person” means any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization of government or any agency or political subdivision thereof.

 

9.            Conflicting Provisions . To the extent any of the provisions of this Exhibit A conflict with any other provisions of this Agreement or any other organizational or formation document of the Company, the provisions of Exhibit A shall control.

 

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ANNEX 1

 

Officers

 

None.

 

 

 

Exhibit 10.170

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR SOUTHSIDE Member, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

 

 

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR SOUTHSIDE Member, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

THE UNITS HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “ SECURITIES ACT ”) OR UNDER THE SECURITIES LAWS OF ANY STATE AND ARE BEING OFFERED AND SOLD IN RELIANCE ON EXEMPTIONS FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND SUCH LAWS. THE UNITS HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND EXCHANGE COMMISSION, ANY STATE SECURITIES COMMISSION, OR ANY OTHER REGULATORY AUTHORITY. ACCORDINGLY, THESE SECURITIES MAY NOT BE RESOLD OR OTHERWISE TRANSFERRED OR CONVEYED IN THE ABSENCE OF REGISTRATION OF THE SAME PURSUANT TO THE APPLICABLE SECURITIES LAWS UNLESS AN OPINION OF COUNSEL SATISFACTORY TO THE COMPANY IS FIRST OBTAINED THAT SUCH REGISTRATION IS NOT THEN NECESSARY. ANY TRANSFER CONTRARY HERETO SHALL BE VOID.

 

THIS LIMITED LIABILITY COMPANY AGREEMENT OF BR SOUTHSIDE Member, LLC (herein referred to as the “ Agreement ”), is made and entered into as of December 22, 2014 (the “Effective Date”), by and among BRG Southside, LLC , a Delaware limited liability company, as the Class A Member (“ BRG ”), and Bluerock Special Opportunity + Income Fund II, LLC , a Delaware limited liability company (“ SOIF II ”), and Bluerock Special Opportunity + Income Fund III, LLC , a Delaware limited liability company (“ SOIF III ”), as the Class B Members (BRG, SOIF II and SOIF III, together with any additional members hereinafter admitted, are referred to as the “ Members ”).

 

RECITALS

 

A.          The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the “ Act ”) on December 22, 2014.

 

B.          The Company was formed to hold a membership interest in the Company Subsidiary (as defined below) (the “ Subsidiary Interest ”).

 

C.          The Company Subsidiary currently holds (or will as of closing of the acquisition of the ground leasehold hold) a ground leasehold interest in the Property (as defined below).

 

D.          The Members desire to set forth their agreement and understanding with respect to the operation of the Company as a Delaware limited liability company from and after the date hereof.

 

 

 

  

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned Members hereby covenant and agree as follows:

 

ARTICLE 1

 

DEFINITIONS

 

For purposes of this Agreement, the following terms have the meanings set forth below:

 

1.1          “ Accountant ” shall mean the certified public accounting firm that, from time to time, represents the Company.

 

1.2           “ Act ” has the meaning set forth in the preamble to this Agreement.

 

1.3          “ Additional Capital Contributions ” shall have the meaning set forth in Section 5.3 .

 

1.4          “ Adjustment Period ” shall mean a period of time as follows: The first Adjustment Period shall commence on the date hereof and each succeeding Adjustment Period shall commence on the date immediately following the last day of the immediately preceding Adjustment Period; each Adjustment Period shall end on the earliest to occur after the commencement of such Adjustment Period of (i) the last day of each Fiscal Year as now exists or as may, from time to time, be selected by the Manager, (ii) a Capital Date, (iii) the day immediately preceding the date of the “liquidation” of a Member’s Membership Interest in the Company (within the meaning of Section 1.704-1(b)(2)(ii)(g) of the Treasury Regulations), (iv) the day immediately preceding the date of an increase in the Membership Interest of a Member, or (v) the date on which the Company is terminated under Article 3 or Section 12.1 of this Agreement.

 

1.5          “ Affiliate ” shall mean (i) any Entity more than five percent (5%) of the issued and outstanding stock of which, or more than five percent (5%) interest in which, is owned, directly or indirectly, by any Member or (ii) any Entity that now or hereafter owns, directly or indirectly, more than a ten percent (10%) interest in the Company or in any Member or (iii) any Entity who is an agent, trustee, officer, director, employee, member or shareholder or member of the family (or any member of the family of any agent, trustee, officer, director, employee, partner, member or shareholder) of the Company or of any Member or (iv) any Entity that, directly or indirectly, through one or more intermediaries, controls, or is controlled by, or is under common control with, the Company or any Member. The term “control” (including the terms “controlled by” and “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of an Entity, whether through the ownership of voting securities, by contract or otherwise. The term “family” shall be deemed to include spouses, children, parents, brothers and sisters, and the spouse, children, parents, brothers and sisters of such spouse’s children, parents, brothers and sisters.

 

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1.6          “ Agreement ” shall mean this Limited Liability Company Agreement of BR Southside Member, LLC, as it now exists and as it may from time to time hereafter be amended, restated or supplemented or otherwise modified from time to time.

 

1.7          “ Annual Financial Statements ” shall have the same meaning as set forth in Section 13.3 hereof.

 

1.8          “ Bankruptcy ” means, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if one hundred twenty (120) days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within ninety (90) days after the appointment without such Person’s consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within ninety (90) days after the expiration of any such stay, the appointment is not vacated.

 

1.9          “ Basic Documents ” means the (a) documents to be executed by the Company Subsidiary in favor of the Lender as of the closing of the Loan, and all documents and certificates contemplated thereby or delivered in connection therewith; and (b) all similar documentation required by and delivered to any successor Lender and/or Mortgagee.

 

1.10         “ Benefit Plan Investor ” means (i) any “employee benefit plan” as defined by the Employee Retirement Income Security Act of 1974, as amended (“ ERISA ”), regardless of whether it is subject to ERISA, (ii) any plan as defined in Section 4975 of the IRC, and (iii) any entity deemed for any purpose of ERISA or Section 4975 of the IRC to hold assets of any such employee benefit plan or plan due to investments made in such entity by such employee benefit plans and plans.

 

1.11         “ BGF ” shall mean Bluerock Growth Fund, LLC, a Delaware limited liability company.

 

1.12         “ BGF II ” shall mean Bluerock Growth Fund II, LLC, a Delaware limited liability company.

 

1.13         “ BRG ” shall have the meaning set forth in the introductory paragraph above.

 

1.14         “ Budgeted Development Capital Calls ” shall have the meaning as set forth in Section 5.3(a).

 

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1.15         “ Capital Accounts ” shall mean the capital accounts established by the Company for each Member pursuant to Section 5.5 hereof. Capital Accounts shall be determined and maintained throughout the full term of the Company for each Member in accordance with the rules of this definition. The balance of each Member’s Capital Account, as of any particular date, shall be an amount equal to the sum of the following:

 

(a)          The cumulative amount of cash and the value of all other property that has been contributed to the capital of the Company by such Member as a Capital Contribution; plus

 

(b)          The cumulative amount of the Company’s Net Profit and Gain that has been allocated to such Member hereunder; minus

 

(c)          The cumulative amount of the Company’s Net Loss and Loss that has been allocated to such Member hereunder; and minus

 

(d)          The cumulative amount of cash and the agreed upon value of all other property that has been distributed by the Company to such Member (other than in repayment of any loans).

 

A Member’s Capital Account shall also be increased or decreased to reflect any items described in Section 1.704-1(b)(2)(iv) of the Treasury Regulations that are required to be reflected in such Member’s Capital Account and that are not otherwise taken into account in computing such Capital Account under this definition.

 

1.16         “ Capital Contributions ” shall mean all amounts paid by a Member for its Membership Interests and any Additional Capital Contributions or Class A Priority Capital Contributions made by a Member.

 

1.17         “ Capital Date ” means the date on which any Gain or Loss is recognized by the Company.

 

1.18         “ Capital Transaction ” shall mean any (i) direct or indirect sale or other disposition of the Property or substantially all of the assets of the Company (including the Subsidiary Interest or the Property) outside the ordinary and customary course of business, (ii) payment, on account of a casualty, for the Property or Subsidiary Interest, or substantially all of the assets of the Company or Company Subsidiary to the extent such assets are not replaced or repaired, (iii) refinancing of any indebtedness incurred by the Company or the Company Subsidiary, including the Obligations, and (iv) similar items or transactions relating to the Property or the Subsidiary Interest, or substantially all of the assets of the Company or the Company Subsidiary, the proceeds of which under generally accepted accounting principles are deemed attributable to capital.

 

1.19         “ Cash Flow From Operations ” shall mean, for a given period, the amount of cash received by the Company from the Company Subsidiary other than on account of a Capital Transaction, minus administrative expenses of the Company, all determined in accordance with cash basis accounting principles, consistently applied.

 

1.20         “ Certificate of Formation ” means the Certificate of Formation of the Company filed with the Secretary of State of the State of Delaware on December 22, 2014, as amended or amended and restated from time to time.

 

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1.21         “ Class A Capital Commitment ” shall mean the amount of the Capital Contribution committed to be made by the Class A Member (including the projected amount of the Class A Preferred Reserve that will be required of the Company), exclusive of any Class A Priority Capital Contribution, as set forth on Schedule I . The Class A Capital Commitment represents the total amount of projected capital, together with the Class B Members’ initial Capital Contributions, that will be required of the Company by the Company Subsidiary to develop and lease-up the Project, as estimated under the Project Budget.

 

1.22         “ Class A Capital Contributions ” shall mean the amount of the Capital Contribution made by a Class A Member (including any Class A Preferred Reserve), but exclusive of any Class A Priority Capital Contribution.

 

1.23         “ Class A Mandatory Redemption Date ” shall mean that date which is the earlier of six (6) months following the maturity date of the Loan (including the exercise of any extensions, but not any refinancings thereof), or any earlier acceleration or due date thereof.

 

1.24         “ Class A Member ” means BRG and, with respect to those Units transferred from a Class A Member, any Person who has been admitted as a Substitute Member as to the Class A Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class A Member shall not be considered a Class A Member.

 

1.25         “ Class A Membership Interest ” means with respect to any Class A Member the membership interest allocated to such Class A Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class A Member is the numerator and the aggregate number of Units that are then owned by all Class A Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class A Membership Interest”.

 

1.26         “ Class A Preferred Reserve ” shall have the meaning set forth in Section 5.2.

 

1.27         “ Class A Priority Capital Contribution ” shall have the meaning set forth in Section 5.3(b).

 

1.28         “ Class A Sinking Fund ” shall have the meaning set forth in Section 6.6(a).

 

1.29         “ Class A Units ” means the Units held by the Class A Members.

 

1.30         “ Class A Unit Redemption Amount ” shall mean, as of the date of redemption of the Class A Units pursuant to Section 10.5, the sum of (i) the aggregate Net Capital Contributions of the Class A Members plus (ii) the accrued but unpaid Current Class A Return and the accrued but unpaid Priority Class A Return of the Class A Members.

 

1.31         “ Class B Member ” means each of SOIF II and SOIF III, and, with respect to those Units transferred from a Class B Member, any Person who has been admitted as a Substitute Member as to the Class B Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class B Member shall not be considered a Class B Member.

 

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1.32         “ Class B Membership Interest ” means with respect to any Class B Member the membership interest allocated to such Class B Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class B Member is the numerator and the aggregate number of Units that are then owned by all Class B Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class B Membership Interest”.

 

1.33         “ Class B Units ” means the Units held by the Class B Members.

 

1.34         “ Company ” shall refer to BR Southside Member, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.35         “ Company Subsidiary ” shall refer to BR Bellaire Blvd, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.36         “ Company Subsidiary LLC Agreement ” shall refer to the Limited Liability Company Agreement of Company Subsidiary dated as of January 9, 2015, as may be amended or restated from time to time.

 

1.37         “ Conversion Date ” shall have the meaning set forth in Section 10.4(b).

 

1.38         “ Conversion Period ” shall mean the six (6) month period of time that commences on the Conversion Trigger Date.

 

1.39         “ Conversion Right ” shall mean the Class A Member’s right to convert its Class A Units to Class B Units, as provided in Section 10.4.

 

1.40          “ Conversion Trigger Date ” shall mean the date on which seventy percent (70%) of the Project’s apartments have been leased.

 

1.41         “ Current Class A Return ” means an amount equal to the product of fifteen percent (15.0%) per annum, determined on the basis of 365 or 366 days, as the case may be, for the actual number of days in the period for which the Current Class A Return is being determined, times the sum of the Net Class A Capital Contributions, commencing on the date the initial Class A Capital Contribution is made.

 

1.42          “ Default Event ” shall have the meaning as set forth in Section 8.6(c).

 

1.43          “ Entity ” shall mean any Person or other business entity, other than an individual.

 

1.44          “ Fiscal Year ” shall mean the fiscal year of the Company as set forth in Section 13.2 hereof.

 

1.45          “ Gain ” shall mean the gain recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

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1.46         “ IRC ” shall mean the Internal Revenue Code of 1986, Title 26 of the United States Code, as the same may now or hereafter be amended.

 

1.47         “ Lender ” shall mean Bank of America, and its successors and/or assigns.

 

1.48         “ Liquidating Trustee ” shall have the meaning as set forth in Section 12.4.

 

1.49         “ Loan ” shall refer to that certain construction loan in the approximate amount of $31,557,483 to be hereafter borrowed by the Company Subsidiary, as the same will be more specifically described in the Basic Documents, including any successor in interest to the Loan.

 

1.50          “ Loss ” shall mean the loss recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

1.51          “ Majority ” means a collection of Members owning, in the aggregate, more than 50% of the Membership Interests of all Members and, in the context of voting, means a collection of Members who approve, consent to, or vote in favor of a matter before the Members and who own, in the aggregate, more than 50% of the Membership Interests of all Members entitled to vote thereon. When used in the context of a class of Membership Interests, “Majority” shall mean a collection of those class Members owning, in the aggregate, more than 50% of the Membership Interests of all Members of that class, and, in the context of voting, means a collection of class Members who approve, consent to, or vote in favor of a matter before the class Members and who own, in the aggregate, more than 50% of the class Membership Interests of all class Members entitled to vote thereon.

 

1.52         “ Management Committee ” means the management committee of the Company Subsidiary as more fully described in the Company Subsidiary LLC Agreement.

 

1.53         “ Manager ” or “ Managers ” shall mean the Person or Persons selected to be the manager or managers of the Company from time to time by either a Majority of the Class B Members or pursuant to Section 7.4 herein. The initial Managers are SOIF II and SOIF III. A Member simply by virtue of its status as a member in the Company shall not be a Manager of the Company unless so selected by a Majority of the Class B Members or pursuant to Section 7.4 herein. A Manager does not have to be a Member of the Company. The term “Manager” as used herein shall specifically mean all of the then incumbent Managers of the Company where the context requires.

 

1.54         “ Material Action ” means to file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, to institute proceedings under any applicable insolvency law, to seek any relief under any law relating to relief from debts or the protection of debtors, or consent to the institution of bankruptcy or insolvency proceedings against the Company or file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy, or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator (or other similar official) of the Company or a substantial part of its property, or make any assignment for the benefit of creditors of the Company, or admit in writing the Company’s inability to pay its debts generally as they become due, or take action in furtherance of any such action.

 

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1.55         “ Member ” or “ Members ” shall refer to the Persons listed above as Members and any other Persons who shall subsequently be admitted as Substitute Members in the Company, each in its capacity as a Member of the Company, including both Class A Members and Class B Members.

 

1.56         “ Membership Interest ” means with respect to any Member the membership interest allocated to such Member, which membership interest will be determined by using a fraction in which the number of Units owned by a Member is the numerator and the aggregate number of Units that are then outstanding is the denominator.

 

1.57         “ Minimum Gain ” shall mean, as of any particular date, an amount determined with respect to the Company on such date in accordance with Section 1.704-1(b)(4)(ii)(c) of the Treasury Regulations interpreting the IRC.

 

1.58         “ Mortgage ” means any deed to secure debt, mortgage, deed of trust, security agreement or other similar instrument at any time and from time to time constituting a lien upon, security interest in or security title to any of the assets of the Company or Company Subsidiary.

 

1.59         “ Mortgagee ” shall mean the holder of a Mortgage.

 

1.60         “ Net Cash Proceeds ” shall mean the proceeds received by the Company from a Capital Transaction less (i) any amounts retained by a Mortgagee and (ii) any costs incurred by the Company or the Company Subsidiary in connection with such Capital Transaction not paid to an Affiliate of a Member.

 

1.61         “ Net Class A Capital Contributions ” means the Class A Capital Contributions, less all distributions made to the Class A Members under Section 6.8(f).

 

1.62         “ Net Class A Priority Capital Contributions ” means the Class A Priority Capital Contributions, less all distributions made to the Class A Members under Section 6.8(d).

 

1.63         “ Net Capital Contributions ” means, with respect to any Member, its aggregate Capital Contributions less any distributions delineated as return of Capital Contributions.

 

1.64         “ Net Profit ” or “ Net Loss ” shall mean, for each Adjustment Period, the Company’s taxable income or taxable loss for such Adjustment Period, as determined under Section 703(a) of the IRC and Section 1.703-1 of the Treasury Regulations interpreting the IRC (for this purpose, all items of income, gain, loss or deduction are required to be stated separately pursuant to Section 703(a)(1) of the IRC and shall be included in taxable income or taxable loss), with the following adjustments:

 

(a)          any tax-exempt income, as described in Section 705(a)(1)(B) of the IRC, realized by the Company during such Adjustment Period shall be taken into account in computing such Net Profit or Net Loss as if it were taxable income;

 

(b)          any expenditures of the Company described in Section 705(a)(2)(B) of the IRC for such Adjustment Period, including any items treated under Section 1.704-1(b)(2)(iv)(i) of the Treasury Regulations interpreting the IRC as items described in Section 705(a)(2)(B) of the IRC, shall be taken into account in computing such Net Profit or Net Loss as if they were deductible items;

 

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(c)          any items of income, deduction, gain or loss that are specially allocated pursuant to Sections 6.4, 6.5 and 6.9 shall not be taken into account in computing Net Profit or Net Loss;

 

(d)          if the Company’s taxable income or taxable loss for such Adjustment Period, as adjusted in the manner provided above, is a positive amount, such amount shall be the Company’s Net Profit for such Adjustment Period, and if negative, such amount shall be the Company’s Net Loss for such Adjustment Period.

 

1.65         “ Obligations ” shall mean the indebtedness, liabilities and obligations of the Company or Company Subsidiary under or in connection with the Basic Documents or any related document in effect as of any date of determination.

 

1.66         “ Person ” means any individual, corporation, partnership, joint venture, limited liability company, limited liability partnership, association, joint stock company, trust, unincorporated organization or other organization, whether or not a legal entity, and any governmental authority.

 

1.67         “ Priority Class A Return ” shall have the meaning set forth in Section 5.3(b) .

 

1.68         “ Project ” means an approximately 269–unit Class A rental apartment complex to be constructed upon the Property by Company Subsidiary, as more fully described in the Company Subsidiary LLC Agreement.

 

1.69         “ Project Budget ” means the Total Project Budget as that term is used in the Company Subsidiary LLC Agreement.

 

1.70         “ Property ” shall mean that certain real property located in Houston, Texas and more fully described in the Company Subsidiary LLC Agreement in which a ground leasehold interest is held by Company Subsidiary and upon which Company Subsidiary intends to develop the Project.

 

1.71         “ Representative ” means a representative to the Management Committee.

 

1.72         “ SOIF II ” shall have the meaning set forth in the introductory paragraph above.

 

1.73         “ SOIF III ” shall have the meaning set forth in the introductory paragraph above.

 

1.74         “ Subsidiary Interest ” shall have the meaning set forth in the preamble to this Agreement.

 

1.75          “ Substitute Member ” shall mean a transferee of a Member’s Membership Interest who has complied with the requirements under Article 10 of this Agreement and is a Member of the Company.

 

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1.76         “ Tax Rate ” shall mean, for any Fiscal Year, the sum of (i) the highest then marginal income tax rate for individual taxpayers as set forth in the IRC and (ii) the highest then marginal income tax rate for individual taxpayers in effect in the State of Delaware.

 

1.77         “ Taxing Jurisdiction ” means the federal, state, local, or foreign government that collects tax, interest, or penalties, however designated, on any Member’s share of the income or gain attributable to the Company.

 

1.78         “ Treasury Regulations ” shall mean the Income Tax Regulations promulgated under the IRC, as such regulations may be amended from time to time including corresponding provisions of succeeding regulations.

 

1.79         “ Unit ” means one or more of the units of limited liability company interest, or fractional portions thereof, representing a Member’s ownership rights in the Company, classified as Class A or Class B. Except as may be specifically otherwise provided in this Agreement (e.g., Section 10.4) a Member will be issued one (1) Unit for each dollar of Capital Contributions made by such Member.

 

ARTICLE 2

 

NAME, OFFICE, REGISTERED AGENT, AND

MEMBER’S NAMES AND MAILING ADDRESSES

 

2.1           Name : The name of the limited liability company is:

 

“BR SOUTHSIDE MEMBER, LLC”

 

2.2           Principal Business Office . The address of the principal business office of the Company shall be located at 712 Fifth Avenue, 9 th Floor, New York, New York 10019, and shall also be at such other place or places as the Manager may hereafter determine.

 

2.3           Registered Office . The address of the registered office of the Company in the State of Delaware is c/o National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

2.4           Registered Agent . The name and address of the registered agent of the Company for service of process on the Company in the State of Delaware is National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

2.5           Members’ Names and Number of Units . The names and addresses of the Members, number of Class A and Class B Units owned by each Member, Class A Membership Interests, and Class B Membership Interests are set forth on Schedule I .

 

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ARTICLE 3

 

DURATION

 

The term of the Company shall commence on the date of the filing of a Certificate of Formation with the Office of the Secretary of State of the State of Delaware, and its duration shall be perpetual. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation.

 

ARTICLE 4

 

PURPOSE

 

The Company is organized for the purpose of: (i) acquiring, owning, holding, financing, hypothecating, pledging and disposing of the Subsidiary Interest; and (ii) engaging in any lawful business, purpose or activity that may be undertaken by a limited liability company organized under and governed by the Act. The Company shall possess and may exercise all of the powers and privileges granted by the Act, by any other law or by this Agreement, together with any powers incidental thereto, including such powers and privileges as are necessary or convenient to the conduct, promotion or attainment of the business, purposes or activities of the Company.

 

ARTICLE 5

 

CAPITAL CONTRIBUTIONS, MEMBERSHIP INTERESTS, ETC.

 

5.1           Admission of Member . The Members are admitted to the Company as the sole equity members of the Company upon their respective execution and delivery of a counterpart signature page to this Agreement.

 

5.2           Capital Contribution of the Members; Payment . The Members have made their respective initial Capital Contributions to the Company as set forth on Schedule I , and shall contribute such additional amounts of capital as provided in this Agreement. The Members agree that the Class A Member’s initial Capital Contributions, and each subsequent Capital Contribution pursuant to its Class A Capital Commitment, shall include an interest reserve calculated at a seven percent (7%) annual interest rate which shall be segregated by the Company from all other Capital Contributions made by the Class A Member pursuant to its Class A Capital Commitment, and from all other funds held by the Company, and shall be solely used to establish a specific reserve to the benefit of the Class A Member (the “ Class A Preferred Reserve ”). Except as otherwise provided in Sections 6.7 and 10.4(b), the funds on deposit in the Class A Preferred Reserve shall be earmarked and used specifically for the monthly draw and payment of a portion of the Current Class A Return equivalent to a 7% annualized return on all Class A Capital Contributions, and the Manager shall not have the authority to use the funds in the Class A Preferred Reserve for any other purpose without the prior written approval of the Class A Member (or if there is more than one Class A Member, Members owning a Majority of the Class A Membership Interests). Until such time as the Class A Units are redeemed or converted to Class B Units as provided in Section 10.4, the Company must at all times maintain not less than three (3) months’ worth of payments in the Class A Preferred Reserve.

 

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5.3           Additional Contributions .

 

(a)          To the extent necessary and as required of the Company by the Company Subsidiary to develop and lease-up the Project under the Project Budget, the Manager may call for additional capital from the Members, and, until such time as the Class A Member has fully funded the Class A Capital Commitment, the Class A Member shall be obligated to fund its share (based on 80% Class A Member share and 20% Class B Member share) of all such capital calls (“ Budgeted Development Capital Calls ”). If Class A Member fails to fund its share of any Budgeted Development Capital Calls within ten (10) days of written notification of the need therefor, its Current Class A Return shall be as of that date reduced to seven percent (7%) per annum. All other capital calls shall be made as and in the amount determined by the Manager, including but not limited to for the funding of any Current Class A Return after payments thereon are drawn from the Class A Preferred Reserve, Priority Class A Return, or if additional funds are required by or called for pursuant to the Company Subsidiary LLC Agreement (all such additional funds, other than Budgeted Development Capital Calls, are referred to as “ Additional Capital Contribution(s) ”). For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis as required under Sections 6.6(b) and (c), Manager shall be obligated to make a call for Additional Capital Contributions in such amounts as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in Sections 6.6(b) and (c). Additional Capital Contributions shall be solely the obligation of the Class B Members, and the Class A Member shall have no obligation to make Additional Capital Contributions. All additional funds contributed by the Class B Members shall be contributed as additional capital to the Company by the Class B Members Pro Rata as to the Class B Membership Interest (or in any such other percentages as they shall agree) within ten (10) days of written notification of the need therefor; provided, that no Additional Capital Contributions funded shall be distributed to the Members without the prior written consent of the Class A Member. Any Additional Capital Contributions made by the Class B Members will be treated on the same basis and parity as the initial Capital Contributions of the Class B Members made in accordance with Section 5.2 above.

 

(b)          If the Class B Members fail to contribute all of their share (based on 80% Class A Member share and 20% Class B Member share) of any Budgeted Development Capital Call or to make all of an Additional Capital Contribution, the Class A Member may, but shall not be obligated to, contribute as additional capital to the Company (if there is more than one Class A Member, Pro Rata as to the Class A Membership Interest (or in any such other percentages as they shall agree)) all or a portion of the amount that the Class B Members failed to fund. Any such Capital Contributions made by the Class A Member shall be referred to as the “ Class A Priority Capital Contributions. ” Any Class A Priority Capital Contributions made by the Class A Member will be treated on the same basis as its prior Capital Contributions of the Class A Member made in accordance with Section 5.2 above, except that the Current Class A Return on such Class A Priority Capital Contributions shall be twenty percent (20%) per annum (the “ Priority Class A Return ”) and the Class A Member shall have a priority return of its Priority Class A Return and Class A Priority Capital Contributions in distributions from Capital Transactions and Liquidations, as set forth in Section 6.8.

 

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(c)          Additional Capital Contributions shall be made in cash unless the Manager and Class A Member agree otherwise.

 

(d)          Except as provided in Sections 5.2, 5.3(a) and 5.3(b), no Capital Contributions may be made to the Company without the prior written consent of the Class A Member.

 

5.4           Return of Capital Contributions; Interest on Capital Contributions .

 

(a)          No Member shall have the right to withdraw his Capital Contributions or demand or receive the return of his Capital Contributions or any part thereof, except as provided in Section 10.5 with respect to the Class A Member and as otherwise provided in this Agreement.

 

(b)          The Manager shall not be liable for the return of the Capital Contributions of the Members. If and to the extent that any such return is required, such return shall be made solely from the assets of the Company.

 

(c)          The Company shall not pay interest on the Capital Contributions of any Member, except as otherwise provided in this Agreement.

 

5.5           Capital Accounts . The Capital Accounts of the Company shall be established and maintained for each Member hereunder in accordance with the federal income tax accounting practices and rules established under Section 704(b) of the IRC and the Treasury Regulations thereunder.

 

5.6           Membership Interests . The Class A Membership Interests and Class B Membership Interests in the Company are set forth on Schedule I .

 

5.7           Admission of Additional Members . The Company shall not be permitted to admit additional Members hereunder without consent of: (1) the Manager and (2)(a) the Members owning a Majority of the Membership Interests and (b) the Class A Membership Interest, to the extent outstanding. Except as expressly permitted in this Agreement, no other Person shall be admitted as a Member of the Company, and no additional interest in the Company shall be issued, without such approval of a Majority of the Membership Interests and the Class A Membership Interest.

 

ARTICLE 6

 

ALLOCATION AND DISTRIBUTION OF CERTAIN ITEMS

 

6.1           Net Profit . After giving effect to the special allocations set forth in Sections 6.4, 6.5 and 6.9, all Net Profit shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)          After giving effect to the allocations contained in Section 6.1(b), the Company’s Net Profit shall be allocated one hundred percent to the Class B Members’ Capital Accounts.

 

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(b)          To the extent Net Loss was allocated to the Members’ Capital Accounts pursuant to Section 6.2(a), then prior to making the allocations under Section 6.1(a), Net Profit shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Loss was allocated.

 

6.2           Net Loss . After giving effect to the special allocations set forth in Sections 6.4, 6.5, and 6.9, all Net Loss shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)          After giving effect to the allocations contained in Section 6.2(b), the Company’s Net Loss shall be allocated in the following manner and order of priorities:

 

(i)          First, one hundred percent (100%) to the Class B Members’ Capital Accounts until the cumulative Net Loss allocated to the Class B Members’ Capital Accounts pursuant to this Section 6.2(a)(i) equals the amount of the Class B Members’ capital contributions to the Company;

 

(ii)         Second, one hundred percent (100%) to the Class A Members’ Capital Accounts until the cumulative Net Loss allocated to the Class A Members’ Capital Accounts pursuant to this Section 6.2(a)(ii) equals the amount of the Class A Members’ capital contributions to the Company; and

 

(iii)        Third, the balance, to the Members who bear the risk of such loss or if no Members bears the risk of loss, one hundred percent (100%) to the Class B Members’ Capital Accounts.

 

(b)          To the extent Net Profit was allocated to the Members’ Capital Accounts pursuant to Section 6.1(a), then prior to making any allocations of Net Loss under Section 6.2(a), Net Loss shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Profit were allocated.

 

6.3           Composition of Special Allocation Items . Except as required otherwise under the IRC or the Regulations issued thereunder, all special allocations of income, gain or deduction made pursuant to Sections 6.4, 6.5 and 6.9 shall consist of a proportionate part of each item of gross income, gain or deduction, as the case may be, that the Company recognizes in the year such allocation is to be made.

 

6.4           Special Current Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Current Class A Return distributed to each Member pursuant to Sections 6.6(b), 6.7(a) and 6.8(e) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of income and Gain allocated to such Member pursuant to this Section 6.4 for all prior Adjustment Periods.

 

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6.5           Special Priority Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Priority Class A Return distributed to each Member pursuant to Sections 6.6(c), 6.7(b) and Section 6.8(c) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of Gain allocated to such Member pursuant to this Section 6.5 for all prior Adjustment Periods.

 

6.6           Distributions of Cash Flow From Operations . Distributions of Cash Flow From Operations shall be made monthly. Distributions made pursuant to this Section shall be made monthly to the Members in the following order of priority:

 

(a)          On and after the Class A Mandatory Redemption Date, to the Class A Members until such Class A Members have received distributions in an amount equal to the Class A Unit Redemption Amount; provided, that, if distributions of Cash Flow From Operations to be made under this Section 6.6(a) are insufficient to fully satisfy the Class A Unit Redemption Amount, all Cash Flow From Operations shall be segregated in a separate account of the Company (the “ Class A Sinking Fund ”) until such time as distributions to be made under this Section 6.6(a) plus the amounts in the Class A Sinking Fund are sufficient, and are used, to fully satisfy the Class A Unit Redemption Amount;

 

(b)          Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(b), Section 6.7(a) and Section 6.8(e);

 

(c)          Third, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(c), Section 6.7(b) and Section 6.8(c); and

 

(d)          Fourth, to the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis, Manager shall be obligated to make a call for Additional Capital Contributions in such amount as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in subsections (b) and (c) above.

 

6.7           Distributions from Class A Preferred Reserve . The Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay a portion of the unpaid Current Class A Return equivalent to a 7% annualized return on all Class A Capital Contributions; provided however , from and after the occurrence of a Default Event, the Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay any unpaid Current Class A Return and all unpaid Priority Class A Return, in the following order of priority:

 

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(a)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(b), this Section 6.7(a) and Section 6.8(e); and

 

(b)          Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(c), this Section 6.7(b) and Section 6.8(c).

 

6.8           Distributions From Capital Transactions and on Liquidations . Net Cash Proceeds in connection with Capital Transactions and/or in connection with the liquidation of the Company shall be distributed within thirty (30) days of the completion of the applicable event. Distributions made pursuant to this Section shall be made in the following amounts and order of priority:

 

(a)          To discharge the debts and obligations of the Company;

 

(b)          To fund reasonable and necessary reserves (i) as determined in good faith by the Manager and (ii) approved by the Class A Members;

 

(c)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Priority Class A Return until it is paid in full pursuant to this Section 6.8(c), Section 6.7(b) and Section 6.6(c);

 

(d)          To the Class A Members (to be shared among them, pro rata, according to their respective Net Class A Priority Capital Contributions) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective Net Class A Priority Capital Contributions until it is paid in full pursuant to this Section 6.8(d);

 

(e)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Current Class A Return until it is paid in full pursuant to this Section 6.8(e), Section 6.7(a) and Section 6.6(b);

 

(f)          To the Class A Members (to be shared among them, pro rata, according to their respective aggregate Net Class A Capital Contributions), until such Class A Members have received distributions of Net Cash Proceeds in the amount equal to their respective aggregate Net Class A Capital Contributions until they are repaid in full pursuant to this Section 6.8(f);

 

(g)          To the Class B Members pro rata, in accordance with (and in reduction of) their respective positive Capital Accounts; and

 

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(h)          To the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

6.9           Special Tax Allocations . The allocations in this Section 6.9 shall be given effect before giving effect to the allocations contained in Sections 6.1 through Section 6.5:

 

(a)          Notwithstanding any provision contained herein to the contrary, if the amount of Net Loss and Loss for any Adjustment Period that would otherwise be allocated to a Member hereunder would cause or increase a deficit balance in such Member’s Capital Account to an amount in excess of the sum of such Member’s share of Minimum Gain as of the last day of such Adjustment Period, then a proportionate part of such Net Loss and Loss equal to such excess shall be allocated proportionately first to the other Members in an amount up to, but not in excess of, the amount that would cause or increase a deficit balance in each of such Member’s Capital Accounts to an amount equal to the sum of their respective shares of Minimum Gain as of the last day of such Adjustment Period. For purposes of this Section 6.9(a), each Member’s Capital Account shall be computed as of the last day of such Adjustment Period in the manner provided in the definition of Capital Account, but shall be reduced for the items described in Section 1.704-1(b)(2)(ii)-(d)(4), (5) and (6) of the Treasury Regulations interpreting the IRC.

 

(b)          Notwithstanding any provision in this Agreement to the contrary, if any of the Members, as of the last day of any Adjustment Period, has a deficit balance in its Capital Account that exceeds the sum of its share of Minimum Gain as of such last day, then all items of income and gain of the Company (consisting of a prorata portion of each item of Company income, including gross income and Gain) for such Adjustment Period shall be allocated to such Members in the amount and in the proportions required to eliminate such excess as quickly as possible. For purposes of this Section, a Member’s Capital Account shall be computed as of the last day of an Adjustment Period in the manner provided in the definition of Capital Account, but shall be increased by any allocation of income to such Member for such Adjustment Period under Section 6.9(c).

 

(c)          Notwithstanding any provision in this Agreement to the contrary, if there is a net decrease in the Minimum Gain during any Adjustment Period, then all items of gross income and Gain of the Company for such Adjustment Period (and, if necessary, for subsequent Adjustment Periods) shall be allocated to each Member in proportion to, and to the extent of, an amount equal to the greater of (i) the portion of such Member’s share of the net decrease that is allocable to the disposition of Company property subject to one or more nonrecourse liabilities of the Company or (ii) the deficit balance in such Member’s Capital Account (determined before any allocation for such Adjustment Period) in excess of the sum of such Member’s share of the Minimum Gain as of the close of such Adjustment Period. The items required to be allocated to the Members under this Section 6.9(c) shall be determined in accordance with Section 1.704-2(f) of the Treasury Regulations.

 

(d)          Notwithstanding any other provision contained herein, any item of Company loss, deduction or IRC Section 705(a)(2)(B) expenditure that is attributable to a nonrecourse liability of the Company for which any Member bears the economic risk of loss (e.g., a Member or an Affiliate makes the nonrecourse loan to the Company) shall be allocated to the Member or Members who bear the economic risk of loss with respect to such liability to the extent required in Section 1.704-2(i) of the Treasury Regulations interpreting the IRC.

 

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6.10          Curative Allocations. The allocations set forth in Section 6.9 (the “ Regulatory Allocations ”) are intended to comply with the requirements of the Treasury Regulations. The Regulatory Allocations may not be consistent with the manner in which the Members intend to divide Company distributions. Accordingly, notwithstanding any other provision of this Article (other than the Regulatory Allocations), the Manager may make such offsetting special allocations of income, gain, loss, or deduction in whatever manner it determines appropriate so as to prevent the Regulatory Allocations from distorting the manner in which the Company’s distributions would otherwise be divided among the Members. In general, the Members anticipate that this will be accomplished by specially allocating other profit, losses, gain, and deductions among the Members so that, after such offsetting special allocations are made, the amount of each Member’s Capital Account will be, to the extent possible, equal to the Capital Account balance such Member would have had if the Regulatory Allocations were not a part of this Agreement and all Company items had been allocated to the Members solely pursuant to Sections 6.1 through 6.5.

 

6.11          IRC Section 704(c) Tax Allocations . In accordance with IRC Section 704(c) and the Treasury Regulations thereunder, income, gain, loss, and deduction with respect to any property contributed to the capital of the Company shall, solely for tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for federal income tax purposes and its fair market value. Any elections or other decisions relating to such allocations shall be made by the Manager in its sole discretion.

 

6.12          Distribution Limitations . Notwithstanding any provision to the contrary contained in this Agreement, the Company shall not be required to make a distribution to the Members on account of their interests in the Company if such distribution would violate the Act or any other applicable law or would constitute a default under any Basic Document.

 

6.13          Amounts Withheld for Taxes or Paid on Composite Returns . All amounts withheld pursuant to the IRC or any provision of any state or local tax law with respect to any payment, distribution or allocation to the Company or one or more of the Members shall be treated as amounts paid or distributed, as the case may be, to the Members for whom such amounts were withheld pursuant to this Article for all purposes under this Agreement. The Manager may allocate any such amount among the Members in any manner that is in accordance with applicable law. The Company is authorized to withhold from payments and distributions to one or more Members, or with respect to allocations to one or more Members, and to pay over to any federal, state or local government, any amounts so withheld under this Agreement, the IRC or any provisions of any other federal, state, or local law, and shall allocate any such amounts to the Members for whom such amounts were withheld. To the extent required by any provision of any state or local tax law, the Company shall file a composite tax return on behalf of one or more of its Members and shall report and pay income taxes required by law to be paid with such composite tax returns to any Taxing Jurisdiction, and any such amounts shall be treated as a distribution to the Member for whom such composite tax return is filed. The Company shall have the power and authority to determine (a) whether a Member should be included in a composite tax return required to be filed by any provision of any applicable tax law, and (b) whether the Member is subject to withholding, pursuant to this Section, on payments, distributions or allocations from the Company. A Member shall be limited to an action against the applicable Taxing Jurisdiction(s) with respect to any claims based on over-withholding or over-payment on a composite tax return, and neither the Company, nor the Manager shall have any liability to any Member with respect to any withholding or composite tax return filings or payments made pursuant to this Section.

 

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6.14          Timing of Distributions of Current Class A Return and Priority Class A Return . Distributions of Current Class A Return under Section 6.6(b) or Section 6.8(e) and Priority Class A Return under Section 6.6(c) or Section 6.8(c) will be made on a monthly basis on or before the 10 th day of each calendar month following the calendar month to which the Current Class A Return or Priority Class A Return relates. If a distribution of Current Class A Return or Priority Class A Return is not made on or before the 10 th day of a calendar month (a “ Delayed Distribution ”), the Current Class A Return and the Priority Class A Return (if any) shall be calculated by increasing the annual percentage rate therein by 3.5% from the 11 th day of such calendar month until such time as all Delayed Distributions are made.

 

ARTICLE 7

 

APPOINTMENT OF MANAGER; OBLIGATIONS, REPRESENTATIONS AND

WARRANTIES OF THE MANAGER

 

7.1           Appointment of the Manager . Subject to Section 8.6, the business and affairs of the Company shall be managed by or under the direction of the Manager. The Manager shall hold office until such Manager’s earlier dissolution, death, resignation, expulsion or removal. Any successor Manager shall be appointed by a Majority of the Class B Membership Interest prior to the Conversion Date and by a Majority of the Membership Interest on and after the Conversion Date, unless otherwise provided in this Agreement. A Manager need not be a Member. A Member shall not be deemed to be a Manager simply by virtue of being a Member in the Company. The initial Managers designated by the Class B Members are SOIF II and SOIF III.

 

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7.2           Compensation of Manager; Removal of Manager . The Manager shall receive no compensation for serving as the Manager of the Company. The Manager shall be reimbursed for all reasonable expenses incurred in managing the Company. The Manager and Affiliates of a Member or the Manager may provide services to the Company, Company Subsidiary and the Property in addition to those contemplated to be provided by a manager and receive additional compensation therefor; provided that any fee paid by the Company or Company Subsidiary for such services shall be at rates customarily charged for similar services by Persons engaged in the same or substantially similar activities in the relevant geographical area and the provisions of each such contract shall be at least as favorable to the Company as the terms reasonably expected by the Manager to be available in an arm’s-length transaction with an independent third party and, provided further, that any such contract with an Affiliate of the Manager, Class B Members and/or their Affiliates must be approved by the Class A Members, which approval will not be unreasonably withheld, conditioned or delayed. Unless otherwise restricted by law or the Basic Documents, the Manager may resign by written notice to the Company, in which case if there are no persons or entities appointed by or willing to serve as Manager under the Class B Members, then any vacancy may be filled by the written consent of the Members owning a Majority of the Class A Membership Interests. Notwithstanding the foregoing and except as provided in Section 7.4, a Manager may not be removed or expelled as the Manager and no additional Manager may be appointed unless there is cause for removal. For purposes hereof, “cause for removal” shall mean (i) an event of default under the Loan or Basic Documents has been declared by the Lender, (ii) the assertion by the Class A Members that any action by the Manager constitutes fraud against the Company, the Company Subsidiary, the Class A Members, or the Project, (iii) the good faith assertion by the Class A Members that any action or failure to act by the Manager constitutes (or constituted) gross negligence, willful misconduct, bad faith or a material violation of law in the performance of its duties to the Company, (iv) the assertion by the Class A Members of a violation by the Manager of its fiduciary obligations to the Company, and (v) the good faith assertion by the Class A Members of any material breach by the Manager of the material terms of this Agreement; provided, however, that such alleged breach of this Agreement by the Manager described in subpart (v) has not been cured by the Manager within sixty (60) days after such time as it may be demonstrated that the Manager had actual knowledge of such alleged material breach; provided, however that if such breach cannot reasonably be cured within such sixty (60) day period and the Manager is diligently pursuing such cure, the sixty (60) day period shall be extended to ninety (90) days.

 

In the event that a “cause for removal” described in the definition of “cause for removal” above occurs, upon the giving of written notice by the Class A Members to the Manager that the Manager is replaced, then the current Manager shall be replaced by the Manager designated in such notice (the “ Class A Manager ”) and the Class A Manager shall be the sole Manager of the Company with all powers of the Manager of the Company and the initial Manager shall have no further rights as and shall immediately cease to act as Manager of the Company, and notwithstanding anything in this Agreement to the contrary, such Class A Manager may not thereafter be removed without the consent of the Class A Members.

 

7.3           Manager as Agent . To the extent of its powers set forth in this Agreement and subject to Section 8.6, the Manager is an agent of the Company for the purpose of the Company’s business, and the actions of the Manager taken in accordance with such powers set forth in this Agreement shall bind the Company.

 

7.4           Manager Following Class A Conversion Date . As of the date of closing of BRG’s exercise of its Conversion right as provided in Section 10.4 (the “ Conversion Date ”), SOIF II, SOIF III, and any then current Manager shall each and all be deemed to have automatically resigned as Managers and cease to be Managers of the Company, whereupon BRG shall become the sole Manager of the Company. Notwithstanding Section 7.2, on and after the Conversion, the Manager may only be removed by a Majority Vote of the Members for an act or omission by the Manager related to the Company constituting gross negligence or fraud causing a material diminution of value in the Company or the Subsidiary Interest.

 

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ARTICLE 8

 

STATUS OF THE MANAGER’S POWERS

AND TRANSFERABILITY OF INTERESTS

 

8.1           Control and Responsibility . Except as otherwise expressly provided herein, the Manager shall be responsible for the management of the Company business and shall have all powers conferred by law as well as those that are necessary, advisable or consistent in connection therewith. Except as otherwise provided in Section 8.6(d) as to the Class A Member, any note, contract, management agreement, deed, bill of sale, assignment, conveyance, mortgage, lease or other commitment purporting to bind the Company or any third party to any action shall be executed and delivered by the Manager on behalf of the Company and no other signature whatsoever shall be required.

 

8.2           Status of Manager’s Interests . The Manager shall not have the right to transfer or assign the interests it holds as Manager in the Company; provided, however, t o the extent that BRG or a BRG Transferee Transfers all or a portion of its Interest in accordance with Article 10 to a BRG Transferee, then after a Conversion such BRG Transferee may be appointed as an additional Manager under Section 7.1 by BRG or a BRG Transferee then holding all or a portion of an Interest without any further action or authorization by any Member. 

 

8.3           No Right to Partition . To the fullest extent permitted by law, neither the Members nor the Manager shall have the right to bring an action for partition or any sale for division against the Company or any of its properties. Except as otherwise expressly provided in this Agreement, to the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to cause the Company or any of its assets to be partitioned, to cause the appointment of a receiver for all or any portion of the assets of the Company, to compel any sale of all or any portion of the assets of the Company pursuant to any applicable law or to file a complaint or to institute any proceeding at law or in equity to cause the dissolution, liquidation, winding up or termination of the Company. To the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to reject this Agreement in any bankruptcy or insolvency proceedings relating to such Person. The Members shall not have any interest in any specific assets of the Company, and the Members shall not have the status of a creditor with respect to any distribution pursuant to Agreement. The interest of the Members in the Company is personal property.

 

8.4           Extent of Obligation . The Manager shall devote such time to the business and affairs of the Company as the Manager shall reasonably deem necessary to conduct properly such business and affairs in accordance with this Agreement and applicable law.

 

8.5           Rights and Powers . In addition to any other rights and powers that it may possess under applicable law or by virtue of this Agreement, but in any event subject to Section 8.6 hereof and the Basic Documents to the contrary, the Manager shall have the full and absolute power and authority to bind the Company and take any and all actions and do anything and everything it deems necessary or appropriate in performing its duties hereunder and shall have all rights and powers required or appropriate to its management of the Company business (and indirectly the business of the Company Subsidiary), including, but not limited to, the following specific rights and powers. If there is more than one Manager at any time, any action taken by the Managers must be agreed to by each Manager.

 

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8.6           Limitations on Authority of the Manager .

 

(a)          It is expressly understood that the Manager shall not do or perform any of the following acts on behalf of the Company without first obtaining the approval of the Members holding at least a Majority of the Membership Interests:

 

(i)          any act in contravention of this Agreement;

 

(ii)         any act that would make it impossible to carry on the ordinary business of the Company or the Company Subsidiary;

 

(iii)        confess a judgment against the Company;

 

(iv)        possess Company (or Company Subsidiary) property or assign the rights of the Company (or Company Subsidiary) in specific Company (or Company Subsidiary) property for other than Company (or Company Subsidiary) purposes;

 

(v)         admit a Person as a Manager, except as provided in Section 7.2;

 

(vi)        admit a Person as a Member except as otherwise provided herein;

 

(vii)       continue the business of the Company in contravention of Section 12.1 hereof; or

 

(viii)      cause or permit the Company to extend credit to or to make any loans or become surety, guarantor, endorser, or accommodation endorser for any Entity.

 

(b)          It is expressly understood that, without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, and subject to the Basic Documents, the Manager shall not undertake or perform any of the actions set forth in Section 8.6(a) if doing so would cause any dilution of or material adverse economic effect upon the Class A Member’s Membership Interest or its rights under this Agreement or the Company Subsidiary LLC Agreement, nor may the Manager undertake or perform any of the following acts on behalf of the Company without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, subject to the Basic Documents:

 

(i)          cause the Company to approve any Major Decision (as defined in Section 7.7 of the Company Subsidiary LLC Agreement, or any successor section thereto);

 

(ii)         cause the Company to approve any amendment to the Company Subsidiary LLC Agreement;

 

(iii)        file or consent to any filing any reorganization, receivership, insolvency, bankruptcy or other similar proceedings as to the Company or the Company Subsidiary pursuant to any federal or state law affecting debtor and creditor rights;

 

(iv)        to the fullest extent permitted by law, dissolve or liquidate the Company;

 

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(v)         distribute any cash or property of the Company other than as provided in this Agreement;

 

(vi)        merge or consolidate with any other Entity;

 

(vii)       amend, modify or alter this Agreement, except as otherwise provided herein; or

 

(viii)      cause the Company or the Company Subsidiary to consent to any REIT Prohibited Transaction, as defined in the Company Subsidiary LLC Agreement.

 

(c)          Any action or failure to act by the Manager to comply with the provisions of Sections 8.6(a) or (b), or any other breach of this Agreement by the Manager or any Class B Member, shall constitute a “ Default Event .”

 

(d)           Notwithstanding any provision herein to the contrary, on and after the Conversion Date (if applicable), any decision to be made by the Company or its Representatives on the Management Committee, or pursuant to Sections 7.7 or 12.6 of the Company Subsidiary LLC Agreement, shall only require the approval of and be subject to the direction of BRG and not any other Member of the Company;  provided further , that on and after the Conversion Date (if applicable) only BRG, and not any other Member of the Company, shall have the power and authority to exercise the powers and privileges of the Company as manager of the Company Subsidiary.

 

ARTICLE 9

 

STATUS OF MEMBERS

 

9.1           Liability . Except as otherwise provided by the Act, a Member shall not be bound by, or be personally liable for, the expenses, liabilities or obligations of the Company, solely by reason of being a member of the Company.

 

9.2           Business of the Company . Except as otherwise provided herein, a Member shall take no part in the conduct or control of the business of the Company and shall have no right or authority to act for or to bind the Company in any manner whatsoever. Whenever this Agreement provides for the approval or action of the Class B Members, unless specifically stated otherwise, such approval or action shall be made by the Class B Members owning a Majority of the Class B Membership Interest. Whenever this Agreement provides for the approval or action of the Class A Members, unless specifically stated otherwise, such approval or action shall be made by the Class A Member (or if there is more than one Class A Member, the Class A Members owning a Majority of the Class A Membership Interest).

 

9.3           Status of Member’s Interest . Except as otherwise provided in this Agreement, a Member’s Membership Interest shall be fully paid and non-assessable. No Member shall have the right to withdraw or reduce its Capital Contribution to the Company except as a result of (i) the dissolution and termination of the Company or (ii) as otherwise provided in this Agreement and in accordance with applicable law.

 

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ARTICLE 10

 

TRANSFER OF MEMBERSHIP INTEREST; CLASS A CONVERSION RIGHT AND REDEMPTION

 

10.1        Sale, Assignment, Transfer or Other Disposition of Membership Interest .

 

(a)           Prohibited Transfers . Except as otherwise provided in this Article 10, or as approved by the Manager, no Member shall have the right to sell, transfer, assign, pledge or encumber (“ Transfer ”) all or any part of its Membership Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Membership Interest (and such Transfer) shall be null and void and of no effect. Notwithstanding the foregoing, any Member shall have the right, with the consent of the other Members, at any time to pledge to a lender or creditor, directly or indirectly, all or any part of its Membership Interest in the Company for such purposes as it deems necessary in the ordinary course of its business and operations.

 

(b)           Affiliate Transfers .

 

(i)          Subject to the provisions of Section 10.1(b)(ii) hereof, and subject in each case to the prior written approval of each Member (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Membership Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Membership Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Membership Interest, such cessation shall be a non-permitted Transfer and shall be deemed  void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under the Basic Documents.

 

(ii)         Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 10.1(b)(i):

 

(a)          Any Transfer by SOIF II or a SOIF II Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of SOIF II, including but not limited to (A) BRG or any Person that is directly or indirectly owned by BRG; (B) SOIF III or any Person that is directly or indirectly owned by SOIF III; (C) BGF or any Person that is directly or indirectly owned by BGF; and/or (D) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ SOIF II Transferee ”);

 

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(b)          Any Transfer by SOIF III or a SOIF III Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of SOIF III, including but not limited to (A) BRG or any Person that is directly or indirectly owned by BRG; (B) SOIF II or any Person that is directly or indirectly owned by SOIF II; (C) BGF or any Person that is directly or indirectly owned by BGF; and/or (D) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ SOIF III Transferee ”);

 

(c)          Any Transfer by BRG or a BRG Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of BRG, including but not limited to (A) SOIF II or any Person that is directly or indirectly owned by SOIF II; (B) SOIF III or any Person that is directly or indirectly owned by SOIF III; (C) BGF or any Person that is directly or indirectly owned by BGF and/or (D) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ BRG Transferee ”);

 

provided however, as to subparagraphs (b)(ii)(a), (b), (c), (d) and (e), and as to subparagraph (b)(i), no Transfer shall be permitted and shall be  void ab initio  if it shall violate any “Transfer” provision of the Basic Documents. Upon the execution by any such SOIF II Transferee, SOIF III Transferee or BRG Transferee of such documents necessary to admit such party into the Company and to cause the SOIF II Transferee, SOIF III Transferee or BRG Transferee (as applicable) to become bound by this Agreement, the SOIF II Transferee, SOIF III Transferee or BRG Transferee (as applicable) shall become a Member, without any further action or authorization by any Member.

 

(c)           Admission of Transferee; Partial Transfers . Notwithstanding anything in this Article 10 to the contrary, no Transfer of Membership Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 10.1(c):

 

(i)          If a Member Transfers all or any portion of its Membership Interest in the Company, such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the remaining Members as may be required by applicable law or otherwise advisable; and

 

(ii)         Notwithstanding the foregoing, any Transfer or purported Transfer of any Membership Interest, whether to another Member or to a third party, shall be of no effect and  void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Membership Interest, if the Manager determines in its sole discretion that:

 

(a)          the Transfer would require registration of any Membership Interest under, or result in a violation of, any federal or state securities laws;

 

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(b)          the Transfer would result in a termination of the Company under IRC Section 708(b);

 

(c)          as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(d)          if as a result of such Transfer the aggregate value of Membership Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(e)          as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this  Section 10.1(c)(ii)(e) , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the IRC) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Manager, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation; or

 

(f)          the transferor failed to comply with the provisions of Sections 10.1(b)(i) or (ii).

 

The Manager may require the provision of a certificate as to the legal nature and composition of a proposed transferee of a Membership Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 10.1(c).

 

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10.2        Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Membership Interest in the Company permitted under the terms of this Agreement and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Article 12. No Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Membership Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

10.3        Death, Incapacity or Dissolution of a Member .

 

(a)          The death, insanity or incompetency of a Member who is an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the legally authorized personal representative of such Member shall have all the rights of a Member for the purpose of settling or managing his estate, and shall have such power as such party possessed to make an assignment of his interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

(b)          The dissolution or other cessation to exist as a legal entity of any Member that is not an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the authorized representative of such entity, possessed of the rights of such Member for the purpose of winding up, in any orderly fashion, and disposing of the business of such entity, shall have such power as such entity possessed to make an assignment of its interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

10.4        BRG Class A Conversion Right . During the Conversion Period and for so long as BRG holds Class A Units in the Company, BRG shall have the right to convert all, but not less than all, of its Class A Units into Class B Units in accordance with this Section 10.4.

 

(a)          During the Conversion Period, and so long as BRG then holds a Majority of the Class A Membership Interests, BRG may deliver a notice to the Company (a “ Conversion Notice ”) indicating that BRG is exercising its conversion right under this Section 10.4. From and after the date of the Company’s receipt of the Conversion Notice (the “ Receipt Date ”), Current Class A Return and Priority Class A Return shall cease to accrue on BRG’s Net Capital Contributions to the Company; however, BRG shall retain all other rights of a Class A Member until the Conversion Date.

 

(b)          Within one (1) day of the date of the Receipt Date of the Conversion Notice, the Company shall simultaneously issue to BRG a number of Class B Units as determined in accordance with Section 10.4(c) below (the “ Conversion Units ”), cancel all of BRG’s Class A Units, and return to BRG any remaining funds in the Class A Preferred Reserve. The date of such issuance, cancellation and return of funds shall be referred to in this Agreement as the “ Conversion Date .” From and after the Conversion Date, BRG shall cease to be a Class A Member and, if not previously admitted as a Class B Member, shall be admitted as a Class B Member with no further action required by the Company, the Manager or the Members. The Manager shall amend Schedule I as of the Conversion Date to reflect the conversion, including but not limited to an updated enumeration of all Class B Units and Membership Interests as of the Conversion Date.

 

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(c)          The number of Conversion Units to be issued to BRG on the Conversion Date shall equal the number of Class B Units that would cause the Class B Membership Interest acquired by BRG pursuant to this Section 10.4 to hold a proportional sixty nine percent (69.0%) Class B Membership Interest and a Capital Account in an amount equal to the same proportion. The foregoing conversion ratio assumes the Members have fully funded their respective initial Capital Contributions, that the Class A Capital Commitment has been fully funded, that the Project was developed and funded as provided in the Project Budget, that Additional Capital Contributions have been made by the Class B Members as projected, and that all Current Class A Returns and Priority Class A Returns have been paid.  In the event that the Class B Members’ Capital Contributions were substantially more than projected, the Members will confer and in good faith determine a commensurate conversion ratio.

 

10.5        Class A Mandatory Redemption .

 

(a)          Notwithstanding the restrictions on Transfer contained in this Article 10, but subject to the Basic Documents, the Company shall redeem all, but not less than all, of the Class A Units on the Class A Mandatory Redemption Date for payment of the Class A Unit Redemption Amount in immediately available funds to the Class A Members, unless prohibited by law, and in such event, on the earliest practicable date such redemption would not be prohibited by law; provided, however, this Section 10.5 shall not be applicable to the extent the Class A Member has exercised its Conversion Right under Section 10.4 prior to the Class A Mandatory Redemption Date.

 

(b)          Subjection to Section 10.5(a), on the Class A Mandatory Redemption Date (or earliest practicable date), upon receipt of the Class A Unit Redemption Amount, the Class A Member shall transfer its Class A Units to the Company free and clear of any and all liens, encumbrances or other restrictions and execute and acknowledge a written instrument of assignment, together with such other instruments as the Manager, in its reasonable discretion, may deem necessary or desirable to effect the Transfer to the Company of the Class A Units, all in form and substance reasonably satisfactory to the Manager.

 

(c)          Without limiting the generality of any other provision of this Agreement, following the redemption of the Class A Units, the Class A Members shall have no rights in the Company.

 

(d)          To the extent the Company does not redeem the Class A Units on the Class A Mandatory Redemption Date, the Class A Units shall continue to accrue the Current Class A Return except that the Current Class A Return shall be twenty percent (20%) per annum on and after the Class A Mandatory Redemption Date until and through the date the Class A Unit Redemption Amount is paid in full.

 

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ARTICLE 11

 

CESSATION OF A MEMBER

 

A Member shall cease to be a Member of the Company upon the assignment of all of the Member’s Membership Interest in the Company.

 

ARTICLE 12

 

DISSOLUTION AND TERMINATION OF THE COMPANY

 

12.1        Dissolution and Termination . The Company shall be dissolved, and its affairs shall be wound up upon the first to occur of the following: (i) the decision of the Manager, with the written concurrence of the Members owning more than fifty percent (50%) of the Membership Interests, that it would be in the best interest of the Company to dissolve; (ii) the termination of the legal existence of the last remaining Member of the Company or the occurrence of any other event that terminates the continued membership of the last remaining Member of the Company in the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act; (iii) the entry of a decree of judicial dissolution under the Act; or (iv) the filing by the Secretary of State of a Certificate of Dissolution. Upon the occurrence of any event that causes the last remaining Member of the Company to cease to be a Member of the Company (other than upon continuation of the Company without dissolution upon (i) an assignment by the last remaining Member of all of its Membership Interest in the Company and the admission of the transferee pursuant to Article 10, or (ii) the resignation of the last remaining Member and the admission of an additional member of the Company pursuant to Article 10), to the fullest extent permitted by law, the personal representative of such Member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such Member in the Company, agree in writing (i) to continue the Company and (ii) 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 such Member in the Company.

 

(a)          Notwithstanding any other provision of this Agreement, the Bankruptcy of a Member shall not cause such Member to cease to be a Member of the Company and upon the occurrence of such an event, the Company shall continue without dissolution.

 

(b)          In the event of dissolution, the Company shall conduct only such activities as are 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 12.2.

 

(c)          The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Members in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act.

 

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12.2        Distribution Upon Dissolution . Upon the dissolution of the Company, the Manager shall take full account of the Company assets and liabilities, the assets shall be liquidated as promptly as is consistent with obtaining fair value thereof, and the proceeds therefrom, to the extent sufficient therefor, after payment of or due provision for all debts, liabilities and obligations of the Company as required by the Act and applicable law, shall be applied and distributed in accordance with Section 6.8 hereof. In the event it becomes necessary or desirable, in the sole discretion of the Manager, to make a distribution of the Company property in kind, then such property shall be transferred and conveyed to the Members, or their assigns, so as to vest in each of them as a tenant-in-common, a percentage interest in the whole of said property equal to the percentage interest he or she would have received had the aforesaid property not been distributed in kind.

 

12.3        Time . A reasonable time, as determined by the Manager, from the date of an event of dissolution, shall be allowed for the orderly liquidation of the assets of the Company and the discharge of Company liabilities.

 

12.4        Liquidating Trustee. In the event of a dissolution of the Company, liquidation of the assets of the Company and discharge of its liabilities may, in the sole discretion of the Manager, be carried out by a liquidation trustee or receiver, who shall be selected by the Manager and shall be a bank or trust company or other person or firm having experience in managing, liquidating or otherwise handling property of the type then owned by the Company. This trustee (the “ Liquidating Trustee ”) shall not be personally liable for the debts of the Company but otherwise shall have such obligations and authorities as are given the Manager pursuant to this Agreement.

 

12.5        Statement of Termination . The Members shall be furnished by the Manager with a statement prepared, at Company expense, by the Accountant that shall set forth the assets and liabilities of the Company as of the date of complete liquidation and distribution as herein provided. Such statement shall also schedule the receipts and disbursements made with respect to the termination hereunder.

 

ARTICLE 13

 

ACCOUNTING AND REPORTS

 

13.1        Books and Records .

 

(a)          The Manager shall maintain full and accurate books of the Company, showing all receipts and expenditures, assets and liabilities, profits and losses, and all other records necessary for recording the Company’s business and affairs, including those sufficient to record the allocations and distributions provided for in Article 6 and Section 12.2 hereof. Such books and records shall be open for the inspection and examination by any Member, in person or by its duly authorized representative, at reasonable times at the offices of the Company upon prior written notice.

 

(b)          The Company books and records shall be kept in accordance with Generally Accepted Accounting Principles and any change in method shall be made by the Manager in its sole discretion.

 

13.2        Fiscal Year . The annual accounting period of the Company shall be the calendar year. The cutoff date of the accounting period shall be the last day of the calendar month.

 

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13.3         Reports . The Company shall create an internally prepared annual statement showing the revenue and expenses of the Company, the balance sheet thereof and a statement of change in cash flow at the end of each Fiscal Year (the “ Annual Financial Statements ”). The Annual Financial Statements shall be mailed to each Member within fifteen (15) days following the end of the Fiscal Year for which such statements were prepared. Each Member’s Schedule K-1 will be mailed to the Member no later than thirty (30) days after the end of each Fiscal Year of the Company. The Company shall transmit all reports received under Section 11.3.2 of the Company Subsidiary LLC Agreement to the Class A Members immediately upon the Company’s receipt of such reports.

 

13.4         Bank Accounts . All funds of the Company shall be deposited in its name in such checking and savings accounts or time certificates as shall be designated by the Manager. Withdrawals therefrom shall be made upon such signature(s) as the Manager may designate.

 

13.5         Tax Returns . In addition to the Annual Financial Statements, the Manager shall, at Company expense, cause all tax returns for the Company to be timely prepared and filed with the appropriate authorities.

 

13.6         Tax Matters . SOIF III is hereby charged with the responsibility for all tax-related matters affecting the Company and is hereby designated as the “ Tax Matters Representative ”. It shall, within ten (10) days of receipt thereof, forward to each Member a photocopy of any relevant correspondence relating to the Company received from any Federal and/or State taxing authority (the “ Taxing Authority ”). It shall, within five (5) days thereof, advise each Member in writing of the substance of any material conversation held with any representative of a Taxing Authority. Any reasonable costs incurred by the Tax Matters Representative for retaining accountants and/or attorneys on behalf of the Company in connection with any Taxing Authority audit of the Company shall be expenses of the Company. The Tax Matters Representative shall, if applicable, comply with all requirements concerning the registration of tax shelters pursuant to Section 6111 of the IRC and the Treasury Regulations thereunder, and Form 8264 (or any successor thereto), including, but not limited to, registering the Company with the Taxing Authority and furnishing to each Member any identification numbers assigned by any Taxing Authority to the Company.

 

ARTICLE 14

 

SPECIAL LIMITED POWER OF ATTORNEY

 

14.1         Grant of Power .

 

(a)          Each Member does hereby irrevocably constitute and appoint the Manager as its true and lawful attorney, in its name, place and stead, to make, execute, sign, acknowledge, swear to (where appropriate), and file or record:

 

(i)          any articles, certificates, documents or instruments (including this Agreement) that may be required to be filed by the Company under applicable laws of any jurisdiction(s) to the extent that the Manager deems such filing(s) to be necessary or required;

 

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(ii)         any and all amendments or modifications of the instruments described in subparagraph (a)(i) above; provided, that such amendments or modifications are necessary to effect the terms and intent of this Agreement, including, for example, but not limited to, the substitution of a Member, and to evidence or effect the consent, approval or acceptance of the Member to any action approved by the Member where this Agreement provides that such consent, approval or acceptance by the Member binds the Member with regard thereto;

 

(iii)        all certificates and other instruments that may be required to effect the dissolution and termination of the Company pursuant to the terms of this Agreement; and

 

(iv)        any and all consents or other instruments deemed necessary or desirable by the Manager for the admission of the Member and Substitute Members, pursuant to the terms of this Agreement;

 

(b)          It is expressly understood and intended by the Members that the grant of the foregoing powers of attorney are coupled with an interest and are irrevocable.

 

(c)          The foregoing powers of attorney are durable powers of attorney and shall not be affected by the disability, incompetency, and/or incapacity of the principal. Furthermore, the foregoing powers of attorney shall survive the death of any Member who shall die during the term of the Company.

 

(d)          The foregoing powers of attorney may be exercised by the Manager acting for any Member individually.

 

14.2         Limitation on Powers . To the fullest extent permitted by law, the foregoing power of attorney shall in no way cause a Member to be liable in any manner for the acts or omissions of the Manager.

 

14.3         Substitute Members . Each Substitute Member, upon admission to the Company, shall be deemed to have appointed, ratified and reaffirmed the appointment of the Manager as its true and lawful attorney for the purposes and on the same terms as set forth in Article 14 hereof.

 

ARTICLE 15

 

AMENDMENTS

 

(a)          Except as otherwise provided herein, this Agreement may only be amended by the unanimous written consent of all Members.

 

(b)          This Agreement shall be amended by the Manager without the consent of the Members whenever:

 

(i)          to reflect the transfer of Units, the admission of a Member, the change in any Unit, the change in the Membership Interests, or any other alteration in the matters set forth on Schedule I ; and

 

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(ii)         it is necessary or appropriate, in the opinion of counsel to Company, to satisfy the requirements of the IRC, Treasury Regulations thereunder or administrative guidelines or interpretations relating thereto, to maintain the status of partnership taxation or to satisfy the requirements of federal and/or state securities laws.

 

(c)          Notwithstanding anything herein to the contrary, no amendment shall be made to this Agreement that, in the opinion of counsel for the Company:

 

(i)          is in violation of the provisions of applicable law; or

 

(ii)         would result in the Company being treated as other than a partnership for federal income tax purposes.

 

ARTICLE 16

 

INVESTMENT REPRESENTATION

 

Each of the Members, by executing this Agreement, represents and warrants to the Company and the Manager as follows:

 

(a)          Each Member or individual executing this Agreement on behalf of an Entity that is a Member hereby represents and warrants that such Member has acquired such Member’s Membership Interest in the Company for investment solely for such Member’s own account with the intention of holding such Membership Interest for investment, without any intention of participating directly or indirectly in any distribution of any portion of such Membership Interest, including an economic interest, and without the financial participation of any other Person in acquiring such Membership Interest in the Company.

 

(b)          Each Member hereby acknowledges that such Member is aware that such Member’s Membership Interest in the Company has not been registered (i) under the Securities Act of 1933, as amended (the “ Securities Act ”), (ii) under applicable Delaware securities laws or (iii) under any other state securities laws. Each Member further understands and acknowledges that his representations and warranties contained in this Section are being relied upon by the Company as the basis for the exemption of the Members’ Membership Interests in the Company from the registration requirements of the Securities Act and from the registration requirements of applicable state securities laws. Each Member further acknowledges that the Company will not and has no obligation to recognize any sale, transfer, or assignment of all or any part of such Member’s Membership Interest, including an economic interest in the Company to any Person unless and until the provisions of this Agreement hereof have been fully satisfied.

 

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(c)          Each Member hereby acknowledges that prior to its execution of this Agreement, such Member received a copy of this Agreement and that such Member has examined this Agreement or caused this Agreement to be examined by such Member’s representative or attorney. Each Member hereby further acknowledges that such Member or such Member’s representative or attorney is familiar with this Agreement and with the Company’s business plans. Each Member acknowledges that such Member or such Member’s representative or attorney has made such inquiries and requested, received, and reviewed any additional documents necessary for such Member to make an informed investment decision and that such Member does not desire any further information or data relating to the Company. Each Member hereby acknowledges that such Member understands that the purchase of such Member’s Membership Interest in the Company is a speculative investment involving a high degree of risk and hereby represents that such Member has a net worth sufficient to bear the economic risk of such Member’s investment in the Company and to justify such Member’s investing in a highly speculative venture of this type.

 

ARTICLE 17

 

MISCELLANEOUS

 

17.1         Meetings . Meetings of the Company may be called by the Manager and shall be called by the Manager upon the written request of the Members holding at least twenty-five (25%) percent of the Membership Interests of the Company.

 

17.2         Members’ Action by Consent in Lieu of Meeting. Any action required by law to be taken at any annual or special meeting of Members, or any action which may be taken at a meeting of the Members, may be taken without a meeting, without prior notice and without a vote, if a consent in writing, setting forth the action so taken is signed by the Members having not less than the Membership Interests that would be necessary to authorize such action at a meeting at which all Members entitled to vote thereon were present and voted. Such consents shall have the same force and effect as the unanimous consent of the Members at a meeting duly held. Such consents shall be filed with the minutes of the meetings of the Members.

 

17.3         Other Ventures . Notwithstanding any duty otherwise existing at law or in equity, except as otherwise provided in this Agreement to the contrary, any of the Members, the Manager, BRG’s direct and indirect parents, SOIF II’s members, SOIF III’s members, BGF’s members, BGF II’s members or any of their Affiliates may engage in or possess an interest in other profit-seeking or business ventures of every nature and description, independently or with others, including those that may compete with the Company without any obligation to share any profits therefrom with the Company or the Members. The doctrine of corporate opportunity or any analogous doctrine, shall not apply to any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or any of their Affiliates. No Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or any of their Affiliates who acquires knowledge of a potential transaction, agreement, arrangement or other matter that may be an opportunity for the Company shall have any duty to communicate or offer such opportunity to the Company, and such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or Affiliate shall not be liable to the Company or to the other Members for breach of any fiduciary or other duty by reason of the fact that such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or Affiliate pursues or acquires for, or directs such opportunity to, another Person or does not communicate such opportunity or information to the Company. Neither the Company nor any Member shall have any rights or obligations by virtue of this Agreement or the relationship created hereby in or to such independent ventures or the income or profits or losses derived therefrom, and the pursuit of such ventures, even if competitive with the activities of the Company, shall not be deemed wrongful or improper.

 

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Nothing in this Agreement shall be deemed to preclude any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or any Affiliate of any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, or member of SOIF II, SOIF III, BGF or BGF II, from conducting its business in any manner it may elect, including, without limitation, entering into any transaction with any Person affiliated in any way with such Person, provided that no such conduct of its business shall result in a breach by such Member or Manager of its obligations under this Agreement.

 

17.4         Exculpation and Indemnification .

 

(a)          To the fullest extent permitted by applicable law, neither the Members, the Manager, SOIF II, SOIF III, BRG, direct or indirect parent of BRG, the members of SOIF II or SOIF III, nor any officer, manager, director, employee, agent or Affiliate of the foregoing (collectively, the “ Covered Persons ”) shall be liable to the Company or any other Person who is 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.

 

(b)          To the fullest extent permitted by applicable law, a Covered Person shall be entitled to indemnification from the Company for any loss, damage or claim incurred by such Covered Person 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 no Covered Person shall be entitled to be indemnified in respect of any loss, damage or claim incurred by such Covered Person by reason of such Covered Person’s gross negligence or willful misconduct with respect to such acts or omissions; provided , however , that any indemnity under this Section by the Company shall be provided out of and to the extent of Company assets only, and the Members and the Manager shall not have personal liability on account thereof; and provided , further , that so long as any Obligations are outstanding, no indemnity payment from funds of the Company (as distinct from funds from other sources, such as insurance) of any indemnity under this Section shall be payable from amounts allocable to any other Person pursuant to the Basic Documents.

 

(c)          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 Section.

 

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(d)          A Covered Person shall be fully protected in relying in good faith upon the records of the Company and upon such information, opinions, reports or statements presented to the Company by any Person as to matters the Covered Person reasonably believes are within such other Person’s professional or expert competence and who has been selected with reasonable care by or on behalf of the Company, including information, opinions, reports or statements as to the value and amount of the assets, liabilities, or any other facts pertinent to the existence and amount of assets from which distributions to the Members might properly be paid.

 

(e)          To the extent that, at law or in equity, a Covered Person has duties (including fiduciary duties) and liabilities relating thereto to the Company or any other Member, any Covered Person acting under this Agreement or otherwise shall not be liable to the Company or any Member for its good faith reliance on the provisions of this Agreement. The provisions of this Agreement, to the extent that they restrict or eliminate the duties and liabilities of a Covered Person to the Company or its members otherwise existing at law or in equity, are agreed by the parties hereto to replace such other duties and liabilities of such Covered Person.

 

(f)          Any liability of the Company shall be satisfied out of the income or assets of the Company (including the proceeds of any insurance that the Company may recover) and no Member shall have any liability with respect thereto.

 

(g)          Notwithstanding the foregoing provisions, any indemnification set forth herein shall be fully subordinate to the Loan, and to the fullest extent permitted by law, shall not constitute a claim against the Company in the event that the Company’s Cash Flow From Operations (including any additional capital contributions by the Members, if any) are insufficient to pay all of its monthly obligations to creditors.

 

(h)          The foregoing provisions of this Section shall survive any termination of this Agreement.

 

17.5         Notices . All notices under this Agreement shall be in writing, duly signed by the party giving such notice, and transmitted by registered or certified mail (and such notice shall be deemed delivered three (3) business days after deposit in the mail) or by a national overnight delivery service, such as Federal Express (and such notice will be deemed delivered the next business day after it is deposited with such delivery service) addressed as follows:

 

(a)          If given to the Company:

 

BR Southside Member, LLC

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

(b)          If given to the Manager:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

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(c)          If given to any Member, at the address set forth on Schedule I , or at such other address as any Member may hereafter designate by notice to the Company and all other Members.

 

Any party to this Agreement may change the address to which notices are to be sent in accordance with this Section by notifying the other parties hereto in writing of such new address.

 

17.6        Captions . Article and Section titles or captions contained in this Agreement are inserted only as a matter of convenience and for reference and in no way define, limit, extend or describe the scope of this Agreement or the intent of any provision hereof.

 

17.7        Identification . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and vice versa; and the masculine gender shall include the feminine and neuter genders, and vice versa. The words “include” and “including” shall be deemed to be followed by the phrase “without limitation.” The terms “herein,” “hereof” and “hereunder” and other words of similar import refer to this Agreement as a whole and not to any particular Section, paragraph or subdivision.

 

17.8        Counterparts . This Agreement may be executed in any number of counterparts and all of such counterparts shall be deemed an original and for all purposes constitute one agreement binding on the parties hereto, notwithstanding that all parties are not signatory to the same counterpart.

 

17.9        Governing Law . This Agreement shall be governed by and construed in accordance with the laws of the State of Delaware, without regard to principles of conflict of laws.

 

17.10      Members’ Competence . Anything in this Agreement to the contrary notwithstanding, no Member, or any Assignee of the Membership Interest thereof, shall be a person or organization prohibited by law from becoming such. Any assignment of an interest in the Company to any Person not meeting such standard shall be, to the fullest extent permitted by law, void and ineffectual and shall not bind the Company.

 

17.11      Binding Agreement . Except as otherwise provided herein to the contrary, this Agreement shall be binding upon and inure to the benefit of the parties hereto, their personal representatives, successors and assigns, and shall be enforceable in accordance with its terms.

 

17.12      Severability . If any provision of this Agreement shall be declared invalid or unenforceable, the remainder of this Agreement will continue in full force and effect so far as the intent of the parties can be carried out, and the parties further understand and agree that any non-waivable provision of the Act shall supersede any provision of the Agreement.

 

17.13      Entire Agreement . This Agreement constitutes the entire agreement of the parties with respect to the subject matter hereof.

 

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17.14      Benefits of Agreement; No Third-Party Rights . None of the provisions of this Agreement shall be for the benefit of or enforceable by any creditor of the Company or by any creditor of the Members. Nothing in this Agreement shall be deemed to create any right in any Person (other than Covered Persons) not a party hereto, and this Agreement shall not be construed in any respect to be a contract in whole or in part for the benefit of any third Person (other than Covered Persons).

 

17.15      Member’s Rights . In addition to all other rights and remedies that a Member may have at law and in equity, including, but not limited to, under the Act, a Member may bring any action against the Manager, another Member and/or the Company to enforce the terms and provisions of this Agreement, to obtain a judgment for damages for a breach of this Agreement, and/or to cause the Manager and/or a Member to perform its obligations under this Agreement.

 

17.16      Jurisdiction and Venue . Regardless of what venue would otherwise be permissive or required, the Members and Managers stipulate that all actions arising under or affecting this Agreement shall be brought in the appropriate city and/or county courts in the City of New York, State of New York (the “ State Courts ”) or the United States District Court for the Southern District of New York in the State of New York (the “ Federal Court ”), the Members and Managers agreeing that such forums are mutually convenient and bear a reasonable relationship to this Agreement.

 

17.17      Consent to Jurisdiction and Service of Process. The parties irrevocably submit to the jurisdiction of the State Courts and the Federal Court for the purpose of any suit, action, or other proceeding arising under or affecting this Agreement. In addition to all other proper forms of service of process, the Members and Managers hereby agree that service of process may be accomplished by providing such service in accordance with the notice provisions of Section 17.5.

 

17.18      Attorneys’ Fees . In any action or suit arising out of this Agreement, the prevailing party, as determined by the trier of fact, shall be entitled to recover from the other party its reasonable attorneys’ fees and costs incurred in such action or suit. Reasonable attorneys’ fees shall be based upon such fees actually incurred at the customary hourly rates of attorneys in the New York, New York area for the expertise required and shall not be based upon any statutory presumptions or rates.

 

17.19      Waiver of Right to Jury Trial . The Manager and Members do each hereby waive to the fullest extent of the law their right to a jury trial in regard to any matter, issue, dispute or other claim which arises out of this Agreement or the transactions contemplated by this Agreement. The Manager and each Member represent to one another that each has sought the advice of legal counsel in waiving its right to a jury trial and makes such waiver willingly and freely.

 

[SIGNATURES APPEAR ON THE IMMEDIATELY FOLLOWING PAGES]

 

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COMPANY AND MANAGER SIGNATURES

 

The Company and the Manager, agreeing to be bound by the foregoing, execute this Agreement as of the 22nd day of December, 2014.

 

  COMPANY:
   
  BR SOUTHSIDE MEMBER, LLC
     
  By: Bluerock Special Opportunity + Income Fund II, LLC, its Manager
     
    By: BR SOIF II Manager, LLC, its Manager
       
      By: /s/ Jordan Ruddy
        Jordan Ruddy, Authorized Signatory
     
  By: Bluerock Special Opportunity + Income Fund III, LLC, its Manager
     
    By: BR SOIF III Manager, LLC, its Manager
       
      By: /s/ Jordan Ruddy
        Jordan Ruddy, Authorized Signatory

 

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  MANAGERS:
   
  BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND II, LLC
     
  By: BR SOIF II Manager, LLC, its Manager
     
    By: /s/ Jordan Ruddy
      Jordan Ruddy, Authorized Signatory
     
  BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND III, LLC
     
  By: BR SOIF III Manager, LLC, its Manager
     
    By: /s/ Jordan Ruddy
      Jordan Ruddy, Authorized Signatory

 

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MEMBER SIGNATURE

 

The undersigned Member, agreeing to be bound by the foregoing executes this Agreement as of the 22 nd day of December, 2014.

 

  CLASS A MEMBER:
   
  BRG SOUTHSIDE, LLC, a Delaware limited liability company
     
  By: Bluerock Residential Holdings, LP, a Delaware limited partnership, its Sole Member
     
    By: Bluerock Multifamily Growth REIT, Inc., a Maryland corporation, its General Partner
         
      By: /s/ R. Ramin Kamfar
        R. Ramin Kamfar
      Its: Chief Executive Officer
         
  CLASS B MEMBERS:
   
  BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND II, LLC
   
  By: BR SOIF II Manager, LLC, its Manager
       
    By: /s/ Jordan Ruddy
      Jordan Ruddy, Authorized Signatory
       
  BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND III, LLC
   
  By: BR SOIF III Manager, LLC, its Manager
       
    By: /s/ Jordan Ruddy
      Jordan Ruddy, Authorized Signatory

 

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SCHEDULE I

 

Class A Member : BRG Southside, LLC

 

Class A Capital Commitment: $ $17,358,562 (inclusive of $3,594,669 for projected Class A Preferred Reserve)

 

Class A Initial Capital Contribution: $8,679,281 (inclusive of $1,797,334 funded into the Class A Preferred Reserve)

 

Class B Members

 

Member  

Class B

Membership

Interest

   

Initial Capital

Contribution

(cash)

 
Bluerock Special Opportunity + Income Fund II, LLC     50.0 %   $ 1,314,349 *
                 
Bluerock Special Opportunity + Income Fund III, LLC     50.0 %   $ 1,314,349 *
                 
Total     100.00 %   $ 2,628,697 *

 

*Represents one year’s worth of reserves to pay Current Class A Return and all scheduled capital commitments for first year of development.

 

 

 

 

Exhibit 10.171

 

LIMITED LIABILITY COMPANY AGREEMENT

OF

BEMT BERRY HILL, LLC

 

THIS LIMITED LIABILITY AGREEMENT (“Agreement”) of BEMT Berry Hill, LLC, a Delaware limited liability company (the “Company”), is effective as of October 18, 2012, between the Company and Bluerock Enhanced Multifamily Holdings, L.P., a Delaware limited partnership, as the sole member of the Company (the “Member”).

 

RECITALS

 

A.           The Member has caused the Company to be organized as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended and in force from time to time (the “Act”).

 

B.           The undersigned desires to execute this Agreement in order to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned hereby covenants and agrees as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMPANY

 

1.01          Purpose . The Company's purpose is to acquire, hold, invest, sell or otherwise dispose of assets which it shall from time to time own, and to engage in any and all other related business activities.

 

1.02          Powers . The Company shall have all powers of a limited liability company organized under the Act and not proscribed by the Act, its Certificate of Formation, or this Agreement.

 

1.03          Term . The term of the Company shall be perpetual unless dissolved by the sole member in accordance with the Act.

 

 

 

 

ARTICLE II

NAME AND ADDRESS OF INITIAL MEMBER

 

2.01          Name and Address . The name, address, and initial membership interest of the initial Member is as follows:

 

Name/Address Membership Interest
   
Bluerock Enhanced Multifamily Holdings, L.P., 100%
   a Delaware limited partnership  
70 East 55 th Street, 9 th Floor  
New York, New York 10022  

 

ARTICLE III

MANAGEMENT BY SOLE MEMBER

 

3.01          In General . The powers of the Company shall be exercised by, or under the authority of, and the business and affairs of the Company shall be managed under the direction of, the Member. Subject to the other provisions of this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company, including the execution of all documents, agreements, certificates, and other writings in the name of, and on behalf of, the Company.

 

3.02          Indemnification . The Company shall indemnify, defend, and hold harmless the Member (including its members, officers, directors, agents, employees, and affiliates) to the fullest extent permitted under the Act against any and all liability, damage, loss, cost, or expense (including, without limitation, attorneys’ fees) incurred by the Member arising out of any transaction or course of conduct relating to the business and affairs of the Company.

 

3.03          Elimination of Liability . In any proceeding brought in the right of the Company or by or on behalf of the Members of the Company, the damages assessed against a Member arising out of a single transaction, occurrence, or course of conduct shall not exceed one dollar, unless such member engaged in willful misconduct or a knowing violation of the criminal law.

 

3.04          Advances . Expenses (including legal fees and expenses) of the Member (including its members, officers, directors, agents, employees, and affiliates) incurred by the Member arising out of any transaction or course of conduct relating to the business and affairs of the Company may be paid by the Company in advance of the final disposition of any proceeding relating thereto.

 

ARTICLE IV

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

4.01          Member Capital Contributions . The Member, upon execution of this Agreement, shall have contributed as the Member’s initial capital contribution the cash and/or other property set forth on Exhibit A attached hereto.

 

  2  

 

 

4.02          Distributions and Allocations . All distributions of cash or other property (except upon the Company’s dissolution which shall be governed by the applicable provisions of the Act) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with his membership interest in the Company.

 

ARTICLE V

MISCELLANEOUS PROVISIONS

 

5.01          Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware without regard to conflicts of law provisions and principles thereof.

 

5.02          Amendments . No amendment or modification of this Agreement shall be effective unless approved in writing by the Member.

 

5.03          Construction . Whenever the singular is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

5.04          Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

5.05          Heirs, Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

5.06          Creditors . None of the provisions of this Agreement shall be for the benefit of, or enforceable by any creditor of, the Company or the Member.

 

  3  

 

 

The undersigned hereby agree, acknowledge, and certify that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company, effective as of the date first written above.

 

SOLE MEMBER : BLUEROCK ENHANCED MULTIFAMILY HOLDINGS,
  L.P., a Delaware limited partnership
   
  By: Bluerock Enhanced Multifamily Trust, Inc.,
    a Maryland corporation
  Its: General Partner
   
    By: /s/ Jordan B. Ruddy
    Name: Jordan B. Ruddy
    Its: President and Chief Operating Officer

 

COMPANY : BEMT BERRY HILL, LLC,
  a Delaware limited liability company
   
  By: Bluerock Enhanced Multifamily Holdings, L.P.,
  a Delaware limited partnership
  Its: Sole Member
   
  By: Bluerock Enhanced Multifamily Trust, Inc.,
  a Maryland corporation
  Its: General Partner
   
  By: /s/ Jordan B. Ruddy
  Name: Jordan B. Ruddy
  Its:  President and Chief Operating Officer

 

[Signature Page to Limited Liability Company Agreement of BEMT Berry Hill, LLC]

 

  4  

 

 

EXHIBIT A

 

Initial Capital Contribution of the Member

 

Members   Cash or Property Contributed     Amount  
Bluerock Enhanced Multifamily Holdings, L.P.         $ 100  
                 
TOTAL           $ 100  

 

  5  

 

Exhibit 10.210

 

 

 

PURCHASE AND SALE AGREEMENT
BETWEEN

AH DURHAM APARTMENTS, LLC,

a Virginia limited liability company

AS SELLER,
AND

TRIBRIDGE RESIDENTIAL, LLC,

a Georgia limited liability company

AS PURCHASER

 

As of December 1, 2014

 

 

 

Whetstone Apartments Durham, North Carolina

 

 

 

 

Table of Contents

 

    Page
ARTICLE 1 PURCHASE AND SALE l
1.1 Agreement of Purchase and Sale 1
1.2 Property Defined 2
1.3 Permitted Exceptions 2
1.4 Purchase Price 2
1.5 Payment of Purchase Price 3
1.6 Earnest Money 3
ARTICLE 2 TITLE AND SURVEY 4
2.1 Title Examination; Commitment for Title Insurance 4
2.2 Survey 4
2.3 Title Objections; Cure of Title Objections 4
2.4 Conveyance of Title 6
2.5 Pre-Closing "Gap" Title/Survey Defects 6
2.6 Seller's Covenant Not to Encumber 6
ARTICLE 3 INSPECTION PERIOD 6
3.1 Right of inspection 6
3.2 Right of Termination 8
3.3 Condition of the Property 9
ARTICLE 4 CLOSING 11
4.1 Time and Place 11
4.2 Seller's Obligations at Closing 12
4.3 Purchaser's Obligations at Closing 14
4.4 Credits and Prorations 14
4.5 Closing Costs 17
4.6 Conditions Precedent to Obligation of Purchaser 17
4.7 Conditions Precedent to Obligation of Seller 19
ARTICLE 5 REPRESENTATIONS, WARRANTIES AND COVENANTS 20
5.1 Representations and Warranties of Seller 20
5.2 Knowledge Defined 23
5.3 Survival of Seller's Representations and Warranties 23
5.4 Covenants of Seller 24
5.5 Representations and Warranties of Purchaser 28
5.6 Survival of Purchaser's Representations and Warranties 30
ARTICLE 6 DEFAULT 30
6.1 Default by Purchaser 30
6.2 Default by Seller 30
6.3 Notice of Default; Opportunity to Cure 31
6.4 Recoverable Damages 31
ARTICLE 7 RISK OF LOSS 31
7.1 Damage 31
7.2 Definition of Major Damage 32
7.3 Seller's Insurance 33
ARTICLE 8 COMMISSIONS 33
8.1 Broker's Commission 33
8.2 Representation and Indemnity 33

 

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8.3 Survival 33
ARTICLE 9 RESERVED 33
ARTICLE 10 ESCROW AGENT 33
10.1 Investment of Earnest Money 33
10.2 Payment on De1nand 34
10.3 Exculpation of Escrow Agent 34
10.4 Stakeholder 34
10.5 Interest. 35
10.6 Execution by Escrow Agent. 35
ARTICLE 11 MISCELLANEOUS 35
11.1 Assignment 35
11.2 Notices 35
11.3 Modifications 36
11.4 Calculation of Time Periods 37
11.5 Successors and Assigns 37
11.6 Entire Agreement 37
11.7 Further Assurances 37
11.8 Counterparts 37
11.9 Severability 37
11.10 Applicable Law 37
11.11 No Third Party Beneficiary 38
11.12 Schedules 38
11.13 Captions 38
11.14 Construction 38
11.15 Termination of Agreement. 38
11.16 Survival 39
11.17 Time of Essence 39
11.18 Covenant Not to Record 39
11.19 Reserved 39
11.20 Construction Matters 39
11.21 Confidentiality 40
11.22 Tax-Deferred Exchange 41

 

Schedule 1.l(a)

Legal description of the Land

 

Schedule 1.l(d)

INVENTORY OF Tangible Personal Property

 

Schedule 1.l(e)
RENT ROLL

 

Schedule 1.1 (f)

PLANS AND SPECIFICATIONS

 

  ii    

 

 

Schedule l.6(a)

ESCROW AGENT WIRING INSTRUCTIONS

 

Schedule 3.l (e)
SELLER'S DELIVERIES

 

Schedule 4.2(a)

Form of special Warranty Deed

 

EXHIBIT A

PROPERTY DESCRIPTION

 

EXHIBIT B
EXCEPTIONS

 

Exhibits to Special Warranty Deed

 

Schedule 4.2(b)

Exhibits to Bill of Sale and Assignment

 

Schedule 4.2(c)

Form of Notice to Tenants

 

EXHIBIT A

Addresses

 

Schedule 4.2(d)

Form of Seller's Closing Certificate

 

Exhibits to Seller's Closing Certificate

 

Schedule 4.2(f)
FIRPTA AFFIDAVIT

 

Schedule 5.1

SELLER'S DISCLOSURE STATEMENT

 

Schedule 5.l(j)

SCHEDULE OF SERVICE CONTRACTS

 

Schedule 5.l (k)

List of Insurance Policies

 

Schedule 5.4(b)

Leasing Guidelines

 

  iii    

 

 

Schedule 5.4(1)

PUNCHLIST HOLDBACK ESCROW AGREEMENT

 

Schedule 1l.20(b)
Construction Deliveries

 

Schedule 11.20(c)
Form of Consent

 

  iv    

 

 

PURCHASE AND SALE AGREEMENT

 

THIS PURCHASE AND SALE AGREEMENT (this "Agreement") is made as of December 1, 2014 (the "Effective Date"), by and between AH DURHAM APARTMENTS, LLC, a Virginia limited liability company ("Seller"), and TRIBRIDGE RESIDENTIAL, LLC, a Georgia limited liability company ("Purchaser"), CALLOWAY TITLE & ESCROW, L.L.C., as agent for Chicago Title Insurance Company ("Escrow Agent;" in its capacity as title insurer sometimes herein called the "Title Company").

 

WITNESSETH:

 

ARTICLE 1

 

PURCHASE AND SALE

 

1.1            Agreement of Purchase and Sale .        Subject to the terms and conditions hereinafter set forth, Seller agrees to sell and convey and Purchaser agrees to purchase the following:

 

(a)          that certain tract or parcel of land located in Raleigh, North Carolina, consisting of approximately 2.1 acres and more particularly described on Schedule 1.l (a), attached hereto and made a part hereof (the property described in this clause (a) being herein referred to collectively as the "Land");

 

(b)          all those rights, easements, hereditaments and appurtenances pertaining to the Land (whether now or hereafter existing), including (i) all right, title and interest of Seller (if any) in and to any streets, alleys or rights-of-way (whether open, closed or proposed), within or adjacent to the Land, and (ii) all right, title and interest of Seller with respect to any easements, covenants, agreements, rights, privileges, tenements, hereditaments and appurtenances that now or hereafter benefit or burden the Land (the property described in this clause (b) herein referred to collectively as the "Related Rights");

 

(c)          the buildings, structures, facilities, installations, fixtures and other improvements of every kind on the Land, including specifically, without limitation, those certain buildings and parking deck, having a street address of 501 Willard Street, Durham, North Carolina and commonly known as Whetstone Apartments (the property described in this clause (c) being herein referred to collectively as the "Improvements", and the Land, the Related Rights and the Improvements being hereinafter sometimes collectively referred to as the "Real Property");

 

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(d)          all of Seller's right, title and interest in, to and under all tangible personal property upon the Land or within the Improvements, including specifically, without limitation, appliances, equipment, furniture, furnishings, carpeting, draperies and curtains, office equipment, fitness equipment and other items of tangible personal property owned by Seller and used exclusively in connection with the ownership, use, maintenance or operation of the Land and the Improvements, and including those items of tangible personal property identified on Schedule 1.1(d) , attached hereto and incorporated herein by this reference (the property described in this clause (d) being herein referred to collectively as the "Tangible Personal Property"); provided that any property owned by the company providing management and leasing services for the Real Property is excluded from Tangible Personal Property. Seller agrees to cooperate reasonably with Purchaser to transfer any property specific computer data files in electronic format to Purchaser.

 

(e)          all of Seller's right, title and interest as landlord or lessor in, to and under all written lease agreements listed and described on Schedule 1.l(e) (the "Rent Roll") attached hereto and made a part hereof as well as under all similar agreements hereafter executed by Seller in accordance with the terms of this Agreement, pursuant to which any portion of the Land or Improvements is used or occupied by anyone other than Seller (the property described in this clause (e) being herein referred to collectively as the "Leases");

 

(f)          all of Seller's right, title and interest in, to and under (i) the Designated Service Contracts to the extent assignable (as defined in Section 5.7 of this Agreement), (ii) all assignable existing warranties and guaranties issued to or inuring to the benefit of Seller in connection with the Improvements or the Tangible Personal Property, (iii) all assignable governmental permits, licenses and approvals, if any, belonging to or inuring to the benefit of Seller and pertaining to the Real Property or the Tangible Personal Property; (iv) resident and tenant files for current residents and tenants as of the Effective Date, (v) all plans, drawings, specifications, surveys, engineering reports, and other technical information in the possession of Seller pertaining to the development and construction of the Improvements, a list of which are attached hereto as Schedule 1.1 (f) and incorporated herein by reference (as modified from time to time in accordance with Section 5.4(m)i. (as hereinafter defined "Plans and Specifications"), (vi) other non confidential and non-proprietary records owned by Seller and used in connection with the operation of the Real Property or any part thereof; (vii) all rights to use the name "Whetstone" in connection with the Real Property, and (viii) all assignable telephone numbers, social media identities such as on Facebook and Twitter associated with the Real Property and websites domain names associated solely with the Real Property including but not limited to www.whetstoneapartments.com, and (ix) the Construction Contracts (as herein defined) (the property described in this clause (f), being sometimes herein referred to collectively as the "Intangible Property").

 

1.2            Property Defined .       The Land, the Related Rights, the Improvements, the Tangible Personal Property, the Leases and the Intangible Property are hereinafter sometimes referred to collectively as the "Property."

 

1.3            Permitted Exceptions.         The Property shall be conveyed, and Purchaser shall accept the Property, subject to the matters which are, or are deemed to be, Permitted Exceptions pursuant to ARTICLE 2 hereof (herein referred to collectively as the "Permitted Exceptions").

 

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1.4            Purchase Price. Seller is to sell and Purchaser is to purchase the Property for a total purchase price of THIRTY-SIX MILLION AND NO /100 DOLLARS ($36,000,000.00) (the "Purchase Price").

 

1.5            Payment of Purchase Price . The Purchase Price as adjusted by prorations and adjustments as herein provided, shall be payable in full at Closing in cash by wire transfer of immediately available federal funds to a bank account of Escrow Agent designated by Escrow Agent in writing to Purchaser prior to the Closing ("Escrow Agent's Account"), and, as adjusted by prorations and adjustments as herein provided, shall be subsequently payable in full at Closing in cash by wire transfer of immediately available federal funds to a bank account designated by Seller in writing to Escrow Agent prior to the Closing.

 

1.6            Earnest Money

 

(a)           Within three (3) business days following the Effective Date, Purchaser shall deposit with Escrow Agent the sum of Fifty Thousand and No/00 Dollars ($50,000.00) by wire transfer of immediately available funds (the "Initial Earnest Money"). On or before the date which is three (3) business days following the expiration of the Inspection Period (as defined in Section 3.2), in the event Purchaser has not sooner terminated this Agreement in accordance with the terms hereof, Purchaser shall deposit with Escrow Agent the additional sum of Nine Hundred Fifty Thousand and No/00 Dollars ($950,000.00) by wire transfer of immediately available funds (the "Additional Earnest Money"). The Initial Earnest Money and the Additional Earnest Money, and any interest thereon pursuant to Section 10.1 shall individually and collectively be referred to herein as the "Earnest Money." The Earnest Money is consideration for the rights granted to Purchaser to purchase the Property and if Purchaser has not terminated this Agreement in accordance with Section 3.2, then the Earnest Money will be non refundable except if a Purchaser Permitted Termination Event occurs. The Earnest Money shall be applied to the Purchase Price on the Closing Date and paid to Seller through the escrow process outlined herein, or at Purchaser's election, upon release of the Purchase Price to Seller on the Closing Date, the Earnest Money shall be returned to Purchaser, and shall otherwise be held, credited, disbursed and refunded in the manner set forth herein. For purposes of this Agreement, "Purchaser Permitted Termination Event" means the termination of this Agreement by Purchaser for any of the following reasons: (i) pursuant to Section 3.2 as a result of Purchaser's inspection of the Property; (ii) pursuant to Section 2.3 as a result of a title or survey matter; (iii) pursuant to Section 4.6 if a closing condition benefiting Purchaser is not satisfied; (v) pursuant to Section 7.1 in the event of "major" damage to the Property; or (vi) pursuant to Section 6.2 in the event of a Seller default.

 

(b)          In any event, if Purchaser is entitled to have the Earnest Money returned to Purchaser pursuant to any provision of this Agreement, One Hundred and No/00 Dollars ($100.00) of the Earnest Money shall nevertheless be paid to Seller as good and sufficient consideration for entering into this Agreement. In addition, Seller acknowledges that Purchaser, in evaluating the Property and performing its due diligence investigation of the Property, will devote internal resources and incur expenses, and that such efforts and expenses of Purchaser also constitute good, valuable and sufficient consideration for this Agreement.

 

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ARTICLE 2

 

TITLE AND SURVEY

 

2.1            Title Examination; Commitment for Title Insurance. No later than three (3) business days after the Effective Date, Purchaser shall order from the Title Company a title commitment (the "Title Commitment") covering the Property along with copies of all documents and title exceptions referenced therein.

 

2.2            Survey. Seller shall deliver to Purchaser a copy of a survey of the Land (the "Existing Survey") dated August 20, 2013, prepared by Jeffrey P. Williams, Professional Land Surveyor, as part of Seller's Deliveries pursuant to Section 3.l (e). Purchaser may obtain, at Purchaser's sole cost and expense, an update to the Existing Survey (the "Updated Survey"). For purposes of the Deed to be delivered to Purchaser at the Closing, the legal description of the Property shall be the legal description attached hereto as Schedule 1.l(a) , less and except any right-of-way or other conveyances previously made by Seller. If, however, the metes and bounds description drawn from the Updated Survey reflects a legal description different from the legal description attached hereto as Schedule 1.1(a) , Seller shall also deliver a quit claim deed, at Closing, containing the legal description drawn from the Updated Survey.

 

2.3            Title Objections; Cure of Title Objections.

 

(a)          Purchaser or its attorneys shall have until the Inspection Date (the "Title Objection Deadline") to notify Seller, in writing ("Objection Letter"), of such objections as Purchaser may have to the Title Commitment (including the title exception documents referred to therein) or the Updated Survey (collectively, "Title Objections"); provided that Acceptable Encumbrances will not be asserted as or constitute Title Objections. "Acceptable Encumbrances" means those encumbrances described in the Title Commitment that Purchaser will not have the right to object to, which are limited to (i) ad valorem and other real property taxes and assessments for the year of the Closing, not yet due and payable, which will be prorated as provided for herein, (ii) Monetary Liens (defined below) that Seller will satisfy from the proceeds of the sale at Closing and have discharged of record, (iii) standard printed conditions and exclusions contained in owner's title insurance policies (iv) the rights of tenants, as tenants only, without any right to acquire any portion of the Property, under the Leases described in the Rent Roll and any new Leases entered into between the Effective Date and Closing in accordance with the terms of this Agreement and (v) any matters which are approved in writing by Purchaser or approved by Purchaser pursuant to the provisions of this Agreement. Acceptable Encumbrances and any item contained in the Title Commitment or shown on the Updated Survey which is not described in the Objection Letter and delivered to Seller on or before the Title Objection Deadline conclusively will be deemed a "Permitted Exception."

 

(b)          In the event Purchaser shall deliver to Seller an Objection Letter on or before the Title Objection Deadline, Seller shall have the right, but not the obligation, to cure any Title Objections. On or before the tenth (10th) business day following Seller's receipt of the Objection Letter ("Response Period"), Seller or its attorneys shall notify Purchaser in writing ("Response Notice") whether Seller shall cure any valid Title Objections (and Seller's failure to provide a Response Notice on or before the end of the Response Period shall be deemed an election by Seller not to cure the Title Objection).If Seller elects to cure, and provided that Purchaser shall not have terminated this Agreement in accordance with Section 3.2 hereof, then Seller shall remove, satisfy or cure the same. If Seller elects (or is deemed to have elected) not to cure any valid Title Objections specified in Purchaser's Objection Letter, then in either such case Purchaser shall have the right to elect one, but not both, of the following options, which election must in each case be made within the time period provided in paragraph (c) below:

 

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(i)          to accept a conveyance of the Property subject to the Permitted Exceptions, specifically including any Title Objection which Seller has not elected (or has been deemed to have not elected) to cure, and without reduction of the Purchase Price, in which event those Title Objections shall be deemed Permitted Exceptions; or

 

(ii)         to terminate this Agreement by sending written notice thereof to Seller, and upon delivery of such notice of termination, this Agreement shall terminate and the Earnest Money shall be returned to Purchaser in accordance with Section 1.6 of this Agreement, and thereafter neither party hereto shall have any further rights, obligations or liabilities hereunder except to the extent that any right, obligation or liability set forth herein expressly survives termination of this Agreement.

 

(c)           If Seller notifies Purchaser that Seller does not intend to attempt to cure a Title Objection, or if Seller is deemed to have elected not to cure a Title Objection, then in any such case Purchaser shall, within five (5) business days after the expiration of the Response Period ("Election Period), notify Seller in writing ("Election Notice") whether Purchaser elects to accept conveyance of the Property under clause (b)(l) above or to terminate this Agreement under clause (b)(2) above. Purchaser's failure to deliver the Election Notice within the Election Period conclusively will be deemed an election by Purchaser to accept conveyance of the Property under clause (b)(l ) above).

 

(d)          Notwithstanding anything contained herein to the contrary, regardless of whether Purchaser objects to the same, Seller shall be obligated at Closing to discharge (a) all mortgages, and (b) all mechanics' liens, judgment liens, tax liens, assessment liens or other liens affecting the Property, in each case which can be satisfied by payment of a sum certain (collectively, "Monetary Liens"). The term "mortgage" as used herein includes any mortgage, deed of trust, deed to secure debt and similar security instrument encumbering the Property or any portion thereof; the terms "discharge" and "discharged" as used herein shall mean having the Monetary Lien satisfied and cancelled of record or, in the case of Monetary Liens which are not mortgages, bonded over.

 

(e)          Notwithstanding anything contained herein to the contrary, if Seller fails to take any actions to have a Monetary Lien satisfied and cancelled of record which Seller was obligated to take under Section 2.3(d) above, or fails to cure a Title Objection that Seller indicates it would cure pursuant to Section 2.3(b) above, the same shall constitute a default by Seller hereunder, and the default provisions of Article 6 shall apply.

 

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2.4            Conveyance of Title . At Closing, Seller shall convey and transfer the Real Property to Purchaser by special warranty deed subject to all Permitted Exceptions. It shall be a condition to Purchaser's obligation to close this transaction that title to the Real Property conveyed and transferred to Purchaser shall be such title to the Real Property as will enable the Title Company to issue to Purchaser an extended coverage American Land Title Association (ALTA) Form 2006 Owner's Policy of Title Insurance (the "Title Policy") covering the Real Property, in the full amount of the Purchase Price, subject to all Permitted Exceptions.

 

2.5            Pre-Closing "Gap" Title/Survey Defects. Whether or not Purchaser shall have furnished to Seller any Objection Letter pursuant to the foregoing provisions of this Agreement, Purchaser may, at or prior to Closing, notify Seller in writing of any objections to title or survey matters having a material effect on the operation or value of the Property, as reasonably determined by Purchaser, and first appearing of record (as to title matters) or first arising (as to survey matters) between (a) the effective date of the Title Commitment or the last date of field work for the Survey and (b) the Closing Date (each a "New Matter"); provided, however, that Purchaser must identify any New Matter as a Title Objection by delivering to Seller an Objection Letter within ten (10) business days after Purchaser's first receipt of the updated Title Commitment, updated survey or other document, whichever first provides notice of the New Matter. Any New Matter which is not identified as a Title Objection by delivery of an Objection Letter by Purchaser to Seller within this ten (10) business day period conclusively will be deemed to be a Permitted Exception for all purposes under this Agreement. If Purchaser timely delivers an Objection Letter to Seller with respect to any New Matter, then, except for objections arising or resulting from Seller's breach of the covenant contained in Section 2.6 hereof, the same elections, procedures and time periods as set forth in Section 2.3 with respect to Title Objections (including, without limitation, the Response Period, the Election Period, the Cure Period and Purchaser's right to terminate this Agreement or waive the Title Objections with respect to any New Matter) also will apply to any Title Objections timely made with respect to any New Matter.

 

2.6            Seller's Covenant Not to Encumber . Seller agrees that, between the Effective Date and the Closing Date, Seller will not sell, assign, rent, convey (absolutely or as security), grant a security interest in, or otherwise encumber or dispose of, or enter into any agreements that contemplate any of the aforementioned, the Property (or any part thereof or estate therein) in any manner that will survive Closing, except as approved in writing by Purchaser or as expressly provided for in or contemplated by this Agreement.

 

ARTICLE 3

 

INSPECTION PERIOD

3.1            Right of Inspection .

 

(a)          Beginning on the Effective Date and continuing thereafter so long as this Agreement remains in full force and effect, Purchaser shall have the right to make physical inspections of the Property and to examine at such place or places at the Property, in the offices of the property manager or elsewhere as the same may be located, any operating files maintained by Seller or its property manager in connection with the leasing, maintenance, operation, condition and/or management of the Property, including, without limitation, the Leases, lease files, Service Contracts, bills, invoices, receipts and other general records relating to the income and expenses of the Property, surveys, plans and specifications, warranties for services and materials provided to the Property and similar materials, but excluding materials not directly related to the leasing, maintenance, or management of the Property such as Seller's internal memoranda, correspondence, emails, financial projections, insurance policies, operating budgets, appraisals, accounting and tax records and similar proprietary or confidential information (the "Inspections").

 

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(b)          Purchaser and its agents, representatives, contractors and consultants (collectively the "Purchaser Parties") shall have the right to enter upon the Property during regular business hours for the purpose of conducting such Inspections as Purchaser may reasonably require; provided that (i) all Inspections will be scheduled in advance with Seller with at least forty-eight (48) hours prior telephonic notice to Seller via Eric L. Smith (Phone: 757-366-4000) and (ii) at Seller's option, representatives of Seller will accompany the Purchaser Parties during any Inspections. Subject to any tenant's rights under the tenant's Lease, on request by Purchaser, Seller will arrange for entry to any occupied apartment unit by a Purchaser Party to conduct an Inspection of that occupied apartment unit not more than once prior to Closing, unless such Inspection reveals any defect or other matter requiring repair, in which event Purchaser shall have the right to re-inspect such unit to confirm that such matters have been addressed, to the extent the parties have agreed to address the defect or repair or to the extent Seller otherwise has an obligation to address the defect or repair pursuant to this Agreement. Under no circumstances will Purchaser's right of entry to the Property be interpreted as delivery of possession of the Property prior to Closing. During any Inspections, Purchaser will not cause any damage or make any physical changes to the Property. Any and all Inspections shall be done at Purchaser's sole cost and expense. Without limiting the generality of the foregoing and subject to the limitations in this Section 3.1, Purchaser shall have the right to cause its engineering consultant to perform environmental assessments upon the Property and a property condition and engineering investigation of the Property. Purchaser shall restore, or cause to be restored, the Property to the condition as existed immediately prior to any such Inspections.

 

(c)          Purchaser shall maintain at all times prior to Closing, comprehensive general liability insurance with limits of not less than One Million Dollars ($1,000,000.00) combined single limit, bodily injury, death and property damage insurance per occurrence, to cover risks of the type described in this Section 3.1. In conjunction with signing this Agreement, Purchaser will deliver to Seller (x) an ACORD 25 certificate of insurance providing evidence that this insurance is in force and naming Seller as the certificate holder and (y) an endorsement to this insurance policy naming Seller as an additional insured.

 

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(d)          Purchaser shall defend (using attorneys reasonably acceptable to Seller), indemnify and hold harmless Seller, Armada Hoffler Properties, Inc., Annada Hoffler, L.P. and their respective past, present, and future officers, directors, members, managers, partners, agents, representatives, affiliates, successors, and assigns and their respective heirs, successors and assigns (collectively, "Seller Group") from and against any and all claims, demands, fines, suits, causes of action, proceedings, orders, decrees, judgments, liabilities, losses, costs, damages and expenses (including reasonable attorneys' fees and expenses and court costs incurred in defending any such claim or in enforcing this indemnity) of whatsoever nature and by or in favor of anyone whomsoever (for purposes of this Section 3.1, individually a "Claim" and collectively, "Claims") to the extent actually incurred by Seller and caused by, arising from, resulting from, or occasioned in whole or in part by any acts or omissions of any Purchaser Party, the Construction Consultant (defined below) or their agents, contractors, employees, representatives or invitees in connection with any Inspection or exercising any rights granted to Purchaser pursuant to this Section 3.1 or any other provision of this Agreement. Notwithstanding the foregoing, Purchaser shall have no liability for pre-existing conditions upon the Real Property or for Claims which arise from the negligent or willful actions of Seller or persons acting on behalf or at the request of Seller. This Section 3.1(d) shall survive Closing or any termination of this Agreement.

 

(e)          Seller shall deliver to Purchaser the information and documents listed on Schedule 3.l(e) attached hereto ("Seller's Deliveries") as soon as practicably possible following the Effective date, but in no event later than the date which is five (5) business days following the Effective Date.

 

(f)          Purchaser will restore the Property to the condition that existed immediately prior to Purchaser's entry pursuant to this Section 3.1 promptly after any Inspection. Notwithstanding anything to the contrary contained in this Agreement, Purchaser will not perform or allow any of its agents, servants, employees, contractors or representatives to perform a Phase II environmental audit and inspection of the Property or any other form of invasive property testing without Seller's prior written consent, which may be withheld in Seller's sole and absolute discretion. Purchaser will pay for all Inspections and other due diligence surveys or reports promptly after receipt of any invoices. Purchaser will not suffer or permit the filing of any liens against the Property. If any liens are filed as a result of Purchaser's activities pursuant to this Section 3.1, Purchaser will promptly cause them to be released or otherwise eliminated from being a lien on the Property at Purchaser's sole cost. In the event the transaction contemplated by this Agreement is not closed or this Agreement is terminated for any reason whatsoever, Purchaser will remain obligated with respect to the indemnities and other obligations contained in Section 3.1.

 

3.2            Right of Termination. Seller agrees that in the event Purchaser determines, in Purchaser's sole and absolute discretion, that it does not wish to acquire the Property for any reason or no reason, then Purchaser shall have the right to terminate this Agreement by giving written notice of such termination to Seller on or before 6:00 p.m. on the date which is sixty (60) days following the later to occur of (a) the Effective Date, or (b) the date upon which Seller has delivered the Seller's Deliveries to Purchaser (the "Inspection Date"). For purposes of establishing the Inspection Date, Purchaser will acknowledge in writing to Seller receipt of Seller's Deliveries and the Inspection Date. Upon any such termination of this Agreement pursuant to Purchaser's rights under this Section 3.2 the Initial Earnest Money shall be promptly returned to Purchaser in accordance with Section 1.6 hereof, and Purchaser and Seller shall have no further rights and obligations hereunder except those indemnities and rights which expressly survive termination of this Agreement. If Purchaser fails to give Seller written notice of termination on or before the Inspection Date, then Purchaser (i) shall no longer have the right to terminate this Agreement under this Section 3.2 and (ii) subject to Purchaser's tight to terminate this Agreement due to any Purchaser Permitted Termination Event other than pursuant to Section 3.2, shall be bound to proceed to Closing and consummate the transaction contemplated hereby pursuant to the terms of this Agreement. The period commencing on the Effective Date and ending on the Inspection Date is sometimes referred to herein as the "Inspection Period."

 

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3.3            Condition of the Property .        If this Agreement is not terminated pursuant to Section 3.2, then subject to Purchaser's right to terminate this Agreement due to any Purchaser Permitted Termination Event other than pursuant to Section 3.2, the following provisions will be applicable and will survive the Closing or termination of this Agreement:

 

(a)          Purchaser acknowledges, represents, warrants and agrees to and with Seller that, except as otherwise expressly provided in this Agreement or in any document delivered by Seller to Purchaser at Closing, including, without limitation, any and all obligations, representations, warranties and indemnities provided by Seller to Purchaser in this Agreement or in any document delivered by Seller to Purchaser at Closing (collectively, "Seller's Representations"): (i) Purchaser is purchasing the Property in its existing condition: "AS IS, WHERE IS, AND WITH ALL FAULTS" with respect to all facts, circumstances, conditions and defects; (ii) Seller has no obligation to inspect for, repair or correct any such facts, circumstances, conditions or defects or to compensate Purchaser for any such items; (iii) Seller has specifically bargained for the assumption by Purchaser of all responsibility to inspect and investigate the Property and of all risk of adverse conditions and has structured the Purchase Price and other terms of this Agreement in consideration thereof; (iv) Purchaser has undertaken all inspections and investigations of the Property as Purchaser deems necessary or appropriate under the circumstances as to the condition of the Property and the suitability of the Property for Purchaser's intended use, and Purchaser is and will be relying strictly and solely on such inspections and investigations and the advice and counsel of its own consultants, agents, legal counsel and officers and Purchaser is and will be fully satisfied that the Purchase Price is fair and adequate consideration for the Property; (v) Seller is not making and has not made any warranty or representation with respect to any of Seller's Deliveries or other materials or data provided by Seller to Purchaser (whether prepared by or for Seller or others) or the education, skills, competence or diligence of the preparers thereof or the physical condition or any other aspect of all or any part of the Property as an inducement to Purchaser to enter into this Agreement and thereafter to purchase the Property or for any other purpose; and (vi) by reason of all the foregoing, Purchaser assumes the full risk of any loss or damage occasioned by any fact, circumstance, condition or defect pertaining, to the Property. Without limiting the generality of any of the foregoing, except with respect to Seller's Representations, Purchaser specifically acknowledges that Seller does not represent or in any way warrant the accuracy of any marketing information or pamphlets listing or describing the Property or any information provided by Seller to Purchaser including without limitation any information contained in any of Seller's Deliveries; and

 

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(b)          EXCEPT FOR SELLER'S REPRESENTATIONS, SELLER DISCLAIMS ALL WARRANTIES OF ANY KIND OR NATURE WHATSOEVER (INCLUDING WARRANTIES OF HABITABILITY AND FITNESS FOR PARTICULAR PURPOSES), WHETHER EXPRESS OR IMPLIED, INCLUDING, BUT NOT LIMITED TO WARRANTIES WITH RESPECT TO THE PROPERTY, TAX LIABILITIES, ZONING, LAND USE, LAND VALUE, AVAILABILITY OF ACCESS OR UTILITIES, INGRESS OR EGRESS, GOVERNMENTAL APPROVALS AND COMPLIANCES (INCLUDING COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT (OR SIMILAR LEGISLATION) AND ANY STATE LAW REQUIREMENTS), OR THE SOIL CONDITIONS OF THE LAND. PURCHASER FURTHER ACKNOWLEDGES THAT PURCHASER IS BUYING THE PROPERTY "AS IS" AND IN ITS PRESENT CONDITION AND THAT EXCEPT FOR SELLER'S REPRESENTATIONS, PURCHASER IS NOT RELYING ON ANY REPRESENTATION OR WARRANTY OF ANY KIND OR NATURE MADE BY SELLER, OR ANY OF ITS EMPLOYEES OR AGENTS OR THE SELLER GROUP WITH RESPECT, TO THE LAND OR PROPERTY, AND THAT, IN FACT, NO SUCH REPRESENTATIONS OR WARRANTIES WERE MADE EXCEPT FOR SELLER'S REPRESENTATIONS; AND

 

(c)          FURTHER AND WITHOUT IN ANY WAY LIMITING ANY OTHER PROVISION OF THIS AGREEMENT, EXCEPT FOR SELLER'S REPRESENTATIONS, SELLER MAKES NO WARRANTY WITH RESPECT TO THE PRESENCE IN, ON OR BENEATH THE REAL PROPERTY (OR ANY PARCEL IN PROXIMITY THERETO) OF HAZARDOUS MATERIALS OR SUBSTANCES WHICH ARE CATEGORIZED AS HAZARDOUS OR TOXIC UNDER ANY LOCAL, STATE OR FEDERAL LAW, STATUTE, ORDINANCE, RULE OR REGULATION PERTAINING TO ENVIRONMENTAL OR SUBSTANCE REGULATION, CONTAMINATION, CLEANUP OR DISCLOSURE. BY ACCEPTANCE OF THIS AGREEMENT AND THE DEED, PURCHASER ACKNOWLEDGES THAT PURCHASER'S OPPORTUNITY FOR INSPECTION AND INVESTIGATION OF THE REAL PROPERTY (AND OTHER PARCELS IN PROXIMITY THERETO), ALONG WITH SELLER'S REPRESENTATIONS, HAVE BEEN ADEQUATE TO ENABLE PURCHASER TO MAKE PURCHASER'S OWN DETERMINATION WITH RESPECT TO THE PRESENCE IN, ON OR BENEATH THE REAL PROEPRTY (AND OTHER PARCELS IN PROXIMITY THERETO) OF ANY HAZARDOUS MATERIALS OR SUBSTANCES. FURTHERMORE, PURCHASER'S CLOSING HEREUNDER WILL BE DEEMED TO CONSTITUTE AN EXPRESS WAIYER OF PURCHASER'S AND ITS SUCCESSORS' AND ASSIGNS' RIGHTS TO SUE SELLER OR ANY MEMBER OF THE SELLER GROUP AND OF PURCHSASER'S RIGHT TO JOIN SELLER OR ANY MEMBER OF THE SELLER GROUP IN AN ACTION BROUGHT UNDER ANY FEDERAL, STATE OR LOCAL LAW, RULE, ACT, OR REGULATION NOW EXISTING OR HEREAFTER ENACTED OR AMENDED WHICH PROHIBITS OR REGULATES THE USE, HANDLING, STORAGE, TRANSPORTATION OR DISPOSAL OF HAZARDOUS MATERIALS OR TOXIC SUBSTANCES OR WHICH REQUIRES REMOVAL OR REMEDIAL ACTION WITH RESPECT TO SUCH HAZARDOUS MATERIALS OR SUBSTANCES, SPECIFICALLY INCLUDING BUT NOT LIMITED TO FEDERAL "CERCLA," "RCRA," AND "SARA" ACTS, UNLESS AND TO THE EXTENT SUCH MATTER IS THE SUBJECT OF SELLER'S REPRESENTATIOS.

 

NOTWITHSTANDING THE FOREGOING OR ANY PROVISION HEREOF TO THE CONTRARY, THE ACKNOWLEDGEMENTS SET FORTH IN THIS SECTION 3.3 BY PURCHASER SHALL NOT APPLY TO ANY CLAIM WITH RESPECT TO ANY FRAUDULENT OR PROVEN INTENTIONAL MISREPRESENTATION BY SELLER.

 

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FURTHER, NOTWITHSTANDING ANYTHING IN THE FOREGOING TO THE CONTRARY: (A) PURCHASER SHALL HAVE THE RIGHT TO DEFEND GOVERNMENT AND THIRD-PARTY CLAIMS BY ALLEGING THAT SELLER (OR SOMEONE ACTING ON SELLER'S BEHALF), NOT PURCHASER, IS LIABLE FOR SUCH CLAIMS AND PURCHASER HAS NO OBLIGATION TO INDEMNIFY SELLER FOR GOVERNMENTAL OR THIRD PARTY CLAIMS ASSERTED BEFORE OR AFTER THE CLOSING AS A RESULT OF ANY ACT OR OMISSION TAKEN OR FAILED TO BE TAKEN BY OR ON SELLER'S BEHALF PRIOR TO THE CLOSING; AND (B) THE PROVISIONS SET FORTH IN SECTION 3.3 SHALL NOT APPLY TO THIRD-PARTY TORT CLAIMS RELATING TO THE PROPERTY AND OCCURRING DURING SELLER'S OWNERSHIP OF THE PROPERTY. ADDITIONALLY, SELLER AND PURCHASER HEREBY ACKNOWLEDGE AND AGREE THAT THE PROVISIONS SET FORTH IN THIS SECTION 3.3 ARE NOT INTENDED TO BE AND SHALL NOT BE CONSTRUED AS A WAIYER OF SIMILAR CLAIMS AGAINST ANY OF SELLER'S PREDECESSORS-IN-TITLE WITH RESPECT TO THE PROPERTY OR THE PROJECT ("PREDECESSORS'' ), OR ANY SUCH PREDECESSOR'S OFFICERS, MEMBERS, MANAGERS, DIRECTORS, PARTNERS, EMPLOYEES, AGENTS OR CONTRACTORS, OR ANY OTHER PERSON ACTING ON BEHALF OF ANY SUCH PREDECESSORS.

 

ARTICLE 4

 

CLOSING

 

4.1             Time and Place .         The consummation of the transaction contemplated hereby ("Closing") shall be held at the office of Escrow Agent on the date which is twenty (20) days after the date when the Construction and Occupancy Conditions have been satisfied but in no event (i) earlier than the date which is one hundred twenty (120) days after the Inspection Date; and (ii) later than the date which is one hundred fifty (150) days after the Inspection Date; provided, the date of Closing shall be extended on a day by day basis, to permit the full twenty (20) day period from the satisfaction of the Construction and Occupancy Conditions to run (i.e. up to a maximum of one hundred seventy (170) days after the Inspection Date. Notwithstanding the foregoing, in the event the Construction and Occupancy Conditions have not been satisfied prior to the date which is one hundred fifty ( 150) days after the Inspection Date, either party shall have the right to extend the Closing for an additional forty-five (45) days by delivering notice to the other party on or before the date which is one hundred fifty (150) days after the Inspection Date, in order to provide Seller with additional time to complete the Construction and Occupancy Conditions. At Closing, Seller and Purchaser shall perform the obligations set forth in, respectively, Section 4.2 and Section 4.3. The Closing may be held at such other place or such earlier time and date as Seller and Purchaser shall mutually approve in writing. The date on which the Closing is scheduled to occur hereunder (or, if earlier, the date on which Closing occurs) is sometimes referred to herein as the "Closing Date." Notwithstanding any provision in this Agreement to the contrary, the Closing Date shall be delayed one day for each day that a Force Majeure Causes Delay exists provided that Seller has given Purchaser written notice, within five (5) days after the conclusion of any Force Majeure Causes Delay, stating the duration of the delay, the reason Seller is claiming the delay and the number of days delayed; provided that in no event will the Closing Date be delayed for more than thirty (30) days due to any Force Majeure Causes Delay. As used herein, "Construction and Occupancy Conditions" shall mean the following: (a) the Architect (as hereinafter defined) shall have issued a certificate of substantial completion with respect to the Improvements having been constructed in accordance with the Plans and Specifications; [b] the aggregate estimated cost of completing all Punchlist Items (as hereinafter defined), as reasonably determined by the Architect and the Construction Consultant (as hereinafter defined), is equal to or less than $150,000.00; [c] final certificates of occupancy shall have been issued with respect to all of the Improvements; and [d] Seller has delivered notice to Purchaser, along with evidence reasonably acceptable to Purchaser substantiating the same, that the Construction and Occupancy Conditions set forth in Section 4.1 [a] - [c] have been satisfied. As used herein, "Force Majeure Causes Delay" shall mean those events or circumstances entitling the Contractor (defined in Section 11.20) to an extension of the time for completion under Section 8.2.1 of the General Conditions that are part of the GMAX (defined in Section 11.20).

 

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4.2            Seller's Obligations at Closing . At Closing, Seller shall deliver to Escrow Agent or Purchaser as appropriate:

 

(a)          a duly executed special warranty deed in the form attached hereto as Schedule 4.2(a) and by this reference made a part hereof, conveying the Real Property to Purchaser subject only to the Permitted Exceptions (the "Deed");

 

(b)          two counterparts of a bill of sale and assignment and assumption of leases and service contracts, in the form attached hereto as Schedule 4.2(b) and by this reference made a part hereof, duly executed by Seller, pursuant to which (i) Seller shall convey the Tangible Personal Property and the Intangible Property to Purchaser, and (ii) Seller shall assign to Purchaser, and Purchaser shall assume from and after the date of Closing, Seller's interest in and to the Leases and Designated Service Contracts, as amended or supplemented pursuant to this Agreement (the "Bill of Sale and Assignment");

 

(c)          a notice (the "Tenant Notice") duly executed by Seller in the form attached hereto as Schedule 4.2(c), which Purchaser shall send to each tenant under each of the Leases informing such tenant of the sale of the Property and of the assignment to Purchaser of Seller's interest in, and obligations under, the Leases (including, if applicable any security deposits) and directing that all rent and other sums payable after the Closing under each such Lease shall be paid as set forth in the notice.

 

(d)          a certificate ("Seller's Closing Certificate"), dated as of the date of Closing and duly executed by Seller, in the form of Schedule 4.2(d) attached hereto, stating that the representations and warranties of Seller contained in Section 5.1 of this Agreement are true and correct in all material respects as of the date of Closing (with appropriate modifications to reflect any changes therein or identifying any representation or warranty which is not, or no longer is, true and correct and explaining the state of facts giving rise to the change). The inclusion of any change or exception in such certificate shall not prejudice Purchaser's rights under this Agreement with respect to the subject matter of such change or exception, and shall not excuse Seller for breaching any representation or warranty when made as of the date of this Agreement. The Seller's Closing Certificate shall include an updated Rent Roll dated no earlier than two (2) business days prior to the Closing Date as to which Seller shall make the same representations and warranties, as of the date of such Rent Roll, as Seller makes under Section 5.l (d) with respect to the Rent Roll attached hereto.

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(e)          evidence in form and substance reasonably satisfactory to the Title Company that Seller has the power and authority to execute and enter into this Agreement and to consummate the sale of the Property, and that any and all actions required to authorize and approve the execution of and entry into this Agreement by Seller, the performance by Seller of all of Seller's duties and obligations under this Agreement, and the execution and delivery by Seller of all documents and other items to be executed by Seller at Closing, have been accomplished, and that the person or persons executing documents on behalf of Seller are properly authorized to do so;

 

(f)           an affidavit duly executed by Seller stating that Seller is not a "foreign person" as defined in the Federal Foreign Investment in Real Property Tax Act of 1980 and the 1984 Tax Reform Act, in the form attached hereto as Schedule 4.2(f);

 

(g)          a title insurance affidavit and a gap indemnity in form and content reasonably acceptable to Seller and the Title Company, duly executed by Seller;

 

(h)          to Purchaser at the place of Closing or at the Property the Leases, together with such leasing and property files and records which are material in connection with the continued operation, leasing and maintenance of the Property, all to the extent not previously delivered;

 

(i)          to Purchaser possession and occupancy of the Property, subject only to the Permitted Exceptions and rights of tenants under the Leases described in the updated Rent Roll described in Section 4.2(d);

 

(j)          a closing statement evidencing the transaction contemplated by this Agreement (the "Closing Statement") and such additional documents as shall be reasonably requested by the Title Company or required to consummate the transaction contemplated by this Agreement;

 

(k)          if the legal description attached hereto as Schedule 1.1(a) differs from the legal description of the Property drawn from the Survey, Seller shall at Closing deliver

(in addition to the Deed) a quit claim deed conveying the Property pursuant to the legal description drawn from the Survey;

 

(1)         two counterparts duly executed by Seller of an assignment of the Construction Contracts (as hereinafter defined); and

 

(m)            such additional documents or instruments as may be reasonably required to effectuate the terms, conditions and provisions of this Agreement and to carry out the intent of the parties, or as may be reasonably required by the Title Company.

 

4.3            Purchaser's Obligations at Closing .        At Closing, Purchaser shall deliver to Escrow Agent or Seller as appropriate:

 

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(a)          the full amount of the Purchase Price, as increased or decreased by prorations and adjustments as herein provided, on the Closing Date, in immediately available federal funds;

 

(b)          counterparts duly executed by Purchaser of the Bill of Sale and Assignment, Assignment of Construction Contracts, Tenant Notice and Closing Statement;

 

(c)          evidence in form and substance reasonably satisfactory to the Title Company that Purchaser has the power and authority to execute and enter into this Agreement and to consummate the purchase of the Property, and that any and all actions required to authorize and approve the execution of and entry into this Agreement by Purchaser, the performance by Purchaser of all of Purchaser's duties and obligations under this Agreement, and the execution and delivery by Purchaser of all documents and other items to be executed by Purchaser at Closing, have been accomplished, and that the person or persons executing documents on behalf of Purchaser are properly authorized to do so; and

 

(d)          such additional documents or instruments as may be reasonably required to effectuate the terms, conditions and provisions of this Agreement and to carry out the intent of the parties, or as may be reasonably required by the Title Company.

 

4.4            Credits and Prorations.

 

(a)          All income and expenses in connection with the operation of the Property shall be apportioned, as of 11:59 p.m. (Eastern Daylight time) on the day prior to the Closing Date, as if Purchaser were vested with title to the Property during the entire Closing Date, such that, except as otherwise expressly provided to the contrary in this Agreement, Seller shall have the benefit of income and the burden of expenses for the day preceding the Closing Date and the Purchaser shall have the benefit of income and the burden of expenses for the Closing Date and thereafter. Items (1)-(5) below will be prorated at Closing utilizing the information known at that time. A post-closing "true up" shall take place within a reasonable time after the Closing Date to adjust the proration of said items (not to exceed six (6) months from the Closing Date [except for ad valorem taxes and assessments, which shall be adjusted within one (1) month after receipt of the final bills therefor, if later]) if necessary. Such prorated items shall include, without limitation, the following:

 

i.             rents, if any, based on the amount actually collected for the current month. The term "rents" as used in this Agreement includes all payments due and payable by, or received from, tenants under the Leases other than security deposits (which security deposits shall be treated as set forth in Section 4.4(b)(l ));

 

ii.            ad valorem taxes and assessments levied against the Property (including personal property taxes on the Tangible Personal Property), which shall be prorated as set forth in Section 4.4(b)(2) hereof;

 

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iii.          payments or amounts due under the Designated Service Contracts;

 

iv gas, electricity, water and other utility charges for which Seller is liable, if any, such charges to be apportioned at Closing on the basis of the most recent meter reading occurring prior to Closing or the most recent utility bill received by Seller, as applicable, including, without limitation, water charges not yet due and payable to such utility provider at Closing, but which amounts are customarily billed directly to Seller and reimbursed by tenants; and

 

v.           any other operating expenses or other items pertaining to the Property which are customarily prorated between a purchaser and a seller in comparable commercial transactions in the area in which the Property is located.

 

(b)           Notwithstanding anything contained in the foregoing provisions:

 

i.            At Closing, (A) Seller shall credit to Purchaser the amount of all security deposits, and (B) Purchaser shall credit to the account of Seller all refundable cash or other deposits posted with utility companies serving the Property, or, in lieu of such credit, at either party's option, Purchaser shall contract directly with the utility companies and Seller shall be entitled to receive and retain such refundable cash and deposits; provided that Purchaser and Seller will cooperate so that utility service to the Property is not interrupted. For the purposes of this Section 4.4(b)(l) the term "security deposits" means any security deposits which were tendered by tenants under the Leases listed on the Rent Roll attached as Schedule 1.1(e) , and which Seller has not applied as of the Effective Date in accordance with the applicable Lease. Notwithstanding anything to the contrary contained herein, following the expiration of the Inspection Period, Seller shall not be entitled to apply a security deposit due to a default by a Tenant which is less than thirty (30) days old.

 

ii.            Any ad valorem taxes for the current year paid at or prior to Closing shall be prorated based upon the amounts actually paid for the current tax year. If all taxes and assessments for the current tax year have not been paid before Closing, then Seller shall be charged at Closing an amount equal to that portion of such taxes and assessments which relates to the period before Closing and Purchaser shall pay the taxes and assessments prior to their becoming delinquent. Any such appo1iionment made with respect to a tax year for which the tax bill is not available shall be based upon the greater of (i) the prior year's tax bill for the Property; or (ii) the most recent county tax assessor's valuation of the Property applied to the most recently published property tax millage rate which is applicable to the Property. To the extent that the actual taxes and assessments for the current tax year differ from the amount apportioned at Closing, the parties shall make all necessary adjustments by appropriate payments between themselves following Closing promptly following the availability of the final tax bills. For the avoidance of doubt, special assessments which are certified or become a lien prior to Closing shall be credited to Purchaser at Closing.

 

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iii.          Gas, electricity, water and other utility charges referred to in Section 4.4(a)(4) above which are payable by any tenant directly to a third party shall not be apportioned hereunder, and Purchaser shall accept title subject to any of such charges which are unpaid and Purchaser shall look solely to the responsible tenant for the payment of the same.

 

iv.          Seller shall pay in full all leasing commissions and locators' and finders' fees, if any, due to leasing or other agents for each Lease and Lease renewal entered into by Seller prior to the Closing Date promptly when due.

 

v.          The Tangible Personal Property is included in this sale, without further charge.

 

vi.          Unpaid and delinquent rent and reimbursements collected by Seller and Purchaser after the date of Closing shall be delivered as follows: (a) if Seller collects any unpaid or delinquent rent or reimbursements for the Property, Seller shall, within fifteen (15) days after the receipt thereof, deliver to Purchaser any such rent or reimbursement which Purchaser is entitled to hereunder relating to the date of Closing and any period thereafter, and (b) if within ninety (90) days after Closing Purchaser collects any unpaid or delinquent rent or reimbursement from the Property, Purchaser shall, within fifteen (15) days after the receipt thereof, deliver to Seller any such rent or reimbursement which Seller is entitled to hereunder relating to the period prior to the date of Closing. Seller and Purchaser agree that all rent and reimbursements received by Seller or Purchaser after the Closing shall be applied first to current rentals and reimbursements and then to delinquent rentals and reimbursements, if any, in inverse order of maturity (i.e. any such collected rent shall be allocated to the most recent delinquent period first), and that any rent or reimbursements received by Purchaser more than ninety (90) days after Closing shall belong to Purchaser. Purchaser will make a good faith effort after Closing to collect all rents and reimbursements in the usual course of Purchaser's operation of the Property, but Purchaser will not be obligated to institute any lawsuit or other collection procedures to collect delinquent rents or reimbursements, nor shall Seller have any right to bring an action against or otherwise attempt to collect any delinquent amounts from existing tenants of the Property.

 

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vii.           With respect to any Contracts which Purchaser assumes at Closing, Purchaser shall also receive a proration credit as to the unamortized portion of any signing bonus or similar payments received by Seller before Closing.

 

viii.         The provisions of this Section 4.4 shall survive Closing.

 

4.5            Closing Costs. Seller shall pay (a) the fees of any counsel representing it in connection with this transaction; (b) the cost of the Existing Survey provided by Seller (but not the cost of any update or revision thereto); (c) with regard to title, the cost of curing all title objections for which Seller is responsible under this Agreement; (d) the costs of recording all Monetary Lien cancellations; and (e) any and all transfer tax or other excise or franchise tax relating to the transfer of the Property. Purchaser shall pay (i) the fees of any counsel representing Purchaser in connection with this transaction; (ii) the fees for recording the Deed; (i) the title premium on any owner's and lender's title policy and any special endorsements required by Purchaser's lender; (iv) all charges for services invoiced by the Title Company (other than escrow fees, which shall be allocated in the manner set forth below); (v) the cost of the Updated Survey, including updates or revisions necessary to comply with the requirements of Purchaser or its lender; (vi) all fees, costs and document recordation taxes and charges related to any financing obtained by Purchaser; (vii) all expenses and costs associated with any Inspections or the engagement of any Purchaser Parties to perform Inspections; (viii) all fees and costs related to Purchaser's engagement of the Construction Consultant; and (ix) the compensation owed to the Broker as required by Section 8.1. Any escrow fee charged by the Title Company shall be shared evenly by Purchaser and Seller. All other costs and expenses incident to this transaction and the closing thereof shall be paid by the party incurring same.

 

4.6            Conditions Precedent to Obligation of Purchaser. The obligation of Purchaser to consummate the transaction hereunder shall be subject to the fulfillment on or before the date of Closing (or such earlier time as otherwise required hereby) of all of the following conditions, any or all of which may be waived by Purchaser in its sole discretion:

 

(a)           Seller shall have delivered all of the items required to be delivered by Seller or Seller's agents pursuant to the terms of this Agreement, including but not limited to, those provided for in Section 4.2.

 

(b)           All of the representations and warranties of Seller contained in this Agreement shall be true and correct in all material respects as of the date of Closing; provided, Seller is entitled to update in Seller's Closing Certificate (x) the Rent Roll which shall not constitute a failure of this condition precedent and (y) other representations and warranties to reflect changes in facts that have occurred after the Effective Date, which Seller first attains knowledge of after the Effective Date, but if Purchaser determines in its reasonable discretion that an updated representation has a material and adverse effect on Purchaser's purchase of the Property, then Purchaser may notify Seller that the condition precedent has failed but Seller will not be in default under this Agreement as a result of the failure of the condition precedent.

 

(c)           Seller shall have performed and observed, in all respects, all covenants and agreements of this Agreement to be performed and observed by Seller as of the Closing Date.

 

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(d)           The Construction and Occupancy Conditions have been satisfied; provided, however, in the event that the Construction and Occupancy Conditions have not been satisfied on or before the date in accordance with the time limits set forth in Section 4.1, then at Purchaser's election, at any time thereafter, in its sole discretion, this condition may be deemed unsatisfied, whereupon Purchaser may avail itself of the rights set forth in the final paragraph of this Section 4.6; provided, however, in the event a party elects to extend the Closing Date to provide Seller with additional time to complete the Construction and Occupancy Conditions as provided in Section 4.1, and thereafter, Seller fails to cause the completion of the Construction and Occupancy Conditions, then in addition to the rights set forth in the final paragraph of this Section 4.6, Seller shall also reimburse Purchaser for Purchaser's actual and verifiable third party costs and expenses incurred in connection with this Agreement, not to exceed $100,000.00.

 

(e)           Seller has satisfied all of the Schedule B - Section 1 requirements contained in the Title Commitment that are Seller's obligation to satisfy and Seller has done nothing to prevent the Title Company from being able to deliver at Closing the owner's policy of title insurance pursuant to the Title Commitment, without exception other than the Permitted Exceptions.

 

(f)            Subject to Purchaser satisfying its obligation in Section 4.7(d), Purchaser has obtained a final as-built ALTA survey showing the location of the Improvements upon the Land, completed in accordance with the Plans and Specifications and compliant with all applicable zoning requirements.

 

(g)          Seller has obtained and delivered to Purchaser all consents required by Section 11.20 to assign the Construction Contracts (as hereinafter defined) to Purchaser in accordance with their terms.

 

(h)          Subject to Purchaser satisfying its obligation in Section 4.7(e), Purchaser has received a clean update to the Phase I Environmental Report that Purchaser obtains during the Inspection Period confirming that no environmentally recognized conditions have occurred at the Property since the expiration of the Inspection Period.

 

(i)          There occurring, between the date hereof and the date of Closing, no material adverse change in the physical condition of the Property, the zoning status of the Property, or in any other aspect of the Property.

 

In the event any of the foregoing conditions have not been satisfied by the Closing Date, Purchaser shall have the right to terminate this Agreement by written notice given to Seller on the Closing Date, whereupon Escrow Agent shall promptly refund the entire amount of the Earnest Money to Purchaser and the parties shall have no further rights, duties or obligations hereunder, other than those which are expressly provided herein to survive the termination of this Agreement; provided, however, that if any of the foregoing conditions have not been satisfied due to a default by Seller hereunder, then Purchaser's rights, remedies and obligations shall instead be determined in accordance with Article 6. For the avoidance of doubt, the foregoing conditions are for the benefit of Purchaser and may be waived, in writing, in whole or in part, at Purchaser's discretion.

 

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4.7            Conditions Precedent to Obligation of Seller. The obligation of Seller to consummate the transaction hereunder shall be subject to the fulfillment on or before the Closing Date (or such earlier time as otherwise required hereby) of all of the following conditions, any or all of which may be waived by Seller in its sole discretion:

 

(a)          Purchaser has delivered all of the items required to be delivered by Purchaser or Purchaser's agents pursuant to the terms of this Agreement, including but not limited to, those provided for in Section 4.3.

 

(b)          All of the representations and warranties of Purchaser contained in this Agreement are true and correct in all material respects as of the date of Closing.

 

(c)          Purchaser has performed and observed, in all respects, all covenants and agreements of this Agreement to be performed and observed by Purchaser as of the Closing Date.

 

(d)          Purchaser has taken all commercially reasonable actions necessary to obtain the survey (without regard to its contents) referenced in Section 4.6(f).

 

(e)          Purchaser has taken all commercially reasonable actions necessary to obtain the environmental report (without regard to its contents) referenced in Section 4.6(h).

 

In the event any of the foregoing conditions have not been satisfied by the Closing Date, Seller shall have the right to terminate this Agreement by written notice given to Purchaser on the Closing Date, whereupon Escrow Agent shall promptly pay the entire amount of the Earnest Money to Seller and the parties shall have no further rights, duties or obligations hereunder, other than those which are expressly provided herein to survive the termination of this Agreement; provided, however, that if any of the foregoing conditions have not been satisfied due to a default by Purchaser, then Seller's rights, remedies and obligations shall instead be determined in accordance with Article 6. For the avoidance of doubt, the foregoing conditions are for the benefit of Seller and may be waived, in writing, in whole or in part, at Seller's discretion.

 

ARTICLE 5

 

REPRESENTATIONS, WARRANTIES AND COVENANTS

 

5.1            Representations and Warranties of Seller. Seller hereby makes the following representations and warranties to Purchaser as of the Effective Date shall be deemed remade at Closing pursuant to Section 4.2(d). Such representations and warranties are subject to those matters, if any, disclosed in Seller's disclosure statement attached hereto as Schedule 5.1 and made a part hereof by this reference ("Seller's Disclosure Statement").

 

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(a)           Organization and Authority . Seller has been duly organized and is validly existing as a limited liability company under the laws of the Commonwealth of Virginia and is duly authorized to conduct business in the State of North Carolina. Seller has the full right and authority to enter into this Agreement and to transfer the Property pursuant hereto and to consummate or cause to be consummated the transactions contemplated herein. The person signing this Agreement on behalf of Seller is authorized to do so. Neither the execution and delivery of this Agreement nor any other documents executed and delivered, or to be executed and delivered, by Seller in connection with the transactions described herein, will violate any provision of Seller's organizational documents or of any agreements, regulations, or laws to or by which Seller is bound. This Agreement has been duly authorized, executed and delivered by Seller, is a valid and binding obligation of Seller and is enforceable against Seller in accordance with its terms subject to (i) applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance and other laws affecting the rights of creditors generally; and (ii) the exercise of judicial discretion in accordance with general principles of equity.

 

(b)           Consents . Seller has obtained all consents and permissions (if any) related to the transactions herein contemplated and required under any covenant, agreement, encumbrance, law or regulation by which Seller or the Property is bound.

 

(c)           Pending Actions . Seller has not received written notice of any violation, action, suit, arbitration, administrative or judicial proceeding, or unsatisfied order or judgment against Seller or the Property. To Seller's knowledge, no such action, suit, arbitration, administrative or judicial proceeding has been threatened in writing.

 

(d)           Leases and Rent Roll . Seller is the lessor or landlord under the Leases. The Rent Roll attached as Schedule 1.l(e) is, and each rent roll hereafter delivered by Seller to Purchaser shall be the rent roll maintained by Seller and relied on by Seller for internal administration and accounting purposes . As of the date set forth on the Rent Roll, the Rent Roll is true, correct, accurate, and complete. The originals or copies of the Leases and the tenant lease files made available to Purchaser in connection with Section 3.1(a) of this Agreement are complete and accurate originals or copies, as applicable, of all of the Leases and the tenant lease files, and represent all such documents in Seller's possession and control. There are no written or oral promises, understandings or commitments between Seller and any tenant under the Leases that would be binding on Purchaser other than as set forth in such copies of the Leases and the tenant lease files made available to Purchaser to copy pursuant to Section 3.l (a) hereof. The Leases are in full force and effect according to the terms set forth therein, such Leases set forth the entire agreement between Seller, as landlord, and the tenant with respect to the premises affected thereby, and except as set forth in Schedule 5 .1, Seller has not: (i) given any outstanding notice of any defaults of tenants under the Leases; or (ii) received any outstanding notice of any breaches or defaults of Seller under the Leases.

 

(e)           Condemnation . Seller has not received written notice of any threatened or pending condemnation proceedings relating to the Property.

 

(f)            Permits . All permits necessary for the construction of the Improvements have been or will be obtained by Seller in connection with the development of the Property and final certificates of occupancy have or will be issued with regard to all Improvements constructed pursuant to such permits.

 

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(g)           No Violation . Neither the Property nor the use thereof violates any permit, governmental law or regulation or any covenants or restrictions encumbering the Property in any material respect.

 

(h)           No Liens . Seller has paid all sums required to be paid to the General Contractor under the GMAX (defined below) and to Seller's knowledge no sub contractor, vendor or other party has any outstanding claim, or has delivered to Seller written notice of a claim, against Seller or the Property for unpaid sums for labor, services or materials provided in connection with the Improvements.

 

(i)           Environmental Matters . Seller has no knowledge of any violation of any environmental law, code, rule, regulation or order ("Environmental Law") related to the Real Property or the presence or release of any Hazardous Materials on or from the Property. Except for de minimis amounts of Hazardous Materials used, stored and disposed of in accordance with Environmental Laws, and used in connection with the ordinary construction, maintenance and operation of the Property, (x) Seller has not manufactured, introduced, released or discharged from or onto the Property any Hazardous Materials or any toxic wastes, substances or materials (including, without limitation, asbestos) and (y) Seller has not used the Property or any part thereof for the generation, treatment, storage, handling or disposal of any Hazardous Materials. For purposes hereof, "Hazardous Materials" means "Hazardous Material,'' "Hazardous Substance," "Pollutant or Contaminant,'' and "Petroleum" and "Natural Gas Liquids,'' as those terms are defined or used in Section 101 of CERCLA, any "solid waste" as defined in the Solid Waste Disposal Act and any other substances regulated because of their effect or potential effect on public health and the environment, including, without limitation, PCBs, lead paint, asbestos, urea formaldehyde, radioactive materials, putrescible materials, and infectious materials.

 

(j)           ERISA . Seller is not an employee benefit plan (a "Plan") subject to the Employee Retirement Income Security Act of 1974, as amended ("ERISA"), or Section 4975 of the Internal Revenue Code of 1986, as amended (the "Code"), Seller's assets do not constitute "plan assets" within the meaning of the "plan asset regulations" (29.C.F.R. Section 2510.3-101), and Seller's sale of the Property will not constitute or result in a non-exempt prohibited transaction under Section 406 of ERISA or Section 4975 of the Code.

 

(k)          Insurance . Attached hereto as Schedule 5.l (k) is a true, correct and complete list of all insurance policies (along with provider, coverage amount, and other material terms) that Seller maintains in connection with the development, construction and operation of the Property.

 

(i)           Service Contracts . There are no material service, supply, equipment rental or similar agreements (each a "Service Contract" and collectively "Service Contracts") to which Seller is a party affecting the Property other than those set forth in Schedule 5.1 (1) , and those Service Contracts which have been or will be delivered by Seller to Purchaser are true, correct and complete in all material respects and include any material amendments or modifications thereto. Seller is not in default with respect to its obligations or liabilities under any of the Service Contracts.

 

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(m)          Employees. Seller has no employees which Purchaser shall be obligated to employ following the Closing.

 

(n)           Operating Statements . The operating statements for the Property delivered to Purchaser are the operating statements maintained by Seller and relied on by Seller for internal administration and accounting purposes, and are complete and accurate in all material respects.

 

(o)           Patriot Act and Related Matters .

 

(i)          Seller has been in compliance in all material respects since its formation and will continue to be in compliance in all material respects through the Closing Date with (a) the PATRIOT Act, Pub. L. No. 107-56, the Bank Secrecy Act, 31 U.S.C. § 5311 et seq., the Money Laundering Control Act of 1986, and laws relating to the prevention and detection of money laundering in 18 U.S.C. §§ 1956 and 1957; (b) the Export Administration Act (50 U.S.C. §§ 2401- 2420), the International Emergency Economic Powers Act (50 U.S.C. § 1701, et seq.), the Arms Export Control Act (22 U.S.C. §§ 2778-2994), the Trading With The Enemy Act (50 U.S.C. app. §§ 1-44), and 13 U.S.C. Chapter 9; (c) the Foreign Asset Control Regulations contained in 31 C.F.R., Subtitle B, Chapter V; and (d) any other civil or criminal federal or state laws, regulations, or orders of similar import.

 

(ii)         None of the Seller Parties (as defined below) is now or shall be at any time until the Closing Date be a person who has been listed on (i) the Specially Designated Nationals and Blocked Persons List contained in Appendix A to 31 C.F.R., Subtitle B, Part V; (ii) the Denied Persons List, the Entity List, and the Unverified Parties List maintained by the United States Department of Commerce; (iii) the List of Terrorists and List of Debarred Parties maintained by the United States Department of State; and (iv) any other similar list maintained by any federal or state agency or pursuant to any Executive Order of the President of the United States of America. "Seller Parties" means, collectively, (a) Seller, (b) Seller's executive officers, directors, managers, agents and employees and (c) Seller's members; provided that the shareholders of Armada Hoffler Properties, Inc. and the limited partners of Annada Hoffler, L.P. are not "Seller Parties" for any purpose under this Agreement.

 

(p)           No Conflict with or Breach of Other Agreements . Neither the execution and delivery of this Agreement, nor the incurrence of the obligations herein set forth, nor the consummation of the transactions provided for herein, nor compliance with the terms of this Agreement, conflict with or result in a breach of any of the terms, conditions, or provisions of, or constitute a default under, any bond, note, or other evidence of indebtedness, or any indenture, mortgage, deed of trust, loan agreement, lease, or other material agreement or instrument to which Seller is a party or by which the Property may be bound.

 

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(q)           Personal Property . Seller has good and marketable title to the Personal Property, free and clear of any liens, encumbrances or claims other than Monetary Liens.

 

(r)           Foreign Person . Seller is not a foreign person within the meaning of Section 1445(£) of the Internal Revenue Code.

 

5.2            Knowledge Defined . References to the "knowledge" of Seller shall refer only to the conscious awareness on the Effective Date of the Designated Representatives (as hereinafter defined). Seller represents and warrants to Purchaser that the Designated Representatives are the individuals in the best position to have knowledge of the representations and warranties made herein, and that no other representative of Seller is likely to have information regarding the representations and warranties set forth in this Article 5 which would be superior to or more comprehensive than that of the Designated Representatives. As used herein, the term "Designated Representatives" shall refer only to Eric L. Smith, Vice President of Operations of Armada Hoffler Properties, Inc., and Christopher Odle, Vice President of Development of Armada Hoffler Properties, Inc.

 

5.3            Survival of Seller's Representations and Warranties. All representations and warranties of Seller in this Section 5.1 shall survive Closing for a period of nine (9) months after Closing. If any of Seller's representations and warranties contained in Section 5.1 are determined to be untrue or incorrect, then Seller shall indemnify and hold Purchaser harmless from and against any and all actual losses, damages, costs, liabilities or expenses (including, without limitation, reasonable attorney's fees) incmTed by Purchaser and arising from the representation or warranty being untrue or incorrect respect in an amount not to exceed a total of Six Hundred Fifty Thousand and 00/100 Dollars ($650,000.00); provided that Seller shall not be liable for indirect, special, punitive or exemplary damages of any nature whatsoever. The obligations in this Section 5.3 will expire and be of no further force or effect once a period of nine (9) months after Closing has elapsed.

 

5.4            Covenants of Seller. Seller hereby covenants with Purchaser, from the Effective Date (or Inspection Date where indicated) until the Closing or earlier termination of this Agreement, as follows:

 

(a)           Operation of Property . Seller shall operate and maintain the Property in a manner consistent with the manner in which Seller has operated and maintained the Property prior to the date hereof and otherwise consistent with the requirements of any loan secured by the Property.

 

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(b)           Execution of New Leases and Renewals . Seller shall use reasonable efforts to negotiate new leases for unrented apartment units in the Improvements and/or Lease renewals for rented apartment units in the Improvements and shall maintain an advertising and marketing program for apartment units in the Improvements consistent with Seller's past practices at the Property. Except for amendments or Leases entered into prior to the execution of this Agreement, unless Purchaser agrees otherwise in writing, any new leases or renewals of existing Leases for such apartment units entered into by Seller after the Effective Date until the Closing or earlier termination of this Agreement shall be on Seller's standard apartment lease form for the Property, and shall be for terms of no less than six (6) months and no more than thirteen ( 13) months. In all cases, Seller shall retain the discretion to set rent rates, concessions, promotions and other terms of occupancy, provided Seller shall grant no more than one (1) month free rent concession for each new lease (to be taken up front and not amortized over the course of the lease), and shall only enter into new leases or renewals in the ordinary course of business taking into account Seller's then-current good faith evaluation of market conditions and further provided, however, after the Inspection Date, unless Purchaser agrees otherwise in writing, Seller shall not lease units for amounts less than the amounts shown on Schedule 5.4(b) to this Agreement, Each such new lease or renewal entered into by Seller shall constitute a "Lease" for purposes of this Agreement. Notwithstanding anything contained in this Agreement to the contrary, following the expiration of the Inspection Period, Purchaser shall have the right, but not the obligation, to replace Seller's leasing and marketing teams ("Seller's Leasing Agent") with leasing and marketing teams of Purchaser's affiliated property management company, TriBridge Residential Property Management Advisors, LLC, a Georgia limited liability company authorized to do business in North Carolina, whereupon Purchaser shall have the exclusive right to conduct leasing and marketing activity with respect to the Property. If Purchaser exercises its right to replace Seller's Leasing Agent and conduct leasing and marketing activity with respect to the Property, and if replacement of Seller's Leasing Agent causes Seller to be obligated to make any payments to Seller's Leasing Agent, then Seller and Purchaser will each pay fifty percent (50%) of these payments; provided that Purchaser's obligation will not exceed $10,000.00. For avoidance of doubt, Seller's property manager shall continue to perform all other aspects of property management with respect to the Property.

 

(c)           Maintenance of Insurance . Seller shall keep the Improvements insured against loss or damage for the full replacement cost thereof, and shall maintain rental loss insurance covering loss of rents in an amount of not less than $2,000,000.00 of coverage.

 

(d)           Enforcement of Existing Leases . Seller shall perform the landlord's material obligations to the tenants under the Leases and enforce the material obligations of the tenants under the Leases, in each case in accordance with the current management standards of Seller and otherwise in a manner consistent with prudent owners of similar properties.

 

(e)           Preparation of Vacant Units for Lease . Three (3) business days prior to Closing, Seller and Purchaser shall reasonably determine the number of formerly occupied apartment units which have subsequently been vacated that are not in rent ready condition. A formerly occupied vacant apartment unit shall be "rent ready" if its condition is consistent with the condition of vacant units currently being marketed to and accepted for rental by tenants of comparable vacant apartment units in the Property and such units have a full complement of operating appliances and components. If Seller and Purchaser reasonably determines that fewer than all formerly occupied vacant apartment units are in a rent ready condition at Closing, Purchaser shall accept such apartment units in "as-is" condition at Closing and Purchaser shall receive a credit (the "Estimated Rent Ready Credit") against the Purchase Price at Closing in an amount equal to $750.00 for each such formerly occupied vacant apartment unit which is not in a rent ready condition.

 

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(f)            [Reserved]

 

(g)           Provide Copies of Notices . Seller shall furnish Purchaser with a copy of all written notices received by Seller from any governmental authority of any violation of any law, statute, ordinance, regulation or order of any governmental or public authority relating to the Property within five (5) business days following Seller's receipt thereof, but, if received by such date, in no event later than two (2) business days prior to the Closing Date. Seller shall similarly furnish Purchaser with a copy of all written notices received by Seller from tenants which allege any default by Seller under the Leases.

 

(h)           Removal and Replacement of Tangible Personal Property . Seller shall not remove any Tangible Personal Property except as may be required for necessary repair or replacement (which repair and replacement shall be of equal quality and quantity as existed as of the time of the removal), or otherwise in accordance with current inventory and management standards of Seller for its apartment properties, provided that any appliances, leasing office furniture, pool furniture, fitness center equipment, or other similar items of equipment so removed by Seller are promptly replaced by Seller, at its cost, with items of comparable value and utility.

 

(i)           Execution of New Contracts . Seller shall not, without Purchaser's prior written consent in each instance (which consent shall not be unreasonably withheld, conditioned or delayed during the Inspection Period but which thereafter may be withheld in Purchaser's sole discretion), (x) materially amend or terminate any of the Designated Service Contracts after Purchaser has notified Seller of the Service Contracts that Purchaser will require be Designated Service Contracts in accordance with Section 5.4(k) or (y) enter into any other contract or agreement (excluding Leases entered into pursuant to Section 5.4(b)) that will be an obligation affecting the Property or binding on Purchaser after the Closing. Subject to the foregoing, (i) Seller may enter into, amend or enforce (including enforcement by termination) Service Contracts in the ordinary course of business as reasonably necessary for the continued operation and maintenance of the Property, provided any new Service Contracts are terminable without cause or penalty on thirty (30) days' notice, and (ii) Seller may conduct leasing activity and enter into Leases as provided in Section 5.4(b) hereof.

 

(j)           Maintenance of Permits . Seller shall maintain in existence all licenses, permits and approvals that are now in existence with respect to, and are required for, the ownership, operation or improvement of the Property, and are of a continuing nature.

 

(k)           Management Contracts and Listing Agreement . As of Closing all property management contracts and listing agreements (if any) pertaining to the Property shall have been terminated.

 

(1)          Designated Service Contracts . "Designated Service Contracts" means those certain Service Contracts which are assignable in accordance with their terms which Purchaser identifies by written notice delivered to Seller on or before the Inspection Date as the Service Contracts Purchaser elects Seller to assign to Purchaser at Closing (the "Designated Service Contracts.") At Closing, Seller will cause the Service Contracts which Purchaser has elected not to have assigned to Purchaser, by operation of the aforesaid notice on or before the Inspection Date, to be terminated at Seller's expense, such termination to be effective within the time period provided for in the applicable Service Contract (or if no such time period is provided, as promptly as practicable after the Closing Date; provided, however, that Seller shall be responsible for all fees incurred after the Closing Date arising from such Service Contracts which are terminated after the Closing Date). The provisions of this Section 5.4(k) shall survive Closing.

 

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(m)          Construction Covenants.

 

i .               Seller covenants and agrees to cause construction of the Improvements to be completed in accordance with the Plans and Specifications. From and after the Effective Date, except for Permitted Written Change Orders (hereinafter defined), Seller shall not modify the Plans and Specifications in a manner which has a material adverse effect on the operation, structure, aesthetics or value of the Property without the prior written consent of Purchaser, which consent shall not be unreasonably withheld, conditioned or delayed. Seller shall be entitled to modify the Plans and Specifications in connection with Permitted Written Change Orders without Purchaser's consent. "Permitted Changes" shall mean: [a] changes or modifications expressly required by any governmental authority; and [b] changes to the Plans and Specifications made following the Effective Date and which are consistent with any changes to the Plans and Specifications made or improvements constructed prior to the Effective Date, which changes or improvements, to the extent material in nature, have been memorialized in change orders that were delivered to or made available to Purchaser as part of the Seller's Deliveries. Purchaser shall engage Zurn Brunnen, Inc. ( “Construction Consultant") to serve as Purchaser's construction consultant to monitor the progress and workmanship of construction of the Improvements in accordance with the Plans and Specifications. Seller agrees that Construction Consultant shall have the right to inspect the progress of the construction of the Improvements during normal business hours not more than once per calendar month accompanied by a representative of Seller after not less than two (2) business days' prior written notice to Seller's Designated Representative. The Construction Consultant's sole role is to advise Purchaser as to the status of construction of the Improvements and the Construction Consultant will not have any right to direct, or interfere with, any activities of the Architect, the Engineer, the General Contractor or any sub-contractor or vendor and will not have any communication (whether verbal, written, electronic or of any other nature) with any of these parties or Seller's lender or representatives of Seller's lender without Seller's prior written consent (other than with Architect in furtherance of the formulation of the Punchlist Items pursuant to Section 5.4(m)(iv) below). In no event shall Construction Consultant or Purchaser have any liability to Seller or any other party as a result of Construction Consultant's monitoring and/or approval or disapproval of any aspect of the construction of the Improvements; provided, however, the preceding sentence shall not operate to relieve Purchaser from its obligations under this Agreement.

 

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ii .             All permits necessary for the construction of the Improvements in connection with the development of the Property will be obtained by Seller ("Permits"). Seller will obtain final certificates of occupancy with regard to all Improvements constructed pursuant to the Permits.

 

iii.             The Improvements upon the Property will comply with: (i) all applicable zoning and land use statutes, environmental, building, fire, health, sanitation and other similar codes and regulations, including, without limitation, the Americans with Disabilities Act and all state and local building codes, and (ii) the Permits.

 

iv.           Prior to or promptly after (but in no event later than five days following) substantial completion of the Improvements, Seller agrees to cause Seller's architect (the "Architect") to inspect and prepare, which inspection and preparation shall be subject to the participation, input and reasonable written approval of the Construction Consultant, a punchlist with respect to the Improvements detailing outstanding items of finish or other aspects of the Improvements which remain to be completed prior to final completion of the Improvements in accordance with the Plans and Specifications (the "Punchlist Items"); Seller covenants and agrees to proceed to promptly (but in no event later than 30 days following the issuance of the punchlist) cure or correct, or cause the General Contractor to cure or correct, such Punchlist Items. If any Punchlist Items have not been cured or corrected prior to Closing, as reasonably determined by the Architect and Construction Consultant, then at Closing: (i) Seller, Purchaser and the Title Company shall execute and deliver a Punchlist Escrow Agreement (the "Punchlist Escrow Agreement") in the form set forth on Schedule 5.4(1) attached hereto; and (ii) Seller shall escrow with the Title Company an amount equal to 150% of the estimated cost of completing the Punchlist Items as reasonably determined by the Architect and the Construction Consultant (the "Escrowed Funds"), to be held and disbursed by the Title Company in accordance with the provisions of the Punchlist Escrow Agreement.

 

5.5            Representations and Warranties of Purchaser .        Purchaser hereby makes the following representations and warranties to Seller as of the Effective Date and as of the Closing Date:

 

(a)           Organization and Authority . Purchaser has been duly organized and validly exists in good standing as a limited liability company under the laws of the State of Georgia and will be duly authorized to conduct business in the State of North Carolina prior to the Closing. Purchaser has the full right and authority to enter into this Agreement and to purchase the Property pursuant hereto and to consummate or cause to be consummated the transactions contemplated herein. The person signing this Agreement on behalf of Purchaser is authorized to do so. Neither the execution and delivery of this Agreement nor any other documents executed and delivered, or to be executed and delivered, by Purchaser in connection with the transactions described herein, will violate any provision of Purchaser's organizational documents or of any agreements, regulations, or laws to or by which Purchaser is bound. This Agreement has been duly authorized, executed and delivered by Purchaser, is a valid and binding obligation of Purchaser and is enforceable against Purchaser in accordance with its terms subject to (i) applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance and other laws affecting the rights of creditors generally; and (ii) the exercise of judicial discretion in accordance with general principles of equity

 

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(b)           Consents . Purchaser has obtained all consents and permissions (if any) related to the transactions herein contemplated and required under any covenant, agreement, encumbrance, law or regulation by which Purchaser is bound.

 

(c)           Pending Actions . To Purchaser's knowledge, there is no action, suit, arbitration, administrative or judicial administrative proceeding, or unsatisfied order or judgment pending or threatened against Purchaser or the transaction contemplated by this Agreement, which, if adversely determined, could individually or in the aggregate have a material adverse effect on Purchaser 's ability to consummate the transaction contemplated herein.

 

(d)           Patriot Act and Related Matters . Purchaser hereby represents, warrants, covenants and agrees, as of the date hereof and as of the Closing Date, as follows:

 

(i)          Purchaser is familiar with the source of funds for the purchase price of the Property and represents that all such funds are and will be derived from legitimate business activities within the United States of America and/or from loans from a banking or financial institution chartered or organized within the United States of America. To the extent Seller is required to obtain such information in order to comply with applicable law, regulation or official government request, and to the extent providing such information does not violate applicable law, regulation or official government request, Purchaser agrees to provide to Seller such documents, certifications or other evidence as may be reasonably requested from time to time by Seller, confirming the source of funds for the Purchase Price (and that such funds derived from legitimate business activities).

 

(ii)         Purchaser has been in compliance in all material respects for the last five years and will continue to be in compliance in all material respects through the Closing Date with (a) the PATRIOT Act, Pub. L. No. 107-56, the Bank Secrecy Act, 31 U.S.C. § 5311 et seq., the Money Laundering Control Act of 1986, and laws relating to the prevention and detection of money laundering in 18 U.S.C. §§ 1956 and 1957; (b) the Export Administration Act (50 U.S.C. §§ 2401-2420), the International Emergency Economic Powers Act (50 U.S.C.§ 1701, et seq.), the Arms Export Control Act (22 U.S.C. §§ 2778-2994), the Trading With The Enemy Act (50 U.S.C. app. §§ 1-44), and 13 U.S.C. Chapter 9; (c) the Foreign Asset Control Regulations contained in 31 C.F.R., Subtitle B, Chapter V; and (d) any other civil or criminal federal or state laws, regulations, or orders of similar import.

 

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(iii)        None of the Purchaser Parties (as defined below) is now or shall be at any time until the Closing Date be a person who has been listed on (i) the Specially Designated Nationals and Blocked Persons List contained in Appendix A to 31 C.F.R., Subtitle B, Part V; (ii) the Denied Persons List, the Entity List, and the Unverified Parties List maintained by the United States Department of Commerce; (iii) the List of Terrorists and List of Debarred Parties maintained by the United States Department of State; and (iv) any other similar list maintained by any federal or state agency or pursuant to any Executive Order of the President of the United States of America. "Purchaser Parties" means, collectively, (a) Purchaser, (b) its executive officers, directors, managers, agents and employees, (c) its shareholders, members, partners, and other investors, or any other person that owns or controls Purchaser, and (d) any entity on whose behalf Purchaser acts.

 

5.6            Survival of Purchaser's Representations and Warranties. The representations and warranties of Purchaser set forth in Section 5.5 shall survive Closing for a period of nine (9) months after Closing. If any of Purchaser's representations and warranties contained in Section 5.5 are determined to be untrue or incorrect in any material respect, then Purchaser shall indemnify and hold Seller harmless from and against any and all actual and direct loss, damage, cost or expense incurred by Purchaser and arising solely from the representation or warranty being untrue or incorrect in any material respect in an amount not to exceed a total of Six Hundred Fifty Thousand and 00/100 Dollars ($650,000.00) provided that Purchaser shall not be liable for indirect, special, punitive or exemplary damages of any nature whatsoever. The obligations in this Section 5.6 will expire and be of no further force or effect once a period of nine (9) months after Closing has elapsed.

 

ARTICLE 6

 

DEFAULT

 

6.1            Default by Purchaser . If the sale of the Property as contemplated hereunder is not consummated due to Purchaser's default hereunder, then Seller shall be entitled, as its sole and exclusive remedy for such default, to terminate this Agreement and receive the Earnest Money as liquidated damages for the breach of this Agreement and not as a penalty, it being agreed between the parties hereto that the actual damages to Seller in the event of such breach are impractical to ascertain and the amount of the Earnest Money is a reasonable estimate thereof, Seller hereby expressly waiving and relinquishing any and all other remedies at law or in equity. Seller's right to receive the Earnest Money is intended not as a penalty, but as full liquidated damages. The right to receive the Earnest Money as full liquidated damages is Seller's sole and exclusive remedy in the event of default hereunder by Purchaser, and Seller hereby waives and releases any right to (and hereby covenants that it shall not) sue Purchaser: (a) for specific performance of this Agreement, or (b) to recover any damages of any nature or description other than or in excess of the Earnest Money. This Section 6.1 is subject to Section 6.4 hereof.

 

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6.2            Default by Seller . If the sale of the Property as contemplated hereunder is not consummated due to Seller's default hereunder, then Purchaser shall be entitled, as its sole remedy for such default, either (a) to receive the return of the Earnest Money and reimbursement of the amount of all direct third party out-of-pocket costs and expenses actually incurred, and documented by paid invoices and evidence of payment, by Purchaser in connection with this Agreement, including reasonable attorneys' fees, and the inspection, acquisition and financing of the Property, including, without limitation, any forfeited good faith and/or rate lock deposits, which return and reimbursement shall operate to terminate this Agreement and release Seller from any and all liability hereunder, (b) waive the default by Seller and close the purchase notwithstanding the default by Seller, or (c) to enforce specific performance of Seller's obligation to execute and deliver the documents and perform its obligations as contained hereunder; provided, however, in the event specific performance is unavailable as a remedy to Purchaser because of Seller's intentional acts (such as conveying the Property to a third party prior to Closing), then Purchaser shall be entitled to bring an action against Seller for its actual damages (i.e. for the benefit of Purchaser's bargain) .For purposes of clarity, if Seller sells the Property to a third party in breach of this Agreement then specific performance would not be available as a remedy and the Purchaser's recoverable damages under sub-clause (c) above would be equal to the purchase price Seller received minus the Purchase Price. Purchaser waives and releases any right to (and hereby covenants that it shall not) sue Seller to recover any damages of any nature or description other than as set forth in this Section 6.2. This Section 6.2 is subject to Section 6.4 hereof.

 

6.3            Notice of Default; Opportunity to Cure Neither Seller nor Purchaser shall be deemed to be in default hereunder until and unless such party has been given written notice of its failure to comply with the terms hereof and thereafter does not cure such failure within ten ( 10) business days after receipt of such notice; provided, however, that this Section 6.3 (i) shall not be applicable to Purchaser's failure to deliver the Earnest Money or any portion thereof on the date required hereunder or to a party's failure to make any deliveries required of such party on the Closing Date and, accordingly, (ii) shall not have the effect of extending the Closing Date or the due date of any Earnest Money deposit hereunder.

 

6.4            Recoverable Damages. Notwithstanding Sections 6.1 and 6.2 hereof, in no event shall the provisions of Sections 6.1 or 6.2 limit (i) either Purchaser's or Seller's obligation to indemnify the other party or any other indemnified party, or the damages recoverable by the indemnified party against the indemnifying party due to a party's express obligation to indemnify in accordance with Sections 3.1, 5.3, 5.6 or 8.2 of this Agreement or in any indemnity contained in any of the documents delivered by either party at Closing, or (ii) either party's obligation to pay costs, fees or expenses under Section 4.5 hereof, or the damages recoverable by either party against the other party due to a party's failure to pay such costs. Notwithstanding any provision of this Agreement or applicable law to the contrary, under no circumstances will any party be liable for any indirect, special, punitive or exemplary damages for any claim or dispute related to or arising under this Agreement.

 

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ARTICLE 7

 

RISK OF LOSS

 

7.1         Damage. In the event of "damage" to the Property or any portion thereof prior to Closing, which is "major" (as such terms are hereinafter defined) then Seller shall promptly notify Purchaser thereof. In the event of such major damage, Purchaser may elect to proceed with the Closing (subject to the other provisions of this Agreement) or may terminate this Agreement by delivering written notice thereof to Seller within ten (10) days after Purchaser's receipt of Seller's notice respecting the damage. If, within ten (10) days of receipt of Seller's notice respecting such major damage, Purchaser delivers written notice of termination of this Agreement to Seller, this Agreement shall terminate, all Earnest Money shall be returned to Purchaser and, except for obligations of the parties which survive termination of this Agreement the parties shall have no further obligations hereunder. If Purchaser does not timely elect to terminate this Agreement (subject to any lender's refusal to pay insurance proceeds or condemnation awards to Seller, in which event Purchaser shall have ten ( 10) days from receipt of notice of such refusal to elect whether to terminate this Agreement), Purchaser shall have no further right to terminate this Agreement as a result of the damage and in such event, Seller shall pay over or assign to Purchaser at Closing all insurance proceeds or condemnation awards payable as a result of such damage and pay any insurance deductible due under Seller's insurance policy(ies). If the damage is not major, then Purchaser may not terminate this Agreement and Seller shall pay over or assign to Purchaser at Closing all insurance proceeds or condemnation awards payable as a result of such damage and pay any insurance deductible due under Seller's insurance policy(ies). In the event the damage is not major and prior to Closing sufficient insurance proceeds are not received or committed in writing by the insurance carrier sufficient to repair any damage, Seller shall repair such damage by Closing to Purchaser's reasonable satisfaction to the condition that existed prior to such damage or give Purchaser a credit at Closing in an amount sufficient to pay for the cost unpaid as of Closing for repair of the applicable damage (i.e. to restore the Property to substantially the same condition as immediately before such casualty), such amount to be determined by an architect or other appropriate professional selected by Purchaser and approved by Seller, such approval not to be unreasonably withheld, conditioned or delayed. Any assignment by Seller to Purchaser of insurance proceeds respecting loss of rental income, shall be limited to that portion of such proceeds attributable to periods after Closing. Seller agrees that the assignment of insurance proceeds contemplated under this Section 7 .1 shall include, without limiting the generality of the foregoing assignment, insurance proceeds from any loss of income or rents insurance policy maintained by Seller. The Closing shall be extended for a period of up to an additional thirty (30) days in the event any lender fails to make a decision regarding any insurance proceeds or condemnation awards on or before the then scheduled Closing Date.

 

7.2          Definition of Major Damage . For purposes of Section 7.1:

 

(a)           "damage" means (i) physical damage to or destruction of all or any part of the Real Property by reason of fire, earthquake, tornado, flood, water intrusion or other casualty occurring after the Effective Date or (ii) the physical taking of all or part of the Real Property by condemnation or by conveyance in lieu of condemnation occurring after the Effective Date; and

 

(b)           "major" damage refers to the following: (i) damage such that the cost of repairing or restoring the premises in question to a condition substantially similar to that of the premises in question prior to the event of damage would in the opinion of an architect selected by Purchaser and reasonably approved by Seller, be equal to or greater than Six Hundred Twenty Five Thousand and Noll 00 Dollars ($625,000.00), (ii) any damage due to a condemnation or conveyance in lieu of condemnation which permanently and materially impairs the current use or value of the Property, access to the Property from public roads or the number of parking spaces, or (iii) any damage which results in Seller's lender withholding or denying insurance proceeds or condemnation awards to Seller and applying the same to a principal paydown of any loan secured by the Property.

 

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7.3          Seller's Insurance . If necessary or appropriate for Purchaser to evaluate its options or enforce its rights under this Article 7 following any damage to the Property, Seller shall promptly provide to Purchaser on request a copy of Seller's property insurance policies (or other applicable insurance policies) with respect to the Property, and the period within which Purchaser must make any election hereunder shall be extended for ten (10) days after receipt of the applicable insurance policies.

 

ARTICLE 8

 

COMMISSIONS

 

8.1            Broker's Commission . The parties acknowledge that Cushman & Wakefield Thalhimer, of North Carolina, Inc. ("Broker") represents Purchaser as broker in connection with the sale of the Property by Seller to Purchaser, and is to be compensated for its services solely by Purchaser pursuant to a separate agreement.

 

8.2            Representation and Indemnitv . Purchaser and Seller each hereby represents and warrants to the other that it has not disclosed this Agreement or the subject matter hereof to, and has not otherwise dealt with, any real estate broker, agent or salesman (other than Broker, with respect to Purchaser) so as to create any legal right or claim in any such broker, agent or salesman (other than Broker, with respect to Purchaser) for a real estate commission or similar fee or compensation with respect to the negotiation and/or consummation of this Agreement or the conveyance of the Property by Seller to Purchaser. Purchaser and Seller shall indemnify, hold harmless and defend each other from and against any and claims and demands for a real estate brokerage commission or similar fee or compensation arising out of any claimed dealings with the indemnifying party and relating to this Agreement or the purchase and sale of the Property (including reasonable attorneys' fees and expenses and court costs incurred in defending any such claim or in enforcing this indemnity).

 

8.3            Survival . This Article 8 shall survive the rescission, cancellation, termination or consummation of this Agreement.

 

ARTICLE 9

 

RESERVED

 

ARTICLE 10

 

ESCROW AGENT

 

10.1          Investment of Earnest Money. Escrow Agent shall invest the Earnest Money pursuant to Purchaser's directions in an interest bearing account at a commercial bank whose deposits are insured by the Federal Deposit Insurance Corporation. Escrow Agent shall notify Seller, no later than one (1) business day after Escrow Agent's receipt thereof, that Escrow Agent has received the Earnest Money in immediately available funds, and is holding the same in accordance with the terms of this Agreement. However, Escrow Agent shall invest the Earnest Money only in such accounts as will allow Escrow Agent to disburse the Earnest Money upon no more than one ( 1) business day's notice.

 

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10.2          Payment on Demand. Upon receipt of any written certification from Seller or Purchaser claiming the Earnest Money pursuant to the provisions of this Agreement, Escrow Agent shall promptly forward a copy thereof to the other such party (i.e., Purchaser or Seller, whichever did not claim the Earnest Money pursuant to such notice) and, unless such other party within ten (10) days thereafter notifies Escrow Agent of any objection to such requested disbursement of the Earnest Money in which case Escrow Agent shall retain the Earnest Money subject to Section 10.5 below, Escrow Agent shall disburse the Earnest Money to the party demanding the same and shall thereupon be released and discharged from any further duty or obligation hereunder. Notwithstanding the forgoing, in the event Purchaser terminates this Agreement pursuant to its rights under Section 3.2 of this Agreement, Escrow Agent shall immediately refund the Earnest Money to Purchaser (less the sum of One Hundred and No/ 00 Dollars ($100.00) which shall be paid to Seller in consideration of this Agreement), and Seller hereby agrees that its consent shall not be required for Escrow Agent to refund such Earnest Money.

 

10.3          Exculpation of Escrow Agent . It is agreed that the duties of Escrow Agent are herein specifically provided and are purely ministerial in nature, and that Escrow Agent shall incur no liability whatsoever except for its misconduct or negligence, so long as Escrow Agent is acting in good faith. Subject to the foregoing, Seller and Purchaser do each hereby release Escrow Agent from any liability for any error of judgment or for any act done or omitted to be done by Escrow Agent in the good faith performance of its duties hereunder and do each hereby indemnify Escrow Agent against, and agree to hold, save, and defend Escrow Agent harmless from, any costs, liabilities, and expenses incurred by Escrow Agent in serving as Escrow Agent hereunder and in faithfully discharging its duties and obligations hereunder. Seller and Purchaser are aware the Federal Deposit Insurance Corporation (FDIC) coverages apply to a maximum amount of $250,000.00 per depositor (as may be modified by the FDIC from time to time). Further, Seller and Purchaser do not and will not hold Escrow Agent liable for any loss occurring which arises from bank failure or error, insolvency or suspension, or a situation or event which falls under the FDIC coverages.

 

10.4          Stakeholder. Escrow Agent is acting as a stakeholder only with respect to the Earnest Money. If there is any dispute as to whether Escrow Agent is obligated to deliver the Earnest Money or as to whom the Earnest Money is to be delivered, Escrow Agent may refuse to make any delivery and may continue to hold the Earnest Money until receipt by Escrow Agent of an authorization in writing, signed by Seller and Purchaser, directing the disposition of the Earnest Money, or, in the absence of such written authorization, until final determination of the rights of the parties in an appropriate judicial proceeding. If such written authorization is not given, or a proceeding for such determination is not begun, within thirty (30) days of notice to Escrow Agent of such dispute, Escrow Agent may bring an appropriate action or proceeding for leave to deposit the Earnest Money in a court of competent jurisdiction located in the Durham, North Carolina metropolitan area pending such determination. Escrow Agent shall be reimbursed for all costs and expenses of such action or proceeding, including, without limitation, reasonable attorneys' fees and disbursements, by the party determined not to be entitled to the Earnest Money. Upon making delivery of the Earnest Money in any of the manners herein provided, Escrow Agent shall have no further liability or obligation hereunder.

 

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10.5          Interest . All interest and other income earned on the Earnest Money deposited with Escrow Agent hereunder shall be reported for income tax purposes as earnings of Purchaser. Purchaser's taxpayer identification number is 27-4292135.

 

10.6          Execution by Escrow Agent . Escrow Agent has executed this Agreement solely for the purpose of acknowledging and agreeing to the provisions of this ARTICLE 10. Escrow Agent's consent to any modification or amendment of this Agreement other than this ARTICLE 10 shall not be required.

 

ARTICLE 11

 

MISCELLANEOUS

 

11.1          Assignment . Purchaser may not assign its rights under this Agreement without first obtaining Seller's written approval, which approval may be given or withheld in Seller's reasonable discretion. Notwithstanding the foregoing, Purchaser may assign this Agreement at Closing to a Permitted Affiliate without Seller's consent, and Seller or Purchaser may assign its rights under this Agreement to a reputable exchange accommodation to facilitate a tax deferred exchange. For purposes hereof, the term "Permitted Affiliate" means an entity that owns or is owned by, in whole or in part, or controls, is controlled or managed by, or is under common control, exclusively or non-exclusively, with Purchaser, and/or those persons controlling and/or managing Purchaser. If an assignment occurs in accordance with this Section 11.1, then the assignor will be jointly and severally liable with the assignee for all obligations under this Agreement.

 

11.2          Notices . Any notice, request or other communication (a "notice") required or permitted to be given hereunder shall be in writing and shall be delivered by hand or overnight courier (such as United Parcel Service or Federal Express), sent by electronic mail (provided a copy of such notice is deposited with an overnight courier for next business day delivery) or mailed by United States registered or certified mail, return receipt requested, postage prepaid and addressed to each party at its address as set forth below. Any such notice shall be considered given on the date of such hand or courier delivery, electronic mail transmission if received on a business day (provided a copy of such notice is deposited with an overnight courier for next business day delivery), deposit with such overnight courier for next business day delivery, or deposit in the United States mail, but the time period (if any is provided herein) in which to respond to such notice shall commence on the date of hand or overnight courier delivery or on the date received following deposit in the United States mail as provided above. Rejection or other refusal to accept or inability to deliver because of changed address of which no notice was given shall be deemed to be receipt of the notice. By giving at least five (5) days' prior written notice thereof, any party may from time to time and at any time change its mailing address hereunder. Any notice of any party may be given by such party's counsel. Copies of notices are for informational purposes only, and a failure to give or receive copies of any notice shall not be deemed a failure to give notice.

 

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The parties' respective addresses for notice purposes are as follows. Notice by telephone shall not be effective. If to Purchaser:

 

If to Purchaser:  
   
 

TriBridge Residential, LLC

1575 Northside Drive NW

Suite 200, Building 100

 

Atlanta, Georgia 30318

Attention: Steve Broome

steveb@tribridgeresidential.com

   
with a copy to:  
  Nelson Mullins Riley & Scarborough, LLP
  Atlantic Station
  201   17th South Street NW, Suite 1700
  Atlanta, Georgia 30363
  Attention: Eric Wilensky, Esq.
   eric.wilensky@nelsonmullins.com
   
If   to Seller or Parent : Eric L. Smith, Vice President of Operations
  Armada Hoffler Properties, Inc.
 

222 Central Park Avenue, Suite 2100

Virginia Beach, Virginia 23462

esmith@armadahoffler.com

   
with a copy to: C. Grigsby Scifres, Esq.
  Williams Mullen
 

222 Central Park Avenue, Suite 1700

Virginia Beach, Virginia 23462

gscifres@williamsmullen.com

   
If     to Escrow A gent:
  S. Marcus Calloway
 

Calloway Title & Escrow, L.L.C.

4170 Ashford-Dunwoody Road

  Suite 285
 

Atlanta, Georgia 30319

MarcusC@titlelaw.com

 

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11.3 Modifications . This Agreement cannot be changed orally, and no agreement shall be effective to waive, change, modify or discharge it in whole or in part unless such agreement is in writing and is signed by the parties against whom enforcement of any waiver, change, modification or discharge is sought. Signatures inscribed on the signature pages of this Agreement or any formal amendment which are transmitted by telecopy or email transmission (e.g., PDF files) shall be valid and effective to bind the party so signing. Each party agrees to promptly deliver to the other party an executed original of this Agreement or any such formal amendment with its actual signature, but a failure to do so shall not affect the enforceability of this Agreement or any such formal amendment, it being expressly agreed that each party to this Agreement or any formal amendment shall be bound by its own telecopied or emailed signature and shall accept the telecopied or emailed signature of the other party to this Agreement or any formal amendment.

 

11.4          Calculation of Time Periods . Unless otherwise specified, in computing any period of time described in this Agreement, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless such last day is a Saturday, Sunday or legal holiday under the laws of the State in which the Property is located, in which event the period shall run until the end of the next day which is neither a Saturday, Sunday or legal holiday. The final day of any such period shall be deemed to end at 6:00 p.m., Eastern time.

 

11.5          Successors and Assigns . Subject to Section 11.1 hereof, the terms and provisions of this Agreement are to apply to and bind the permitted successors and assigns of the parties hereto.

 

11.6          Entire Agreement . This Agreement, including the Joinder and Schedules, contain the entire agreement between the parties pertaining to the subject matter hereof and fully supersede all prior written or oral agreements and understandings between the parties pertaining to such subject matter.

 

11.7          Further Assurances . Each party agrees that it will without further consideration execute and deliver such other documents and take such other action, whether prior or subsequent to Closing, as may be reasonably requested by the other party to consummate more effectively the purposes or subject matter of this Agreement. The provisions of this Section 11.7 shall survive Closing.

 

11.8          Counterparts . This Agreement may be executed in identical counterparts, and all such executed counterparts shall constitute the same agreement. It shall be necessary to account for only one such counterpart in proving this Agreement.

 

11.9          Severability . If any provision of this Agreement is determined by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement shall nonetheless remain in full force and effect.

 

11.10        Applicable Law . This Agreement is performable in the state in which the Property is located and shall in all respects be governed by, and construed in accordance with, the substantive federal laws of the United States and the laws of the state of North Carolina. Seller and Purchaser hereby irrevocably submit to the jurisdiction of any state or federal court sitting in the state and judicial district in which the Property is located in any action or proceeding arising out of or relating to this Agreement and hereby irrevocably agree that all claims in respect of such action or proceeding shall be heard and determined in a state or federal court sitting in the state and judicial district in which the Property is located. Purchaser and Seller agree that the provisions of this Section 11.10 shall survive the Closing of the transaction contemplated by this Agreement.

 

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11.11          No Third Party Beneficiary . The provisions of this Agreement and of the documents to be executed and delivered at Closing are and will be for the benefit of Seller and Purchaser only and are not for the benefit of any third party, and accordingly, no third party shall have the right to enforce the provisions of this Agreement or of the documents to be executed and delivered at Closing (other than Escrow Agent as to the provisions of Article 10).

 

11.12          Schedules . The following schedules attached hereto shall be deemed to be an integral part of this Agreement:

 

Schedule   1.1 (a) Legal Description of the Land
Schedule   1.1 (d) Inventory of Tangible Personal Property
Schedule  l.l(e) Rent Roll
Schedule  1.1(f) Plans and Specifications
Schedule 1.6(a) Escrow Agent Wiring Instructions
Schedule  3.l(e) Seller's  Deliveries
Schedule 4.2(a) Form of Special Warranty Deed
Schedule 4.2(b) Form of Bill of Sale and Assignment
Schedule 4.2(c) Form of Notice to Tenants
Schedule 4.2(d) Form of Seller's Closing Certificate
Schedule 4.2(f) FIRPTA Affidavit
Schedule 5.1 Seller's Disclosure  Statement
Schedule 5.1(j) Schedule of Service Contracts
Schedule 5.l(k) List of Insurance Policies
Schedule 5.4(b) Leasing Guidelines
Schedule 5.4(1) Punchlist Holdback Escrow Agreement
Schedule  11.20(b ) Construction Deliveries
Schedule   1l.20(c) Form of Consent to Assignment

 

11.13          Captions . The section headings appearing in this Agreement are for convenience of reference only and are not intended, to any extent and for any purpose, to limit or define the text of any section or any subsection hereof.

 

11.14          Construction . The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement or any schedules or amendments hereto.

 

11.15          Termination of Agreement . It is understood and agreed that if either Purchaser or Seller terminates this Agreement pursuant to a right of termination granted hereunder, such termination shall operate to relieve Seller and Purchaser from all obligations under this Agreement, except for such obligations as are specifically stated herein to survive the termination of this Agreement.

 

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11.16          Survival . The provisions of this Agreement shall survive Closing and shall not be merged into the execution and delivery of the Deed; provided, however, that the representations and warranties of Seller contained in Section 5.1, as updated by Seller's Closing Certificate, and the representations and warranties of Purchaser contained in Section 5.5, shall survive for the period, and are subject to the terms, set forth in Sections 5.3 and 5.6 respectively.

 

11.17          Time of Essence . Time is of the essence with respect to this Agreement.

 

11.18          Covenant Not to Record. Purchaser shall not record this Agreement or any memorandum or other evidence thereof; provided, however, the foregoing covenant shall not preclude Purchaser from filing a lis pendens in connection with a suit for specific performance brought pursuant to Section 6.2 of this Agreement.

 

11.19          Reserved .

 

11.20          Construction Matters. Notwithstanding anything contained in this Agreement to the contrary, Purchaser and Seller hereby agree that the following representations, warranties and covenants of Seller (collectively the "Construction Obligations") constitute a material inducement of Purchaser's willingness to enter into the transaction contemplated herein, and Purchaser's furnished consideration is in exchange for, in part, the receipt of the following: Seller shall cause all amounts due in connection with the Construction Contracts (as hereinafter defined) to be paid in full on or prior to Closing, and shall provide final lien waivers from all vendors and contractors who are parties to the Construction Contracts at Closing (with exception only for those certain contractors performing work in connection with any Punchlist Items to be completed following Closing, in which event, final lien waivers shall be obtained on or prior to Closing for all completed work, and for such work that remains incomplete in connection with Punchlist Items, Seller shall obtain final lien waivers upon payment of such contractors from the Escrowed Funds pursuant to the Punchlist Escrow Agreement (which shall be an obligation that survives Closing).

 

(b)           Construction-Related Deliveries . In addition to and not in limitation of the items to be delivered to Purchaser in accordance with Section 3.l (e), Seller shall deliver true, correct and complete copies of the items attached as Schedule l 1.20(b) attached hereto and by this reference made a part hereof.

 

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(c)           Assignments . At Closing, Seller shall transfer, convey and assign, or cause its affiliate Armada Hoffler Development Company, to transfer, convey and assign, to Purchaser, to the extent expressly permitted under such documents without the consent of any party to the document other than Seller or Armada Hoffler Development Company, or if a third party consent is required, to the extent Seller has obtained such consent, all of Seller's rights, interests and remedies in and to (i) that certain DBIA Standard Form of Agreement Between Owner and Design-Builder - Cost Plus Fee with an Option for a Guaranteed Maximum Price between Seller, as Owner, and AHP Construction, LLC as Contractor ("Contractor") dated as of July 19, 2013, together with that certain DBIA Standard Form of General Conditions of Contract Between Owner and Design-Builder, as modified or clarified, which is a part thereof (collectively the "GMAX"), and (ii) that certain agreement dated February 3, 2012, between Armada Hoffler Development Company, and Coulter Jewell Thames, P.A., respecting the provision of professional engineering services in connection with the construction of the Improvements at the Property (the "Engineer's Contract"). For purposes of clarification, there is no separate architect agreement as the GMAX constitutes a design/build agreement. The GMAX and the Engineer's Contract are hereinafter referred to as the ("Construction Contracts"). If any Construction Contract requires the consent of a third party as a condition to any assignment thereof, then prior to the expiration of the Inspection Period, Seller shall use reasonable efforts (and, to the extent such party is an affiliate of Seller, best efforts) to obtain and deliver to Purchaser the written consent of the Contractor to the assignment to Purchaser of the GMAX and the written consent of Coulter Jewell Thames, P.A. to the assignment to Purchaser of the Engineer's Contract; provided that Seller will have no liability to Purchaser if the Engineer refuses to consent to the assignment. The form of consent shall be substantially identical to the document set forth in Schedule l 1.20(c) . To the extent a party's consent to the assignment of a Construction Contract is required, and to the extent a party is not willing to provide its consent to the full assignment of the Construction Contract, but rather an assignment of the warranty rights thereunder, then Seller and Purchaser agree that the terms of this Section 11.20 and the documents attached as Schedules 4.2(b) and l l.20(c) shall be modified to reflect the assignment of warranty rights, rather than the full assignment of the Construction Contract.

 

11.21 Confidentiality. Each party is aware, and will advise its Representatives who are informed of the matters that are the subject of this Agreement, of the restrictions imposed by the United States securities laws and other applicable laws on the purchase or sale of securities by any person who has received material, non-public information and on the communication of such information to any other person when it is reasonably foreseeable that such other person is likely to purchase or sell such securities in reliance on such information.

 

Seller is an affiliate of Armada Hoffler Properties, Inc. ("AHP"). AHP is a publicly traded real estate investment trust. The fact that Purchaser has entered into this Agreement may be material, non-public insider information subject to restrictions imposed by the United States securities laws and other applicable laws on the purchase and sale of the securities of AHP. Purchaser will keep confidential the existence of this Agreement and all matters related to it, and, except with the prior written consent of AHP, will not disclose the existence of this Agreement to any person other than to its Representatives who have a need to know, and will not use or allow any Purchaser Representatives to use the existence of this Agreement for any of the following purposes: (x) the trading in any securities of AHP, (y) the trading in any securities that are convertible into or exchangeable for securities of AHP, or (z) any derivative with respect to securities of AHP, whether any such transaction described in clauses (x), (y) or (z) above is to be settled by delivery of securities, in cash or otherwise, until this Agreement has been publicly disclosed by AHP through a press release or by a filing with the U.S. Securities and Exchange Commission.

 

Neither Purchaser nor any of its Representatives will knowingly disclose to any of Seller's tenants, employees, leasing agents, brokers or other representatives the existence of or any other information concerning this Agreement. Purchaser shall instruct each of its Representatives having access to any of Seller's tenants, employees, leasing agents, brokers or other representatives of the requirements of this covenant. Each party will be responsible for any actions or omissions by its Representatives which are not in accordance with the provisions of this Section 11.21.

 

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As used in this Agreement, "Representatives" of a person means the person's directors, officers, members, managers, partners, employees, agents, affiliates, business units and divisions, financial advisors, accountants, current or prospective lenders or investors, consultants, attorneys, real estate brokers (it being agreed and acknowledged, for the avoidance of doubt, that Purchaser may engage one or more real estate brokers for the purposes of obtaining brokers' opinions of value on the Project) or agents and other representatives.

 

11.22 Tax-Deferred Exchange. Purchaser and Seller acknowledge that either party may wish to structure this transaction as a tax-deferred exchange of like-kind property within the meaning of Section 1031 of the Internal Revenue Code. Each party agrees to reasonably cooperate with the other party to effect this exchange; provided, that (a) the cooperating party shall not be required to acquire or take title to any exchange property, (b) the cooperating party shall not be required to incur any expense or liability whatsoever in connection with the exchange, including, without limitation, any obligation for the payment of any escrow, title, brokerage or other costs including attorneys' fees incurred with respect to the exchange, (c) no substitution of the effectuating party shall release it from any of its obligations, warranties or representations set forth in this Agreement or from liability for any prior or subsequent default under this Agreement by the effectuating party, its successors, or assigns, which obligations shall continue as the obligations of a principal and not of a surety or guarantor, (d) the effectuating party shall give the cooperating party at least two (2) business days prior notice of the proposed changes required to effect such exchange and the identity of any party to be substituted in the escrow, (e) the effectuating party shall be responsible for preparing all additional agreements, documents and escrow instructions (collectively, "Exchange Documents") required by the exchange, at its sole cost and expense, (f) the effectuating party shall be responsible for making all determinations as to the legal sufficiency, tax considerations and other considerations relating to the proposed exchange, the Exchange Documents and the transactions contemplated thereby, and the cooperating party shall in no event be responsible for, or in any way be deemed to warrant or represent any tax or other consequences of the exchange transaction, and (g) the election to effect such an exchange shall not delay the Closing of the transaction as defined herein.

 

[SIGNATURES ON THE FOLLOWING PAGES]

 

  40  

 

 

IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the Effective Date.

 

  SELLER:
   
  AH DURHAM APARTMENTS, LLC
  By: ARMADA HOFFLER MANAGER, LLC,
  Its Manager
     
  By: /s/ Eric L. Smith,
    Eric L. Smith, Manager

 

[SIGNATURES CONTINUED ON THE FOLLOWING PAGES]

 

  1  

 

 

  PURCHASER:
   
  TRIBRIDGE RESIDENTIAL, LLC,
  a Georgia limited liability company
     
  By: /s/ Jim Schrader
  Name: Jim Schrader
  Title: VP

 

[SIGNATURES CONTINUED ON THE FOLLOWING PAGES]

 

  2  

 

 

Escrow Agent has executed this Agreement for the limited purposes set forth herein.

 

  ESCROW AGENT:
   
  CALLOWAY TITLE & ESCROW, LLC
     
  By: /s/ S. Marcus Calloway
  Name: S. Marcus Calloway
  Title: Manger

 

[SIGNATURES CONTINUED ON THE FOLLOWING PAGES]

 

Calloway Title & Escrow, L.L.C., as Escrow Agent, is a party to such Purchase and Sale Agreement for the limited purposes set forth therein.

 

  3  

 

 

PARENT JOINDER

 

This joinder (this "Joinder") is attached to and made a part of the foregoing Agreement and all terms capitalized but not defined herein shall have the respective meanings given to them in the Agreement. The undersigned, ARMADA HOFFLER PROPERTIES, INC. a Maryland corporation ("Parent"), for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, hereby duly executes with proper authority and joins in the execution of this Agreement, and agrees that it is jointly and severally liable, as a principal and not as a surety, for Seller's indemnity obligations under: (i) Sections 5.3, 4.4 and 8.2 of the Agreement, and (ii) the Bill of Sale and Assignment and Assumption of Leases and Service Contracts to be delivered by Seller to Purchaser at Closing under the Agreement. Purchaser shal1 have the right to proceed directly against the undersigned without first making written demand to Seller (and without any obligation to bring suit against Seller) for the satisfaction of any such obligations,

 

The undersigned is an indirect owner of Seller, will derive substantial benefits from the transactions described in the Agreement and acknowledges that the execution of this Joinder is a material inducement and condition to Purchaser's execution of the Agreement. The undersigned represents and warrants that it has the legal right, power, authority and capacity to execute this Joinder, that such execution does not violate the organizational documents of, or any other agreement or instrument by which the undersigned is bound, and that this Joinder is binding and enforceable against the undersigned.

 

The undersigned unconditionally waives any guarantor or suretyship defenses that might otherwise be available to it with respect to its obligations under this Joinder.

 

The provisions set forth in Sections 11.2 through 11.19, both inclusive, of the Agreement are hereby incorporated by reference into this Joinder as if fully set forth herein, provided that the undersigned shall be "Seller", as applicable, under such Sections.

 

  ARMADA HOFFLER PROPERTIES, INC.,  
  a Maryland corporation  
       
  By: /s/ Eric L. Smith  
  Eric L. Smith  
  Vice President of Operations & Secretary  

 

  4  

 

 

Schedule 1.l(a)

 

LEGAL DESCRIPTION OF THE LAND

 

BEING ALL THAT CERTAIN PA RCEL CONTAIN ING APPROXIMATELY 2.0994 ACRES AS SHOWN ON A MAP ENTITLED "EXEMPT FINAL RECOMBIN ATION PLAT 300 J ACKSON STREET & 501 WILLARD ST" RECORDED IN PLAT BOOK 192, PAGE 3 DURHAM COUNTY REGISTRY.

 

WHICH IS MORE FULLY DESCRIBED AS:

 

BEGINNING AT A PK N A IL ON THE EASTERN RIGHT OF WAY OF WILLARD ST; THENCE W ITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 31 .04', WITH A RADIUS OF 20.00', WITH A CHORD BEARING OF N 45°11'41" E, WITH A CHORD LENGTH OF 28.02' TO AN EXISTING IRON PIPE; THENCE N 89°41 '27" E A DISTANCE OF 185.08 TO AN EXISTING IRON PIPE; THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 114.62', WITH A RADIUS OF 190.37', WITH A CHORD BEARING OF S 73°14'22" E, WITH A CHORD LENGTH OF 112.90' TO AN EXISTING IRON PIPE; THENCE S 59°12'33" E A DISTANCE OF 1 1 1.39' TO AN EXISTING IRON PIPE; THENCE S 30°47'27" W A DISTANCE OF 90.76' TO AN EXISTING IRON PIPE; THENCE S 27°33'27" W A DISTANCE OF 158.72' TO AN EXISTING IRON PIPE; THENCE N 59°12'33" W ADISTANCE OF 113.65' TO AN EXISTING IRON PIPE; THENCE N 89°21 '33" W A DISTANCE OF 193.78' TO AN EXISTING IRON PIPE; THENCE N 00°38'37" E A DISTANCE OF 227.18' TO AN EXISTING IRON PIPE; WHICH IS THE POINT OF BEGINNING, HAYING AN AREA OF 91 ,449.07 SQUARE FEET OR 2.099 ACRES AS SHOWN ON PLAT PREPARED BY COULTER JEWELL THAMES PA RECORDED IN DURHAM COUNTY REGISTRY IN BOOK 192 PAGE 3.

 

  5  

 

 

Schedule 1.l(d)

 

INVENTORY OF TANGIBLE PERSONAL PROPERTY [TO BE

 

ATTACHED]

 

  6  

 

 

PERSONAL PROPERTY INVENTORY

 

Whetstone Apartments-As of 10/6/2014

 

Whetstone Fitness Center Inventory

 

2-True Fitness Commercial Series 400 Treadmills 2-True

Fitness Commercial Series 400 Ellipticals

1-True Fitness Commercial Series 400 Recum bent

1-Apollo 3-Stack I 3 -Station Multi Gym

1-Evolution Deluxe 3-Teir Dumbbell Rack 5-60lbs 1-

Evolution Deluxe Adjustable Bench w/ wheels

1-York Barbell Rubber Hex Dumbbell Set 5-60lbs

1-TRX 7' Mu lti-Mou nt with 3' wall banner

3-TRX Commercial Suspension Trainer

1-Medicine Ball Rack w/ 6 Med Balls 4-141bs

1-Body Sport 55cm Stability/Core Ball

1-Body Sport 65cm Stability/Core Ball

2-Aeromat Stability Ball Storage Base

1 -Commercial BOSU Balance Ball

 

Office

 

3- Office desks

3- Office Chairs

2 -Club guest Chairs

5- Wood and cloth Chairs 3 - End table

1 -Conference table

6- Chairs for conference table

1-Break room dining table with 2 Chairs

1- 4 drawer tan metal file cabinet

1- 2 drawer black metal file cabinet

3- Del l Desk top computer

7- Pieces of wall art 3-Desk Lamps

1- Table Lamp

1 - Camera

1-Key Trak

 

Lobby En tra nce

 

1 - Love Seat

1- Chair

1- Magazi ne Rack

1- Coffee Table

2 - Large vases with Sticks

3- Pieces of wall art

1 - Area rug

1 - Lamp

 

Eleva tor Lobby

 

1 – Sofa Table

 

 

 

 

1 – Mirror

2 – Lamps

1 – Bowl

 

Model

 

1- Entry Rug

2 – Entry Square Wall Mirrors

1 – Fruit bowl with lemons and limes

5 – Cook Books

2 – Glass Jars

1 – Small wooden counter wine rack

3 – Glass bottles with corks

1 – Tea Pot

2 – Glass Canisters

1 – Calendar with pasta set

2 – Bottles of Soap

2 – Bottles of Olive Oil

3 – Place settings

1 – Kitchen area rugs

 

Model Bathroom

 

2 – Wall Art bathroom entry

2 – Bathroom Wall Art

1 – Shower Curtain

1 – Bathroom rug

2 – Candles

1 – Soap dispenser

1 – Tissue Holder

 

Model Living room

 

3 Bar stools

1 Area Rugs

1 Couch

1 Wall Art

1 Fake TV

2 Vases

1 Plate with Stand

4 Pillows

1 Chair

1 Throw

1 Fake Plant

1 TV tray

1 End table

1 Lamp

1 Picture frame

 

Model Bedroom

 

1 Queen bed headboard and frame

1 Queen mattress and box spring

 

  2  

 

 

1 Queen comforter set

1 Night Stand

1 Lamp

5 Books

1 Floor Lamp

1 Full length hanging mirror

1 Dresser

1 Fake TV

1 Set of Curtains

1 Lamp

1 Wire Wall art

2 Small print wall art

2 Scarves

1 Hamper

1 Hanging Shoe Racks

1 hanging bag

1 Hat

19 Wooden hangers

 

Clubroom

 

3 Large vases on fireplace

5 Large vases in clubroom

1 Lamp

3 Bar stools

2 Tables

6 Chairs

2 Club Chairs

1 Couch

1 End Table

1 Coffee Table

1 Area Rug

4 - Pillows

5 Wall Art

1 Bowl

 

Media Room

 

3 Chairs

2 - End tables

2 lamps

3 Duke Prints

1 TV Stand

1 Fake Dice

 

Print Center

 

2 Desk Chairs

2 Wall Prints

 

  3  

 

 

Conference Room

 

1 Table

1 Round Table

5 Chairs

1 Wall art metal

2 Wall prints

1 Lamp

 

Appliances in Apartment Units

 

204 Refrigerators

204 Dishwashers

204 Electric Ranges

204 Microwaves

204 Stacked Washer/Dryer units

 

  4  

 

 

Schedule 1.l(e)

RENT ROLL

 

[TO BE ATTACHED]

 

 

 

 

Schedule 1.1(f )

PLANS AND SPECIFICATIONS

 

[TO BE ATTACHED]

 

 

 

 

Schedu le 1.6(a)

 

ESCROW AGENT WIRING INSTRUCTIONS

 

[TO BE ATTACHED]

 

 

 

 

CALLOWAY TITLE AND ESCROW, LLC

4170 Ashford Dunwoody Road

Suite 285

Atlanta, Georgia 30319

TELEPHONE (770) 698-7960

TELECOPIER (770) 698-7999

 

WIRE TRANSFER INSTRUCTIONS

 

BB&T

271 17th Street

Suite 800

Atlanta, Georgia 30363

 

ABA 061 113 415

 

International wires:

Swift Code: BRBTUS33

 

Calloway Title and Escrow LLC IOLTA Account Account

 

No. 0005 24173 7545

 

Notify Kendra Huckabee or Katherine Williams upon
receipt at 770-698-7960

 

Please reference Property name, Purchaser, and or Seller.

 

 

 

 

Schedule 3.l(e)

 

SELLER'S DELIVERIES

 

 

 

 

Schedule 4.2(a)

 

FORM OF SPECIAL WARRANTY DEED

 

 

 

 

Schedule 4.2(b)

 

[FORM OF BILL OF SALE AND ASSIGNMENT AND ASSUMPTION

OF LEASES, THE CONSTRUCTION CONTRACTS AND SERVICE CONTRACTS]

 

* *

 

BILL OF SALE AND ASSIGNMENT AND ASSUMPTION

OF LEASES, CONSTRUCTION CONTRACTS AND SERVICE CONTRACTS

 

This Bill of Sale and Assignment and Assumption of Leases, Construction Contracts and Service Contracts (this "Bill of Sale") is made and entered into this           day of     , 2015, by and between              a                                                   ("Seller"), and                a                   ("Purchaser").

 

WITNESSETH:

 

WHEREAS, Seller and Purchaser have previously entered into that certain Purchase and Sale Agreement, dated ____, 2015 [DESCRIBE AMENDMENTS, IF APPLICABLE] (the "Agreement"), having Calloway Title & Escrow, L.L.C. and                    as parties for the limited purposes set forth therein;

 

WHEREAS, concurrently with the execution and delivery of this Bill of Sale and pursuant to the Agreement, Seller is conveying to Purchaser, by Special Warranty Deed, (i) those certain tracts or parcels of real property located in Charlotte, North Carolina, and more particularly described on Exhibit A , attached hereto and made a part hereof (the "Land"), (ii) the rights, easements and appurtenances pertaining to the Land (the "Related Rights"), and (ii i) the buildings, structures, fixtures and other improvements on and within the Land (the "Improvements"; and the Land, the Related Rights and the Improvements being sometimes collectively referred to as the "Real Property");

 

WHEREAS, Seller has agreed to convey to Purchaser certain personal property and assign to Purchaser certain leases and service contracts as hereinafter set forth;

 

NOW, THEREFORE, in consideration of the receipt of Ten Dollars ($10.00), the assumptions by Purchaser hereinafter set forth and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree as follows:

 

1.           Bill of Sale .

 

(a) Seller hereby sells, assigns, transfers and conveys to Purchaser all of Seller's right, title and interest in, to and under the Tangible Personal Property and the Intangible Property. Seller warrants to Purchaser that Seller owns good title to the Tangible Personal Property, that the Tangible Personal Property is free and clear of all liens, charges and encumbrances, and that Seller has full right, power and authority to sell the Tangible Personal Property and to make this Bill of Sale. Seller further warrants to Purchaser that Seller has not conveyed to any third party its right, title and interest, if any, in the Intangible Property.

 

 

 

 

(b)          "Tangible Personal Property" means all tangible personal property owned by Seller upon the Land or within the Improvements , including specifically, without limitation , appliances, computers, equipment, furniture, furnishings, carpeting, draperies and curtains, tools and supplies, and other items of tangible persona l property owned by Seller and used exclusively in connection with the ownership use, maintenance or operation of the Land and the Improvements, and including those items of tangible personal property identified on Exhibit B , attached hereto and made a part hereof by this reference; provided, however, that the Tangible Personal Property does not include any personal property owned by tenants under the Leases.

 

(c)          "Intangible Property" means (i) al l assignable existing warranties and guaranties issued to or inuring to the benefit of Seller in connection with the Improvements or the Tangible Personal Property ; (ii) all assignable governmental permits, licenses and approvals, if any, belonging to or inuring to the benefit of Seller and pertaining to the Real Property or the Tangible Personal Property; (iii) resident and tenant tiles for current residents and tenants as of the Closing Date, and (iv) other 0011-conficlential and non-proprietary records owned by Seller and used in connection with the operation of the Real Property or any part thereof (the property described in this subparagraph l (c), other than the excluded items, being sometimes herein referred to collectively as the "Intangible Property").

 

2.           Assignment and Assumption of Leases .

 

(a)          Seller hereby sell s, assigns, transfers and conveys to Purchaser all of Seller's right, title and interest as land lord in, to and under all rental agreements, leases and other agreements i n effect as of the date of this Bill of Sale demising space in or providing for the use or occupancy of the Rea l Property (the "Leases '), including, without limitation, the Leases listed on the updated Rent Roll described in Section 4.2(d) of the Agreement, together with any and all security deposits under the Leases (collectively, the 'Deposits"). The assignment of the Deposits has been made by means of a credit or payment on the closing statement executed by Seller and Purchaser.

 

(b)          Purchaser hereby assumes, and hereby covenants and agrees to fully and faithfully perform, observe and comply with, all of the covenants, agreements, conditions and other terms and provisions stated in the Leases which, under the terms of the Leases, are to be performed, observed, and complied with by the land lord from and after the date of this Bill of Sale. Purchaser acknowledges that Purchaser shall become solely responsible and liable as land lord under the Leases for obligations arising or accruing from and after the date hereof.

 

(c)          Seller shall indemnify, hold harmless and defend Purchaser from and against any and all claims, demands, causes of action, liabilities, losses, costs, damages and expenses (including reasonable attorneys' fees and expenses and court costs incurred i n defending any such claim or in enforcing this indemnity) that may be incurred by Purchaser by reason of the assertion by any tenant under any of the Leases that Seller has failed to perform, observe and comply with its obligations as landlord under any of the Leases du ring the period before the date

 

hereof, other than with respect to the Deposits (to the extent paid or assigned to Purchaser or for which Purchaser has received a credit or payment at Closing).

 

 

 

 

(d)          Purchaser shall indemnify, hold harmless and defend Seller from and against any and all claims, demands, causes of action, liabilities, losses, costs, damages and expenses (including reasonable attorneys' fees and expenses and court costs incurred in defending any such claim or in enforcing this indemnity) that may be incurred by Seller by reason of the failure of Purchaser to perform, observe and comply with the landlord 's obligations under any of the Leases arising or accruing during the period from and after the date hereof, including without l imitation, claims made by tenants with respect to the Deposits, whether arising before, on or after the date hereof (to the extent paid to Purchaser or for which Purchaser has received a credit or payment at Closing).

 

(e)          For purposes of this Paragraph 2, the word "landlord" means the landlord, lessor or other equivalent party under any of the Leases, and the word "tenant" means the tenant, lessee or other equivalent party under any of the Leases.

 

3.           Assignment and Assumption of Service Contracts .

 

(a)          Seller hereby sells, assigns, transfers and conveys to Purchaser all of Selle1·'s right, title and interest in, to and under those se1·vice, supply, equipment rental and similar agreements set forth on Exhibit C , attached hereto and made part hereof by this reference (the "Service Contracts").

 

(b)          Purchaser hereby assumes, and hereby covenants and agrees to fully and faithfully perform, observe and comply with, all of the covenants, agreements, conditions and other terms and provisions stated in the Service Contracts which, under the terms of the Service Contracts, are to be performed, observed, and complied with by the property owner from and after the date of this Bill of Sale. Purchaser acknowledges that Purchaser shall become solely responsible and liable under the Service Contracts for obligations arising or accruing from and after the date hereof, including with respect to any and all payments coming due under the Service Contracts for which Purchaser has received a credit or payment on the closing statement executed by Purchaser and Seller (the "Credited Payments").

 

(c)          Seller shall indemnify, hold harmless and defend Purchaser from and against any and all claims, demands, causes of action, liabilities, losses, costs, damages and expenses (including reasonable attorneys' fees and expenses and court costs incurred in defending any such claim or in enforcing this indemnity) that may be incurred by Purchaser by reason of the assertion by any other contract party under any of the Service Contracts that Seller has failed to perform, observe and comply with its obligations under any of the Service Contracts during the period before the date hereof, other t han with respect to the Credited Payments.

 

(d)          Purchaser shall indemnify, hold harmless and defend Seller from and against any and all claims, demands, causes of action, liabilities, losses, costs, damages and expenses (including reasonable attorneys' fees and expenses and court costs incurred in defending any such claim or in enforcing this indemnity) that may be incurred by Seller by reason of the failure of Purchaser to perform, observe and comply with its obligations under any of the Service Contracts arising or accruing during the period from and after the date hereof, including without limitation, claims made by any other contract party with respect to the Credited Payments, whether arising before, on or after the date hereof (to the extent paid or assigned to Purchaser or for which Purchaser received a credit or payment at Closing).

 

4.           Assignment of Construction C ontracts.

 

(a)          Seller hereby sells, assigns, transfers and conveys to Purchaser all of Seller's right, title and interest in, to and under those certain construction contract agreements set forth on Exhibit D , attached hereto and made part hereof by this reference (the "Construction Contracts").

 

(b)          Purchaser hereby assumes all of the covenants, agreements, conditions and other terms and provisions stated i n the Construction Contracts which, under the terms of the Construction Contracts, are to be performed, observed, and complied with by the property owner and first arising from and after the date of this Agreement.

 

 

 

 

(c)          Seller shall indemnify, hold harmless and defend Purchaser from and against any and all claims, demands, causes of action, liabilities, losses, costs, damages and expenses (including reasonable attorneys' fees and expenses and court costs incurred in defending any such claim or in enforcing this indemnity) that may be incurred by Purchaser by reason of the failure of Seller to perform, observe and comply with its obligations under any of the Construction Contracts arising or accruing during the period prior to the date hereof, including without limitation, the failure to pay, when due, any party in accordance with the Construction Contracts.

 

5.           Counterparts . This Bill of Sale may be executed in two or more identical counterparts, and it shall not be necessary that any one of the counterparts be executed by all of the parties hereto. Each fully or partially executed counterpart shall be deemed an original, but all of such counterparts taken together shall constitute one and the same instrument.

 

6.           Successors and Assigns . This Bill of Sale shall inure to the benefit of, and be binding upon, the successors, executors, administrators, legal representatives and assigns of the parties hereto.

 

7.           Governing Law . This Bill of Sale shall be construed under and enforced in accordance with the laws of the state in which the Real Property is located.

 

 

 

 

 

EX ECUTED effective as of the date first above written.

 

SELLER:   PURCHASER:
     
                                                                      ,                                                                            ,
a                                                                        a                                                                        
                                
By:                                                                        ,   By:                             
  a                                                                        Name:  
                      Title:  
             
  By:                                                                        
  Name:        
  Title:        

 

 

 

 

Exhibits to Bill of Sale and Assignment

 

A - Legal Description of Land

 

B - Inventory of Tangible Personal Property

 

C - List of Designated Service Contracts

 

D - List of Construction Contracts

 

 

 

 

 

Schedule 4.2(c)

 

Form of Notice to Tenants.

 

NOTICE TO TENANTS

OF

WHETSTONE APARTMENTS

(THE "PREMISES")

 

Dear Tenant:

 

Please be advised that the Premises have this day been conveyed and your lease (the "Lease") has been assigned by_______________________________("Prior Owner"), to___________("New Owner").

 

New Owner has assumed all of the obligations under your Lease accruing from and after this day, which may include any obligations to return your security deposit in accordance with the terms of your Lease.

 

Until further notice, all correspondence and notices shall be directed, and all rents, additional rents and other charges under the Lease shall be paid to New Owner at the addresses attached hereto as Exhibit A.

 

Your security deposit, if any, under the Lease has been transferred to New Owner.

 

Dated :___________________ , 20_.

 

[SIGNATURES FOLLOW]

 

 

 

  

PRIOR OWNER:

 

Signature Page to Notice to Tenants ·.

 

 

 

  

NEW OWNER:

 

Signature Page to Notice to Tenants

 

 

 

 

EXHIBIT A

 

Addresses

 

For All Notices and

Payments:

 

With a Copy To:

 

 

 

  

S chedule 4.2(d)

 

FORM OF SELLER'S CLOSING
CERTIFICATE

 

 

Seller's Closing Certificate

THIS CERTIFICATION is made as of                             , 2014 by                             company ("Seller"), in favor of                               , a                       ("Purchaser").

 

Seller hereby certifies to Purchaser that the representations and warranties of Seller set forth in Section 5.1 of that certain Purchase and Sale Agreement between Seller and                               [if applicable: as amended] (the "Agreement") dated as of________ 2013, are true and correct in all material respects as of the date hereof, except as to:

 

(a)          The Rent Roll attached hereto as Exhibit A replaces the Rent Roll attached to the Agreement as Schedule l.l(e); and

 

(b)          [If applicable: The items disclosed on Exhibit B attached hereto replace Seller's Disclosure Schedule attached to the Agreement as Schedule 5.1].

 

The representations and warranties set forth in Section 5.1 of the Agreement, as updated by this Certificate of Seller's Representations and Warranties, will survive for the periods set forth in the Agreement.

 

This certificate is delivered pursuant to Section 4.2(d) of the Agreement.

  

   
  a  
  By:  
    a  
    By:  
    Name:  
    Title:  

 

 

 

  

Exhibits to Seller's Closing Certificate

 

Exhibit A — Updated Rent Roll
Exhibit B — Additional Items for Seller's Disclosure Schedule [if applicable]

 

 

 

  

Schedule 4.2(0

 

FIRPTA AFFIDAVIT

 

Under Section 1445(a) of the Internal Revenue Code, a purchaser of real property must withhold tax with respect to certain transfers of property if the Seller of the property is a "foreign person." To inform TRIBRIDGE RESIDENTIAL, LLC, a Georgia limited liability company ("Purchaser"), that no withholding by Purchaser is required with respect to its acquisition of certain property from AH DURHAM APARTMENTS, LLC, a Virginia limited liability company ("Seller"), the undersigned hereby certifies the following:

 

1.          Seller is not a "foreign person," "foreign corporation", "foreign partnership" or "foreign limited liability company" (as those terms are defined in the Internal Revenue Code and Income Tax Regulations);

 

2.          Seller's Federal Tax Identification Number is:                    

 

3.          Seller's address is:                 AH Durham Apartments, LLC

222 Central Park Avenue, Suite 2100

Virginia Beach, VA 23462

 

4.          Seller intends to file a United States income tax return with respect to the transfer

 

The undersigned understands that this certification may be disclosed to the Internal Revenue Service by Purchaser and that any false statement contained herein could be punished by fine, imprisonment, or both.

 

Under penalties of perjury, we declare that we have examined this certification and, to the best of our knowledge and belief, it is true, correct and complete.

 

Date:__________ 2015   AH DURHAM APARTMENTS, LLC
    By: ARMADA HOFFLER MANAGER, LLC,
    Its Manager
     
      By:  
        Eric L. Smith, Manager

 

 

 

  

Schedule 5.1

SELLER'S DISCLOSURE STATEMENT

 

(NONE)

 

 

 

   

Schedule 5.l(j)

 

SCHEDULE OF SERVICE CONTRACTS

 

[to be attached]

 

 

 

 

SERVICE CONTRACTS

 

Whetstone Apartments-As of 10/6/2014

 

1. Advertiser Agreement with Network Communications, Inc. dba Apartment Finder with a term from 11/1/2014-10/31/2015.

 

2. Advertising Agreement with Consumer Source Holdings LLC dba Apartment Guide, dated May 12, 2014.

 

3. Internet Advertising Agreement with Apartments, LLC dba Apartments.com dated May 13, 2014.

 

4. Advertising Agreement with United Advertising Publications, Inc. dba ForRen t Media Solutions dated September 5, 2014.

 

5. Advertising Agreement with the Chronicle regarding nearDuke.com dated February 24, 2014.

 

6. Cable Internet Agreement with Time Warner Cable dated July W, 2014.

 

7. Service Agreement with Wayne Automatic Fire Sprinklers, Inc. dated August 5, 2014.

 

 

 

  

Schedule 5.l(k)

 

LIST OF INSURANCE POLICIES

 

[to be attached]

 

 

 

  

S chedule 5.4(b)

 

LEASING GUIDELINES

 

[to be attached]

 

 

 

  

Schedule 5.4(1)

 

PUNCHLIST HOLDBACK ESCROW AGREEMENT

 

THIS PUNCHLIST HOLDBACK ESCROW AGREEMENT (this "Agreement") is executed to be effective as of                 , 201_, by and between AH DURHAM APARTMENTS, LLC, a Virginia limited liability company ("Seller"), TRIBRIDGE RESIDENTIAL, LLC, a Georgia limited liability company ("Purchaser"), and CALLOWAY TITLE & ESCROW, L.L.C. ("Escrow Agent"), upon the terms and provisions hereinafter set forth. Seller, Purchaser and the Escrow Agent are sometimes hereinafter referred to individually as a "Party" and collectively as the "Parties."

 

RECITALS:

 

WHEREAS, Seller and Purchaser are parties to that certain Purchase and Sale Agreement (the "Purchase Agreement") dated                                                   , 2014, pertaining to the sale and purchase of the project located at 501 Willard Street, Durham, North Carolina and known as Whetstone Apartments (the "Project"), as more particularly described in the Purchase Agreement;

 

WHEREAS, pursuant to Section 5.4(1) of the Purchase Agreement, (a) the sum of $      out of the Purchase Price has been placed into escrow (the "Punchlist Holdback") with the Escrow Agent; and (b) portions of the Punchlist Holdback are to be released to Seller or, if applicable, Purchaser, as the case may be, to pay costs incurred in connection with completion of the punch list items described on Exhibit "A" attached hereto (the "Punchlist");

 

WHEREAS, the Parties desire to enter into this Agreement for the purpose of confirming their agreement with respect to the Punchlist Holdback;

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and in consideration of the mutual benefits to be derived pursuant to the terms hereof, the parties hereby agree as follows:

 

1.    Seller and Purchaser hereby engage Escrow Agent to serve as escrow agent, and Escrow Agent accepts such engagement and agrees to act as escrow agent in accordance with the provisions of this Agreement.

 

2.          Seller has delivered to Escrow Agent, and Escrow Agent acknowledges receipt of, the Punchlist Holdback. Escrow Agent shall invest the Punchlist Holdback in one or more federally insured interest-bearing bank accounts at one or more national banking associations. Interest on the Punchlist Holdback shall become part of the Punchlist Holdback and shall be disbursed in the same manner as the Punchlist Holdback. The Punchlist Holdback shall be invested under Seller's taxpayer identification number. Seller agrees to execute and deliver to Escrow Agent such forms as Escrow Agent may require in connection with the investment of such funds, and Escrow Agent will not be required to invest the funds in an interest bearing account until such time as Seller has provided such fonns to Escrow Agent.

 

 

 

  

3.          Seller and Purchaser agree that the list of items described on the Punchlist shall constitute the final list of Punchlist Items (as defined in the Purchase Agreement) required to be completed by Seller pursuant to the Purchase Agreement and that, except for matters identified on the Punchlist, Seller shall not be required to complete any additional work in order to cause final completion of the Improvements (as defined in the Purchase Agreement) in accordance with the Plans and Specifications (as defined in the Purchase Agreement) to occur pursuant to the Purchase Agreement. Portions of the Punchlist Holdback are to be released from time to time by Escrow Agent to Seller or, if applicable, Purchaser for payment of costs of completing the Punchlist Items as follows:

 

(a)          (i) At such time as Seller has completed a portion of the Punchlist work, Seller shall be entitled to draw down on the Punchlist Holdback to pay to the applicable subcontractors (if not previously paid by Seller) or to reimburse Seller or                     ("Contractor") for (if previously paid by Seller or Contractor) costs incurred in connection therewith and shall submit a request to Escrow Agent identifying the portion of the Punchlist Holdback required to pay to the subcontractor or reimburse Seller or Contractor for such costs. Such request by Seller shall include a certificate signed by Seller ("Seller's Certificate") specifying the amount required to be released and confirming that the funds will be used only for payment of such work, together with confirmation from  __________ (the "Architect") that the applicable portion of the Punchlist work has been completed and affidavits, lien waivers and releases signed by each contractor or subcontractor performing any portion of the Punchlist work for which payment is requested (which waiver or release may be conditioned upon payment of the amount reflected in the then applicable draw) as required by the Escrow Agent to issue a               endorsement to Purchaser's title insurance policy without exception for matters arising from mechanic's lien claims in connection with portions of the Punchlist work for which payment is requested. Simultaneously with the delivery of any such request to Escrow Agent, Seller shall deliver a copy of the request (including Seller's Certificate and other documentation) to Purchaser.

 

(ii)    Within five (5) days following receipt of such request, Escrow Agent shall release the applicable portion of the Punchlist Holdback, as described in such request, to the subcontractors, Seller or Contractor, as applicable. Seller may use the released funds only for payment of or reimbursement for the work referred to in (a) (i) above.

 

 

 

 

 

(c)          (i) In the event that Seller has not completed the Punchlist work on or prior to the date which is thirty (30) days following the Closing Date, and such failure continues uncured for ten (10) days after written notice thereof from Purchaser to Seller, Purchaser shall be entitled to take such actions as may be required to cause the Punchlist work to be completed, in which event Purchaser shall be entitled to draw down on the Punchlist Holdback to pay to the applicable subcontractors (if not previously paid by Purchaser) or reimburse Purchaser (if previously paid by Purchaser) for costs incurred in connection therewith and shall submit a request to Escrow Agent identifying the portion of the Punchlist Holdback required to pay the subcontractors or reimburse Purchaser for such costs. Such request by Purchaser shall include a certificate signed by Purchaser ("Purchaser's Certificate") specifying the amount required to be released and confirming that the funds will be used only for payment of such work, together with confinnation from the Architect that the applicable portion of the Punchlist work has been completed and lien waivers and releases signed by each contractor or subcontractor performing any portion of the Punchlist work for which payment is requested (which waiver or release may be conditioned upon payment of the amount reflected in the then applicable draw). Simultaneously with the delivery of any such request to Escrow Agent, Purchaser shall deliver a copy of the request (including Purchaser's Certificate and other documentation) to Seller.

 

(ii)    Within five (5) days following receipt of such request, Escrow Agent shall release the applicable portion of the Punchlist Holdback, as described in such request, to Purchaser. Purchaser may use the released funds only for payment of or reimbursement for the work referred to in (b) (i) above.

 

(d)          Upon completion of all Punchlist Work and payment of all costs incurred in connection therewith, Escrow Agent shall release the balance of the Punchlist Holdback to Seller.

 

The Architect's determination with respect to completion of Punchlist Items shall be binding on the Parties. Escrow Agent will not be liable under this Agreement for any funds it disburses to Seller or Purchaser. In the event that, pursuant to the provisions of this Agreement, Seller or Purchaser is entitled to receive a payment or disbursement of any portion of the Punchlist Holdback, Seller and Purchaser each agree to execute and deliver to Escrow Agent such authorizations and instructions as may be required to direct Escrow Agent to release the applicable portion of the Punchlist Holdback as provided as provided herein.

 

4.          In the event of any dispute between Seller and Purchaser regarding the disbursement of the Punchlist Holdback or any portion thereof, or in the event Escrow Agent shall receive conflicting demands or instructions with respect thereto, Escrow Agent shall be entitled to deposit all funds into a court of general jurisdiction in Durham, North Carolina, and to interplead Seller and Purchaser in connection therewith. Seller and Purchaser hereby consent to the jurisdiction of any such court in connection with such dispute.

 

5.          Escrow Agent shall not be entitled to receive any fees pursuant to this Agreement.

 

6.          Except as set forth herein, Escrow Agent is not a party to, or bound by any agreement which may be deposited under, evidenced by, or which arises out of the provisions of this Agreement.

 

 

 

  

7.          Escrow Agent acts hereunder as a depository only and is not responsible or liable in any manner whatever for the sufficiency, correctness, genuineness or validity of any instrument deposited with it hereunder, or with respect to the form or execution of the same, or the identity, authority, or rights of any person executing or depositing the same. Seller and Purchaser hereby certify that they are aware the Federal Deposit Insurance Corporation (the "FDIC") coverages apply only to a maximum amount of One Hundred Thousand and No/I 00 Dollars ($100,000.00) for each individual depositor. Seller and Purchaser understand that Escrow Agent assumes no responsibility for, nor will Seller and Purchaser hold same liable for, any loss occurring which arises from the fact that the amount of the above account may cause the aggregate amount of any individual depositor's account to exceed One Hundred Thousand and No/100 Dollars ($100,000.00) and that the excess amount is not insured by the FDIC.

 

8.          Escrow Agent shall be protected in acting upon any notice, request, waiver, consent, receipt or other paper or document believed by Escrow Agent to be genuine and to be signed by the proper party or parties.

 

9.          Escrow Agent may consult with legal counsel in the event of any dispute of questions as to the construction of the foregoing instructions, or Escrow Agent's duties hereunder, and Escrow Agent shall incur no liability and shall be fully protected in acting in accordance with the opinion and instructions of such counsel.

 

10.         Escrow Agent shall not be liable for any damage, liability, or loss arising out of or in connection with the services rendered by Escrow Agent pursuant to this Agreement, except for any damage, liability, or loss resulting from the willful misconduct, negligence or breach of this Agreement by Escrow Agent or any of its officers or employees. Seller and Purchaser hereby release and discharge Escrow Agent from all matters with respect to the subject matter hereof (except for the willful misconduct, negligence or breach of this Agreement by Escrow Agent or any of its officers or employees) and agree to indemnify and hold Escrow Agent harmless from and against all costs, damages, judgments, attorney's fees, expenses, obligations, and liabilities of any kind or nature, which in good faith, Escrow Agent may incur or sustain in connection with this Agreement (except for the willful misconduct, negligent conduct or breach of this Agreement by Escrow Agent or any of its officers or employees). In the event of controversy or litigation arising out of this transaction, which (a) results in any expense or attorney's fees to Escrow Agent, by virtue of such claim or default, controversy or litigation; or (b) requires a declaratory judgment by a proper court as to the disbursement of said escrowed funds, unless due to the willful misconduct, negligence or breach of this Agreement by Escrow Agent, Escrow Agent is hereby authorized to deduct such expense or attorney's fees out of the escrowed funds, and to pay any remaining balance over to the party entitled thereto as agreed upon by the parties, or as directed by a court of competent jurisdiction; provided, that as between Seller and Purchaser, the prevailing party in such dispute shall be entitled to recover all of such costs and expenses from the other party.

 

11.         This Agreement may be amended only by written agreement signed by Seller and Purchaser; however, (a) Escrow Agent will not be bound by such amendment until such time as Escrow Agent has been provided with a copy of the fully executed amendment; and (b) should, at any time, any attempt be made to modify this Agreement in a manner that would increase the duties and responsibilities of Escrow Agent, or to modify this Agreement in any manner that Escrow Agent shall deem undesirable, Escrow Agent may resign by notifying the parties hereto in writing, by certified mail to their respective addresses set forth below; and until (i) the acceptance by such parties; or (ii) fifteen (15) days following the date upon which notice was mailed, whichever occurs sooner, Escrow Agent's only remaining obligation shall be to perfonn its duties hereunder in accordance with the terms of this Agreement.

 

 

 

  

12.          Escrow Agent may be removed by written agreement executed by both Seller and Purchaser, in which event, Escrow Agent shall disburse the balance of the Punchlist Holdback and all other documents and information held by Escrow Agent pursuant to this Agreement to or as directed by written instructions signed by both Seller and Purchaser.

 

13.          All notices, requests and other communications under this Agreement shall be in writing and shall be delivered in person by hand delivery or overnight delivery service, by facsimile or by email (provided, that any notice of default or termination notice may not be given by email), or sent by certified mail, return receipt requested, addressed as follows:

 

  If to Seller:

Eric L. Smith, Vice President of Operations

Armada Hoffler Properties, Inc.

   

222 Central Park Avenue, Suite 2100

Virginia Beach, Virginia 23462

esmith@armadahoffler.com

     
  with a copy to: C. Grigsby Scifres, Esq.
    Williams Mullen
   

222 Central Park Avenue, Suite 1700

Virginia Beach, Virginia 23462

gscifres@williamsmullen.com

     
  If to  Purchaser:

c/o TriBridge Residential, LLC

1575 Northside Drive NW

Suite 200, Building 100

   

Atlanta, Georgia 30318

Attention: Steve Broome

    email: steveb@tribridgeresidential.com
     
  With a copy to: Eric R. Wilensky
   

Nelson Mullins Riley & Scarborough LLP

Atlantic Station

    201 17th Street NW, Suite 1700
    Atlanta, GA 30363
    email: eric.wilensky@nelsonmullins.com
     
  If to Escrow Agent: S. Marcus Calloway
   

Calloway Title & Escrow, L.L.C.

4170 Ashford-Dunwoody Road

    Suite 285
   

Atlanta, Georgia 30319

MarcusC@titlelaw.com

 

 

 

  

or such other address, and to the attention of such other person, as the Parties shall give notice as herein provided. All such notices, requests and other communications shall be deemed to have been sufficiently given for all purposes hereof upon receipt at such address if delivered in person, by overnight delivery, by facsimile or by email, or if mailed, upon deposit of both the original and any required copies in a post office or official depository of the United States Postal Service.

 

14.         THIS AGREEMENT AND THE TRANSACTIONS CONTEMPLATED HEREBY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NORTH CAROLINA. The Parties hereby consent to jurisdiction and venue in Durham, North Carolina, and agree that such jurisdiction and venue shall be sole and exclusive for any and all actions or disputes related to this Agreement or any related instrument.

 

15.         This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, executors, administrators, legal representatives, successors and assigns. This Agreement may not be assigned by either Seller or Purchaser except in connection with and to the same party as the Purchase Agreement is assigned, and Purchaser shall be entitled to pledge its rights under this Agreement and the Punchlist Holdback to Purchaser's lender. This Agreement may not be assigned by Escrow Agent without the prior written consent of Seller and Purchaser.

 

16.         With respect to all provisions of this Agreement, time is of the essence. However, if the Closing or the final date of any period which is set out in any provision of this Agreement falls on a Saturday, Sunday or legal holiday under the laws of the United States or the State of North Carolina, then, and in such event, the Closing or such period shall be extended so that the Closing or the last day of such period falls on the next day which is not a Saturday, Sunday or legal holiday.

 

17.         This Agreement may be executed in multiple counterparts. A facsimile or pdf copy of this Agreement bearing the signature of a Party hereto shall be sufficient to bind such Party to the terms of this Agreement.

 

18.         All capitalized terms used but not defined herein shall have the meanings ascribed thereto in the Purchase Agreement.

 

[SIGNATURES BEGIN ON NEXT PAGE]

 

 

 

  

IN WITNESS WHEREOF, the parties have executed this as of the day and year first above written.

 

  SELLER:
   
  AH DURHAM APARTMENTS, LLC
  By:  ARMADA HOFFLER MANAGER, LLC,
  Its Manager
   
    By  
      Eric L. Smith, Manager

 

 

 

  

  PURCHASER:
   
    TRIBRIDGE RESIDENTIAL,  LLC,
    a Georgia limited liability company
     
      By:  
      Name:  
      Title:  
         
      TIN:  

 

 

 

  

  ESCROW AGENT:
   
    CALLOWAY TITLE & ESCROW, LLC
      By:  
      Name:  
      Title:  

 

 

 

  

EXHIBIT A

PUNCHLIST

 

 

 

   

Schedule 1 1.20(b)

 

CONSTRUCTION DELIVERIES

 

Construction Related Deliveries Site

1. Civil Engineer Contract
2. Landscape Architect Contract
3. Hardscape Architect Agreement
4. Civil Construction Documents
5. Landscape/Hardscape Construction Documents
6. Flood Plain Status

 

Buildings

1. Architect Contract
2. Contact list of MEP and Structural Engineers
3. Spec Book
4. Architectural, MEP, Structural Construction Documents
5. Interior Design Contract
6. Interior Design Construction Documents
7. Monthly Architect site visit reports
8. All consultant reports (waterproofing, sound, ADA/FHA, material testing, private inspections, etc.)
9. Insurance Certificates for all consultants and GC

 

General Contractor

1. GMAX Contract Form
2. Construction Schedule
3. Contact List of GC

 

 

 

  

Schedule 11.20(c)

 

FORM OF CONSENT

 

CONSENT TO ASSIGNMENT OF CONTRACT

 

THIS CONSENT OF GENERAL CONTRACTOR (hereinafter, this " Agreement ") is dated as of                  by                         (“ Contractor "), to and for the benefit of                                                ("Assignee").

 

RECITALS:

 

A.           On               , 2014,                            (" Assignor ") entered into a written agreement (the "Contract") with Contractor, pursuant to which Contractor agreed to perform general contracting services in connection with the construction of certain improvements to the Property (collectively, the "Improvements" ). Construction of the Improvements is hereinafter referred to as the "Project"

 

B.           Concurrently herewith, Assignor has conveyed fee simple title (the "Conveyance" ) to that certain real property as more particularly described on Exhibit A attached hereto and by reference made a part hereof (the "Property ") to Assignee.

 

C.           Under the terms of the Conveyance, Assignor has agreed to assign to Assignee the Contract under that certain Bill of Sale and Assignment and Assumption of Leases, Construction Contracts and Service Contracts between Assignor and Assignee (the "Assignment") , and Assignee has agreed to the Contract, in accordance with the terms of the Assignment.

 

D.           Contractor will benefit from this Agreement.

 

NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt, sufficiency, and adequacy of which are hereby acknowledged, Contractor hereby agrees as follows:

 

1.          Contractor consents to the terms of the Assignment notwithstanding any terms to the contrary contained in the Contract. Contractor represents and warrants that (a) a true and complete copy of the Contract is attached hereto as Exhibit B ; (b) the Contract contains all agreements between Contractor and Assignor concerning the Property or the Project; and (c) the Contract is in full force and effect.

 

2.          Contractor represents and warrants that as of the date hereof (a) no party is in default under the Contract and there are no circumstances which would constitute a default thereunder upon the passage of time, the giving of notice, or both; (b) Contractor has no counterclaim, right of set-off or other defense to performance by Contractor under the Contract; (c)          Assignor has satisfied all conditions, if any, to completion of performance by the Contractor under the Contract; and (d) Assignor has made all payments required of it by, under, or in connection with the Contract.

 

 

 

  

3.          For purposes of this Agreement, all notices, demands or documents required or permitted to be given to either party shall be in writing and shall be (a) delivered in person, mailed, postage prepaid, either by registered or certified mail, return receipt requested, or sent by overnight express carrier, addressed in each case as follows:

 

To Contractor:

 

To Assignee:

 

or to any other address as to any of the parties hereto, as such party shall designate in a written notice to the other party hereto. All notices sent pursuant to the terms of this section shall be deemed received (i) if personally delivered, then on the date of delivery, (ii) if sent by overnight, express carrier, then on the next federal banking day immediately following the day sent, or (iii) if sent by registered or certified mail, then on the earlier of the third federal banking day following the day sent or when actually received.

 

This Agreement and all rights and obligations hereunder, including matters of construction, validity and performance, shall be governed by the laws of the State of North Carolina. This Agreement shall be binding upon and inure to the benefit of Assignee, Contractor and each of their respective successors and assigns. The provisions of this Agreement cannot be waived, modified or amended unless such waiver, modification or amendment is in writing and is executed on behalf of each of Assignee and Contractor. If any provision of this Agreement is held to be illegal, invalid or unenforceable, such provision shall be fully severable; this Agreement shall be construed and enforced as if such illegal, invalid or unenforceable provision had never comprised a part thereof; the remaining provisions thereof shall remain in full effect and shall not be affected by the illegal, invalid, or unenforceable provision or by its severance therefrom; and in lieu of such illegal, invalid or unenforceable provision there shall be added automatically as a part of this Agreement a provision as similar in terms to such illegal, invalid or unenforceable provision as may be possible to be legal, valid and enforceable. Time is of the essence of this Agreement.

 

Receipt of an executed signature page to this Agreement by electronic transmission shall constitute effective delivery thereof.

 

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK;

SIGNATURE PAGE FOLLOWS]

 

 

 

Exhibit 10.211

   

FIRST AMENDMENT TO

PURCHASE AND SALE AGREEMENT

 

This FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT (this Amendment ”) is entered into this 20th day of February, 2015, by and between AH DURHAM APARTMENTS, LLC, a Virginia limited liability company (“ Seller ”), and TRIBRIDGE RESIDENTIAL, LLC, a Georgia limited liability company (“ Purchaser ”).  

 

WITNESSETH :

 

WHEREAS, Seller and Purchaser entered into that certain Purchase and Sale Agreement dated as of December 1, 2014 as modified by the Agreement Establishing Inspection Period and Inspection Date between Seller and Purchaser dated as of January 7, 2015 (collectively, " Purchase Agreement ") regarding certain property located at 501 Willard Street, Durham, North Carolina 27701 and commonly known as Whetstone Apartments, as more particularly described in the Purchase Agreement; and

 

WHEREAS, Seller and Purchaser wish to modify the Purchase Agreement as set forth below.

 

NOW THEREFORE, for Ten Dollars ($10.00) in hand paid and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree as follows:

 

1.           Defined Terms . Capitalized terms contained but not defined in this Amendment shall have the meaning ascribed to such terms in the Purchase Agreement.

 

2.           Inspection Period . Section 3(b) of the Purchase Agreement is hereby amended by deleting the phrase "on or before 6:00 p.m. on the date which is sixty (60) days following the later to occur of (a) the Effective Date, or (b) the date upon which Seller has delivered the Seller’s Deliveries to Purchaser (the “Inspection Date”),” and, in lieu thereof, replacing it with the following: “on or before 6:00 p.m. on February 24, 2015 (the “Inspection Date”),”

 

3.           Closing Date . Seller and Purchaser hereby agree that, notwithstanding the Inspection Period extension contemplated hereunder, no extension of the Closing Date shall be made by this Amendment. For the avoidance of doubt, for purposes of calculating the Closing Date, the Inspection Period shall be deemed to have expired on, and the Inspection Date shall be deemed to mean, February 20, 2015.

 

4.           No Further Modification . In the event of any inconsistency between the Purchase Agreement and this Amendment, the terms of this Amendment shall control. Except as otherwise modified herein, all terms and conditions in the Purchase Agreement shall remain in full force and effect.

 

 

 

 

5.           Miscellaneous . This Amendment may be executed by the parties hereto individually or in combination, in one or more counterparts, each of which shall be an original and all of which will constitute one and the same Amendment and may be delivered by facsimile or PDF via electronic mail in a legally binding manner. This Amendment shall be governed and construed in accordance with the laws of the State of North Carolina and shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, executors, administrators, personal representatives, successors and permitted assigns. Time is of the essence with respect to the obligations of the parties set forth in this Amendment.

 

[Counterpart signatures appear on following pages]

 

  2  
 

  

IN WITNESS WHEREOF, this Amendment has been executed by the parties as of the date set forth in the preamble.

 

  SELLER :
   
  AH DURHAM APARTMENTS,  LLC
     
  By: ARMADA HOFFLER MANAGER, LLC,
    Its Manager
     
    By: /s/ Eric L. Smith
       Eric L. Smith, Manager

 

[signatures continue on following page]

 

  3  
 

  

[signatures continued from previous page]

 

  PURCHASER:
   
  TRIBRIDGE RESIDENTIAL, LLC,
  a Georgia limited liability company
     
  By: /s/ Rober H. West
  Name: Robert H. West
  Title: President

 

  4  

 

 

Exhibit 10.212

 

SECOND AMENDMENT TO

PURCHASE AND SALE AGREEMENT

 

This SECOND AMENDMENT TO PURCHASE AND SALE AGREEMENT (this " Amendment ") is entered into this 24th day of February, 201 5, by and between AH DURHAM APARTMENTS, LLC, a Virginia limited liability company (" Seller "), and TRIBRIDGE RESIDENTI AL, LLC, a Georgia limited liability company (" Purchaser ").

 

WITNESSETH

 

WHEREAS, Seller and Purchaser entered into that certain Purchase and Sale Agreement dated as of December 1, 2014, as modified by the Agreement Establishing Inspection Period and Inspection Date between Seller and Purchaser dated as of January 7, 2015, and as further modified by the First Amendment to Purchase and Sale Agreement between Seller and Purchaser dated as of February 20, 2015 (collectively, " Purchase Agreement "), regarding certain property located at 501 Willard Street, Durham, North Carolina 27701 and commonly known as Whetstone Apartments, as more particularly described in the Purchase Agreement; and

 

WHEREAS, Seller and Purchaser wish to modify the Purchase Agreement as set forth below.

 

NOW THEREFORE, for Ten Dollars ($10.00) in hand paid and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree as follows:

 

1. Defined Terms . Capitalized terms contained but not defined in this Amendment shall have the meaning ascribed to such terms in the Purchase Agreement.

 

2. Inspection Period . Section 3.2 of the Purchase Agreement is hereby amended by deleting the phrase "on or before 6:00 p.m. on February 24, 2015 (the "Inspection Date")," and, in lieu thereof, replacing it with the following: "on or before 6:00 p.m. on February 26, 2015 (the "Inspection Date")."

 

3. Closing Date . Seller and Purchaser hereby agree that, notwithstanding the Inspection Period extension contemplated hereunder, no extension of the Closing Date shall be made by this Amendment. For the avoidance of doubt, for purposes of calculating the Closing Date, the Inspection Period shall be deemed to have expired on February 20, 2015.

 

4. No Further Modification . In the event of any inconsistency between the Purchase Agreement and this Amendment, the terms of this Amendment shall control. Except as otherwise modified herein, all terms and conditions in the Purchase Agreement shall remain in full force and effect.

 

  1  

 

  

5. Miscellaneous . This Amendment may be executed by the parties hereto individually or in combination, in one or more counterparts, each of which shall be an original and all of which will constitute one and the same Amendment and may be delivered by facsimile or PDF via electronic mail in a legally binding manner. This Amendment shall be governed and construed in accordance with the laws of the State of North Carolina and shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, executors, administrators, personal representatives, successors and permitted assigns. Time is of the essence with respect to the obligations of the parties set forth in this Amendment.

 

[Counterpart signatures appear on following pages]

 

  2  

 

  

IN WITNESS WHEREOF, this Amendment has been executed by the parties as of the date set forth in the preamble.

 

  SELLER :
   
  AH DURHAM APARTMENTS, LLC
     
  By: ARMADA HOFFLER MANAGER, LLC,
    Its Manager
     
    By: /s/ Eric L. Smith
      Eric L. Smith, Manager

  

[signatures continue on following page]

 

  3  

 

 

[signatures continued from previous page]

 

PURCHASER :
   
  TRIBRIDGE RESIDENTIAL, LLC,
  a Georgia limited liability company
   
  By: /s/ Yates Dunaway

  Name : Yates Dunaway
  Title: V.P.

 

  4  

 

Exhibit 10.213

 

THIRD AMENDMENT TO

PURCHASE AND SALE AGREEMENT

 

This THIRD AMENDMENT TO PURCHASE AND SALE AGREEMENT (this “ Amendment ”) is entered into this 26th day of February, 2015, by and between AH DURHAM APARTMENTS, LLC, a Virginia limited liability company (“ Seller ”), and TRIBRIDGE RESIDENTIAL, LLC, a Georgia limited liability company (“ Purchaser ”).

 

WITNESSETH :

 

WHEREAS , Seller and Purchaser entered into that certain Purchase and Sale Agreement dated as of December 1, 2014, as modified by the Agreement Establishing Inspection Period and Inspection Date between Seller and Purchaser dated as of January 7, 2015, as further modified First Amendment to Purchase and Sale Agreement between Seller and Purchaser dated as of February 20, 2015, and as further modified by the Second Amendment to Purchase and Sale Agreement between Seller and Purchaser dated as of February 24, 2015 (collectively, " Purchase Agreement ") regarding certain property located at 501 Willard Street, Durham, North Carolina 27701 and commonly known as Whetstone Apartments, as more particularly described in the Purchase Agreement; and

 

WHEREAS , Seller and Purchaser wish to further modify the Purchase Agreement as set forth below.

 

NOW THEREFORE , for Ten Dollars ($10.00) in hand paid and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree as follows:

 

1.            Defined Terms . Capitalized terms contained but not defined in this Amendment shall have the meaning ascribed to such terms in the Purchase Agreement.

 

2.            Purchase Price . All of the text in Section 1.4 of the Purchase Agreement is hereby deleted in its entirety and the following text inserted in lieu thereof:

 

“Seller is to sell and Purchaser is to purchase the Property for a purchase price of THIRTY-SIX MILLION SIX HUNDRED TWENTY-FIVE THOUSAND and NO/100 Dollars ($35,625,000.00) (the “ Purchase Price ”).”

 

3.            Expiration of Inspection Period; Non-Refundability of Earnest Money . Purchaser hereby waives any and all rights Purchaser may have to terminate the Purchase Agreement under Section 3.2 thereof, and specifically agrees and acknowledges that except if a Purchaser Permitted Termination Event occurs or Purchaser exercises its right to terminate the Purchase Agreement pursuant to Section 4 of this Amendment, (a) the Earnest Money has become non- refundable to Purchaser, and (b) Purchaser is bound to proceed to Closing and consummate the transaction contemplated under the Purchase Agreement.

 

 
 

  

4.            Parking Deck . Purchaser is presently evaluating the possibility of adding one (1) additional level to the existing parking deck (the “ Parking Deck ”) at the Property (said additional level, along with any modification to the existing parking deck required to add the additional level, collectively, the “ Parking Deck Addition ”). Prior to the expiration of the Parking Deck Feasibility Period (defined below), Purchaser shall have the right to conduct such tests, investigations, inspections and feasibility studies as Purchaser shall require in its sole discretion to evaluate the feasibility and cost of the Parking Deck Addition. In connection with Purchaser’s investigations, Purchaser Parties shall have the same rights to go upon the Property to conduct these tests and inspections, and Purchaser shall have all the same obligations and is subject to the same restrictions, including without limitation maintaining the same insurance coverages and providing the same indemnities, as are set forth in Section 3.1 of the Purchase Agreement. Purchaser shall have until 3:00 p.m., Eastern Time on March 4, 2015 (the period of time between the date of this Amendment and 3:00 p.m., Eastern Time on March 4, 2015 hereinafter referred to as the " Parking Deck Feasibility Period "), to determine whether constructing the Parking Deck Addition is feasible and the cost is acceptable to Purchaser. If Purchaser determines in its sole discretion that constructing the Parking Deck Addition is not feasible or the cost is not otherwise acceptable, then Purchaser shall have the right to terminate the Purchase Agreement by providing written notice to Seller on or before the expiration of the Parking Deck Feasibility Period. If Purchaser terminates the Purchase Agreement in accordance with this provision, then the Initial Earnest Money shall be refunded to Purchaser in accordance with Section 1.6 of the Purchase Agreement (the parties acknowledging that any such termination shall be a "Purchaser Permitted Termination Event"), and neither party shall have any further rights or obligations under the Purchase Agreement, except those indemnities, rights and obligations which by their express terms survive the termination of the Purchase Agreement. Notwithstanding anything contained in Section 1.6(a) of the Purchase Agreement or any other provision of the Purchase Agreement to the contrary, if Purchaser does not terminate the Purchase Agreement prior to the expiration of the Parking Deck Feasibility Period, then Purchaser will deposit with the Escrow Agent the Additional Earnest Money on or before March 7, 2015.

 

5.            Additional Work . Seller will perform certain additional work at the Property prior to Closing (in addition to the work anticipated by the Plans and Specifications), the scope of which is set forth in Exhibit “A attached hereto and made a part hereof (collectively, “ Additional Work ”). Seller shall cause the Additional Work to be completed in compliance with Seller’s construction covenants in Section 5.4(m) of the Purchase Agreement on or before the Closing Date. For the avoidance of doubt, Seller's performance of the covenants set forth in this Section 5 shall constitute further conditions precedent to Purchaser’s obligation to close on its acquisition of the Property under Section 4.6 of the Purchase Agreement.

 

6.            Additional Inspections . As part of Purchaser’s rights under Section 5.4(m) of the Purchase Agreement, Purchaser at its sole cost shall have the right to obtain a compliance report (" Compliance Report ") from a consultant regarding those portions of the Property which have not been assessed in the compliance reports obtained by Purchaser prior to the date of this Amendment (said portions of the Property to include, without limitation, the so-called "Phase II" portion of the Property).

 

7.            Designated Service Contracts . Pursuant to Section 5.4(l) of the Purchase Agreement, Purchaser has elected to assume all the Service Contracts listed on Schedule 5.1(l) attached to the Purchase Agreement. Seller acknowledges that this Section 7 constitutes sufficient and timely notice of Purchaser’s election under the Purchase Agreement, and the parties agree that the Service Contracts listed on Schedule 5.1(l) attached to the Purchase Agreement shall hereafter constitute the “ Designated Service Contracts ” under the Purchase Agreement.

 

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8.            Seller’s Leasing Activities .

 

(a)            Free Rent Concessions . Notwithstanding any provision in the Purchase Agreement to the contrary, if the Purchaser does not terminate the Purchase Agreement prior to the expiration of the Parking Deck Feasibility Period, then at all times after the expiration of the Parking Deck Feasibility Period Seller shall (i) when negotiating leases with proposed new tenants at the Property, offer up to two (2) months’ free rent concession for each new lease (to be credited at the beginning of the lease term, and not amortized over the course of the lease) and(ii) provide, or shall cause Seller’s Leasing Agent to provide, weekly leasing updates to Purchaser, with such supporting information as Purchaser shall reasonably request. At Purchaser’s option at any time (but no more often than once weekly), Purchaser may direct Seller to reduce, discontinue or resume the offer of a two (2) month free rent concessions in Seller’s leasing negotiations; provided that at all times Seller will have the right to offer up to one (1) month free rent as provided in Section 5.4(b) of the Purchase Agreement.

 

(b)            Revision to Apartment Lease Form . If the Purchaser does not terminate the Purchase Agreement prior to the expiration of the Parking Deck Feasibility Period, then within five (5) days after the expiration of the Parking Deck Feasibility Period Seller shall submit to Purchaser a proposed revision to Seller’s standard form of apartment lease for the Property, providing that no individual unit shall be entitled to the use of more than one (1) parking space in the Parking Deck. Purchaser shall have the right to review and approve such revision in Purchaser’s reasonable discretion. Upon Purchaser’s written approval of the revised language, Seller shall use the revised form of lease for all new leases and Lease renewals at the Property.

 

9.            City of Durham Redevelopment Plan . The following text shall be inserted in Section 5.1 of the Purchase Agreement as new subsection (s) thereof:

 

“(s) Without limitation of subsection (f) hereof, Seller represents and warrants that it has obtained or will obtain all licenses, permits, consents and approvals required from the City of Durham, North Carolina for the construction of the Improvements, including, but not limited to, city approval of Seller’s plan for the redevelopment of the Property, and that, to the extent needed to construct the Improvements in compliance with all applicable laws, all previously obtained redevelopment plan approvals remain valid and in full force and effect.”

 

10.          Closing Date . The first sentence of Section 4.1 of the Agreement is amended by deleting the phrase “one hundred twenty (120)” and in lieu thereof, inserting the phrase “ninety (90)”. For avoidance of doubt, the Closing Date shall be no earlier than May 20, 2015.

 

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11.          No Further Modification . In the event of any inconsistency between the Purchase Agreement and this Amendment, the terms of this Amendment shall control. Except as otherwise modified herein, all terms and conditions in the Purchase Agreement shall remain in full force and effect.

 

12.          Miscellaneous . This Amendment may be executed by the parties hereto individually or in combination, in one or more counterparts, each of which shall be an original and all of which will constitute one and the same Amendment and may be delivered by facsimile or PDF via electronic mail in a legally binding manner. This Amendment shall be governed and construed in accordance with the laws of the State of North Carolina and shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, executors, administrators, personal representatives, successors and permitted assigns. Time is of the essence with respect to the obligations of the parties set forth in this Amendment.

 

[Counterpart signatures appear on following pages]

 

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IN WITNESS WHEREOF, this Amendment has been executed by the parties as of the date set forth in the preamble.

 

  SELLER:
   
  AH DURHAM APARTMENTS, LLC
     
  By: ARMADA HOFFLER MANAGER, LLC,
    Its Manager
     
    By: /s/ Eric L. Smith
      Eric L. Smith, Manager

 

[signatures continue on following page]

 

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[signatures continued from previous page]

 

  PURCHASER:
   
  TRIBRIDGE RESIDENTIAL, LLC, a Georgia
  limited liability company
     
  By: /s/ Robert H. West
  Name: Robert H. West
  Title: President

 

  6  
 

  

Exhibit “A”

 

Scope of Additional Work

 

Please see attached.

 

  7  
 

 

 

 

No.   Description of Items   Date first noted   Report No.   Status   Date Closed   AH Response
1   Large amounts of dead and damaged plant material were observed at the west elevation.  Damage appears to have been caused by foot traffic.  See photo 139.   42040   1           AH to address
                         
2   Brick pavers at the west elevation are loose.  This may present a tripping hazard.  Landscape edging may be used to contain bricks in this area.  See photo 141.   2/5/15   1           AH to address
                         
3   A final wear course needs to be installed on the asphalt drive Minor asphalt repair should be done at damaged ares prior to wear course installation.  See photo 133.   2/5/15   1           AH to address - repair complete / stripping will be done when weather permits
                         
4   The Client should re-evaluate parking needs versus capacity provided.  Currently the parking deck has roughly 1 space for each apartment unit which may be inadequate depending on the makeup of the community.   2/5/15   1           NA
                         
5   The top and bottom rail of the fence on the west elevation are out of alignment with the rest of the fence.  A fence post may have sunken causing this effect.  See photo 140.   2/5/15   1           AH to address
                         
6   Sheet A13.01 calls for a “sliding entry gate” at the garage entrance. The drawings do not appear to call for a controlled access device on the gate.  We would expect to see this on the Parking Deck Electrical plan.  This appears to be a design oversight as a gate at the garage entry without a remote controlled opening/closing device would be impractical.  No gate or controlled access device was installed at the time of our inspection.   2/5/15   1           AH to address - will install automatic gate
                         
7   Light fixtures at the front entry canopy are not properly positioned as they are obstructed by downspouts.  See photo 69.   2/5/15   1           AH to come up with solution reasonably acceptable to Buyer
                         
8   Storm drain grates in the courtyard have openings that will not prevent entry of mulch.  Clogging of the courtyard storm drain system may result.  See photo 109.  We recommend installation of grates with smaller openings.   2/5/15   1           AH to address - chickenwire to be applied under grates
                         
9   Sheet A4.16 shows a recycling chute in the trash compactor room and a hatch in the adjacent trash room. Detail 2 on the same sheet shows upper level trash rooms with no recycling hatch.   This is a design oversight.  No chute is currently installed and no hatches are provided save that hatch at the 1st floor.  The city may have mandaory recycling ordinances that could impact the decision to install a chute or to abandon the issue altogether.  See photo 163 and 167.   2/5/15   1           As Is - per design
                         
10   Plastic decking near the outdoor kitchen in the courtyard is cut at a taper, and the thin end of the taper is not secured.  This tail should be cut off.  See photo 115.   2/5/15   1           AH to address
                         
11   We observed multiple pool drains separated by distances that satisfy the Pool and Spa Safety Act. The local pool inspector is the final authority on the P&SS Act, and a passing inspection certificate typically indiates his approval.  A pool inspection certificate / permit was not provided for our review.  See photo 120.   2/5/15   1           As Is - passed inspection
                         
12   The property does not have a maintenance shop or a room dedicated to storage or maintenance tools and materials.   2/5/15   1           NA - Extra space in sprinkler room and other MEP closets
                         
13   The roof over stair no. 2 is not flat.  The west corner dips below the plane defined by the other three corners and the roof surface is torqued as a result.  See photo 96.   2/5/15   1           As Is - sloped to provide drainage - framing and structure passed inspection
                         
14   Some refrigerant and electrical lines are not caulked where they enter the building.  All such entry points should be sealed with silicone caulk.  See photo 82.   2/5/15   1           As Is
                         
15   An opening was observed where parapet coping meets fiber-cement siding at stair 2.  The opening needs to be sealed.  See photo 97.   2/5/15   1           AH to address
                         
16   The relationship of scuppers and conductor heads differs dimensionally from the design shown in detail 1/A9.05.  However, we believe the installation is satisfactory.  See photo 99.   2/5/15   1           As Is
                         
17   Several screws and other pieces of metal debris were found on the roof.  These may cause damage to the roof if stepped on.  The roof should be carefully cleared of all debris.  See photo 103.   2/5/15   1           AH to address
                         
18   Brick masonry repair was done on the west elevation near grade for an unknown reason.  The brick needs to be cleaned in this area.  See photo 138.   2/5/15   1           AH to address

 

 
 

   

 

 

No.   Description of Items   Date first noted   Report No.   Status   Date Closed   AH Response
19   An opening was found in the brick rowlock course outside the balcony at unit 117.  This needs to be caulked. See photo 173.   2/5/15   1           AH to address
                         
20   Window openings are not restricted to 4".  The omission of window opeing limiters presents a fall hazard and is a violation of the 2012 IBC.  Regardless of code applicablility, this is a preventable safety hazard and exposes the building owner to liability. See photo 170.   2/5/15   1           AH to come up with solution reasonably acceptable to Buyer
                         
21   Detail 3/A10.01 calls for a peep hole in unit entry doors at handicap units between 43 and 51 inches above finished floor.  No such peep holes exist.   2/5/15   1           AH to address
                         
22   A steel brick lintel needs to be painted at an exterior door on the east elevation.  See photo 62.   2/5/15   1           AH to address
                         
23   Blistered paint was found on the underside of the main entry canopy.  A water leak above may have caused this.  See photo 70.   2/5/15   1           AH to address
                         
24   The painted finish on concrete balcony door sills at the ground level on the west elevation is damaged in several locations.  This appears to be caused by loading materials through the sliding doors.  See photo 137.   2/5/15   1           AH to address
                         
25   Condensing units on roof are to be positioned on wood sleepers wrapped in roofing material per detail 7/M0.02.  Currently, the sleepers are not wrapped.  See photo 81.   2/5/15   1           As Is - deleted by waterproofing consultant
                         
26   Some vibration isolation pads under condensing units are not secured.  Many are in danger of falling off the wood sleeper. Continued vibration will cause pads to be displaced.  All should be fastened in place.  See photo 83 and 87.   2/5/15   1           AH to address
                         
27   A bathroom exhaust fan in unit 138 makes a rattling noise.  At least 1 other unit on the 1st floor has a similar problem.  All should be checked and adjusted / repaired as necessary.   2/5/15   1           AH to address
                         
28   Fan coil units in common areas are situated on concrete bricks.  The mechanical drawings specify these to be placed on ¼-inch neoprene pads.  See photo 106.   2/5/15   1           AH to address
                         
29   Condensate, T&P discharge and overflow pipe in HVAC closets are routed into a hub drain. Detail 5/P0.02 specifies that an air gap it to be maintained between the end of any drain pipe and the rim of the hub drain. This air gap is not maintained; pipe is routed deep into the mouth of the hub drain which presents the risk of backflow.  See photo 5.   2/5/15   1           As Is - per plumbing inspector's direction
                         
30   An electrical opening near the exterior door at the east elevation is not complete.  See photo 63.   2/5/15   1           AH to address
                         
31   A ground wire was found in one location in the courtyard not properly secured or buried which presents a trip hazard.  See photo 111.   2/5/15   1           AH to address
                         
32   An piece of Romex cable penetrates the wall above the fire door near unit 105 and is not terminated.  The purpose of the wire is uncertain.  See photo 174.   2/5/15   1           AH to address
                         
33   Cracks have appeared at joints in finished wood trim in many apartment units.  See photo 28. This is due to natural drying which will disappear and reappear with seasonal humidity.   2/5/15   1           As Is
                         
34   Detail 8/A4.10 shows a 1x8 'crown mold' at apartments and corridors.  We observed no such molding in any location.   2/5/15   1           As Is - per A.10.07 no crown specified

 

1 Seller to install landing area in front of gated entrance along south end of the apartment building to correct running slope to 2% through the installation of a compliant area of rescue. Item 2 on page 8 of ADA report.
2 Landing in sidewalk to the gated entrance along south end of apartment building to be revised to 2% slope through the installation of a compliant area of rescue. Item 4 on page 8 of ADA report.
3 Seller to correct cross slope to 2% on the accessible parking space located adjacent to the van accessible parking space on leasing office level. Item 6 on page 9 of ADA report.
4 All of the common area doors to the leasing office restroom, community room, common area restrooms, the fitness center, and the computer room have opening door pressures greater than 5 lbs. Seller to address. Item 7 on page 10 of ADA report.
5 Seller to mount towel dispenser in fitness room to 48”. Item 8 on page 10 of ADA report.
6 In unit 131 which is a B-4 type unit, the fridge to counter top width is 33” where 40” is required. Also, the counter top to counter top width is 39” where 40” is required.

    The island portion of the cabinets should be moved away from the cabinets which contain the range and fridge in order to provide the required 40” width. Seller to address. Item 10 on page 10 of ADA report.

7 The accessible apartments units did not have accessible peep holes. Seller to address. Item 12 on page 11 of ADA report.
8 In unit 445, which is a B-2 unit, the fridge to counter top width is 57” where 60” is required. This to be addressed by Seller in all three B-2 units. Item 15 on page 11 of ADA report.
9 OPEN. Pending on code review, Seller required to provide 2% (5 additional units) audio/visual alert systems. Item 13 on page 11 of ADA report.

 

 

 

 

 

Exhibit 10.214

 

FOURTH AMENDMENT TO

PURCHASE AND SALE AGREEMENT

 

This FOURTH AMENDMENT TO PURCHASE AND SALE AGREEMENT (this " Amendment ") is entered into as of March 4, 2015, by and between AH DURHAM APARTMENTS, LLC, a Virginia limited liability company (" Seller "), and TRIBRIDGE RESIDENTIAL, LLC, a Georgia limited liability company (" Purchaser ").

 

WITNESSETH :

 

WHEREAS, Seller and Purchaser entered into that certain Purchase and Sale Agreement dated as of December 1, 2014, as modified by the Agreement Establishing Inspection Period and Inspection Date between Seller and Purchaser dated as of January 7, 2015, as further modified by the First Amendment to Purchase and Sale Agreement between Seller and Purchaser dated as of February 20, 2015, as further modified by the Second Amendment to Purchase and Sale Agreement between Seller and Purchaser dated as of February 24, 2015, and as further modified by the Third Amendment to Purchase and Sale Agreement between Seller and Purchaser dated as of February 26, 2015 (collectively, " Purchase Agreement ") regarding certain property located at 501 Willard Street, Durham, North Carolina 27701 and commonly known as Whetstone Apartments, as more particularly described in the Purchase Agreement; and

 

WHEREAS, Seller and Purchaser wish to modify the Purchase Agreement as set forth below.

 

NOW THEREFORE, for Ten Dollars ($10.00) in hand paid and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree as follows:

 

1.           Defined Terms . Capitalized terms contained but not defined in this Amendment shall have the meaning ascribed to such terms in the Purchase Agreement.

 

2.           Extension of Parking Deck Feasibility Period . The date and time of the expiration of the Parking Deck Feasibility Period is extended until 5:00 p.m., Eastern Time, on March 6, 2015.

 

3.           Extension of Seller's Response Period . The expiration of Seller's Response Period regarding Purchaser's Title Objections pursuant to Section 2 .3 of the Purchase Agreement is extended until March 11, 2015.

 

4.           No Further Modification . In the event of any inconsistency between the Purchase Agreement and this Amendment, the terms of this Amendment shall control. Except as otherwise modified herein, all terms and conditions in the Purchase Agreement shall remain in full force and effect.

 

 

 

  

5.           Miscellaneous . This Amendment may be executed by the parties hereto individually or in combination, in one or more counterparts, each of which shall be an original and all of which will constitute one and the same Amendment and may be delivered by facsimile or PDF via electronic mail in a legally binding manner. This Amendment shall be governed and construed in accordance with the laws of the State of North Carolina and shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, executors, administrators, personal representatives, successors and permitted assigns. Time is of the essence with respect to the obligations of the parties set forth in this Amendment.

 

[Counterpart signatures appear on following pages]

 

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IN WITNESS WHEREOF, this Amendment has been executed by the parties as of the date set forth in the preamble.

 

  SELLER :
   
  AH DURHAM APARTMENTS, LLC
     
  By: ARMADA HOFFLER MANAGER, LLC,
    Its Manager
     
    By: /s/ Eric L. Smith
      Eric L. Smith, Manager

 

[signatures continue on following page]

 

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[signatures continued from previous page]

 

  PURCHASER:
   
  TRIBRIDGE RESIDENTIAL, LLC,
  a Georgia limited liability company
   
  By: /s/ Jim Schrader
  Name: Jim Schrader
  Title: VP

 

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Exhibit 10.260

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BRG DFW PORTFOLIO, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BRG DFW PORTFOLIO, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into by Bluerock Residential Holdings, LP, a Delaware limited partnership, the sole member of the Company (the " Member ").

 

RECITALS

 

A.           The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.           The undersigned desires to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.           Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned party hereby covenants and agrees as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1            Purpose . The Company's business and purpose shall consist solely of (x) the acquisition, ownership, operation, management, financing and disposition of (A) the multi-family real estate project consisting of approximately 322 units and located at 5301 North Tarrant Parkway, Fort Worth, Texas 76244 and commonly known as The Sovereign Apartments (the “ Keller Crossing Property "), and (B) the multifamily real estate project consisting of approximately 352 units and located at 5050 FM 423, Frisco, Texas and to be hereafter commonly known as Sorrel Phillips Creek Ranch Apartments (the “Phillips Creek Property” and together with the Keller Crossing Property, the “Property”), each of which will be owned by a Subsidiary, (y) the ownership and management of one or more Subsidiaries in connection with the Property and (z) such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2            Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement.

 

1.3            Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

1.4            Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

 
 

  

1.5            Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6            Formation and Authorized Person . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Member hereby ratifies such filing. The Member shall use its best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Member and/or any subsequent members under the Act or this Agreement.

 

ARTICLE II

MEMBERS

 

Initial Member

 

(a)          The name, address and initial Membership Interest of the initial Member is as follows:

 

Name   Membership Interest
Bluerock Residential Holdings, LP   100%
c/o Bluerock Real Estate, L.L.C.    
712 Fifth Avenue, 9 th Floor    
New York, NY 10019    

 

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

ARTICLE III

MANAGEMENT BY MEMBER

 

3.1            In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

3.2            Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

  2  
 

  

3.3            Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Member.

 

3.4            Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5            Authorization . The Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company.

 

ARTICLE IV

 

[INTENTIONALLY OMITTED]

V

ARTICLE V

 

[INTENTIONALLY OMITTED]

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1          The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a member of the Company or the occurrence of any event that causes a member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

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ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1            Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2           [Intentionally Omitted]

 

7.3            Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1           Assignment, Resignation and Admission Generally .

 

(a)           Assignments . The Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, the Member shall cease to be a member of the Company. 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.

 

(b)           Resignation . The Member is permitted to resign. If the Member is permitted to resign pursuant to this Section 8.l (b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

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8.3          Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

8.4          Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1          Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2          Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)          selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)          subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

9.3          Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

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9.4          Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

(a)          first, to the satisfaction of all debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(b)          second, to the Member.

 

9.5          Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1        Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2        Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3        Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

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10.4          Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5          Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

10.6          Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7          Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8          Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9          Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10       Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11        Partition . Each member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12        Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13        Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

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ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

(a)          "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)          "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(d)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(e)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(f)           "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

(g)          “Company shall mean BRG DFW PORTFOLIO, LLC.

 

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(h)          "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

 

(i)          "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company.

 

(j)          "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

(k)          "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(l)          “Property” is defined in Section 1.1 of this Agreement.

 

(m)          “Subsidiary” shall mean any Entity in which the Company owns, directly or indirectly, a membership or other equity interest equal to 50% or more of the outstanding equity in that Entity.

 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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The undersigned hereby agrees, acknowledges, and certifies that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

  Member : Bluerock Residential Holdings, LP
    a Delaware limited partnership
       
    By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner
       
      By: /s/ Ramin Kamfar
      Name: Ramin Kamfar
      Title: Authorized Signatory

 

  10  

 Exhibit 10.261

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR DFW PORTFOLIO JV MEMBER, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR DFW PORTFOLIO JV MEMBER, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into by BRG DFW Portfolio, LLC, a Delaware limited liability company, the sole member and manager of the Company (the " Member ").

 

RECITALS

 

A.           The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.           The undersigned desires to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.           Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned party hereby covenants and agrees as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1            Purpose . The Company's business and purpose shall consist solely of (x) the acquisition, ownership, operation, management, financing and disposition of (A) the multi-family real estate project consisting of approximately 322 units and located at 5301 North Tarrant Parkway, Fort Worth, Texas 76244 and commonly known as The Sovereign Apartments (the “ Keller Crossing Property "), and (B) the multifamily real estate project consisting of approximately 352 units and located at 5050 FM 423, Frisco, Texas and to be hereafter commonly known as Sorrel Phillips Creek Ranch Apartments (the “ Phillips Creek Property ” and together with the Keller Crossing Property, the “ Property ”), each of which will be owned by a Subsidiary, (y) the ownership and management of one or more Subsidiaries in connection with the Property and (z) such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2            Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement.

 

1.3            Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no member shall have any ownership interest in any Company property in its individual name or right, and each member's Membership Interest shall be personal property for all purposes.

 

1.4            Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

 

 

  

1.5            Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6            Formation and Authorized Person . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Manager hereby ratifies such filing. The Manager shall use its best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Member under the Act or this Agreement.

 

ARTICLE II

MEMBERS

 

2.1            Initial Member .

 

(a)          The name, address and initial Membership Interest of the initial Member is as follows:

 

Name   Membership Interest
BRG DFW Portfolio, LLC    
c/o Bluerock Real Estate, L.L.C.   100%
712 Fifth Avenue, 9 th Floor    
New York, NY 10019    

 

 

 

  

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

ARTICLE III

MANAGEMENT

 

3.1            Initial Manager . The initial Manager shall be the Member.

 

3.2            In General . The powers of the Company shall be exercised by, or under the authority of, the Manager. In addition, the business and affairs of the Company shall be ·managed under the direction of the Manager. Subject to the limitations set forth in this Agreement, the Manager shall be entitled to make all decisions and take all actions for the Company.

 

3.3            Management by Manager . Except as otherwise limited by this Agreement, the Manager shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Manager shall be entitled to make all decisions and take all actions for the Company, and the Manager has the authority to bind the Company.

 

3.4            Required Approval . Any provision in this Agreement that requires the approval of the members, but does not specify the particular percentage interests or number of members required for such approval, shall be interpreted to require the affirmative vote of the members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the members.

 

3.5            Action By Manager . In exercising the voting or other approval rights as provided herein, the Manager may act through meetings and/or written consents.

 

3.6            Term of Manager . The Manager shall serve until the Member’s withdrawal from the Company. At such time any existing or new Members may elect a new Manager through vote of the Members then owning more than 50% in Membership Interests.

 

3.7            Authorization . The Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company.

 

ARTICLE IV

 

[INTENTIONALLY OMITTED]

 

 

 

  

ARTICLE V

 

[INTENTIONALLY OMITTED]

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1 The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such member shall have all the rights of such member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a member of the Company or the occurrence of any event that causes a member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1            Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2            Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the members in accordance with their Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the members from the Company shall be treated as amounts distributed to the members pursuant to this Section 7.2. Notwithstanding any provision to the contrary contained in this Agreement, the Company shall not be required to make a distribution to the members on account of their interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

 

 

  

ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1            Assignment, Resignation and Admission Generally .

 

(a)           Assignments . A member may assign in whole or in part its Membership Interest in the Company. If a member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, such member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to a member by merger or consolidation shall, without further act, be a member hereunder, and such merger or consolidation shall not constitute an assignment for purposes of this Agreement and the Company shall continue without dissolution.

 

(b)           Resignation . A member is permitted to resign. If a member is permitted to resign pursuant to this Section 8.l(b), an additional member of the Company shall be admitted to the Company 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, and the resigning member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Manager.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of a member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3            Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

8.4            Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1            Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 Manager to cease to be a member of the Company (other than upon continuation of the Company without dissolution upon an assignment by the Manager of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

 

 

  

9.2          Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Manager (or the Person carrying out the liquidation) shall determine:

 

(a)          selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the members; and/or

 

(b)          subject to the satisfaction of Company liabilities, distributing the Company's assets to the members in kind in satisfaction of their Membership Interests.

 

9.3          Orderly Liquidation . A reasonable time as determined by the Manager (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4          Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

(a)          first, to the satisfaction of all debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(b)          second, to the members.

 

9.5          Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the members in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1          Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

 

 

  

10.2          Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was a Manager or an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no Manager or officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such Manager’s or officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3          Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Manager and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

10.4          Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5          Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

10.6          Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7          Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8          Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9          Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

 

 

  

10.10        Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11        Partition . Each member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12        Tax Status . It is the intention of the Manager that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13        Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

(a)          "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)          "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

 

 

  

(c)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(d)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(e)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(h)          "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

(i)          “Company” shall mean BR DFW PORTFOLIO JV MEMBER, LLC.

 

(j)          “Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

 

(k)          “Manager” shall mean BRG DFW Portfolio, LLC or any entity or individual subsequently elected as manager pursuant to Section 3.6 of this Agreement.

 

(l)          "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company.

 

(m)          "Membership Interest" shall mean the member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the member's name in Article II of this Agreement.

 

(n)          "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(o)          “Property” is defined in Section 1.1 of this Agreement.

 

(p)          “Subsidiary” shall mean any Entity in which the Company owns, directly or indirectly, a membership or other equity interest equal to 50% or more of the outstanding equity in that Entity.

 

 

 

  

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

 

 

  

The undersigned hereby agrees, acknowledges, and certifies that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

  Member and Manager :
   
  BRG DFW Portfolio, LLC, a Delaware limited liability company
     
  By: Bluerock Residential Holdings, LP, a Delaware limited partnership, its sole member
     
    By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner
         
      By: /s/ R. Ramin Kamfar
      Name: R. Ramin Kamfar
      Title: Authorized Signatory

 

 

 

 

Exhibit 10.262

 

 

  

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR CARROLL DFW PORTFOLIO JV, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

DATED AS OF OCTOBER 29, 2015

 

 

 

 
 

  

LIMITED LIABILITY COMPANY AGREEMENT

OF

BR CARROLL DFW PORTFOLIO JV, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL DFW PORTFOLIO JV, LLC (“ JV ” or “ Company ”) is made and entered into and is effective as of October 29, 2015, by and between BR DFW Portfolio JV Member, LLC, a Delaware limited liability company (“ Bluerock ”) and Carroll Co-Invest III DFW Portfolio, LLC , a Georgia limited liability company (“ Carroll ”) (this “ Agreement ”). Capitalized terms used herein shall have the meanings ascribed to such terms in this Agreement.

 

Effective as of October 29, 2015, the Members, by execution of this Agreement, hereby form the Company as a limited liability company pursuant to and in accordance with the Delaware Limited Liability Company Act (6 Del. C. §18-101 et seq.), as amended from time to time (the “ Act ”), and this Agreement; and the Members hereby agree as follows:

 

Section 1.             Definitions . As used in this Agreement:

 

Act ” shall mean the Delaware Limited Liability Company Act (currently Chapter 18 of Title 6 of the Delaware Code), as amended from time to time.

 

Adjusted Capital Account Deficit ” shall mean, with respect to any Member, the deficit balance, if any, in such Member’s Capital Account as of the end of the applicable Fiscal Year after (i) crediting such Capital Account with any amounts which such Member is deemed to be obligated to restore pursuant to Regulations Sections 1.704-2(g)(1) and 1.704-2(i)(5), and (ii) debiting such Capital Account by the amount of the items described in Regulations Sections 1.704-1(b)(2)(ii)(d)(4), (5) and (6). The foregoing definition of Adjusted Capital Account Deficit is intended to comply with the provisions of Regulations Section 1.704-1(b)(2)(ii)(d) and shall be interpreted consistently therewith.

 

Advisor ” shall mean any accountant, attorney or other advisor retained by a Member.

 

Affiliate ” shall mean with respect to any Person (i) more than ten percent (10%) of the issued and outstanding stock of which, or more than ten percent (10%) of the ownership interests of which, is owned, directly or indirectly, by a Person, including a Member, (ii) that now or hereafter owns, directly or indirectly, more than a ten percent (10%) ownership interest in a Person, including the Company or in any Member, (iii) any agent, trustee, officer, director, employee, partner, member, manager or shareholder or member of the family of such Person (or any member of the family of any such agent, trustee, officer, director, employee, partner, member, manager or shareholder) or (iv) any corporation, partnership, limited liability company, trust or other entity that, directly or indirectly, through one or more intermediaries, controls, or is controlled by, or is under common control with, such Person. The term “control” (including the terms “controlled by” and “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of a Person, whether through the ownership of voting securities, by contract or otherwise. The term “family” shall be deemed to include spouses, children, parents, brothers and sisters, and the spouse, children, parents, brothers and sisters of such spouse’s children, parents, brothers and sisters.

 

 
 

  

Agreed Upon Value ” shall mean the fair market value (net of any debt) agreed upon pursuant to a written agreement between the Members of property contributed by a Member to the capital of the Company, which shall for all purposes hereunder be deemed to be the amount of the Capital Contribution applicable to such property contributed.

 

Agreement ” shall mean this Limited Liability Company Agreement, as amended from time to time.

 

Annual Business Plan ” shall mean, with respect to each Property, the business plan for a Fiscal Year of the Company prepared by Property Manager and approved by the Members as further described in Section 9.3 (sometimes collectively referred to herein as the “ Annual Business Plans ”).

 

Applicable Adjustment Percentage ” shall have the meaning set forth in Section 5.2(b)(3) .

 

Backstop Agreement(s) ” shall mean those certain agreements providing for the allocation of liability and contribution for losses arising from any “bad boy” guaranties constituting part of the Loan Documents.

 

Bankruptcy Code ” shall mean Title 11 of the United States Code, as amended or any other applicable bankruptcy or insolvency statute or similar law.

 

Bankruptcy/Dissolution Event ” shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

Beneficial Owner ” shall have the meaning provided in Section 5.7 .

 

Bluerock ” shall have the meaning provided in the first paragraph of this Agreement.

 

Bluerock Transferee ” shall have the meaning set forth in Section 12.2(b)(2) .

 

  - 2 -  
 

  

BR REIT ” shall mean Bluerock Residential Growth REIT, Inc., a Maryland corporation.

 

BR Growth ” shall mean Bluerock Growth Fund, LLC, a Delaware limited liability company.

 

BR Growth II ” shall mean Bluerock Growth Fund II, LLC, a Delaware limited liability company.

 

BR SOIF II ” shall mean Bluerock Special Opportunity + Income Fund II, LLC, a Delaware limited liability company.

 

BR SOIF III ” shall mean Bluerock Special Opportunity + Income Fund III, LLC, a Delaware limited liability company.

 

Capital Account ” shall have the meaning provided in Section 5.6 .

 

Capital Contribution ” shall mean, with respect to any Member, the aggregate amount of (i) cash, and (ii) the Agreed Upon Value of other property contributed by such Member to the capital of the Company net of any liability secured by such property that the Company assumes or takes subject to.

 

Carroll ” shall have the meaning provided in the first paragraph of this Agreement.

 

Carroll Parent ” shall mean MPC Partnership Holdings LLC, a Georgia limited liability company.

 

Carroll Change Event ” shall mean (i) gross negligence, willful misconduct, fraud or bad faith by Carroll or any of its Affiliates in connection with or relating to the Company or the Property or any portion thereof; (ii) a Bankruptcy/Dissolution Event shall have occurred with respect to Carroll or Property Manager; or (iii) failure to satisfy the Carroll Ownership/Control Requirement.

 

Carroll Ownership/Control Requirement ” as of any particular date means that each of the following conditions is satisfied: (i) at least one of the Key Individuals is not then dead, insane as determined by a qualified physician, incapacitated as determined by a qualified physician, or the subject of a Bankruptcy/Dissolution Event; and (ii) at least one of the Key Individuals is actively involved in the operation and management of (a) Carroll or Carroll Parent and (b) CMG.

 

Carroll Transferee ” shall have the meaning set forth in Section 12.2(b)(1) .

 

  - 3 -  
 

  

Cash Flow ” shall mean, for any period for which Cash Flow is being calculated, gross cash receipts of the Company (but excluding Capital Contributions), less the following payments and expenditures: (i) all payments of operating expenses of the Company (or the Subsidiary owning the Property), (ii) all payments of principal of, interest on and any other amounts due with respect to indebtedness, leases or other commitments or obligations of the Company (or the Subsidiary owning the Property) (including on loans by Members to the Company), (iii) all sums expended by the Company (or any Subsidiary owning the Property) for capital expenditures, (iv) all prepaid expenses of the Company (or any Subsidiary owning the Property), and (v) all sums expended by the Company (or any Subsidiary owning the Property) which are otherwise capitalized.

 

Cause ” shall mean gross negligence, willful misconduct, fraud, bad faith or a Bankruptcy/Dissolution Event, or a termination of the Management Agreement by or at the behest of a third-party lender under an applicable Collateral Agreement.

 

Certificate of Formation ” shall mean the Certificate of Formation of the Company, as amended from time to time.

 

CMG ” shall mean Carroll Management Group, LLC, a Georgia limited liability company.

 

Code ” shall mean the Internal Revenue Code of 1986, as amended from time to time, including the corresponding provisions of any successor law.

 

Collateral Agreement ” shall mean any agreement, instrument, document or covenant concurrently or hereafter made or entered into under, pursuant to, or in connection with this Agreement and any certifications made in connection therewith or amendment or amendments made at any time or times heretofore or hereafter to any of the same (including, without limitation, the Management Agreement and the Cost Sharing Agreement).

 

Company ” shall mean BR Carroll DFW Portfolio JV, LLC, a Delaware limited liability company organized under the Act.

 

Company Minimum Gain ” shall have the meaning given to the term “partnership minimum gain” in Regulations Sections 1.704-2(b)(2) and 1.704-2(d).

 

Confidential Information ” shall have the meaning provided in Section 10.01 .

 

Controllable Expenses ” shall mean all expenses, other than Uncontrollable Expenses, incurred by the Company or any Subsidiary of the Company with respect to the Property.

 

Cost Sharing Agreement ” shall mean each Agreement Regarding Purchase and Sale Contract & Acquisition Loan Fees and Deposits, dated August 10, 2015 by and between Bluerock Real Estate, LLC and Carroll Acquisitions, LLC with respect to each Property (sometimes collectively referred to herein as the “ Cost Sharing Agreements ”).

 

Default Amount ” shall have the meaning provided in Section 5.2(b) .

 

Default Loan ” shall have the meaning provided in Section 5.2(b)(1) .

 

Default Loan Rate ” shall have the meaning provided in Section 5.2(b)(1) .

 

  - 4 -  
 

  

Defaulting Member ” shall have the meaning provided in Section 5.2(b) .

 

Delaware UCC ” shall mean the Uniform Commercial Code as in effect in the State of Delaware from time to time.

 

Dissolution Event ” shall have the meaning provided in Section 13.2 .

 

Distributable Funds ” with respect to any month or other period, as applicable, shall mean an amount equal to the Cash Flow of the Company for such month or other period, as applicable, as reduced by reserves for anticipated capital expenditures, future working capital needs and operating expenses, contingent obligations and other purposes of the Company or any Subsidiary, the amounts of which shall be reasonably determined from time to time by the Management Committee.

 

Distributions ” shall mean the distributions payable (or deemed payable) to a Member (including, without limitation, its allocable portion of Distributable Funds).

 

Emergency Expenditure ” shall have the meaning provided in the Management Agreement.

 

ERISA ” shall mean the Employee Retirement Income Security Act of 1974, as amended from time to time.

 

Fiscal Year ” shall mean each calendar year ending December 31.

 

Flow Through Entity ” shall have the meaning provided in Section 5.7 .

 

Foreign Corrupt Practices Act ” shall mean the Foreign Corrupt Practices Act of the United States, 15 U.S.C. Sections 78a, 78m, 78dd-1, 78dd-2, 78dd-3, and 78ff, as amended, if applicable, or any similar law of the jurisdiction where the Property is located or where the Company or any of its Subsidiaries transacts business or any other jurisdiction, if applicable.

 

Keller Crossing Property ” shall have the meaning provided in Section 3 .

 

Imputed Closing Costs ” means an amount (not to exceed one and one quarter percent (1.25%) of the purchase price) that would normally be incurred by the Company or a Subsidiary if the Property were sold for an amount specified in Section 15.1 or Section 15.2 (as applicable), for title insurance premiums, survey costs, brokerage commissions, legal fees, and other commercially reasonable closing costs.

 

Income ” shall mean the gross income of the Company for any month, Fiscal Year or other period, as applicable, including gains realized on the sale, exchange or other disposition of the Company’s assets.

 

Indemnified Party ” shall have the meaning provided in Section 14.4(a) .

 

Indemnifying Party ” shall have the meaning provided in Section 14.4(a) .

 

Inducement Agreements ” shall have the meaning provided in Section 14.4(a) .

 

  - 5 -  
 

  

Initial Business Plan ” shall have the meaning provided in Section 9.3(a) .

 

Initiating Member ” shall have the meaning provided in Section 15.2(a) .

 

Interest ” of any Member shall mean the entire limited liability company interest of such Member in the Company, which includes, without limitation, any and all rights, powers and benefits accorded a Member under this Agreement and the duties and obligations of such Member hereunder.

 

Internal Rate of Return ” and “ IRR ” shall mean, as of any date, the internal rate of return on the Total Investment of a Member to such date, calculated to be that discount rate (expressed on a percent per annum basis) which, when divided by twelve (12), compounded annually and applied to such Total Investment and the corresponding Distributions with respect thereto, causes the net present value, as of such date, of such Distributions and Total Investment to equal zero (calculated with the “XIRR” function in Microsoft Excel and using the latest version of Microsoft Excel available as of the date hereof). For this purpose, Capital Contributions and Distributions shall be assumed to have occurred as of the end of the month in which such Capital Contribution or Distribution takes place. For purposes of determining the Internal Rates of Return hereunder, calculations shall be denominated and calculated in US Dollars.

 

Key Individual ” shall mean each of Patrick Carroll and Joshua Champion.

 

Loan ” shall mean, with respect to the Phillips Creek Ranch Property, that certain acquisition loan in the initial principal amount of Thirty Eight Million Six Hundred Eighty Four Thousand and 00/100 Dollars ($38,684,000.00) originally made by CBRE Capital Markets, Inc. for and on behalf of Freddie Mac, as the assignee thereof (“ CBRE ”), which is secured by the Phillips Creek Ranch Property, and with respect to the Keller Crossing Property, that certain acquisition loan in the initial principal amount of Twenty Eight Million Eight Hundred Eighty Thousand and 00/100 Dollars ($28,880,000.00) originally made by The Northwestern Mutual Life Insurance Company (“ NWM ”), which is secured by the Keller Crossing Property (sometimes collectively referred to herein as the “ Loans ”).

 

Loss ” shall mean the aggregate of losses, deductions and expenses of the Company for any month, Fiscal Year or other period, as applicable, including losses realized on the sale, exchange or other disposition of the Company’s assets.

 

Major Decision ” means any decision for the Company to take, or refrain from taking, any action or incurring any obligation with respect to the following matters (or the effectuation of any such action or obligation):

 

(i)            any merger, conversion or consolidation involving the Company or any Subsidiary or the sale, lease, transfer, exchange or other disposition of all or substantially all of the Company’s assets or all of the Interests of the Members in the Company, in one or a series of related transactions;

 

  - 6 -  
 

  

(ii)         except as expressly provided in Section 12 with respect to Transfers by Bluerock or a Bluerock Transferee to a Bluerock Transferee and with respect to Transfers by Carroll as permitted thereunder, the admission or removal of any Member or the Company’s issuance to any third party of any equity interest in the Company (including interests convertible into, or exchangeable for, equity interests in the Company);

 

(iii)        except upon the occurrence of any Dissolution Event, any liquidation, dissolution or termination of the Company or any Subsidiary;

 

(iv)        giving, granting or undertaking any options, rights of first refusal, deeds of trust, mortgages, pledges, ground leases, security or other interests in or encumbering the Property, any portion thereof or any other material assets;

 

(v)         selling, conveying or effecting any other direct or indirect transfer of the Property, any Subsidiary or other material asset of the Company or any portion thereof or the entering into of any agreement, commitment or assumption with respect to any of the foregoing;

 

(vi)        acquiring, directly or through any Subsidiaries, by purchase, ground lease or otherwise, any real property or other material asset or the entry into of any agreement, commitment or assumption with respect to any of the foregoing, or the making or posting of any deposit (refundable or non-refundable);

 

(vii)       taking any action by the Company or any Subsidiary that is reasonably likely to result in any Member or any of its Affiliates having individual liability under any so called “bad boy” guaranties or similar agreements provided to third party lenders in respect of financings relating to the Company, the Subsidiaries or any of their assets which provide for recourse as a result of willful misconduct, fraud or gross negligence or failure to comply with the covenants or any other provisions of such “bad boy” guaranties;

 

(viii)      institute or settle any Company or Subsidiary legal claims in excess of $50,000;

 

(ix)         employ, enter into any contract with (or materially modify any contract with), or otherwise compensate, directly or indirectly, the Manager or any Affiliate of the Manager;

 

(x)            amend, modify, recast, refinance or replace any financing to which the Company or a Subsidiary is a party or which encumbers the Property or any portion thereof;

 

(xi)          incur on behalf of the Company or a Subsidiary during any year any capital expenditures in excess of $50,000 in the aggregate unless pursuant to an Annual Business Plan approved by the Members;

 

(xii)        make any loan to any Member, except as expressly provided for in this Agreement;

 

(xiii)       cause or permit the Company or a Subsidiary to file for or fail to contest a bankruptcy proceeding, or seek or permit a receivership or make an assignment for the benefit of its creditors;

 

  - 7 -  
 

  

(xiv)      terminate either Management Agreement or issue a notice of default pursuant to either Management Agreement; provided, however, that (A) any such termination shall be subject to the terms of the applicable Management Agreement and (B) in the event of a default by CMG under the applicable Management Agreement, which default is not cured in any available cure period, only Bluerock shall be authorized to take any action with respect to any remedies on behalf of the Company or any Subsidiary, including the right to terminate the applicable Management Agreement, and to solicit bids for, and enter into any replacement Management Agreement with, any replacement manager thereunder;

 

(xv)       cause or permit any of the organizational documents, including this Agreement, of the Company or of any Subsidiary of the Company to be amended in any manner, other than any amendment (A) required (1) by a lender to the Company or any Subsidiary of the Company or (2) in order for a REIT Member to qualify as a “real estate investment trust” under the Code, in each case, to the extent such amendment referenced in clauses (1) and (2) of this subparagraph does not result in the dilution of any Member, does not adversely affect any Member’s right to Distributions pursuant to Section 6 and does not otherwise have a materially adverse effect on the rights of any Member, or (B) that is solely ministerial in nature to reflect or implement this Agreement under its express terms (such as, for example, to periodically update the Members’ respective Capital Contribution amounts, Percentage Interests or Management Committee representatives on Exhibit A); or

 

(xvi)      make distributions to the Members, except in accordance with Section 6 hereof.

 

Management Agreement ” shall mean, each property management agreement to be entered into between the Company (or any Subsidiary of the Company), as owner, and Property Manager, as manager, pursuant to which Property Manager will provide certain management services for each Property, to be in the form or forms attached hereto as Exhibit C (sometimes collectively referred to herein as the “ Management Agreements ”).

 

Management Committee ” shall have the meaning provided in Section 9.2(a) .

 

Manager ” shall have the meaning provided in Section 9.1(a) .

 

Material Deviation ” shall have the meaning provided in Section 9.3(f) .

 

Member ” and “ Members ” shall mean Bluerock, Carroll and any other Person admitted to the Company pursuant to this Agreement. For purposes of the Act, the Members shall constitute a single class or group of members.

 

Member in Question ” shall have the meaning provided in Section 16.12 .

 

Member Minimum Gain ” shall mean an amount, determined in accordance with Regulations Section 1.704-2(i)(3) with respect to each Member Nonrecourse Debt, equal to the Company Minimum Gain that would result if such Member Nonrecourse Debt were treated as a Nonrecourse Liability.

 

Member Nonrecourse Debt ” shall have the meaning given the term “partner nonrecourse debt” in Regulations Section 1.704-2(b)(4).

 

  - 8 -  
 

  

Member Nonrecourse Deductions ” shall have the meaning given the term “partner nonrecourse deductions” in Regulations Section 1.704-2(i).

 

Net Income ” shall mean the amount, if any, by which Income for any period exceeds Loss for such period.

 

Net Loss ” shall mean the amount, if any, by which Loss for any period exceeds Income for such period.

 

New York UCC ” shall have the meaning set forth in Section 16.17 .

 

Non-Initiating Member ” shall have the meaning provided in Section 15.2(a) .

 

Nonrecourse Deduction ” shall have the meaning given such term in Regulations Section 1.704-2(b)(1).

 

Nonrecourse Liability ” shall have the meaning given such term in Regulations Section 1.704-2(b)(3).

 

Offer ” shall have the meaning provided in Section 15.2(a) .

 

Offeror ” shall have the meaning provided in Section 15.1(b) .

 

Offeree ” shall have the meaning provided in Section 15.1(b) .

 

Owner ” shall mean, individually or collectively, as context may require, BR Carroll Phillips Creek Ranch, LLC, with respect to the Phillips Creek Ranch Property, and BR Carroll Keller Crossing, LLC with respect to the Keller Crossing Property.

 

Ownership Entity ” shall have the meaning provided in Section 15.2(a) .

 

Percentage Interest ” shall have the meaning provided in Section 5.3 .

 

Person ” shall mean any individual, corporation, partnership, joint venture, association, joint-stock company, limited liability company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other legal entity.

 

Phillips Creek Ranch Property ” shall have the meaning provided in Section 3 .

 

Preferred Return ” shall mean, with regard to any and all Capital Contributions made by a Member the greater of (a) an Internal Rate of Return equal to ten percent (10%) or (b) a return on such capital contributions equal to a 1.3 multiple thereof. The Preferred Return shall be calculated from the date that any such Capital Contributions are made including, in the case of any amounts funded pursuant to the Cost Sharing Agreement, the date such amounts are actually funded under the Cost Sharing Agreement.

 

Property ” shall have the meaning provided in Section 3 .

 

  - 9 -  
 

  

Property Management Fee ” shall have the meaning provided in Section 9.7 .

 

Property Manager ” shall mean CMG so long as the initial Management Agreement is in full force and effect with respect to either Property, and, thereafter, the entity performing similar services for the Company (or any Subsidiary that owns the Property) with respect to the applicable Property.

 

Property Manager Reports ” shall have the meaning set forth in Section 8.2(c) .

 

Protective Capital Call ” shall mean a Capital Call necessary or advisable to (a) protect the Company’s (or any Subsidiary’s) interest in the Property (e.g., payment of taxes, repair of the Property following uninsured damage thereto, payment of insurance premiums, etc.); (b) to prevent a default with respect to any financing obtained by the Company or any Subsidiary (e.g., payment of debt service following an operating shortfall, reserves required by the lender, a reduction in principal required by the lender to meet loan to value requirements); or (c) funds required to refinance the Property when the current financing has matured or will mature in the near future (e.g., commitment fees, loan application fees, equity infusions to meet market loan to value requirements, etc.).

 

Purchase Agreement ” shall mean, with respect to the Phillips Creek Ranch Property, that certain Purchase and Sale Contract for Villas Phillips Creek Partners, LLC, a Georgia limited liability company, dated July 10, 2015, and with respect to the Keller Crossing Property, that certain Purchase and Sale Contract for FW Tarrant Partners, LLC, a Georgia limited liability company, dated July 10, 2015, by and among Carroll Acquisitions, LLC (“ Carroll Acquisitions ”), and the seller parties named therein, pursuant to which Carroll Acquisitions has contracted to acquire 100% of the membership interests in each of the entities which own the Property (sometimes collectively referred to herein as the “ Purchase Agreements ”).

 

Pursuer ” shall have the meaning provided in Section 10.3 .

 

Regulations ” shall mean the Treasury Regulations promulgated pursuant to the Code, as amended from time to time, including the corresponding provisions of any successor regulations.

 

Reimbursable Expenses ” shall have the meaning provided in the Management Agreement.

 

REIT ” shall mean a real estate investment trust as defined in Code Section 856.

 

REIT Member ” shall mean any Member, if such Member is a REIT or a direct or indirect subsidiary of a REIT.

 

REIT Requirements ” shall mean the requirements for qualifying as a REIT under the Code and Regulations.

 

Representatives ” shall have the meaning provided in Section 9.2(a) .

 

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Response Period ” shall have the meaning provided in Section 15.2(b) .

 

Sale Notice ” shall have the meaning provided in Section 15.2(a) .

 

Securities Act ” shall mean the Securities Act of 1933, as amended.

 

Seller ” shall mean, with respect to each Purchase Agreement, the named group of Sellers attached as Exhibit A thereto.

 

SOIFs” shall mean, collectively, BR SOIF II and BR SOIF III.

 

Subsidiary ” shall mean, with respect to any Person, any corporation, partnership, limited liability company or other entity of which at least a majority of the capital stock or other equity securities is owned by such Person.

 

Tax Matters Member ” shall have the meaning provided in Section 8.3 .

 

Total Investment ” shall mean the sum of the aggregate Capital Contributions made by a Member.

 

Transfer ” means, as a noun, any transfer, sale, assignment, exchange, charge, pledge, gift, hypothecation, conveyance, encumbrance or other disposition, voluntary or involuntary, by operation of law or otherwise and, as a verb, voluntarily or involuntarily, by operation of law or otherwise, to transfer, sell, assign, exchange, charge, pledge, give, hypothecate, convey, encumber or otherwise dispose of.

 

Uncontrollable Expenses ” shall mean the following expenses with respect to the Company, Subsidiary or Property: taxes and insurance; licenses; utilities; unanticipated material repairs that are essential to preserve or protect the Property; debt service; and costs due to a change in law.

 

Valuation Amount ” shall have the meaning provided in Section 15.1(b) .

 

Section 2.             Organization of the Company .

 

2.1              Name . The name of the Company shall be “ BR Carroll DFW Portfolio JV, LLC ”. The business and affairs of the Company shall be conducted under such name or such other name as the Members deem necessary or appropriate to comply with the requirements of law in any jurisdiction in which the Company may elect to do business.

 

2.2              Place of Registered Office; Registered Agent . The address of the registered office of the Company in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, Delaware 19904. The name and address of the registered agent for service of process on the Company in the State of Delaware is National Registered Agents, Inc., 160 Greentree Drive, Suite 101, Dover, Delaware 19904. The Management Committee may at any time on five (5) days prior notice to all Members change the location of the Company’s registered office or change the registered agent.

 

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2.3              Principal Office . The principal address of the Company shall be c/o Bluerock Real Estate, L.L.C., 712 Fifth Avenue, 9 th Floor, New York, New York 10019 and the principal office of Property Manager shall be c/o Carroll Organization, LLC, 3340 Peachtree Road, Suite 1620, Atlanta, Georgia 30326, or, in each case, at such other place or places as may be determined by the Management Committee from time to time.

 

2.4              Filings . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Members hereby ratify such filing. The Manager shall use its best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Members under the Act or this Agreement.

 

2.5              Term . The Company shall continue in existence from the date hereof until December 31, 2065, unless extended by the Members, or until the Company is dissolved as provided in Section 13 , whichever shall occur earlier.

 

2.6              Expenses of the Company . Other than the reimbursement of costs and expenses as provided herein and the fees described in Section 9.7 , no fees, costs or expenses shall be payable by the Company to any Member (or its Affiliates).

 

Section 3.             Purpose .

 

The purpose of the Company, subject in each case to the terms hereof, shall be to engage, directly or through a Subsidiary, in the business of acquiring, owning, operating, developing, renovating, repositioning, managing, leasing, selling, financing and refinancing the real estate and any real estate related investments (or portions thereof) consisting of (a) an approximately 352 unit multi-family complex located at 5050 FM 423, Frisco, Texas 75034, and to be hereafter commonly known as the “Sorrel Phillips Creek Ranch Apartments” (the “ Phillips Creek Ranch Property ”), and (b) an approximately 322 unit multi-family complex located at 5301 North Tarrant Parkway, Fort Worth, Texas 76244, and to be hereafter commonly known as the “The Sovereign Apartments” (the Keller Crossing Property ”), each of which will be owned by the Company or a Subsidiary of the Company (any property acquired as aforesaid shall hereinafter be referred to collectively as the “ Property ” and individually, as context may require, as a “ Property ”), and all other activities reasonably necessary to carry out such purpose.

 

Section 4.             Conditions .

 

4.1              Bluerock Conditions . The obligation of Bluerock to consummate the transactions contemplated herein and to make the initial Capital Contributions under Section 5.1 is subject to fulfillment of all of the following conditions on or prior to the closing date under the Purchase Agreement for each Property:

 

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(a)             Subject to the terms of the Cost Sharing Agreements, Carroll shall deposit in the Company’s bank account or the designated escrow account of Chicago Title Insurance Company (“ Title Company ”) the aggregate amount of its initial Capital Contribution set forth on Exhibit A hereto;

 

(b)             The Purchase Agreement for each Property shall have been assigned to the Company (or a Subsidiary of the Company);

 

(c)             The Cost Sharing Agreement for each Property has been executed and Carroll and its affiliates are in full compliance with the terms thereof;

 

(d)             The Management Agreement for each Property shall have been executed by the Company (or a Subsidiary of the Company) and Property Manager;

 

(e)             All of the representations and warranties of Carroll and Property Manager contained in this Agreement and the Collateral Agreements shall be true and correct as of the date hereof;

 

(f)             The Company (or a Subsidiary of the Company) shall have borrowed (or be concurrently borrowing) the applicable Loan with respect to each Property, as contemplated by the applicable loan documents (the “ Loan Documents ”); and

 

(g)             The form of Backstop Agreement shall have been approved by, and executed by, the applicable parties and delivered to Bluerock.

 

4.2              Carroll Conditions . The obligation of Carroll to consummate the transactions contemplated herein and to make the initial Capital Contributions under Section 5.1 is subject to fulfillment of all of the following conditions on or prior to the closing date under the Purchase Agreement for each Property:

 

(a)             Subject to the terms of the Cost Sharing Agreement, Bluerock shall deposit into the Company’s bank account or Title Company’s designated escrow account the amount of its aggregate initial Capital Contribution set forth on Exhibit A hereto;

 

(b)             The Purchase Agreement for each Property shall have been assigned to the Company (or a Subsidiary of the Company);

 

(c)             The Cost Sharing Agreement for each Property has been executed and Bluerock and its affiliates are in full compliance with the terms thereof;

 

(d)             The Company (or a Subsidiary of the Company) shall have borrowed (or be concurrently borrowing) the applicable Loan with respect to each Property, contemplated by the Loan Documents;

 

(e)             The Management Agreement for each Property shall have been executed between the Company (or a Subsidiary of the Company) and Property Manager;

 

(f)             All of the representations and warranties of Bluerock contained in this Agreement and the Collateral Agreements shall be true and correct as of the date hereof; and

 

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(g)             The form of Backstop Agreement shall have been approved by, and executed by, the applicable parties and delivered to Carroll.

 

Section 5.             Capital Contributions, Loans, Percentage Interests and Capital Accounts .

 

5.1              Initial Capital Contributions . Subject to satisfaction of the conditions set forth in Section 4, upon execution of this Agreement, Bluerock and Carroll shall each make an initial Capital Contribution to the Company of cash in an amount equal to the respective amounts set forth in Exhibit A attached hereto; provided, however, any funds advanced by Bluerock or Carroll (or their respective affiliates) pursuant to the terms of the Cost Sharing Agreements shall be credited against the applicable Member’s obligation and provided, further, in the case of Carroll, its initial Capital Contribution to the Company shall be credited with $697,900.00 for the agreed value of certain contractual rights and intangibles contributed to the Company, including the assignment of the purchase agreement to acquire the Property to the Company or its Subsidiary. 1 The initial Capital Contribution of the Members to the Company may include amounts for working capital.

 

5.2             Additional Capital Contributions .

 

(a)             Additional Capital Contributions may be called for from the Members (i) by either Member if the same is a Protective Capital Call, or (ii) as reasonably determined by the Management Committee, by written notice to the Members from time to time as and to the extent capital is necessary to effect an investment or expenditures for the Property, the Company, or its subsidiary. Except as otherwise agreed by the Members, such additional Capital Contributions shall be in an amount for each Member equal to the product of the amount of the aggregate Capital Contribution called multiplied by each Member’s then current Percentage Interest. Such additional Capital Contributions shall be payable by the Members to the Company upon the earlier of (i) twenty (20) days after written request from the Company, or (ii) the date when the Capital Contribution is required, as set forth in a written request from the Company.

 

(b)             If a Member (a “ Defaulting Member ”) fails to make a Capital Contribution that is required as provided in Section 5.2(a) within the time frame required therein (the amount of the failed contribution and related loan shall be the “ Default Amount ”), the other Member, provided that it has made the Capital Contribution required to be made by it, in addition to any other remedies it may have hereunder or at law, shall have one or more of the following remedies:

 

 

1 At closing of the acquisition of the Property, $697,900.00 shall be added to the required equity for closing and each Member shall be responsible for funding its pro-rata share of such amount at the closing as part of its Initial Capital Contribution according to its Percentage Interest; provided, Carroll’s required Initial Capital Contribution shall be net of the credit amount provided in Section 5.1.

 

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(1)            to advance to the Company on behalf of, and as a loan to the Defaulting Member, an amount equal to the Default Amount to be evidenced by a promissory note in form reasonably satisfactory to the non-failing Member (each such loan, a “ Default Loan ”). The Capital Account of the Defaulting Member shall be credited with the amount of such Default Amount attributable to a Capital Contribution and the aggregate of such amounts shall constitute a debt owed by the Defaulting Member to the non-failing Member. Any Default Loan shall bear interest at the rate of twenty percent (20%) per annum, but in no event in excess of the highest rate permitted by applicable laws (the “ Default Loan Rate ”), and shall be payable by the Defaulting Member on demand from the non-failing Member and from any Distributions due to the Defaulting Member hereunder. Interest on a Default Loan, to the extent unpaid, shall accrue and compound on a quarterly basis. A Default Loan shall be prepayable, in whole or in part, at any time or from time to time without penalty. Any such Default Loans shall be with full recourse to the Defaulting Member and shall be secured by the Defaulting Member’s interest in the Company including, without limitation, such Defaulting Member’s right to Distributions. In furtherance thereof, upon the making of any such Default Loan, the Defaulting Member hereby pledges, assigns and grants a security interest in its Interest to the non-failing Member and agrees to promptly execute such documents and statements reasonably requested by the non-failing Member to further evidence and secure such security interest. Any advance by the non-failing Member on behalf of a Defaulting Member pursuant to this Section 5.2(b)(1) shall be deemed to be a Capital Contribution made by the Defaulting Member except as otherwise expressly provided herein. All Distributions to the Defaulting Member hereunder shall be applied first to payment of any interest due under any Default Loan and then to principal until all amounts due thereunder are paid in full. While any Default Loan is outstanding, the Company shall be obligated to pay directly to the non-failing Member, for application to and until all Default Loans have been paid in full, the amount of (x) any Distributions payable to the Defaulting Member, and (y) any proceeds of the sale of the Defaulting Member’s Interest in the Company;

 

(2)          subject to any applicable thin capitalization limitations on indebtedness of the Company for U.S. federal income tax purposes, to treat the non-failing Member’s portion of such Capital Contribution as a loan to the Company (rather than a Capital Contribution) and to advance to the Company as a loan to the Company an amount equal to the Default Amount, which loan shall be evidenced by a promissory note in form reasonably satisfactory to the non-failing Member and which loan shall bear interest at the Default Loan Rate and be payable on a first priority basis by the Company from available Cash Flow and prior to any Distributions made to any Member. If each Member has loans outstanding to the Company under this provision, such loans shall be payable to each Member in proportion to the outstanding balances of such loans to each Member at the time of payment. Any advance to the Company pursuant to this Section 5.2(b)(2) shall not be treated as a Capital Contribution made by the Defaulting Member;

 

(3)          to make an additional Capital Contribution to the Company equal to the Default Amount whereupon the Percentage Interests of the Members shall be recalculated to (i) increase the non-defaulting Member’s Percentage Interest by the percentage (“ Applicable Adjustment Percentage ”) determined by dividing one hundred fifty percent (150%) of the Default Amount by the sum of the Members’ Total Investment (taking into account the actual amount of such additional Capital Contribution) and by increasing its Total Investment solely for purposes of determining the Member’s Percentage Interest, by one and one-half of the amount of the Default Amount, and (ii) to reduce the Defaulting Member’s Percentage Interest by the Applicable Adjustment Percentage and by decreasing its Total Investment solely for purposes of determining the Member’s Percentage Interest by one-half of the amount of the Default Amount; or

 

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(4)             in lieu of the remedies set forth in subparagraphs (1), (2) or (3), revoke its portion of such additional Capital Contribution, whereupon the portion of the Capital Contribution made by the non-failing Member shall be returned within ten (10) days.

 

(c)             Notwithstanding the foregoing provisions of this Section 5.2 , no additional Capital Contributions shall be required from any Member if (i) the Company or any other Person shall be in default (or with notice or the passage of time or both, would be in default) in any material respect under any loan, indenture, mortgage, non-residential lease, agreement or instrument to which the Company or any of its Subsidiaries is a party or by which the Company (or any of its Subsidiaries) or any of its properties or assets is or may be bound, (ii) any other Member, the Company or any of its Subsidiaries shall be insolvent or bankrupt or in the process of liquidation, termination or dissolution, (iii) any other Member, the Company or any of its Subsidiaries shall be subjected to any pending litigation (x) in which the amount in controversy exceeds $500,000, (y) which litigation is not being defended by an insurance company who would be responsible for the payment of any judgment in such litigation, and (z) which litigation if adversely determined could have a material adverse effect on such other Member and/or the Company or any of its Subsidiaries and/or could interfere with their ability to perform their obligations hereunder or under any Collateral Agreement, or (iv) there has been a material adverse change in (including, but not limited to, the financial condition of) any other Member (and/or its Affiliates) which, in such Member’s reasonable judgment, prevents such other Member (and/or its Affiliates) from performing, or substantially interferes with their ability to perform, their obligations hereunder or under any Collateral Agreement. If any of the foregoing events shall have occurred and any Member elects not to make a Capital Contribution on account thereof, then any other Member which has made its pro rata share of such Capital Contribution shall be entitled to a return of such Capital Contribution from the Company.

 

5.3              Percentage Ownership Interest . The Members shall have the initial percentage ownership interests (as the same are adjusted as provided in this Agreement, a “ Percentage Interest ”) in the Company set forth on Exhibit A immediately following the Capital Contributions provided for in Section 5.1 . The Percentage Interests of the Members in the Company shall be adjusted monthly, and if appropriate to reflect any pending adjustments that have been determined but not yet effected, prior to any request for Additional Capital Contributions pursuant to Section 5.2 or any distributions to Members pursuant to Section 6.1 , so that the respective Percentage Interests of the Members at any time shall be in proportion to their respective cumulative Total Investment made (or deemed to be made) pursuant to Sections 5.1 and 5.2 , as the same may be further adjusted pursuant to Section 5.2(b)(3) . Percentage Interests shall not be adjusted by Distributions made (or deemed made) to a Member.

 

5.4              Return of Capital Contribution . Except as approved by each of the Members, no Member shall have any right to withdraw or make a demand for withdrawal of the balance reflected in such Member’s Capital Account (as determined under Section 5.6 ) until the full and complete winding up and liquidation of the business of the Company.

 

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5.5              No Interest on Capital . Interest earned on Company funds shall inure solely to the benefit of the Company, and no interest shall be paid upon any Capital Contributions nor upon any undistributed or reinvested income or profits of the Company.

 

5.6              Capital Accounts . A separate capital account (the “ Capital Account ”) shall be maintained for each Member in accordance with Section 1.704-1(b)(2)(iv) of the Regulations. Without limiting the foregoing, the Capital Account of each Member shall be increased by (i) the amount of any Capital Contributions made by such Member, (ii) the amount of Income allocated to such Member and (iii) the amount of income or profits, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Account of each Member shall be reduced by (i) the amount of any cash and the fair market value of any property distributed to the Member by the Company (net of liabilities secured by such distributed property that the Member is considered to assume or take subject to), (ii) the amount of Loss allocated to the Member and (iii) the amount of expenses or losses, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Accounts of the Members shall not be increased or decreased pursuant to Regulations Section 1.704-1(b)(2)(iv)(f) to reflect a revaluation of the Company’s assets on the Company’s books in connection with any contribution of money or other property to the Company pursuant to Section 5.2 by existing Members. If any property other than cash is distributed to a Member, the Capital Accounts of the Members shall be adjusted as if such property had instead been sold by the Company for a price equal to its fair market value, the gain or loss allocated pursuant to Section 7 , and the proceeds distributed in the manner set forth in Section 6.1 or Section 13.3(d)(3) . No Member shall be obligated to restore any negative balance in its Capital Account. No Member shall be compensated for any positive balance in its Capital Account except as otherwise expressly provided herein. The foregoing provisions and the other provisions of this Agreement relating to the maintenance of Capital Accounts are intended to comply with the provisions of Regulations Section 1.704-1(b)(2) and shall be interpreted and applied in a manner consistent with such Regulations.

 

5.7              New Members . Upon approval by Bluerock and Carroll, the Company may issue additional Interests and thereby admit a new Member or Members, as the case may be, to the Company, only if such new Member (i) has delivered to the Company its Capital Contribution, (ii) has agreed in writing to be bound by the terms of any Collateral Agreements (including the Backstop Agreement) and this Agreement by becoming a party hereto, and (iii) has delivered such additional documentation as the Company shall reasonably require to so admit such new Member to the Company. Without the prior written consent of each then-current Member, a new Member may not be admitted to the Company if the Company would, or may, have in the aggregate more than one hundred (100) members. For purposes of determining the number of members under this Section 5.7 , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Management Committee, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation.

 

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Section 6.             Distributions .

 

6.1             Distribution of Distributable Funds

 

(a)             The Management Committee shall calculate and determine the amount of Distributable Funds for each applicable period. Except as provided in Sections 5.2(b), 6.1 or 13.3 or otherwise provided hereunder, Distributable Funds, if any, shall be distributed to the Members, on a monthly basis based on a calendar year, so long as the Loan is outstanding. Thereafter, such distributions shall be made on the 15 th day of each month or from time to time as determined by the Management Committee .

 

(b)             Any Distributions otherwise payable to a Member under this Agreement shall be applied first to satisfy amounts due and payable on account of the indemnity and/or contribution obligations of such Member under this Agreement and/or any other agreement delivered by such Member to the Company or any other Member but shall be deemed distributed to such Member for purposes of this Agreement.

 

(c)             Distributable Funds shall be distributed in the following order and priority:

 

(1)             First, to the Members in proportion to their respective Percentage Interests until each Member shall realize through Distributions and actually receive the Preferred Return; and

 

(2)             Second, the balance, if any, of such Distributable Funds remaining after the Distributions pursuant to (1) above shall be distributed as follows:

 

a. if a Carroll Change Event has occurred, such Distributable Funds shall be distributed to the Members in proportion to their Percentage Interests; and

 

b. if a Carroll Change Event has not occurred, such Distributable Funds shall be distributed as follows: (A) first, an amount equal to twenty-five percent (25%) of such Distributable Funds shall be distributed to Carroll and an amount equal to seventy-five percent (75%) of such Distributable Funds shall be distributed to Bluerock until Bluerock shall have actually realized and received through Distributions a fifteen percent (15%) Internal Rate of Return and (B) thereafter, an amount equal to thirty-five percent (35%) of such Distributable Funds shall be distributed to Carroll and an amount equal to sixty-five percent (65%) of such Distributable Funds shall be distributed to Bluerock.

 

6.2            Distributions in Kind . In the discretion of the Management Committee, Distributable Funds may be distributed to the Members in cash or in kind and Members may be compelled to accept a distribution of any asset in kind even if the percentage of that asset distributed to it exceeds a percentage of that asset that is equal to the percentage in which such Member shares in Distributions from the Company. In the case of all assets to be distributed in kind, the amount of the Distribution shall equal the fair market value of the asset distributed as determined by the Management Committee. In the case of a Distribution of publicly traded property, the fair market value of such property shall be deemed to be the average closing price for such property for the thirty (30) day period immediately prior to the Distribution, or if such property has not yet been publicly traded for thirty (30) days, the average closing price of such property for the period prior to the Distribution in which the property has been publicly traded.

 

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Section 7.             Allocations .

 

7.1              Allocation of Net Income and Net Losses Other than in Liquidation . Except as otherwise provided in this Agreement, Net Income and Net Losses of the Company for each Fiscal Year shall be allocated among the Members in a manner such that, as of the end of such Fiscal Year and taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the Distributions that would be made to such Member pursuant to Section 6.1 if the Company were dissolved, its affairs wound up and assets sold for cash equal to their tax basis (or book value in the case of assets that have been revalued in accordance with Section 704(b) of the Code), all Company liabilities were satisfied, and the net assets of the Company were distributed in accordance with Section 6.1 immediately after such allocation.

 

7.2             Allocation of Net Income and Net Losses in Liquidation . Net Income and Net Losses realized by the Company in connection with the liquidation of the Company pursuant to Section 13 shall be allocated among the Members in a manner such that, taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the amount which such Member is entitled to receive pursuant to Section 13.3(d)(3) .

 

7.3            U.S. Tax Allocations .

 

(a)             Subject to Section 704(c) of the Code, for U.S. federal and state income tax purposes, all items of Company income, gain, loss, deduction and credit shall be allocated among the Members in the same manner as the corresponding item of income, gain, loss, deduction or credit was allocated pursuant to the preceding paragraphs of this Section 7 .

 

(b)             In accordance with Code Section 704(c) and the Treasury regulations promulgated thereunder, income and loss with respect to any property contributed to the capital of the Company (including, if the property so contributed constitutes a partnership interest, the applicable distributive share of each item of income, gain, loss, expense and other items attributable to such partnership interest whether expressly so allocated or reflected in partnership allocations) shall, solely for U.S. federal income tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for U.S. federal income tax purposes and its Agreed Upon Value at the time of contribution. Such allocation shall be made in accordance with the “traditional method” set forth in Regulations Section 1.704-3(b) unless the Members unanimously agree to another permissible method under such Regulations.

 

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(c)             Any elections or other decisions relating to such allocations shall be made by the Members in any manner that reasonably reflects the purpose and intention of this Agreement. Allocations pursuant to this Section 7.3 are solely for purposes of U.S. federal, state and local income taxes and shall not affect, or in any way be taken into account in computing, any Member’s share of Net Income, Net Loss, other items or distributions pursuant to any provisions of this Agreement.

 

Section 8.             Books, Records, Tax Matters and Bank Accounts .

 

8.1             Books and Records . The books and records of account of the Company shall be maintained in accordance with industry standards and shall be based on the Property Manager Reports. The books and records shall be maintained at the Company’s principal office or at a location designated by the Management Committee, and all such books and records (and the dealings and other affairs of the Company and its Subsidiaries) shall be available to any Member at such location for review, investigation, audit and copying, at such Member’s sole cost and expense, during normal business hours on at least twenty-four (24) hours prior notice. In connection with such review, investigation or audit, such Member (and its representatives and agents) shall have the unfettered right to meet and consult with any and all employees of Property Manager (or any of their respective Affiliates) and to attend meetings and independently meet and consult with any and all third parties having dealings or any other relationship with the Company or any of its Subsidiaries or with Property Manager in respect of the Company or any of its Subsidiaries.

 

8.2             Reports and Financial Statements .

 

(a)             Within thirty (30) days of the end of each Fiscal Year, the Manager shall cause each Member to be furnished with two sets of the following additional annual reports computed as of the last day of the Fiscal Year:

 

(1)            An unaudited balance sheet of the Company;

 

(2)            An unaudited statement of the Company’s profit and loss; and

 

(3)            A statement of the Members’ Capital Accounts and changes therein for such Fiscal Year.

 

(b)            Within fifteen (15) days of the end of each quarter of each Fiscal Year, and provided that any such request was made prior to the end of the quarter, the Property Manager shall cause to be furnished to Bluerock such information as requested by Bluerock as is necessary for any reporting requirements of the SOIFs, BR Growth, or BR Growth II (to the extent any of such affiliates of Bluerock are hereafter a Member or direct or indirect owner of a Member of the Company) and any reporting requirements of any REIT Member (whether a direct or indirect owner) to determine its qualification as a REIT and its compliance with REIT Requirements as shall be reasonably requested by Bluerock. Further, the Property Manager shall cooperate in a reasonable manner at the request of any Member to work in good faith with any designated accountants or auditors of such Member or its Affiliates so that such Member or its Affiliate is able to comply with its public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of the Member or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such Member or its Affiliates.

 

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(c)             The Members acknowledge that the Property Manager is obligated to perform Property-related accounting and furnish Property-related accounting statements under the terms of each Management Agreement (the “ Property Manager Reports ”). Manager shall be entitled to rely on the Property Manager Reports with respect to its obligations under this Section 8 , and the Members acknowledge that the reports to be furnished shall be based on the Property Manager Reports, without any duty on the part of the Manager to further investigate the completeness, accuracy or adequacy of the Property Manager Reports.

 

8.3              Tax Matters Member . Bluerock is hereby designated as the “tax matters partner” of the Company and the Subsidiaries, as defined in Section 6231(a)(7) of the Code (the “ Tax Matters Member ”) and shall prepare or cause to be prepared all income and other tax returns of the Company and its Subsidiaries pursuant to the terms and conditions of Section 8.5 . Except as otherwise provided in this Agreement, all elections required or permitted to be made by the Company and its Subsidiaries under the Code or state tax law shall be timely determined and made by Bluerock after consultation with Carroll. The Members intend that the Company be treated as a partnership for U.S. federal, state and local tax purposes, and the Members will not elect or authorize any person to elect to change the status of the Company from that of a partnership for U.S. federal, state and local income tax purposes. Bluerock agrees to consult with Carroll with respect to any written notice of any material tax elections and any material inquiries, claims, assessments, audits, controversies or similar events received from any taxing authority. In addition, upon the request of any Member, the Company and each of its Subsidiaries shall make an election pursuant to Code Section 754 to adjust the basis of the Company’s property in the manner provided in Code Sections 734(b) and 743(b). The Company hereby indemnifies and holds harmless Bluerock from and against any claim, loss, expense, liability, action or damage resulting from its acting or its failure to take any action as the “tax matters partner” of the Company and its Subsidiaries, provided that any such action or failure to act does not constitute gross negligence or willful misconduct by Bluerock.

 

8.4              Bank Accounts . All funds of the Company are to be deposited in the Company’s name in such bank account or accounts as may be designated by the Management Committee or in the applicable Management Agreement and shall be withdrawn on the signature of such Person or Persons as the Management Committee may authorize.

 

8.5              Tax Returns . Bluerock shall cause to be prepared all income and other tax returns of the Company and its Subsidiaries required by applicable law and shall submit such returns to the Management Committee for its review, comment and approval at least twenty (20) days prior to the due date or extended due date thereof and shall thereafter cause the same to be filed in a timely manner (including extensions). No later than the due date or extended due date, Manager shall deliver or cause to be delivered to each Member a copy of the tax returns for the Company and such Subsidiaries with respect to such Fiscal Year, together with such information with respect to the Company and such Subsidiaries as shall be necessary for the preparation by such Member of its U.S. federal and state income or other tax and information returns.

 

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8.6              Expenses . Notwithstanding any contrary provision of this Agreement, the Members acknowledge and agree that the reasonable expenses and charges incurred directly or indirectly by or on behalf of the Manager, Bluerock, Carroll or the Property Manager in connection with its obligations under this Section 8 will be reimbursed by the Company to the applicable party. Further, it is expressly understood and agreed that all reasonable expenses of Bluerock, Carroll and their principals and Affiliates associated with the Company or the Property, along with all accounting and administrative expenses for Carroll, shall be reimbursed by the Company, including without limitation, filing fees, tax returns, closing costs, due diligence and travel.

 

Section 9.             Management and Operations .

 

9.1              Management .

 

(a)              The Company shall be managed by Bluerock (“ Manager ”), who shall have the authority to exercise all of the powers and privileges granted by the Act, any other law or this Agreement, together with any powers incidental thereto, and to take any other action not prohibited under the Act or other applicable law, so far as such powers or actions are necessary or convenient or related to the conduct, promotion or attainment of the business, purposes or activities of the Company. Manager shall manage the operations and affairs of the Company, subject to the oversight of the Management Committee. To the extent that Bluerock or a Bluerock Transferee Transfers all or a portion of its Interest in accordance with Section 12 to a Bluerock Transferee, such Bluerock Transferee may be appointed as the Manager under this Section 9.1(a) by Bluerock or a Bluerock Transferee then holding all or a portion of an Interest without any further action or authorization by any Member.

 

(b)             The Management Committee may appoint individuals to act on behalf of the Company with such titles and authority as determined from time to time by the Management Committee.

 

(c)              Notwithstanding the foregoing, all Major Decisions shall require the consent of both Members.

 

9.2              Management Committee .

 

(a)              Bluerock and Carroll hereby establish a management committee (the “ Management Committee ”). The Management Committee shall consist of four (4) individuals appointed to act as “representatives” of the Member that appointed him or her (the “ Representatives ”) as follows: (i) Bluerock shall be entitled to designate two (2) Representatives to represent Bluerock; and (ii) Carroll shall be entitled to designate two (2) Representatives to represent Carroll. The initial members of the Management Committee are set forth on Exhibit A . Bluerock and Carroll each represents, warrants and covenants that the Representatives designated by them on Exhibit A have, and shall at all times have, the full power and authority to make decisions and vote as a member of the Management Committee, and that such Representatives’ votes as members of the Management Committee will be binding on each of them and any transferee of all or a portion of their Interest ; unless and until such time as Bluerock or Carroll or their transferee notifies the other Member of a change in a Representative, after which time this sentence shall apply only with respect to the replacement Representative.

 

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(b)             Each member of the Management Committee shall hold office until death, resignation or removal at the pleasure of the Member that appointed him or her. If a vacancy occurs on the Management Committee, the Person with the right to appoint and remove such vacating Representative shall appoint his or her successor. A Member shall lose its right to have Representatives on the Management Committee, and its Representatives on the Management Committee shall be deemed to be automatically removed, as of the date on which such Member ceases to be a Member or as otherwise provided in this Agreement. If Bluerock or a Bluerock Transferee Transfers all or a portion of its Interest to a Bluerock Transferee pursuant to Section 12.2 , such Bluerock Transferee shall automatically, and without any further action or authorization by any Member, succeed to the rights and powers of Bluerock under this Section 9 as may be agreed to between Bluerock or the Bluerock Transferee which is transferring the Interest, on the one hand, and the Bluerock Transferee to which the Interest is being transferred, on the other hand, including the shared or unilateral right to appoint the Representatives that Bluerock was theretofore entitled to appoint pursuant to Section 9.2(a) .

 

(c)             The Management Committee shall meet once every quarter (unless waived by mutual agreement of the Members) and at such other times as may be necessary for the conduct of the Company’s business on at least five (5) days prior written notice of the time and place of such meeting given by any Representative. Notice of regular meetings of the Management Committee is not required. Representatives may waive in writing the requirements for notice before, at or after a special meeting, and attendance at such a meeting without objection by a Representative shall be deemed a waiver of such notice requirement.

 

(d)             The Management Committee shall have the right, but not the obligation, to elect one of the Representatives or another person to serve as Secretary of the Management Committee. Such person shall hold office until his or her death, resignation or removal by a vote of the Management Committee. The Secretary or a person designated by him or her shall take written minutes of the proceedings of the meetings of the Management Committee, and such minutes shall be filed with the records of the Company.

 

(e)             The only Representatives required to constitute a quorum for a meeting of the Management Committee shall be one (1) Representative appointed by Bluerock and one (1) Representative appointed by Carroll; provided, however, that if Carroll has not appointed at least one (1) Representative to the Management Committee at the time of such meeting (for example, if each Carroll Representative has been removed and not replaced), then a quorum for a meeting of the Management Committee shall be one (1) Representative appointed by Bluerock. Each of the two (2) Representatives appointed by Bluerock shall be entitled to cast two (2) votes on any matter that comes before the Management Committee and each of the Representatives appointed by Carroll shall be entitled to cast one (1) vote on any matter that comes before the Management Committee. Approval by the Management Committee of any matter shall require the affirmative vote (including votes cast by proxy) of at least a majority of the votes of the Representatives then in office voting at a duly held meeting of the Management Committee.

 

(f)             Any meeting of the Management Committee may be held by conference telephone call, video conference or through similar communications equipment by means of which all persons participating in the meeting can communicate with each other. Participation in a telephonic and/or video conference meeting held pursuant to this Section 9 shall constitute presence in person at such meeting.

 

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(g)             Any action required or permitted to be taken at a meeting of the Management Committee may be taken without a meeting, without prior notice and without a vote if a consent or consents in writing, setting forth the action so taken, shall be signed by the Representatives having not less than the minimum of votes that would be necessary to authorize or take such action at a meeting at which all Representatives entitled to vote thereon were present and voted. All consents shall be filed with the minutes of the proceedings of the Management Committee.

 

(h)             Except as otherwise expressly provided in this Agreement, none of the Members or their Representatives (in their capacities as members of the Management Committee) only, shall have any duties or liabilities to the Company or any other Member (including any fiduciary duties), whether or not such duties or liabilities otherwise arise or exist in law or in equity, and each Member hereby expressly waives any such duties or liabilities; provided , however , that this Section 9.2(h) shall not eliminate or limit the liability of such Representatives or the Members (A) for acts or omissions that involve fraud, intentional misconduct or a knowing and culpable violation of law, or (B) for any transaction not permitted or authorized under or pursuant to this Agreement from which such Representative or Member derived a personal benefit unless the Management Committee has approved in writing such transaction in accordance with this Agreement; provided , further , however , that the duty of care of each of such Representatives and the Members is to not act with fraud, intentional misconduct or a knowing and culpable violation of law. Except as provided in this Agreement, whenever in this Agreement a Representative of a Member and/or a Member is permitted or required to make a decision affecting or involving the Company, any Member or any other Person, such Representative and/or such Member shall be entitled to consider only such interests and factors as he, she or it desires, including a particular Member’s interests, and shall, to the fullest extent permitted by applicable law, have no duty or obligation to give any consideration to any interest of or factors affecting the Company or any Member.

 

9.3             Annual Business Plan .

 

(a)            The initial Annual Business Plan for the balance of calendar year 2015 with respect to each Property is attached hereto as Exhibit D and is incorporated herein for all intents and purposes under this Agreement (the “ Initial Business Plan ”).

 

(b)            For Annual Business Plans for calendar years 2016 and 2017, respectively, Property Manager shall prepare the Annual Business Plan for the operation of each Property for the applicable Owner’s review and approval, no later than October 31 of the immediately preceding year for the 2016 calendar year Annual Business Plan and October 15 of the immediately preceding year for the 2017 calendar year (and any subsequent) Annual Business Plan. If final approval of an Annual Business Plan by an Owner has not been given by the beginning of the year to which such proposed Annual Business Plan relates, Property Manager shall operate the applicable Property on the basis of the previous year’s approved Annual Business Plan adjusted by (i) assuming that the revenue from the applicable Property will increase to 103% of the revenues collected in the prior year, (ii) assuming that the Controllable Expenses will increase to 103% of the amount of the actual Controllable Expenses incurred in the prior year, (iii) increasing all Uncontrollable Expenses by any anticipated or known increases in such Uncontrollable Expenses, and (iv) including any Emergency Expenditure. Notwithstanding the foregoing to the contrary, if, prior to the commencement of calendar year 2016, the parties have not agreed on the budget for capital expenditures at the applicable Property in the Annual Business Plan for calendar year 2016, there shall be no changes in budgeted capital expenditures for calendar year 2016; provided, however, that any incomplete capital projects commenced in calendar year 2015 and contemplated in the Initial Business Plan shall be funded as provided in the Initial Business Plan until such capital projects are completed.

 

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(c)            If Property Manager and the applicable Owner agreed to an Annual Business Plan for calendar year 2017 in accordance with subsection (b) above, then the applicable Annual Business Plan for calendar year 2018 shall also be determined in accordance with the applicable provisions of subsection (b) above. If, however, Property Manager and the applicable Owner were unable to agree to an Annual Business Plan for calendar year 2017, then such Owner may establish the applicable Annual Business Plan for calendar year 2018, without Property Manager’s consent.

 

(d)            For Annual Business Plans for calendar years 2019 and all subsequent calendar years, if applicable, Property Manager shall have the right to prepare and propose an Annual Business Plan for such calendar year on or prior to October 15 of the immediately preceding year (without obligation to do so), and the applicable Owner may, regardless of the information contained in Property Manager’s proposal, establish the applicable Annual Business Plan for the applicable calendar year, without Property Manager’s consent.

 

(e)            Property Manager and the Company, on behalf of each Owner, each acknowledge and agree that, in establishing the Annual Business Plans in accordance with this Section 9.3 , each shall be obligated to act reasonably and in good faith, taking into account past performance of the Property, leasing trends and competitive properties within the market where the applicable Property is located, the age of the applicable Property and the units at the time such Annual Business Plan is established, and such other factors as reasonably prudent owners and managers of multifamily assets substantially similar to the applicable Property would take into account in order to maximize revenue therefrom.

 

(f)            No Material Deviations (as defined herein) from any item in an Annual Business Plan approved in accordance with the terms herein shall be made by Property Manager without the prior approval of the Management Committee, to the extent required hereunder. The Property Manager shall provide quarterly updates to each Annual Business Plan, solely for informational purposes. Each Annual Business Plan shall include the information set forth in Exhibit B . The Company, for itself and on behalf of each Owner, will consider a proposed Annual Business Plan in accordance with the terms hereof and will consult with Property Manager prior to the commencement of the forthcoming calendar year in order to agree on an Annual Business Plan for such calendar year. In no event shall the Company, acting on behalf of an Owner, have the right to modify any Annual Business Plan to reduce the Property Management Fee or Reimbursable Expenses otherwise due. In no event shall Property Manager be deemed in default under any Management Agreement if such changes by the Company, acting on behalf of each Owner, to an Annual Business Plan cause Property Manager to have insufficient funds to perform its obligations thereunder. Property Manager agrees to use commercially reasonable efforts to ensure that the actual costs of maintaining and operating each Property shall not exceed the amount reasonably necessary and, in any event, will not exceed the applicable Annual Business Plan either in total amount or in any one accounting category. Notwithstanding anything to the contrary, Property Manager shall secure the Company’s, on behalf of the applicable Owner, prior written approval for any expenditure that will result in an excess of the annual budgeted amount set forth in the Annual Business Plan in any one accounting category the lesser of ten percent (10%) or $10,000 or $25,000 in the aggregate for all categories (a “ Material Deviation ”). Property Manager shall promptly advise and inform the Company, acting on behalf of the applicable Owner, of any transaction, notice, event or proposal directly relating to the management and operation of the Property which does or is likely to significantly affect, either adversely or favorably, the applicable Property, other assets of the applicable Owner or cause a Material Deviation from the applicable Annual Business Plan. Nothing contained herein shall in any way diminish the obligations or duties of Property Manager hereunder.

 

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(g)            Notwithstanding the terms of Section 9.3(a) through Section 9.3(f) above, (i) any Annual Business Plan may, at any time, be amended upon unanimous approval by the Members, and (ii) failure on the part of the Members to agree on any such Annual Business Plan (or any amendment thereto) shall not constitute the failure to obtain agreement on a Major Decision and shall not entitle either Member to exercise the rights under Section 15 applicable to a failure to obtain agreement on Major Decisions.

 

(h)            For all purposes of this Section 9.3 , decisions on behalf of each Owner shall be made by the Management Committee.

 

9.4              Implementation of Plan by Property Manager . Property Manager shall, subject to the limitations contained herein, the availability of operating revenues and other cash flow and any other matters outside of the reasonable control of Property Manager, implement and shall not vary or modify the then applicable Annual Business Plan without the prior written approval of the Management Committee. Property Manager shall promptly advise and inform the Management Committee of any transaction, notice, event or proposal directly relating to the management and operation of either Property, other assets of the Company or the Company or any Subsidiary of the Company which does or is likely to significantly affect, either adversely or favorably, such Property, other assets of the Company or the Company or such Subsidiary or cause a significant deviation from the applicable Annual Business Plan. Nothing contained herein shall in any way diminish the obligations or duties of Property Manager hereunder.

 

9.5              Affiliate Transactions . No agreement shall be entered into by the Company or any Subsidiary with a Member or any Affiliate of a Member and no decision shall be made in respect of any such agreement (including, without limitation, the enforcement or termination thereof) unless such agreement or related decision shall have been approved in writing by all Members. Without limiting the foregoing, any such agreement shall be on arm’s length terms and conditions, be terminable on fifteen (15) days’ notice without penalty and the terms and conditions of such agreement shall be disclosed to all Representatives prior to the execution and delivery thereof. Further, the written approval of Bluerock shall be required prior to the use of the name “Bluerock” in connection with any matter or transaction.

 

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9.6             Other Activities .

 

(a)             Right to Participation in Other Member Ventures . Neither the Company nor any Member (or any Affiliate of any Member) shall have any right by virtue of this Agreement either to participate in or to share in any other now existing or future ventures, activities or opportunities of any of the other Members or their Affiliates, or in the income or proceeds derived from such ventures, activities or opportunities.

 

(b)             Limitation on Actions of Members; Binding Authority . No Member shall, without the prior written consent of the other Members, take any action on behalf of, or in the name of, the Company, or enter into any contract, agreement, commitment or obligation binding upon the Company, or, in its capacity as a Member or Manager of the Company, perform any act in any way relating to the Company or the Company’s assets, except in a manner and to the extent consistent with the provisions of this Agreement.

 

9.7             Management Agreement .

 

(a)             Independent Contractor . CMG, as Property Manager, has agreed to provide management services to the Company (or a Subsidiary of the Company) with respect to each Property on the terms set forth in the Management Agreements; and it is agreed that Property Manager shall provide such management services to the Company (or a Subsidiary of the Company) as an independent contractor.

 

(b)             Management and Oversight Fees . The Company (or a Subsidiary of the Company) has entered into each Management Agreement with Property Manager (which Management Agreement shall be updated and supplemented from time to time) pursuant to which Property Manager will provide the management services described therein to the Company (or a Subsidiary of the Company). Pursuant to each Management Agreement and subject to the terms of the Loan Documents, Property Manager will be entitled to receive a net property management fee equal to 3.00% of Gross Receipts (as defined in each Management Agreement) (the “ Property Management Fee ”). CMG, as Property Manager, shall also be entitled to a construction management fee of five percent (5.0%) of the rehabilitation and renovation expenses for each Property, as set forth in the applicable Annual Business Plan. If CMG has been terminated as the Property Manager for Cause with respect to either Property, then Bluerock will be entitled to retain a new Property Manager and receive an oversight fee equal to 1.0% of the Gross Receipts (the “ Oversight Fee ”). It is understood that if CMG is terminated as the Property Manager without Cause, Bluerock shall not be entitled to the Oversight Fee, unless Bluerock purchases the Interest of Carroll pursuant to Section  15 or otherwise by agreement of the parties. The foregoing shall not be deemed to imply that Bluerock will have any unilateral right to purchase the Interest of Carroll solely on account of the termination of CMG as Property Manager.

 

(c)             Termination of Management Agreements .

 

(1)             Each Management Agreement shall be terminable as provided under its terms and conditions by the Company or Bluerock or, as long as the Property Manager is CMG, by Property Manager.

 

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(2)            Notwithstanding anything to the contrary in this Section 9.7(c), no termination of a Management Agreement or buyout of the other party’s Interest in the Company shall be permitted unless permitted or approved under any applicable Collateral Agreement or under the Loan Documents.

 

(d)           Delegation . Any delegation of the responsibilities of Property Manager or the subcontracting for such services will be subject to the prior written consent of the Management Committee. Separate agreements may also be entered into with Carroll, Bluerock, their respective Affiliates, or with third parties for certain services to be provided to the Company (or a Subsidiary of the Company), including leasing, construction management, property management, asset management, technology services, etc. Such arrangements shall be at market rates, and shall be entered into only with the prior written approval of the Management Committee, consistent with an approved budget and business plan for each asset. Unless otherwise agreed, all such contracts will be payable on a monthly basis and will be terminable upon thirty (30) days’ notice for any reason or no reason.

 

9.8           Operation in Accordance with REOC/REIT Requirements .

 

(a)            The Members acknowledge that Bluerock or one or more of its Affiliates (a “ BR Affiliate ”) intends or may intend to qualify as a “real estate operating company” or “venture capital operating company” within the meaning of U.S. Department of Labor Regulation 29 C.F.R. §2510.3-101 (a “REOC”), and agree that the Company and its Subsidiaries shall in such case be operated in a manner that will enable Bluerock and such BR Affiliate to so qualify. Notwithstanding anything herein to the contrary, the Company and its Subsidiaries shall not take, or refrain from taking, any action that Bluerock notifies the Company would result in Bluerock or a BR Affiliate from failing to qualify as a REOC. The Members acknowledge and agree that Bluerock may assign any or all of its rights or powers under this Agreement as Manager, to designate committee representatives, to provide consents and approvals, or any other rights or powers to one or more of its BR Affiliates as it deems appropriate, and the exercise of any such rights or powers by a BR Affiliate shall have full force and effect under this Agreement without the need for any further consent or approval. Except as disclosed to Bluerock, Carroll (a) shall not fund any Capital Contribution "with the 'plan assets' of any 'employee benefit plan' within the meaning of Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended or any 'plan' as defined by Section 4975 of the Internal Revenue Code of 1986, as amended", and (b) shall comply with any reasonable requirements specified by Bluerock in order to ensure compliance with this Section 9.8.

 

(b)            Except for the Property, neither the Company nor its Subsidiaries shall hold any investment, incur any indebtedness or otherwise take any action that would cause any Member of the Company (or any Person holding an indirect interest in the Company through an entity or series of entities treated as partnerships for U.S. federal income tax purposes) to realize any “unrelated business taxable income” as such term is defined in Code Sections 511 through 514, unless specifically agreed to by the Manager in writing. No Manager or Member shall be liable for any income or other taxes, damages, costs or expenses incurred by the Company or any Member by reason of the recognition by the Company of UBTI.

 

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(c)         The Company (and any direct or indirect Subsidiary of the Company) may not engage in any activities or hold any assets that would constitute or result in the occurrence of a REIT Prohibited Transaction as defined herein. Notwithstanding anything to the contrary contained in this Agreement, during the time a REIT Member is a Member of the Company, neither the Company, any direct or indirect Subsidiary of the Company, nor any Member of the Company shall take or refrain from taking any action which, or the effect of which, would constitute or result in the occurrence of a REIT Prohibited Transaction by the Company or any direct or indirect Subsidiary thereof, including without limiting the generality of the foregoing, but in amplification thereof:

 

(i)          Entering into any lease, license, concession or other agreement or permitting any sublease, license, concession or other agreement that provides for rent or other payment based in whole or in part on the income or profits of any person, excluding for this purpose a lease that provides for rent based in whole or in part on a fixed percentage or percentages of gross receipts or gross sales of any person without reduction for any costs of the lessee (and in the case of a sublease, without reduction for any sublessor costs);

 

(ii)         Leasing personal property, excluding for this purpose a lease of personal property that is entered into in connection with a lease of real property where the rent attributable to the personal property is less than 15% of the total rent provided for under the lease;

 

(iii)        Acquiring or holding any debt investments, excluding for these purposes “debt” solely between wholly-owned Subsidiaries of the Company, unless (I) the amount of interest income received or accrued by the Company under such loan does not, directly or indirectly, depend in whole or in part on the income or profits of any person, and (II) the debt is fully secured by mortgages on real property or on interests in real property. Notwithstanding anything to the contrary herein, in the case of debt issued to the Company by a Subsidiary which is treated as a “taxable REIT subsidiary” of the REIT Member, such debt shall be secured by a mortgage or similar security interest, or by a pledge of the equity ownership of a subsidiary of such taxable REIT subsidiary;

 

(iv)        Acquiring or holding, directly or indirectly, more than 10% of the outstanding securities of any one issuer (by vote or value) other than an entity which either (i) is taxable as a partnership or a disregarded entity for United States federal income tax purposes, (ii) has properly elected to be a taxable REIT subsidiary of the REIT Member by jointly filing with REIT, IRS Form 8875, or (iii) has properly elected to be a real estate investment trust for U.S. federal income tax purposes;

 

(v)         Entering into any agreement where the Company receives amounts, directly or indirectly, for rendering services to the tenants of any property that is owned, directly or indirectly, by the Company other than (i) amounts received for services that are customarily furnished or rendered in connection with the rental of real property of a similar class in the geographic areas in which the applicable Property is located where such services are either provided by (A) an Independent Contractor (as defined in Section 856(d)(3) of the Code) who is adequately compensated for such services and from which the Company or REIT Member do not, directly or indirectly, derive revenue or (B) a taxable REIT subsidiary of REIT Member who is adequately compensated for such services or (ii) amounts received for services that are customarily furnished or rendered in connection with the rental of space for occupancy only (as opposed to being rendered primarily for the convenience of the applicable Property’s tenants);

 

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(vi)        Entering into any agreement where a material amount of income received or accrued by the Company under such agreement, directly or indirectly, does not qualify as either (i) “rents from real property” or (ii) “interest on obligations secured by mortgages on real property or on interests in real property,” in each case as such terms are defined in Section 856(c) of the Code;

 

(vii)       Holding cash of the Company available for operations or distribution in any manner other than a traditional bank checking or savings account;

 

(viii)      Selling or disposing of any property, subsidiary or other asset of the Company prior to (i) the completion of a two (2) year holding period with such period to begin on the date the Company acquires a direct or indirect interest in such property and begins to hold such property, subsidiary or asset for the production of rental income, and (ii) the satisfaction of any other requirements under Section 857 of the Code necessary for the avoidance of a prohibited transaction tax on the REIT; or

 

(ix)         Failing to make current cash distributions to REIT Member each year in an amount which does not at least equal the taxable income allocable to REIT Member for such year; provided, however, any such cash distributions shall be made in accordance with the priorities set forth in Section 6.1(c).

 

Notwithstanding the foregoing provisions of this Section 9.8(c), the Company may enter into a REIT Prohibited Transaction if it receives the prior written approval of the REIT Member specifically acknowledging that the REIT Member is approving a REIT Prohibited Transaction pursuant to this Section 9.8(c). For purposes of this Section 9.8(c), “REIT Prohibited Transactions” shall mean any of the actions specifically set forth in Sections 9.8(c)(i) through (c)(ix) as well as any action of which the Company receives notice from Bluerock or a REIT Member that such action would result in a REIT Member losing its REIT status under IRC Section 856 or would cause such REIT Member to be subject to any punitive taxation pursuant to IRC Section 857(b)(6). The Loan or any loan contemplated by Section 5.2(b) shall not be considered a REIT Prohibited Transaction.

 

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9.9             FCPA .

 

(a)             In compliance with the Foreign Corrupt Practices Act, each Member will not, and will ensure that its officers, directors, employees, shareholders, members, agents and Affiliates, acting on its behalf or on the behalf of the Company or any of its Subsidiaries or Affiliates do not, for a corrupt purpose, offer, directly or indirectly, promise to pay, pay, promise to give, give or authorize the paying or giving of anything of value to any official representative or employee of any government agency or instrumentality, any political party or officer thereof or any candidate for office in any jurisdiction, except for any facilitating or expediting payments to government officials, political parties or political party officials the purpose of which is to expedite or secure the performance of a routine governmental action by such government officials or political parties or party officials. The term “routine governmental action” for purposes of this provision shall mean an action which is ordinarily and commonly performed by the applicable government official in (i) obtaining permits, licenses, or other such official documents which such Person is otherwise legally entitled to; (ii) processing governmental papers; (iii) providing police protection, mail pick-up and delivery or scheduling inspections associated with contract performance or inspections related to transit of goods across country; (iv) providing phone service, power and water supply, loading and unloading of cargo, or protecting perishable products or commodities from deterioration; or (v) actions of a similar nature.

 

(b)             The term routine governmental action does not include any decision by a government official whether, or on what terms, to award new business to or to continue business with a particular party, or any action taken by an official involved in the decision making process to encourage a decision to award new business to or continue business with a particular party.

 

(c)             Each Member agrees to notify immediately the other Member of any request that such Member or any of its officers, directors, employees, shareholders, members, agents or Affiliates, acting on its behalf, receives to take any action that may constitute a violation of the Foreign Corrupt Practices Act.

 

Section 10.          Confidentiality .

 

10.1          Any information relating to a Member’s business, operation or finances which are proprietary to, or considered proprietary by, a Member are hereinafter referred to as “Confidential Information”. All Confidential Information in tangible form (plans, writings, drawings, computer software and programs, etc.) or provided to or conveyed orally or visually to a receiving Member, shall be presumed to be Confidential Information at the time of delivery to the receiving Member. All such Confidential Information shall be protected by the receiving Member from disclosure with the same degree of care with which the receiving Member protects its own Confidential Information from disclosure. Each Member agrees: (i) not to disclose such Confidential Information to any Person except to those of its employees or representatives who need to know such Confidential Information in connection with the conduct of the business of the Company and who have agreed to maintain the confidentiality of such Confidential Information and (ii) neither it nor any of its employees or representatives will use the Confidential Information for any purpose other than in connection with the conduct of the business of the Company; provided that such restrictions shall not apply if such Confidential Information is or hereafter becomes public, other than by breach of this Agreement; was already in the receiving Member’s possession prior to any disclosure of the Confidential Information to the receiving Member by the divulging Member; or has been or is hereafter obtained by the receiving Member from a third party not bound by any confidentiality obligation with respect to the Confidential Information; provided , further , that nothing herein shall prevent any Member from disclosing any portion of such Confidential Information (1) to the Company and allowing the Company to use such Confidential Information in connection with the Company’s business, (2) pursuant to judicial order or in response to a governmental inquiry, by subpoena or other legal process, but only to the extent required by such order, inquiry, subpoena or process, and only after reasonable notice to the original divulging Member, (3) as necessary or appropriate in connection with or to prevent the audit by a governmental agency of the accounts of Carroll or Bluerock, (4) in order to initiate, defend or otherwise pursue legal proceedings between the parties regarding this Agreement, (5) necessary in connection with a Transfer of an Interest permitted hereunder or (6) to a Member’s respective attorneys or accountants or other representatives.

 

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10.2          The Members and their Affiliates shall each act to safeguard the secrecy and confidentiality of, and any proprietary rights to, any non-public information relating to the Company and its business, except to the extent such information is required to be disclosed by law or reasonably necessary to be disclosed in order to carry out the business of the Company. Each Member may, from time to time, provide the other Members written notice of its non-public information which is subject to this Section 10.2 .

 

10.3          Without limiting any of the other terms and provisions of this Agreement (including, without limitation, Section 9.6 ), to the extent a Member (the “ Pursuer ”) provides the other Member with information relating to a possible investment opportunity then being actively pursued by the Pursuer on behalf of the Company, the other Member receiving such information shall not use such information to pursue such investment opportunity for its own account to the exclusion of the Pursuer so long as the Pursuer is actively pursuing such opportunity on behalf of the Company and shall not disclose any Confidential Information to any Person (except as expressly permitted hereunder) or take any other action in connection therewith that is reasonably likely to cause damage to the Pursuer.

 

Section 11.          Representations and Warranties .

 

11.1          In General . As of the date hereof, each of the Members hereby makes each of the representations and warranties applicable to such Member as set forth in Section 11.2 . Such representations and warranties shall survive the execution of this Agreement.

 

11.2          Representations and Warranties . Each Member hereby represents and warrants that:

 

(a)             Due Incorporation or Formation; Authorization of Agreement . Such Member is a corporation duly organized or a partnership or limited liability company duly formed, validly existing and in good standing under the laws of the jurisdiction of its incorporation or formation and has the corporate, partnership or company power and authority to own its property and carry on its business as owned and carried on at the date hereof and as contemplated hereby. Such Member is duly licensed or qualified to do business and in good standing in each of the jurisdictions in which the failure to be so licensed or qualified would have a material adverse effect on its financial condition or its ability to perform its obligations hereunder. Such Member has the corporate, partnership or company power and authority to execute and deliver this Agreement and to perform its obligations hereunder, and the execution, delivery and performance of this Agreement has been duly authorized by all necessary corporate, partnership or company action. This Agreement constitutes the legal, valid and binding obligation of such Member.

 

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(b)             No Conflict with Restrictions; No Default . Neither the execution, delivery or performance of this Agreement nor the consummation by such Member (or any of its Affiliates) of the transactions contemplated hereby (i) does or will conflict with, violate or result in a breach of (or has conflicted with, violated or resulted in a breach of) any of the terms, conditions or provisions of any law, regulation, order, writ, injunction, decree, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator, applicable to such Member or any of its Affiliates, (ii) does or will conflict with, violate, result in a breach of or constitute a default under (or has conflicted with, violated, resulted in a breach of or constituted a default under) any of the terms, conditions or provisions of the articles of incorporation, bylaws, partnership agreement or operating agreement of such Member or any of its Affiliates or of any material agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates is or may be bound or to which any of its properties or assets is subject, (iii) does or will conflict with, violate, result in (or has conflicted with, violated or resulted in) a breach of, constitute (or has constituted) a default under (whether with notice or lapse of time or both), accelerate or permit the acceleration of (or has accelerated) the performance required by, give (or has given) to others any material interests or rights or require any consent, authorization or approval under any indenture, mortgage, lease, agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates or any of their properties or assets is or may be bound or (iv) does or will result (or has resulted) in the creation or imposition of any lien upon any of the properties or assets of such Member or any of its Affiliates.

 

(c)             Governmental Authorizations . Any registration, declaration or filing with, or consent, approval, license, permit or other authorization or order by, or exemption or other action of, any governmental, administrative or regulatory authority, domestic or foreign, that was or is required in connection with the valid execution, delivery, acceptance and performance by such Member under this Agreement or consummation by such Member (or any of its Affiliates) of any transaction contemplated hereby has been completed, made or obtained on or before the date hereof.

 

(d)             Litigation . There are no actions, suits, proceedings or investigations pending, or, to the knowledge of such Member or any of its Affiliates, threatened against or affecting such Member or any of its Affiliates or any of their properties, assets or businesses in any court or before or by any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could, if adversely determined (or, in the case of an investigation could lead to any action, suit or proceeding which if adversely determined could) reasonably be expected to materially impair such Member’s ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member; such Member or any of its Affiliates has not received any currently effective notice of any default, and such Member or any of its Affiliates is not in default, under any applicable order, writ, injunction, decree, permit, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could reasonably be expected to materially impair such Member’s (or any of its Affiliate’s) ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member.

 

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(e)             Investigation . Such Member is acquiring its Interest based upon its own investigation, and the exercise by such Member of its rights and the performance of its obligations under this Agreement will be based upon its own investigation, analysis and expertise. Such Member is a sophisticated investor possessing an expertise in analyzing the benefits and risks associated with acquiring investments that are similar to the acquisition of its Interest.

 

(f)             Broker . No broker, agent or other person acting as such on behalf of such Member was instrumental in consummating this transaction and that no conversations or prior negotiations were had by such party with any broker, agent or other such person concerning the transaction that is the subject of this Agreement.

 

(g)             Investment Company Act . Neither such Member nor any of its Affiliates is, nor will the Company as a result of such Member holding an interest therein be, an “investment company” as defined in, or subject to regulation under, the Investment Company Act of 1940, as amended.

 

(h)             Securities Matters .

 

(1)             None of the Interests are registered under the Securities Act or any state securities laws. Such Member understands that the offering, issuance and sale of the Interests are intended to be exempt from registration under the Securities Act, based, in part, upon the representations, warranties and agreements contained in this Agreement. Such Member is an “accredited investor” as such term is defined in Rule 501 of Regulation D promulgated under the Securities Act.

 

(2)             Neither the Securities and Exchange Commission nor any state securities commission has approved the Interests or passed upon or endorsed the merits of the offer or sale of the Interests. Such Member is acquiring the Interests solely for such Member’s own account for investment and not with a view to resale or distribution thereof in violation of the Securities Act.

 

(3)             Such Member is unaware of, and in no way relying on, any form of general solicitation or general advertising in connection with the offer and sale of the Interests, and no Member has taken any action which could give rise to any claim by any person for brokerage commissions, finders’ fees (without regard to any finders’ fees payable by the Company directly) or the like relating to the transactions contemplated hereby.

 

(4)             Such Member is not relying on the Company or any of its officers, directors, employees, advisors or representatives with regard to the tax and other economic considerations of an investment in the Interests, and such Member has relied on the advice of only such Member’s advisors.

 

(5)             Such Member understands that the Interests may not be sold, hypothecated or otherwise disposed of unless subsequently registered under the Securities Act and applicable state securities laws, or an exemption from registration is available. Such Member agrees that it will not attempt to sell, transfer, assign, pledge or otherwise dispose of all or any portion of the Interests in violation of this Agreement.

 

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(6)             Such Member has adequate means for providing for its current financial needs and anticipated future needs and possible contingencies and emergencies and has no need for liquidity in the investment in the Interests.

 

(7)             Such Member has significant prior investment experience, including investment in non-listed and non-registered securities. Such Member is knowledgeable about investment considerations and has a sufficient net worth to sustain a loss of such Member’s entire investment in the Company in the event such a loss should occur. Such Member’s overall commitment to investments which are not readily marketable is not excessive in view of such Member’s net worth and financial circumstances and the purchase of the Interests will not cause such commitment to become excessive. The investment in the Interests is suitable for such Member.

 

(8)             Such Member represents to the Company that the information contained in this subparagraph (h) and in all other writings, if any, furnished to the Company with regard to such Member (to the extent such writings relate to its exemption from registration under the Securities Act) is complete and accurate and may be relied upon by the Company in determining the availability of an exemption from registration under federal and state securities laws in connection with the sale of the Interests.

 

Section 12.            Sale, Assignment, Transfer or other Disposition .

 

12.1          Prohibited Transfers . Except as otherwise provided in this Section 12 , Sections 5.2(b) , 15.1 and 15.2 , or as approved by the Management Committee, no Member shall Transfer all or any part of its Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Interest (and such Transfer) shall be null and void and of no effect. Notwithstanding the foregoing, either Member shall have the right, with the consent of the other Member, at any time to pledge to a lender or creditor, directly or indirectly, all or any part of its Interest in the Company for such purposes as it deems necessary in the ordinary course of its business and operations.

 

12.2          Affiliate Transfers .

 

(a)             Subject to the provisions of Section 12.2(b) hereof, and subject in each case to the prior written approval of each Member (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Interest, such cessation shall be a non-permitted Transfer and shall be deemed void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under any Collateral Agreement.

 

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(b)             Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 12.2(a) :

 

(1)            Any Transfer by Carroll of up to one hundred percent (100%) of its Interest to any Affiliate of Carroll Parent (a “ Carroll Transferee ”), it being expressly understood and agreed that transfers of ownership interests in Carroll shall not be prohibited as long as at least one of the Key Individuals (collectively or individually) remains actively involved in the operation and management of Carroll (to the extent that it continues to hold, or control, any interest in the Company), Carroll Parent and any Carroll Transferee; and

 

(2)            Any Transfer by Bluerock or a Bluerock Transferee of up to one hundred percent (100%) of its Interest to any Affiliate of Bluerock, including but not limited to (A) BR Growth or any Person that is directly or indirectly owned by BR Growth; (B) BR SOIF II or any Person that is directly or indirectly owned by BR SOIF II; (C) BR SOIF III or any Person that is directly or indirectly owned by BR SOIF III; (D) BR REIT or any Person that is directly or indirectly owned by BR REIT; or (E) BR Growth II, or any Person that is directly or indirectly owned by BR Growth II (collectively, a “ Bluerock Transferee ”);

 

provided however, as to subparagraphs (b)(1) and (b)(2), and as to subparagraph (a), no Transfer shall be permitted and shall be void ab initio if it shall violate any “Transfer” provision of the Loan Documents or any applicable Collateral Agreement with third party lenders.

 

(c)             Upon the execution by any such Carroll Transferee or Bluerock Transferee of such documents necessary to admit such party into the Company and to cause the Carroll Transferee or Bluerock Transferee (as applicable) to become bound by this Agreement, the Carroll Transferee or Bluerock Transferee (as applicable) shall become a Member, without any further action or authorization by any Member.

 

(d)             The Transfer of any interest in Manager and any transferee of an interest in Manager shall be recognized and permitted under this Agreement and by the Members, without any further action or authorization by any Member.

 

12.3          Admission of Transferee; Partial Transfers . Notwithstanding anything in this Section 12 to the contrary and except as provided in Section 5.2(b) , no Transfer of Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 12.3 :

 

(a)             If a Member Transfers all or any portion of its Interest in the Company, such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the remaining Members as may be required by applicable law or otherwise advisable; and

 

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(b)             Notwithstanding the foregoing, any Transfer or purported Transfer of any Interest, whether to another Member or to a third party, shall be of no effect and void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Interest, if the Management Committee determines in its sole discretion that:

 

(1)            the Transfer would require registration of any Interest under, or result in a violation of, any federal or state securities laws;

 

(2)            the Transfer would result in a termination of the Company under Code Section 708(b); provided, however, that any such determination under this Section 12.3(b)(2) shall require the reasonable determination and approval of at least one (1) Representative appointed by Carroll.

 

(3)             as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(4)             if as a result of such Transfer the aggregate value of Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(5)             as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this Section 12.3(b)(5) , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Management Committee, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation; or

 

(6)             the transferor failed to comply with the provisions of Sections 12.2(a) or (b) .

 

The Management Committee may require the provision of a certificate as to the legal nature and composition of a proposed transferee of an Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 12.3 .

 

12.4            Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Interest in the Company permitted under the terms of this Agreement and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Section 13 . No Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

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Section 13.            Dissolution .

 

13.1           Limitations . The Company may be dissolved, liquidated and terminated only pursuant to the provisions of this Section 13 , and, to the fullest extent permitted by law but subject to the terms of this Agreement, the parties hereto do hereby irrevocably waive any and all other rights they may have to cause a dissolution of the Company or a sale or partition of any or all of the Company’s assets.

 

13.2           Exclusive Events Requiring Dissolution . The Company shall be dissolved only upon the earliest to occur of the following events (a “ Dissolution Event ”):

 

(a)             the expiration of the specific term set forth in Section 2.5 ;

 

(b)             at any time at the election of all of the Members in writing;

 

(c)             at any time there are no Members (unless otherwise continued in accordance with the Act);

 

(d)             the entry of a decree of judicial dissolution pursuant to Section 18-802 of the Act; or

 

(e)             the Purchase Agreements have not been closed by October 31, 2015 .

 

13.3          Liquidation . Upon the occurrence of a Dissolution Event, the business of the Company shall be continued to the extent necessary to allow an orderly winding up of its affairs, including the liquidation of the assets of the Company pursuant to the provisions of this Section 13.3 , as promptly as practicable thereafter, and each of the following shall be accomplished:

 

(a)             The Management Committee shall cause to be prepared a statement setting forth the assets and liabilities of the Company as of the date of dissolution, a copy of which statement shall be furnished to all of the Members.

 

(b)             The property and assets of the Company shall be liquidated or distributed in kind under the supervision of the Management Committee as promptly as possible, but in an orderly, businesslike and commercially reasonable manner.

 

(c)             Any gain or loss realized by the Company upon the sale of its property shall be deemed recognized and allocated to the Members in the manner set forth in Section 7.2 . To the extent that an asset is to be distributed in kind, such asset shall be deemed to have been sold at its fair market value on the date of distribution, the gain or loss deemed realized upon such deemed sale shall be allocated in accordance with Section 7.2 and the amount of the distribution shall be considered to be such fair market value of the asset.

 

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(d)             The proceeds of sale and all other assets of the Company shall be applied and distributed as follows and in the following order of priority:

 

(1)              to the satisfaction of the debts and liabilities of the Company (contingent or otherwise) and the expenses of liquidation or distribution (whether by payment or reasonable provision for payment), other than liabilities to Members or former Members for Distributions;

 

(2)              to the satisfaction of loans made pursuant to Section 5.2(b) in proportion to the outstanding balances of such loans at the time of payment;

 

(3)              the balance, if any, to the Members in accordance with Section 6.1 .

 

13.4           Continuation of the Company . Notwithstanding anything to the contrary contained herein, the death, retirement, resignation, expulsion, bankruptcy, dissolution or removal of a Member shall not in and of itself cause the dissolution of the Company, and the Members are expressly authorized to continue the business of the Company in such event, without any further action on the part of the Members.

 

Section 14.            Indemnification .

 

14.1           Exculpation of Members . No Member, Manager, Representative or officer of the Company shall be liable to the Company or to the other Members for damages or otherwise with respect to any actions or failures to act taken or not taken relating to the Company, except to the extent any related loss results from fraud, gross negligence or willful or wanton misconduct on the part of such Member, Manager, Representative or officer or the willful breach of any obligation under this Agreement.

 

14.2           Indemnification by Company . The Company hereby indemnifies, holds harmless and defends the Members, the Manager, the Representatives, the officers and each of their respective agents, officers, directors, members, managers, partners, shareholders and employees from and against any loss, expense, damage or injury suffered or sustained by them (including but not limited to any judgment, award, settlement, reasonable attorneys’ fees and other costs or expenses incurred in connection with the defense of any actual or threatened action, proceeding or claim) by reason of or arising out of (i) their activities on behalf of the Company or in furtherance of the interests of the Company, including, without limitation, the provision of guaranties to third party lenders in respect of financings relating to the Company or any of its assets (but specifically excluding from such indemnity by the Company any so called “bad boy” guaranties or similar agreements which provide for recourse as a result of failure to comply with covenants, willful misconduct or gross negligence), (ii) their status as Members, Managers, Representatives, employees or officers of the Company, or (iii) the Company’s assets, property, business or affairs (including, without limitation, the actions of any officer, director, member, manager or employee of the Company or any of its Subsidiaries), if the acts or omissions were not performed or omitted fraudulently or as a result of gross negligence or willful or wanton misconduct by the indemnified party or as a result of the willful breach of any obligation under this Agreement by the indemnified party. For the purposes of this Section 14.2 , officers, directors, members, managers, employees and other representatives of Affiliates of a Member who are functioning as representatives of such Member in connection with this Agreement shall be considered representatives of such Member for the purposes of this Section 14 . Reasonable expenses incurred by the indemnified party in connection with any such proceeding relating to the foregoing matters shall be paid or reimbursed by the Company in advance of the final disposition of such proceeding upon receipt by the Company of (x) written affirmation by the Person requesting indemnification of its good faith belief that it has met the standard of conduct necessary for indemnification by the Company and (y) a written undertaking by or on behalf of such Person to repay such amount if it shall ultimately be determined by a court of competent jurisdiction that such Person has not met such standard of conduct, which undertaking shall be an unlimited general obligation of the indemnified party but need not be secured.

 

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14.3           Indemnification by Members for Misconduct .

 

(a)              Carroll hereby indemnifies, defends and holds harmless the Company, Bluerock, each Bluerock Transferee and each of their subsidiaries and their agents, officers, directors, members, managers, partners, shareholders and employees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Carroll, the Key Individual, any entity controlled directly or indirectly by the Key Individual that directly or indirectly controls Carroll, or any Representative appointed by Carroll.

 

(b)              Bluerock hereby indemnifies, defends and holds harmless the Company, Carroll, each Carroll Transferee and each of their subsidiaries and their agents, officers, directors, members, managers, partners, shareholders and employees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Bluerock or any entity controlled directly or indirectly by Bluerock, or any Representative appointed by Bluerock.

 

14.4           General Indemnification by the Members .

 

(a)             Notwithstanding any other provision contained herein, each Member (the “ Indemnifying Party ”) hereby indemnifies and holds harmless the other Members, the Company and each of their subsidiaries and their agents, officers, directors, members, managers, partners, shareholders and employees (each, an “ Indemnified Party ”) from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of (i) any breach of any obligation of the Indemnifying Party under this Agreement, or (ii) any breach of any obligation by or any inaccuracy in or breach of any representation or warranty made by the Indemnifying Party or its Affiliates, whether in this Agreement or in any other agreement with respect to the conveyance, assignment, contribution or other transfer of the Property (or interests therein), assets, agreements, rights or other interests conveyed, assigned, contributed or otherwise transferred to the Company (collectively, the “ Inducement Agreements ”).

 

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(b)             Except as otherwise provided herein or in any other agreement, recourse for the indemnity obligation of the Members under this Section 14.4 shall be limited to such Indemnifying Party’s Interest in the Company; provided, however, that recourse against either Member under its indemnity obligations under this Agreement or otherwise shall be further limited to an aggregate amount equal to the value of such Member’s Interest as determined by and being limited to the then current liquidation value of such Member’s Interest assuming the Company were liquidated in an orderly fashion and all net proceeds thereof were distributed in accordance with Section 6.

 

(c)             The indemnities, contributions and other obligations under this Agreement shall be in addition to any rights that any Indemnified Party may have at law, in equity or otherwise. The terms of this Section 14 shall survive termination of this Agreement.

 

Section 15.          Sale Rights .

 

15.1          Push / Pull Rights .

 

(a)             Availability of Rights . If, at any time following the second anniversary of the date that the Property is initially acquired, the Members are unable to agree on a Major Decision and such failure to agree has continued for fifteen (15) days after written notice from one Member to the other Member indicating an intention to exercise rights under this Section 15.1 , either Member may exercise its right to initiate the provisions of this Section 15.1 .

 

(b)             Exercise . The Member wishing to exercise its rights pursuant to this Section 15.1 (the “ Offeror ”) shall do so by giving notice to the other Member (the “ Offeree ”) setting forth a statement of intent to invoke its rights under this Section 15.1 , stating therein the aggregate dollar amount (the “ Valuation Amount ”) that the Offeror would be willing to pay for the assets of the Company as of the Closing Date (as defined below) free and clear of all liabilities, and setting forth all oral or written offers and inquiries received by the Offeror during the previous twelve-month period relating to the financing, disposition or leasing of any Company property (including proposals for the formation of a new entity for the ownership and operation of the Property).

 

(c)             Offeree Response . After receipt of such notice, the Offeree shall elect to either (i) sell its entire Interest to the Offeror for an amount equal to the amount the Offeree would have been entitled to receive if the Company had sold its assets for the Valuation Amount on the Closing Date and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of sale to the Members in satisfaction of their Interests pursuant to Section 13.3 , or (ii) purchase the entire Interest of the Offeror for an amount equal to the amount the Offeror would have been entitled to receive if the Company had sold all of its assets for the Valuation Amount on the Closing Date and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of the sale to the Members in satisfaction of their Interests pursuant to Section 13.3 . The Offeree shall have thirty (30) days from the giving of the Offeror’s notice in which to exercise either of its options by giving written notice to the Offeror. If the Offeree does not elect to acquire the Offeror’s Interest within such time period, the Offeree shall be deemed to have elected to sell its Interest to the Offeror as provided in subsection (i) above.

 

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(d)             Earnest Money . Within five (5) business days after an election has been made or deemed made under Section 15.1(c) , the acquiring Member shall deposit with a mutually acceptable third-party escrow agent a non-refundable earnest money deposit in the amount of two percent (2%) of the amount the selling Member is entitled to receive for its Interest under this Section 15.1 , which amount shall be applied to the purchase price at closing. If the acquiring Member should thereafter fail to consummate the transaction for any reason other than a default by the selling Member or a refusal by any lender of the Company (or any Subsidiary of the Company) who has a right under its loan documents to consent to such transfer to so consent , (i) (A) the earnest money deposit shall be distributed from escrow to the selling Member, free of all claims of the acquiring Member, as liquidated damages and constituting the sole and exclusive remedy available to the selling Member because of a default by the acquiring Member or (B) the selling Member may, by delivering to the acquiring Member written notice thereof, elect to buy the acquiring Member’s entire Interest for an amount equal to the amount the acquiring Member would have been entitled to receive if the Company had sold all of its assets for the Valuation Amount and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of the sale to the Members in satisfaction of their Interests pursuant to Section 13.3, in which case, the Closing Date therefor shall be the date specified in the selling Member’s notice, and (ii) if the acquiring Member was the Offeror, the non-refundable earnest money deposit for any future election by the acquiring Member to buy the selling Member’s Interest shall be twenty percent (20%) of the amount the selling Member is entitled to receive for its Interest in connection with such future election.

 

(e)             Closing . The closing of an acquisition pursuant to this Section 15.1 shall be held on a mutually acceptable date (the “ Closing Date ”) not later than sixty (60) days (or, if the Offeree is the acquiring Member, ninety (90) days) after an election has been made or deemed made under Section 15.1(c) . At such closing, the following shall occur:

 

(1)             The selling Member shall assign to the acquiring Member or its designee the selling Member’s Interest in accordance with the instructions of the acquiring Member, and shall execute and deliver to the acquiring Member all documents which may be required to give effect to the disposition and acquisition of such interests, in each case free and clear of all liens, claims, and encumbrances, with covenants of general warranty; and

 

(2)             The acquiring Member shall pay to the selling Member the consideration therefor in cash.

 

(f)             Enforcement . It is expressly agreed that the remedy at law for breach of the obligations of the Members set forth in this Section 15.1 is inadequate in view of (i) the complexities and uncertainties in measuring the actual damage to be sustained by reason of the failure of a Member to comply fully with such obligations, and (ii) the uniqueness of the Company’s business and the Members’ relationships. Accordingly, each of such obligations shall be, and is hereby expressly made, enforceable by an order of specific performance.

 

  - 42 -  
 

  

15.2          Forced Sale Rights .

 

(a)             Offers . If, at any time following the second anniversary of the date that the Property is initially acquired, either Member (i) desires to offer the Property or any portion thereof for sale on specified terms, or (ii) receives from an unaffiliated purchaser a bona fide written cash offer (i.e., not seller financed) for the purchase of the Property or any portion thereof at a price in excess of the then-pending balance due under the applicable Loan and otherwise on terms that such Member desires for the Company, or any Subsidiary that owns the applicable portion of the Property (individually or collectively, the “ Ownership Entity ”) to accept (such specified terms or bona fide offer being herein called an “ Offer ”), then the Member desiring to make or accept the Offer (the “ Initiating Member ”) shall provide written notice of the terms of such Offer (each, a “ Sale Notice ”) to the other Member (the “ Non-Initiating Member ”).

 

(b)             Response . The Non-Initiating Member shall have thirty (30) days from the date of the applicable Sale Notice (the “ Response Period ”) to provide written notice to the Initiating Member of whether the applicable Ownership Entity should make or accept the applicable Offer; the failure to timely deliver such notice shall be deemed to constitute an election to accept the applicable Offer and sell such Property on the terms of the applicable Offer.

 

(c)             Offer Unacceptable .

 

(1)             If the Non-Initiating Member does not wish for the Company, or the applicable Ownership Entity, to make or accept the applicable Offer, the Initiating Member may elect to sell its Interest to the Non-Initiating Member, in which case the Non-Initiating Member must purchase the Initiating Member’s Interest in the applicable Property for an amount equal to the amount that would be distributable to the Initiating Member if the Company had accepted the applicable Offer, closed the sale pursuant to such Offer and, if applicable, wound up its affairs pursuant to Section 13 .

 

(2)             For purposes of the foregoing calculations, the purchase price for a sale shall be reduced by Imputed Closing Costs therefor. The Initiating Member must exercise this option, if at all, by delivering written notice thereof to the Non-Initiating Member within twenty (20) days after the end of the applicable Response Period. The Non-Initiating Member shall pay the Company cash for each Ownership Entity or the Initiating Member cash for its Interest, as the case may be. Closing shall take place on or before the date specified in the applicable Sale Notice, but if the Non-Initiating Member is purchasing the Initiating Member’s Interest or one or more Ownership Entities, the Non-Initiating Member shall have until 120 days after the Sale Notice in which to close. If the Initiating Member or the Non-Initiating Member defaults at closing, the non-defaulting party shall have the right to bring suit for damages, for specific performance, or exercise any other remedy available at law or in equity. Upon payment at closing, the Initiating Member shall execute and deliver all documents reasonably required to transfer the interest being sold.

 

  - 43 -  
 

  

(d)             Offer Acceptable . If the Non-Initiating Member consents (or is deemed to have consented) to the Company or the applicable Ownership Entities selling the applicable portion of the Property on the terms of an Offer, then the Initiating Member shall be allowed to sell the applicable portion of the Property for cash on the terms of the applicable Offer for a period of up to one hundred eighty (180) days following the expiration of the applicable Response Period. If the Initiating Member obtains a bona fide third party contract to sell all or any portion of the Property on the terms of the applicable Offer within such one hundred eighty (180) day period, the Initiating Member shall have an additional period of ninety (90) days after the date of such contract (that is, not to exceed 270 days after the expiration of the applicable Response Period) in which to consummate the sale. If after having received the consent (or deemed consent) of the Non-Initiating Member to the sale of such portion of the Property on the terms of the applicable Offer, the Initiating Member is unable to obtain a bona fide contract within such one hundred eighty (180) day period, or if after having obtained such bona fide contract, the Initiating Member is unable to consummate such sale within 270 days after the expiration of the applicable Response Period, then the Initiating Member must again submit an Offer to the Non-Initiating Member under the terms of this Section 15.2 before it may sell such portion of the Property.

 

Section 16.          Miscellaneous .

 

16.1           Notices .

 

(a)             All notices, requests, approvals, authorizations, consents and other communications required or permitted under this Agreement shall be in writing and shall be (as elected by the Person giving such notice) hand delivered by messenger or overnight courier service, mailed (airmail, if international) by registered or certified mail (postage prepaid), return receipt requested, or sent via facsimile (provided such facsimile is immediately followed by the delivery of an original copy of same via one of the other foregoing delivery methods) addressed to:

 

If to Bluerock:

 

c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9 th Floor
New York, New York 10019
Attention: James G. Babb, III

Facsimile No. (646) 278-4220

 

with copies to:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, New York 10022

Attention: Michael Konig, Esq.

Facsimile No. (646) 278-4220

 

and

 

Kaplan, Voekler, Cunningham & Frank, PLC

1401 East Cary Street

Richmond, VA 23223

Attention: S. Edward Flanagan, Esq.

Facsimile No. (804) 823-4099

 

  - 44 -  
 

  

If to Carroll:

 

c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 1620
Atlanta, Georgia 30326
Attention: M. Patrick Carroll

Facsimile No. (404) 523-9372

 

With a copy to:

 

Morris, Manning & Martin LLP
1600 Atlanta Financial Center
3343 Peachtree Road, NE
Atlanta, Georgia 30326
Attention: Corey B. May, Esq.
Facsimile: (404) 365-9532

 

(b)             Each such notice shall be deemed delivered (i) on the date delivered if by hand delivery or overnight courier service or facsimile, and (ii) on the date upon which the return receipt is signed or delivery is refused or the notice is designated by the postal authorities as not deliverable, as the case may be, if mailed (provided, however, if such actual delivery occurs after 5:00 p.m. (local time where received), then such notice or demand shall be deemed delivered on the immediately following business day after the actual day of delivery).

 

(c)             By giving to the other parties at least fifteen (15) days written notice thereof, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses.

 

16.2          Governing Law; Forum . This Agreement and the rights of the Members hereunder shall be governed by, and interpreted in accordance with, the laws of the State of Delaware, without regard to its conflicts of law provisions. Any legal action or other legal proceeding relating to this Agreement or the enforcement of any provision of this Agreement shall only be brought or otherwise commenced in any state or federal court located in the State of New York. Each of the parties hereto:

 

(a)             Expressly and irrevocably consents and submits to the exclusive personal jurisdiction of and venue in each state and federal court located in the State of New York (and each appellate court located in the State of New York), in connection with any such legal proceeding;

 

(b)             Agrees that each state and federal court located in the State of New York shall be deemed to be a convenient forum; and

 

  - 45 -  
 

  

(c)             Agrees not to assert (by way of motion, as a defense or otherwise), in any such legal proceeding commenced in any state or federal court located in the State of New York, any claim that it is not subject personally to the jurisdiction of such court, that such legal proceeding has been brought in an inconvenient forum, that the venue for such proceeding is improper or that this Agreement or the subject matter of this Agreement may not be enforced in or by such court.

 

Each of the parties hereto designates CT Corporation System, 1633 Broadway, New York, New York 10019, as its agent for service of process in the State of New York, which designation may only be changed on not less than ten (10) days’ prior notice to all of the other parties.

 

16.3          Successors . This Agreement shall be binding upon, and inure to the benefit of, the parties and their successors and permitted assigns. Except as otherwise provided herein, any Member who Transfers its Interest as permitted by the terms of this Agreement shall have no further liability or obligation hereunder, except with respect to claims arising prior to such Transfer.

 

16.4          Pronouns . Whenever from the context it appears appropriate, each term stated in either the singular or the plural shall include the singular and the plural, and pronouns stated in either the masculine, the feminine or the neuter gender shall include the masculine, feminine and neuter.

 

16.5          Captions Not Part of Agreement . The captions contained in this Agreement are inserted only as a matter of convenience and in no way define, limit or extend the scope or intent of this Agreement or any provisions hereof.

 

16.6          Severability . If any provision of this Agreement shall be held invalid, illegal or unenforceable in any jurisdiction or in any respect, then the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired, and the Members shall use their best efforts to amend or substitute such invalid, illegal or unenforceable provision with enforceable and valid provisions which would produce as nearly as possible the rights and obligations previously intended by the Members without renegotiation of any material terms and conditions stipulated herein.

 

16.7          Counterparts . This Agreement may be executed in several counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument.

 

16.8          Entire Agreement and Amendment . This Agreement and the other written agreements described herein between the parties hereto entered into as of the date hereof, constitute the entire agreement between the Members relating to the subject matter hereof. In the event of any conflict between this Agreement and such other written agreements, the terms and provisions of this Agreement shall govern and control. No amendment or waiver by a party shall be enforceable against that party unless it is in writing and duly executed by such party.

 

16.9          Further Assurances . Each Member agrees to execute and deliver any and all additional instruments and documents and do any and all acts and things as may be necessary or expedient to effectuate more fully this Agreement or any provisions hereof or to carry on the business contemplated hereunder.

 

  - 46 -  
 

  

16.10          No Third Party Rights . The provisions of this Agreement are for the exclusive benefit of the Members and the Company, and no other party (including, without limitation, any creditor of the Company) shall have any right or claim against any Member by reason of those provisions or be entitled to enforce any of those provisions against any Member.

 

16.11          Incorporation by Reference . Every Exhibit and Annex attached to this Agreement is incorporated in this Agreement by reference.

 

16.12          Limitation on Liability . Except as set forth in Section 14 and with respect to a Default Loan as set forth in Section 5.2(b) , the Members shall not be bound by, or be personally liable for, by reason of being a Member, a judgment, decree or order of a court or in any other manner, for the expenses, liabilities or obligations of the Company, and the liability of each Member shall be limited solely to the amount of its Capital Contributions as provided under Section 5 . Except as set forth in Section 14.3 and with respect to a Default Loan as set forth in Section 5.2(b) , any claim against any Member (the “ Member in Question ”) which may arise under this Agreement shall be made only against, and shall be limited to, such Member in Question’s Interest, the proceeds of the sale by the Member in Question of such Interest or the undivided interest in the assets of the Company distributed to the Member in Question pursuant to Section 13.3(d) hereof. Except as set forth in Section 14.3 and with respect to a Default Loan as set forth in Section 5.2(b) , any right to proceed against (i) any other assets of the Member in Question or (ii) any agent, officer, director, member, manager, partner, shareholder or employee of the Member in Question or the assets of any such Person, as a result of such a claim against the Member in Question arising under this Agreement or otherwise, is hereby irrevocably and unconditionally waived.

 

16.13          Remedies Cumulative . The rights and remedies given in this Agreement and by law to a Member shall be deemed cumulative, and the exercise of one of such remedies shall not operate to bar the exercise of any other rights and remedies reserved to a Member under the provisions of this Agreement or given to a Member by law. In the event of any dispute between the parties hereto, the prevailing party shall be entitled to recover from the other party reasonable attorney’s fees and costs incurred in connection therewith.

 

16.14          No Waiver . One or more waivers of the breach of any provision of this Agreement by any Member shall not be construed as a waiver of a subsequent breach of the same or any other provision, nor shall any delay or omission by a Member to seek a remedy for any breach of this Agreement or to exercise the rights accruing to a Member by reason of such breach be deemed a waiver by a Member of its remedies and rights with respect to such breach.

 

16.15          Limitation On Use of Names . Notwithstanding anything contained in this Agreement or otherwise to the contrary, each of Bluerock and Carroll as to itself agree that neither it nor any of its Affiliates, agents, or representatives is granted a license to use or shall use the name of the other under any circumstances whatsoever, except such name may be used in furtherance of the business of the Company but only as and to the extent unanimously approved by the Members. Any change in the name of any portion of the Property must be approved by the Management Committee.

 

  - 47 -  
 

  

16.16          Publicly Traded Partnership Provision . Each Member hereby severally covenants and agrees with the other Members for the benefit of such Members, that (a) it is not currently making a market in Interests in the Company and will not in the future make such a market and (b) it will not Transfer its Interest on an established securities market, a secondary market or an over-the-counter market or the substantial equivalent thereof within the meaning of Code Section 7704 and the Regulations, rulings and other pronouncements of the U.S. Internal Revenue Service or the Department of the Treasury thereunder. Each Member further agrees that it will not assign any Interest in the Company to any assignee unless such assignee agrees to be bound by this Section 16.16 and to assign such Interest only to such Persons who agree to be similarly bound.

 

16.17          Uniform Commercial Code . The interest of each Member in the Company shall be an “uncertificated security” governed by Article 8 of the Delaware UCC and the UCC as enacted in the State of New York (the “ New York UCC ”), including, without limitation, (i) for purposes of the definition of a “security” thereunder, the interest of each Member in the Company shall be a security governed by Article 8 of the Delaware UCC and the New York UCC and (ii) for purposes of the definition of an “uncertificated security” thereunder.

 

16.18          Public Announcements . Neither Carroll nor any of its Affiliates shall, without the prior approval of Bluerock, issue any press releases or otherwise make any public statements with respect to the Company or the transactions contemplated by this Agreement, except as may be required by applicable law or regulation or by obligations pursuant to any listing agreement with any national securities exchange so long as Carroll or such Affiliate has used reasonable efforts to obtain the approval of Bluerock prior to issuing such press release or making such public disclosure.

 

16.19          No Construction Against Drafter . This Agreement has been negotiated and prepared by Bluerock and Carroll and their respective attorneys and, should any provision of this Agreement require judicial interpretation, the court interpreting or construing such provision shall not apply the rule of construction that a document is to be construed more strictly against one party.

 

Section 17.          Insurance . During the Term, Property Manager, pursuant to the terms of each Management Agreement, shall procure and maintain insurance as is determined to be appropriate by the Management Committee (in form and with endorsements, waivers and deductibles and with insurance companies, designated or approved by Bluerock) naming the Company (and the Subsidiary owning the Property), Bluerock and Carroll as insureds thereunder.

 

[ SIGNATURES ON FOLLOWING PAGES ]

 

  - 48 -  
 

  

IN WITNESS WHEREOF, this Agreement is executed by the Members, effective as of the date first set forth above.

 

  BR DFW PORTFOLIO JV MEMBER, LLC,
  a Delaware limited liability company
   
  By: BRG DFW Portfolio, LLC, a Delaware limited liability company, its manager
     
    By: Bluerock Residential Holdings, L.P.,
      a Delaware limited partnership, its sole member
         
      By: Bluerock Residential Growth REIT, Inc.,
a Maryland corporation, its general partner
         
        By: /s/ Michael Konig
        Name: Michael Konig
        Title: Authorized Signatory

 

  - 49 -  
 

 

  CARROLL CO-INVEST III DFW PORTFOLIO, LLC,
  a Georgia limited liability company
     
  By: Carrroll Multi-Family Real Estate Fund III, LP,
    a Delaware limited partnership, it manager
     
    By: MPC Property Holdings III, LLC,
      a Georgia limited liability company, its general partner
       
      By: MPC Partnership Holdings LLC,
        a Georgia limited liability company, its sole member
           
        By: P. Carroll Capitol Partners, LLC,
          a Georgia limited liability company, its managing member

 

  By: HUP Investment Company, LLC,
    a Georgia limited liability company, its sole member
       
    By: /s/ M. Patrick Carroll
    Name: M. Patrick Caroll
    Its: Sole Member
       
  For purposes of Sections 8.2(b), 9.3, 9.4, 9.7 and 17 only, and only for the term Carroll Management Group, LLC is Property Manager under the Management Agreement.
   
  CARROLL MANAGEMENT GROUP, LLC
     
  By: /s/ Josh Champion
  Name: Josh Champion
  Title: President

 

  - 50 -  
 

  

EXHIBIT A

 

Initial Capital Contributions and Percentage Interests

 

Member Name   Capital Contributions     Percentage Interest  
             
BR DFW Portfolio JV Member, LLC   $ 32,916,810.77       95 %
                 
Carroll Co-Invest III DFW Portfolio, LLC   $ 1,732,463.73 **     5 %

 

**Made up of $931,513.76 (including $386,848 in intangible) allocable to the Phillips Creek Ranch Property and $800,949.97 (including $311,052.00 in intangible) allocable to the Keller Crossing Property

 

Management Committee Representatives

 

Bluerock :

 

James G. Babb, III

Jordan B. Ruddy

 

Carroll :

 

Patrick Carroll

Joshua Champion

 
 

  

EXHIBIT B

 

Annual Business Plan Information

 

1. a narrative description of any acquisitions or sales that are planned and any other activities proposed to be undertaken;

 

2. a projected annual income statement (accrual basis) on a quarter-by-quarter basis;

 

3. a projected balance sheet as of the end of the next Fiscal Year;

 

4. a schedule of projected operating cash flow (including itemized operating revenues, project costs and project expenses) for such Fiscal Year on a quarter-by-quarter basis, including a schedule of projected operating deficits, if any;

 

5. a marketing plan indicating the portions of the Property that Property Manager recommends be made available for sale or lease and the proposed terms and conditions relating thereto;

 

6. a detailed budget reflecting on a line by line basis all projected operating expenses and any proposed construction and capital expenditures for the Property, including projected dates for commencement and completion of the foregoing;

 

7. a description of the proposed investment of any funds of the Company which are (or are expected to become) available for investment;

 

8. a description, including the identity of the recipient (if known) and the amount and purpose, of all fees and other payments proposed, expected or projected to be paid for professional services and, if a fee or payment exceeds $25,000, for other services rendered to or on behalf of the Company by third parties;

 

9. a projection of the amount of any anticipated additional Capital Contributions which may be called for pursuant to Section 5.2(a) and the purposes for which such additional Capital Contributions may be used; and

 

10. such other information requested from time to time by any Member.

 

 
 

  

EXHIBIT C

 

Management Agreement

 

 
 

  

Exhibit D

 

Initial Annual Business Plan**

 

** In lieu of the 2015 stub, attached hereto is the 14 month business plan, which shall be considered the Initial Business Plan and the agreed to 2016 Annual Business Plan, respectively, as allocated.

 

 

 

 

 

Exhibit 10.263

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR CARROLL PHILLIPS CREEK RANCH, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL PHILLIPS CREEK RANCH, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into among BR Carroll DFW Portfolio JV, LLC, a Delaware limited liability company, the sole member of the Company (the " Member "), Michael L. Konig (“ Springing Member 1 ”), and Jordan B. Ruddy (“ Springing Member 2 ” and together with Springing Member 1, the “ Springing Members ”).

 

RECITALS

 

A.            The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.            The undersigned desire to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.            Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned parties hereby covenant and agree as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1            Purpose . The Company's business and purpose shall consist solely of the acquisition, ownership, operation, management, financing and disposition of the multi-family real estate project consisting of approximately 352 units and located at 5050 FM 423, Frisco, Texas 75034 and commonly known as Sorrel Phillips Creek Ranch Apartments (the " Mortgaged Property ") and such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2            Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement; provided, however, that during the term of that certain loan from the Lender in the approximate amount of $38,684,000.00 (the " Loan "), the Company will comply with the applicable single purpose requirements of the Lender set forth in the Loan Documents and in Section 1.7 of this Agreement.

 

 
 

  

1.3            Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

1.4            Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

1.5          Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6          Formation and Authorized Person . The Certificate of Formation has been filed with the Secretary of State of the State of Delaware in accordance with and pursuant to the Act. Chris Vohs is hereby designated as an "authorized person" within the meaning of the Act, and has executed, delivered and filed the Certificate of Formation of the Company with the Secretary of State of the State of Delaware, and is hereby authorized to execute, deliver and file any other certificates (and any amendments and/or restatements thereof) necessary or desirable for the Company to qualify to do business in any other jurisdiction in which the Company may wish to conduct business (the " Qualification Papers "). The execution, delivery and filing of the Qualification Papers by Chris Vohs as an "authorized person" within the meaning of the Act is hereby approved and ratified in all respects. Upon the filing of all of Qualification Papers, his powers as an "authorized person" ceased, and the Member thereupon became the designated "authorized person" and shall continue as the designated "authorized person" within the meaning of the Act.

 

1.7          Limitation on Certain Activities .

 

(a)          Until the Loan is paid in full, the Company shall remain a Single Purpose Entity.

 

(b)          A “ Single Purpose Entity ” means a limited liability company which, at all times since its formation and thereafter:

 

(i) shall not engage in any business or activity, other than the ownership, operation and maintenance of the Mortgaged Property and activities incidental thereto;

 

(ii) shall not acquire, own, hold, lease, operate, manage, maintain, develop or improve any assets other than the Mortgaged Property and such Personalty as may be necessary for the operation of the Mortgaged Property and shall conduct and operate its business as presently conducted and operated;

 

(iii) shall preserve its existence as an entity duly organized, validly existing and in good standing under the laws of Delaware and shall do all things necessary to observe organizational formalities;

 

(iv) shall not merge or consolidate with any other Person;

 

  2  
 

  

(v) shall not take any action to dissolve, wind-up, terminate or liquidate in whole or in part; to sell, transfer or otherwise dispose of all or substantially all of its assets; to change its legal structure; transfer or permit the direct or indirect transfer of any membership interests, other than Transfers permitted under the Loan Agreement; issue additional membership interests; or seek to accomplish any of the foregoing;

 

(vi) shall not, without the prior unanimous written consent of all of the Company’s members: (A) file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, (B) institute proceedings under any applicable insolvency law, (C) seek any relief under any law relating to relief from debts or the protection of debtors, (D) consent to the filing or institution of bankruptcy or insolvency proceedings against the Company, (E) file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy or insolvency, (F) seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official for the Company or a substantial part of its property, (G) make any assignment for the benefit of creditors of the Company, (H) admit in writing the Company’s inability to pay its debts generally as they become due, or (I) take action in furtherance of any of the foregoing;

 

(vii) shall not amend or restate its organizational documents if such change would modify the requirements set forth in Section 6.13 of the Loan Agreement;

 

(viii) shall not own any subsidiary or make any investment in any other Person;

 

(ix) shall not commingle its assets with the assets of any other Person and shall hold all of its assets in its own name;

 

(x) shall not incur any debt, secured or unsecured, direct or contingent (including, without limitation, guaranteeing any obligation), other than the following; provided, no Member of the Company will be required to contribute any additional capital to satisfy this covenant, (A) the Loan (and any further indebtedness as described in Section 11.11 of the Loan Agreement with regard to Supplemental Loans) and (B) customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of two percent (2%) of the original principal amount of the Loan and are paid within sixty (60) days of the date incurred;

 

  3  
 

  

(xi) shall maintain its records, books of account, bank accounts, financial statements, accounting records and other entity documents separate and apart from those of any other Person and shall not list its assets as assets on the financial statement of any other Person; provided, however, that the Company’s assets may be included in a consolidated financial statement of its Affiliate provided that (A) appropriate notation shall be made on such consolidated financial statements to indicate the separateness of the Company from such Affiliate and to indicate that the Company’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person and (B) such assets shall also be listed on the Company’s own separate balance sheet;

 

(xii) except for capital contributions or capital distributions permitted under the terms and conditions of its organizational documents, shall only enter into any contract or agreement with any member or Affiliate of the Company upon terms and conditions that are commercially reasonable and substantially similar to those that would be available on an arm’s-length basis with third parties;

 

(xiii) shall not maintain its assets in such a manner that will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other Person;

 

(xiv) shall not assume or guaranty (excluding any guaranty that has been executed and delivered in connection with the Loan) the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person;

 

(xv) shall not make or permit to remain outstanding any loans or advances to any other Person except for those investments permitted under the documents evidencing and/or securing the Loan and shall not buy or hold evidence of indebtedness issued by any other Person (other than cash or investment-grade securities);

 

(xvi) shall file its own tax returns separate from those of any other Person, except to the extent that the Company is treated as a “disregarded entity” for tax purposes and is not required to file tax returns under applicable law, and shall pay any taxes required to be paid under applicable law;

 

(xvii) shall hold itself out to the public as a legal entity separate and distinct from any other Person and conduct its business solely in its own name, shall correct any known misunderstanding regarding its separate identity and shall not identify itself or any of its Affiliates as a division or department of any other Person;

 

  4  
 

  

(xviii) shall maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and shall pay its debts and liabilities from its own assets as the same shall become due, provided that no member of the Company will be required to contribute any additional capital to satisfy this covenant;

 

(xix) shall allocate fairly and reasonably shared expenses with Affiliates (including, without limitation, shared office space) and use separate stationery, invoices and checks bearing its own name;

 

(xx) shall pay (or cause the Property Manager to pay on behalf of the Company from the Company’s funds) its own liabilities (including, without limitation, salaries of its own employees) from its own funds;

 

(xxi) shall not acquire obligations or securities of its members or Affiliates;

 

(xxii) except as contemplated or permitted by the property management agreement with respect to the Property Manager, shall not permit any Affiliate or constituent party independent access to its bank accounts;

 

(xxiii) shall maintain a sufficient number of employees (if any) in light of its contemplated business operations and pay the salaries of its own employees, if any, only from its own funds;

 

(xxiv) shall satisfy each of the following conditions:

 

(A) be formed and organized under Delaware law;

 

(B) have two springing members who are natural persons;

 

(C) otherwise comply with all Rating Agencies criteria for single member limited liability companies (including the delivery of Delaware single member limited liability company opinions acceptable in all respects to lenders and to the Rating Agencies); and

 

(D) at all times the Company will have one and only one member.

 

The provisions of this Section 1.7 shall govern and supersede any other provision of this Agreement to the contrary.

 

ARTICLE II

MEMBERS

 

2.1 Initial Member .

 

(a) The name, address and initial Membership Interest of the initial Member is as follows:

 

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Name   Membership Interest
BR Carroll DFW Portfolio JV, LLC   100%
c/o Bluerock Real Estate, L.L.C.    
712 Fifth Avenue, 9 th Floor    
New York, NY 10019    

  

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

2.2          Special Member . Upon the occurrence of any event 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, or (ii) the resignation of the Member and the admission of an additional member of the Company, (a “ Member Cessation Event ”)), Springing Member 1 shall, without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as a Special Member and shall continue the Company without dissolution. If, however, at the time of a Member Cessation Event, Springing Member 1 has died or is otherwise no longer able to step into the role of Special Member, then in such event, Springing Member 2 shall, concurrently with the Member Cessation Event, and without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as Special Member and shall continue the Company without dissolution. It is the intent of these provisions that the Company never have more than one Special Member at any particular point in time. No Special Member may resign from the Company or transfer its rights as Special Member unless a successor Special Member has been admitted to the Company as Special Member by executing a counterpart to this Agreement. The Special Member shall automatically cease to be a member of the Company upon the admission to the Company of a substitute member. The Special Member shall be a member of the Company that has no interest in the profits, losses and capital of the Company and has no right to receive any distributions of Company assets. Pursuant to Section 18-301 of the Act, a Special Member shall not be required to make any capital contributions to the Company and shall not receive a limited liability company interest in the Company. A Special Member, in its capacity as Special Member, may not bind the Company. Except as required by any mandatory provision of the Act, a Special Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter relating to, the Company, including, without limitation, the merger, consolidation or conversion of the Company. In order to implement the admission to the Company of the Special Member, each of Springing Member 1 and Springing Member 2 shall execute a counterpart to this Agreement. Prior to its admission to the Company as Special Member, neither Michael L. Konig nor Jordan B. Ruddy shall be a member of the Company.

 

The Company shall at all times have a Springing Member 1 and Springing Member 2. No resignation or removal of either Springing Member 1 or Springing Member 2, and no appointment of a successor Springing Member, shall be effective unless and until such successor shall have executed a counterpart to this Agreement. In the event of a vacancy in the position of Springing Member 1 or Springing Member 2, the Member shall, as soon as practicable, appoint a successor Springing Member to fill such vacancy. By signing this Agreement, a springing member agrees that, should such Springing Member become a Special Member, such springing member will be subject to and bound by the provisions of this Agreement applicable to a Special Member.

 

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ARTICLE III

MANAGEMENT BY MEMBER

 

3.1            In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

3.2            Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

3.3            Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member or Members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Members.

 

3.4            Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5            Authorization . The Company is authorized to acquire the Mortgaged Property and to borrow the Loan from CBRE Capital Markets, Inc. for and on behalf of Freddie Mac, the assignee of the Loan (together with its successors and assigns, the " Lender "), and from time to time refinance the Loan. In furtherance of the conduct of the purposes described herein, the Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company. In addition, the Company, or the Member on behalf of the Company, may enter into and perform the Loan Documents and all documents, agreements, certificates, or financing statements contemplated thereby or related thereto, all without any further act, vote or approval of any other Person notwithstanding any other provision of this Agreement, the Act or applicable law, rule or regulation. The foregoing authorization shall not be deemed a restriction on the powers of the Member to enter into other agreements on behalf of the Company in accordance with this Agreement.

 

ARTICLE IV

 

INTENTIONALLY OMITTED

 

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ARTICLE V

SUBORDINATION OF INDEMNIFICATION PROVISIONS

 

5.1           Notwithstanding any provision hereof to the contrary, any indemnification claim against the Company arising under the Certificate of Formation, this Agreement or the laws of the state of organization of the Company shall be fully subordinate to any obligations of the Company arising under the Mortgage or any other Loan Document, and shall only constitute a claim against the Company to the extent of, and shall be paid by the Company in monthly installments only from, the excess of net operating income of the Company for any month over all amounts then due under the Mortgage and the other Loan Documents.

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1           The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no Member or Special Member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a Member or Special Member or the occurrence of any event that causes a Member or Special Member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1            Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2            [Intentionally Left Blank]

 

7.3            Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

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ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1          Assignment, Resignation and Admission Generally .

 

(a)           Assignments . Subject to the terms of the Loan Documents and this Section 8.l(a), the Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, and the Member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to the Member by merger or consolidation in compliance with the Basic Documents 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.

 

(b)           Resignation . So long as any obligation is outstanding under the Loan, the Member may not resign, except as permitted under the Basic Documents. If the Member is permitted to resign pursuant to this Section 8.l(b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member or the members, if applicable; provided, however, that, notwithstanding the foregoing, except as otherwise provided in the Loan Documents, so long as any obligation remains outstanding under the Loan, no additional member may be admitted to the Company pursuant to this Section 8.l(c) unless approved by the Lender.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3            Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

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8.4          Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1          Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2          Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

9.3          Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4          Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

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(a)           first, to the satisfaction of the Loan; then

 

(b)           second, to the satisfaction of the other debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(c)           third, to the Member.

 

9.5          Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1        Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2        Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3        Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

10.4        Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5        Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

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10.6        Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7        Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8        Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9        Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10      Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11      Partition . Each Member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each Member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12      Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13      Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

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(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Basic Documents" shall mean collectively this Agreement, the Loan Documents, the Property Management Agreement and all documents and certificates contemplated thereby or delivered in connection therewith.

 

(d)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(e)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(f)           “Closing Date” shall mean the date on which the Company acquires the Mortgaged Property.

 

(g)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(h)          "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

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(i)          “Company shall mean BR CARROLL PHILLIPS CREEK RANCH, LLC.

 

(j)          "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

(k)          “Lender” is defined in Section 3.5 of this Agreement.

 

(l)          "Loan" is defined in Section 1.2 of this Agreement.

 

(m)          “Loan Agreement” mean that certain loan agreement, dated October 29, 2015, in the amount of Thirty-Eight Million Six Hundred Eighty Four Thousand and No/100 Dollars ($38,684,000.00) by and between Lender and the Company.

 

(n)          "Loan Documents" shall mean collectively the Note, the Mortgage, any guaranty, assignment, indemnity agreement, escrow agreement, or the functional equivalent of any of the aforementioned, and any and all other documents evidencing or securing the Loan and any and all documents related thereto.

 

(m)           "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company; provided, however, the term "Member" shall not include the Special Member.

 

(n)           “Member Cessation Event” shall have the meaning prescribed in Section 2.2 of this Agreement.

 

(o)           "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

(p)           "Mortgage" shall mean that certain security instrument executed by the Company in favor of the Lender pursuant to which the Company grants a mortgage lien to Lender against the Mortgaged Property.

 

(q)           “Mortgaged Property” is defined in Section 1.1 of this Agreement.

 

(r)            “Note” shall mean that certain promissory note related to the Loan and evidencing the Loan Agreement.

 

(s)            "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(t)            “Personalty” shall have the meaning prescribed in the Loan Agreement.

 

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(u)           "Property Manager" shall mean Carroll Management Group, LLC, a Georgia limited liability company, and its successors and assigns, so long as the initial Property Management Agreement is in full force and effect and, thereafter, the entity performing similar services for the Company with respect to the Mortgaged Property.

 

(v)           "Property Management Agreement" shall mean that certain management agreement between the Company and the Property Manager with respect to the management of the Mortgaged Property.

 

(w)           “Rating Agency” shall have the meaning prescribed in the Loan Agreement.

 

(x)            "Special Member" shall mean, upon such Springing Member’s admission to the Company as a member of the Company, the Person bound by this Agreement as Special Member in such Person's capacity as a member of the Company. A Special Member shall only have the rights and duties expressly set forth in this Agreement.

 

(y)           “Special Purpose Entity” is defined in Section 1.7 of this Agreement.

 

(z)            “Springing Member 1” shall be Michael L. Konig or any successor to him.

 

(aa)          “Springing Member 2” shall be Jordan B. Ruddy or any successor to him.

 

(bb)         “Supplemental Loan” shall have the meaning prescribed in the Loan Agreement.

 

(cc)          “Transfers” shall have the meaning prescribed in the Loan Agreement.

 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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The undersigned hereby agree, acknowledge, and certify that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

MEMBER : BR Carroll DFW Portfolio JV, LLC,
  a Delaware limited liability company
     
  By: BR DFW Portfolio JV Member, LLC,
    a Delaware limited liability company, its manager
     
    By: BRG DFW Portfolio, LLC,
      a Delaware limited partnership, its manager
       
      By: Bluerock Residential Holdings, LP
        a Delaware limited partnership, its sole member
         
        By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner

 

  By: /s/ R. Ramin Kamfar
  Name: R. Ramin Kamfar
  Title: Authorized Signatory
     
SPRINGING MEMBER 1 : By: /s/ Michael L. Konig
  Name: Michael L. Konig
     
SPRINGING MEMBER 2 : By: /s/ Jordan B. Ruddy
  Name: Jordan B. Ruddy

 

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Exhibit 10.264

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR CARROLL PHILLIPS CREEK RANCH HOLDINGS, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL PHILLIPS CREEK RANCH HOLDINGS, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into among BR Carroll DFW Portfolio JV, LLC, a Delaware limited liability company, the sole member of the Company (the " Member "), Michael L. Konig (“ Springing Member 1 ”), and Jordan B. Ruddy (“ Springing Member 2 ” and together with Springing Member 1, the “ Springing Members ”).

 

RECITALS

 

A.            The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.            The undersigned desire to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.            Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned parties hereby covenant and agree as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1            Purpose . The Company's business and purpose shall consist solely of the acquisition, ownership, and disposition of all the membership interests in Villas Phillips Creek Partners, LLC, the limited liability company that owned and developed the multi-family real estate project consisting of approximately 352 units and located at 5050 FM 423, Frisco, Texas 75034 and commonly known as Sorrel Phillips Creek Ranch Apartments (the " Property ") and such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2            Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement.

 

1.3            Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

1.4            Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

 

 

 

1.5            Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6            Formation and Authorized Person . The Certificate of Formation has been filed with the Secretary of State of the State of Delaware in accordance with and pursuant to the Act. Chris Vohs is hereby designated as an "authorized person" within the meaning of the Act, and has executed, delivered and filed the Certificate of Formation of the Company with the Secretary of State of the State of Delaware, and is hereby authorized to execute, deliver and file any other certificates (and any amendments and/or restatements thereof) necessary or desirable for the Company to qualify to do business in any other jurisdiction in which the Company may wish to conduct business (the " Qualification Papers "). The execution, delivery and filing of the Qualification Papers by Chris Vohs as an "authorized person" within the meaning of the Act is hereby approved and ratified in all respects. Upon the filing of all of Qualification Papers, his powers as an "authorized person" ceased, and the Member thereupon became the designated "authorized person" and shall continue as the designated "authorized person" within the meaning of the Act.

 

ARTICLE II

MEMBERS

 

2.1            Initial Member .

 

(a)           The name, address and initial Membership Interest of the initial Member is as follows:

 

  Name Membership Interest
  BR Carroll DFW Portfolio JV, LLC 100%
  c/o Bluerock Real Estate, L.L.C.  
  712 Fifth Avenue, 9 th Floor  
  New York, NY 10019  

 

(b)           The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

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2.2            Special Member . Upon the occurrence of any event 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, or (ii) the resignation of the Member and the admission of an additional member of the Company, (a “ Member Cessation Event ”)), Springing Member 1 shall, without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as a Special Member and shall continue the Company without dissolution. If, however, at the time of a Member Cessation Event, Springing Member 1 has died or is otherwise no longer able to step into the role of Special Member, then in such event, Springing Member 2 shall, concurrently with the Member Cessation Event, and without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as Special Member and shall continue the Company without dissolution. It is the intent of these provisions that the Company never have more than one Special Member at any particular point in time. No Special Member may resign from the Company or transfer its rights as Special Member unless a successor Special Member has been admitted to the Company as Special Member by executing a counterpart to this Agreement. The Special Member shall automatically cease to be a member of the Company upon the admission to the Company of a substitute member. The Special Member shall be a member of the Company that has no interest in the profits, losses and capital of the Company and has no right to receive any distributions of Company assets. Pursuant to Section 18-301 of the Act, a Special Member shall not be required to make any capital contributions to the Company and shall not receive a limited liability company interest in the Company. A Special Member, in its capacity as Special Member, may not bind the Company. Except as required by any mandatory provision of the Act, a Special Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter relating to, the Company, including, without limitation, the merger, consolidation or conversion of the Company. In order to implement the admission to the Company of the Special Member, each of Springing Member 1 and Springing Member 2 shall execute a counterpart to this Agreement. Prior to its admission to the Company as Special Member, neither Michael L. Konig nor Jordan B. Ruddy shall be a member of the Company.

 

The Company shall at all times have a Springing Member 1 and Springing Member 2. No resignation or removal of either Springing Member 1 or Springing Member 2, and no appointment of a successor Springing Member, shall be effective unless and until such successor shall have executed a counterpart to this Agreement. In the event of a vacancy in the position of Springing Member 1 or Springing Member 2, the Member shall, as soon as practicable, appoint a successor Springing Member to fill such vacancy. By signing this Agreement, a springing member agrees that, should such Springing Member become a Special Member, such springing member will be subject to and bound by the provisions of this Agreement applicable to a Special Member.

 

ARTICLE III

MANAGEMENT BY MEMBER

 

3.1            In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

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3.2            Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

3.3            Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member or Members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Members.

 

3.4            Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5            Authorization . In furtherance of the conduct of the purposes described herein, the Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company.

 

ARTICLE IV

 

INTENTIONALLY OMITTED

 

ARTICLE V

 

INTENTIONALLY OMITTED

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1 The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no Member or Special Member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a Member or Special Member or the occurrence of any event that causes a Member or Special Member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1            Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

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7.2            [Intentionally Left Blank]

 

7.3            Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1            Assignment, Resignation and Admission Generally .

 

(a)           Assignments . Subject to the terms of this Section 8.l (a), the Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, and the Member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to the Member by merger or consolidation in compliance with the Basic Documents 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.

 

(b)           Resignation . The Member is permitted to resign. If the Member is permitted to resign pursuant to this Section 8.l (b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member or the members, if applicable.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

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8.3            Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

8.4            Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1            Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2            Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

9.3            Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

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9.4            Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

(a)           first, to the satisfaction of the debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(b)           second, to the Member.

 

9.5            Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1          Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2          Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3          Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

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10.4          Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5          Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

10.6          Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7          Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8          Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9          Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10          Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11          Partition . Each Member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each Member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12          Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13          Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

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ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Basic Documents" shall mean collectively this Agreement, and all documents and certificates contemplated thereby or delivered in connection therewith.

 

(d)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(e)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(f)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(g)         "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

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(h)          “Company shall mean BR CARROLL PHILLIPS CREEK RANCH HOLDINGS, LLC.

 

(i)          "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

(j)          "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company; provided, however, the term "Member" shall not include the Special Member.

 

(k)          “Member Cessation Event” shall have the meaning prescribed in Section 2.2 of this Agreement.

 

(l)          "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

(m)          "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(n)          "Special Member" shall mean, upon such Springing Member’s admission to the Company as a member of the Company, the Person bound by this Agreement as Special Member in such Person's capacity as a member of the Company. A Special Member shall only have the rights and duties expressly set forth in this Agreement.

 

(o)          “Springing Member 1” shall be Michael L. Konig or any successor to him.

 

(p)          “Springing Member 2” shall be Jordan B. Ruddy or any successor to him.

 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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The undersigned hereby agree, acknowledge, and certify that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

MEMBER : BR Carroll DFW Portfolio JV, LLC,
  a Delaware limited liability company

 

  By: BR DFW Portfolio JV Member, LLC,
    a Delaware limited liability company, its manager

 

  By: BRG DFW Portfolio, LLC,
    a Delaware limited partnership, its manager

 

  By: Bluerock Residential Holdings, LP
    a Delaware limited partnership, its sole member

 

  By: Bluerock Residential Growth REIT, Inc., a
    Maryland Corporation, its general partner

 

  By: /s/ R. Ramin Kamfar  

  Name: R. Ramin Kamfar  
  Title: Authorized Signatory  

 

SPRINGING MEMBER 1 : By: /s/ Michael L. Konig  

  Name: Michael L. Konig  

 

SPRINGING MEMBER 2 : By: /s/ Jordan B. Ruddy  

  Name: Jordan B. Ruddy  

 

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Exhibit 10.265

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR CARROLL KELLER CROSSING, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL KELLER CROSSING, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into among BR Carroll DFW Portfolio JV, LLC, a Delaware limited liability company, the sole member of the Company (the " Member "), Michael L. Konig (“ Springing Member 1 ”), and Jordan B. Ruddy (“ Springing Member 2 ” and together with Springing Member 1, the “ Springing Members ”).

 

RECITALS

 

A.            The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.            The undersigned desire to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.            Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned parties hereby covenant and agree as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1            Purpose . The Company's business and purpose shall consist solely of the acquisition, ownership, operation, management, financing and disposition of the multi-family real estate project consisting of approximately 322 units and located at 5301 North Tarrant Parkway, Fort Worth, Texas 76244 and commonly known as The Sovereign Apartments (the " Mortgaged Property ") and such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2            Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement; provided, however, that during the term of that certain loan from the Lender in the approximate amount of $28,880,000.00 (the " Loan "), the Company will comply with the applicable single purpose requirements of the Lender set forth in the Loan Documents.

 

 

 

 

1.3            Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

1.4            Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

1.5            Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6            Formation and Authorized Person . The Certificate of Formation has been filed with the Secretary of State of the State of Delaware in accordance with and pursuant to the Act. Chris Vohs is hereby designated as an "authorized person" within the meaning of the Act, and has executed, delivered and filed the Certificate of Formation of the Company with the Secretary of State of the State of Delaware, and is hereby authorized to execute, deliver and file any other certificates (and any amendments and/or restatements thereof) necessary or desirable for the Company to qualify to do business in any other jurisdiction in which the Company may wish to conduct business (the " Qualification Papers "). The execution, delivery and filing of the Qualification Papers by Chris Vohs as an "authorized person" within the meaning of the Act is hereby approved and ratified in all respects. Upon the filing of all of Qualification Papers, his powers as an "authorized person" ceased, and the Member thereupon became the designated "authorized person" and shall continue as the designated "authorized person" within the meaning of the Act.

 

ARTICLE II

MEMBERS

 

2.1            Initial Member .

 

(a)           The name, address and initial Membership Interest of the initial Member is as follows:

 

  Name Membership Interest
  BR Carroll DFW Portfolio JV, LLC 100%
  c/o Bluerock Real Estate, L.L.C.  
  712 Fifth Avenue, 9 th Floor  
  New York, NY 10019  

 

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

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2.2            Special Member . Upon the occurrence of any event 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, or (ii) the resignation of the Member and the admission of an additional member of the Company, (a “ Member Cessation Event ”)), Springing Member 1 shall, without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as a Special Member and shall continue the Company without dissolution. If, however, at the time of a Member Cessation Event, Springing Member 1 has died or is otherwise no longer able to step into the role of Special Member, then in such event, Springing Member 2 shall, concurrently with the Member Cessation Event, and without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as Special Member and shall continue the Company without dissolution. It is the intent of these provisions that the Company never have more than one Special Member at any particular point in time. No Special Member may resign from the Company or transfer its rights as Special Member unless a successor Special Member has been admitted to the Company as Special Member by executing a counterpart to this Agreement. The Special Member shall automatically cease to be a member of the Company upon the admission to the Company of a substitute member. The Special Member shall be a member of the Company that has no interest in the profits, losses and capital of the Company and has no right to receive any distributions of Company assets. Pursuant to Section 18-301 of the Act, a Special Member shall not be required to make any capital contributions to the Company and shall not receive a limited liability company interest in the Company. A Special Member, in its capacity as Special Member, may not bind the Company. Except as required by any mandatory provision of the Act, a Special Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter relating to, the Company, including, without limitation, the merger, consolidation or conversion of the Company. In order to implement the admission to the Company of the Special Member, each of Springing Member 1 and Springing Member 2 shall execute a counterpart to this Agreement. Prior to its admission to the Company as Special Member, neither Michael L. Konig nor Jordan B. Ruddy shall be a member of the Company.

 

The Company shall at all times have a Springing Member 1 and Springing Member 2. No resignation or removal of either Springing Member 1 or Springing Member 2, and no appointment of a successor Springing Member, shall be effective unless and until such successor shall have executed a counterpart to this Agreement. In the event of a vacancy in the position of Springing Member 1 or Springing Member 2, the Member shall, as soon as practicable, appoint a successor Springing Member to fill such vacancy. By signing this Agreement, a springing member agrees that, should such Springing Member become a Special Member, such springing member will be subject to and bound by the provisions of this Agreement applicable to a Special Member.

 

ARTICLE III

MANAGEMENT BY MEMBER

 

3.1            In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

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3.2            Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

3.3            Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member or Members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Members.

 

3.4            Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5            Authorization . The Company is authorized to acquire the Mortgaged Property and to borrow the Loan from The Northwestern Mutual Life Insurance Company (together with its successors and assigns, the " Lender "), and from time to time refinance the Loan. In furtherance of the conduct of the purposes described herein, the Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company. In addition, the Company, or the Member on behalf of the Company, may enter into and perform the Loan Documents and all documents, agreements, certificates, or financing statements contemplated thereby or related thereto, all without any further act, vote or approval of any other Person notwithstanding any other provision of this Agreement, the Act or applicable law, rule or regulation. The foregoing authorization shall not be deemed a restriction on the powers of the Member to enter into other agreements on behalf of the Company in accordance with this Agreement.

 

ARTICLE IV

INTENTIONALLY OMITTED

 

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ARTICLE V

SUBORDINATION OF INDEMNIFICATION PROVISIONS

 

5.1           Notwithstanding any provision hereof to the contrary, any indemnification claim against the Company arising under the Certificate of Formation, this Agreement or the laws of the state of organization of the Company shall be fully subordinate to any obligations of the Company arising under the Mortgage or any other Loan Document, and shall only constitute a claim against the Company to the extent of, and shall be paid by the Company in monthly installments only from, the excess of net operating income of the Company for any month over all amounts then due under the Mortgage and the other Loan Documents.

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1           The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no Member or Special Member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a Member or Special Member or the occurrence of any event that causes a Member or Special Member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1            Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2            [Intentionally Left Blank]

 

7.3            Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

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ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1            Assignment, Resignation and Admission Generally .

 

(a)           Assignments . Subject to the terms of the Loan Documents and this Section 8.l(a), the Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, and the Member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to the Member by merger or consolidation in compliance with the Basic Documents 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.

 

(b)           Resignation . So long as any obligation is outstanding under the Loan, the Member may not resign, except as permitted under the Basic Documents. If the Member is permitted to resign pursuant to this Section 8.l(b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member or the members, if applicable; provided, however, that, notwithstanding the foregoing, except as otherwise provided in the Loan Documents, so long as any obligation remains outstanding under the Loan, no additional member may be admitted to the Company pursuant to this Section 8.l(c) unless approved by the Lender.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3            Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

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8.4            Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1            Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2            Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

9.3            Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4            Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

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(a)           first, to the satisfaction of the Loan; then

 

(b)           second, to the satisfaction of the other debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(c)           third, to the Member.

 

9.5            Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1          Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2          Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3          Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

10.4          Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5          Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

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10.6          Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7          Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8          Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9          Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10          Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11          Partition . Each Member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each Member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12          Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13          Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

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(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Basic Documents" shall mean collectively this Agreement, the Loan Documents, the Property Management Agreement and all documents and certificates contemplated thereby or delivered in connection therewith.

 

(d)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(e)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(f)           “Closing Date” shall mean the date on which the Company acquires the Mortgaged Property.

 

(g)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(h)          "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

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(i)          “Company shall mean BR CARROLL KELLER CROSSING, LLC.

 

(j)          "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

(k)          “Lender” is defined in Section 3.5 of this Agreement.

 

(l)          "Loan" is defined in Section 1.2 of this Agreement.

 

(m)        "Loan Documents" shall mean collectively the Note, the Mortgage, any guaranty, assignment, indemnity agreement, escrow agreement, or the functional equivalent of any of the aforementioned, and any and all other documents evidencing or securing the Loan and any and all documents related thereto.

 

(m)         "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company; provided, however, the term "Member" shall not include the Special Member.

 

(n)         “Member Cessation Event” shall have the meaning prescribed in Section 2.2 of this Agreement.

 

(o)          "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

(p)           "Mortgage" shall mean that certain security instrument executed by the Company in favor of the Lender pursuant to which the Company grants a mortgage lien to Lender against the Mortgaged Property.

 

(q)           “Mortgaged Property” is defined in Section 1.1 of this Agreement.

 

(r)           “Note” shall mean that certain promissory note evidencing the Loan.

 

(s)           "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(t)           "Property Manager" shall mean Carroll Management Group, LLC, a Georgia limited liability company, and its successors and assigns, so long as the initial Property Management Agreement is in full force and effect and, thereafter, the entity performing similar services for the Company with respect to the Mortgaged Property.

 

(u)           "Property Management Agreement" shall mean that certain management agreement between the Company and the Property Manager with respect to the management of the Mortgaged Property.

 

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(v)          “Special Member" shall mean, upon such Springing Member’s admission to the Company as a member of the Company, the Person bound by this Agreement as Special Member in such Person's capacity as a member of the Company. A Special Member shall only have the rights and duties expressly set forth in this Agreement.

 

(w)           ““Springing Member 1” shall be Michael L. Konig or any successor to him.

 

(x)           “Springing Member 2” shall be Jordan B. Ruddy or any successor to him.

 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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The undersigned hereby agree, acknowledge, and certify that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

MEMBER : BR Carroll DFW Portfolio JV, LLC,
  a Delaware limited liability company

 

  By: BR DFW Portfolio JV Member, LLC,
    a Delaware limited liability company, its manager

 

  By: BRG DFW Portfolio, LLC,
    a Delaware limited partnership, its manager

 

  By: Bluerock Residential Holdings, LP
    a Delaware limited partnership, its sole member

 

  By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner

 

  By: /s/ R. Ramin Kamfar  

  Name: R. Ramin Kamfar  
  Title: Authorized Signatory  

 

SPRINGING MEMBER 1 : By: /s/ Michael L. Konig  

  Name: Michael L. Konig  

 

SPRINGING MEMBER 2 : By: /s/ Jordan B. Ruddy  

  Name: Jordan B. Ruddy  

 

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Exhibit 10.266

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR CARROLL KELLER CROSSING HOLDINGS, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL KELLER CROSSING HOLDINGS, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into among BR Carroll DFW Portfolio JV, LLC, a Delaware limited liability company, the sole member of the Company (the " Member "), Michael L. Konig (“ Springing Member 1 ”), and Jordan B. Ruddy (“ Springing Member 2 ” and together with Springing Member 1, the “ Springing Members ”).

 

RECITALS

 

A.            The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.            The undersigned desire to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.            Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned parties hereby covenant and agree as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1            Purpose . The Company's business and purpose shall consist solely of the acquisition, ownership and disposition of all of the membership interests in FW Tarrant Partners, LLC, the limited liability company that owned and developed the multi-family real estate project consisting of approximately 322 units and located at 5301 North Tarrant Parkway, Fort Worth, Texas 76244 commonly known as The Sovereign Apartments (the " Property ") and such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2            Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement.

 

 

 

 

1.3            Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

1.4            Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

1.5            Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6            Formation and Authorized Person . The Certificate of Formation has been filed with the Secretary of State of the State of Delaware in accordance with and pursuant to the Act. Chris Vohs is hereby designated as an "authorized person" within the meaning of the Act, and has executed, delivered and filed the Certificate of Formation of the Company with the Secretary of State of the State of Delaware, and is hereby authorized to execute, deliver and file any other certificates (and any amendments and/or restatements thereof) necessary or desirable for the Company to qualify to do business in any other jurisdiction in which the Company may wish to conduct business (the " Qualification Papers "). The execution, delivery and filing of the Qualification Papers by Chris Vohs as an "authorized person" within the meaning of the Act is hereby approved and ratified in all respects. Upon the filing of all of Qualification Papers, his powers as an "authorized person" ceased, and the Member thereupon became the designated "authorized person" and shall continue as the designated "authorized person" within the meaning of the Act.

 

ARTICLE II

MEMBERS

 

2.1            Initial Member .

 

(a)          The name, address and initial Membership Interest of the initial Member is as follows:

 

  Name Membership Interest
  BR Carroll DFW Portfolio JV, LLC 100%
  c/o Bluerock Real Estate, L.L.C.  
  712 Fifth Avenue, 9 th Floor  
  New York, NY 10019  

 

 

 

 

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

2.2            Special Member . Upon the occurrence of any event 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, or (ii) the resignation of the Member and the admission of an additional member of the Company, (a “ Member Cessation Event ”)), Springing Member 1 shall, without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as a Special Member and shall continue the Company without dissolution. If, however, at the time of a Member Cessation Event, Springing Member 1 has died or is otherwise no longer able to step into the role of Special Member, then in such event, Springing Member 2 shall, concurrently with the Member Cessation Event, and without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as Special Member and shall continue the Company without dissolution. It is the intent of these provisions that the Company never have more than one Special Member at any particular point in time. No Special Member may resign from the Company or transfer its rights as Special Member unless a successor Special Member has been admitted to the Company as Special Member by executing a counterpart to this Agreement. The Special Member shall automatically cease to be a member of the Company upon the admission to the Company of a substitute member. The Special Member shall be a member of the Company that has no interest in the profits, losses and capital of the Company and has no right to receive any distributions of Company assets. Pursuant to Section 18-301 of the Act, a Special Member shall not be required to make any capital contributions to the Company and shall not receive a limited liability company interest in the Company. A Special Member, in its capacity as Special Member, may not bind the Company. Except as required by any mandatory provision of the Act, a Special Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter relating to, the Company, including, without limitation, the merger, consolidation or conversion of the Company. In order to implement the admission to the Company of the Special Member, each of Springing Member 1 and Springing Member 2 shall execute a counterpart to this Agreement. Prior to its admission to the Company as Special Member, neither Michael L. Konig nor Jordan B. Ruddy shall be a member of the Company.

 

The Company shall at all times have a Springing Member 1 and Springing Member 2. No resignation or removal of either Springing Member 1 or Springing Member 2, and no appointment of a successor Springing Member, shall be effective unless and until such successor shall have executed a counterpart to this Agreement. In the event of a vacancy in the position of Springing Member 1 or Springing Member 2, the Member shall, as soon as practicable, appoint a successor Springing Member to fill such vacancy. By signing this Agreement, a springing member agrees that, should such Springing Member become a Special Member, such springing member will be subject to and bound by the provisions of this Agreement applicable to a Special Member.

 

ARTICLE III

MANAGEMENT BY MEMBER

 

3.1            In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

 

 

 

3.2            Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

3.3            Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member or Members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Members.

 

3.4            Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5            Authorization . In furtherance of the conduct of the purposes described herein, the Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company.

 

ARTICLE IV

 

INTENTIONALLY OMITTED

 

 

 

 

ARTICLE V

 

INTENTIONALLY OMITTED

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1           The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no Member or Special Member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a Member or Special Member or the occurrence of any event that causes a Member or Special Member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1            Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2            [Intentionally Left Blank]

 

7.3            Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

 

 

 

ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1            Assignment, Resignation and Admission Generally .

 

(a)           Assignments . Subject to the terms of this Section 8.l (a), the Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, and the Member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to the Member by merger or consolidation in compliance with the Basic Documents 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.

 

(b)           Resignation . The Member is permitted to resign. If the Member is permitted to resign pursuant to this Section 8.l(b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member or the members, if applicable.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3            Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

8.4            Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

 

 

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1            Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2            Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

9.3            Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4            Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

(a)           first, to the satisfaction of the debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(b)           second, to the Member.

 

9.5            Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

 

 

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1          Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2          Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3          Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

10.4          Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5          Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

10.6          Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7          Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8          Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

 

 

 

10.9          Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10          Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11          Partition . Each Member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each Member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12          Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13          Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

 

 

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Basic Documents" shall mean collectively this Agreement, and all documents and certificates contemplated thereby or delivered in connection therewith.

 

(d)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(e)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(f)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(g)           "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

(h)           “Company shall mean BR CARROLL KELLER CROSSSING HOLDINGS, LLC.

 

(i)           "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

 

(j)           "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company; provided, however, the term "Member" shall not include the Special Member.

 

(k)           “Member Cessation Event” shall have the meaning prescribed in Section 2.2 of this Agreement.

 

(l)           "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

 

 

 

 

(m)           "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(n)           "Special Member" shall mean, upon such Springing Member’s admission to the Company as a member of the Company, the Person bound by this Agreement as Special Member in such Person's capacity as a member of the Company. A Special Member shall only have the rights and duties expressly set forth in this Agreement.

 

(o)           “Springing Member 1” shall be Michael L. Konig or any successor to him.

 

(p)           “Springing Member 2” shall be Jordan B. Ruddy or any successor to him.

 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

 

 

 

The undersigned hereby agree, acknowledge, and certify that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

MEMBER : BR Carroll DFW Portfolio JV, LLC,
  a Delaware limited liability company

 

  By: BR DFW Portfolio JV Member, LLC,
    a Delaware limited liability company, its manager

 

  By: BRG DFW Portfolio, LLC,
    a Delaware limited partnership, its manager

 

  By: Bluerock Residential Holdings, LP
    a Delaware limited partnership, its sole member

 

  By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner

 

  By: /s/ R. Ramin Kamfar  
  Name: R. Ramin Kamfar  
  Title: Authorized Signatory  

 

SPRINGING MEMBER 1 : By: /s/ Michael L. Konig  
  Name: Michael L. Konig  

 

SPRINGING MEMBER 2 : By: /s/ Jordan B. Ruddy  
  Name: Jordan B. Ruddy  

 

 

 

Exhibit 10.267

 

 

 

 

 

 

PROPERTY MANAGEMENT AGREEMENT

 

dated as of October 29, 2015

 

between

 

BR CARROLL PHILLIPS CREEK RANCH, LLC

Owner

 

and

 

CARROLL MANAGEMENT GROUP, LLC

Manager

 

 
 

 

PROPERTY MANAGEMENT AGREEMENT

 

THIS PROPERTY MANAGEMENT AGREEMENT (this " Agreement ") is made as of October 29, 2015 (the “ Effective Date ”), by and between BR CARROLL PHILLIPS CREEK RANCH, LLC , a Delaware limited liability company (" Owner "), and CARROLL MANAGEMENT GROUP, LLC , a Georgia limited liability company (" Manager ").

 

RECITALS :

 

A.            Owner is the owner of certain real property more particularly described in Exhibit “A” attached hereto and incorporated herein by this reference, upon which certain improvements consisting of a 352-unit multifamily Project and related amenities, landscaping, parking facilities and other common areas have been constructed (collectively, the " Project ").

 

B.            Manager has represented to Owner that Manager is experienced in the management, leasing, operation, bookkeeping, reporting, marketing, maintenance and repair of projects similar to the Project;

 

C.            Owner hereby appoints Manager as sole and exclusive agent of Owner to manage the Project on the terms herein and Manager accepts such appointment on the terms herein and agrees to use diligent efforts to conduct and enhance the management of the Project, subject to the terms herein; and

 

D.            The relationship of Manager to Owner shall be that of an independent contractor. Nothing herein shall be construed as creating a partnership, joint venture, or any other relationship between the parties hereto;

 

NOW, THEREFORE , in consideration of the premises and the sum of TEN AND NO/100 DOLLARS ($10.00) paid by Owner to Manager, and for other valuable consideration, including the mutual covenants hereinafter set forth, the receipt, adequacy, and sufficiency of which are acknowledged by the parties hereto, Owner and Manager covenant and agree as follows:

 

1. Definitions.

 

" Affiliate " means any person that directly or indirectly, through one or more intermediaries, controls or is controlled by or is under common control with a designated Person.

 

Annual Business Plan ” shall mean, with respect to calendar year 2015, the Annual Business Plan for the management and operation of the Project attached hereto as Exhibit “B” and incorporated herein by this reference, and for all other years during the term of this Agreement, the Annual Business Plan for such year established pursuant to Section 5(e) below.

 

Applicable Law ” shall mean all building codes, zoning ordinances, laws, orders, writs, ordinances, rules and regulations of any Federal, state, county, city, borough, or municipality, or of any division, agency, bureau, court, commission or department or of any division, agency, bureau, court, commission or department thereof, or of any public officer or official, having jurisdiction over or with respect to the Project.

 

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Approved Operating Expenses ” shall mean, with respect to calendar year 2015, the expenses set forth in the Annual Business Plan attached hereto as Exhibit “B” and incorporated herein by this reference, and for all other years during the term of this Agreement, the expenses contained in the Annual Business Plan for such year established pursuant to Section 5(e) below, together with all other operating expenses with respect to the Project which are otherwise approved by Owner or permitted pursuant to the express terms of this Agreement.

 

Cause shall have the meaning set forth in the Operating Agreement.

 

Claims ” shall have the meaning set forth in Section 9(a) below.

 

Code ” means the Internal Revenue Code of 1986, as amended from time to time, or any corresponding provision or provisions of succeeding law.

 

Confidential Information ” shall mean the books, records, business practices, methods of operations, computer software, financial models, financial information, policies and procedures, and all other information relating to Owner and the Project (including any such information relating to the Project generated by Manager), which is not available to the public.

 

Controllable Expenses ” shall mean all expenses, other than Uncontrollable Expenses, with respect to the Project.

 

Depository Accounts ” shall have the meaning set forth in Section 5(c) below.

 

Emergency ” shall mean an event requiring action to be taken prior to the time that approval could reasonably be obtained from Owner, (i) in order to comply with Applicable Law, any insurance requirement or this Agreement, or to preserve the Project (or any part thereof), or (ii) for the safety of any Tenants, occupants, customers or invitees thereof, or (iii) to avoid the suspension of any services necessary to the Tenants, occupants, licensees or invitees thereof.

 

Emergency Expenditures ” shall have the meaning set forth in Section 5(k) below.

 

Excluded Items ” means:

 

(a)           capital contributions by Owner or any interest therein;

 

(b)           the refinancing of any loan or any voluntary conversion, sale, exchange or other disposition of the Project or any portion thereof;

 

(c)           casualty insurance proceeds;

 

(d)           proceeds of condemnation awards;

 

(e)           any deposits including rental, security, damage, or cleaning deposits;

 

(f)           interest on investments or otherwise;

 

(g)           abatement of taxes;

 

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(h)           any utility reimbursements received from Tenants for amounts actually paid by Owner or Manager directly to the utility companies (Owner acknowledging and agreeing that any revenues, fees, mark-ups and overhead charges received from Tenants in excess of amounts actually paid to the utility companies shall be included in Monthly Gross Receipts);

 

(i)           discounts and dividends on insurance policies; and

 

(j)           other income not directly derived from Manager's management of the Project.

 

Leases ” shall have the meaning set forth in Section 5(f)(ii) below.

 

Loan Documents ” shall mean any and all documents evidencing or securing any indebtedness obtained by Owner and secured by the Project with respect to which Manager has received written notice from Owner, as same shall be amended, replaced, refinanced or otherwise modified from time to time during the Term of this Agreement. Manager acknowledges receipt of the Loan Documents of even date herewith evidencing and securing that certain Loan in the original maximum principal amount of $38,650,000.00, more or less, from CBRE Capital Markets, Inc, and its successors or assigns (collectively, “ Lender ”) to Owner.

 

Management Fee ” shall have the meaning set forth in Section 4(a) .

 

Manager Indemnitees ” shall have the meaning set forth in Section 9(b) below.

 

Manager’s Event of Default ” shall have the meaning set forth in Section 10(a) below.

 

Master Insurance Program ” shall have the meaning set forth in Section 6(b) below.

 

Monthly Gross Receipts ” shall include the entire amount of all Rental Income and additional revenues derived from the Project other than the Excluded Items, including all receipts, determined on a cash basis, from:

 

(a) Rental Income;

 

(b) Owner's share of vendor income proceeds from vending machines and concessions; and

 

(c) All other income and cash receipts attributable to or derived from the Project other than the Excluded Items.

 

Operating Agreement ” shall mean that certain Limited Liability Company Agreement for BR Carroll DFW Portfolio JV, LLC, dated as of the Effective Date.

 

Owner Indemnitees ” shall have the meaning set forth in Section 9(a) below.

 

Owner’s Event of Default ” shall have the meaning set forth in Section 10(c) below.

 

Person ” means any individual, partnership, corporation, trust, limited liability company or other entity.

 

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Project ” shall have the meaning set forth in the recitals above.

 

Reimbursable Expenses ” shall have the meaning set forth in Section 4(b) below.

 

Rental Income ” means all rent and other charges due from Tenants, from users of garage spaces, storage closets, parking charges, and from any other lessees of other non-dwelling facilities, if any, in the Project, from concessionaires in consequence of the authorized operation of facilities in the Project maintained primarily for the benefit of Tenants, and all other rental fees and other charges otherwise due Owner and collected by Manager with respect to the Project.

 

Security Account ” shall have the meaning set forth in Section 5(d) below.

 

Tenants ” shall have the meaning set forth in Section 5(d) below.

 

Uncontrollable Expenses ” shall mean the following expenses with respect to the Owner or the Project: taxes and insurance; licenses; HOA assessments; utilities; unanticipated material repairs that are essential to preserve or protect the Project; debt service; and costs due to a change in law.

 

2.            Appointment of Manager . On and subject to the terms and conditions of this Agreement, Owner hereby retains Manager commencing on the Effective Date (the “ Commencement Date ”) to manage and lease the Project.

 

3.            Term . This Agreement shall commence on the Commencement Date and shall continue for a term of thirty-six (36) months (the “ Initial Term ”) or until Manager is terminated pursuant to Section 11 of this Agreement. For avoidance of doubt, the Initial Term shall be automatically extended for additional twelve (12) month periods unless either party terminates this Agreement pursuant to Section 11 .

 

4.            Management Fee; Other Fees; Reimbursement of Expenses . In consideration of the performance by Manager of its duties and obligations hereunder:

 

(a)           Owner agrees to pay to Manager a fee computed and payable monthly in arrears in an amount equal to three percent (3.00%) of Monthly Gross Receipts (the “ Management Fee ”). The Management Fee shall be deducted each month from the Monthly Gross Receipts to be paid to Owner pursuant to this Agreement.

 

(b)           Subject to the Annual Business Plan, Owner agrees to reimburse Manager for the aggregate expenses incurred by Manager in connection with or arising from the ownership, operation, management, repair, replacement, maintenance and use or occupancy of the Project, including, without limitation, those costs expressly set forth in Exhibit “C” attached hereto and incorporated herein by this reference (all items to be reimbursed pursuant to this Section 4(b) are referred to herein as “ Reimbursable Expenses ”). If any such Reimbursable Expenses are a part of the Approved Operating Expenses and are paid by Manager and not from Monthly Gross Receipts on hand, then Owner agrees to reimburse such amounts to Manager. All other Reimbursable Expenses which are not a part of Approved Operating Expenses and not contained in the list set forth in Exhibit “C” attached hereto must be approved by Owner in advance, such approval not to be unreasonably withheld, conditioned or delayed. Manager shall submit to Owner an invoice detailing the calculation of such Reimbursable Expenses no later than the fifteenth (15th) day of each month for the immediately preceding month. The Reimbursable Expenses then owed shall be deducted each month from the Monthly Gross Receipts to be paid to Owner pursuant to this Agreement.

 

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(c)           Intentionally Omitted.

 

(d)           A construction management fee in the amount of five percent (5.0%) of any expenses incurred in connection with (a) all interior renovation projects with respect to the units in the Project to the extent costs with respect to same exceed $10,000, in the aggregate, in any single calendar year, (b) any individual capital expenditure project set forth in the Annual Business Plan, and (c) any other individual capital expenditure project the cost of which exceeds $10,000, w hich fee shall be calculated and paid upon each respective draw and within thirty (30) days of final draw or following completion of the restoration or satisfaction of the claim, whichever is applicable.

 

(e)           A fee will be charged for the initial takeover of the Project in the amount of $2,000.00 to cover costs for training and marketing of the Project.

 

(f)           Intentionally Omitted

 

(g)           Upon the termination of this Agreement by Owner pursuant to Section 11(c) , Owner shall pay to Manager a close-out fee equal to the sum of the Management Fees paid by Owner to Manager for the full three (3) months immediately preceding the date of termination (the “ Close Out Fee ”). The Close Out Fee shall be deducted from the final month’s Monthly Gross Receipts to be paid to Owner.

 

5. Authority and Responsibilities of Manager .

 

(a)            Independent Contractor . In the performance of its duties hereunder, Manager shall be and act as an independent contractor, with the sole duty to supervise, manage, operate, control, direct and determine the methods of performance of the specified duties and obligations hereunder. Nothing contained in this Agreement shall be deemed or construed to create a partnership, joint venture, employment relationship, or otherwise to create any liability for one party with respect to indebtedness, liabilities or obligations of the other party except as otherwise may be expressly set forth herein.

 

(b)            Standard of Care . Manager shall perform its duties and obligations in a professional manner, and shall maintain the Project in accordance with the applicable Annual Business Plan and in accordance with the standards a reasonably prudent multifamily property manager would employ with respect to properties of similar age, size, and class as the Project in the market area in which the Project is located.

 

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(c)            Depository Accounts . All Monthly Gross Receipts from the Project, after deducting Approved Operating Expenses, Reimbursable Expenses and the Management Fee, shall be deposited by Manager into one or more deposit accounts designated by Owner (each a “ Depository Account ”). All Depository Accounts shall be the sole and exclusive property of Owner, and Manager shall retain no interest therein, except as may be expressly provided in this Agreement. Manager shall not commingle Depository Accounts with any other funds. Checks may be drawn upon such Depository Accounts only by persons authorized by Owner in writing to sign checks, at least one of whom shall be a designee of Manager. No loans shall be made from the Depository Account. All Depository Accounts shall be established in the name of Owner.

 

(d)            Security Deposits . Manager shall deposit and maintain all security deposits in a separate account designated by Owner and insured by the Federal Deposit Insurance Corporation (the “ Security Account ”). Manager shall fully fund all security deposits actually received by Manager from tenants of the Project under written leases (collectively, “ Tenants ”) into the Security Account, notwithstanding whether Applicable Law requires full funding. The Security Account shall be a segregated account that is distinct from the Depository Accounts and any other accounts relating to the Project or Manager. The Security Account shall be the sole and exclusive property of Owner, and Manager shall retain no interest therein, except as may be expressly provided herein. Manager shall not commingle the Security Account with any other funds. Checks may be drawn upon the Security Account only by persons authorized by Owner in writing to sign checks, at least one of whom shall be a designee of Manager. No loans shall be made from the Security Account. Manager shall not use a "standardized clearing account" for the Security Account. The Security Account shall be established in the name of Manager to be held in trust for Owner.

 

(e)             Annual Business Plan .

 

(i) The initial Annual Business Plan for the balance of calendar year 2015 approved by Owner and Manager is attached hereto as Exhibit “B ” and is incorporated herein for all intents and purposes under this Agreement (the “ Initial Business Plan ”).

 

(ii) For Annual Business Plans for calendar years 2016 and 2017, Manager agrees to prepare an Annual Business Plan for the operation of the Project for Owner's review and approval, no later than October 31 of the immediately preceding year for the 2016 calendar year and October 15 of the immediately preceding year for the 2017 (and any subsequent) calendar year. If final approval of a proposed Annual Business Plan by Owner has not been given by the beginning of the year to which such proposed Annual Business Plan relates, Manager shall operate the Project on the basis of the previous year’s approved Annual Business Plan, adjusted by (i) assuming that the revenue from the Project will increase to 103% of the revenues collected in the prior year, (ii) assuming that the Controllable Expenses will increase to 103% of the amount of the actual Controllable Expenses incurred in the prior year, (iii) increasing all Uncontrollable Expenses by any anticipated or known increases in such Uncontrollable Expenses, and (iv) including any Emergency Expenditure (as defined in Section 5(k) below). Notwithstanding the foregoing to the contrary, if, prior to the commencement of calendar year 2016, the parties have not agreed on the budget for capital expenditures at the Project in the Annual Business Plan for calendar year 2016, there shall be no changes in budgeted capital expenditures for calendar year 2016; provided, however, that any incomplete capital projects commenced in calendar year 2015 and contemplated in the Initial Business Plan shall be funded as provided in the Initial Business Plan until such capital projects are completed.

 

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(iii) If Manager and Owner agreed to the Annual Business Plan for calendar year 2017 in accordance with subsection (ii) above, then the Annual Business Plan for calendar year 2018 shall also be determined in accordance with the applicable provisions of subsection (ii) above. If, however, Manager and Owner were unable to agree to the Annual Business Plan for calendar year 2017, then Owner may establish the Annual Business Plan for calendar year 2018 without Manager’s consent.

 

(iv) For Annual Business Plans for calendar years 2019 and all subsequent calendar years, if applicable, Manager shall have the right to prepare and propose an Annual Business Plan for such calendar year on or prior to October 15 of the immediately preceding year (without obligation to do so), and Owner may, regardless of the information contained in Manager’s proposal, establish the Annual Business Plan for the applicable calendar year, without Manager’s consent.

 

(v) Manager and Owner each acknowledge and agree that, in establishing the Annual Business Plans in accordance with this Section 5(e), each shall be obligated to act reasonably and in good faith, taking into account past performance of the Project, leasing trends and competitive properties within the market where the Project is located, the age of the Project and the units at the time such Annual Business Plan is established, and such other factors as reasonably prudent owners and managers of multifamily assets substantially similar to the Project would take into account in order to maximize revenue therefrom.

 

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(vi) No material deviations (as defined herein) from any item in an Annual Business Plan approved in accordance with the terms herein shall be made by Manager without the prior approval of the “ Management Committee ” (as defined in the Operating Agreement), to the extent required by the Operating Agreement. The Manager shall provide quarterly updates to the Annual Business Plan, solely for informational purposes. Each Annual Business Plan shall include the information set forth in Exhibit “E” . Owner (and its sole member) will consider the proposed Annual Business Plan in accordance with the terms of the Operating Agreement and will consult with Manager prior to the commencement of the forthcoming calendar year in order to agree on an Annual Business Plan for such calendar year. In no event shall Owner have the right to modify the Annual Business Plan to reduce the Management Fee or Reimbursable Expenses otherwise due pursuant to Section 4 . In no event shall Manager be deemed in default under this Agreement if such changes by Owner to the Annual Business Plan cause Manager to have insufficient funds to perform its obligations hereunder. Manager agrees to use commercially reasonable efforts to ensure that the actual costs of maintaining and operating the Project shall not exceed the amount reasonably necessary and, in any event, will not exceed either the Annual Business Plan either in total amount or in any one accounting category. Notwithstanding anything to the contrary, Manager shall secure Owner's prior written approval for any expenditure that will result in an excess of the annual budgeted amount set forth in the Annual Business Plan in any one accounting category by the lesser of ten percent (10%) or $10,000 or $25,000 in the aggregate for all categories (a “ material deviation ”). Manager shall promptly advise and inform the Owner of any transaction, notice, event or proposal directly relating to the management and operation of the Project which does or is likely to significantly affect, either adversely or favorably, the Project, other assets of the Owner or cause a material deviation from the Annual Business Plan. Nothing contained herein shall in any way diminish the obligations or duties of Manager hereunder.

 

(f)                  Leasing, Collection of Rents, Etc .

 

(i)      Manager shall use commercially reasonable efforts consistent with the standard of care set forth herein to lease apartment units in accordance with all Applicable Laws, to retain residents and to maximize Rental Income. Manager shall not enter into any Lease which has a term less than six (6) months or greater than fifteen (15) months, except as approved by Owner or as may be expressly permitted by any loan documents applicable to the Project entered into by Owner from time to time during the term hereof. Manager shall comply in all material respects with all of the terms and conditions applicable to the leasing of the Project set forth in any Loan Documents.

 

(ii)     Manager shall sign apartment leases (“ Leases ”) on behalf of Owner in its capacity as property manager hereunder. Manager shall only sign Leases in the form of lease attached hereto as Exhibit “D” .

 

(iii)    Manager shall collect rents, security deposits and other charges payable by Tenants in accordance with the Leases, and shall collect Monthly Gross Receipts due Owner with respect to the Project from all other sources, and shall deposit all such monies received promptly upon receipt in the appropriate accounts as provided herein. If Manager receives Excluded Items, Manager shall promptly deposit same in an account designated by Owner.

 

(iv)    Manager shall pay all debt service, monthly bills and insurance premiums on the Project from the Depository Account.

 

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(v)     Manager shall, at Owner's expense, market the Project for rental, terminate Leases, evict Tenants, institute and settle suits for delinquent payments as Manager, in its reasonable discretion, deems advisable, subject to other provisions of this Agreement. In connection therewith, Manager may, at Owner's expense, as limited by the provisions of Section 5(l) of this Agreement, consult and retain legal counsel.

 

(vi)    Manager shall, at Owner’s written request, on the twenty-first (21 st ) day of each month, pay Owner an amount equal to Monthly Gross Receipts for such month, less amounts paid for Approved Operating Expenses of the Project in accordance with this Agreement, including, without limitation, the fees owed to Manager pursuant to Section 4 of this Agreement.

 

(vii)   The responsibilities and services included in this Section 5 as part of Manager's duties shall not entitle Manager to any additional compensation over and above the fees set forth in Section 4 of this Agreement. Except as expressly provided in Section 4 , Manager shall not be entitled to any compensation based upon any Project financing or sale of the Project, unless Manager is engaged pursuant to a separate agreement with Owner to provide brokerage services in connection therewith, in which case Manager's right to compensation for Project financing or sale shall be based upon such separate agreement.

 

(g)                 Repair, Maintenance and Service .

 

(i)      Manager shall maintain the Project in good repair and condition, consistent with the standard of care set forth herein and in accordance with the Annual Business Plan.

 

(ii)      Subject to the other terms and conditions of this Agreement, Manager in its capacity hereunder shall, in Owner's name and at Owner's expense, execute contracts for water, sanitary sewer, electricity, gas, internet service, telephone, trash removal, television, vermin or pest extermination and any other services which are necessary to properly maintain the Project, except for utility services to individual apartment units, which shall be each Tenants’ respective responsibility to the extent provided in the applicable Leases. Any such contracts shall not, unless the Owner otherwise approves the terms thereof, materially deviate from the terms of the then existing approved Annual Business Plan of the Project. Manager shall, in Owner's name and at Owner's expense, out of available cash flow, hire and discharge independent contractors for the repair and maintenance of the Project. Other than Leases, which Manager is authorized to execute hereunder, Manager shall not, without the prior written consent of the Owner, enter into any contract in the name of Owner which may not be terminated without payment of penalty or premium with not more than thirty (30) days’ notice. Except as set forth above, Manager shall be permitted to and shall enter into all other contracts (in the name of and/or as agent for Owner) in accordance with the standard of care established by this Agreement and as Manager reasonably believes are necessary to perform Manager’s obligations hereunder. Manager shall act at arms’ length with all contractors and shall employ no Affiliates of Manager without the prior written consent of Owner.

 

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(h)            Manager's Employees . Manager shall have in its employ at all times a sufficient number of employees to enable it to professionally manage the Project in accordance with the terms of this Agreement, as determined by Manager in its professional discretion and subject to the Annual Business Plan. Manager shall prepare, execute and file all forms, reports and returns, as applicable, but only to the extent expressly required by Applicable Laws, and Manager shall be permitted to rely on the advice of counsel and other experts in making the determination of what is required. Manager is authorized to screen, test, investigate, hire, supervise, discharge, and pay all personnel necessary in Manager’s reasonable discretion to maintain and operate the Project. Owner shall reimburse Manager for all employee related expenses, liabilities, and administrative burden (including, without limitation, costs for all full-time and part-time employees such as gross salaries and wages, payroll taxes, health insurance, workers compensation, and other benefits of Manager’s employees including the costs for training, software, and other administrative and processing costs, including without limitation, payroll processing, risk management, benefits administration, travel, marketing expenses, bank charges, telephone and answering service [which may be equitably allocated on a prorata basis (based on the gross revenues of each such property) among the Project and other properties managed by Manager, if applicable]) and all costs related to pre-employment testing and screening, provided, however, that all of the foregoing costs shall be subject to the then effective Annual Business Plan or otherwise permitted or approved by Owner pursuant to this Agreement. Owner expressly acknowledges and agrees that Manager may use employees normally assigned to other work centers and/or part-time employees to properly staff the Project, in which case wages and related expenses shall be reimbursed on a pro rata basis for the time actually spent for the Project (rather than being allocated based on the gross revenues of each property); provided, however, Owner shall not pay or reimburse Manager for all or any part of Manager's general overhead expenses, including salaries and payroll expenses of personnel of Manager, except as otherwise set forth herein.

 

(i)            Books and Records .  Manager shall keep, or shall supervise and direct the keeping of, a comprehensive system of office records, books and accounts pertaining to the Project.  Such accounts shall be maintained using accrual method of accounting in accordance with federal tax or generally accepted accounting principles (GAAP); provided that Owner may instruct Manager in writing to utilize an accounting method other than GAAP.  Manager shall preserve all invoices for a period of four years (or such other period as may be required by applicable law) or until this Agreement terminates and such items are delivered to Owner at Owner’s request and expense. All books, correspondence and data pertaining to the leasing, management and operation of the Project shall, at all times, be safely preserved. Such books, correspondence and data shall be available to Owner at all reasonable times, upon not less than forty-eight (48) hours’ advance notice, for Owner’s inspection thereof, and shall, upon the termination of this Agreement be delivered to Owner in their entirety and upon request of Owner be delivered to Owner within thirty (30) days of such request. Manager shall maintain files of all original documents relating to Leases, vendors and all other business of the Project in an orderly fashion at the Project, which files shall be the property of Owner and shall at all times be open to Owner's inspection and available for copying at Owner's request, cost and expense. Manager shall comply with the Capitalization and Expense Policy of Bluerock Real Estate, L.L.C., a copy of the current form of which has been provided to Manager.

 

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(j)            Reporting . Manager shall electronically furnish Owner with the statements and reports listed on Exhibit “F” attached hereto. For the purposes of delivering any and all statements and reports to be made on a monthly basis pursuant to Exhibit “F” , Owner acknowledges and agrees that Manager shall base such statements and reports on information current as of the close of business on the twenty-fifth (25 th ) day of the month, including applicable accruals, with respect to which such statements or reports apply. In addition, an annual audit report shall be prepared at Owner's expense, showing a balance sheet and an income and expense statement, all in reasonable detail and certified by an independent certified public accountant approved by Owner in its sole discretion. Within five (5) days after the end of each calendar quarter of each year, Manager shall cause to be furnished to BR DFW Portfolio JV Member, LLC (“Bluerock”) such information as reasonably requested in writing by Bluerock as is necessary for any reporting requirements of Bluerock or any direct or indirect members of Bluerock or for any reporting requirements of any REIT Member (as defined in the Operating Agreement) (whether a direct or indirect owner) to determine its qualification as a real estate investment trust and its compliance with REIT Requirements (as defined in the Operating Agreement) as shall be reasonably requested by Bluerock. Further, the Manager shall cooperate in a reasonable manner at the request of Owner and any direct or indirect member of Owner to work in good faith with any designated accountants or auditors of such party or its Affiliates so that such party or its Affiliate is able to comply with its public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of such party or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such party or its Affiliates. Owner may request, and Manager shall provide within a commercially reasonable period after such request, assistance with draw requests, ad hoc reports and special accounting projects at a reasonable cost to be pre-approved by Owner.  Manager shall also prepare and provide to Owner such reports and information as reasonably required by Owner to prepare the reports and tax returns required under (i) its limited liability company operating agreement and (ii) the Loan Documents. Except as noted above, in Section 4(b) or Exhibit F of this Agreement, all costs and expenses incurred in connection with the preparation of any statements, budgets, schedules, computations and other reports required under this Agreement shall be the responsibility of Manager.

 

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(k)            Approved Operating Expenses; Emergency Expenditures . The Approved Operating Expenses which Manager is authorized to incur and pay on behalf of Owner under this Agreement shall in all respects be limited to those expenses set forth in the Annual Business Plan for the period during which such expenses are paid; provided, however , that Manager shall be authorized to incur and pay for all other expenses permitted pursuant to Section 5(e) above, or which are otherwise expressly permitted by this Agreement regardless of whether or not such expenses are within the limitations set by the Annual Business Plan. Any expenses permitted pursuant to Section 5(e) or otherwise approved in writing by Owner which were not included in the Annual Business Plan shall be deemed sums permitted to be expended by Manager in addition to (and not in limitation of) the amounts permitted under the Annual Business Plan. The foregoing notwithstanding, if an Emergency occurs necessitating repairs the cost of which would have the effect of exceeding the Annual Business Plan by more than those limitations as provided above (such expenses referred to herein as “ Emergency Expenditures ”), and Manager is unable to communicate promptly with Owner, then Manager may order, contract for and pay for such Emergency Expenditures not to exceed $20,000, with the cost thereof being included as a Reimbursable Expense for the purposes of the Agreement, and Manager shall promptly thereafter notify Owner of any such expenses and the nature of the Emergency.

 

(l)                  Legal Proceedings and Compliance with Applicable Laws .

 

(i)      Manager shall promptly notify Owner (and each insurance carrier of which Manager is aware and whose policy may cover a related claim) in writing of the receipt of, or attempted service on Owner or Manager of (A) any demand, notice or legal process, or (B) the occurrence of any casualty, loss, injury or damage on, at or concerning the Project.

 

(ii)     Manager acknowledges that it is not authorized to accept service of process or any other notice on behalf of Owner. Manager shall not make representations or provide information to any Person that is inconsistent with the foregoing.

 

(iii)    Manager shall promptly provide copies to Owner of all notices and other written communications from Owner's insurance carriers with respect to accepting coverage, appointing counsel or any other matter related to a claim against Owner.

 

(iv)    Manager shall promptly provide notice to Owner of any oral or written communication relating to the Project that Manager receives from a governmental or regulatory agency. Manager shall promptly provide Owner with a complete copy of any such written materials.

 

(v)     Manager shall fully comply and cause its employees to fully comply, with all Applicable Laws in connection with this Agreement and the performance of its obligations hereunder.

 

(vi)    Manager agrees that it shall not, and shall not permit its employees to, cause any hazardous materials or toxic substances, to be stored, released or disposed of on or in the Project except as may be incidental to the operation of the Project (e.g., cleaning supplies, fertilizers, paint, pool supplies and chemicals) and then only in complete compliance with all Applicable Laws, in conformity with the standard of care established hereby and in accordance with any limitations set forth in any loan documents evidencing or securing any financing secured by the Project. If (A) there is a violation of Applicable Laws or a violation of the terms of any applicable loan documents regarding the storage, release and disposal of such hazardous materials, or toxic substances, or (B) Manager reasonably believes that the storage, release or disposal of any hazardous material, petroleum product, or toxic substances, could cause liability to the Owner, including any releases caused by Tenants, third parties or employees, on or affecting the Project, Manager shall notify Owner promptly.

 

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(vii)   Manager agrees that the Project shall be offered to all prospective tenants on a nondiscriminatory basis without regard to race, color, religion, sex, family status, handicap or national origin in accordance with Applicable Law.

 

(m)     Computers . All computers, hardware, software, computer upgrades and maintenance in connection therewith shall be at Owner's expense.

 

(n)      Insufficient Cash Flow . In the event that the Depository Accounts for the Project do not have sufficient funds to cover the monetary obligations of Manager or the Project pursuant to this Agreement, Manager shall give Owner prompt written notice with respect to such shortfall and if Owner has not promptly provided funds, then Manager will have no duty to perform any such obligations until Owner provides sufficient funding, and Manager shall not be in default under this Agreement for failure to perform any obligation hereunder as a result of such lack of funds. If Manager suspects that the cash flow from the Project will not, at any time, be sufficient to cover any Project related expenses, Manager shall promptly notify Owner, and Manager and Owner shall mutually determine the order in which the obligations of the Project will be satisfied; provided, however, that Manager and Owner agree that available cash flow will in any event first be applied to Uncontrollable Expenses that are then due and payable.

 

6. Insurance Requirements .

 

(a) MANAGER'S INSURANCE: Manager shall obtain and maintain the following insurance (the specifications for which may be changed from time to time by Owner) necessary to protect the interest of Owner as it relates to Manager's operations hereunder, at Manager's sole cost and expense, from authorized insurance companies approved by Owner rated by Best's Rating at A XII or higher.

 

(i)           COMMERCIAL GENERAL LIABILITY INSURANCE: Commercial general liability insurance for the benefit of Manager and Owner in the amount of $1,000,000 per occurrence and $2,000,000 in the aggregate covering claims for bodily injury, property damage, personal and advertising injury, products and completed operations (the "Manager's Liability Insurance"). The Manager’s Liability Insurance shall provide for:

 

1. Coverage on an occurrence form.
2. Contractual liability coverage covering the indemnification section of this Agreement.
3. “Additional Insured – Owners, Lessees or Contractors – (FORM B), CG 20 10 11 85” or its equivalent providing coverage for both ongoing and completed operations and naming Owner as an additional insured.

 

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4. Manager’s policy shall not include a Limitation of Coverage Real Estate Operations (CG 22 60 07 98) endorsement, Real Estate Property Managed Endorsement (CG 22 70 11 85) or similar endorsements excluding or limiting coverage for bodily injury, property damage or personal and advertising injury.
5. Manager shall continue to name Owner as an additional insured for a period of three years following the termination of this Agreement. Manager shall provide Owner with an original certificate of insurance not less than fifteen days prior to each renewal date during this three-year period.
6. If the Manager utilizes the services of an employee leasing company, then it’s general liability policy must include ISO endorsement CG 04 24 10 93 Coverage for Injury to Leased Workers.
7. The pollution exclusion must be modified to include coverage for pollution claims related to a hostile fire as well as pollutants that are released from the building’s heating equipment or equipment used to heat water.
8. A separation of insured clause.

 

(ii) UMBRELLA OR EXCESS LIABILITY: limits of $5,000,000: Providing follow-form coverage over the Commercial General Liability, Automobile Liability and Employers’ Liability policies.

 

(iii) AUTO LIABILITY INSURANCE: Manager, at its expense which is not reimbursable, shall carry and maintain business auto liability insurance covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident. If the Manager utilizes the services of an employee leasing company then its Commercial Auto Liability policy must include ISO endorsement CA 23 25 07 97 Coverage for Injury to Leased Workers. Owner shall be named as additional insured.

 

(iv) WORKERS’ COMPENSATION AND EMPLOYERS’ LIABILITY INSURANCE:

 

1. Workers’ compensation – Statutory limits of insurance covering employees, including principals. In the event the principal has waived coverage for himself/herself, it is hereby agreed by all parties that the principal may not perform any work under this Agreement.

 

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2. Employers’ liability limits.
(A) $1,000,000 for bodily injury caused by accident, each accident.
(B) $1,000,000 for bodily injury caused by disease, each employee.
(C) $1,000,000 for bodily injury caused by disease, policy limit.

 

(v) PROPERTY MANAGER’S ERRORS AND OMISSIONS LIABILITY:
1. Limits of Insurance: $1,000,000 per occurrence, $2,000,000 aggregate
2. If coverage is on a claims-made basis, the retroactive date must be a date that is not later than the date on which Manager began performing services on behalf of the Owner.
3. Contingent bodily injury and property damage coverage.
4. Coverage shall be maintained for a period of three years after the termination of services. Manager shall provide Owner with an original certificate of insurance on or before each renewal date during this three-year period.
5. The policy shall include a separation of insureds clause.

 

(vi) COMMERCIAL CRIME INSURANCE:
1. Limits of Insurance: $1,000,000 employee dishonesty, $1,000,000 forgery or alteration, $1,000,000 computer fraud, $1,000,000 wire funds transfer fraud, $1,000,000 money and securities on and off premises
2. Third party coverage.
3. No limitation or exclusion related to acts of collusion.
4. Owner shall be included as Loss Payees as its interest may appear.
5. Coverage shall be included for theft of Owner’s property by Manager’s owners, directors and officers.
6. The definition of employee shall include leased employees if the Manager utilizes the services of an employee leasing firm.

 

(vii)  EMPLOYMENT PRACTICES LIABILTIY INSURANCE:
 Employment Practices Liability insurance with limits of $1,000,000 per occurrence/aggregate,  including third party coverage for sexual harassment, discrimination and other coverable  employment-related torts.

 

(viii)  CERTIFICATES OF INSURANCE: Manager shall not begin performing services hereunder until original certificates of insurance showing evidence of the coverages outlined below have been furnished to and approved by Owner. Each policy shall provide for thirty (30) days' advance written notice of cancellation or material change by mail to Owner from the insurance company, and this provision shall be evidenced on the certificates. Evidence of renewal or replacement coverages shall be furnished to the Owner not less than ten (10) days prior to expiration but in no event later than the renewal date itself.

 

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(b) OWNER’S INSURANCE: Owner shall obtain and maintain the following insurance (the specifications for which may be changed from time to time by Owner) necessary to protect the interest of Owner as it relates to the Project, at Owner's sole cost and expense, from authorized insurance companies with an AM Best rating of A IX or higher.

 

(i) PROPERTY INSURANCE: Hazard insurance in the amount of the full replacement cost of the Project, and such other property insurance as Owner may elect, at Owner's expense.

 

(ii) LIABILITY INSURANCE: Commercial general liability insurance including contractual liability for insured contracts, on an "occurrence" basis, naming Manager as an additional insured, with limits of not less than Three Million Dollars ($3,000,000) per occurrence (the "Owner's Liability Insurance"). This limit may be satisfied by a combination of CGL and umbrella/excess liability insurance. The Owner's Liability Insurance shall include coverage for losses arising from the ownership, management, and operation of the Project. This insurance shall be primary for Owner and Manager with respect to the Project.

 

(iii) CERTIFICATE OF INSURANCE: Owner shall provide to Manager a certificate of insurance evidencing such coverage from an insurance carrier with an A.M. Best Rating of A VIII or higher reflecting that the Owner's Liability Insurance is effective in accordance with this section and that the Owner's Liability Insurance will not be canceled without at least thirty (30) days prior written notice to Manager.

 

(c) MASTER INSURANCE PROGRAM. Alternatively, Manager has arranged, through its insurance agent, a master insurance program in which owners of property managed by Manager may participate (the “ Master Insurance Program ”). If Owner elects to participate in the Master Insurance Program, the Owner shall pay the amount thereof set forth on the insurance invoice delivered to Owner under the Master Insurance Program, which invoice may include administrative charges in excess of the actual insurance premiums charged by the underling insurance carriers. All insurance coverage provided under the Master Insurance Program shall be terminated when this Agreement expires or is sooner terminated without the need for prior notice of termination of the insurance coverage. Owner acknowledges that Manager is not an expert or consultant regarding insurance coverages and requirements; accordingly, Owner assumes all risk with respect to the adequacy of insurance coverages, whether such insurance is provided through the Master Insurance Program or otherwise, and Manager shall have no liability therefor in any respect. Manager shall be named an additional insured under any policies of insurance carried by Owner with respect to the Project.

 

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(d) ANNUAL BUSINESS PLAN . Upon Manager’s submission of each Annual Business Plan, Manager shall affirmatively and in writing confirm and set forth the scope of all existing insurance coverage, including confirming coverage for the forthcoming year.

 

7. Representations and Duties of Manager . Manager represents, warrants, covenants and agrees that:

 

(a) Manager has the authority to enter into and to perform this Agreement, to execute and deliver all documents relating to this Agreement, and to incur the obligations provided for in this Agreement.

 

(b) When executed, this Agreement shall constitute the valid and legally binding obligations of Manager in accordance with its terms.

 

(c) Manager has all necessary licenses, consents and permissions to enter into this Agreement, manage the Project, and otherwise comply with and perform Manager's obligations and duties hereunder. Manager shall comply with any conditions or requirements set out in any such licenses, consents and permissions, and shall at all times operate and manage the Project in accordance with such conditions and requirements.

 

(d) During the term of this Agreement, Manager will be a valid limited liability company, duly organized under the laws of the State of its formation, be qualified in the State in which the Project is located and shall have full power and authority to manage the Project, and otherwise comply with and perform Manager's obligations and duties under this Agreement.

 

(e) Manager shall comply with any requirements under applicable environmental laws, regulations and orders which affect the Project.

 

(f) Manager shall cause the Project to be operated in a manner so that all requirements shall be met which are necessary to obtain or achieve issuance of all necessary permanent unconditional certificates of occupancy, including all governmental approvals required to permit occupancy of all of the apartment units in the Project.

 

8. Representations of Owner . Owner represents and warrants, that:

 

(a) Owner has the authority to enter into and to perform this Agreement, to execute and deliver all documents relating to this Agreement, and to incur the obligations provided for in this Agreement;

 

(b) The Person executing this Agreement on behalf of Owner has the requisite power and authority to execute this Agreement on behalf of Owner; and

 

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(c) When executed, this Agreement, together with all documents executed pursuant hereto, shall constitute the valid and legally binding obligations of Owner in accordance with its terms.

 

9. Indemnification .

 

(a) Indemnification of Owner . Manager shall indemnify, protect, defend (with legal counsel approved by Owner) and hold harmless Owner and Owner's members, managers, partners and Affiliates, together with their respective officers, directors, agents, employees and affiliates (collectively, " Owner Indemnitees "), from and against any and all claims, demands, actions, liabilities, losses, costs, expenses, damages, penalties, interest, fines, injuries and obligations, including reasonable attorneys' fees, court costs and litigation expenses (" Claims ") actually incurred by any Owner Indemnitee as a result of (i) any act by Manager (or any officer, agent, employee or contractor of Manager) outside the scope of Manager's authority hereunder, (ii) any act or failure to act by Manager (or any officer, agent, employee or contractor of Manager) constituting gross negligence, willful misconduct, fraud or material breach of this Agreement, other than as covered by Owner's insurance (for negligence or misconduct only) and to the extent Owner's insurance is available, (iii) Claims made by current or former employees or applicants for employment arising from hiring, supervising , firing , sexual harassment, and other employment-related torts,  (iv) any act or omission by Manager, its employees, officers, agents or contractors knowingly in violation of any Applicable Laws or (v) any claims for financial harm that are the type covered under Manager’s property management errors and omissions/professional liability insurance.

 

(b) Indemnification of Manager by Owner . Owner shall indemnify, protect, defend and hold harmless Manager and its Affiliates, together with their respective officers, directors, agents, employees and affiliates (collectively, " Manager Indemnitees ") from and against any and all Claims actually incurred by any Manager Indemnitee resulting from performance of its obligations under this Agreement, except that this indemnification shall not apply with respect to any Claims (i) resulting from any act by Manager, its employees, officers, agents or contractors outside the scope of Manager's authority hereunder, (ii) resulting from any act or failure to act by Manager, its employees, officers, agents or contractors constituting gross negligence, willful misconduct, fraud or material breach of this Agreement, (iii) resulting from Claims made by current, former employees or applicants for employment arising from hiring, supervising , firing , sexual harassment, and other employment-related torts,  (iv) any act by Manager, its employees, agents or contractors knowingly in violation of any Applicable Law, or (v) any claims for financial harm that are the type covered under Manager’s property management errors and omissions/professional liability insurance.

 

(c) Survival . The provisions of this Section 9 shall survive the termination of this Agreement.

 

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10. Defaults .

 

(a) Manager's Event of Default . Manager shall be deemed to be in default hereunder upon the happening of any of the following (" Manager's Event of Default "):

 

i.           The failure by Manager to keep, observe or perform any covenant, agreement, term or provision of this Agreement and the continuation of such failure, in full or in part, for a period of thirty (30) days after written notice thereof by Owner to Manager, or if such default cannot be cured within such thirty (30) day period, then such additional period as shall be reasonable (but in no event to exceed an additional sixty (60) days thereafter), provided Manager commences to cure such default within such thirty (30) day period and proceeds diligently to prosecute such cure to completion;

 

ii.           The making of a general assignment by Manager for benefit of its creditors, the filing by Manager with any bankruptcy court of competent jurisdiction of a voluntary petition under Title 11 of U.S. Code, as amended from time to time, the filing by Manager of any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future federal or state act or law relating to bankruptcy, insolvency, or other relief for debtors, Manager being the subject of any order for relief issued under such Title 11 of the U.S. Code, as amended from time to time, or the dissolution or liquidation of Manager;

 

iii.           The failure of the net operating income derived from operation of the Project for any twelve (12) consecutive month period to be 92% or more of the net operating income projected in the applicable Annual Business Plan (or Annual Business Plans, as applicable) for such trailing twelve (12) consecutive month period (the “ Performance Standard ”). For purposes of this Section 10(a)(iii) , the Performance Standard shall be tested every six (6) months, with the first test occurring in the month after the first (1 st ) anniversary of this Agreement;

 

iv.           The intentional misapplication, misappropriation or commingling of funds held by Manager for the benefit of Owner, including the payment of fees to Affiliates of the Manager or the loaning of funds to Affiliates; or

 

v.           The occurrence of any other for Cause event with respect to Manager’s Affiliate, Carroll Co-Invest III DFW Portfolio, LLC, a Georgia limited liability company.

 

(b) Remedies of Owner . Upon a Manager's Event of Default, after expiration of any applicable notice and cure periods, Owner shall be entitled to (i) terminate in writing this Agreement effective as of the date designated by Owner (which may be the date upon which notice is given) and/or (ii) pursue an action for the actual compensatory damages incurred by Owner provided the Manager’s Event of Default has not then been cured or such cure has not commenced and is not being diligently pursued. Owner expressly agrees that termination of this Agreement and compensatory monetary damages are its sole rights and remedies with respect to a Manager's Event of Default and Owner expressly waives and releases all other rights and remedies, including, without limitation, the right to seek equitable relief, including specific performance or injunctive relief, and to sue for any consequential or punitive damages.

 

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(c) Owner's Event of Default . Owner shall be deemed to be in default hereunder upon the happening of any of the following (an " Owner's Event of Default "):

 

i.           The failure by Owner to keep, observe or perform any covenant, agreement, term or provision of this Agreement to be kept, observed or performed by Owner, and such default shall continue for a period of thirty (30) days after written notice thereof by Manager to Owner, or if such default cannot be cured within such thirty (30) day period, then such additional period as shall be reasonable, provided Owner commences to cure such default within such thirty (30) day period and proceeds diligently to prosecute such cure to completion; or

 

ii.           The making of a general assignment by Owner for benefit of its creditors, the filing by Owner with any bankruptcy court of competent jurisdiction of a voluntary petition under Title 11 of U.S. Code, as amended from time to time, the filing by Owner of any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future federal or state act or law relating to bankruptcy, insolvency, or other relief for debtors, Owner being the subject of any order for relief issued under such Title 11 of the U.S. Code, as amended from time to time, or the dissolution or liquidation of Owner.

 

(d) Remedies of Manager . Upon an Owner's Event of Default, Manager shall be entitled to (i) terminate in writing this Agreement effective as of the date designated by Manager which is at least ten (10) days after receipt of such notice of termination by Owner provided the Owner’s Event of Default has not then been cured or such cure commenced, and/or (ii) pursue an action for the actual compensatory damages incurred by Manager. Manager expressly agrees that termination and compensatory monetary damages are its sole rights and remedies with respect to an Owner's Event of Default and Manager expressly waives and releases the right to seek equitable relief, including specific performance or injunctive relief, and to sue for any consequential or punitive damages.

 

11. Termination Rights . In addition to the termination right set forth in Section 3 above, Manager and Owner shall have the following rights to terminate this Agreement:

 

(a) Termination By Owner Upon Manager's Event of Default . Upon a Manager's Event of Default, Owner may terminate this Agreement as specified in Section 10(b) of this Agreement.

 

(b) Termination By Manager Upon Owner's Event of Default . Upon an Owner's Event of Default, Manager may terminate this Agreement as specified in Section 10(d) of this Agreement.

 

  20  
 

 

(c) Termination Without Cause . Beginning on the first day of the thirty-fifth (35 th ) month of the Initial Term, and continuing thereafter during any renewal term pursuant to Section 3 , either Owner or Manager may give a written notice of termination, providing the other party at least thirty (30) days’ prior written notice, without cause.

 

(d) Termination Upon Sale . Upon any sale of the Project, this Agreement shall automatically terminate as of the closing date of such sale.

 

(e) Effect of Termination Upon Payment of Fees . Upon the termination of this Agreement for any reason, Manager shall be entitled to its earned, but unpaid, fees as set forth in Section 4 of this Agreement, for the period prior to the termination.

 

(f) Final Accounting; Delivery of Project Upon Termination .

 

i. Within thirty (30) days after termination of this Agreement for any reason, Manager shall:

 

1.           deliver to Owner all funds (less final payroll and applicable fees), checks, keys, Lease files, books and records and other Confidential Information; and

 

2.           Promptly leave the Project and cause Manager’s employees to leave the Project without causing any damage thereto.

 

ii. Within ninety (90) days after termination of this Agreement, Manager shall deliver to Owner a final accounting for the Project, reflecting the balance of income and expenses with respect to the Project as of the date of termination.

 

iii.Termination of this Agreement under any of the provisions of this Agreement shall not release either party as against the other from liability for failure to perform any of its duties or obligations as expressed herein and required to be performed prior to such termination. Owner agrees to cooperate with Manager, and Manager agrees to cooperate with Owner, in the performance of the obligations set forth in this Section 11(f) .

 

Notwithstanding anything set forth in this Agreement to the contrary, so long as that loan (the “ Loan ”) in favor of Owner from Lender is outstanding, Owner and Manager acknowledge and agree that Lender may require termination of this Agreement as more particularly set forth in the Loan Documents, including, without limitation, any subordination of this Agreement executed by Manager in connection therewith (the “ Subordination ”).

 

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12. Confidentiality .

 

(a) Preservation of Confidentiality . In connection with the performance of its obligations hereunder, Manager acknowledges that it will have access to Confidential Information. Manager shall treat such Confidential Information as proprietary to Owner and private, and shall preserve the confidentiality thereof and not disclose, or cause or permit its employees, agents or contractors to disclose, such Confidential Information. Notwithstanding the foregoing, Manager shall have the right to disclose Confidential Information if and only to the extent it has become public knowledge, but not due to the actions of Manager, or Manager is required by court order to disclose any Confidential Information. If Manager or anyone to whom Manager transmits Confidential Information pursuant to this Agreement becomes legally compelled to disclose any of the Confidential Information, Manager shall provide Owner with prompt notice thereof so that Owner may seek a protective order or other appropriate remedy or waive compliance with the provisions of this Agreement. In the event that such protective order or other remedy is not obtained by Owner or Owner waives compliance with the provisions of this Agreement, Manager shall furnish or cause to be furnished only that portion of the Confidential Information which Manager is required by Applicable Law to furnish, and will exercise commercially reasonable efforts to obtain reliable assurances that confidential treatment is accorded the Confidential Information so furnished.

 

(b) Property Right in Confidential Information . All Confidential Information shall remain the property of Owner and Manager shall have no ownership interest therein.

 

13. Survival of Agreement . All indemnity obligations set forth herein, all obligations to pay earned and accrued fees and expenses, all confidentiality obligations, and all obligations to perform accrued prior to the date of termination shall survive the termination of this Agreement.

 

14. Enforcement of Agreement . This Agreement, its interpretation, performance and enforcement, and the rights and remedies of the parties hereto, shall be governed and construed by and in accordance with the law of the State in which the Project is located. In any dispute pertaining to, or litigation or arbitration arising from the enforcement or interpretation of the provisions of this Agreement, the prevailing party shall be entitled to recover its reasonable attorney’s fees and costs actually incurred, including those incurred in connection with all appellate levels, bankruptcy, mediation or otherwise to maintain such action, from the losing party.

 

15. Assignment . Manager shall not sell, directly or indirectly, assign or otherwise transfer by operation of law or otherwise all or any part of its rights or obligations under this Agreement, except, with Owner’s consent, to an Affiliate of Manager or to any lender of Manager as collateral security for any and all borrowings of Manager and/or any of its Affiliates, and any such unauthorized assignment shall be void ab initio and of no effect. A change in the ownership of Manager shall not constitute an assignment, provided that the Key Individuals (as defined in the Operating Agreement), or any of them, remain in control of the day to day operations of Manager with respect to the Project.

 

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16. Use of Trademark .  If at any time the Project shall be promoted and branded using the name “ARIUM” (the “ Trademark ”), as elected by Owner in its sole discretion, Owner shall grant (or cause to be granted) to Manager a non-exclusive, royalty-free license to use (but not the right to sublicense) the Trademark for such purpose, until the earlier of (i) the dissolution and termination of this Agreement or (ii) the date on which Owner elects, in its sole discretion, to brand the Project using a different name.  Owner and certain of its Affiliates retain ownership of and the right to use (and to license) the Trademark in connection with any and all matters.  At no time during the term of the Agreement shall any value be placed upon the Trademark by Manager or the right to its use, or the goodwill, if any, attached thereto.  Upon the dissolution of this Agreement, neither the Trademark nor the right to its use, nor the goodwill, if any, attached thereto shall be considered as an asset of the Manager, unless otherwise licensed or sublicensed to Manager by Affiliates of Owner having a right to so license or sublicense the Trademark.

 

17. Mortgage Provision . Notwithstanding any provisions contained in this Agreement to the contrary, the Manager shall observe the restrictions and requirements of any mortgages, deeds of trust and other loan documents now or hereafter affecting the Project, including, without limitation, the Loan Documents, provided the Owner provides copies thereof to Manager (Manager acknowledging receipt of the applicable Loan Documents in existence as of the date hereof). Without limiting the generality of the foregoing, Manager shall comply with any insurance and cash management system required by such loan documents. Manager agrees to enter into such agreements as the lender under such loan documents reasonably requires (including, without limitation, any Subordination) (i) to evidence and confirm the subordination of Manager’s rights hereunder to the rights of such lender, (ii) to acknowledge any assignment of this Agreement by the Owner to such lender; (iii) to give such lender notice of and opportunity to cure any default of Owner under this Agreement; (iv) to permit termination of this Agreement upon an event of default under such loan documents; and (v) to agree to continue performance hereunder for the benefit of such lender (so long as the fees provided herein continue to be paid).

 

18. Notices . All notices, demands, requests or other communications to be sent by one party to the other hereunder or required by Applicable Law shall be in writing and shall be deemed to have been validly given or served by delivery of same in person to the addressee, by depositing same with a nationally recognized overnight delivery service such as Federal Express for next business day delivery (" Overnight Delivery ") or by sending by facsimile transmission, addressed as follows:

 

  23  
 

 

If to Owner: c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th Floor
  New York, New York 10019
  Attention:  Jordan B. Ruddy
  Facsimile No. (646) 278-4220
   
with copies to: c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th Floor
  New York, New York 10022
  Attention:  Michael Konig, Esq.
  Facsimile No. (646) 278-4220
   
And: c/o Carroll Organization, LLC
  3340 Peachtree Road, Suite 1620
  Atlanta, Georgia 30326
  Attention:  M. Patrick Carroll
  Facsimile No. (404) 523-9372
   
If to Manager: Carroll Management Group, LLC.
  c/o Carroll Organization, LLC
  3340 Peachtree Rd, NE Suite 2250
  Atlanta, GA 30326
  Attn:  Linda Masterson
  Facsimile No. 404-806-4266

 

All notices shall be effective upon such personal delivery, upon being deposited in Overnight Delivery or upon facsimile transmission as required above. However, with respect to notices so deposited in Overnight Delivery, the time period in which a response to any such notice, demand or request must be given shall commence to run from the next business day following any such deposit in Overnight Delivery. Notices delivered via facsimile will be effective upon sender's receipt of confirmation of transmission. A party may change its address for notice purposes by giving to the other party hereto at least fifteen (15) days' prior written notice in accordance with the provisions hereof.

 

19. Miscellaneous .

 

(a)            Captions . The captions of this Agreement are inserted only for the purposes of convenient reference and do not define, limit or prescribe the scope or intent of this Agreement or any part hereof.

 

(b)            Amendments . This Agreement cannot be amended or modified except by another agreement in writing, signed by both Owner and Manager.

 

(c)            Entire Agreement . This Agreement embodies the entire understanding of the parties, and there are no further agreements or understandings, written or oral, in effect between the parties relating to the subject matter hereof.

 

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(d)            Time is of Essence . Time is the essence hereof.

 

(e)            Construction of Document . This Agreement has been negotiated at arms' length and has been reviewed by counsel for the parties. No provision of this Agreement shall be construed against any party based upon the identity of the drafter.

 

(f)            Severability . If any provision of this Agreement or the application thereof is held to be invalid or unenforceable, such defect shall not affect other provisions or applications of this Agreement that can be given effect without the invalid or unenforceable provisions or applications, and to this end, the provisions and applications of this Agreement shall be severable.

 

(g)            Waiver of Jury Trial . To the fullest extent permitted by Applicable Law, each party to this Agreement severally, knowingly, irrevocably and unconditionally waives any and all rights to trial by jury in any action, suit or counterclaim brought by any party to this Agreement arising in connection with, out of or otherwise relating to this Agreement.

 

(h)            No Continuing Waiver . No waiver by a party hereto of any breach of this Agreement shall be effective unless in a writing executed by such party. No waiver shall operate or be construed to be a waiver of any subsequent breach.

 

(i)            Terrorism and Money Laundering : Owner and Manager mutually represent and warrant to each other as follows:

 

(i) They are not now nor will they be at any time following the execution of this Agreement a Person with whom a U.S. Person is prohibited from transacting business of the type contemplated by this Agreement, whether such prohibition arises under U.S. law, regulation, executive orders and lists published by the Office of Foreign Asset Control (“ OFAC ”) (including those executive orders and lists published by OFAC with respect to Specially Designated Nationals and Blocked Persons) or otherwise (such persons being referred to in this Agreement as “ Prohibited Persons ”); and

 

(ii) They have made reasonable inquiry and taken such other steps, consistent with best industry practices (including conducting background searches and checking published lists of Prohibited Persons) and in any event as required by Applicable Law, to ensure that no Person who is an employee of their respective organization or who owns an interest in their respective organization is now, or will be at any time following the execution of the Agreement, a Prohibited Person.

 

(j)            Governing Law . It is the express intention of Manager and Owner that all legal actions and proceedings related to this Agreement or to any rights or any relationship between the parties arising therefrom shall be solely and exclusively initiated and maintained in the courts and the laws of the State in which the Project is located, and such laws shall govern the validity, interpretation, construction and performance of this Agreement, excluding any conflict-of-law rules which would direct the application of the law of another jurisdiction.

 

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, the parties have executed this Agreement under seal as of the date first set forth above.

 

OWNER:  
   
BR CARROLL PHILLIPS CREEK RANCH, LLC ,  
a Delaware limited liability company    
   
By: /s/ Jordan Ruddy  
Name: Jordan Ruddy  
Title: Authorized Signatory  
   
MANAGER :  
   
CARROLL MANAGEMENT GROUP, LLC , a Georgia  
limited liability company  
   
By: /s/ Josh Champion  
Name: Josh Champion  
Title: President  

 

Exhibits :

 

Exhibit A - Property Description

Exhibit B – 2015 Annual Business Plan

Exhibit C - Reimbursable Expenses

Exhibit D - Form of Lease

Exhibit E - Additional Business Plan Information

Exhibit F- Statements and Reports

 

 
 

 

EXHIBIT “A”

 

Project Legal Description

 

A- 1

 

 

EXHIBIT “B”

 

Calendar Year 2015

Annual Business Plan**

 

[See Attached]

 

**In lieu of 2015 stub period, attached is 14 month Annual Business Plan which shall be considered the Initial Business Plan and the agreed 2016 Annual Business Plan, respectively, as allocated.

 

B- 1

 

 

EXHIBIT “C”

 

Approved Reimbursable Expenses

 

1. license and permit fees, homeowner association fees and assessments, and all other charges of any kind or nature by any governmental or public authority

 

2. Management Fees

 

3. advertising and marketing expenses, and leasing fees and commissions

 

4. legal, accounting, risk management, engineering, and other professional and consulting fees and disbursements

 

5. accounts payable to contractors providing labor, materials, services, and equipment to the Project

 

6. premiums for insurance paid with respect to the Project or the operations thereof and costs and expenses associated with the administration thereof

 

7. resident improvements and replacements and segregated reserves therefore

 

8. maintenance and repair of the Project and all property and equipment used in connection

with the operation thereof

 

9. refunds of security or other deposits to residents and contracting parties

 

10. funds reserved for contingent or contested liabilities, real estate taxes, insurance premiums, or other amounts not payable on a monthly basis

 

11. service contracts and public utility charges and assessments

 

12. personnel administration charges and pre-employment screening

 

13. payroll costs including, without limitation, those set forth in Section5(h) of this Agreement

 

14. costs of credit reports, bank charges and like matters

 

15. incidental expenses incurred with respect to the performance of Manager’s obligations under this Agreement, including, without limitation: courier services, postage, photocopies, signage, check printing, marketing expenses, bank charges, telephone and answering services (which may be equitably allocated on a prorata basis (based on the gross revenues of all properties against which such charges are allocated) among the other properties managed by Manager).

 

C- 1

 

 

EXHIBIT “D”

 

Approved form of Lease

 

[See attached]

 

D- 1

 

 

EXHIBIT “E”

 

Annual Business Plan Information

 

1. a narrative description of any acquisitions or sales that are planned and any other activities proposed to be undertaken;

 

2. a projected annual income statement (accrual basis) on a quarter-by-quarter basis;

 

3. a projected balance sheet as of the end of the next year;

 

4. a schedule of projected operating cash flow (including itemized operating revenues, project costs and project expenses) for such year on a quarter-by-quarter basis, including a schedule of projected operating deficits, if any;

 

5. a marketing plan indicating the portions of the Project that Manager recommends be made available for lease and the proposed terms and conditions relating thereto;

 

6. a detailed budget reflecting on a line by line basis all projected operating expenses and any proposed construction and capital expenditures for the Project, including projected dates for commencement and completion of the foregoing;

 

7. a description of the proposed investment of any funds of the Owner which are (or are expected to become) available for investment;

 

8. a description, including the identity of the recipient (if known) and the amount and purpose, of all fees and other payments proposed, expected or projected to be paid for professional services and, if a fee or payment exceeds $25,000, for other services rendered to or on behalf of the Owner by third parties;

 

9. a projection of the amount of any anticipated additional Capital Contributions (as defined in the Operating Agreement) which may be called for pursuant to Section 5.2(a) of the Operating Agreement and the purposes for which such additional Capital Contributions may be used; and

 

10. such other information reasonably requested from time to time by Owner.

 

E- 1

 

 

EXHIBIT “F”

 

Statements and Reports

 

(a) Within five (5) days following the end of each month, a statement of Monthly Gross Receipts for each month;

 

(b) Within five (5) days following the end of each month, a monthly GAAP balance sheet and GAAP income statement, with a cumulative calendar year GAAP income statement to date, and a statement of change in the Capital Account for each Member of Owner (“Member”) the preceding month and year to date;

 

(c) Within five (5) days following the end of each month, the monthly and year to date activity which shall be furnished (without notice or demand) as follows:

 

1. Balance Sheet, including monthly comparison and comparison to year end (if applicable)
2. Budget Comparison [*] , including month-to-date and year-to-date variances- Detailed Income Statement, including prior 12 months
3. Profit and loss statement compared to budget with narrative for any large fluctuations compared to budget
4. Trial Balance that includes mapping of the accounts to the financial statements
5. Account reconciliations for each balance sheet account within the trial balance. – Detailed support for each account  reconciliation including the following:
a. Detail Accounts Payable Aging Listing – 0-30 days, 31-60 days, 61-90 days and over 90 days
b. Detail Accounts Receivable/Delinquency Aging Report - 0-30 days, 31-60 days, 61-90 days, over 90 days and prepayments
c. Fixed asset roll-forward and support (invoices and checks) for any new acquisition/additions and/or support for any disposals to fixed assets. 
6. Security Deposit Activity
7. Mortgage Statement
8. Monthly Management Fee Calculation
9. Monthly Distribution Calculation
10. General Ledger, with description and balance detail
11. Monthly Check Register together with a detailed bank reconciliation
12. Market Survey, including property comparison, trends, and concessions
13. Rent Roll
14. Variance Report, including the following:
a. Cap Ex Summary and Commentary
b. Monthly Income/Expense Variance with notes
c. Yearly Income/Expense Variance with notes
d. Occupancy Commentary
e. Market/Competition Commentary
f. Rent Movement/Concessions Commentary
g. Crime Commentary

 

F- 1

 

 

h. Staffing Commentary
i. Operating Summary, with leasing and traffic reporting
j. -Other reasonable reporting, as requested (e.g. Renovation/Rehab report)

 

All reports shall be prepared on an Accrual Basis in accordance with generally accepted accounting principles, and shall be as of each calendar month end. Manager shall furnish to Owner such other reports as may be reasonably requested by Members in order for such Members to be able to comply with any reporting requirements that are applicable to any such Member (or any Affiliate of any such Member) under any applicable organizational or offering documents affecting such Member or its Affiliates.

 

Within fifteen (15) days of the end of each quarter of each year, Manager shall furnish to Owner such information as requested by Owner or its Members or affiliates as is necessary for any REIT Member of Owner (whether a direct or indirect owner) to determine its qualification as a real estate investment trust (a “ REIT ”) and its compliance with any requirements for qualifying as a REIT (the “REIT Requirements”) as shall be requested by Owner or its Members. Further, Manager shall cooperate in a reasonable manner at the request of any Member to work in good faith with any designated accountants or auditors of such Member or its Affiliates so that such Member or its Affiliate is able to comply with its public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of the Member or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such Member or its Affiliates. The requesting Member shall bear the cost of any information or reports provided to such Member pursuant to this Exhibit.

 

[*]        Budget Comparison shall include (i) an unaudited income and expense statement showing the results of operation of the Project for the preceding calendar month and the Fiscal Year to-date; (ii) a comparison of monthly line item actual income and expenses with the monthly line item income and expenses projected in the Budget.  The balance sheet will show the cash balances for reserves and operating accounts as of the cut-off date for such month.

 

F- 2

 

Exhibit 10.268

 

 

 

 

  

PROPERTY MANAGEMENT AGREEMENT

 

dated as of October 29, 2015

 

between

 

BR CARROLL KELLER CROSSING, LLC

Owner

 

and

 

CARROLL MANAGEMENT GROUP, LLC

Manager

 

 
 

 

PROPERTY MANAGEMENT AGREEMENT

 

THIS PROPERTY MANAGEMENT AGREEMENT (this " Agreement ") is made as of October 29, 2015 (the “ Effective Date ”), by and between BR CARROLL KELLER CROSSING, LLC , a Delaware limited liability company (" Owner "), and CARROLL MANAGEMENT GROUP, LLC , a Georgia limited liability company (" Manager ").

 

RECITALS :

 

A.            Owner is the owner of certain real property more particularly described in Exhibit “A” attached hereto and incorporated herein by this reference, upon which certain improvements consisting of a 322-unit multifamily Project and related amenities, landscaping, parking facilities and other common areas have been constructed (collectively, the " Project ").

 

B.            Manager has represented to Owner that Manager is experienced in the management, leasing, operation, bookkeeping, reporting, marketing, maintenance and repair of projects similar to the Project;

 

C.            Owner hereby appoints Manager as sole and exclusive agent of Owner to manage the Project on the terms herein and Manager accepts such appointment on the terms herein and agrees to use diligent efforts to conduct and enhance the management of the Project, subject to the terms herein; and

 

D.            The relationship of Manager to Owner shall be that of an independent contractor. Nothing herein shall be construed as creating a partnership, joint venture, or any other relationship between the parties hereto;

 

NOW, THEREFORE , in consideration of the premises and the sum of TEN AND NO/100 DOLLARS ($10.00) paid by Owner to Manager, and for other valuable consideration, including the mutual covenants hereinafter set forth, the receipt, adequacy, and sufficiency of which are acknowledged by the parties hereto, Owner and Manager covenant and agree as follows:

 

1. Definitions.

 

" Affiliate " means any person that directly or indirectly, through one or more intermediaries, controls or is controlled by or is under common control with a designated Person.

 

Annual Business Plan ” shall mean, with respect to calendar year 2015, the Annual Business Plan for the management and operation of the Project attached hereto as Exhibit “B” and incorporated herein by this reference, and for all other years during the term of this Agreement, the Annual Business Plan for such year established pursuant to Section 5(e) below.

 

Applicable Law ” shall mean all building codes, zoning ordinances, laws, orders, writs, ordinances, rules and regulations of any Federal, state, county, city, borough, or municipality, or of any division, agency, bureau, court, commission or department or of any division, agency, bureau, court, commission or department thereof, or of any public officer or official, having jurisdiction over or with respect to the Project.

 

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Approved Operating Expenses ” shall mean, with respect to calendar year 2015, the expenses set forth in the Annual Business Plan attached hereto as Exhibit “B” and incorporated herein by this reference, and for all other years during the term of this Agreement, the expenses contained in the Annual Business Plan for such year established pursuant to Section 5(e) below, together with all other operating expenses with respect to the Project which are otherwise approved by Owner or permitted pursuant to the express terms of this Agreement.

 

Cause shall have the meaning set forth in the Operating Agreement.

 

Claims ” shall have the meaning set forth in Section 9(a) below.

 

Code ” means the Internal Revenue Code of 1986, as amended from time to time, or any corresponding provision or provisions of succeeding law.

 

Confidential Information ” shall mean the books, records, business practices, methods of operations, computer software, financial models, financial information, policies and procedures, and all other information relating to Owner and the Project (including any such information relating to the Project generated by Manager), which is not available to the public.

 

Controllable Expenses ” shall mean all expenses, other than Uncontrollable Expenses, with respect to the Project.

 

Depository Accounts ” shall have the meaning set forth in Section 5(c) below.

 

Emergency ” shall mean an event requiring action to be taken prior to the time that approval could reasonably be obtained from Owner, (i) in order to comply with Applicable Law, any insurance requirement or this Agreement, or to preserve the Project (or any part thereof), or (ii) for the safety of any Tenants, occupants, customers or invitees thereof, or (iii) to avoid the suspension of any services necessary to the Tenants, occupants, licensees or invitees thereof.

 

Emergency Expenditures ” shall have the meaning set forth in Section 5(k) below.

 

Excluded Items ” means:

 

(a)           capital contributions by Owner or any interest therein;

 

(b)           the refinancing of any loan or any voluntary conversion, sale, exchange or other disposition of the Project or any portion thereof;

 

(c)           casualty insurance proceeds;

 

(d)           proceeds of condemnation awards;

 

(e)           any deposits including rental, security, damage, or cleaning deposits;

 

(f)           interest on investments or otherwise;

 

(g)           abatement of taxes;

 

  2  
 

 

(h)           any utility reimbursements received from Tenants for amounts actually paid by Owner or Manager directly to the utility companies (Owner acknowledging and agreeing that any revenues, fees, mark-ups and overhead charges received from Tenants in excess of amounts actually paid to the utility companies shall be included in Monthly Gross Receipts);

 

(i)           discounts and dividends on insurance policies; and

 

(j)           other income not directly derived from Manager's management of the Project.

 

Leases ” shall have the meaning set forth in Section 5(f)(ii) below.

 

Loan Documents ” shall mean any and all documents evidencing or securing any indebtedness obtained by Owner and secured by the Project with respect to which Manager has received written notice from Owner, as same shall be amended, replaced, refinanced or otherwise modified from time to time during the Term of this Agreement. Manager acknowledges receipt of the Loan Documents of even date herewith evidencing and securing that certain Loan in the original maximum principal amount of $28,880,000.00, more or less, from The Northwestern Mutual Life Insurance Company, and its successors or assigns (collectively, “ Lender ”) to Owner.

 

Management Fee ” shall have the meaning set forth in Section 4(a) .

 

Manager Indemnitees ” shall have the meaning set forth in Section 9(b) below.

 

Manager’s Event of Default ” shall have the meaning set forth in Section 10(a) below.

 

Master Insurance Program ” shall have the meaning set forth in Section 6(b) below.

 

Monthly Gross Receipts ” shall include the entire amount of all Rental Income and additional revenues derived from the Project other than the Excluded Items, including all receipts, determined on a cash basis, from:

 

(a) Rental Income;

 

(b) Owner's share of vendor income proceeds from vending machines and concessions; and

 

(c) All other income and cash receipts attributable to or derived from the Project other than the Excluded Items.

 

Operating Agreement ” shall mean that certain Limited Liability Company Agreement for BR Carroll DFW Portfolio JV, LLC, dated as of the Effective Date.

 

Owner Indemnitees ” shall have the meaning set forth in Section 9(a) below.

 

Owner’s Event of Default ” shall have the meaning set forth in Section 10(c) below.

 

 

  3  
 

 

Person ” means any individual, partnership, corporation, trust, limited liability company or other entity.

 

Project ” shall have the meaning set forth in the recitals above.

 

Reimbursable Expenses ” shall have the meaning set forth in Section 4(b) below.

 

Rental Income ” means all rent and other charges due from Tenants, from users of garage spaces, storage closets, parking charges, and from any other lessees of other non-dwelling facilities, if any, in the Project, from concessionaires in consequence of the authorized operation of facilities in the Project maintained primarily for the benefit of Tenants, and all other rental fees and other charges otherwise due Owner and collected by Manager with respect to the Project.

 

Security Account ” shall have the meaning set forth in Section 5(d) below.

 

Tenants ” shall have the meaning set forth in Section 5(d) below.

 

Uncontrollable Expenses ” shall mean the following expenses with respect to the Owner or the Project: taxes and insurance; licenses; HOA assessments; utilities; unanticipated material repairs that are essential to preserve or protect the Project; debt service; and costs due to a change in law.

 

2.            Appointment of Manager . On and subject to the terms and conditions of this Agreement, Owner hereby retains Manager commencing on the Effective Date (the “ Commencement Date ”) to manage and lease the Project.

 

3.            Term . This Agreement shall commence on the Commencement Date and shall continue for a term of thirty-six (36) months (the “ Initial Term ”) or until Manager is terminated pursuant to Section 11 of this Agreement. For avoidance of doubt, the Initial Term shall be automatically extended for additional twelve (12) month periods unless either party terminates this Agreement pursuant to Section 11 .

 

4.            Management Fee; Other Fees; Reimbursement of Expenses . In consideration of the performance by Manager of its duties and obligations hereunder:

 

(a)           Owner agrees to pay to Manager a fee computed and payable monthly in arrears in an amount equal to three percent (3.00%) of Monthly Gross Receipts (the “ Management Fee ”). The Management Fee shall be deducted each month from the Monthly Gross Receipts to be paid to Owner pursuant to this Agreement.

 

(b)           Subject to the Annual Business Plan, Owner agrees to reimburse Manager for the aggregate expenses incurred by Manager in connection with or arising from the ownership, operation, management, repair, replacement, maintenance and use or occupancy of the Project, including, without limitation, those costs expressly set forth in Exhibit “C” attached hereto and incorporated herein by this reference (all items to be reimbursed pursuant to this Section 4(b) are referred to herein as “ Reimbursable Expenses ”). If any such Reimbursable Expenses are a part of the Approved Operating Expenses and are paid by Manager and not from Monthly Gross Receipts on hand, then Owner agrees to reimburse such amounts to Manager. All other Reimbursable Expenses which are not a part of Approved Operating Expenses and not contained in the list set forth in Exhibit “C” attached hereto must be approved by Owner in advance, such approval not to be unreasonably withheld, conditioned or delayed. Manager shall submit to Owner an invoice detailing the calculation of such Reimbursable Expenses no later than the fifteenth (15th) day of each month for the immediately preceding month. The Reimbursable Expenses then owed shall be deducted each month from the Monthly Gross Receipts to be paid to Owner pursuant to this Agreement.

 

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(c)           Intentionally Omitted.

 

(d)           A construction management fee in the amount of five percent (5.0%) of any expenses incurred in connection with (a) all interior renovation projects with respect to the units in the Project to the extent costs with respect to same exceed $10,000, in the aggregate, in any single calendar year, (b) any individual capital expenditure project set forth in the Annual Business Plan, and (c) any other individual capital expenditure project the cost of which exceeds $10,000, w hich fee shall be calculated and paid upon each respective draw and within thirty (30) days of final draw or following completion of the restoration or satisfaction of the claim, whichever is applicable.

 

(e)           A fee will be charged for the initial takeover of the Project in the amount of $2,000.00 to cover costs for training and marketing of the Project.

 

(f)           Intentionally Omitted

 

(g)           Upon the termination of this Agreement by Owner pursuant to Section 11(c) , Owner shall pay to Manager a close-out fee equal to the sum of the Management Fees paid by Owner to Manager for the full three (3) months immediately preceding the date of termination (the “ Close Out Fee ”). The Close Out Fee shall be deducted from the final month’s Monthly Gross Receipts to be paid to Owner.

 

5. Authority and Responsibilities of Manager .

 

(a)            Independent Contractor . In the performance of its duties hereunder, Manager shall be and act as an independent contractor, with the sole duty to supervise, manage, operate, control, direct and determine the methods of performance of the specified duties and obligations hereunder. Nothing contained in this Agreement shall be deemed or construed to create a partnership, joint venture, employment relationship, or otherwise to create any liability for one party with respect to indebtedness, liabilities or obligations of the other party except as otherwise may be expressly set forth herein.

 

(b)            Standard of Care . Manager shall perform its duties and obligations in a professional manner, and shall maintain the Project in accordance with the applicable Annual Business Plan and in accordance with the standards a reasonably prudent multifamily property manager would employ with respect to properties of similar age, size, and class as the Project in the market area in which the Project is located.

 

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(c)            Depository Accounts . All Monthly Gross Receipts from the Project, after deducting Approved Operating Expenses, Reimbursable Expenses and the Management Fee, shall be deposited by Manager into one or more deposit accounts designated by Owner (each a “ Depository Account ”). All Depository Accounts shall be the sole and exclusive property of Owner, and Manager shall retain no interest therein, except as may be expressly provided in this Agreement. Manager shall not commingle Depository Accounts with any other funds. Checks may be drawn upon such Depository Accounts only by persons authorized by Owner in writing to sign checks, at least one of whom shall be a designee of Manager. No loans shall be made from the Depository Account. Depository Accounts shall be established by and in the name of Manager to be held in trust for Owner.

 

(d)            Security Deposits . Manager shall deposit and maintain all security deposits in a separate account designated by Owner and insured by the Federal Deposit Insurance Corporation (the “ Security Account ”). Manager shall fully fund all security deposits actually received by Manager from tenants of the Project under written leases (collectively, “ Tenants ”) into the Security Account, notwithstanding whether Applicable Law requires full funding. The Security Account shall be a segregated account that is distinct from the Depository Accounts and any other accounts relating to the Project or Manager. The Security Account shall be the sole and exclusive property of Owner, and Manager shall retain no interest therein, except as may be expressly provided herein. Manager shall not commingle the Security Account with any other funds. Checks may be drawn upon the Security Account only by persons authorized by Owner in writing to sign checks, at least one of whom shall be a designee of Manager. No loans shall be made from the Security Account. Manager shall not use a "standardized clearing account" for the Security Account. The Security Account shall be established in the name of Manager to be held in trust for Owner.

 

(e)             Annual Business Plan .

 

(i) The initial Annual Business Plan for the balance of calendar year 2015 approved by Owner and Manager is attached hereto as Exhibit “B ” and is incorporated herein for all intents and purposes under this Agreement (the “ Initial Business Plan ”).

 

(ii) For Annual Business Plans for calendar years 2016 and 2017, Manager agrees to prepare an Annual Business Plan for the operation of the Project for Owner's review and approval, no later than October 31 of the immediately preceding year for the 2016 calendar year and October 15 of the immediately preceding year for the 2017 (and any subsequent) calendar year. If final approval of a proposed Annual Business Plan by Owner has not been given by the beginning of the year to which such proposed Annual Business Plan relates, Manager shall operate the Project on the basis of the previous year’s approved Annual Business Plan, adjusted by (i) assuming that the revenue from the Project will increase to 103% of the revenues collected in the prior year, (ii) assuming that the Controllable Expenses will increase to 103% of the amount of the actual Controllable Expenses incurred in the prior year, (iii) increasing all Uncontrollable Expenses by any anticipated or known increases in such Uncontrollable Expenses, and (iv) including any Emergency Expenditure (as defined in Section 5(k) below). Notwithstanding the foregoing to the contrary, if, prior to the commencement of calendar year 2016, the parties have not agreed on the budget for capital expenditures at the Project in the Annual Business Plan for calendar year 2016, there shall be no changes in budgeted capital expenditures for calendar year 2016; provided, however, that any incomplete capital projects commenced in calendar year 2015 and contemplated in the Initial Business Plan shall be funded as provided in the Initial Business Plan until such capital projects are completed.

 

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(iii) If Manager and Owner agreed to the Annual Business Plan for calendar year 2017 in accordance with subsection (ii) above, then the Annual Business Plan for calendar year 2018 shall also be determined in accordance with the applicable provisions of subsection (ii) above. If, however, Manager and Owner were unable to agree to the Annual Business Plan for calendar year 2017, then Owner may establish the Annual Business Plan for calendar year 2018 without Manager’s consent.

 

(iv) For Annual Business Plans for calendar years 2019 and all subsequent calendar years, if applicable, Manager shall have the right to prepare and propose an Annual Business Plan for such calendar year on or prior to October 15 of the immediately preceding year (without obligation to do so), and Owner may, regardless of the information contained in Manager’s proposal, establish the Annual Business Plan for the applicable calendar year, without Manager’s consent.

 

(v) Manager and Owner each acknowledge and agree that, in establishing the Annual Business Plans in accordance with this Section 5(e), each shall be obligated to act reasonably and in good faith, taking into account past performance of the Project, leasing trends and competitive properties within the market where the Project is located, the age of the Project and the units at the time such Annual Business Plan is established, and such other factors as reasonably prudent owners and managers of multifamily assets substantially similar to the Project would take into account in order to maximize revenue therefrom.

 

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(vi) No material deviations (as defined herein) from any item in an Annual Business Plan approved in accordance with the terms herein shall be made by Manager without the prior approval of the “ Management Committee ” (as defined in the Operating Agreement), to the extent required by the Operating Agreement. The Manager shall provide quarterly updates to the Annual Business Plan, solely for informational purposes. Each Annual Business Plan shall include the information set forth in Exhibit “E” . Owner (and its sole member) will consider the proposed Annual Business Plan in accordance with the terms of the Operating Agreement and will consult with Manager prior to the commencement of the forthcoming calendar year in order to agree on an Annual Business Plan for such calendar year. In no event shall Owner have the right to modify the Annual Business Plan to reduce the Management Fee or Reimbursable Expenses otherwise due pursuant to Section 4 . In no event shall Manager be deemed in default under this Agreement if such changes by Owner to the Annual Business Plan cause Manager to have insufficient funds to perform its obligations hereunder. Manager agrees to use commercially reasonable efforts to ensure that the actual costs of maintaining and operating the Project shall not exceed the amount reasonably necessary and, in any event, will not exceed either the Annual Business Plan either in total amount or in any one accounting category. Notwithstanding anything to the contrary, Manager shall secure Owner's prior written approval for any expenditure that will result in an excess of the annual budgeted amount set forth in the Annual Business Plan in any one accounting category by the lesser of ten percent (10%) or $10,000 or $25,000 in the aggregate for all categories (a “ material deviation ”). Manager shall promptly advise and inform the Owner of any transaction, notice, event or proposal directly relating to the management and operation of the Project which does or is likely to significantly affect, either adversely or favorably, the Project, other assets of the Owner or cause a material deviation from the Annual Business Plan. Nothing contained herein shall in any way diminish the obligations or duties of Manager hereunder.

 

(f)                  Leasing, Collection of Rents, Etc .

 

(i)      Manager shall use commercially reasonable efforts consistent with the standard of care set forth herein to lease apartment units in accordance with all Applicable Laws, to retain residents and to maximize Rental Income. Manager shall not enter into any Lease which has a term less than six (6) months or greater than fifteen (15) months, except as approved by Owner or as may be expressly permitted by any loan documents applicable to the Project entered into by Owner from time to time during the term hereof. Manager shall comply in all material respects with all of the terms and conditions applicable to the leasing of the Project set forth in any Loan Documents.

 

(ii)     Manager shall sign apartment leases (“ Leases ”) on behalf of Owner in its capacity as property manager hereunder. Manager shall only sign Leases in the form of lease attached hereto as Exhibit “D” .

 

(iii)    Manager shall collect rents, security deposits and other charges payable by Tenants in accordance with the Leases, and shall collect Monthly Gross Receipts due Owner with respect to the Project from all other sources, and shall deposit all such monies received promptly upon receipt in the appropriate accounts as provided herein. If Manager receives Excluded Items, Manager shall promptly deposit same in an account designated by Owner.

 

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(iv)    Manager shall pay all debt service, monthly bills and insurance premiums on the Project from the Depository Account.

 

(v)     Manager shall, at Owner's expense, market the Project for rental, terminate Leases, evict Tenants, institute and settle suits for delinquent payments as Manager, in its reasonable discretion, deems advisable, subject to other provisions of this Agreement. In connection therewith, Manager may, at Owner's expense, as limited by the provisions of Section 5(l) of this Agreement, consult and retain legal counsel.

 

(vi)    Manager shall, at Owner’s written request, on the twenty-first (21 st ) day of each month, pay Owner an amount equal to Monthly Gross Receipts for such month, less amounts paid for Approved Operating Expenses of the Project in accordance with this Agreement, including, without limitation, the fees owed to Manager pursuant to Section 4 of this Agreement.

 

(vii)   The responsibilities and services included in this Section 5 as part of Manager's duties shall not entitle Manager to any additional compensation over and above the fees set forth in Section 4 of this Agreement. Except as expressly provided in Section 4 , Manager shall not be entitled to any compensation based upon any Project financing or sale of the Project, unless Manager is engaged pursuant to a separate agreement with Owner to provide brokerage services in connection therewith, in which case Manager's right to compensation for Project financing or sale shall be based upon such separate agreement.

 

(g)                 Repair, Maintenance and Service .

 

(i)      Manager shall maintain the Project in good repair and condition, consistent with the standard of care set forth herein and in accordance with the Annual Business Plan.

 

(ii)      Subject to the other terms and conditions of this Agreement, Manager in its capacity hereunder shall, in Owner's name and at Owner's expense, execute contracts for water, sanitary sewer, electricity, gas, internet service, telephone, trash removal, television, vermin or pest extermination and any other services which are necessary to properly maintain the Project, except for utility services to individual apartment units, which shall be each Tenants’ respective responsibility to the extent provided in the applicable Leases. Any such contracts shall not, unless the Owner otherwise approves the terms thereof, materially deviate from the terms of the then existing approved Annual Business Plan of the Project. Manager shall, in Owner's name and at Owner's expense, out of available cash flow, hire and discharge independent contractors for the repair and maintenance of the Project. Other than Leases, which Manager is authorized to execute hereunder, Manager shall not, without the prior written consent of the Owner, enter into any contract in the name of Owner which may not be terminated without payment of penalty or premium with not more than thirty (30) days’ notice. Except as set forth above, Manager shall be permitted to and shall enter into all other contracts (in the name of and/or as agent for Owner) in accordance with the standard of care established by this Agreement and as Manager reasonably believes are necessary to perform Manager’s obligations hereunder. Manager shall act at arms’ length with all contractors and shall employ no Affiliates of Manager without the prior written consent of Owner.

 

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(h)            Manager's Employees . Manager shall have in its employ at all times a sufficient number of employees to enable it to professionally manage the Project in accordance with the terms of this Agreement, as determined by Manager in its professional discretion and subject to the Annual Business Plan. Manager shall prepare, execute and file all forms, reports and returns, as applicable, but only to the extent expressly required by Applicable Laws, and Manager shall be permitted to rely on the advice of counsel and other experts in making the determination of what is required. Manager is authorized to screen, test, investigate, hire, supervise, discharge, and pay all personnel necessary in Manager’s reasonable discretion to maintain and operate the Project. Owner shall reimburse Manager for all employee related expenses, liabilities, and administrative burden (including, without limitation, costs for all full-time and part-time employees such as gross salaries and wages, payroll taxes, health insurance, workers compensation, and other benefits of Manager’s employees including the costs for training, software, and other administrative and processing costs, including without limitation, payroll processing, risk management, benefits administration, travel, marketing expenses, bank charges, telephone and answering service [which may be equitably allocated on a prorata basis (based on the gross revenues of each such property) among the Project and other properties managed by Manager, if applicable]) and all costs related to pre-employment testing and screening, provided, however, that all of the foregoing costs shall be subject to the then effective Annual Business Plan or otherwise permitted or approved by Owner pursuant to this Agreement. Owner expressly acknowledges and agrees that Manager may use employees normally assigned to other work centers and/or part-time employees to properly staff the Project, in which case wages and related expenses shall be reimbursed on a pro rata basis for the time actually spent for the Project (rather than being allocated based on the gross revenues of each property); provided, however, Owner shall not pay or reimburse Manager for all or any part of Manager's general overhead expenses, including salaries and payroll expenses of personnel of Manager, except as otherwise set forth herein.

 

(i)            Books and Records .  Manager shall keep, or shall supervise and direct the keeping of, a comprehensive system of office records, books and accounts pertaining to the Project.  Such accounts shall be maintained using accrual method of accounting in accordance with federal tax or generally accepted accounting principles (GAAP); provided that Owner may instruct Manager in writing to utilize an accounting method other than GAAP.  Manager shall preserve all invoices for a period of four years (or such other period as may be required by applicable law) or until this Agreement terminates and such items are delivered to Owner at Owner’s request and expense. All books, correspondence and data pertaining to the leasing, management and operation of the Project shall, at all times, be safely preserved. Such books, correspondence and data shall be available to Owner at all reasonable times, upon not less than forty-eight (48) hours’ advance notice, for Owner’s inspection thereof, and shall, upon the termination of this Agreement be delivered to Owner in their entirety and upon request of Owner be delivered to Owner within thirty (30) days of such request. Manager shall maintain files of all original documents relating to Leases, vendors and all other business of the Project in an orderly fashion at the Project, which files shall be the property of Owner and shall at all times be open to Owner's inspection and available for copying at Owner's request, cost and expense. Manager shall comply with the Capitalization and Expense Policy of Bluerock Real Estate, L.L.C., a copy of the current form of which has been provided to Manager.

 

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(j)            Reporting . Manager shall electronically furnish Owner with the statements and reports listed on Exhibit “F” attached hereto. For the purposes of delivering any and all statements and reports to be made on a monthly basis pursuant to Exhibit “F” , Owner acknowledges and agrees that Manager shall base such statements and reports on information current as of the close of business on the twenty-fifth (25 th ) day of the month, including applicable accruals, with respect to which such statements or reports apply. In addition, an annual audit report shall be prepared at Owner's expense, showing a balance sheet and an income and expense statement, all in reasonable detail and certified by an independent certified public accountant approved by Owner in its sole discretion. Within five (5) days after the end of each calendar quarter of each year, Manager shall cause to be furnished to BR DFW Portfolio JV Member, LLC (“Bluerock”) such information as reasonably requested in writing by Bluerock as is necessary for any reporting requirements of Bluerock or any direct or indirect members of Bluerock or for any reporting requirements of any REIT Member (as defined in the Operating Agreement) (whether a direct or indirect owner) to determine its qualification as a real estate investment trust and its compliance with REIT Requirements (as defined in the Operating Agreement) as shall be reasonably requested by Bluerock. Further, the Manager shall cooperate in a reasonable manner at the request of Owner and any direct or indirect member of Owner to work in good faith with any designated accountants or auditors of such party or its Affiliates so that such party or its Affiliate is able to comply with its public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of such party or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such party or its Affiliates. Owner may request, and Manager shall provide within a commercially reasonable period after such request, assistance with draw requests, ad hoc reports and special accounting projects at a reasonable cost to be pre-approved by Owner.  Manager shall also prepare and provide to Owner such reports and information as reasonably required by Owner to prepare the reports and tax returns required under (i) its limited liability company operating agreement and (ii) the Loan Documents. Except as noted above, in Section 4(b) or Exhibit F of this Agreement, all costs and expenses incurred in connection with the preparation of any statements, budgets, schedules, computations and other reports required under this Agreement shall be the responsibility of Manager.

 

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(k)            Approved Operating Expenses; Emergency Expenditures . The Approved Operating Expenses which Manager is authorized to incur and pay on behalf of Owner under this Agreement shall in all respects be limited to those expenses set forth in the Annual Business Plan for the period during which such expenses are paid; provided, however , that Manager shall be authorized to incur and pay for all other expenses permitted pursuant to Section 5(e) above, or which are otherwise expressly permitted by this Agreement regardless of whether or not such expenses are within the limitations set by the Annual Business Plan. Any expenses permitted pursuant to Section 5(e) or otherwise approved in writing by Owner which were not included in the Annual Business Plan shall be deemed sums permitted to be expended by Manager in addition to (and not in limitation of) the amounts permitted under the Annual Business Plan. The foregoing notwithstanding, if an Emergency occurs necessitating repairs the cost of which would have the effect of exceeding the Annual Business Plan by more than those limitations as provided above (such expenses referred to herein as “ Emergency Expenditures ”), and Manager is unable to communicate promptly with Owner, then Manager may order, contract for and pay for such Emergency Expenditures not to exceed $20,000, with the cost thereof being included as a Reimbursable Expense for the purposes of the Agreement, and Manager shall promptly thereafter notify Owner of any such expenses and the nature of the Emergency.

 

(l)                  Legal Proceedings and Compliance with Applicable Laws .

 

(i)      Manager shall promptly notify Owner (and each insurance carrier of which Manager is aware and whose policy may cover a related claim) in writing of the receipt of, or attempted service on Owner or Manager of (A) any demand, notice or legal process, or (B) the occurrence of any casualty, loss, injury or damage on, at or concerning the Project.

 

(ii)     Manager acknowledges that it is not authorized to accept service of process or any other notice on behalf of Owner. Manager shall not make representations or provide information to any Person that is inconsistent with the foregoing.

 

(iii)    Manager shall promptly provide copies to Owner of all notices and other written communications from Owner's insurance carriers with respect to accepting coverage, appointing counsel or any other matter related to a claim against Owner.

 

(iv)    Manager shall promptly provide notice to Owner of any oral or written communication relating to the Project that Manager receives from a governmental or regulatory agency. Manager shall promptly provide Owner with a complete copy of any such written materials.

 

(v)     Manager shall fully comply and cause its employees to fully comply, with all Applicable Laws in connection with this Agreement and the performance of its obligations hereunder.

 

(vi)    Manager agrees that it shall not, and shall not permit its employees to, cause any hazardous materials or toxic substances, to be stored, released or disposed of on or in the Project except as may be incidental to the operation of the Project (e.g., cleaning supplies, fertilizers, paint, pool supplies and chemicals) and then only in complete compliance with all Applicable Laws, in conformity with the standard of care established hereby and in accordance with any limitations set forth in any loan documents evidencing or securing any financing secured by the Project. If (A) there is a violation of Applicable Laws or a violation of the terms of any applicable loan documents regarding the storage, release and disposal of such hazardous materials, or toxic substances, or (B) Manager reasonably believes that the storage, release or disposal of any hazardous material, petroleum product, or toxic substances, could cause liability to the Owner, including any releases caused by Tenants, third parties or employees, on or affecting the Project, Manager shall notify Owner promptly.

 

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(vii)   Manager agrees that the Project shall be offered to all prospective tenants on a nondiscriminatory basis without regard to race, color, religion, sex, family status, handicap or national origin in accordance with Applicable Law.

 

(m)     Computers . All computers, hardware, software, computer upgrades and maintenance in connection therewith shall be at Owner's expense.

 

(n)      Insufficient Cash Flow . In the event Manager, at its sole option, elects to advance funds for Owner’s account or Owner is indebted to Manager for services or otherwise arising out of, and incurred in accordance with the terms of, this Agreement, all monies advanced by Manager or otherwise past-due shall thereafter be due and payable by Owner upon demand and shall bear interest at the prime rate as set forth in the Wall Street Journal, plus one percent, per annum, computed on monthly debit balances on Owner’s account. At the election of Manager, and upon prior written notice to Owner, Manager may satisfy any permitted advances made by Manager, together with the interest due thereon, from the Monthly Gross Receipts of the Project. In the event that the Depository Accounts for the Project do not have sufficient funds to cover the monetary obligations of Manager or the Project pursuant to this Agreement, Manager shall give Owner prompt written notice with respect to such shortfall and if Owner has not promptly provided funds, then Manager will have no duty to perform any such obligations until Owner provides sufficient funding, unless Manager so elects in its sole discretion pursuant to this Section 5(n) , and Manager shall not be in default under this Agreement for failure to perform any obligation hereunder as a result of such lack of funds. If Manager suspects that the cash flow from the Project will not, at any time, be sufficient to cover any Project related expenses, Manager shall promptly notify Owner, and Manager and Owner shall mutually determine the order in which the obligations of the Project will be satisfied; provided, however, that Manager and Owner agree that available cash flow will in any event first be applied to Uncontrollable Expenses that are then due and payable.

 

6. Insurance Requirements .

 

(a) MANAGER'S INSURANCE: Manager shall obtain and maintain the following insurance (the specifications for which may be changed from time to time by Owner) necessary to protect the interest of Owner as it relates to Manager's operations hereunder, at Manager's sole cost and expense, from authorized insurance companies approved by Owner rated by Best's Rating at A XII or higher.

 

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(i)           COMMERCIAL GENERAL LIABILITY INSURANCE: Commercial general liability insurance for the benefit of Manager and Owner in the amount of $1,000,000 per occurrence and $2,000,000 in the aggregate covering claims for bodily injury, property damage, personal and advertising injury, products and completed operations (the "Manager's Liability Insurance"). The Manager’s Liability Insurance shall provide for:

 

1. Coverage on an occurrence form.
2. Contractual liability coverage covering the indemnification section of this Agreement.
3. “Additional Insured – Owners, Lessees or Contractors – (FORM B), CG 20 10 11 85” or its equivalent providing coverage for both ongoing and completed operations and naming Owner as an additional insured.

4. Manager’s policy shall not include a Limitation of Coverage Real Estate Operations (CG 22 60 07 98) endorsement, Real Estate Property Managed Endorsement (CG 22 70 11 85) or similar endorsements excluding or limiting coverage for bodily injury, property damage or personal and advertising injury.
5. Manager shall continue to name Owner as an additional insured for a period of three years following the termination of this Agreement. Manager shall provide Owner with an original certificate of insurance not less than fifteen days prior to each renewal date during this three-year period.
6. If the Manager utilizes the services of an employee leasing company, then it’s general liability policy must include ISO endorsement CG 04 24 10 93 Coverage for Injury to Leased Workers.
7. The pollution exclusion must be modified to include coverage for pollution claims related to a hostile fire as well as pollutants that are released from the building’s heating equipment or equipment used to heat water.
8. A separation of insured clause.

 

(ii) UMBRELLA OR EXCESS LIABILITY: limits of $5,000,000: Providing follow-form coverage over the Commercial General Liability, Automobile Liability and Employers’ Liability policies.

 

(iii) AUTO LIABILITY INSURANCE: Manager, at its expense which is not reimbursable, shall carry and maintain business auto liability insurance covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident. If the Manager utilizes the services of an employee leasing company then its Commercial Auto Liability policy must include ISO endorsement CA 23 25 07 97 Coverage for Injury to Leased Workers. Owner shall be named as additional insured.

 

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(iv) WORKERS’ COMPENSATION AND EMPLOYERS’ LIABILITY INSURANCE:

 

1. Workers’ compensation – Statutory limits of insurance covering employees, including principals. In the event the principal has waived coverage for himself/herself, it is hereby agreed by all parties that the principal may not perform any work under this Agreement.

2. Employers’ liability limits.
(A) $1,000,000 for bodily injury caused by accident, each accident.
(B) $1,000,000 for bodily injury caused by disease, each employee.
(C) $1,000,000 for bodily injury caused by disease, policy limit.

 

(v) PROPERTY MANAGER’S ERRORS AND OMISSIONS LIABILITY:
1. Limits of Insurance: $1,000,000 per occurrence, $2,000,000 aggregate
2. If coverage is on a claims-made basis, the retroactive date must be a date that is not later than the date on which Manager began performing services on behalf of the Owner.
3. Contingent bodily injury and property damage coverage.
4. Coverage shall be maintained for a period of three years after the termination of services. Manager shall provide Owner with an original certificate of insurance on or before each renewal date during this three-year period.
5. The policy shall include a separation of insureds clause.

 

(vi) COMMERCIAL CRIME INSURANCE:
1. Limits of Insurance: $1,000,000 employee dishonesty, $1,000,000 forgery or alteration, $1,000,000 computer fraud, $1,000,000 wire funds transfer fraud, $1,000,000 money and securities on and off premises
2. Third party coverage.
3. No limitation or exclusion related to acts of collusion.
4. Owner shall be included as Loss Payees as its interest may appear.
5. Coverage shall be included for theft of Owner’s property by Manager’s owners, directors and officers.
6. The definition of employee shall include leased employees if the Manager utilizes the services of an employee leasing firm.

 

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(vii) EMPLOYMENT PRACTICES LIABILTIY INSURANCE:

  Employment Practices Liability insurance with limits of $1,000,000 per occurrence/aggregate,   including third party coverage for sexual harassment, discrimination and other coverable   employment-related torts.

 

(viii) CERTIFICATES OF INSURANCE: Manager shall not begin performing services hereunder until original certificates of insurance showing evidence of the coverages outlined below have been furnished to and approved by Owner. Each policy shall provide for thirty (30) days' advance written notice of cancellation or material change by mail to Owner from the insurance company, and this provision shall be evidenced on the certificates. Evidence of renewal or replacement coverages shall be furnished to the Owner not less than ten (10) days prior to expiration but in no event later than the renewal date itself.

 

(b) OWNER’S INSURANCE: Owner shall obtain and maintain the following insurance (the specifications for which may be changed from time to time by Owner) necessary to protect the interest of Owner as it relates to the Project, at Owner's sole cost and expense, from authorized insurance companies with an AM Best rating of A IX or higher.

 

(i) PROPERTY INSURANCE: Hazard insurance in the amount of the full replacement cost of the Project, and such other property insurance as Owner may elect, at Owner's expense.

 

(ii) LIABILITY INSURANCE: Commercial general liability insurance including contractual liability for insured contracts, on an "occurrence" basis, naming Manager as an additional insured, with limits of not less than Three Million Dollars ($3,000,000) per occurrence (the "Owner's Liability Insurance"). This limit may be satisfied by a combination of CGL and umbrella/excess liability insurance. The Owner's Liability Insurance shall include coverage for losses arising from the ownership, management, and operation of the Project. This insurance shall be primary for Owner and Manager with respect to the Project.

 

(iii) CERTIFICATE OF INSURANCE: Owner shall provide to Manager a certificate of insurance evidencing such coverage from an insurance carrier with an A.M. Best Rating of A VIII or higher reflecting that the Owner's Liability Insurance is effective in accordance with this section and that the Owner's Liability Insurance will not be canceled without at least thirty (30) days prior written notice to Manager.

 

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(c) MASTER INSURANCE PROGRAM. Alternatively, Manager has arranged, through its insurance agent, a master insurance program in which owners of property managed by Manager may participate (the “ Master Insurance Program ”). If Owner elects to participate in the Master Insurance Program, the Owner shall pay the amount thereof set forth on the insurance invoice delivered to Owner under the Master Insurance Program, which invoice may include administrative charges in excess of the actual insurance premiums charged by the underling insurance carriers. All insurance coverage provided under the Master Insurance Program shall be terminated when this Agreement expires or is sooner terminated without the need for prior notice of termination of the insurance coverage. Owner acknowledges that Manager is not an expert or consultant regarding insurance coverages and requirements; accordingly, Owner assumes all risk with respect to the adequacy of insurance coverages, whether such insurance is provided through the Master Insurance Program or otherwise, and Manager shall have no liability therefor in any respect. Manager shall be named an additional insured under any policies of insurance carried by Owner with respect to the Project.

 

(d) ANNUAL BUSINESS PLAN . Upon Manager’s submission of each Annual Business Plan, Manager shall affirmatively and in writing confirm and set forth the scope of all existing insurance coverage, including confirming coverage for the forthcoming year.

 

7. Representations and Duties of Manager . Manager represents, warrants, covenants and agrees that:

 

(a) Manager has the authority to enter into and to perform this Agreement, to execute and deliver all documents relating to this Agreement, and to incur the obligations provided for in this Agreement.

 

(b) When executed, this Agreement shall constitute the valid and legally binding obligations of Manager in accordance with its terms.

 

(c) Manager has all necessary licenses, consents and permissions to enter into this Agreement, manage the Project, and otherwise comply with and perform Manager's obligations and duties hereunder. Manager shall comply with any conditions or requirements set out in any such licenses, consents and permissions, and shall at all times operate and manage the Project in accordance with such conditions and requirements.

 

(d) During the term of this Agreement, Manager will be a valid limited liability company, duly organized under the laws of the State of its formation, be qualified in the State in which the Project is located and shall have full power and authority to manage the Project, and otherwise comply with and perform Manager's obligations and duties under this Agreement.

 

(e) Manager shall comply with any requirements under applicable environmental laws, regulations and orders which affect the Project.

 

(f) Manager shall cause the Project to be operated in a manner so that all requirements shall be met which are necessary to obtain or achieve issuance of all necessary permanent unconditional certificates of occupancy, including all governmental approvals required to permit occupancy of all of the apartment units in the Project.

 

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8. Representations of Owner . Owner represents and warrants, that:

 

(a) Owner has the authority to enter into and to perform this Agreement, to execute and deliver all documents relating to this Agreement, and to incur the obligations provided for in this Agreement;

 

(b) The Person executing this Agreement on behalf of Owner has the requisite power and authority to execute this Agreement on behalf of Owner; and

 

(c) When executed, this Agreement, together with all documents executed pursuant hereto, shall constitute the valid and legally binding obligations of Owner in accordance with its terms.

 

9. Indemnification .

 

(a) Indemnification of Owner . Manager shall indemnify, protect, defend (with legal counsel approved by Owner) and hold harmless Owner and Owner's members, managers, partners and Affiliates, together with their respective officers, directors, agents, employees and affiliates (collectively, " Owner Indemnitees "), from and against any and all claims, demands, actions, liabilities, losses, costs, expenses, damages, penalties, interest, fines, injuries and obligations, including reasonable attorneys' fees, court costs and litigation expenses (" Claims ") actually incurred by any Owner Indemnitee as a result of (i) any act by Manager (or any officer, agent, employee or contractor of Manager) outside the scope of Manager's authority hereunder, (ii) any act or failure to act by Manager (or any officer, agent, employee or contractor of Manager) constituting gross negligence, willful misconduct, fraud or material breach of this Agreement, other than as covered by Owner's insurance (for negligence or misconduct only) and to the extent Owner's insurance is available, (iii) Claims made by current or former employees or applicants for employment arising from hiring, supervising , firing , sexual harassment, and other employment-related torts,  (iv) any act or omission by Manager, its employees, officers, agents or contractors knowingly in violation of any Applicable Laws or (v) any claims for financial harm that are the type covered under Manager’s property management errors and omissions/professional liability insurance.

 

(b) Indemnification of Manager by Owner . Owner shall indemnify, protect, defend and hold harmless Manager and its Affiliates, together with their respective officers, directors, agents, employees and affiliates (collectively, " Manager Indemnitees ") from and against any and all Claims actually incurred by any Manager Indemnitee resulting from performance of its obligations under this Agreement, except that this indemnification shall not apply with respect to any Claims (i) resulting from any act by Manager, its employees, officers, agents or contractors outside the scope of Manager's authority hereunder, (ii) resulting from any act or failure to act by Manager, its employees, officers, agents or contractors constituting gross negligence, willful misconduct, fraud or material breach of this Agreement, (iii) resulting from Claims made by current, former employees or applicants for employment arising from hiring, supervising , firing , sexual harassment, and other employment-related torts,  (iv) any act by Manager, its employees, agents or contractors knowingly in violation of any Applicable Law, or (v) any claims for financial harm that are the type covered under Manager’s property management errors and omissions/professional liability insurance.

 

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(c) Survival . The provisions of this Section 9 shall survive the termination of this Agreement.

 

10. Defaults .

 

(a) Manager's Event of Default . Manager shall be deemed to be in default hereunder upon the happening of any of the following (" Manager's Event of Default "):

 

i.           The failure by Manager to keep, observe or perform any covenant, agreement, term or provision of this Agreement and the continuation of such failure, in full or in part, for a period of thirty (30) days after written notice thereof by Owner to Manager, or if such default cannot be cured within such thirty (30) day period, then such additional period as shall be reasonable (but in no event to exceed an additional sixty (60) days thereafter), provided Manager commences to cure such default within such thirty (30) day period and proceeds diligently to prosecute such cure to completion;

 

ii.           The making of a general assignment by Manager for benefit of its creditors, the filing by Manager with any bankruptcy court of competent jurisdiction of a voluntary petition under Title 11 of U.S. Code, as amended from time to time, the filing by Manager of any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future federal or state act or law relating to bankruptcy, insolvency, or other relief for debtors, Manager being the subject of any order for relief issued under such Title 11 of the U.S. Code, as amended from time to time, or the dissolution or liquidation of Manager;

 

iii.           The failure of the net operating income derived from operation of the Project for any twelve (12) consecutive month period to be 92% or more of the net operating income projected in the applicable Annual Business Plan (or Annual Business Plans, as applicable) for such trailing twelve (12) consecutive month period (the “ Performance Standard ”). For purposes of this Section 10(a)(iii) , the Performance Standard shall be tested every six (6) months, with the first test occurring in the month after the first (1 st ) anniversary of this Agreement;

 

iv.           The intentional misapplication, misappropriation or commingling of funds held by Manager for the benefit of Owner, including the payment of fees to Affiliates of the Manager or the loaning of funds to Affiliates; or

 

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v.           The occurrence of any other for Cause event with respect to Manager’s Affiliate, Carroll Co-Invest III DFW Portfolio, LLC, a Georgia limited liability company.

 

(b) Remedies of Owner . Upon a Manager's Event of Default, after expiration of any applicable notice and cure periods, Owner shall be entitled to (i) terminate in writing this Agreement effective as of the date designated by Owner (which may be the date upon which notice is given) and/or (ii) pursue an action for the actual compensatory damages incurred by Owner provided the Manager’s Event of Default has not then been cured or such cure has not commenced and is not being diligently pursued. Owner expressly agrees that termination of this Agreement and compensatory monetary damages are its sole rights and remedies with respect to a Manager's Event of Default and Owner expressly waives and releases all other rights and remedies, including, without limitation, the right to seek equitable relief, including specific performance or injunctive relief, and to sue for any consequential or punitive damages.

 

(c) Owner's Event of Default . Owner shall be deemed to be in default hereunder upon the happening of any of the following (an " Owner's Event of Default "):

 

i.           The failure by Owner to keep, observe or perform any covenant, agreement, term or provision of this Agreement to be kept, observed or performed by Owner, and such default shall continue for a period of thirty (30) days after written notice thereof by Manager to Owner, or if such default cannot be cured within such thirty (30) day period, then such additional period as shall be reasonable, provided Owner commences to cure such default within such thirty (30) day period and proceeds diligently to prosecute such cure to completion; or

 

ii.           The making of a general assignment by Owner for benefit of its creditors, the filing by Owner with any bankruptcy court of competent jurisdiction of a voluntary petition under Title 11 of U.S. Code, as amended from time to time, the filing by Owner of any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future federal or state act or law relating to bankruptcy, insolvency, or other relief for debtors, Owner being the subject of any order for relief issued under such Title 11 of the U.S. Code, as amended from time to time, or the dissolution or liquidation of Owner.

 

(d) Remedies of Manager . Upon an Owner's Event of Default, Manager shall be entitled to (i) terminate in writing this Agreement effective as of the date designated by Manager which is at least ten (10) days after receipt of such notice of termination by Owner provided the Owner’s Event of Default has not then been cured or such cure commenced, and/or (ii) pursue an action for the actual compensatory damages incurred by Manager. Manager expressly agrees that termination and compensatory monetary damages are its sole rights and remedies with respect to an Owner's Event of Default and Manager expressly waives and releases the right to seek equitable relief, including specific performance or injunctive relief, and to sue for any consequential or punitive damages.

 

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11. Termination Rights . In addition to the termination right set forth in Section 3 above, Manager and Owner shall have the following rights to terminate this Agreement:

 

(a) Termination By Owner Upon Manager's Event of Default . Upon a Manager's Event of Default, Owner may terminate this Agreement as specified in Section 10(b) of this Agreement.

 

(b) Termination By Manager Upon Owner's Event of Default . Upon an Owner's Event of Default, Manager may terminate this Agreement as specified in Section 10(d) of this Agreement.

 

(c) Termination Without Cause . Beginning on the first day of the thirty-fifth (35 th ) month of the Initial Term, and continuing thereafter during any renewal term pursuant to Section 3 , either Owner or Manager may give a written notice of termination, providing the other party at least thirty (30) days’ prior written notice, without cause.

 

(d) Termination Upon Sale . Upon any sale of the Project, this Agreement shall automatically terminate as of the closing date of such sale.

 

(e) Effect of Termination Upon Payment of Fees . Upon the termination of this Agreement for any reason, Manager shall be entitled to its earned, but unpaid, fees as set forth in Section 4 of this Agreement, for the period prior to the termination.

 

(f) Final Accounting; Delivery of Project Upon Termination .

 

i. Within thirty (30) days after termination of this Agreement for any reason, Manager shall:

 

1.           deliver to Owner all funds (less final payroll and applicable fees), checks, keys, Lease files, books and records and other Confidential Information; and

 

2.           Promptly leave the Project and cause Manager’s employees to leave the Project without causing any damage thereto.

 

ii. Within ninety (90) days after termination of this Agreement, Manager shall deliver to Owner a final accounting for the Project, reflecting the balance of income and expenses with respect to the Project as of the date of termination.

 

iii.Termination of this Agreement under any of the provisions of this Agreement shall not release either party as against the other from liability for failure to perform any of its duties or obligations as expressed herein and required to be performed prior to such termination. Owner agrees to cooperate with Manager, and Manager agrees to cooperate with Owner, in the performance of the obligations set forth in this Section 11(f) .

 

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Notwithstanding anything set forth in this Agreement to the contrary, so long as that loan (the “ Loan ”) in favor of Owner from Lender is outstanding, Owner and Manager acknowledge and agree that Lender may require termination of this Agreement as more particularly set forth in the Loan Documents, including, without limitation, any subordination of this Agreement executed by Manager in connection therewith (the “ Subordination ”).

 

12. Confidentiality .

 

(a) Preservation of Confidentiality . In connection with the performance of its obligations hereunder, Manager acknowledges that it will have access to Confidential Information. Manager shall treat such Confidential Information as proprietary to Owner and private, and shall preserve the confidentiality thereof and not disclose, or cause or permit its employees, agents or contractors to disclose, such Confidential Information. Notwithstanding the foregoing, Manager shall have the right to disclose Confidential Information if and only to the extent it has become public knowledge, but not due to the actions of Manager, or Manager is required by court order to disclose any Confidential Information. If Manager or anyone to whom Manager transmits Confidential Information pursuant to this Agreement becomes legally compelled to disclose any of the Confidential Information, Manager shall provide Owner with prompt notice thereof so that Owner may seek a protective order or other appropriate remedy or waive compliance with the provisions of this Agreement. In the event that such protective order or other remedy is not obtained by Owner or Owner waives compliance with the provisions of this Agreement, Manager shall furnish or cause to be furnished only that portion of the Confidential Information which Manager is required by Applicable Law to furnish, and will exercise commercially reasonable efforts to obtain reliable assurances that confidential treatment is accorded the Confidential Information so furnished.

 

(b) Property Right in Confidential Information . All Confidential Information shall remain the property of Owner and Manager shall have no ownership interest therein.

 

13. Survival of Agreement . All indemnity obligations set forth herein, all obligations to pay earned and accrued fees and expenses, all confidentiality obligations, and all obligations to perform accrued prior to the date of termination shall survive the termination of this Agreement.

 

14. Enforcement of Agreement . This Agreement, its interpretation, performance and enforcement, and the rights and remedies of the parties hereto, shall be governed and construed by and in accordance with the law of the State in which the Project is located. In any dispute pertaining to, or litigation or arbitration arising from the enforcement or interpretation of the provisions of this Agreement, the prevailing party shall be entitled to recover its reasonable attorney’s fees and costs actually incurred, including those incurred in connection with all appellate levels, bankruptcy, mediation or otherwise to maintain such action, from the losing party.

 

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15. Assignment . Manager shall not sell, directly or indirectly, assign or otherwise transfer by operation of law or otherwise all or any part of its rights or obligations under this Agreement, except, with Owner’s consent, to an Affiliate of Manager or to any lender of Manager as collateral security for any and all borrowings of Manager and/or any of its Affiliates, and any such unauthorized assignment shall be void ab initio and of no effect. A change in the ownership of Manager shall not constitute an assignment, provided that the Key Individuals (as defined in the Operating Agreement), or any of them, remain in control of the day to day operations of Manager with respect to the Project.

 

16. Use of Trademark .  If at any time the Project shall be promoted and branded using the name “ARIUM” (the “ Trademark ”), as elected by Owner in its sole discretion, Owner shall grant (or cause to be granted) to Manager a non-exclusive, royalty-free license to use (but not the right to sublicense) the Trademark for such purpose, until the earlier of (i) the dissolution and termination of this Agreement or (ii) the date on which Owner elects, in its sole discretion, to brand the Project using a different name.  Owner and certain of its Affiliates retain ownership of and the right to use (and to license) the Trademark in connection with any and all matters.  At no time during the term of the Agreement shall any value be placed upon the Trademark by Manager or the right to its use, or the goodwill, if any, attached thereto.  Upon the dissolution of this Agreement, neither the Trademark nor the right to its use, nor the goodwill, if any, attached thereto shall be considered as an asset of the Manager, unless otherwise licensed or sublicensed to Manager by Affiliates of Owner having a right to so license or sublicense the Trademark.

 

17. Mortgage Provision . Notwithstanding any provisions contained in this Agreement to the contrary, the Manager shall observe the restrictions and requirements of any mortgages, deeds of trust and other loan documents now or hereafter affecting the Project, including, without limitation, the Loan Documents, provided the Owner provides copies thereof to Manager (Manager acknowledging receipt of the applicable Loan Documents in existence as of the date hereof). Without limiting the generality of the foregoing, Manager shall comply with any insurance and cash management system required by such loan documents. Manager agrees to enter into such agreements as the lender under such loan documents reasonably requires (including, without limitation, any Subordination) (i) to evidence and confirm the subordination of Manager’s rights hereunder to the rights of such lender, (ii) to acknowledge any assignment of this Agreement by the Owner to such lender; (iii) to give such lender notice of and opportunity to cure any default of Owner under this Agreement; (iv) to permit termination of this Agreement upon an event of default under such loan documents; and (v) to agree to continue performance hereunder for the benefit of such lender (so long as the fees provided herein continue to be paid).

 

18. Notices . All notices, demands, requests or other communications to be sent by one party to the other hereunder or required by Applicable Law shall be in writing and shall be deemed to have been validly given or served by delivery of same in person to the addressee, by depositing same with a nationally recognized overnight delivery service such as Federal Express for next business day delivery (" Overnight Delivery ") or by sending by facsimile transmission, addressed as follows:

 

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If to Owner: c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th Floor
  New York, New York 10019
  Attention:  Jordan B. Ruddy
  Facsimile No. (646) 278-4220
   
with copies to: c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th Floor
  New York, New York 10022
  Attention:  Michael Konig, Esq.
  Facsimile No. (646) 278-4220
   
And: c/o Carroll Organization, LLC
  3340 Peachtree Road, Suite 1620
  Atlanta, Georgia 30326
  Attention:  M. Patrick Carroll
  Facsimile No. (404) 523-9372
   
If to Manager: Carroll Management Group, LLC.
  c/o Carroll Organization, LLC
  3340 Peachtree Rd, NE Suite 2250
  Atlanta, GA 30326
  Attn:  Linda Masterson
  Facsimile No. 404-806-4266

 

All notices shall be effective upon such personal delivery, upon being deposited in Overnight Delivery or upon facsimile transmission as required above. However, with respect to notices so deposited in Overnight Delivery, the time period in which a response to any such notice, demand or request must be given shall commence to run from the next business day following any such deposit in Overnight Delivery. Notices delivered via facsimile will be effective upon sender's receipt of confirmation of transmission. A party may change its address for notice purposes by giving to the other party hereto at least fifteen (15) days' prior written notice in accordance with the provisions hereof.

 

19. Miscellaneous .

 

(a)            Captions . The captions of this Agreement are inserted only for the purposes of convenient reference and do not define, limit or prescribe the scope or intent of this Agreement or any part hereof.

 

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(b)            Amendments . This Agreement cannot be amended or modified except by another agreement in writing, signed by both Owner and Manager.

 

(c)            Entire Agreement . This Agreement embodies the entire understanding of the parties, and there are no further agreements or understandings, written or oral, in effect between the parties relating to the subject matter hereof.

 

(d)            Time is of Essence . Time is the essence hereof.

 

(e)            Construction of Document . This Agreement has been negotiated at arms' length and has been reviewed by counsel for the parties. No provision of this Agreement shall be construed against any party based upon the identity of the drafter.

 

(f)            Severability . If any provision of this Agreement or the application thereof is held to be invalid or unenforceable, such defect shall not affect other provisions or applications of this Agreement that can be given effect without the invalid or unenforceable provisions or applications, and to this end, the provisions and applications of this Agreement shall be severable.

 

(g)            Waiver of Jury Trial . To the fullest extent permitted by Applicable Law, each party to this Agreement severally, knowingly, irrevocably and unconditionally waives any and all rights to trial by jury in any action, suit or counterclaim brought by any party to this Agreement arising in connection with, out of or otherwise relating to this Agreement.

 

(h)            No Continuing Waiver . No waiver by a party hereto of any breach of this Agreement shall be effective unless in a writing executed by such party. No waiver shall operate or be construed to be a waiver of any subsequent breach.

 

(i)            Terrorism and Money Laundering : Owner and Manager mutually represent and warrant to each other as follows:

 

(i) They are not now nor will they be at any time following the execution of this Agreement a Person with whom a U.S. Person is prohibited from transacting business of the type contemplated by this Agreement, whether such prohibition arises under U.S. law, regulation, executive orders and lists published by the Office of Foreign Asset Control (“ OFAC ”) (including those executive orders and lists published by OFAC with respect to Specially Designated Nationals and Blocked Persons) or otherwise (such persons being referred to in this Agreement as “ Prohibited Persons ”); and

 

(ii) They have made reasonable inquiry and taken such other steps, consistent with best industry practices (including conducting background searches and checking published lists of Prohibited Persons) and in any event as required by Applicable Law, to ensure that no Person who is an employee of their respective organization or who owns an interest in their respective organization is now, or will be at any time following the execution of the Agreement, a Prohibited Person.

 

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(j)            Governing Law . It is the express intention of Manager and Owner that all legal actions and proceedings related to this Agreement or to any rights or any relationship between the parties arising therefrom shall be solely and exclusively initiated and maintained in the courts and the laws of the State in which the Project is located, and such laws shall govern the validity, interpretation, construction and performance of this Agreement, excluding any conflict-of-law rules which would direct the application of the law of another jurisdiction.

 

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, the parties have executed this Agreement under seal as of the date first set forth above.

 

OWNER:  
   
BR CARROLL KELLER CROSSING, LLC ,  
a Delaware limited liability company    
   
By: /s/ Jordan Ruddy  
Name: Jordan Ruddy  
Title: Authorized Signatory  
   
MANAGER :  
   
CARROLL MANAGEMENT GROUP, LLC , a Georgia  
limited liability company  
   
By: /s/ Josh Champion  
Name: Josh Champion  
Title: President  

 

Exhibits :

 

Exhibit A - Property Description

Exhibit B – 2015 Annual Business Plan

Exhibit C - Reimbursable Expenses

Exhibit D - Form of Lease

Exhibit E - Additional Business Plan Information

Exhibit F- Statements and Reports

 

 
 

 

EXHIBIT “A”

 

Project Legal Description

 

A- 1

 

 

EXHIBIT “B”

 

Calendar Year 2015

Annual Business Plan

 

[See Attached]

 

B- 1

 

 

EXHIBIT “C”

 

Approved Reimbursable Expenses

 

1. license and permit fees, homeowner association fees and assessments, and all other charges of any kind or nature by any governmental or public authority

 

2. Management Fees

 

3. advertising and marketing expenses, and leasing fees and commissions

 

4. legal, accounting, risk management, engineering, and other professional and consulting fees and disbursements

 

5. accounts payable to contractors providing labor, materials, services, and equipment to the Project

 

6. premiums for insurance paid with respect to the Project or the operations thereof and costs and expenses associated with the administration thereof

 

7. resident improvements and replacements and segregated reserves therefore

 

8. maintenance and repair of the Project and all property and equipment used in connection

with the operation thereof

 

9. refunds of security or other deposits to residents and contracting parties

 

10. funds reserved for contingent or contested liabilities, real estate taxes, insurance premiums, or other amounts not payable on a monthly basis

 

11. service contracts and public utility charges and assessments

 

12. personnel administration charges and pre-employment screening

 

13. payroll costs including, without limitation, those set forth in Section5(h) of this Agreement

 

14. costs of credit reports, bank charges and like matters

 

15. incidental expenses incurred with respect to the performance of Manager’s obligations under this Agreement, including, without limitation: courier services, postage, photocopies, signage, check printing, marketing expenses, bank charges, telephone and answering services (which may be equitably allocated on a prorata basis (based on the gross revenues of all properties against which such charges are allocated) among the other properties managed by Manager).

 

C- 1

 

 

EXHIBIT “D”

 

Approved form of Lease

 

[See attached]

 

D- 1

 

 

EXHIBIT “E”

 

Annual Business Plan Information

 

1. a narrative description of any acquisitions or sales that are planned and any other activities proposed to be undertaken;

 

2. a projected annual income statement (accrual basis) on a quarter-by-quarter basis;

 

3. a projected balance sheet as of the end of the next year;

 

4. a schedule of projected operating cash flow (including itemized operating revenues, project costs and project expenses) for such year on a quarter-by-quarter basis, including a schedule of projected operating deficits, if any;

 

5. a marketing plan indicating the portions of the Project that Manager recommends be made available for lease and the proposed terms and conditions relating thereto;

 

6. a detailed budget reflecting on a line by line basis all projected operating expenses and any proposed construction and capital expenditures for the Project, including projected dates for commencement and completion of the foregoing;

 

7. a description of the proposed investment of any funds of the Owner which are (or are expected to become) available for investment;

 

8. a description, including the identity of the recipient (if known) and the amount and purpose, of all fees and other payments proposed, expected or projected to be paid for professional services and, if a fee or payment exceeds $25,000, for other services rendered to or on behalf of the Owner by third parties;

 

9. a projection of the amount of any anticipated additional Capital Contributions (as defined in the Operating Agreement) which may be called for pursuant to Section 5.2(a) of the Operating Agreement and the purposes for which such additional Capital Contributions may be used; and

 

10. such other information reasonably requested from time to time by Owner.

 

E- 1

 

 

EXHIBIT “F”

 

Statements and Reports

 

(a) Within five (5) days following the end of each month, a statement of Monthly Gross Receipts for each month;

 

(b) Within five (5) days following the end of each month, a monthly GAAP balance sheet and GAAP income statement, with a cumulative calendar year GAAP income statement to date, and a statement of change in the Capital Account for each Member of Owner (“Member”) the preceding month and year to date;

 

(c) Within five (5) days following the end of each month, the monthly and year to date activity which shall be furnished (without notice or demand) as follows:

 

1. Balance Sheet, including monthly comparison and comparison to year end (if applicable)
2. Budget Comparison [*] , including month-to-date and year-to-date variances- Detailed Income Statement, including prior 12 months
3. Profit and loss statement compared to budget with narrative for any large fluctuations compared to budget
4. Trial Balance that includes mapping of the accounts to the financial statements
5. Account reconciliations for each balance sheet account within the trial balance. – Detailed support for each account  reconciliation including the following:
a. Detail Accounts Payable Aging Listing – 0-30 days, 31-60 days, 61-90 days and over 90 days
b. Detail Accounts Receivable/Delinquency Aging Report - 0-30 days, 31-60 days, 61-90 days, over 90 days and prepayments
c. Fixed asset roll-forward and support (invoices and checks) for any new acquisition/additions and/or support for any disposals to fixed assets. 
6. Security Deposit Activity
7. Mortgage Statement
8. Monthly Management Fee Calculation
9. Monthly Distribution Calculation
10. General Ledger, with description and balance detail
11. Monthly Check Register together with a detailed bank reconciliation
12. Market Survey, including property comparison, trends, and concessions
13. Rent Roll
14. Variance Report, including the following:
a. Cap Ex Summary and Commentary
b. Monthly Income/Expense Variance with notes
c. Yearly Income/Expense Variance with notes
d. Occupancy Commentary
e. Market/Competition Commentary
f. Rent Movement/Concessions Commentary
g. Crime Commentary

 

F- 1

 

 

h. Staffing Commentary
i. Operating Summary, with leasing and traffic reporting
j. -Other reasonable reporting, as requested (e.g. Renovation/Rehab report)

 

All reports shall be prepared on an Accrual Basis in accordance with generally accepted accounting principles, and shall be as of each calendar month end. Manager shall furnish to Owner such other reports as may be reasonably requested by Members in order for such Members to be able to comply with any reporting requirements that are applicable to any such Member (or any Affiliate of any such Member) under any applicable organizational or offering documents affecting such Member or its Affiliates.

 

Within fifteen (15) days of the end of each quarter of each year, Manager shall furnish to Owner such information as requested by Owner or its Members or affiliates as is necessary for any REIT Member of Owner (whether a direct or indirect owner) to determine its qualification as a real estate investment trust (a “ REIT ”) and its compliance with any requirements for qualifying as a REIT (the “REIT Requirements”) as shall be requested by Owner or its Members. Further, Manager shall cooperate in a reasonable manner at the request of any Member to work in good faith with any designated accountants or auditors of such Member or its Affiliates so that such Member or its Affiliate is able to comply with its public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of the Member or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such Member or its Affiliates. The requesting Member shall bear the cost of any information or reports provided to such Member pursuant to this Exhibit.

 

[*]        Budget Comparison shall include (i) an unaudited income and expense statement showing the results of operation of the Project for the preceding calendar month and the Fiscal Year to-date; (ii) a comparison of monthly line item actual income and expenses with the monthly line item income and expenses projected in the Budget.  The balance sheet will show the cash balances for reserves and operating accounts as of the cut-off date for such month.

 

F- 2

 

Exhibit 10.269

 

Freddie Mac Loan Number: 932411177

Property Name: Sorrel at Phillips Creek Ranch

 

GUARANTY

 

MULTISTATE

 

(Revised 9-4-2015)

 

THIS GUARANTY (“ Guaranty ”) is entered into to be effective as of October 29, 2015, by CARROLL MULTIFAMILY REAL ESTATE FUND III, LP , a Delaware limited partnership, and BLUEROCK RESIDENTIAL GROWTH REIT, INC ., a Maryland corporation (“ Guarantor ”, collectively if more than one), for the benefit of CBRE CAPITAL MARKETS, INC. , a Texas corporation (“ Lender ”).

 

RECITALS

 

A. Pursuant to the terms of a Multifamily Loan and Security Agreement dated the same date as this Guaranty (as amended, modified or supplemented from time to time, the " Loan Agreement "), BR Carroll Phillips Creek Ranch, LLC, a Delaware limited liability company (“ Borrower ”) has requested that Lender make a loan to Borrower in the amount of $38,684,000.00 (“ Loan ”). The Loan will be evidenced by a Multifamily Note from Borrower to Lender dated effective as of the effective date of this Guaranty (as amended, modified or supplemented from time to time, the “ Note ”). The Note will be secured by a Multifamily Mortgage, Deed of Trust, or Deed to Secure Debt dated effective as of the effective date of the Note (as amended, modified or supplemented from time to time, the “ Security Instrument ”), encumbering the Mortgaged Property described in the Loan Agreement.

 

B. As a condition to making the Loan to Borrower, Lender requires that Guarantor execute this Guaranty.

 

C. Guarantor has a direct or indirect ownership or other financial interest in Borrower and/or will otherwise derive a material benefit from the making of the Loan.

 

AGREEMENT

 

NOW, THEREFORE, in order to induce Lender to make the Loan to Borrower, and in consideration thereof and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor agrees as follows:

 

1. Defined Terms. The terms “Indebtedness”, “Loan Documents”, and “Property Jurisdiction”, and other capitalized terms used but not defined in this Guaranty, will have the meanings assigned to them in the Loan Agreement.

 

2. Scope of Guaranty.

 

(a) Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender each of the following:

 

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(i) Guarantor guarantees the full and prompt payment when due, whether at the Maturity Date or earlier, by reason of acceleration or otherwise, and at all times thereafter, of each of the following:

 

(A) Guarantor guarantees a portion of the Indebtedness equal to 0% of the original principal balance of the Note (“ Base Guaranty ”).

 

(B) In addition to the Base Guaranty, Guarantor guarantees all other amounts for which Borrower is personally liable under Sections 9(c), 9(d) and 9(f) of the Note (provided, however, that Guarantor will have no liability for failure of Borrower or SPE Equity Owner to comply with (I) Section 6.13(a)(xviii) of the Loan Agreement, and (II) the requirement in Section 6.13(a)(x)(B) of the Loan Agreement as to payment of trade payables within 60 days of the date incurred).

 

(C) Guarantor guarantees all costs and expenses, including reasonable Attorneys’ Fees and Costs incurred by Lender in enforcing its rights under this Guaranty.

 

(ii) Guarantor guarantees the full and prompt payment and performance of, and compliance with, all of Borrower’s obligations under Sections 6.12, 10.02(b) and 10.02(d) of the Loan Agreement when due and the accuracy of Borrower’s representations and warranties under Section 5.05 of the Loan Agreement.

 

(iii) Guarantor guarantees the full and prompt payment and performance of, and compliance with, Borrower’s obligations under Section 6.09(e)(v) of the Loan Agreement to the extent Property Improvement Alterations have commenced and remain uncompleted.

 

(iv) Reserved.

 

(v) Reserved.

 

(b) If the Base Guaranty stated in Section 2(a)(i)(A) is 100% of the original principal balance of the Note, then the following will be applicable:

 

(i) The Base Guaranty will mean and include, and Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender, the full and complete prompt payment of the entire Indebtedness, the performance of and/or compliance with all of Borrower’s obligations under the Loan Documents when due, and the accuracy of Borrower’s representations and warranties contained in the Loan Documents.

 

(ii) For so long as the Base Guaranty remains in effect (there being no limit to the duration of the Base Guaranty unless otherwise expressly provided in this Guaranty), the obligations guaranteed pursuant to Sections 2(a)(i)(B) and 2(a)(i)(C) will be part of, and not in addition to or in limitation of, the Base Guaranty.

 

(c) If the Base Guaranty stated in Section 2(a)(i)(A) is less than 100% of the original principal balance of the Note, then Section 2(b) will be completely inapplicable.

 

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(d) If Guarantor is not liable for the entire Indebtedness, then all payments made by Borrower with respect to the Indebtedness and all amounts received by Lender from the enforcement of its rights under the Loan Agreement and the other Loan Documents (except this Guaranty) will be applied first to the portion of the Indebtedness for which neither Borrower nor Guarantor has personal liability.

 

3. Additional Guaranty Relating to Bankruptcy.

 

(a) Notwithstanding any limitation on liability provided for elsewhere in this Guaranty, Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender the full and prompt payment when due, whether at the Maturity Date or earlier, by reason of acceleration or otherwise, and at all times thereafter, the entire Indebtedness, in the event that:

 

(i) Borrower or any SPE Equity Owner voluntarily files for bankruptcy protection under the Bankruptcy Code.

 

(ii) Borrower or any SPE Equity Owner voluntarily becomes subject to any reorganization, receivership, insolvency proceeding, or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(iii) The Mortgaged Property or any part of the Mortgaged Property becomes an asset in a voluntary bankruptcy or becomes subject to any voluntary reorganization, receivership, insolvency proceeding, or other similar voluntary proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(iv) An order of relief is entered against Borrower or any SPE Equity Owner pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights in any involuntary bankruptcy proceeding initiated or joined in by a Related Party.

 

(v) An involuntary bankruptcy or other involuntary insolvency proceeding is commenced against Borrower or any SPE Equity Owner (by a party other than Lender) but only if Borrower or such SPE Equity Owner has failed to use commercially reasonable efforts to dismiss such proceeding or has consented to such proceeding. “Commercially reasonable efforts” will not require any direct or indirect interest holders in Borrower or any SPE Equity Owner to contribute or cause the contribution of additional capital to Borrower or any SPE Equity Owner.

 

(b) For purposes of Section 3(a) the term “ Related Party ” will include all of the following:

 

(i) Borrower, any Guarantor or any SPE Equity Owner.

 

(ii) Any Person that holds, directly or indirectly, any ownership interest (including any shareholder, member or partner) in Borrower, any Guarantor or any SPE Equity Owner or any Person that has a right to manage Borrower, any Guarantor or any SPE Equity Owner.

 

(iii) Any Person in which Borrower, any Guarantor or any SPE Equity Owner has any ownership interest (direct or indirect) or right to manage.
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(iv) Any Person in which any partner, shareholder or member of Borrower, any Guarantor or any SPE Equity Owner has an ownership interest or right to manage.

 

(v) Any Person in which any Person holding an interest in Borrower, any Guarantor or any SPE Equity Owner also has any ownership interest.

 

(vi) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related by blood, marriage or adoption to Borrower, any Guarantor or any SPE Equity Owner.

 

(vii) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related to any partner, shareholder or member of, or any other Person holding an interest in, Borrower, any Guarantor or any SPE Equity Owner.

 

(c) If Borrower, any Guarantor, any SPE Equity Owner or any Related Party has solicited creditors to initiate or participate in any proceeding referred to in Section 3(a), regardless of whether any of the creditors solicited actually initiates or participates in the proceeding, then such proceeding will be considered as having been initiated by a Related Party.

 

4. Guarantor’s Obligations Survive Foreclosure. The obligations of Guarantor under this Guaranty will survive any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the Security Instrument, and, in addition, the obligations of Guarantor relating to Borrower’s representations and warranties under Section 5.05 of the Loan Agreement, and Borrower’s obligations under Sections 6.12 and 10.02(b) of the Loan Agreement will survive any repayment or discharge of the Indebtedness. Notwithstanding the foregoing, if Lender has never been a mortgagee-in-possession of or held title to the Mortgaged Property, Guarantor will have no obligation under this Guaranty relating to Borrower’s representations and warranties under Section 5.05 of the Loan Agreement or Borrower’s obligations relating to environmental matters under Sections 6.12 and 10.02(b) of the Loan Agreement after the date of the release of record of the lien of the Security Instrument as a result of the payment in full of the Indebtedness on the Maturity Date or by voluntary prepayment in full.

 

5. Guaranty of Payment and Performance. Guarantor’s obligations under this Guaranty constitute an unconditional guaranty of payment and performance and not merely a guaranty of collection.

 

6. No Demand by Lender Necessary; Waivers by Guarantor – All States Except California. The obligations of Guarantor under this Guaranty must be performed without demand by Lender and will be unconditional regardless of the genuineness, validity, regularity or enforceability of the Note, the Loan Agreement, or any other Loan Document, and without regard to any other circumstance which might otherwise constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a mortgagor. Guarantor hereby waives, to the fullest extent permitted by applicable law, all of the following:

 

(a) The benefit of all principles or provisions of law, statutory or otherwise, which are or might be in conflict with the terms of this Guaranty and agrees that Guarantor’s obligations will not be affected by any circumstances, whether or not referred to in this Guaranty, which might otherwise constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a mortgagor.
Guaranty - Multistate Page 4
 

 

(b) The benefits of any right of discharge under any and all statutes or other laws relating to a guarantor, a surety, a borrower or a mortgagor, and any other rights of a surety, a guarantor, a borrower or a mortgagor under such statutes or laws.

 

(c) Diligence in collecting the Indebtedness, presentment, demand for payment, protest, all notices with respect to the Note and this Guaranty which may be required by statute, rule of law or otherwise to preserve Lender’s rights against Guarantor under this Guaranty, including notice of acceptance, notice of any amendment of the Loan Documents, notice of the occurrence of any default or Event of Default, notice of intent to accelerate, notice of acceleration, notice of dishonor, notice of foreclosure, notice of protest, and notice of the incurring by Borrower of any obligation or indebtedness.

 

(d) All rights to cause a marshalling of the Borrower’s assets or to require Lender to do any of the following:

 

(i) Proceed against Borrower or any other guarantor of Borrower’s payment or performance under the Loan Documents (an “ Other Guarantor ”).

 

(ii) Proceed against any general partner of Borrower or any Other Guarantor if Borrower or any Other Guarantor is a partnership.

 

(iii) Proceed against or exhaust any collateral held by Lender to secure the repayment of the Indebtedness.

 

(iv) Pursue any other remedy it may now or hereafter have against Borrower, or, if Borrower is a partnership, any general partner of Borrower.

 

(e) Any right to object to the timing, manner or conduct of Lender’s enforcement of its rights under any of the Loan Documents.

 

(f) Any right to revoke this Guaranty as to any future advances by Lender under the terms of the Loan Agreement to protect Lender’s interest in the Mortgaged Property.

 

7. Modification of Loan Documents. At any time or from time to time and any number of times, without notice to Guarantor and without affecting the liability of Guarantor, all of the following will apply:

 

(a) Lender may extend the time for payment of the principal of or interest on the Indebtedness or renew the Indebtedness in whole or in part.

 

(b) Lender may extend the time for Borrower’s performance of or compliance with any covenant or agreement contained in the Note, the Loan Agreement or any other Loan Document, whether presently existing or entered into after the date of this Guaranty, or waive such performance or compliance.

 

(c) Lender may accelerate the Maturity Date of the Indebtedness as provided in the Note, the Loan Agreement, or any other Loan Document.

 

(d) Lender and Borrower may modify or amend the Note, the Loan Agreement, or any other Loan Document in any respect, including an increase in the principal amount.

 

Guaranty - Multistate Page 5
 

 

(e) Lender may modify, exchange, surrender or otherwise deal with any security for the Indebtedness or accept additional security that is pledged or mortgaged for the Indebtedness.

 

8. Joint and Several Liability. The obligations of Guarantor (and each party named as a Guarantor in this Guaranty) and any Other Guarantor will be joint and several. Lender, in its sole and absolute discretion, may take any of the following actions:

 

(a) Lender may bring suit against Guarantor, or any one or more of the parties named as a Guarantor in this Guaranty, and any Other Guarantor, jointly and severally, or against any one or more of them.

 

(b) Lender may compromise or settle with Guarantor, any one or more of the parties named as a Guarantor in this Guaranty, or any Other Guarantor, for such consideration as Lender may deem proper.

 

(c) Lender may release one or more of the parties named as a Guarantor in this Guaranty, or any Other Guarantor, from liability.

 

(d) Lender may otherwise deal with Guarantor and any Other Guarantor, or any one or more of them, in any manner.

 

No action of Lender described in this Section 8 will affect or impair the rights of Lender to collect from any one or more of the parties named as a Guarantor under this Guaranty any amount guaranteed by Guarantor under this Guaranty.

 

9. Limited Release of Guarantor Upon Transfer of Mortgaged Property. If Guarantor requests a release of its liability under this Guaranty in connection with a Transfer which Lender has approved pursuant to Section 7.05(a) of the Loan Agreement, and Borrower has provided a replacement Guarantor acceptable to Lender, then one of the following will apply:

 

(a) If Borrower delivers to Lender a Clean Site Assessment, then Lender will release Guarantor from all of Guarantor’s obligations except Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 (Environmental Hazards) or Section 10.02(b) (Environmental Indemnification) of the Loan Agreement with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(b) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i) of the Loan Agreement, then Lender will release Guarantor from all of Guarantor’s obligations except for Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 (Environmental Hazards) or Section 10.02(b) (Environmental Indemnification) of the Loan Agreement.

 

10. Subordination of Borrower’s Indebtedness to Guarantor. Any indebtedness of Borrower held by Guarantor now or in the future is and will be subordinated to the Indebtedness and Guarantor will collect, enforce and receive any such indebtedness of Borrower as trustee for Lender, but without reducing or affecting in any manner the liability of Guarantor under the other provisions of this Guaranty.

 

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11. Waiver of Subrogation. Guarantor will have no right of, and hereby waives any claim for, subrogation or reimbursement against Borrower or any general partner of Borrower by reason of any payment by Guarantor under this Guaranty, whether such right or claim arises at law or in equity or under any contract or statute, until the Indebtedness has been paid in full and there has expired the maximum possible period thereafter during which any payment made by Borrower to Lender with respect to the Indebtedness could be deemed a preference under the United States Bankruptcy Code.

 

12. Preference. If any payment by Borrower is held to constitute a preference under any applicable bankruptcy, insolvency, or similar laws, or if for any other reason Lender is required to refund any sums to Borrower, such refund will not constitute a release of any liability of Guarantor under this Guaranty. It is the intention of Lender and Guarantor that Guarantor’s obligations under this Guaranty will not be discharged except by Guarantor’s performance of such obligations and then only to the extent of such performance.

 

13. Financial Information and Litigation. Guarantor, from time to time upon written request by Lender, will deliver to Lender (a) such financial statements as Lender may reasonably require and (b) written updates on the status of all litigation proceedings that were disclosed or should have been disclosed by Guarantor to Lender as of the date of this Guaranty. If an Event of Default has occurred and is continuing, Guarantor will deliver to Lender upon written request copies of its state and federal tax returns.

 

14. Assignment. Lender may assign its rights under this Guaranty in whole or in part and upon any such assignment, all the terms and provisions of this Guaranty will inure to the benefit of such assignee to the extent so assigned. The terms used to designate any of the parties in this Guaranty will be deemed to include the heirs, legal representatives, successors and assigns of such parties, and the term “Lender” will also include any lawful owner, holder or pledgee of the Note.

 

15. Complete and Final Agreement. This Guaranty and the other Loan Documents represent the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous or subsequent oral agreements. There are no unwritten oral agreements between the parties. All prior or contemporaneous agreements, understandings, representations, and statements, oral or written, are merged into this Guaranty and the other Loan Documents. Guarantor acknowledges that Guarantor has received a copy of the Note and all other Loan Documents. Neither this Guaranty nor any of its provisions may be waived, modified, amended, discharged, or terminated except by a writing signed by the party against which the enforcement of the waiver, modification, amendment, discharge, or termination is sought, and then only to the extent set forth in that writing.

 

16. Governing Law. This Guaranty will be governed by and enforced in accordance with the laws of the Property Jurisdiction, without giving effect to the choice of law principles of the Property Jurisdiction that would require the application of the laws of a jurisdiction other than the Property Jurisdiction.

 

17. Jurisdiction; Venue. Guarantor agrees that any controversy arising under or in relation to this Guaranty may be litigated in the Property Jurisdiction, and that the state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies which will arise under or in relation to this Guaranty. Guarantor irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Guaranty is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters arising under this Guaranty against Guarantor or any of Guarantor’s assets in any court of any other jurisdiction.
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18. Guarantor’s Interest in Borrower. Guarantor represents to Lender that Guarantor has a direct or indirect ownership or other financial interest in Borrower and/or will otherwise derive a material financial benefit from the making of the Loan.

 

19. Reserved.

 

20. Reserved.

 

21. Reserved.

 

22. Reserved.

 

23. Reserved.

 

24. Reserved.

 

25. State-Specific Provisions. In addition to the waivers set forth elsewhere in this Guaranty:

 

(a) Guarantor waives the benefit of any right of discharge under Chapter 43 of the Texas Civil Practice and Remedies Code and all other rights of sureties and guarantors under such Chapter; and

 

(b) Guarantor waives all rights or defenses arising under Rule 31 of the Texas Rules of Civil Procedure, Section 17.001 of the Texas Civil Practice and Remedies Code, Chapter 43 of the Texas Civil Practice and Remedies Code, or any other statute or law, common law, in equity, under contract or otherwise, or under any amendments, recodifications, supplements or any successor statute or law of or to any such statute or law; and all rights under Sections 51.003, 51.004 and 51.005 of the Texas Property Code and under any amendments, recodifications, supplements or any successor statute or law of or to any such statute or law.

 

26. Community Property Provision. Not applicable.

 

27. WAIVER OF TRIAL BY JURY.

 

(a) GUARANTOR AND LENDER EACH COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS GUARANTY OR THE RELATIONSHIP BETWEEN THE PARTIES AS GUARANTOR AND LENDER THAT IS TRIABLE OF RIGHT BY A JURY.

 

(b) GUARANTOR AND LENDER EACH WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.
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28. Attached Riders. The following Riders, if marked with an “X” in the space provided, are attached to this Guaranty:

 

¨ None
   
¨ Material Adverse Change Rider
   
x Minimum Net Worth/Liquidity Rider
   
x Other:  Splitting the Note

 

29. Attached Exhibit. The following Exhibit, if marked with an “X” in the space provided, is attached to this Guaranty:

 

¨ Exhibit A Modifications to Guaranty

  

IN WITNESS WHEREOF, Guarantor has signed and delivered this Guaranty under seal or has caused this Guaranty to be signed and delivered under seal by its duly authorized representative.

 

(Remainder of page intentionally left blank; signature pages follow.)

 

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  GUARANTOR:
   
  CARROLL MULTIFAMILY REAL ESTATE FUND III, LP , a Delaware limited partnership
     
  By: /s/ M. Patrick Carroll
    M. Patrick Carroll
    Chief Executive Officer

 

STATE OF GEORGIA, Fulton County ss:

 

BEFORE ME, the undersigned, a Notary Public in and for said County and State, on this day personally appeared M. Patrick Carroll, Chief Executive Officer of Carroll Multifamily Real Estate Fund III, LP, a Delaware limited partnership, the limited partnership that executed the foregoing instrument, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that the same was the act of the said limited partnership, and that he executed the same as the act of such limited partnership for the purposes and consideration therein expressed and in the capacity therein stated.

 

GIVEN UNDER MY HAND AND SEAL OF OFFICE this 23 rd day of October, 2015.

 

  /s/ Maria C. Vera
  Notary Public in and for Fulton County, Georgia
   
My Commission Expires: September 29, 2007  
   
  [Notary Seal]

 

Guaranty - Multistate Page 10
 
(a) Name and Address of Guarantor:

 

Name: Carroll Multifamily Real Estate Fund III, LP
Address: c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 1620
Atlanta, Georgia 30326

 

(b) Guarantor represents and warrants that Guarantor is:

 

¨ single

¨ married

x an entity

 

(c) Guarantor represents and warrants that Guarantor’s state of residence is N/A.

 

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  GUARANTOR:
   
  BLUEROCK RESIDENTIAL GROWTH REIT, INC ., a Maryland corporation
     
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorized Signatory

 

STATE OF NEW YORK, New York County ss:

 

BEFORE ME, the undersigned, a Notary Public in and for said County and State, on this day personally appeared Michael Konig, Authorized Signatory of Bluerock Residential Growth REIT Inc., a Maryland corporation, the corporation that executed the foregoing instrument, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that the same was the act of the said corporation, and that he/she executed the same as the act of such corporation for the purposes and consideration therein expressed and in the capacity therein stated.

 

GIVEN UNDER MY HAND AND SEAL OF OFFICE this 21 st day of October, 2015.

 

  /s/ Dale Pozzi
  Notary Public in and for New York County, New York

 

My Commission Expires: January 28, 2017

 

  [Notary Seal]

 

Guaranty - Multistate Page 12
 

 

(a) Name and Address of Guarantor:

 

Name: Bluerock Residential Growth REIT, Inc.
Address: c/o Bluerock Real Estate, LLC
712 Fifth Avenue, 9th Floor
New York, New York 10019

 

(b) Guarantor represents and warrants that Guarantor is:

 

¨ single

¨ married

x an entity

 

(c) Guarantor represents and warrants that Guarantor’s state of residence is N/A.

 

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RIDER TO GUARANTY

 

MINIMUM NET WORTH/LIQUIDITY

 

(Revised 5-1-2015)

 

The following changes are made to the Guaranty which precedes this Rider:

 

A. Section 20 is deleted and replaced with the following:

 

20. Minimum Net Worth/Liquidity Requirements.

 

(a) Guarantor must maintain a minimum net worth of $15,000,000 with liquid assets of at least $3,868,400 (collectively, “ Minimum Net Worth Requirement ”).

 

(b) In addition to the financial information that Guarantor is required to provide pursuant to Section 13 of this Guaranty, annually within 90 days after the end of each fiscal year of Guarantor, Guarantor must provide Lender with a written certification (“ Guarantor Certification ”) of the net worth and liquid assets of Guarantor, derived in accordance with customarily acceptable accounting practices. The Guarantor must certify the Guarantor Certification under penalty of perjury as true and complete.

 

(c) Within 30 days of receipt of Notice from Lender that Guarantor has failed to maintain the Minimum Net Worth Requirement, Guarantor must either:

 

(i) cause one or more natural persons or entities who individually or collectively, as applicable, meet the Minimum Net Worth Requirement and is/are acceptable to Lender, in its sole discretion, to execute and deliver to Lender a guaranty in the same form as this Guaranty, without any cost or expense to Lender; or

 

(ii) deliver to Lender a letter of credit or other collateral acceptable to Lender in its discretion meeting the following conditions, as applicable:

 

(A) If Guarantor supplies a letter of credit, the letter of credit must be in the form required by Lender and satisfy the requirements for Letters of Credit set forth in Section 11.15 of the Loan Agreement, except that an updated nonconsolidation opinion will not be required.

 

(B) The letter of credit or other collateral must be in an amount equal to the greatest of:

 

(X) the positive difference, if any, obtained by subtracting the net worth identified in the Guarantor Certification from the minimum net worth required under the Minimum Net Worth Requirement,

 

Rider To Guaranty

Minimum Net Worth/Liquidity

Page 1
 
(Y) the positive difference, if any, obtained by subtracting the liquid assets identified in the Guarantor Certification from the minimum liquid assets required under the Minimum Net Worth Requirement, and

 

(Z) $100,000.

 

(d) Lender will hold the letter of credit or other collateral until one of the following occurs:

 

(i) Lender has a claim against the Guarantor, in which case Lender will be entitled to draw on the letter of credit and apply the proceeds or the other collateral to such claim(s), in Lender’s sole discretion.

 

(ii) Lender returns the letter of credit or other collateral to Guarantor pursuant to Section (e).

 

(e) Provided no Event of Default then exists, Guarantor will be entitled to request a return of the unused portion, if any, of the letter of credit or other collateral in the event it delivers to Lender evidence in form and substance satisfactory to Lender, including a Guarantor Certification, that Guarantor has satisfied the Minimum Net Worth Requirement.

 

Rider To Guaranty

Minimum Net Worth/Liquidity

Page 2
 

 

RIDER TO GUARANTY

 

SPLITTING THE NOTE

 

(Revised 1-7-2015)

 

A. Section 7 is deleted and replaced with the following:

 

7. Modification of Loan Documents. At any time or from time to time and any number of times, without notice to Guarantor and without affecting the liability of Guarantor, all of the following will apply:

 

(a) Lender may extend the time for payment of the principal of or interest on the Indebtedness or renew the Indebtedness in whole or in part.

 

(b) Lender may extend the time for Borrower’s performance of or compliance with any covenant or agreement contained in the Note, the Loan Agreement, or any other Loan Document, whether presently existing or entered into after the date of this Guaranty, or waive such performance or compliance.

 

(c) Lender may accelerate the Maturity Date of the Indebtedness as provided in the Note, the Loan Agreement, or any other Loan Document.

 

(d) Lender and Borrower may modify or amend the Note, the Loan Agreement, or any other Loan Document in any respect, including an increase in the principal amount.

 

(e) Lender may modify, exchange, surrender, or otherwise deal with any security for the Indebtedness, or accept additional security that is pledged or mortgaged for the Indebtedness.

 

(f) Lender may sever the Note into two or more separate promissory notes in such denominations as Lender determines in its sole discretion, which promissory notes may be included in separate sales or Securitizations undertaken by Lender. In conjunction with any such action, Lender may redefine the interest rate and amortization schedule of the Loan.

 

Rider to Guaranty
Splitting the Note

 

 

Exhibit 10.270

 

Freddie Mac Loan Number: 932411177

Property Name: Sorrel at Phillips Creek Ranch

 

MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

(Revised 9-4-2015)

 

Borrower: BR CARROLL PHILLIPS CREEK RANCH, LLC , a Delaware limited liability company
Lender: CBRE CAPITAL MARKETS, INC. , a Texas corporation
Date: As of October 29, 2015
Loan Amount: $38,684,000.00

 

 

Reserve Fund Information

(See Article IV)

 

 

Imposition Reserves (fill in “Collect” or “Deferred” as appropriate for each item)

 

Deferred   Insurance
Collect   Taxes
Deferred   water/sewer
N/A   Ground Rents
Deferred   assessments/other charges

 

 

Repairs & Repair Reserve Repairs required? x   Yes ¨   No
  If No, is radon testing required? ¨   Yes ¨   No
  If Yes, is a Reserve required? ¨   Yes x   No
If Yes to Repairs, but No Reserve, is a Letter of Credit required? ¨   Yes x   No

 

 

Replacement Reserve x   Yes If Yes:   x   Funded   ¨   Deferred
  ¨   No  

 

 

Rental Achievement Reserve ¨   Yes If Yes:   ¨   Cash ¨   Letter of Credit
  x   No    
       
Rate Cap Agreement Reserve x   Yes ¨   No  
       
Other Reserve(s) ¨   Yes x   No  

 

If Yes, specify:_________________________________________________________________

 

 

Lease-Up Transaction x   Yes ¨   No    
  If Yes, is a Reserve required? ¨   Yes x   No
       
  If Yes, is a Letter of Credit required? ¨   Yes x   No
           

 

 

 

 

 

Attached Riders

(See Article XIII)

 

 

 

Name of Rider Date Revised
Rider to Multifamily Loan and Security Agreement – Repairs – No Repair Reserve Established 5-1-2015
Rider to Multifamily Loan and Security Agreement - Replacement Reserve Fund – Immediate Deposits 7-1-2014
Rider to Multifamily Loan and Security Agreement - Rate Cap Agreement and Rate Cap Agreement Reserve Fund 6-30-2015
Rider to Multifamily Loan and Security Agreement – Affiliate Transfer (MPC Partnership Holdings LLC) 7-1-2014
Rider to Multifamily Loan and Security Agreement – Affiliate Transfer (Bluerock Residential Holdings, LP) 7-1-2014
Rider to Multifamily Loan and Security Agreement – Buy-Sell Transfer 7-1-2014
Rider to Multifamily Loan and Security Agreement – Entity Guarantor 3-1-2014
Rider to Multifamily Loan and Security Agreement – Cooperation with Rating Agencies and Investors 1-27-2015
Rider to Multifamily Loan and Security Agreement – Splitting the Note 1-7-2015
Rider to Multifamily Loan and Security Agreement – Lease-Up Transaction – No Credit Enhancement Required 9-25-2015
Rider to Multifamily Loan and Security Agreement – Termite or Wood Damaging Insect Control 3-1-2014

 

 

Exhibit B Modifications

(See Article XIV)

 

 

 

Are any Exhibit B modifications attached? x   Yes ¨   No
     

 

 

 

 

    

TABLE OF CONTENTS

 

ARTICLE I            DEFINED TERMS; CONSTRUCTION 1
1.01 Defined Terms 1
1.02 Construction 1
     
ARTICLE II          LOAN 2
2.01 Loan Terms 2
2.02 Prepayment Premium 2
2.03 Exculpation 2
2.04 Application of Payments 2
2.05 Usury Savings 2
2.06 Floating Rate Mortgage - Third Party Cap Agreement 2
     
ARTICLE III        LOAN SECURITY AND GUARANTY 3
3.01 Security Instrument 3
3.02 Reserve Funds 3
3.03 Uniform Commercial Code Security Agreement 4
3.04 Cap Agreement and Cap Collateral Assignment 4
3.05 Guaranty 4
3.06 Reserved 4
3.07 Reserved 4
3.08 Reserved 4
     
ARTICLE IV        RESERVE FUNDS AND REQUIREMENTS 4
4.01 Reserves Generally 4
4.02 Reserves for Taxes, Insurance and Other Charges 5
4.03 Repairs; Repair Reserve Fund 6
4.04 Replacement Reserve Fund 6
4.05 Rental Achievement Provisions 6
4.06 Debt Service Reserve 6
4.07 Rate Cap Agreement Reserve Fund 6
4.08 Reserved 6
4.09 Reserved 6
4.10 Reserved 6
     
ARTICLE V         REPRESENTATIONS AND WARRANTIES 6
5.01 Review of Documents 6
5.02 Condition of Mortgaged Property 6
5.03 No Condemnation 6
5.04 Actions; Suits; Proceedings 7
5.05 Environmental 7
5.06 Commencement of Work; No Labor or Materialmen’s Claims 8
5.07 Compliance with Applicable Laws and Regulations 8
5.08 Access; Utilities; Tax Parcels 9
5.09 Licenses and Permits 9
5.10 No Other Interests 9
5.11 Term of Leases 9
5.12 No Prior Assignment; Prepayment of Rents 9
5.13 Illegal Activity 9
5.14 Taxes Paid 10
5.15 Title Exceptions 10
5.16 No Change in Facts or Circumstances 10

 

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5.17 Financial Statements 10
5.18 ERISA – Borrower Status 10
5.19 No Fraudulent Transfer or Preference 11
5.20 No Insolvency or Judgment 11
5.21 Working Capital 11
5.22 Cap Collateral 11
5.23 Ground Lease 11
5.24 Purpose of Loan 11
5.25 Through 5.39 are Reserved 12
5.40 Recycled SPE Borrower 12
5.41 Recycled SPE Equity Owner 12
5.42 Through 5.50 are Reserved 12
5.51 Survival 12
5.52 through 5.53 are Reserved 12
   
ARTICLE VI        BORROWER COVENANTS 12
6.01 Compliance with Laws 12
6.02 Compliance with Organizational Documents 13
6.03 Use of Mortgaged Property 13
6.04 Non-Residential Leases 14
6.05 Prepayment of Rents 15
6.06 Inspection 15
6.07 Books and Records; Financial Reporting 16
6.08 Taxes; Operating Expenses; Ground Rents 19
6.09 Preservation, Management and Maintenance of Mortgaged Property 20
6.10 Insurance 24
6.11 Condemnation 29
6.12 Environmental Hazards 31
6.13 Single Purpose Entity Requirements 33
6.14 Repairs and Capital Replacements 37
6.15 Residential Leases Affecting the Mortgaged Property 38
6.16 Litigation; Government Proceedings 39
6.17 Further Assurances and Estoppel Certificates; Lender’s Expenses 39
6.18 Cap Collateral 39
6.19 Ground Lease 39
6.20 ERISA Requirements 39
6.21 through 6.46 are Reserved 40
     
ARTICLE VII       TRANSFERS OF THE MORTGAGED PROPERTY OR INTERESTS IN BORROWER  
7.01 Permitted Transfers 40
7.02 Prohibited Transfers 41
7.03 Conditionally Permitted Transfers 42
7.04 Preapproved Intrafamily Transfers 46
7.05 Lender’s Consent to Prohibited Transfers 48
7.06 SPE Equity Owner Requirement Following Transfer 50
7.07 Additional Transfer Requirements - External Cap Agreement 50
7.08 Reserved 51
7.09 Reserved 51
     
ARTICLE VIII     SUBROGATION 51

 

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ARTICLE IX        EVENTS OF DEFAULT AND REMEDIES 51
9.01 Events of Default 51
9.02 Protection of Lender’s Security; Security Instrument Secures Future Advances 54
9.03 Remedies 55
9.04 Forbearance 55
9.05 Waiver of Marshalling 56
     
ARTICLE X         RELEASE; INDEMNITY 56
10.01 Release 56
10.02 Indemnity 57
10.03 Reserved 61
     
ARTICLE XI        MISCELLANEOUS PROVISIONS 61
11.01 Waiver of Statute of Limitations, Offsets and Counterclaims 61
11.02 Governing Law; Consent to Jurisdiction and Venue 61
11.03 Notice 61
11.04 Successors and Assigns Bound 62
11.05 Joint and Several (and Solidary) Liability 62
11.06 Relationship of Parties; No Third Party Beneficiary 62
11.07 Severability; Amendments 63
11.08 Disclosure of Information 63
11.09 Determinations by Lender 63
11.10 Sale of Note; Change in Servicer; Loan Servicing 63
11.11 Supplemental Financing 63
11.12 Defeasance 67
11.13 Lender’s Rights to Sell or Securitize 71
11.14 Cooperation with Rating Agencies and Investors 71
11.15 Letter of Credit Requirements 71
11.16 Through 11.18 are Reserved 72
11.19 State Specific Provisions 72
11.20 Time is of the Essence 72
     
ARTICLE XII       DEFINITIONS 72
   
ARTICLE XIII      INCORPORATION OF ATTACHED RIDERS 87
   
ARTICLE XIV      INCORPORATION OF ATTACHED EXHIBITS 87

 

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MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

THIS MULTIFAMILY LOAN AND SECURITY AGREEMENT (“ Loan Agreement ”) is dated as of the 29th day of October, 2015 and is made by and between BR CARROLL PHILLIPS CREEK RANCH, LLC , a Delaware limited liability company (“ Borrower ”), and CBRE CAPITAL MARKETS, INC. , a Texas corporation (together with its successors and assigns, “ Lender ”).

 

RECITAL

 

Lender has agreed to make and Borrower has agreed to accept a loan in the original principal amount of $38,684,000.00 (“ Loan ”). Lender is willing to make the Loan to Borrower upon the terms and subject to the conditions set forth in this Loan Agreement.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of these promises, the mutual covenants contained in this Loan Agreement and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows:

 

ARTICLE I DEFINED TERMS; CONSTRUCTION.

 

1.01 Defined Terms. Each defined term in this Loan Agreement will have the meaning ascribed to that term in Article XII unless otherwise defined in this Loan Agreement.

 

1.02 Construction.

 

(a) The captions and headings of the Articles and Sections of this Loan Agreement are for convenience only and will be disregarded in construing this Loan Agreement.

 

(b) Any reference in this Loan Agreement to an “Exhibit,” an “Article” or a “Section” will, unless otherwise explicitly provided, be construed as referring, respectively, to an Exhibit attached to this Loan Agreement or to an Article or Section of this Loan Agreement.

 

(c) All Exhibits and Riders attached to or referred to in this Loan Agreement are incorporated by reference in this Loan Agreement.

 

(d) Any reference in this Loan Agreement to a statute or regulation will be construed as referring to that statute or regulation as amended from time to time.

 

(e) Use of the singular in this Loan Agreement includes the plural and use of the plural includes the singular.

 

(f) As used in this Loan Agreement, the term “including” means “including, but not limited to” and the term “includes” means “includes without limitation.”

 

(g) The use of one gender includes the other gender, as the context may require.

 

(h) Unless the context requires otherwise, (i) any definition of or reference to any agreement, instrument or other document in this Loan Agreement will be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth in this Loan Agreement), and (ii) any reference in this Loan Agreement to any Person will be construed to include such Person’s successors and assigns.

 

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(i) Any reference in this Loan Agreement to “Lender’s requirements,” “as required by Lender,” or similar references will be construed, after Securitization, to mean Lender’s requirements or standards as determined in accordance with Lender’s and Loan Servicer’s obligations under the terms of the Securitization documents.

 

ARTICLE II LOAN.

 

2.01 Loan Terms. The Loan will be evidenced by the Note and will bear interest and be paid in accordance with the payment terms set forth in the Note.

 

2.02 Prepayment Premium. Borrower will be required to pay a prepayment premium in connection with certain prepayments of the Indebtedness, including a payment made after Lender’s exercise of any right of acceleration of the Indebtedness, as provided in the Note.

 

2.03 Exculpation. Borrower’s personal liability for payment of the Indebtedness and for performance of the other obligations to be performed by it under this Loan Agreement is limited in the manner, and to the extent, provided in the Note.

 

2.04 Application of Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, then Lender may apply that payment to amounts then due and payable in any manner and in any order determined by Lender (unless otherwise required by applicable law), in Lender’s sole and absolute discretion. Neither Lender’s acceptance of an amount that is less than all amounts then due and payable, nor Lender’s application of such payment in the manner authorized, will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction. Notwithstanding the application of any such amount to the Indebtedness, Borrower’s obligations under this Loan Agreement, the Note and all other Loan Documents will remain unchanged.

 

2.05 Usury Savings. If any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower is interpreted so that any charge provided for in any Loan Document, whether considered separately or together with other charges levied in connection with any other Loan Document, violates that law, and Borrower is entitled to the benefit of that law, that charge is reduced to the extent necessary to eliminate that violation. The amounts, if any, previously paid to Lender in excess of the permitted amounts will be applied by Lender to reduce the principal amount of the Indebtedness. For the purpose of determining whether any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower has been violated, all Indebtedness which constitutes interest, as well as all other charges levied in connection with the Indebtedness which constitute interest, will be deemed to be allocated and spread ratably over the stated term of the Note. Unless otherwise required by applicable law, such allocation and spreading will be effected in such a manner that the rate of interest so computed is uniform throughout the stated term of the Note.

 

2.06 Floating Rate Mortgage - Third Party Cap Agreement. If (a) the Note does not provide for interest to accrue at a floating or variable interest rate (other than during any Extension Period, if applicable), and (b) a third party Cap Agreement is not required, then this Section 2.06 and Section 3.04 will be of no force or effect.

 

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(a) So long as there is no Event of Default, Lender or Loan Servicer will remit to Borrower each Cap Payment received by Lender or Loan Servicer with respect to any month for which Borrower has paid in full the monthly installment of principal and interest or interest only, as applicable, due under the Note. Alternatively, at Lender’s option, so long as there is no Event of Default, Lender may apply a Cap Payment received by Lender or Loan Servicer with respect to any month to the applicable monthly payment of accrued interest due under the Note if Borrower has paid in full the remaining portion of such monthly payment of principal and interest or interest only, as applicable.

 

(b) Neither the existence of a Cap Agreement nor anything in this Loan Agreement will relieve Borrower of its primary obligation to timely pay in full all amounts due under the Note and otherwise due on account of the Indebtedness.

 

ARTICLE III LOAN SECURITY AND GUARANTY.

 

3.01 Security Instrument. Borrower will execute the Security Instrument dated of even date with this Loan Agreement. The Security Instrument will be recorded in the applicable land records in the Property Jurisdiction.

 

3.02 Reserve Funds.

 

(a) Security Interest . To secure Borrower’s obligations under this Loan Agreement and to further secure Borrower’s obligations under the Note and the other Loan Documents, Borrower conveys, pledges, transfers and grants to Lender a security interest pursuant to the Uniform Commercial Code of the Property Jurisdiction or any other applicable law in and to all money in the Reserve Funds, as the same may increase or decrease from time to time, all interest and dividends thereon and all proceeds thereof.

 

(b) Supplemental Loan . If this Loan Agreement is entered into in connection with a Supplemental Loan and if the same Person is or becomes both Senior Lender and Supplemental Lender, then:

 

(i) Borrower assigns and grants to Supplemental Lender a security interest in the Reserve Funds established in connection with the Senior Indebtedness as additional security for all of Borrower’s obligations under the Supplemental Note.

 

(ii) In addition, Borrower assigns and grants to Senior Lender a security interest in the Reserve Funds established in connection with the Supplemental Indebtedness as additional security for all of Borrower’s obligations under the Senior Note.

 

(iii) It is the intention of Borrower that all amounts deposited by Borrower in connection with either the Senior Loan Documents, the Supplemental Loan Documents, or both, constitute collateral for the Supplemental Indebtedness secured by the Supplemental Instrument and the Senior Indebtedness secured by the Senior Instrument, with the application of such amounts to such Senior Indebtedness or Supplemental Indebtedness to be at the discretion of Senior Lender and Supplemental Lender.

 

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3.03 Uniform Commercial Code Security Agreement. This Loan Agreement is also a security agreement under the Uniform Commercial Code for any of the Mortgaged Property which, under applicable law, may be subjected to a security interest under the Uniform Commercial Code, for the purpose of securing Borrower’s obligations under this Loan Agreement and to further secure Borrower’s obligations under the Note, Security Instrument and other Loan Documents, whether such Mortgaged Property is owned now or acquired in the future, and all products and cash and non-cash proceeds thereof (collectively, “ UCC Collateral ”), and by this Loan Agreement, Borrower grants to Lender a security interest in the UCC Collateral.

 

3.04 Cap Agreement and Cap Collateral Assignment. Reserved.

 

3.05 Guaranty. Borrower will cause each Guarantor (if any) to execute a Guaranty of all or a portion of Borrower’s obligations under the Loan Documents effective as of the date of this Loan Agreement.

 

3.06 Reserved.

 

3.07 Reserved.

 

3.08 Reserved.

 

ARTICLE IV RESERVE FUNDS AND REQUIREMENTS.

 

4.01 Reserves Generally.

 

(a) Establishment of Reserve Funds; Investment of Deposits . Unless otherwise provided in Section 4.03 and/or Section 4.04, each Reserve Fund will be established on the date of this Loan Agreement and each of the following will apply:

 

(i) All Reserve Funds will be deposited in an Eligible Account at an Eligible Institution or invested in “permitted investments” as then defined and required by the Rating Agencies.

 

(ii) Lender will not be obligated to open additional accounts or deposit Reserve Funds in additional institutions when the amount of any Reserve Fund exceeds the maximum amount of the federal deposit insurance or guaranty. Borrower acknowledges and agrees that it will not have the right to direct Lender as to any specific investment of monies in any Reserve Fund. Lender will not be responsible for any losses resulting from investment of monies in any Reserve Fund or for obtaining any specific level or percentage of earnings on such investment.

 

(b) Interest on Reserve Funds; Trust Funds . Unless applicable law requires, Lender will not be required to pay Borrower any interest, earnings or profits on the Reserve Funds. Any amounts deposited with Lender under this Article IV will not be trust funds, nor will they operate to reduce the Indebtedness, unless applied by Lender for that purpose pursuant to the terms of this Loan Agreement.

 

(c) Use of Reserve Funds . Each Reserve Fund will, except as otherwise provided in this Loan Agreement, be used for the sole purpose of paying, or reimbursing Borrower for payment of, the item(s) for which the applicable Reserve Fund was established. Borrower acknowledges and agrees that, except as specified in this Loan Agreement, monies in one Reserve Fund will not be used to pay, or reimburse Borrower for, matters for which another Reserve Fund has been established.

 

(d) Termination of Reserve Funds . Upon the payment in full of the Indebtedness, Lender will pay to Borrower all funds remaining in any Reserve Funds.

 

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(e) Reserved.

 

4.02 Reserves for Taxes, Insurance and Other Charges.

 

(a) Deposits to Imposition Reserve Deposits . Borrower will deposit with Lender on the day monthly installments of principal or interest, or both, are due under the Note (or on another day designated in writing by Lender), until the Indebtedness is paid in full, an additional amount sufficient to accumulate with Lender the entire sum required to pay, when due, the items marked “Collect” below. Except as provided in Section 4.02(e), Lender will not require Borrower to make Imposition Reserve Deposits with respect to the items marked “Deferred” below.

 

[Deferred] Property Insurance premiums or premiums for other Insurance required by Lender under Section 6.10
[Collect] Taxes and payments in lieu of taxes
[Deferred] water and sewer charges that could become a Lien on the Mortgaged Property
[N/A] Ground Rents
[Deferred] assessments or other charges that could become a Lien on the Mortgaged Property, including home owner association dues

 

The amounts deposited pursuant to this Section 4.02(a) are collectively referred to in this Loan Agreement as the “ Imposition Reserve Deposits .” The obligations of Borrower for which the Imposition Reserve Deposits are required are collectively referred to in this Loan Agreement as “ Impositions .” The amount of the Imposition Reserve Deposits must be sufficient to enable Lender to pay each Imposition before the last date upon which such payment may be made without any penalty or interest charge being added. Lender will maintain records indicating how much of the monthly Imposition Reserve Deposits and how much of the aggregate Imposition Reserve Deposits held by Lender are held for the purpose of paying Taxes, Insurance premiums, Ground Rent (if applicable) and each other Imposition.

 

(b) Disbursement of Imposition Reserve Deposits . Lender will apply the Imposition Reserve Deposits to pay Impositions so long as no Event of Default has occurred and is continuing. Lender will pay all Impositions from the Imposition Reserve Deposits held by Lender upon Lender’s receipt of a bill or invoice for an Imposition. If Borrower holds a ground lessee interest in the Mortgaged Property and Imposition Reserve Deposits are collected for Ground Rent, then Lender will pay the monthly or other periodic installments of Ground Rent from the Imposition Reserve Deposits, whether or not Lender receives a bill or invoice for such installments. Lender will have no obligation to pay any Imposition to the extent it exceeds the amount of the Imposition Reserve Deposits then held by Lender. Lender may pay an Imposition according to any bill, statement or estimate from the appropriate public office, Ground Lessor (if applicable) or insurance company without inquiring into the accuracy of the bill, statement or estimate or into the validity of the Imposition.

 

(c) Excess or Deficiency of Imposition Reserve Deposits . If at any time the amount of the Imposition Reserve Deposits held by Lender for payment of a specific Imposition exceeds the amount reasonably deemed necessary by Lender, the excess will be credited against future installments of Imposition Reserve Deposits. If at any time the amount of the Imposition Reserve Deposits held by Lender for payment of a specific Imposition is less than the amount reasonably estimated by Lender to be necessary, Borrower will pay to Lender the amount of the deficiency within 15 days after Notice from Lender.

 

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(d) Delivery of Invoices . Borrower will promptly deliver to Lender a copy of all notices of, and invoices for, Impositions.

 

(e) Deferral of Collection of Any Imposition Reserve Deposits; Delivery of Receipts . If Lender does not collect an Imposition Reserve Deposit with respect to an Imposition either marked “Deferred” in Section 4.02(a) or pursuant to a separate written deferral by Lender, then on or before the earlier of the date each such Imposition is due, or the date this Loan Agreement requires each such Imposition to be paid, Borrower will provide Lender with proof of payment of each such Imposition. Upon Notice to Borrower, Lender may revoke its deferral and require Borrower to deposit with Lender any or all of the Imposition Reserve Deposits listed in Section 4.02(a), regardless of whether any such item is marked “Deferred” (i) if Borrower does not timely pay any of the Impositions, (ii) if Borrower fails to provide timely proof to Lender of such payment, (iii) at any time during the existence of an Event of Default or (iv) upon placement of a Supplemental Loan in accordance with Section 11.11.

 

(f) through (i) are Reserved.

 

4.03 Repairs; Repair Reserve Fund. Reserved.

 

4.04 Replacement Reserve Fund. Reserved.

 

4.05 Rental Achievement Provisions. Reserved.

 

4.06 Debt Service Reserve. Reserved.

 

4.07 Rate Cap Agreement Reserve Fund. Reserved.

 

4.08 Reserved.

 

4.09 Reserved.

 

4.10 Reserved.

 

ARTICLE V REPRESENTATIONS AND WARRANTIES.

 

Borrower represents and warrants to Lender as follows as of the date of this Loan Agreement:

 

5.01 Review of Documents. Borrower has reviewed: (a) the Note, (b) the Security Instrument, (c) the Commitment Letter, and (d) all other Loan Documents.

 

5.02 Condition of Mortgaged Property. Except as Borrower may have disclosed to Lender in writing in connection with the issuance of the Commitment Letter, the Mortgaged Property has not been damaged by fire, water, wind or other cause of loss, or any previous damage to the Mortgaged Property has been fully restored.

 

5.03 No Condemnation. No part of the Mortgaged Property has been taken in Condemnation or other like proceeding, and, to the best of Borrower’s knowledge after due inquiry and investigation, no such proceeding is pending or threatened for the partial or total Condemnation or other taking of the Mortgaged Property.

 

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5.04 Actions; Suits; Proceedings.

 

(a) There are no judicial, administrative, mediation or arbitration actions, suits or proceedings pending or, to the best of Borrower’s knowledge, threatened in writing against or affecting Borrower (and, if Borrower is a limited partnership, any of its general partners or if Borrower is a limited liability company, any member of Borrower) or the Mortgaged Property which, if adversely determined, would have a Material Adverse Effect.

 

(b) Reserved.

 

5.05 Environmental. Except as previously disclosed by Borrower to Lender in writing (which written disclosure may be in certain environmental assessments and other written reports accepted by Lender in connection with the funding of the Indebtedness and dated prior to the date of this Loan Agreement), each of the following is true:

 

(a) Borrower has not at any time engaged in, caused or permitted any Prohibited Activities or Conditions on the Mortgaged Property.

 

(b) To the best of Borrower’s knowledge after due inquiry and investigation, no Prohibited Activities or Conditions exist or have existed on the Mortgaged Property.

 

(c) The Mortgaged Property does not now contain any underground storage tanks, and, to the best of Borrower’s knowledge after due inquiry and investigation, the Mortgaged Property has not contained any underground storage tanks in the past. If there is an underground storage tank located on the Mortgaged Property that has been previously disclosed by Borrower to Lender in writing, that tank complies with all requirements of Hazardous Materials Laws.

 

(d) To the best of Borrower’s knowledge after due inquiry and investigation, Borrower has complied with all Hazardous Materials Laws, including all requirements for notification regarding releases of Hazardous Materials. Without limiting the generality of the foregoing, all Environmental Permits required for the operation of the Mortgaged Property in accordance with Hazardous Materials Laws now in effect have been obtained and all such Environmental Permits are in full force and effect.

 

(e) To the best of Borrower’s knowledge after due inquiry and investigation, no event has occurred with respect to the Mortgaged Property that constitutes, or with the passage of time or the giving of notice, or both, would constitute, noncompliance with the terms of any Environmental Permit.

 

(f) There are no actions, suits, claims or proceedings pending or, to the best of Borrower’s knowledge after due inquiry and investigation, threatened in writing, that involve the Mortgaged Property and allege, arise out of, or relate to any Prohibited Activity or Condition.

 

(g) Borrower has received no actual or constructive notice of any written complaint, order, notice of violation or other communication from any Governmental Authority with regard to air emissions, water discharges, noise emissions or Hazardous Materials, or any other environmental, health or safety matters affecting the Mortgaged Property or any property that is adjacent to the Mortgaged Property.

 

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5.06 Commencement of Work; No Labor or Materialmen’s Claims. Except as set forth on Exhibit E , prior to the recordation of the Security Instrument, no work of any kind has been or will be commenced or performed upon the Mortgaged Property, and no materials or equipment have been or will be delivered to or upon the Mortgaged Property, for which the contractor, subcontractor or vendor continues to have any rights including the existence of or right to assert or file a mechanic’s or materialmen’s Lien. If any such work of any kind has been commenced or performed upon the Mortgaged Property, or if any such materials or equipment have been ordered or delivered to or upon the Mortgaged Property, then prior to the execution of the Security Instrument, Borrower has satisfied each of the following conditions:

 

(a) Borrower has fully disclosed in writing to the title insurance company issuing the mortgagee title insurance policy insuring the Lien of the Security Instrument that work has been commenced or performed on the Mortgaged Property, or materials or equipment have been ordered or delivered to or upon the Mortgaged Property.

 

(b) Borrower has obtained and delivered to Lender and the title company issuing the mortgagee title insurance policy insuring the Lien of the Security Instrument Lien waivers from all contractors, subcontractors, suppliers or any other applicable party, pertaining to all work commenced or performed on the Mortgaged Property, or materials or equipment ordered or delivered to or upon the Mortgaged Property.

 

Borrower represents and warrants that all parties furnishing labor and materials for which a Lien or claim of Lien may be filed against the Mortgaged Property have been paid in full and, except for such Liens or claims insured against by the policy of title insurance to be issued in connection with the Loan, there are no mechanics’, laborers’ or materialmen’s Liens or claims outstanding for work, labor or materials affecting the Mortgaged Property, whether prior to, equal with or subordinate to the Lien of the Security Instrument.

 

5.07 Compliance with Applicable Laws and Regulations.

 

(a) To the best of Borrower’s knowledge after due inquiry and investigation, each of the following is true:

 

(i) All Improvements and the use of the Mortgaged Property comply with all applicable statutes, rules and regulations, including all applicable statutes, rules and regulations pertaining to requirements for equal opportunity, anti-discrimination, fair housing, environmental protection, zoning and land use (“legal, non-conforming” status with respect to uses or structures will be considered to comply with zoning and land use requirements for the purposes of this representation).

 

(ii ) The Improvements comply with applicable health, fire, and building codes.

 

(iii) There is no evidence of any illegal activities relating to controlled substances on the Mortgaged Property.

 

(b) Reserved.

 

(c) Reserved.

 

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5.08 Access; Utilities; Tax Parcels. The Mortgaged Property: (a) has ingress and egress via a publicly dedicated right of way or via an irrevocable easement permitting ingress and egress, (b) is served by public utilities and services generally available in the surrounding community or otherwise appropriate for the use in which the Mortgaged Property is currently being utilized, and (c) constitutes one or more separate tax parcels.

 

5.09 Licenses and Permits.

 

(a) Borrower, any commercial tenant of the Mortgaged Property and/or any operator of the Mortgaged Property is in possession of all material licenses, permits and authorizations required for use of the Mortgaged Property, which are valid and in full force and effect as of the date of this Loan Agreement.

 

(b) Through (i) are reserved.

 

5.10 No Other Interests. To the best of Borrower’s knowledge after due inquiry and investigation, no Person has (a) any possessory interest in the Mortgaged Property or right to occupy the Mortgaged Property except under and pursuant to the provisions of existing Leases by and between tenants and Borrower (a form of residential lease having been previously provided to Lender together with the material terms of any and all Non-Residential Leases at the Mortgaged Property), or (b) an option to purchase the Mortgaged Property or an interest in the Mortgaged Property, except as has been disclosed to and approved in writing by Lender.

 

5.11 Term of Leases. All Leases for residential dwelling units with respect to the Mortgaged Property satisfy each of the following conditions:

 

(a) They are on forms that are customary for similar multifamily properties in the Property Jurisdiction.

 

(b) They are for initial terms of at least 6 months and not more than 2 years (unless otherwise approved in writing by Lender).

 

(c) They do not include any Corporate Leases (unless otherwise approved in writing by Lender).

 

(d) They do not include options to purchase.

 

5.12 No Prior Assignment; Prepayment of Rents. Borrower has (a) not executed any prior assignment of Rents (other than an assignment of Rents securing any prior indebtedness that is being assigned to Lender, or that is being paid off and discharged with the proceeds of the Loan evidenced by the Note or, if this Loan Agreement is entered into in connection with a Supplemental Loan, other than an assignment of Rents securing any Senior Indebtedness), and (b) not performed any acts and has not executed, and will not execute, any instrument which would prevent Lender from exercising its rights under any Loan Document. At the time of execution of this Loan Agreement, unless otherwise approved by Lender in writing, there has been no prepayment of any Rents for more than 2 months prior to the due dates of such Rents.

 

5.13 Illegal Activity. No portion of the Mortgaged Property has been or will be purchased with the proceeds of any illegal activity.

 

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5.14 Taxes Paid. Borrower has filed all federal, state, county and municipal tax returns required to have been filed by Borrower, and has paid all Taxes which have become due pursuant to such returns or to any notice of assessment received by Borrower, and Borrower has no knowledge of any basis for additional assessment with respect to such taxes. To the best of Borrower’s knowledge after due inquiry and investigation , there are not presently pending any special assessments against the Mortgaged Property or any part of the Mortgaged Property.

 

5.15 Title Exceptions. To the best of Borrower’s knowledge after due inquiry and investigation, none of the items shown in the schedule of exceptions to coverage in the title policy issued to and accepted by Lender contemporaneously with the execution of this Loan Agreement and insuring Lender’s interest in the Mortgaged Property will have a Material Adverse Effect on the (a) ability of Borrower to pay the Loan in full, (b) ability of Borrower to use all or any part of the Mortgaged Property in the manner in which the Mortgaged Property is being used on the Closing Date, except as set forth in Section 6.03, (c) operation of the Mortgaged Property, or (d) value of the Mortgaged Property.

 

5.16 No Change in Facts or Circumstances.

 

(a) All information in the application for the Loan submitted to Lender, including all financial statements for the Mortgaged Property, Borrower, and any Borrower Principal, and all Rent Schedules, reports, certificates, and any other documents submitted in connection with the application (collectively, “ Loan Application ”) is complete and accurate in all material respects as of the date such information was submitted to Lender.

 

(b) There has been no change in any fact or circumstance since the Loan Application was submitted to Lender that would make any information submitted as part of the Loan Application materially incomplete or inaccurate.

 

(c) The organizational structure of Borrower is as set forth in Exhibit H .

 

5.17 Financial Statements. The financial statements of Borrower and each Borrower Principal furnished to Lender as part of the Loan Application reflect in each case a positive net worth as of the date of the applicable financial statement.

 

5.18 ERISA – Borrower Status. Borrower represents as follows:

 

(a) Borrower is not an “investment company,” or a company under the Control of an “investment company,” as such terms are defined in the Investment Company Act of 1940, as amended.

 

(b) Borrower is not an “employee benefit plan,” as defined in Section 3(3) of ERISA, which is subject to Title I of ERISA or a “plan” to which Section 4975 of the Tax Code applies, and the assets of Borrower do not constitute “plan assets” of one or more such plans within the meaning of 29 C.F.R. Section 2510.3-101, as modified by Section 3(42) of ERISA.

 

(c) Borrower is not a "governmental plan" within the meaning of Section 3(32) of ERISA, and is not subject to state statutes regulating investments or fiduciary obligations with respect to governmental plans.

 

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5.19 No Fraudulent Transfer or Preference. No Borrower or Borrower Principal (a) has made, or is making in connection with and as security for the Loan, a transfer of an interest in the property of Borrower or Borrower Principal to or for the benefit of Lender or otherwise as security for any of the obligations under the Loan Documents which is or could constitute a voidable preference under federal bankruptcy, state insolvency or similar applicable creditors’ rights laws, or (b) has made, or is making in connection with the Loan, a transfer (including any transfer to or for the benefit of an insider under an employment contract) of an interest of Borrower or any Borrower Principal in property which is or could constitute a voidable preference under federal bankruptcy, state insolvency or similar applicable creditors’ rights laws, or (c) has incurred, or is incurring in connection with the Loan, any obligation (including any obligation to or for the benefit of an insider under an employment contract) which is or could constitute a fraudulent transfer under federal bankruptcy, state insolvency, or similar applicable creditors’ rights laws.

 

5.20 No Insolvency or Judgment.

 

(a) No Pending Proceedings or Judgments . No Borrower or Borrower Principal is (i) the subject of or a party to (other than as a creditor) any completed or pending bankruptcy, reorganization or insolvency proceeding, or (ii) the subject of any judgment unsatisfied of record or docketed in any court located in the United States.

 

(b) Insolvency . Borrower is not presently insolvent, and the Loan will not render Borrower insolvent. As used in this Section, the term “insolvent” means that the total of all of a Person’s liabilities (whether secured or unsecured, contingent or fixed, or liquidated or unliquidated) is in excess of the value of all of the assets of the Person that are available to satisfy claims of creditors.

 

5.21 Working Capital. After the Loan is made, Borrower intends to have sufficient working capital, including cash flow from the Mortgaged Property or other sources, not only to adequately maintain the Mortgaged Property, but also to pay all of Borrower’s outstanding debts as they come due (other than any balloon payment due upon the maturity of the Loan). Lender acknowledges that no members or partners of Borrower or any Borrower Principal will be obligated to contribute equity to Borrower for purposes of providing working capital to maintain the Mortgaged Property or to pay Borrower’s outstanding debts except as may otherwise be required under their organizational documents.

 

5.22 Cap Collateral. Reserved.

 

5.23 Ground Lease. Reserved.

 

5.24 Purpose of Loan. The purpose of the Loan is as indicated by the checked boxes below:

 

¨ Refinance Loan : The Loan is a refinancing of existing indebtedness and, except to the extent specifically required by Lender, there is to be no change in the ownership of either the Mortgaged Property or Borrower Principals. The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the refinancing has been fully disclosed to Lender.

 

x Acquisition Loan : All of the consideration given or received or to be given or received in connection with the acquisition of the Mortgaged Property has been fully disclosed to Lender. The Mortgaged Property was or will be purchased from Villas Phillips Creek Partners, LLC, a Georgia limited liability company (“ Property Seller ”). No Borrower or Borrower Principal has or had, directly or indirectly (through a family member or otherwise), any interest in the Property Seller and the acquisition of the Mortgaged Property is an arm’s-length transaction. To the best of Borrower’s knowledge after due inquiry and investigation, the purchase price of the Mortgaged Property represents the fair market value of the Mortgaged Property and Property Seller is not or will not be insolvent subsequent to the sale of the Mortgaged Property.

 

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¨ Supplemental Loan : The Loan is a Supplemental Loan and, except to the extent specifically required or approved by Lender, there has been no change in the ownership of either the Mortgaged Property or Borrower Principals since the date of the Senior Note. The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the Supplemental Loan has been fully disclosed to Lender.

 

¨ Cross-Collateralized/Cross-Defaulted Loan Pool : The Loan is part of a cross-collateralized/cross-defaulted pool of loans described as follows:

 

____ being simultaneously made to Borrower and/or Borrower’s Affiliates

 

____ made previously to Borrower and/or Borrower’s Affiliates

 

The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the Loan and the other loans comprising the cross-collateralized/cross-defaulted loan pool has been fully disclosed to Lender.

 

5.25 through 5.39 are reserved.

 

5.40 Recycled SPE Borrower. Reserved.

 

5.41 Recycled SPE Equity Owner. Reserved.

 

5.42 through 5.50 are reserved.

 

5.51 Survival. The representations and warranties set forth in this Loan Agreement will survive until the Indebtedness is paid in full; however, the representations and warranties set forth in Section 5.05 will survive beyond repayment of the entire Indebtedness, to the extent provided in Section 10.02(i).

 

5.52 through 5.53 are reserved.

 

ARTICLE VI BORROWER COVENANTS.

 

6.01 Compliance with Laws. Borrower will comply with all laws, ordinances, rules, regulations and requirements of any Governmental Authority having jurisdiction over the Mortgaged Property and all licenses and permits and all recorded covenants and agreements relating to or affecting the Mortgaged Property, including all laws, ordinances, regulations, requirements and covenants pertaining to health and safety, construction of improvements on the Mortgaged Property, Repairs, Capital Replacements, fair housing, disability accommodation, zoning and land use, applicable building codes, special use permits and environmental regulations, Leases and the maintenance and disposition of tenant security deposits. Borrower will take appropriate measures to prevent, and will not engage in or knowingly permit, any illegal activities at the Mortgaged Property, including those that could endanger tenants or visitors, result in damage to the Mortgaged Property, result in forfeiture of the Mortgaged Property, or otherwise materially impair the Lien created by the Security Instrument or Lender’s interest in the Mortgaged Property. Borrower will at all times maintain records sufficient to demonstrate compliance with the provisions of this Section 6.01.

 

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6.02 Compliance with Organizational Documents. Borrower will at all times comply with all laws, regulations and requirements of any Governmental Authority relating to Borrower’s formation, continued existence and good standing in its state of formation and, if different, in the Property Jurisdiction. Borrower will at all times comply with its organizational documents, including its partnership agreement (if Borrower is a partnership), its by-laws (if Borrower is a corporation or housing cooperative corporation or association) or its operating agreement (if Borrower is a limited liability company or tenancy-in-common). If Borrower is a housing cooperative corporation or association, Borrower will at all times maintain its status as a “cooperative housing corporation” as such term is defined in Section 216(b) of the Internal Revenue Code of 1986, as amended, or any successor statute thereto.

 

6.03 Use of Mortgaged Property.

 

(a) Unless required by applicable law, without the prior written consent of Lender, Borrower will not take any of the following actions:

 

(i) Allow changes in the use for which all or any part of the Mortgaged Property is being used at the time this Loan Agreement is executed.

 

(ii) Convert any individual dwelling units or common areas to commercial use.

 

(iii) Initiate a change in the zoning classification of the Mortgaged Property or acquiesce to a change in the zoning classification of the Mortgaged Property.

 

(iv) Establish any condominium or cooperative regime with respect to the Mortgaged Property beyond any which may be in existence on the date of this Loan Agreement.

 

(v) Combine all or any part of the Mortgaged Property with all or any part of a tax parcel which is not part of the Mortgaged Property.

 

(vi) Subdivide or otherwise split any tax parcel constituting all or any part of the Mortgaged Property.

 

(vii) Add to or change any location at which any of the Mortgaged Property is stored, held or located unless Borrower (A) gives Notice to Lender within 30 days after the occurrence of such addition or change, (B) executes and delivers to Lender any modifications of or supplements to this Loan Agreement that Lender may require, and (C) authorizes the filing of any financing statement which may be filed in connection with this Loan Agreement, as Lender may require.

 

(viii) Convert, in whole or in part, any non-residential income producing units to non-income producing units.

 

(b) Reserved.

 

(c) Notwithstanding anything contained in this Section to the contrary, if Borrower is a housing cooperative corporation or association, Lender acknowledges and consents to Borrower’s use of the Mortgaged Property as a housing cooperative.

 

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6.04 Non-Residential Leases.

 

(a) Prohibited New Non-Residential Leases or Modified Non-Residential Leases . Except as set forth in Section 6.04(b), Borrower will not enter into any New Non-Residential Lease, enter into any Modified Non-Residential Lease or terminate any Non-Residential Lease (including any Non-Residential Lease in existence on the date of this Loan Agreement) without the prior written consent of Lender.

 

(b) New Non-Residential Leases or Modified Non-Residential Leases for which Lender’s Consent is Not Required . Lender’s consent will not be required for Borrower to enter into a Modified Non-Residential Lease or a New Non-Residential Lease, provided that the Modified Non-Residential Lease or New Non-Residential Lease satisfies each of the following requirements:

 

(i) The tenant under the New Non-Residential Lease or Modified Non-Residential Lease is not an Affiliate of Borrower or any Guarantor.

 

(ii) The terms of the New Non-Residential Lease or Modified Non-Residential Lease are at least as favorable to Borrower as those customary in the applicable market at the time Borrower enters into the New Non-Residential Lease or Modified Non-Residential Lease.

 

(iii) The Rents paid to Borrower pursuant to the New Non-Residential Lease or Modified Non-Residential Lease are not less than 90% of the rents paid to Borrower pursuant to the Non-Residential Lease, if any, for that portion of the Mortgaged Property that was in effect prior to the New Non-Residential Lease or Modified Non-Residential Lease.

 

(iv) The term of the New Non-Residential Lease or Modified Non-Residential Lease, including any option to extend, is 10 years or less.

 

(v) Any New Non-Residential Lease must provide that the space may not be used or operated, in whole or in part, for any of the following:

 

(A) The operation of a so-called “head shop” or other business devoted to the sale of articles or merchandise normally used or associated with illegal or unlawful activities such as, but not limited to, the sale of paraphernalia used in connection with marijuana or controlled drugs or substances.

 

(B) A gun shop, shooting gallery or firearms range.

 

(C) A so-called massage parlor or any business which sells, rents or permits the viewing of so-called “adult” or pornographic materials such as, but not limited to, adult magazines, books, movies, photographs, sexual aids, sexual articles and sex paraphernalia.

 

(D) Any use involving the sale or distribution of any flammable liquids, gases or other Hazardous Materials.

 

(E) An off-track betting parlor or arcade.

 

(F) A liquor store or other establishment whose primary business is the sale of alcoholic beverages for off-site consumption.

 

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(G) A burlesque or strip club.

 

(H) Any illegal activity.

 

(vi) The aggregate of the income derived from the space leased pursuant to the New Non-Residential Lease accounts for less than 20% of the gross income of the Mortgaged Property on the date that Borrower enters into the New Non-Residential Lease.

 

(vii) Such New Non-Residential Lease is not an oil or gas lease, pipeline agreement or other instrument related to the production or sale of oil or natural gas.

 

(c) Executed Copies of Non-Residential Leases . Borrower will, without request by Lender, deliver a fully executed copy of each Non-Residential Lease to Lender promptly after such Non-Residential Lease is signed.

 

(d) Subordination and Attornment Requirements . All Non-Residential Leases, regardless of whether Lender’s consent or approval is required, will specifically include the following provisions:

 

(i) The Lease is subordinate to the Lien of the Security Instrument, with such subordination to be self-executing.

 

(ii) The tenant will attorn to Lender and any purchaser at a foreclosure sale, such attornment to be self-executing and effective upon acquisition of title to the Mortgaged Property by any purchaser at a foreclosure sale or by Lender in any manner.

 

(iii) The tenant agrees to execute such further evidences of attornment as Lender or any purchaser at a foreclosure sale may from time to time request.

 

(iv) The tenant will, upon receipt of a written request from Lender following the occurrence of and during the continuance of an Event of Default, pay all Rents payable under the Lease to Lender.

 

(v) Reserved.

 

(vi) Reserved.

 

6.05 Prepayment of Rents. Borrower will not receive or accept Rent under any Lease (whether a residential Lease or a Non-Residential Lease) for more than 2 months in advance.

 

6.06 Inspection.

 

(a) Right of Entry . Borrower will permit Lender, its agents, representatives and designees and any interested Governmental Authority to make or cause to be made entries upon and inspections of the Mortgaged Property to inspect, among other things: (i) Repairs, (ii) Capital Replacements, (iii) Restorations, (iv) Property Improvement Alterations, and (v) any other Improvements, both in process and upon completion (including environmental inspections and tests performed by professional inspection engineers) during normal business hours, or at any other reasonable time, upon reasonable Notice to Borrower if the inspection is to include occupied residential units (which Notice need not be in writing). During normal business hours, or at any other reasonable time, Borrower will also permit Lender to examine all books and records and contracts and bills pertaining to the foregoing. Notice to Borrower will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing.

 

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(b) Inspection of Mold . If Lender determines that Mold has or may have developed as a result of a water intrusion event or leak, Lender, at Lender’s Discretion, may require that a professional inspector inspect the Mortgaged Property to confirm whether Mold has developed and, if so, thereafter as frequently as Lender determines is necessary until any issue with Mold and its cause(s) are resolved to Lender’s satisfaction. Such inspection will be limited to a visual and olfactory inspection of the area that has experienced the Mold, water intrusion event or leak. Borrower will be responsible for the cost of each such professional inspection and any remediation deemed to be necessary as a result of the professional inspection. After any issue with Mold is remedied to Lender’s satisfaction, Lender will not require a professional inspection any more frequently than once every 3 years unless Lender otherwise becomes aware of Mold as a result of a subsequent water intrusion event or leak.

 

(c) Certification in Lieu of Inspection . If Lender or Loan Servicer determines not to conduct an annual inspection of the Mortgaged Property, and in lieu thereof Lender requests a certification, Borrower will provide to Lender a factually correct certification, each year that the annual inspection is waived, to the following effect:

 

Borrower has not received any written complaint, notice, letter or other written communication from any tenant, Property Manager or governmental authority regarding mold, fungus, microbial contamination or pathogenic organisms (“Mold”) or any activity, condition, event or omission that causes or facilitates the growth of Mold on or in any part of the Mortgaged Property or, if Borrower has received any such written complaint, notice, letter or other written communication, that Borrower has investigated and determined that no Mold activity, condition or event exists or alternatively has fully and properly remediated such activity, condition, event or omission in compliance with the Moisture Management Plan for the Mortgaged Property.

 

If Borrower is unwilling or unable to provide such certification, Lender may require a professional inspection of the Mortgaged Property at Borrower’s expense.

 

6.07 Books and Records; Financial Reporting.

 

(a) Delivery of Books and Records . Borrower will keep and maintain at all times at the Mortgaged Property or the Property Manager’s office, and upon Lender’s request will make available at the Mortgaged Property (or, at Borrower’s option, at the Property Manager’s office), complete and accurate books of account and records (including copies of supporting bills and invoices) adequate to reflect correctly the operation of the Mortgaged Property, in accordance with GAAP consistently applied (or such other method which is reasonably acceptable to Lender), and copies of all written contracts, Leases, and other instruments which affect the Mortgaged Property. The books, records, contracts, Leases and other instruments will be subject to examination and inspection by Lender at any reasonable time.

 

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(b) Delivery of Statement of Income and Expenses; Rent Schedule and Other Statements . Borrower will furnish to Lender each of the following:

 

(i) Within 25 days after the end of each calendar quarter prior to Securitization and within 35 days after each calendar quarter after Securitization, each of the following:

 

(A) A Rent Schedule dated no earlier than the date that is 5 days prior to the end of such quarter.

 

(B) A statement of income and expenses for Borrower’s operation of the Mortgaged Property that is either of the following:

 

(1) For the 12 month period ending on the last day of such quarter.

 

(2) If at the end of such quarter Borrower or any Affiliate of Borrower has owned the Mortgaged Property for less than 12 months, for the period commencing with the acquisition of the Mortgaged Property by Borrower or its Affiliate, and ending on the last day of such quarter.

 

(C) When requested by Lender, a balance sheet showing all assets and liabilities of Borrower relating to the Mortgaged Property as of the end of that fiscal quarter.

 

(ii) Within 90 days after the end of each fiscal year of Borrower, each of the following:

 

(A) An annual statement of income and expenses for Borrower’s operation of the Mortgaged Property for that fiscal year.

 

(B) A balance sheet showing all assets and liabilities of Borrower relating to the Mortgaged Property as of the end of that fiscal year and a profit and loss statement for Borrower.

 

(C) An accounting of all security deposits held pursuant to all Leases, including the name of the institution (if any) and the names and identification numbers of the accounts (if any) in which such security deposits are held and the name of the person to contact at such financial institution, along with any authority or release necessary for Lender to access information regarding such accounts.

 

(iii) Within 30 days after the date of filing, copies of all tax returns filed by Borrower.

 

(c) Delivery of Borrower Financial Statements Upon Request . Borrower will furnish to Lender each of the following:

 

(i) Upon Lender’s request, in Lender’s sole and absolute discretion prior to a Securitization, and thereafter upon Lender’s request in Lender’s Discretion, a monthly Rent Schedule and a monthly statement of income and expenses for Borrower’s operation of the Mortgaged Property, in each case within 25 days after the end of each month.

 

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(ii) Upon Lender’s request in Lender’s sole and absolute discretion prior to a Securitization, and thereafter upon Lender’s request in Lender’s Discretion, a statement that identifies all owners of any interest in Borrower and any Designated Entity for Transfers and the interest held by each (unless Borrower or any Designated Entity for Transfers is a publicly-traded entity in which case such statement of ownership will not be required), and if Borrower or a Designated Entity for Transfers is a corporation then all officers and directors of Borrower and the Designated Entity for Transfers, and if Borrower or a Designated Entity for Transfers is a limited liability company then all Managers who are not members, in each case within 10 days after such request.

 

(iii) Upon Lender’s request in Lender’s Discretion, such other financial information or property management information (including information on tenants under Leases to the extent such information is available to Borrower, copies of bank account statements from financial institutions where funds owned or controlled by Borrower are maintained, and an accounting of security deposits) as may be required by Lender from time to time, in each case within 30 days after such request.

 

(iv) Upon Lender’s request in Lender’s Discretion, a monthly property management report for the Mortgaged Property, showing the number of inquiries made and rental applications received from tenants or prospective tenants and deposits received from tenants and any other information requested by Lender within 30 days after such request. However, Lender will not require the foregoing more frequently than quarterly except when there has been an Event of Default and such Event of Default is continuing, in which case Lender may require Borrower to furnish the foregoing more frequently.

 

(d) Form of Statements; Audited Financials . A natural person having authority to bind Borrower (or the SPE Equity Owner or Guarantor, as applicable) will certify each of the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) to be complete and accurate. Each of the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) will be in such form and contain such detail as Lender may reasonably require. Lender also may require that any of the statements, schedules or reports listed in Sections 6.07(b), 6.07(c) and 6.07(f) be audited at Borrower’s expense by independent certified public accountants acceptable to Lender, at any time when an Event of Default has occurred and is continuing or at any time that Lender, in its reasonable judgment, determines that audited financial statements are required for an accurate assessment of the financial condition of Borrower or of the Mortgaged Property.

 

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(e) Failure to Timely Provide Financial Statements . If Borrower fails to provide in a timely manner the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f), Lender will give Notice to Borrower specifying the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) that Borrower has failed to provide. If Borrower has not provided the required statements, schedules and reports within 10 Business Days following such Notice, then (i) Borrower will pay a late fee of $500 for each late statement, schedule or report, plus an additional $500 per month that any such statement, schedule or report continues to be late, and (ii) Lender will have the right to have Borrower’s books and records audited, at Borrower’s expense, by independent certified public accountants selected by Lender in order to obtain such statements, schedules and reports, and all related costs and expenses of Lender will become immediately due and payable and will become an additional part of the Indebtedness as provided in Section 9.02. Notice to Borrower of Lender’s exercise of its rights to require an audit will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing.

 

(f) Delivery of Guarantor and SPE Equity Owner Financial Statements Upon Request . Borrower will cause each Guarantor and, at Lender’s request in Lender’s Discretion, any SPE Equity Owner, to provide to Lender (i) within 90 days after the close of such party’s fiscal year, such party’s balance sheet and profit and loss statement (or if such party is a natural person, within 90 days after the close of each calendar year, such party’s personal financial statements) in form reasonably satisfactory to Lender and certified by such party to be accurate and complete, and (ii) such additional financial information (including copies of state and federal tax returns with respect to any SPE Equity Owner but Lender will only require copies of such tax returns with respect to each Guarantor if an Event of Default has occurred and is continuing) as Lender may reasonably require from time to time and in such detail as reasonably required by Lender.

 

(g) Reporting Upon Event of Default . If an Event of Default has occurred and is continuing, Borrower will deliver to Lender upon written demand all books and records relating to the Mortgaged Property or its operation.

 

(h) Credit Reports . Borrower authorizes Lender to obtain a credit report on Borrower at any time.

 

(i) Reserved.

 

6.08 Taxes; Operating Expenses; Ground Rents.

 

(a) Payment of Taxes and Ground Rent . Subject to the provisions of Sections 6.08(c) and (d), Borrower will pay or cause to be paid (i) all Taxes when due and before the addition of any interest, fine, penalty or cost for nonpayment, and (ii) if Borrower’s interest in the Mortgaged Property is as a Ground Lessee, then the monthly or other periodic installments of Ground Rent before the last date upon which each such installment may be made without penalty or interest charges being added.

 

(b) Payment of Operating Expenses . Subject to the provisions of Section 6.08(c), Borrower will (i) pay the expenses of operating, managing, maintaining and repairing the Mortgaged Property (including utilities, Repairs and Capital Replacements) before the last date upon which each such payment may be made without any penalty or interest charge being added, and (ii) pay Insurance premiums at least 30 days prior to the expiration date of each policy of Insurance, unless applicable law specifies some lesser period.

 

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(c) Payment of Impositions and Reserve Funds . If Lender is collecting Imposition Reserve Deposits pursuant to Article IV, then so long as no Event of Default exists, Borrower will not be obligated to pay any Imposition for which Imposition Reserve Deposits are being collected, whether Taxes, Insurance premiums, Ground Rent (if applicable) or any other individual Impositions, but only to the extent that sufficient Imposition Reserve Deposits are held by Lender for the purpose of paying that specific Imposition and Borrower has timely delivered to Lender any bills or premium notices that it has received with respect to that specific Imposition (other than Ground Rent). Lender will have no liability to Borrower for failing to pay any Impositions to the extent that: (i) any Event of Default has occurred and is continuing, (ii) insufficient Imposition Reserve Deposits are held by Lender at the time an Imposition becomes due and payable, or (iii) Borrower has failed to provide Lender with bills and premium notices as provided in this Section.

 

(d) Right to Contest . Borrower, at its own expense, may contest by appropriate legal proceedings, conducted diligently and in good faith, the amount or validity of any Imposition other than Insurance premiums and Ground Rent (if applicable), if: (i) Borrower notifies Lender of the commencement or expected commencement of such proceedings, (ii) the Mortgaged Property is not in danger of being sold or forfeited, (iii) if Borrower has not already paid the Imposition, Borrower deposits with Lender reserves sufficient to pay the contested Imposition, if requested by Lender, and (iv) Borrower furnishes whatever additional security is required in the proceedings or is reasonably requested by Lender, which may include the delivery to Lender of reserves established by Borrower to pay the contested Imposition.

 

6.09 Preservation, Management and Maintenance of Mortgaged Property.

 

(a) Maintenance of Mortgaged Property; No Waste . Borrower will keep the Mortgaged Property in good repair, including the replacement of Personalty and Fixtures with items of equal or better function and quality. Borrower will not commit waste or permit impairment or deterioration of the Mortgaged Property.

 

(b) Abandonment of Mortgaged Property . Borrower will not abandon the Mortgaged Property.

 

(c) Preservation of Mortgaged Property . Borrower will restore or repair promptly, in a good and workmanlike manner, any damaged part of the Mortgaged Property to the equivalent of its original condition, or such other condition as Lender may approve in writing, whether or not Insurance proceeds or Condemnation awards are available to cover any costs of such Restoration or repair; provided, however, that Borrower will not be obligated to perform such Restoration or repair if (i) no Event of Default has occurred and is continuing, and (ii) Lender has elected to apply any available Insurance proceeds and/or Condemnation awards to the payment of Indebtedness pursuant to Section 6.10(l) or Section 6.11(d).

 

(d) Property Management . Borrower will provide for professional management of the Mortgaged Property by the Property Manager at all times under a property management agreement approved by Lender in writing. Borrower will not surrender, terminate, cancel, modify, renew or extend its property management agreement, or enter into any other agreement relating to the management or operation of the Mortgaged Property with Property Manager or any other Person, or consent to the assignment by the Property Manager of its interest under such property management agreement, in each case without the consent of Lender, which consent will not be unreasonably withheld.

 

(i) If at any time Lender consents to the appointment of a new Property Manager, such new Property Manager and Borrower will, as a condition of Lender’s consent, execute an Assignment of Management Agreement in a form acceptable to Lender.

 

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(ii) If any such replacement Property Manager is an Affiliate of Borrower, and if a nonconsolidation opinion was delivered on the Closing Date, Borrower will deliver to Lender an updated nonconsolidation opinion in form and substance satisfactory to Lender with regard to nonconsolidation.

 

(iii) Reserved.

 

(e) Alteration of Mortgaged Property . Borrower will give Notice to Lender of and, unless otherwise directed in writing by Lender, will appear in and defend any action or proceeding purporting to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Loan Agreement. Borrower will not (and will not permit any tenant or other Person to) remove, demolish or alter the Mortgaged Property or any part of the Mortgaged Property, including any removal, demolition or alteration occurring in connection with a rehabilitation of all or part of the Mortgaged Property, except that each of the following is permitted:

 

(i) Repairs or Capital Replacements pursuant to Sections 4.03 or 4.04.

 

(ii) Repairs or Capital Replacements made in connection with the replacement of tangible Personalty.

 

(iii) If Borrower is a cooperative housing corporation or association, Repairs or Capital Replacements to the extent permitted with respect to individual dwelling units under the form of a proprietary lease or occupancy agreement.

 

(iv) Repairs or Capital Replacements in connection with making an individual unit ready for a new occupant or pursuant to Sections 6.09(a) and (c).

 

(v) Property Improvement Alterations, provided that each of the following conditions is satisfied:

 

(A) At least 30 days prior to the commencement of any Property Improvement Alterations, Borrower must submit to Lender a Property Improvement Notice. The Property Improvement Notice must include all of the following information:

 

(1) The expected start date and completion date of the Property Improvement Alterations.

 

(2) A description of the anticipated Property Improvement Alterations to be made.

 

(3) The projected budget of the Property Improvement Alterations and the source of funding.

 

If any changes to Property Improvement Alterations as described in the Property Improvement Notice are made that extend beyond the overall scope and intent of the Property Improvement Alterations set forth in the Property Improvement Notice ( e.g., renovations changed to renovate common areas but Property Improvement Notice only described renovations to the residential dwelling unit bathrooms), then Borrower must submit a new Property Improvement Notice to Lender in accordance with this Ssection 6.09(e)(v)(A).

 

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(B) The Property Improvement Alterations may not be commenced within 12 months prior to the Maturity Date without prior written consent of the Lender and must be completed at least 6 months prior to the Maturity Date.

 

(C) Neither the performance nor completion of the Property Improvement Alterations may result in any of the following:

 

(1) An adverse effect on any Major Building System.

 

(2) A change in residential dwelling unit configurations on a permanent basis.

 

(3) An increase or decrease in the total number of residential dwelling units.

 

(4) The demolition of any existing Improvements.

 

(5) A permanent obstruction of tenants’ access to units or a temporary obstruction of tenants’ access to units without a reasonable alternative access provided during the period of renovation which causes the obstruction.

 

(D) The cost of the Property Improvement Alterations made to residential dwelling units during the term of the Mortgage must not exceed the Property Improvement Total Amount.

 

(E) The Leases used to calculate Minimum Occupancy for use in Section 6.09(e)(v)(I) must meet all of the following conditions:

 

(1) The Leases are with tenants that are not Affiliates of Borrower or Guarantor (except as otherwise expressly agreed by Lender in writing).

 

(2) The Leases are on arms’ length terms and conditions.

 

(3) The Leases otherwise satisfy the requirements of the Loan Documents.

 

(F) The Property Improvement Alterations must be completed in accordance with Section 6.14 and any reference to Repairs in Sections 6.06 and 6.14 will be deemed to include Property Improvement Alterations.

 

(G) Upon completion of the applicable Property Improvement Alterations, Borrower must provide all of the following to the Lender:

 

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(1) Borrower’s Certificate of Property Improvement Alterations Completion, in the form attached as Exhibit O (“ Certificate of Completion ”).

 

(2) Any other certificates or approval, acceptance or compliance required by Lender, including certificates of occupancy, from any Governmental Authority having jurisdiction over the Mortgaged Property and the Property Improvement Alterations and professional engineers certifications.

 

(H) Borrower must deliver to Lender within 10 days of Lender’s request a written status update on the Property Improvement Alterations.

 

(I) While Property Improvement Alterations that result in individual residential dwelling units not being available for leasing are ongoing, if a Rent Schedule shows that the occupancy of the Mortgaged Property has decreased to less than the Minimum Occupancy, Borrower must take each of the following actions:

 

(1) Complete all pending Property Improvement Alterations to such individual residential dwelling units in a timely manner until the Mortgaged Property satisfies the Minimum Occupancy requirement.

 

(2) Suspend any additional Property Improvement Alterations which would cause residential dwelling units to be unavailable for leasing until the Mortgaged Property satisfies the Minimum Occupancy requirement.

 

(J) If Borrower has commenced Property Improvement Alterations on the Mortgaged Property, then Borrower will deliver to Lender, upon Lender’s request, and in a timely manner, the Certificate of Completion together with such additional information as Lender may request.

 

(K) At no time during the term of the Loan may the Property Improvement Total Amount (including any amounts expended by Borrower on Property Improvement Alterations for Non-Residential Units) then outstanding for services and/or materials that are then due and payable exceed 10% of the original principal loan amount; provided that at no time will such amount exceed the Property Improvement Total Amount .

 

(vi) Reserved.

 

(vii) Reserved.

 

(viii) Reserved.

 

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(f) Establishment of MMP . Unless otherwise waived by Lender in writing, Borrower will have or will establish and will adhere to the MMP. If Borrower is required to have an MMP, Borrower will keep all MMP documentation at the Mortgaged Property or at the Property Manager’s office and available for review by Lender or the Loan Servicer during any annual assessment or other inspection of the Mortgaged Property that is required by Lender. At a minimum, the MMP must contain a provision for: (i) staff training, (ii) information to be provided to tenants, (iii) documentation of the plan, (iv) the appropriate protocol for incident response and remediation, and (v) routine, scheduled inspections of common space and unit interiors.

 

(g) No Reduction of Housing Cooperative Charges . If Borrower is a housing cooperative corporation or association, until the Indebtedness is paid in full, Borrower will not reduce the maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements below a level which is sufficient to pay all expenses of Borrower, including all operating and other expenses for the Mortgaged Property and all payments due pursuant to the terms of the Note and any Loan Documents.

 

(h) through (k) are reserved.

 

6.10 Insurance. At all times during the term of this Loan Agreement, Borrower will maintain at its sole cost and expense, for the mutual benefit of Borrower and Lender, all of the Insurance specified in this Section 6.10, as required by Lender and applicable law, and in such amounts and with such maximum deductibles as Lender may require, as those requirements may change:

 

(a) Property Insurance . Borrower will keep the Improvements insured at all times against relevant physical hazards that may cause damage to the Mortgaged Property as Lender may require (“ Property Insurance ”). Required Property Insurance coverage may include any or all of the following:

 

(i) All Risks of Physical Loss . Insurance against loss or damage from fire, wind, hail, and other related perils within the scope of a “Special Causes of Loss” or “All Risk” policy, in an amount not less than the Replacement Cost of the Mortgaged Property.

 

(ii) Ordinance and Law . If any part of the Mortgaged Property is legal non-conforming under current building, zoning or land use laws or ordinances, then “Ordinance and Law Coverage” in the amount required by Lender.

 

(iii) Flood . If any of the Improvements are located in an area identified by the Federal Emergency Management Agency (or any successor to that agency) as a “Special Flood Hazard Area,” flood Insurance in the amount required by Lender.

 

(iv) Windstorm . If windstorm and/or windstorm related perils and/or “named storm” are excluded from the “Special Causes of Loss” policy required under Section 6.10(a)(i), then separate coverage for such risks (“ Windstorm Coverage ”), either through an endorsement or a separate policy. Windstorm Coverage will be written in an amount not less than the Replacement Cost of the Mortgaged Property.

 

(v) Boiler and Machinery/Equipment Breakdown . If the Mortgaged Property contains a central heating, ventilation and cooling system (“ HVAC System ”) where steam boilers and/or other pressurized systems are in operation and are regulated by the Property Jurisdiction, Insurance providing coverage in the amount required by Lender.

 

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(vi) Builder’s Risk . During any period of construction or Restoration, builder’s risk Insurance (including fire and other perils within the scope of a policy known as “Causes of Loss – Special Form” or “All Risk” policy) in an amount not less than the sum of the related contractual arrangements.

 

(vii) Other . Insurance for other physical perils applicable to the Mortgaged Property as may be required by Lender including earthquake, sinkhole, mine subsidence, avalanche, mudslides, and volcanic eruption. If Lender reasonably requires any updated reports or other documentation to determine whether additional Insurance is necessary or prudent, Borrower will pay for the updated reports or other documentation at its sole cost and expense.

 

(viii) Reserved.

 

(ix) Reserved.

 

(b) Business Income/Rental Value . Business income/rental value Insurance for all relevant perils to be covered in the amount required by Lender, but in no case less than the effective gross income attributable to the Mortgaged Property for the preceding 12 months, as determined by Lender in Lender’s Discretion.

 

(c) Commercial General Liability Insurance . Commercial general liability Insurance against legal liability claims for personal and bodily injury, property damage and contractual liability in such amounts and with such maximum deductibles as Lender may require, but not less than $1,000,000 per occurrence and $2,000,000 in the general aggregate on a per-location basis, plus excess and/or umbrella liability coverage in such amounts as Lender may require.

 

(d) Terrorism Insurance . Insurance required under Section 6.10(a)(i) and (ii) and Section 6.10(b) will provide coverage for acts of terrorism. Terrorism coverage may be provided through one or more separate policies, which will be on terms (including amounts) consistent with those required under Section 6.10(a)(i) and (ii) and Section 6.10(b). If Insurance against acts of terrorism is not available at commercially reasonable rates and if the related hazards are not at the time commonly insured against for properties similar to the Mortgaged Property and located in or around the region in which the Mortgaged Property is located, then Lender may opt to temporarily suspend, cap or otherwise limit the requirement to have such terrorism insurance for a period not to exceed one year, unless such suspension or cap is renewed by Lender for additional one year increments.

 

(e) Payment of Premiums . All Property Insurance premiums and premiums for other Insurance required under this Section 6.10 will be paid in the manner provided in Article IV, unless Lender has designated in writing another method of payment.

 

(f) Policy Requirements . The following requirements apply with respect to all Insurance required by this Section 6.10:

 

(i) All Insurance policies will be in a form approved by Lender.

 

(ii) All Insurance policies will be issued by Insurance companies authorized to do business in the Property Jurisdiction and/or acting as eligible surplus insurers in the Property Jurisdiction, which have a general policyholder’s rating satisfactory to Lender.

 

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(iii) All Property Insurance policies will contain a standard mortgagee or mortgage holder’s clause and a loss payable clause, in favor of, and in a form approved by, Lender.

 

(iv) If any Insurance policy contains a coinsurance clause, the coinsurance clause will be offset by an agreed amount endorsement in an amount not less than the Replacement Cost.

 

(v) All commercial general liability and excess/umbrella liability policies will name Lender, its successors and/or assigns, as additional insured.

 

(vi) Professional liability policies will not include Lender, its successors and/or assigns, as additional insured.

 

(vii) All Insurance policies will provide that the insurer will notify Lender in writing of cancelation of policies at least 10 days before the cancelation of the policy by the insurer for nonpayment of the premium or nonrenewal and at least 30 days before cancelation by the insurer for any other reason.

 

(g) Evidence of Insurance; Insurance Policy Renewals . Borrower will deliver to Lender a legible copy of each Insurance policy, and Borrower will promptly deliver to Lender a copy of all renewal and other notices received by Borrower with respect to the policies. Borrower will ensure that the Mortgaged Property is continuously covered by the required Insurance. At least 15 days prior to the expiration date of each Insurance policy, Borrower will deliver to Lender evidence acceptable to Lender in Lender’s Discretion that each policy has been renewed. If the evidence of a renewal does not include a legible copy of the renewal policy, Borrower will deliver a legible copy of such renewal no later than the earlier of the following:

 

(i) 60 days after the expiration date of the original policy.

 

(ii) The date of any Notice of an insured loss given to Lender under Section 6.10(i).

 

(h) Compliance With Insurance Requirements . Borrower will comply with all Insurance requirements and will not permit any condition to exist on the Mortgaged Property that would invalidate any part of any Insurance coverage required under this Loan Agreement.

 

(i) Obligations Upon Casualty; Proof of Loss .

 

(i) If an insured loss occurs, then Borrower will give immediate written notice to the Insurance carrier and to Lender.

 

(ii) Borrower authorizes and appoints Lender as attorney in fact for Borrower to make proof of loss, to adjust and compromise any claims under policies of Property Insurance, to appear in and prosecute any action arising from such Property Insurance policies, to collect and receive the proceeds of Property Insurance, to hold the proceeds of Property Insurance, and to deduct from such proceeds Lender’s expenses incurred in the collection of such proceeds. This power of attorney is coupled with an interest and therefore is irrevocable. However, nothing contained in this Section 6.10 will require Lender to incur any expense or take any action.

 

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(j) Lender’s Options Following a Casualty . Lender may, at Lender’s option, take one of the following actions:

 

(i) Require a “repair or replacement” settlement, in which case the proceeds will be used to reimburse Borrower for the cost of restoring and repairing the Mortgaged Property to the equivalent of its original condition or to a condition approved by Lender (“ Restoration ”). If Lender determines to require a repair or replacement settlement and to apply Insurance proceeds to Restoration, Lender will apply the proceeds in accordance with Lender’s then-current policies relating to the Restoration of casualty damage on similar multifamily properties. If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Restoration items, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) Require an “actual cash value” settlement in which case the proceeds may be applied to the payment of the Indebtedness, whether or not then due.

 

(k) Borrower’s Options Following a Casualty . Subject to Section 6.10(l), Borrower may take the following actions:

 

(i) If a casualty results in damage to the Mortgaged Property for which the cost of Repairs will be less than the Borrower Proof of Loss Threshold, Borrower will have the sole right to make proof of loss, adjust and compromise the claim and collect and receive any proceeds directly without the approval or prior consent of Lender so long as the Insurance proceeds are used solely for the Restoration of the Mortgaged Property.

 

(ii) If a casualty results in damage to the Mortgaged Property for which the cost of Repairs will be more than the Borrower Proof of Loss Threshold, but less than the Borrower Proof of Loss Maximum, Borrower is authorized to make proof of loss and adjust and compromise the claim without the prior consent of Lender, and Lender will hold the applicable Insurance proceeds to be used to reimburse Borrower for the cost of Restoration of the Mortgaged Property and will not apply such proceeds to the payment of the Indebtedness.

 

(l) Lender’s Right to Apply Insurance Proceeds to Indebtedness . Lender will have the right to apply Insurance proceeds to the payment of the Indebtedness if Lender determines, in Lender’s Discretion, that any of the following conditions are met:

 

(i) An Event of Default (or any event, which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default) has occurred and is continuing.

 

(ii) There will not be sufficient funds from Insurance proceeds, anticipated contributions of Borrower of its own funds or other sources acceptable to Lender to complete the Restoration.

 

(iii) The rental income from the Mortgaged Property after completion of the Restoration will not be sufficient to meet all operating costs and other expenses, deposits to Reserve Funds and Loan repayment obligations relating to the Mortgaged Property.

 

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(iv) The Restoration will be completed less than (A) 6 months prior to the Maturity Date if re-leasing will be completed prior to the Maturity Date, or (B) 12 months prior to the Maturity Date if re-leasing will not be completed prior to the Maturity Date.

 

(v) The Restoration will not be completed within one year after the date of the loss or casualty.

 

(vi) The casualty involved an actual or constructive loss of more than 30% of the fair market value of the Mortgaged Property, and rendered untenantable more than 30% of the residential units of the Mortgaged Property.

 

(vii) After completion of the Restoration the fair market value of the Mortgaged Property is expected to be less than the fair market value of the Mortgaged Property immediately prior to such casualty (assuming the affected portion of the Mortgaged Property is re-let within a reasonable period after the date of such casualty).

 

(viii) Leases covering less than 35% of the residential units of the Mortgaged Property will remain in full force and effect during and after the completion of Restoration.

 

(m) Lender’s Succession to Insurance Policies . If the Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the Mortgaged Property, Lender will automatically succeed to all rights of Borrower in and to any Insurance policies and unearned Insurance premiums and in and to the proceeds resulting from any damage to the Mortgaged Property prior to such sale or acquisition.

 

(n) Payment of Installments After Application of Insurance Proceeds . Unless Lender otherwise agrees in writing, any application of any Insurance proceeds to the Indebtedness will not extend or postpone the due date of any monthly installments referred to in the Note, Article IV of this Loan Agreement or change the amount of such installments.

 

(o) Assignment of Insurance Proceeds . Borrower agrees to execute such further evidence of assignment of any Insurance proceeds as Lender may require.

 

(p) Borrower Acknowledgment of Lender’s Right to Change Insurance Requirements . Borrower acknowledges and agrees that Lender’s Insurance requirements may change from time to time throughout the term of the Indebtedness to include coverage for the kind of risks customarily insured against and in such minimum coverage amounts and maximum deductibles as are generally required by institutional lenders for properties comparable to the Mortgaged Property.

 

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6.11 Condemnation.

 

(a) Rights Generally . Borrower will promptly notify Lender in writing of any action or proceeding or notice relating to any proposed or actual condemnation or other taking, or conveyance in lieu thereof, of all or any part of the Mortgaged Property, whether direct or indirect (“ Condemnation ”). Borrower will appear in and prosecute or defend any action or proceeding relating to any Condemnation unless otherwise directed by Lender in writing. Borrower authorizes and appoints Lender as attorney in fact for Borrower to commence, appear in and prosecute, in Lender’s or Borrower’s name, any action or proceeding relating to any Condemnation and to settle or compromise any claim in connection with any Condemnation, after consultation with Borrower and consistent with commercially reasonable standards of a prudent lender. This power of attorney is coupled with an interest and therefore is irrevocable. However, nothing contained in this Section 6.11(a) will require Lender to incur any expense or take any action. Borrower transfers and assigns to Lender all right, title and interest of Borrower in and to any award or payment with respect to (i) any Condemnation, or any conveyance in lieu of Condemnation, and (ii) any damage to the Mortgaged Property caused by governmental action that does not result in a Condemnation.

 

(b) Application of Award . Lender may hold such awards or proceeds and apply such awards or proceeds, after the deduction of Lender’s expenses incurred in the collection of such amounts (including Attorneys’ Fees and Costs) at Lender’s option, to the Restoration or repair of the Mortgaged Property or to the payment of the Indebtedness, with the balance, if any, to Borrower. Unless Lender otherwise agrees in writing, any application of any awards or proceeds to the Indebtedness will not extend or postpone the due date of any monthly installments referred to in the Note or Article IV of this Loan Agreement, or change the amount of such installments. Borrower agrees to execute such further evidence of assignment of any Condemnation awards or proceeds as Lender may require.

 

(c) Borrower’s Right to Condemnation Proceeds . Notwithstanding any provision to the contrary in this Section 6.11, but subject to Section 6.11(e), in the event of a partial Condemnation of the Mortgaged Property, as long as no Event of Default, or any event which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default, has occurred and is continuing, in the event of a partial Condemnation resulting in proceeds or awards in the amount of less than $100,000, Borrower will have the sole right to make proof of loss, adjust and compromise the claim and collect and receive any proceeds directly without the approval or prior consent of Lender so long as the proceeds or awards are used solely for the Restoration of the Mortgaged Property.

 

(d) Right to Apply Condemnation Proceeds to Indebtedness . In the event of a partial Condemnation of the Mortgaged Property resulting in proceeds or awards in the amount of $100,000 or more and subject to Section 6.11(e), Lender will have the right to exercise its option to apply Condemnation proceeds to the payment of the Indebtedness only if Lender, in Lender’s Discretion, determines that at least one of the following conditions is met:

 

(i) An Event of Default (or any event, which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default) has occurred and is continuing.

 

(ii) There will not be sufficient funds from Condemnation proceeds, anticipated contributions of Borrower of its own funds or other sources acceptable to Lender to complete the Restoration.

 

(iii) The rental income from the Mortgaged Property after completion of the Restoration will not be sufficient to meet all operating costs and other expenses, deposits to Reserve Funds and Loan repayment obligations relating to the Mortgaged Property.

 

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(iv) The Restoration will not be completed at least one year before the Maturity Date (or 6 months before the Maturity Date if re-leasing of the Mortgaged Property will be completed within such 6 month period).

 

(v) The Restoration will not be completed within one year after the date of the Condemnation.

 

(vi) The Condemnation involved an actual or constructive loss of more than 15% of the fair market value of the Mortgaged Property, and rendered untenantable more than 25% of the residential units of the Mortgaged Property.

 

(vii) After Restoration the fair market value of the Mortgaged Property is expected to be less than the fair market value of the Mortgaged Property immediately prior to the Condemnation (assuming the affected portion of the Mortgaged Property is re-let within a reasonable period after the date of the Condemnation).

 

(viii) Leases covering less than 35% of residential units of the Mortgaged Property will remain in full force and effect during and after the completion of Restoration.

 

(e) Right to Apply Condemnation Proceeds in Connection with a Partial Release . Notwithstanding anything to the contrary set forth in this Loan Agreement, including this Section 6.11, for so long as the Loan or any portion of the Loan is included in a Securitization in which the Note is assigned to a REMIC trust, then each of the following will apply:

 

(i) If any portion of the Mortgaged Property is released from the Lien of the Loan in connection with a Condemnation and if the ratio of (A) the unpaid principal balance of the Loan to (B) the value of the Mortgaged Property (with the value of the Mortgaged Property first being reduced by the outstanding principal balance of any Senior Indebtedness or any indebtedness secured by the Mortgaged Property that is at the same level of priority with the Indebtedness and taking into account only the related land and buildings and not any personal property or going-concern value), as determined by Lender in its sole and absolute discretion based on a commercially reasonable valuation method permitted in connection with a Securitization, is greater than 125% immediately after such Condemnation and before any Restoration or repair of the Mortgaged Property (but taking into account any planned Restoration or repair of the Mortgaged Property as if such planned Restoration or repair were completed), then Lender will apply any net proceeds or awards from such Condemnation, in full, to the payment of the principal of the Indebtedness whether or not then due and payable, unless Lender has received an opinion of counsel (acceptable to Lender if such opinion is provided by Borrower) that a different application of the net proceeds or awards will not cause such Securitization to fail to meet applicable federal income tax qualification requirements or subject such Securitization to any tax, and the net proceeds or awards are applied in the manner specified in such opinion..

 

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(ii) If (A) neither Borrower nor Lender has the right to receive any or all net proceeds or awards as a result of the provisions of any agreement affecting the Mortgaged Property (including any Ground Lease (if applicable), condominium document, or reciprocal easement agreement) and, therefore cannot apply the net proceeds or awards to the payment of the principal of the Indebtedness as set forth above, or (B) Borrower receives any or all of the proceeds or awards described in Section 6.11(e)(ii)(A) and fails to apply the proceeds in accordance with Section 6.11(e)(i), then Borrower will prepay the Indebtedness in an amount which Lender, in its sole and absolute discretion, deems necessary to ensure that the Securitization will not fail to meet applicable federal income tax qualification requirements or be subject to any tax as a result of the Condemnation, unless Lender has received an opinion of counsel (acceptable to Lender if such opinion is provided by Borrower) that a different application of the net proceeds or awards will not cause such Securitization to fail to meet applicable federal income tax qualification requirements or subject such Securitization to any tax, and the net proceeds or awards are applied in the manner specified in such opinion.

 

(f) Succession to Condemnation Proceeds . If the Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the Mortgaged Property, Lender will automatically succeed to all rights of Borrower in and to any Condemnation proceeds and awards prior to such sale or acquisition.

 

6.12 Environmental Hazards.

 

(a) Prohibited Activities and Conditions . Except for matters described in this Section 6.12, Borrower will not cause or permit Prohibited Activities or Conditions. Borrower will comply with all Hazardous Materials Laws applicable to the Mortgaged Property. Without limiting the generality of the previous sentence, Borrower will: (i) obtain and maintain all Environmental Permits required by Hazardous Materials Laws and comply with all conditions of such Environmental Permits, (ii) cooperate with any inquiry by any Governmental Authority, and (iii) comply with any governmental or judicial order that arises from any alleged Prohibited Activity or Condition.

 

(b) Employees, Tenants and Contractors . Borrower will take all commercially reasonable actions (including the inclusion of appropriate provisions in any Leases executed after the date of this Loan Agreement) to prevent its employees, agents and contractors, and all tenants and other occupants from causing or permitting any Prohibited Activities or Conditions. Borrower will not lease or allow the sublease or use of all or any portion of the Mortgaged Property to any tenant or subtenant for nonresidential use by any user that, in the ordinary course of its business, would cause or permit any Prohibited Activity or Condition.

 

(c) O&M Programs . As required by Lender, Borrower will also have established a written operations and maintenance program with respect to certain Hazardous Materials. Each such operations and maintenance program and any additional or revised operations and maintenance programs established for the Mortgaged Property pursuant to this Section 6.12 must be approved by Lender and will be referred to in this Loan Agreement as an “ O&M Program .” Borrower will comply in a timely manner with, and cause all employees, agents, and contractors of Borrower and any other Persons present on the Mortgaged Property to comply with each O&M Program. Borrower will pay all costs of performance of Borrower’s obligations under any O&M Program, and Lender’s out of pocket costs incurred in connection with the monitoring and review of each O&M Program must be paid by Borrower upon demand by Lender. Any such out-of-pocket costs of Lender that Borrower fails to pay promptly will become an additional part of the Indebtedness as provided in Section 9.02.

 

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(d) Notice to Lender . Borrower will promptly give Notice to Lender upon the occurrence of any of the following events:

 

(i) Borrower’s discovery of any Prohibited Activity or Condition.

 

(ii) Borrower’s receipt of or knowledge of any written complaint, order, notice of violation or other communication from any tenant, Property Manager, Governmental Authority or other Person with regard to present or future alleged Prohibited Activities or Conditions, or any other environmental, health or safety matters affecting the Mortgaged Property.

 

(iii) Borrower’s breach of any of its obligations under this Section 6.12.

 

Any such Notice given by Borrower will not relieve Borrower of, or result in a waiver of, any obligation under this Loan Agreement, the Note or any other Loan Document.

 

(e) Environmental Inspections, Tests and Audits . Borrower will pay promptly the costs of any environmental inspections, tests or audits, a purpose of which is to identify the extent or cause of or potential for a Prohibited Activity or Condition (“ Environmental Inspections ”), required by Lender in connection with any foreclosure or deed in lieu of foreclosure, or as a condition of Lender’s consent to any Transfer under Article VII, or required by Lender following a reasonable determination by Lender that Prohibited Activities or Conditions may exist. Any such costs incurred by Lender (including Attorneys’ Fees and Costs and the costs of technical consultants whether incurred in connection with any judicial or administrative process or otherwise) that Borrower fails to pay promptly will become an additional part of the Indebtedness as provided in Section 9.02. As long as: (i) no Event of Default has occurred and is continuing, (ii) Borrower has actually paid for or reimbursed Lender for all costs of any such Environmental Inspections performed or required by Lender, and (iii) Lender is not prohibited by law, contract or otherwise from doing so, Lender will make available to Borrower, without representation of any kind, copies of Environmental Inspections prepared by third parties and delivered to Lender. Lender reserves the right, and Borrower expressly authorizes Lender, to make available to any party, including any prospective bidder at a foreclosure sale of the Mortgaged Property, the results of any Environmental Inspections made by or for Lender with respect to the Mortgaged Property. Borrower consents to Lender notifying any party (either as part of a notice of sale or otherwise) of the results of any Environmental Inspections made by or for Lender. Borrower acknowledges that Lender cannot control or otherwise ensure the truthfulness or accuracy of the results of any Environmental Inspections and that the release of such results to prospective bidders at a foreclosure sale of the Mortgaged Property may have a material and adverse effect upon the amount that a party may bid at such sale. Borrower agrees that Lender will have no liability whatsoever as a result of delivering the results of any Environmental Inspections made by or for Lender to any third party, and Borrower releases and forever discharges Lender from any and all claims, damages or causes of action arising out of, connected with or incidental to the results of the delivery of any Environmental Inspections made by or for Lender.

 

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(f) Remedial Work . If any investigation, site monitoring, containment, clean-up, Restoration or other remedial work (“ Remedial Work ”) is necessary to comply with any Hazardous Materials Law or order of any Governmental Authority that has or acquires jurisdiction over the Mortgaged Property or the use, operation or improvement of the Mortgaged Property, or is otherwise required by Lender as a consequence of any Prohibited Activity or Condition or to prevent the occurrence of a Prohibited Activity or Condition, Borrower will, by the earlier of (i) the applicable deadline required by Hazardous Materials Law, or (ii) 30 days after Notice from Lender demanding such action, begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and must in any event complete the work by the time required by applicable Hazardous Materials Law. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower will reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender will become part of the Indebtedness as provided in Section 9.02.

 

6.13 Single Purpose Entity Requirements.

 

(a) Single Purpose Entity Requirements . Until the Indebtedness is paid in full, each Borrower and any SPE Equity Owner will remain a “Single Purpose Entity,” which means at all times since its formation and thereafter it will satisfy each of the following conditions:

 

(i) It will not engage in any business or activity, other than the ownership, operation and maintenance of the Mortgaged Property and activities incidental thereto.

 

(ii) It will not acquire, own, hold, lease, operate, manage, maintain, develop or improve any assets other than the Mortgaged Property and such Personalty as may be necessary for the operation of the Mortgaged Property and will conduct and operate its business as presently conducted and operated.

 

(iii) It will preserve its existence as an entity duly organized, validly existing and in good standing (if applicable) under the laws of the jurisdiction of its formation or organization and will do all things necessary to observe organizational formalities.

 

(iv) It will not merge or consolidate with any other Person.

 

(v) It will not take any action to dissolve, wind-up, terminate or liquidate in whole or in part; to sell, transfer or otherwise dispose of all or substantially all of its assets; to change its legal structure; transfer or permit the direct or indirect transfer of any partnership, membership or other equity interests, as applicable, other than Transfers permitted under this Loan Agreement; issue additional partnership, membership or other equity interests, as applicable, or seek to accomplish any of the foregoing.

 

(vi) It will not, without the prior unanimous written consent of all of Borrower’s partners, members, or shareholders, as applicable, and, if applicable, the prior unanimous written consent of 100% of the members of the board of directors or of the board of Managers of Borrower or the SPE Equity Owner, take any of the following actions:

 

(A) File any insolvency, or reorganization case or proceeding, to institute proceedings to have Borrower or any SPE Equity Owner be adjudicated bankrupt or insolvent.

 

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(B) Institute proceedings under any applicable insolvency law.

 

(C) Seek any relief under any law relating to relief from debts or the protection of debtors.

 

(D) Consent to the filing or institution of bankruptcy or insolvency proceedings against Borrower or any SPE Equity Owner.

 

(E) File a petition seeking, or consent to, reorganization or relief with respect to Borrower or any SPE Equity Owner under any applicable federal or state law relating to bankruptcy or insolvency.

 

(F) Seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official for Borrower or a substantial part of its property or for any SPE Equity Owner or a substantial part of its property.

 

(G) Make any assignment for the benefit of creditors of Borrower or any SPE Equity Owner.

 

(H) Admit in writing Borrower’s or any SPE Equity Owner’s inability to pay its debts generally as they become due.

 

(I) Take action in furtherance of any of the foregoing.

 

(vii) It will not amend or restate its organizational documents if such change would cause the provisions set forth in those organizational documents not to comply with the requirements set forth in this Section 6.13.

 

(viii) It will not own any subsidiary or make any investment in, any other Person.

 

(ix) It will not commingle its assets with the assets of any other Person and will hold all of its assets in its own name.

 

(x) It will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than the following:

 

(A) The Indebtedness and any further indebtedness as described in Section 11.11 with regard to Supplemental Instruments.

 

(B) Customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of 2% of the original principal amount of the Indebtedness and are paid within 60 days of the date incurred.

 

(C) through (F) are reserved.

 

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(xi) It will maintain its records, books of account, bank accounts, financial statements, accounting records and other entity documents separate and apart from those of any other Person and will not list its assets as assets on the financial statement of any other Person; provided, however, that Borrower’s assets may be included in a consolidated financial statement of its Affiliate provided that (A) appropriate notation will be made on such consolidated financial statements to indicate the separateness of Borrower from such Affiliate and to indicate that Borrower’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person, and (B) such assets will also be listed on Borrower’s own separate balance sheet.

 

(xii) Except for capital contributions or capital distributions permitted under the terms and conditions of its organizational documents, it will only enter into any contract or agreement with any general partner, member, shareholder, principal or Affiliate of Borrower or any Guarantor, or any general partner, member, principal or Affiliate thereof, upon terms and conditions that are commercially reasonable and substantially similar to those that would be available on an arm’s-length basis with third parties.

 

(xiii) It will not maintain its assets in such a manner that will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other Person.

 

(xiv) It will not assume or guaranty (excluding any guaranty that has been executed and delivered in connection with the Note) the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person.

 

(xv) It will not make or permit to remain outstanding any loans or advances to any other Person except for those investments permitted under the Loan Documents and will not buy or hold evidence of indebtedness issued by any other Person (other than cash or investment-grade securities).

 

(xvi) It will file its own tax returns separate from those of any other Person, except to the extent that Borrower is treated as a “disregarded entity” for tax purposes and is not required to file tax returns under applicable law, and will pay any taxes required to be paid under applicable law.

 

(xvii) It will hold itself out to the public as a legal entity separate and distinct from any other Person and conduct its business solely in its own name, will correct any known misunderstanding regarding its separate identity and will not identify itself or any of its Affiliates as a division or department of any other Person.

 

(xviii) It will maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and will pay its debts and liabilities from its own assets as the same become due.

 

(xix) It will allocate fairly and reasonably shared expenses with Affiliates (including shared office space) and use separate stationery, invoices and checks bearing its own name.

 

(xx) It will pay (or cause the Property Manager to pay on behalf of Borrower from Borrower’s funds) its own liabilities (including salaries of its own employees) from its own funds.

 

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(xxi) It will not acquire obligations or securities of its partners, members, shareholders, or Affiliates, as applicable.

 

(xxii) Except as contemplated or permitted by the property management agreement with respect to the Property Manager, it will not permit any Affiliate or constituent party independent access to its bank accounts.

 

(xxiii) It will maintain a sufficient number of employees (if any) in light of its contemplated business operations and pay the salaries of its own employees, if any, only from its own funds.

 

(xxiv) If such entity is a single member limited liability company, such entity will satisfy each of the following conditions:

 

(A) Be formed and organized under Delaware law.

 

(B) Have either one springing member that is a corporation or two springing members who are natural persons. If there is more than one springing member, only one springing member will be the sole member of Borrower or SPE Equity Owner (as applicable) at any one time, and the second springing member will become the sole member only upon the first springing member ceasing to be a member.

 

(C) Otherwise comply with all Rating Agencies’ criteria for single member limited liability companies (including the delivery of Delaware single member limited liability company opinions acceptable in all respects to Lender).

 

(D) At all times Borrower or SPE Equity Owner (as applicable) will have one and only one member.

 

(xxv) If such entity is a single member limited liability company that is board-managed, such entity will have a board of Managers separate from that of Guarantor and any other Person and will cause its board of Managers to keep minutes of board meetings and actions and observe all other Delaware limited liability company required formalities.

 

(xxvi) If an SPE Equity Owner is required pursuant to this Loan Agreement, if Borrower is (A) a limited liability company with more than one member, then Borrower has and will have at least one member that is an SPE Equity Owner that has satisfied and will satisfy the requirements of Section 6.13(b) and such member is its managing member, or (B) a limited partnership, then all of its general partners are SPE Equity Owners that have satisfied and will satisfy the requirements set forth in Section 6.13(b).

 

(xxvii) Reserved.

 

(xxviii) Reserved.

 

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(b) SPE Equity Owner Requirements . The SPE Equity Owner, if applicable, will at all times since its formation and thereafter comply in its own right (subject to the modifications set forth below), and will cause Borrower to comply, with each of the requirements of a Single Purpose Entity. Upon the withdrawal or the disassociation of an SPE Equity Owner from Borrower, Borrower will immediately appoint a new SPE Equity Owner, whose organizational documents are substantially similar to those of the withdrawn or disassociated SPE Equity Owner, and deliver a new nonconsolidation opinion to Lender in form and substance satisfactory to Lender with regard to nonconsolidation by a bankruptcy court of the assets of each of Borrower and SPE Equity Owner with those of its Affiliates.

 

(i) With respect to Section 6.13(a)(i), the SPE Equity Owner will not engage in any business or activity other than being the managing member or general partner, as the case may be, of Borrower and owning at least 0.5% equity interest in Borrower.

 

(ii) With respect to Section 6.13(a)(ii), the SPE Equity Owner has not and will not acquire or own any assets other than its equity interest in Borrower and personal property related thereto.

 

(iii) With respect to Section 6.13(a)(viii), the SPE Equity Owner will not own any subsidiary or make any investment in any other Person, except for Borrower.

 

(iv) With respect to Section 6.13(a)(x), the SPE Equity Owner has not and will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than (A) customary unsecured payables incurred in the ordinary course of owning Borrower provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of $10,000 and are paid within 60 days of the date incurred, and (B) in its capacity as general partner of Borrower (if applicable).

 

(v) With respect to Section 6.13(a)(xiv), the SPE Equity Owner will not assume or guaranty the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person, except for in its capacity as general partner of Borrower (if applicable).

 

(c) Effect of Transfer on Special Purpose Entity Requirements . Notwithstanding anything to the contrary in this Loan Agreement, no Transfer will be permitted under Article VII unless the provisions of this Section 6.13 are satisfied at all times.

 

6.14 Repairs and Capital Replacements.

 

(a) Completion of Repairs . Borrower will commence any Repairs as soon as practicable after the date of this Loan Agreement and will diligently proceed with and complete such Repairs on or before the Completion Date. All Repairs and Capital Replacements will be completed in a good and workmanlike manner, with suitable materials, and in accordance with good building practices and all applicable laws, ordinances, rules, regulations, building setback lines and restrictions applicable to the Mortgaged Property. Borrower agrees to cause the replacement of any material or work that is defective, unworkmanlike or that does not comply with the requirements of this Loan Agreement, as determined by Lender.

 

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(b) Purchases . Without the prior written consent of Lender, no materials, machinery, equipment, fixtures or any other part of the Repairs or Capital Replacements will be purchased or installed under conditional sale contracts or lease agreements, or any other arrangement wherein title to such Repairs or Capital Replacements is retained or subjected to a purchase money security interest, or the right is reserved or accrues to anyone to remove or repossess any such Repairs or Capital Replacements, or to consider them as personal property.

 

(c) Lien Protection . Borrower will promptly pay or cause to be paid, when due, all costs, charges and expenses incurred in connection with the construction and completion of the Repairs or Capital Replacements, and will keep the Mortgaged Property free and clear of any and all Liens other than the Lien of the Security Instrument and any other junior Lien to which Lender has consented.

 

(d) Adverse Claims . Borrower will promptly advise Lender in writing of any litigation, Liens or claims affecting the Mortgaged Property and of all complaints and charges made by any Governmental Authority that may delay or adversely affect the Repairs or Capital Replacements.

 

6.15 Residential Leases Affecting the Mortgaged Property.

 

(a) Borrower will, promptly upon Lender’s request, deliver to Lender an executed copy of each residential Lease then in effect.

 

(b) All Leases for residential dwelling units will satisfy the following conditions:

 

(i) They will be on forms that are customary for similar multifamily properties in the Property Jurisdiction.

 

(ii) They will be for initial terms of at least 6 months and not more than 2 years (unless otherwise approved in writing by Lender).

 

(iii) They will not include any Corporate Leases (unless otherwise approved in writing by Lender).

 

(iv) They will not include options to purchase.

 

(c) If Borrower is a cooperative housing corporation or association, notwithstanding anything to the contrary contained in this Loan Agreement, so long as Borrower remains a cooperative housing corporation or association and is not in breach of any covenant of this Loan Agreement, Lender consents to each of the following:

 

(i) The execution of Leases for terms in excess of 2 years to a tenant shareholder of Borrower, so long as such Leases, including proprietary Leases, are and will remain subordinate to the Lien of the Security Instrument.

 

(ii) The surrender or termination of such Leases where the surrendered or terminated Lease is immediately replaced or where Borrower makes its best efforts to secure such immediate replacement by a newly-executed Lease of the same apartment to a tenant shareholder of Borrower. However, no consent is given by Lender to any execution, surrender, termination or assignment of a Lease under terms that would waive or reduce the obligation of the resulting tenant shareholder under such Lease to pay cooperative assessments in full when due or the obligation of the former tenant shareholder to pay any unpaid portion of such assessments.

 

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6.16 Litigation; Government Proceedings. Borrower will give prompt Notice to Lender of any litigation or governmental proceedings pending or, to the best of Borrower’s knowledge, threatened in writing against Borrower or any Borrower Principal which might have a Material Adverse Effect. As and when requested by Lender, Borrower will provide Lender with written updates on the status of all litigation proceedings affecting Borrower or any Borrower Principal.

 

6.17 Further Assurances and Estoppel Certificates; Lender’s Expenses. Within 10 days after a request from Lender, in Lender’s Discretion, Borrower will take each of the following actions:

 

(a) Deliver to Lender a written statement, signed and acknowledged by Borrower, certifying to Lender or any Person designated by Lender, as of the date of such statement: (i) that the Loan Documents are unmodified and in full force and effect (or, if there have been modifications, that the Loan Documents are in full force and effect as modified and setting forth such modifications), (ii) the unpaid principal balance of the Note, (iii) the date to which interest under the Note has been paid, (iv) that Borrower is not in default in paying the Indebtedness or in performing or observing any of the covenants or agreements contained in this Loan Agreement or any of the other Loan Documents (or, if Borrower is in default, describing such default in reasonable detail), (v) whether there are any then-existing setoffs or defenses known to Borrower against the enforcement of any right or remedy of Lender under the Loan Documents, and (vi) any additional facts requested by Lender.

 

(b) Execute, acknowledge and/or deliver, at its sole cost and expense, all further acts, deeds, conveyances, assignments, estoppel certificates, financing statements or amendments, transfers and assurances as Lender may require from time to time in order to better assure, grant and convey to Lender the rights intended to be granted, now or in the future, to Lender under this Loan Agreement and the Loan Documents or in connection with Lender’s consent rights under Article VII.

 

Borrower acknowledges and agrees that, in connection with each request by Borrower under this Loan Agreement or any Loan Document, Borrower will pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender and Loan Servicer, including any fees charged by the Rating Agencies, if applicable, regardless of whether the matter is approved, denied or withdrawn. Any amounts payable by Borrower under this Loan Agreement will be deemed a part of the Indebtedness, will be secured by the Security Instrument and will bear interest at the Default Rate if not fully paid within 10 days of written demand for payment.

 

6.18 Cap Collateral. Reserved.

 

6.19 Ground Lease. Reserved.

 

6.20 ERISA Requirements.

 

(a) Borrower will not engage in any transaction which would cause an obligation, or action taken or to be taken under this Loan Agreement (or the exercise by Lender of any of its rights under the Note, this Loan Agreement or any of the other Loan Documents) to be a non-exempt prohibited transaction under ERISA or Section 4975 of the Tax Code.

 

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(b) Borrower will deliver to Lender such certifications or other evidence from time to time throughout the term of this Loan Agreement, as requested by Lender in Lender’s Discretion, confirming each of the following:

 

(i) Borrower is not an “employee benefit plan” as defined in Section 3(3) of ERISA, which is subject to Title I of ERISA, a “plan” to which Section 4975 of the Tax Code applies, or an entity whose underlying assets constitute “plan assets” of one or more of such plans.

 

(ii) Borrower is not a “governmental plan” within the meaning of Section 3(32) of ERISA.

 

(iii) Borrower is not subject to state statutes regulating investments or fiduciary obligations with respect to governmental plans.

 

(iv) One or more of the following circumstances is true:

 

(A) Equity interests in Borrower are publicly offered securities within the meaning of 29 C.F.R. Section 2510.3-101(b)(2), as amended from time to time or any successor provision.

 

(B) Less than 25% of each outstanding class of equity interests in Borrower are held by “benefit plan investors” within the meaning of Section 3(42) of ERISA, as amended from time to time or any successor provision.

 

(C) Borrower qualifies as either an “operating company” or a “real estate operating company” within the meaning of 29 C.F.R. Section 2510.3-101(c) or (e), as either may be amended from time to time or any successor provisions, or is an investment company registered under the Investment Company Act of 1940.

 

6.21 through 6.46 are reserved.

 

ARTICLE VII TRANSFERS OF THE MORTGAGED PROPERTY OR INTERESTS IN BORROWER.

 

Upon the occurrence of a Transfer prohibited by or requiring Lender’s approval (if applicable) under this Article VII, Lender may, in Lender’s Discretion, by Notice to Borrower and the proposed transferee(s), modify or render void, any or all of the negotiated modifications to the Loan Documents (and/or deferral of deposits to Reserve Funds) as a condition to Lender’s consent to the proposed Transfer.

 

7.01 Permitted Transfers. The occurrence of any of the following Transfers will not constitute an Event of Default under this Loan Agreement, notwithstanding any provision of Section 7.02 to the contrary:

 

(a) A Transfer to which Lender has consented.

 

(b) A Transfer that is not a prohibited Transfer pursuant to Section 7.02.

 

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(c) A Transfer that is conditionally permitted pursuant to Section 7.03 upon the satisfaction of all applicable conditions.

 

(d) The grant of a leasehold interest in an individual dwelling unit for a term of 2 years or less (or longer if approved by Lender in writing) not containing an option to purchase.

 

(e) Entering into any New Non-Residential Lease, or modifying or terminating any Non-Residential Lease, in each case in compliance with Section 6.04.

 

(f) A Condemnation with respect to which Borrower satisfies the requirements of Section 6.11.

 

(g) A Transfer of obsolete or worn out Personalty or Fixtures that are contemporaneously replaced by items of equal or better function and quality, which are free of Liens, encumbrances and security interests other than those created by the Loan Documents or consented to by Lender.

 

(h) The creation of a mechanic’s, materialmen’s, or judgment Lien against the Mortgaged Property, which is released of record, bonded, or otherwise remedied to Lender’s satisfaction within 60 days of the date of creation; provided, however, if Borrower is diligently prosecuting such release or other remedy and advises Lender that such release or remedy cannot be consummated within such 60-day period, Borrower will have an additional period of time (not exceeding 120 days from the date of creation or such earlier time as may be required by applicable law in which the lienor must act to enforce the Lien) within which to obtain such release of record or consummate such other remedy.

 

(i) If Borrower is a housing cooperative corporation or association, the Transfer of the shares in the housing cooperative or the assignment of the occupancy agreements or Leases relating thereto to tenant shareholders of the housing cooperative or association.

 

(j) A Supplemental Instrument that complies with Section 11.11(if applicable) or Defeasance that complies with Section 11.12(if applicable).

 

(k) If applicable, a Preapproved Intrafamily Transfer that satisfies the requirements of Section 7.04.

 

7.02 Prohibited Transfers. The occurrence of any of the following Transfers will constitute an Event of Default under this Loan Agreement:

 

(a) A Transfer of all or any part of the Mortgaged Property or any interest in the Mortgaged Property, including the grant, creation or existence of any Lien on the Mortgaged Property, whether voluntary, involuntary or by operation of law, and whether or not such Lien has priority over the Lien of the Security Instrument, other than the Lien of the Security Instrument or, if this Loan Agreement is entered into in connection with a Supplemental Loan, the Lien of the Senior Instrument, or any other Lien to which Lender has consented.

 

(b) A Transfer or series of Transfers of any legal or equitable interest of any Guarantor which owns a direct or indirect interest in Borrower that result(s) in such Guarantor no longer owning any direct or indirect interest in Borrower.

 

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(c) A Transfer or series of Transfers of any legal or equitable interest since the Closing Date that result(s) in a change of more than 50% of the ownership interests (or beneficial interests, if the applicable entity is a trust) in Borrower or any Designated Entity for Transfers.

 

(d) A Transfer of any general partnership interest in a partnership, or any manager interest (whether a member manager or nonmember manager) in a limited liability company, or a change in the trustee of a trust other than as permitted in Section 7.04, if such partnership, limited liability company, or trust, as applicable, is Borrower or a Designated Entity for Transfers.

 

(e) If Borrower or any Designated Entity for Transfers is a corporation whose outstanding voting stock is held by 100 or more shareholders, one or more Transfers by a single transferor within a 12-month period affecting an aggregate of 10% or more of that stock.

 

(f) The grant, creation or existence of any Lien, whether voluntary, involuntary or by operation of law, and whether or not such Lien has priority over the Lien of the Security Instrument, on any ownership interest in Borrower or any Designated Entity for Transfers, if the foreclosure of such Lien would result in a Transfer prohibited under Sections 7.02(b), (c), (d), or (e).

 

(g) If Borrower is a trust (i) the termination or revocation of the trust, or (ii) the removal, appointment or substitution of a trustee of the trust.

 

(h) Reserved.

 

(i) Reserved.

 

(j) Reserved.

 

7.03 Conditionally Permitted Transfers. The occurrence of any of the following Transfers will not constitute a prohibited Transfer under Section 7.02, provided that Borrower has complied with all applicable specified conditions in this Section.

 

(a) Transfer by Devise, Descent or Operation of Law . Upon the death of a natural person, a Transfer which occurs by devise, descent, or by operation of law to one or more Immediate Family Members of such natural person or to a trust or family conservatorship established for the benefit of such Immediate Family Members (each a “ Beneficiary ”), provided that each of the following conditions is satisfied:

 

(i) The Property Manager continues to be responsible for the management of the Mortgaged Property, and such Transfer will not result in a change in the day-to-day operations of the Mortgaged Property.

 

(ii) Lender receives confirmation acceptable to Lender, in Lender’s Discretion, that Borrower continues to satisfy the requirements of Section 6.13.

 

(iii) Each Guarantor executes such documents and agreements as Lender requires in Lender’s Discretion to evidence and effect the ratification of each Guaranty, or in the event of the death of any Guarantor, Borrower causes one of the following to occur:

 

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(A) One or more Persons acceptable to Lender, in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) The estate of the deceased Guarantor immediately ratifies the Guaranty in writing, and within 6 months after the date of the death of the deceased Guarantor one or more Persons, acceptable to Lender in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(iv) Borrower gives Lender Notice of such Transfer together with copies of all documents effecting such Transfer not more than 30 calendar days after the date of such Transfer, and contemporaneously with the Notice, takes each of the following additional actions:

 

(A) Borrower reaffirms the representations and warranties under Article V.

 

(B) Borrower satisfies Lender, in Lender’s Discretion, that the Beneficiary’s organization, credit and experience in the management of similar properties are appropriate to the overall structure and documentation of the existing financing.

 

(v) Borrower or Beneficiary causes to be delivered to Lender such legal opinions as Lender deems necessary, in Lender’s Discretion, including a nonconsolidation opinion (if a nonconsolidation opinion was delivered on the Closing Date and if required by Lender), an opinion that the ratification of the Loan Documents and Guaranty (if applicable) have been duly authorized, executed, and delivered and that the ratification documents and Guaranty (if applicable) are enforceable as the obligations of Borrower, Beneficiary or Guarantor, as applicable.

 

(vi) Borrower (A) pays the Transfer Processing Fee to Lender, and (B) pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with such Transfer; provided, however, that Lender will not be entitled to collect a Transfer Fee.

 

(b) Easement, Restrictive Covenant or Other Encumbrance . The grant of an easement, restrictive covenant or other encumbrance, provided that each of the following conditions is satisfied:

 

(i) Borrower provides Lender with at least 30 days prior Notice of the proposed grant.

 

(ii) Prior to the grant, Lender determines, in Lender’s Discretion, that the easement, restrictive covenant or other encumbrance will not materially affect the operation or value of the Mortgaged Property or Lender’s interest in the Mortgaged Property.

 

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(iii) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with reviewing Borrower’s request for Lender’s review of such grant of easement, restrictive covenant or other encumbrance; provided, however, that Lender will not be entitled to collect a Transfer Fee.

 

(iv) If the Note is held by a REMIC trust, Lender may require an opinion of counsel which meets each of the following requirements:

 

(A) The counsel providing the opinion is acceptable to Lender.

 

(B) The opinion is addressed to Lender.

 

(C) The opinion is paid for by Borrower.

 

(D) The opinion is in form and substance satisfactory to Lender in its sole and absolute discretion.

 

(E) The opinion confirms each of the following:

 

(1) The grant of such easement has been effected in accordance with the requirements of Treasury Regulation Section 1.860G-2(a)(8) (as such regulation may be modified, amended or replaced from time to time).

 

(2) The qualification and status of the REMIC trust as a REMIC will not be adversely affected or impaired as a result of such grant.

 

(3) The REMIC trust will not incur a tax under Section 860G(d) of the Tax Code as a result of such grant.

 

(c) Publicly-Held Fund or Publicly-Held Real Estate Investment Trust . If a Designated Entity for Transfers is a publicly-held fund or a publicly-held real estate investment trust, either of the following:

 

(i) The public issuance of common stock, convertible debt, equity or other similar securities (“ Public Fund/REIT Securities ”) and the subsequent Transfer of such Public Fund/REIT Securities.

 

(ii) The acquisition by a single Public Fund/REIT Securities holder of an ownership percentage of 10% or more in the Designated Entity for Transfers, if Borrower provides notice of that acquisition to Lender within 30 days following the acquisition.

 

(d) Transaction Specific Transfers .

 

(i) through (v) are reserved.

 

(vi) Limited Partner or Non-Managing Member Transfer . A Transfer that results in the cumulative Transfer of more than 50% and up to 100% of the non-managing membership interests in or the limited partnership interests in Borrower or any Designated Entity for Transfer (“ Investor Interests ”) to third party transferees (“ Investor Interest Transfer ”), provided that each of the following conditions is satisfied:

 

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(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Investor Interest Transfer.

 

(B) At the time of the proposed Investor Interest Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Following the Investor Interest Transfer, Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Investor Interest Transfer and there is no change in the Guarantor, if applicable.

 

(D) The Investor Interest Transfer does not result in a Transfer of the type described in Section 7.02(b).

 

(E) At any time that one Person acquires 25% or more of the aggregate of direct or indirect Investor Interests as a result of the Investor Interest Transfer, Borrower must meet the following additional requirements:

 

(1) Borrower pays to Lender the Transfer Processing Fee at the time the Borrower provides Lender with the Notice set forth in Section 7.03(d)(vi)(A).

 

(2) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Investor Interest Transfer.

 

(3) Lender receives confirmation acceptable to Lender that (X) the requirements of Section 6.13 continue to be satisfied, and (Y) the term of existence of the holder of 25% or more of the Investor Interests after the Investor Interest Transfer (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

(4) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Investor Interest Transfer and copies of the then-current organizational documents of Borrower and the entity in which Investor Interests were transferred, if different from Borrower, including any amendments.

 

(5) Each transferee with an interest of 25% or more delivers to Lender a certification that each of the following is true:

 

(X) He/she/it has not been convicted of fraud or a crime involving moral turpitude (or if an entity, then no principal of such entity has been convicted of fraud or a crime involving moral turpitude).

 

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(Y) He/she/it has not been involved in a bankruptcy or reorganization within the ten years preceding the date of the Investor Interest Transfer.

 

(6) Borrower delivers to Lender searches confirming that no transferee with an interest of 25% or more is on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(7) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Investor Interest Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

(vii) through (ix) are reserved.

 

(e) through (i) are reserved.

 

7.04 Preapproved Intrafamily Transfers. The occurrence of a Transfer of more than a 50% interest in Borrower or a Designated Entity for Transfers as set forth in this Section will be considered to be a “ Preapproved Intrafamily Transfer provided that each of the conditions set forth in Sections 7.04(a) and (b) is satisfied:

 

(a) Type of Transfer . The Transfer is one of the following:

 

(i) A sale or transfer to one or more of the transferor’s Immediate Family Members.

 

(ii) A sale or transfer to any trust having as its sole beneficiaries the transferor and/or one or more of the transferor’s Immediate Family Members.

 

(iii) A sale or transfer from a trust to any one or more of its beneficiaries who are the settlor and/or Immediate Family Members of the settlor of the trust.

 

(iv) The substitution or replacement of the trustee of any trust with a trustee who is an Immediate Family Member of the settlor of the trust.

 

(v) A sale or transfer from a natural person to an entity owned and under the Control of the transferor or the transferor’s Immediate Family Members.

 

(b) Conditions . The Preapproved Intrafamily Transfer satisfies each of the following conditions:

 

(i) Borrower must provide Lender with 30 days prior Notice of the proposed Preapproved Intrafamily Transfer.

 

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(ii) Following the Transfer, Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Transfer and there is no change in the Guarantor, if applicable.

 

(iii) At the time of the Preapproved Intrafamily Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(iv) At any time that one Person acquires 25% or more of the aggregate of direct or indirect interests in Borrower or a Designated Entity for Transfers as a result of the Preapproved Intrafamily Transfer, Borrower must meet the following additional requirements:

 

(A) Borrower must pay to Lender the Transfer Processing Fee at the time the Borrower provides Lender with the Notice set forth in Section 7.04(b)(i).

 

(B) Borrower must pay or reimburse Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Preapproved Intrafamily Transfer.

 

(C) Borrower must deliver to Lender organizational charts reflecting the structure of Borrower prior to and after the Preapproved Intrafamily Transfer, together with copies of the then-current organizational documents of Borrower and any other entity in which interests were transferred, including any amendments made in connection with the Preapproved Intrafamily Transfer.

 

(D) Each transferee with an interest of 25% or more must deliver to Lender a certification that each of the following is true:

 

(1) He/she/it has not been convicted of fraud or a crime involving moral turpitude (or if an entity, then no principal of such entity has been convicted of fraud or a crime involving moral turpitude).

 

(2) He/she/it has not been involved in a bankruptcy or reorganization within the 10 years preceding the date of the Preapproved Intrafamily Transfer.

 

(E) Borrower must deliver to Lender searches confirming that no transferee with an interest of 25% or more is on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(F) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Preapproved Intrafamily Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower must deliver to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

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7.05 Lender’s Consent to Prohibited Transfers.

 

(a) Conditions for Lender’s Consent . With respect to a Transfer that would otherwise constitute an Event of Default under this Article VII, Lender will consent, without any adjustment to the rate at which the Indebtedness bears interest or to any other economic terms of the Indebtedness set forth in the Note, provided that, prior to such Transfer, each of the following requirements is satisfied:

 

(i) Borrower has submitted to Lender all information required by Lender to make the determination required by this Section along with the Transfer Processing Fee.

 

(ii) No Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default unless such Transfer would cure the Event of Default.

 

(iii) Lender in Lender’s Discretion has determined that the transferee meets Lender’s eligibility, credit, management and other standards (including any standards with respect to previous relationships between Lender and the transferee).

 

(iv) Lender in Lender’s Discretion has determined that the transferee’s organization, credit and experience in the management of similar properties to be appropriate to the overall structure and documentation of the Loan.

 

(v) Lender in Lender’s Discretion has determined that the Mortgaged Property will be managed by a Property Manager meeting the requirements of Section 6.09(d).

 

(vi) Lender in Lender’s Discretion has determined that the Mortgaged Property, at the time of the proposed Transfer, meets all of Lender’s standards as to its physical condition, occupancy, net operating income and the accumulation of reserves.

 

(vii) Lender in Lender’s Discretion has determined that the transferee and any SPE Equity Owner of such transferee meet the requirements of Section 6.13.

 

(viii) If any Supplemental Instrument is outstanding, Borrower has obtained the consent of each Supplemental Lender, if different from Lender.

 

(ix) In the case of a Transfer of all or any part of the Mortgaged Property, each of the following conditions is satisfied:

 

(A) The transferee executes Lender’s then-standard assumption agreement that, among other things, requires the transferee to perform all obligations of Borrower set forth in the Note, the Security Instrument, this Loan Agreement and any other Loan Document, and may require that the transferee comply with any provisions of this Loan Agreement or any other Loan Document which previously may have been waived or modified by Lender.

 

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(B) If Lender requires, the transferee causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a Guaranty in a form acceptable to Lender.

 

(C) The transferee executes such additional documentation (including filing financing statements, as applicable) as Lender may require.

 

(x) In the case of a Transfer of any interest in Borrower or a Designated Entity for Transfers, if a Guarantor requests that Lender release the Guarantor from its obligations under a Guaranty executed and delivered in connection with the Note, this Loan Agreement or any of the other Loan Documents, then Borrower causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a Guaranty in a form acceptable to Lender.

 

(xi) Lender has received such legal opinions as Lender deems necessary, including a nonconsolidation opinion (if a nonconsolidation opinion was delivered on the Closing Date and if required by Lender), an opinion that the assignment and assumption of the Loan Documents has been duly authorized, executed, and delivered and that the assignment documents and the Loan Documents are enforceable as the obligations of Borrower, transferee and Guarantor, as applicable.

 

(xii) Lender collects all costs, including the cost of all title searches, title insurance and recording costs, and all Attorneys’ Fees and Costs incurred in reviewing the Transfer request and any fees charged by the Rating Agencies, if applicable.

 

(xiii) At the time of the Transfer, Borrower pays the Transfer Fee to Lender.

 

(xiv) The Transfer will not occur during any Extension Period, if applicable.

 

(xv) Reserved.

 

(b) Continuing Liability of Borrower . If Borrower requests a release of its liability under the Loan Documents in connection with a Transfer of all of Borrower’s interest in the Mortgaged Property, and Lender approves the Transfer pursuant to Section 7.05(a), then one of the following will apply:

 

(i) If Borrower delivers to Lender a current Site Assessment which (A) is dated within 90 days prior to the date of the proposed Transfer, and (B) evidences no presence of Hazardous Materials on the Mortgaged Property and no other Prohibited Activities or Conditions with respect to the Mortgaged Property (“ Clean Site Assessment ”), then Lender will release Borrower from all of Borrower’s obligations under the Loan Documents except for any liability under Section 6.12 or Section 10.02(b) with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(ii) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i), then Lender will release Borrower from all of Borrower’s obligations under the Loan Documents except for liability under Section 6.12 or Section 10.02(b).

 

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(c) Continuing Liability of Guarantor . If Guarantor requests a release of its liability under the Guaranty in connection with a Transfer which is permitted, preapproved, or approved by Lender pursuant to this Article VII, and Borrower has provided a replacement Guarantor acceptable to Lender under the terms of Section 7.05(a)(ix)(B), then one of the following will apply:

 

(i) If Borrower delivers to Lender a Clean Site Assessment, then Lender will release Guarantor from all of Guarantor’s obligations except Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 or Section 10.02(b) with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(ii) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i), then Lender will release Guarantor from all of Guarantor’s obligations except for Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 or Section 10.02(b).

 

7.06 SPE Equity Owner Requirement Following Transfer. Following any Transfer pursuant to this Article VII, Borrower must satisfy the applicable conditions regarding an SPE Equity Owner set forth in Section 6.13(a)(xxvi) of this Loan Agreement.

 

7.07 Additional Transfer Requirements - External Cap Agreement.

 

(a) Continuation of Cap Agreement . If a Transfer of all or part of the Mortgaged Property permitted by this Loan Agreement occurs, Borrower will ensure that any third-party Cap Agreement is transferred to the applicable transferee or, if the Cap Agreement is not transferable, Borrower will replace the third-party Cap Agreement in accordance with Lender’s then-current requirements.

 

(b) Establishment or Modification of Rate Cap Agreement Reserve Fund

 

(i) If the third-party Cap Agreement which will be in place immediately following the Transfer is scheduled to expire prior to the Maturity Date, Lender may require Borrower to establish a Rate Cap Agreement Reserve Fund.

 

(ii) If Borrower has previously established a Rate Cap Agreement Reserve Fund, then Lender will determine whether the balance of any existing Rate Cap Agreement Reserve Fund is sufficient under then-current market conditions to purchase a Replacement Cap Agreement, and may then take any of the following actions:

 

(A) Lender may require Borrower to make an additional deposit into the Rate Cap Agreement Reserve Fund.

 

(B) If funding of the Rate Cap Agreement Reserve Fund has been deferred, Lender may require Borrower to begin making monthly deposits into the Rate Cap Agreement Reserve Fund.

 

(C) Lender may require Borrower to increase the amount of monthly deposits to the Rate Cap Agreement Reserve Fund.

 

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7.08 Reserved.

 

7.09 Reserved.

 

ARTICLE VIII SUBROGATION.

 

If, and to the extent that, the proceeds of the Loan, or subsequent advances under Section 9.02, are used to pay, satisfy or discharge a Prior Lien, such Loan proceeds or advances will be deemed to have been advanced by Lender at Borrower’s request, and Lender will automatically, and without further action on its part, be subrogated to the rights, including Lien priority, of the owner or holder of the obligation secured by the Prior Lien, whether or not the Prior Lien is released.

 

ARTICLE IX EVENTS OF DEFAULT AND REMEDIES.

 

9.01 Events of Default. The occurrence of any one or more of the following will constitute an Event of Default under this Loan Agreement:

 

(a) Borrower fails to pay or deposit when due any amount required by the Note, this Loan Agreement or any other Loan Document.

 

(b) Borrower fails to maintain the Insurance coverage required by Section 6.10.

 

(c) Borrower or any SPE Equity Owner fails to comply with the provisions of Section 6.13 or if any of the assumptions contained in any nonconsolidation opinions delivered to Lender at any time is or becomes untrue in any material respect.

 

(d) Borrower or any SPE Equity Owner, any of its officers, directors, trustees, general partners or managers or any Guarantor commits fraud or a material misrepresentation or material omission in connection with: (i) the application for or creation of the Indebtedness, (ii) any financial statement, Rent Schedule, or other report or information provided to Lender during the term of the Indebtedness, or (iii) any request for Lender’s consent to any proposed action, including a request for disbursement of funds under this Loan Agreement.

 

(e) Borrower fails to comply with the Condemnation provisions of Section 6.11.

 

(f) A Transfer occurs that violates the provisions of Article VII, whether or not any actual impairment of Lender’s security results from such Transfer.

 

(g) A forfeiture action or proceeding, whether civil or criminal, is commenced which could result in a forfeiture of the Mortgaged Property or otherwise materially impair the Lien created by the Security Instrument or Lender’s interest in the Mortgaged Property.

 

(h) Borrower fails to perform any of its obligations under this Loan Agreement (other than those specified in Section 9.01), as and when required, which failure continues for a period of 30 days after Notice of such failure by Lender to Borrower. However, if Borrower’s failure to perform its obligations as described in this Section 9.01(h) is of the nature that it cannot be cured within the 30 day cure period after such Notice from Lender but reasonably could be cured within 90 days, then Borrower will have additional time as determined by Lender in Lender’s Discretion, not to exceed an additional 60 days, in which to cure such default, provided that Borrower has diligently commenced to cure such default during the initial 30 day cure period and diligently pursues the cure of such default. However, no such Notice or cure periods will apply in the case of any such failure which could, in Lender’s judgment, absent immediate exercise by Lender of a right or remedy under this Loan Agreement, result in harm to Lender, danger to tenants or third parties, or impairment of the Note, the Security Instrument or this Loan Agreement or any other security given under any other Loan Document.

 

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(i) Borrower fails to perform any of its obligations as and when required under any Loan Document other than this Loan Agreement which failure continues beyond the applicable cure period, if any, specified in that Loan Document.

 

(j) The holder of any other debt instrument secured by a mortgage, deed of trust or deed to secure debt on the Mortgaged Property exercises any right to declare all amounts due under that debt instrument immediately due and payable.

 

(k) Any of the following occurs:

 

(i) Borrower or any SPE Equity Owner commences any case, Proceeding or other action under any existing or future law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization, conservatorship or relief of debtors (A) seeking to have an order for relief entered with respect to it, or seeking to adjudicate it bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, winding-up, liquidation, dissolution, composition or other relief with respect to it or its debt, or (B) seeking appointment of a receiver, trustee, custodian, conservator or other similar official for it or for all or any substantial part of its assets.

 

(ii) Any party other than Lender commences any case, Proceeding, or other action of a nature referred to in Section 9.01(k)(i) against Borrower or any SPE Equity Owner which (A) results in the entry of an order for relief or any such adjudication or appointment, or (B) has not been dismissed, discharged or bonded for a period of 90 days.

 

(iii) Any case, Proceeding or other action is commenced against Borrower or any SPE Equity Owner seeking issuance of a warrant of attachment, execution, distraint or similar process against all or any substantial part of its assets which results in the entry of any order by a court of competent jurisdiction for any such relief which is not vacated, discharged, or stayed or bonded pending appeal within 90 days from the entry thereof.

 

(iv) Borrower or any SPE Equity Owner takes any action in furtherance of, or indicating its consent to, approval of, or acquiescence in, any of the acts set forth in Section 9.01(k)(i), (ii) or (iii).

 

(l) Borrower or any SPE Equity Owner has made any representation or warranty in Article V or any other Section of this Loan Agreement that is false or misleading in any material respect.

 

(m) If the Loan is secured by an interest under a Ground Lease, Borrower fails to comply with the provisions of Section 6.19.

 

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(n) If the Loan is a Supplemental Loan, any Event of Default occurs under (i) the Senior Note, the Senior Instrument or any other Senior Loan Document, or (ii) any loan document related to another loan in connection with the Mortgaged Property, regardless of whether Borrower has obtained Supplemental Lender’s approval of the placement of such Lien on the Mortgaged Property. In addition, if the Loan is a Supplemental Loan, as Borrower under both the Supplemental Instrument and the Senior Instrument, Borrower acknowledges and agrees that if there is an Event of Default under the Supplemental Note, the Supplemental Instrument or any other Supplemental Loan Document, such Event of Default will be an Event of Default under the terms of the Senior Instrument and will entitle Senior Lender to invoke any and all remedies permitted to Senior Lender by applicable law, the Senior Note, the Senior Instrument or any of the other Senior Loan Documents.

 

(o) If the Mortgaged Property is subject to any covenants, conditions and/or restrictions, land use restriction agreements or similar agreements, Borrower fails to perform any of its obligations under any such agreement as and when required, and such failure continues beyond any applicable cure period.

 

(p) A Guarantor files for bankruptcy protection under the Bankruptcy Code or a Guarantor voluntarily becomes subject to any reorganization, receivership, insolvency proceeding or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights, or any creditor (other than Lender) of a Guarantor commences any involuntary case against a Guarantor pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights, unless each of the following conditions is satisfied:

 

(i) Borrower or Guarantor provides Notice of such action to Lender within 30 days after the filing of such action.

 

(ii) Either (A) the case is dismissed or discharged within 90 days after filing, or (B) within 90 days following the date of such filing or commencement, the affected Guarantor is replaced with one or more other Persons acceptable to Lender, in Lender’s Discretion, each of whom executes and delivers to Lender a replacement Guaranty in form and content acceptable to Lender, together with such legal opinions as Lender deems necessary.

 

(iii) If Borrower must provide a replacement Guarantor pursuant to Section 9.01(p)(ii), then Borrower pays the Transfer Processing Fee to Lender.

 

(q) With respect to a Guarantor, either of the following occurs:

 

(i) The death of any Guarantor who is a natural person, unless within 30 days following the Guarantor’s death, Borrower causes one of the following to occur:

 

(A) One or more Persons acceptable to Lender, in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) The estate of the deceased Guarantor immediately ratifies the Guaranty in writing, and within 6 months after the date of the death of the deceased Guarantor one or more Persons, acceptable to Lender in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

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(ii) The dissolution of any Guarantor who is an entity, unless each of the following conditions is satisfied:

 

(A) Within 30 days following the dissolution of the Guarantor, Borrower causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) Borrower pays the Transfer Processing Fee to Lender.

 

(r) If a Cap Agreement is required, Borrower fails to provide Lender with a Replacement Cap Agreement prior to the expiration of the then-existing Cap Agreement.

 

(s) through (rr) are reserved.

 

9.02 Protection of Lender’s Security; Security Instrument Secures Future Advances.

 

(a) If Borrower fails to perform any of its obligations under this Loan Agreement or any other Loan Document, or if any action or proceeding is commenced which purports to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Loan Agreement, including eminent domain, insolvency, code enforcement, civil or criminal forfeiture, enforcement of Hazardous Materials Laws, fraudulent conveyance or reorganizations or proceedings involving a bankrupt or decedent, then Lender, in Lender’s Discretion, may make such appearances, file such documents, disburse such sums and take such actions as Lender reasonably deems necessary to perform such obligations of Borrower and to protect Lender’s interest, including: (i) payment of Attorneys’ Fees and Costs, (ii) payment of fees and out-of-pocket expenses of accountants, inspectors and consultants, (iii) entry upon the Mortgaged Property to make Repairs or secure the Mortgaged Property, (iv) procurement of the Insurance required by Section 6.10, (v) payment of amounts which Borrower has failed to pay under Section 6.08, (vi) performance of Borrower’s obligations under Section 6.09, and (vii) advances made by Lender to pay, satisfy or discharge any obligation of Borrower for the payment of money that is secured by a Prior Lien.

 

(b) Any amounts disbursed by Lender under this Section 9.02, or under any other provision of this Loan Agreement that treats such disbursement as being made under this Section 9.02, will be secured by the Security Instrument, will be added to, and become part of, the principal component of the Indebtedness, will be immediately due and payable and will bear interest from the date of disbursement until paid at the Default Rate.

 

(c) Nothing in this Section 9.02 will require Lender to incur any expense or take any action.

 

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9.03 Remedies.

 

(a) Upon an Event of Default, Lender may exercise any or all of its rights and remedies provided under the Loan Documents and Borrower will pay all costs associated therewith, including Attorneys’ Fees and Costs.

 

(b) Each right and remedy provided in this Loan Agreement is distinct from all other rights or remedies under this Loan Agreement or any other Loan Document or afforded by applicable law or equity, and each will be cumulative and may be exercised concurrently, independently or successively, in any order. Lender’s exercise of any particular right or remedy will not in any way prevent Lender from exercising any other right or remedy available to Lender. Lender may exercise any such remedies from time to time and as often as Lender chooses.

 

(c) Lender will have all remedies available to Lender under Revised Article 9 of the Uniform Commercial Code of the Property Jurisdiction, the Loan Documents and under applicable law.

 

(d) Lender may also retain (i) all money in the Reserve Funds, including interest, and (ii) any Cap Payment, and in Lender’s sole and absolute discretion, may apply such amounts, without restriction and without any specific order of priority, to the payment of any and all Indebtedness.

 

(e) If a claim or adjudication is made that Lender has acted unreasonably or unreasonably delayed acting in any case where, by law or under this Loan Agreement or the other Loan Documents, Lender has an obligation to act reasonably or promptly, then Lender will not be liable for any monetary damages, and Borrower’s sole remedy will be limited to commencing an action seeking injunctive relief or declaratory judgment. Any action or proceeding to determine whether Lender has acted reasonably will be determined by an action seeking declaratory judgment.

 

(f) Reserved.

 

9.04 Forbearance.

 

(a) Lender may (but will not be obligated to) agree with Borrower, from time to time, and without giving Notice to, or obtaining the consent of, or having any effect upon the obligations of, any Guarantor or other third party obligor, to take any of the following actions:

 

(i) Extend the time for payment of all or any part of the Indebtedness.

 

(ii) Reduce the payments due under this Loan Agreement, the Note or any other Loan Document.

 

(iii) Release anyone liable for the payment of any amounts under this Loan Agreement, the Note or any other Loan Document.

 

(iv) Accept a renewal of the Note.

 

(v) Modify the terms and time of payment of the Indebtedness.

 

(vi) Join in any extension or subordination agreement.

 

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(vii) Release any portion of the Mortgaged Property.

 

(viii) Take or release other or additional security.

 

(ix) Modify the rate of interest or period of amortization of the Note or change the amount of the monthly installments payable under the Note.

 

(x) Otherwise modify this Loan Agreement, the Note or any other Loan Document.

 

(b) Any forbearance by Lender in exercising any right or remedy under the Note, this Loan Agreement or any other Loan Document or otherwise afforded by applicable law, will not be a waiver of or preclude the exercise of any other right or remedy, or the subsequent exercise of any right or remedy. The acceptance by Lender of payment of all or any part of the Indebtedness after the due date of such payment, or in an amount which is less than the required payment, will not be a waiver of Lender’s right to require prompt payment when due of all other payments on account of the Indebtedness or to exercise any remedies for any failure to make prompt payment. Enforcement by Lender of any security for the Indebtedness will not constitute an election by Lender of remedies so as to preclude the exercise of any other right available to Lender. Lender’s receipt of any awards or proceeds under Sections 6.10 and 6.11 will not operate to cure or waive any Event of Default.

 

9.05 Waiver of Marshalling. Notwithstanding the existence of any other security interests in the Mortgaged Property held by Lender or by any other party, Lender will have the right to determine the order in which any or all of the Mortgaged Property will be subjected to the remedies provided in this Loan Agreement or any other Loan Document or applicable law. Lender will have the right to determine the order in which any or all portions of the Indebtedness are satisfied from the proceeds realized upon the exercise of such remedies. Borrower and any party who now or in the future acquires a security interest in the Mortgaged Property and who has actual or constructive notice of the Security Instrument waives any and all right to require the marshalling of assets or to require that any of the Mortgaged Property be sold in the inverse order of alienation or that any of the Mortgaged Property be sold in parcels or as an entirety in connection with the exercise of any of the remedies permitted by applicable law or provided in this Loan Agreement.

 

ARTICLE X RELEASE; INDEMNITY.

 

10.01 Release. Borrower covenants and agrees that, in performing any of its duties under this Loan Agreement, none of Lender, Loan Servicer or any of their respective agents or employees will be liable for any losses, claims, damages, liabilities and expenses that may be incurred by any of them as a result of such performance, except that no party will be released from liability for any losses, claims, damages, liabilities or expenses arising out of the willful misconduct or gross negligence of such party.

 

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10.02 Indemnity.

 

(a) General Indemnity . Borrower agrees to indemnify, hold harmless and defend Lender, including any custodian, trustee and other fiduciaries who hold or have held a full or partial interest in the Loan for the benefit of third parties, any prior owner or holder of the Note, the Loan Servicer, any prior Loan Servicer, the officers, directors, shareholders, partners, employees and trustees of each of the foregoing, and the heirs, legal representatives, successors and assigns of each of the foregoing (collectively, “ Indemnitees ”) against any and all losses, claims, damages, liabilities and expenses including Attorneys’ Fees and Costs, which may be imposed or incurred by any of them directly or indirectly arising out of, or in any way relating to, or as a result of: (i) any failure of the Mortgaged Property to comply with the laws, regulations, ordinance, code or decree of any Governmental Authority, including those pertaining to the Americans with Disabilities Act, zoning, occupancy and subdivision of real property, (ii) any obligation of Borrower under any Lease, and (iii) any accident, injury or death to any natural person on the Mortgaged Property or any damage to personal property located on the Mortgaged Property, except that no such party will be indemnified from liability for any losses, claims, damages, liabilities or expenses arising out of the willful misconduct or gross negligence of such party.

 

(b) Environmental Indemnity . Borrower agrees to indemnify, hold harmless and defend Indemnitees from and against all proceedings, claims, damages, penalties and costs (whether initiated or sought by Governmental Authorities or private parties), including Attorneys’ Fees and Costs and remediation costs, whether incurred in connection with any judicial or administrative process or otherwise, arising directly or indirectly from any of the following:

 

(i) Any breach of any representation or warranty of Borrower in Section 5.05.

 

(ii) Any failure by Borrower to perform any of its obligations under Section 6.12.

 

(iii) The existence or alleged existence of any Prohibited Activity or Condition.

 

(iv) The presence or alleged presence of Hazardous Materials on or under the Mortgaged Property or in any of the Improvements.

 

(v) The actual or alleged violation of any Hazardous Materials Law.

 

(c) Indemnification Regarding ERISA Covenants . BORROWER WILL INDEMNIFY LENDER AND DEFEND AND HOLD LENDER HARMLESS FROM AND AGAINST ALL CIVIL PENALTIES, EXCISE TAXES, OR OTHER LOSS, COST, DAMAGE AND EXPENSE (INCLUDING REASONABLE ATTORNEYS’ FEES AND COSTS INCURRED IN THE INVESTIGATION, DEFENSE AND SETTLEMENT OF CLAIMS AND LOSSES INCURRED IN CORRECTING ANY PROHIBITED TRANSACTION OR IN THE SALE OF A PROHIBITED LOAN, AND IN OBTAINING ANY INDIVIDUAL PROHIBITED TRANSACTION EXEMPTION UNDER ERISA THAT MAY BE REQUIRED, IN LENDER’S SOLE AND ABSOLUTE DISCRETION) THAT LENDER MAY INCUR, DIRECTLY OR INDIRECTLY, AS A RESULT OF DEFAULT UNDER SECTION 6.20. THIS INDEMNITY WILL SURVIVE ANY TERMINATION, SATISFACTION OR FORECLOSURE OF THE SECURITY INSTRUMENT.

 

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(d) Securitization Indemnification .

 

(i) Borrower agrees to indemnify, hold harmless and defend the Indemnified Parties from and against any and all proceedings, losses, claims, damages, liabilities, penalties, costs and expenses (whether initiated or sought by Governmental Authorities or private parties), including Attorneys’ Fees and Costs, which may be incurred by any Indemnified Party (either directly or indirectly), which arise out of, are in any way related to, or are as a result of a claim that the Borrower Information contains an untrue statement of any material fact or the Borrower Information omits to state a material fact necessary in order to make the statements therein, in light of the circumstances under which they are made, not misleading (collectively, the “ Securitization Indemnification ”).

 

(ii) Borrower will not be liable under the Securitization Indemnification if the claim is based on Borrower Information which Lender has materially misstated or materially misrepresented in the Disclosure Document.

 

(iii) For purposes of this Section 10.02(d):

 

(A) Borrower Information ” includes any information provided at any time to Lender or Loan Servicer by Borrower, any SPE Equity Owner, any Guarantor, any Property Manager or any Affiliates of the foregoing with respect to any of the following:

 

(1) Any Person listed in Section 10.02(d)(iii)(A).

 

(2) The Loan.

 

(3) The Mortgaged Property.

 

Borrower Information includes: (i) representations and warranties made in the Loan Documents, (ii) financial statements of Borrower, any SPE Equity Owner, any Designated Entity for Transfers or any Guarantor, and (iii) operating statements and rent rolls with respect to the Mortgaged Property. Borrower Information does not include any information provided directly to Lender or Loan Servicer by a third party such as an appraiser or an environmental consultant.

 

(B) The term “ Lender ” includes its officers and directors.

 

(C) An “ Issuer Person ” includes all of the following:

 

(1) Any Person that has filed the registration statement, if any, relating to the Securitization, and any Affiliate of such Person.

 

(2) Any Person acting as issuer, depositor, sponsor and/or in a similar capacity with respect to the Securitization, and any Affiliate of such Person.

 

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(D) The “ Issuer Group ” includes all of the following:

 

(1) Each director and officer of any Issuer Person.

 

(2) Each entity that Controls any Issuer Person within the meaning of Section 15 of the Securities Act or Section 20 of the Securities Exchange Act.

 

(E) The “ Underwriter Group ” includes all of the following:

 

(1) Each entity which is acting as an underwriter, manager, placement agent, initial purchaser or in a similar capacity with respect to the Securitization.

 

(2) Each entity that Controls any such entity described in Section 10.02(d)(iii)(E)(1) within the meaning of Section 15 of the Securities Act or Section 20 of the Securities Exchange Act and is acting as an underwriter, manager, placement agent, initial purchaser or in a similar capacity with respect to the Securitization.

 

(3) The directors and officers of the entities described in Section 10.02(d)(iii)(E)(1) and Section 10.02(d)(iii)(E)(2).

 

(F) Indemnified Party ” or “ Indemnified Parties ” means one or more of Lender, Issuer Person, Issuer Group, and Underwriter Group.

 

(e) Selection and Direction of Counsel . Counsel selected by Borrower to defend Indemnitees will be subject to the approval of those Indemnitees. In any circumstances in which the indemnity under this Article X applies, Lender may employ its own legal counsel and consultants to prosecute, defend or negotiate any claim or legal or administrative proceeding and Lender, with the prior written consent of Borrower (which will not be unreasonably withheld, delayed or conditioned) may settle or compromise any action or legal or administrative proceeding. However, unless an Event of Default has occurred and is continuing, or the interests of Borrower and Lender are in conflict, as determined by Lender in Lender’s Discretion, Lender will permit Borrower to undertake the actions referenced in this Article X so long as Lender approves such action, which approval will not be unreasonably withheld or delayed. Borrower will reimburse Lender upon demand for all costs and expenses incurred by Lender, including all costs of settlements entered into in good faith, consultants’ fees and Attorneys’ Fees and Costs.

 

(f) Settlement or Compromise of Claims . Borrower will not, without the prior written consent of those Indemnitees who are named as parties to a claim or legal or administrative proceeding (“ Claim ”), settle or compromise the Claim if the settlement (i) results in the entry of any judgment that does not include as an unconditional term the delivery by the claimant or plaintiff to Lender of a written release of those Indemnitees, satisfactory in form and substance to Lender, or (ii) may materially and adversely affect Lender, as determined by Lender in Lender’s Discretion.

 

(g) Effect of Changes to Loan on Indemnification Obligations . Borrower’s obligation to indemnify the Indemnitees will not be limited or impaired by any of the following, or by any failure of Borrower or any Guarantor to receive notice of or consideration for any of the following:

 

(i) Any amendment or modification of any Loan Document.

 

(ii) Any extensions of time for performance required by any Loan Document.

 

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(iii) Any provision in any of the Loan Documents limiting Lender’s recourse to property securing the Indebtedness, or limiting the personal liability of Borrower or any other party for payment of all or any part of the Indebtedness.

 

(iv) The accuracy or inaccuracy of any representations and warranties made by Borrower under this Loan Agreement or any other Loan Document.

 

(v) The release of Borrower or any other Person, by Lender or by operation of law, from performance of any obligation under any Loan Document.

 

(vi) The release or substitution in whole or in part of any security for the Indebtedness.

 

(vii) Lender’s failure to properly perfect any Lien or security interest given as security for the Indebtedness.

 

(h) Payments by Borrower . Borrower will, at its own cost and expense, do all of the following:

 

(i) Pay or satisfy any judgment or decree that may be entered against any Indemnitee or Indemnitees in any legal or administrative proceeding incident to any matters against which Indemnitees are entitled to be indemnified under this Article X.

 

(ii) Reimburse Indemnitees for any expenses paid or incurred in connection with any matters against which Indemnitees are entitled to be indemnified under this Article X.

 

(iii) Reimburse Indemnitees for any and all expenses, including Attorneys’ Fees and Costs, paid or incurred in connection with the enforcement by Indemnitees of their rights under this Article X, or in monitoring and participating in any legal or administrative proceeding.

 

(i) Other Obligations . The provisions of this Article X will be in addition to any and all other obligations and liabilities that Borrower may have under applicable law or under other Loan Documents, and each Indemnitee will be entitled to indemnification under this Article X without regard to whether Lender or that Indemnitee has exercised any rights against the Mortgaged Property or any other security, pursued any rights against any Guarantor, or pursued any other rights available under the Loan Documents or applicable law. If Borrower consists of more than one Person, the obligation of those Persons to indemnify the Indemnitees under this Article X will be joint and several. The obligation of Borrower to indemnify the Indemnitees under this Article X will survive any repayment or discharge of the Indebtedness, any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the Lien of the Security Instrument. Notwithstanding the foregoing, if Lender has never been a mortgagee-in-possession of, or held title to, the Mortgaged Property, Borrower will have no obligation to indemnify the Indemnitees under this Article X after the date of the release of record of the Lien of the Security Instrument by payment in full at the Maturity Date or by voluntary prepayment in full.

 

(j) Reserved.

 

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10.03 Reserved.

 

ARTICLE XI MISCELLANEOUS PROVISIONS.

 

11.01 Waiver of Statute of Limitations, Offsets and Counterclaims. Borrower waives the right to assert any statute of limitations as a bar to the enforcement of this Loan Agreement or the Lien of the Security Instrument or to any action brought to enforce any Loan Document. Borrower waives the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender or otherwise to offset any obligations to make the payments required by the Loan Documents. No failure by Lender to perform any of its obligations under the Loan Documents will be a valid defense to, or result in any offset against, any payments that Borrower is obligated to make under any of the Loan Documents.

 

11.02 Governing Law; Consent to Jurisdiction and Venue.

 

(a) This Loan Agreement, and any Loan Document which does not itself expressly identify the law which is to apply to it, will be governed by the laws of the Property Jurisdiction.

 

(b) Borrower agrees that any controversy arising under or in relation to the Note, the Security Instrument, this Loan Agreement or any other Loan Document may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to the Note, any security for the Indebtedness or any other Loan Document. Borrower irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 11.02 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Loan Agreement in any court of any other jurisdiction.

 

11.03 Notice.

 

(a) All Notices under or concerning this Loan Agreement will be in writing. Each Notice will be deemed given on the earliest to occur of: (i) the date when the Notice is received by the addressee, (ii) the first Business Day after the Notice is delivered to a recognized overnight courier service, with arrangements made for payment of charges for next Business Day delivery, or (iii) the third Business Day after the Notice is deposited in the United States mail with postage prepaid, certified mail, return receipt requested. Addresses for Notice are as follows:

 

If to Lender:

CBRE Capital Markets, Inc.
c/o GEMSA Loan Services, L.P., 929 Gessner Road, Suite 1700, Houston, Texas 77024
Attention:  Chief Legal Officer

With a copy to:

CBRE Capital Markets, Inc.
2800 Post Oak Boulevard, Suite 2100
Houston, Texas 77056
Attention:  Chief Legal Officer   

 

  

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If to Borrower: BR Carroll Phillips Creek Ranch, LLC
c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 1620
Atlanta, Georgia 30326
Attention:  Josh Champion

 

(b) Any party to this Loan Agreement may change the address to which Notices intended for it are to be directed by means of Notice given to the other party in accordance with this Section 11.03. Each party agrees that it will not refuse or reject delivery of any Notice given in accordance with this Section 11.03, that it will acknowledge, in writing, the receipt of any Notice upon request by the other party and that any Notice rejected or refused by it will be deemed for purposes of this Section 11.03 to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of the U.S. Postal Service or the courier service.

 

(c) Any Notice under the Note and any other Loan Document that does not specify how Notices are to be given will be given in accordance with this Section 11.03.

 

(d) Reserved.

 

11.04 Successors and Assigns Bound. This Loan Agreement will bind the respective successors and assigns of Borrower and Lender, and the rights granted by this Loan Agreement will inure to Lender’s successors and assigns.

 

11.05 Joint and Several (and Solidary) Liability. If more than one Person signs this Loan Agreement as Borrower, the obligations of such Persons will be joint and several. For a Mortgaged Property located in Louisiana, if more than one Person signs this Loan Agreement as Borrower, the obligations of such Persons with be joint and several and solidary, and wherever the phrase “joint and several” appears in this Loan Agreement, the phrase is amended to read “joint, several, and solidary.”

 

11.06 Relationship of Parties; No Third Party Beneficiary.

 

(a) The relationship between Lender and Borrower will be solely that of creditor and debtor, respectively, and nothing contained in this Loan Agreement will create any other relationship between Lender and Borrower. Nothing contained in this Loan Agreement will constitute Lender as a joint venturer, partner or agent of Borrower, or render Lender liable for any debts, obligations, acts, omissions, representations or contracts of Borrower.

 

(b) No creditor of any party to this Loan Agreement and no other Person will be a third party beneficiary of this Loan Agreement or any other Loan Document. Without limiting the generality of the preceding sentence: (i) any arrangement (“ Servicing Arrangement ”) between Lender and any Loan Servicer for loss sharing or interim advancement of funds will constitute a contractual obligation of such Loan Servicer that is independent of the obligation of Borrower for the payment of the Indebtedness, (ii) Borrower will not be a third party beneficiary of any Servicing Arrangement, and (iii) no payment by the Loan Servicer under any Servicing Arrangement will reduce the amount of the Indebtedness.

 

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11.07 Severability; Amendments.

 

( a) The invalidity or unenforceability of any provision of this Loan Agreement will not affect the validity or enforceability of any other provision, and all other provisions will remain in full force and effect. This Loan Agreement contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Loan Agreement.

 

(b) This Loan Agreement may not be amended or modified except by a writing signed by the party against whom enforcement is sought.

 

11.08 Disclosure of Information. Borrower acknowledges that Lender may provide to third parties with an existing or prospective interest in the servicing, enforcement, evaluation, performance, ownership, purchase, participation or Securitization of the Loan, including any of the Rating Agencies, any entity maintaining databases on the underwriting and performance of commercial mortgage loans, as well as governmental regulatory agencies having regulatory authority over Lender, any and all information which Lender now has or may hereafter acquire relating to the Loan, the Mortgaged Property, Borrower, any SPE Equity Owner or any Guarantor, as Lender determines necessary or desirable and that such information may be included in disclosure documents in connection with a Securitization or syndication of participation interests, including a prospectus, prospectus supplement, offering memorandum, private placement memorandum or similar document (each, a “Disclosure Document” ) and also may be included in any filing with the Securities and Exchange Commission pursuant to the Securities Act or the Securities Exchange Act. To the fullest extent permitted under applicable law, Borrower irrevocably waives all rights, if any, to prohibit such disclosure, including any right of privacy.

 

11.09 Determinations by Lender. Unless otherwise provided in this Loan Agreement, in any instance where the consent or approval of Lender may be given or is required, or where any determination, judgment or decision is to be rendered by Lender under this Loan Agreement, the granting, withholding or denial of such consent or approval and the rendering of such determination, judgment or decision will be made or exercised by Lender (or its designated representative) at its sole and exclusive option and in its sole and absolute discretion.

 

11.10 Sale of Note; Change in Servicer; Loan Servicing. The Note or a partial interest in the Note (together with this Loan Agreement and the other Loan Documents) may be sold one or more times without prior Notice to Borrower. A sale may result in a change of the Loan Servicer. There also may be one or more changes of the Loan Servicer unrelated to a sale of the Note. If there is a change of the Loan Servicer, Borrower will be given Notice of the change. All actions regarding the servicing of the Loan evidenced by the Note, including the collection of payments, the giving and receipt of Notice, inspections of the Mortgaged Property, inspections of books and records, and the granting of consents and approvals, may be taken by the Loan Servicer unless Borrower receives Notice to the contrary. If Borrower receives conflicting Notices regarding the identity of the Loan Servicer or any other subject, any such Notice from Lender will govern.

 

11.11 Supplemental Financing.

 

(a) This Section will apply only if at the time of any application referred to in Section 11.11(b), Freddie Mac has in effect a product described in its Multifamily Seller/Servicer Guide under which it purchases supplemental mortgages on multifamily properties that meet specified criteria (“ Supplemental Mortgage Product ”). For purposes of this Section 11.11 only, the term “Freddie Mac” will include any affiliate or subsidiary of Freddie Mac.

 

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(b) After the first anniversary of the date of the most recently incurred Senior Indebtedness, Freddie Mac will consider an application from an originating lender that is generally approved by Freddie Mac to sell mortgages to Freddie Mac under the Supplemental Mortgage Product (“ Approved Seller/Servicer ”) for the purchase by Freddie Mac of a proposed indebtedness of Borrower to the Approved Seller/Servicer to be secured by one or more Supplemental Instruments on the Mortgaged Property. Freddie Mac will purchase each Supplemental Loan secured by the Mortgaged Property if each of the following conditions is satisfied:

 

(i) At the time of the proposed Supplemental Loan, no Event of Default may have occurred and be continuing and no event or condition may have occurred and be continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(ii) Borrower and the Mortgaged Property must be acceptable to Freddie Mac under its Supplemental Mortgage Product.

 

(iii) New loan documents must be entered into to reflect each Supplemental Loan, such documents to be acceptable to Freddie Mac in its discretion.

 

(iv) No Supplemental Loan may cause the combined debt service coverage ratio of the Mortgaged Property after the making of that Supplemental Loan to be less than the Minimum DSCR. As used in this Section, the term “combined debt service coverage ratio” means, with respect to the Mortgaged Property, the ratio of:

 

(A) the annual net operating income from the operations of the Mortgaged Property at the time of the proposed Supplemental Loan,

 

to

 

(B) the aggregate of the annual principal and interest payable on all of the following:

 

(I) the Indebtedness under this Loan Agreement (using a 30 year amortization schedule),

 

(II) any “Indebtedness” as defined in any security instruments recorded against the Mortgaged Property (using a 30 year amortization schedule for any Supplemental Loans), and

 

(III) the proposed “Indebtedness” for any Supplemental Loan (using a 30 year amortization schedule).

 

As used in this Section, “annual principal and interest” with respect to a floating rate loan will be calculated by Freddie Mac using an interest rate equal to one of the following:

 

(X) If the loan has an internal interest rate cap, the Capped Interest Rate.

 

(Y) If the loan has an external interest rate cap, the Strike Rate plus the Margin.

 

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(Z) If the loan has no interest rate cap, the greater of (I) 7%, or (II) the then-current LIBOR Index Rate plus the Margin plus 300 basis points.

 

The annual net operating income of the Mortgaged Property will be as determined by Freddie Mac in its discretion considering factors such as income in place at the time of the proposed Supplemental Loan and income during the preceding 12 months, and actual, historical and anticipated operating expenses. Freddie Mac will determine the combined debt service coverage ratio of the Mortgaged Property based on its underwriting. Borrower will provide Freddie Mac such financial statements and other information Freddie Mac may require to make these determinations.

 

(v) No Supplemental Loan may cause the combined loan to value ratio of the Mortgaged Property after the making of that Supplemental Loan to exceed the Maximum Combined LTV, as determined by Freddie Mac. As used in this Section, “combined loan to value ratio” means, with respect to the Mortgaged Property, the ratio, expressed as a percentage, of:

 

(A) the aggregate outstanding principal balances of all of the following:

 

(I) the Indebtedness under this Loan Agreement,

 

(II) any “Indebtedness” as defined in any security instruments recorded against the Mortgaged Property, and

 

(III) the proposed “Indebtedness” for any Supplemental Loan,

 

to

 

(B) the value of the Mortgaged Property.

 

Freddie Mac will determine the combined loan to value ratio of the Mortgaged Property based on its underwriting. Borrower will provide Freddie Mac such financial statements and other information Freddie Mac may require to make these determinations. In addition, Freddie Mac, at Borrower’s expense, may obtain MAI appraisals of the Mortgaged Property in order to assist Freddie Mac in making the determinations under this Section. If Freddie Mac requires an appraisal, then the value of the Mortgaged Property that will be used to determine whether the Maximum Combined LTV has been met will be the lesser of the appraised value set forth in such appraisal or the value of the Mortgaged Property as determined by Freddie Mac.

 

(vi) Borrower’s organizational documents are amended to permit Borrower to incur additional debt in the form of Supplemental Loans (Lender will consent to such amendment(s)).

 

(vii) One or more Persons acceptable to Freddie Mac executes and delivers to the Approved Seller/Servicer a Guaranty in a form acceptable to Freddie Mac with respect to the exceptions to non-recourse liability described in Freddie Mac’s form promissory note, unless Freddie Mac has elected to waive its requirement for a Guaranty.

 

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(viii) The loan term of each Supplemental Loan will be coterminous with the Senior Indebtedness or longer than the Senior Indebtedness, in Freddie Mac’s discretion.

 

(ix) The Prepayment Premium Period of each Supplemental Loan will be coterminous with the Prepayment Premium Period or the combined Lockout Period and Defeasance Period, as applicable, of the Senior Indebtedness.

 

(x) The interest rate of each Supplemental Loan will be determined by Freddie Mac in its discretion.

 

(xi) Lender enters into an intercreditor agreement (“ Intercreditor Agreement ”) acceptable to Freddie Mac and to Lender for each Supplemental Loan.

 

(xii) Borrower’s payment of fees and other expenses charged by Lender, Freddie Mac, the Approved Seller/Servicer, and the Rating Agencies (including reasonable Attorneys’ Fees and Costs) in connection with reviewing and originating each Supplemental Loan.

 

(xiii) Commencing on the date that the first Supplemental Loan is originated and continuing for so long as any Supplemental Loan is outstanding, the first lien Senior Lender will begin collection of any deferred Monthly Deposit or Revised Monthly Deposit for Capital Replacements in accordance with Section 4.04(e) (if applicable) as well as Imposition Deposits for any of the following Impositions marked ‘Deferred’ in Section 4.02(a):

 

(A) Property Insurance premiums or premiums for other Insurance required by Lender under Section 6.10.

 

(B) Taxes and payments in lieu of taxes

 

(C) Ground Rents

 

Such deposits will be credited to the payment of any such required Imposition Reserve Deposits under any Supplemental Loan.

 

(xiv) If any covenants, conditions and restrictions affecting the Mortgaged Property provide for a lien for any assessments or other unpaid amounts, Borrower will provide satisfactory evidence that such lien will be subordinate to the lien of the Supplemental Instrument.

 

(xv) All other requirements of the Supplemental Mortgage Product must be met, unless Freddie Mac has elected to waive one or more of its requirements.

 

(xvi) Reserved.

 

(xvii) Reserved.

 

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(c) No later than 5 Business Days after Lender’s receipt of a written request from Borrower, Lender will provide the following information to an Approved Seller/Servicer:

 

(i) The then-current outstanding principal balance of the Senior Indebtedness.

 

(ii) Payment history of the Senior Indebtedness.

 

(iii) Whether any Reserve Funds are being collected on the Senior Indebtedness and the amount of each such Reserve Fund deposit as of the date of the request.

 

(iv) Whether any Repairs, Capital Replacements or improvements or rental achievement or burn-off guaranty requirements are existing or outstanding under the terms of the Senior Indebtedness.

 

(v) A copy of the most recent inspection report for the Mortgaged Property.

 

(vi) Whether any modifications or amendments have been made to the Loan Documents for the Senior Indebtedness since origination of the Senior Indebtedness and, if applicable, a copy of such modifications and amendments.

 

(vii) Whether to Lender’s knowledge any Event of Default exists under the Senior Indebtedness.

 

Lender will only be obligated to provide this information in connection with Borrower’s request for a Supplemental Loan from an Approved Seller/Servicer. Notwithstanding anything in this Section to the contrary, if Freddie Mac is the owner of the Note, this Section 11.11(c) is not applicable.

 

(d) Lender will have no obligation to consent to any mortgage or Lien on the Mortgaged Property that secures any indebtedness other than the Indebtedness, except as set forth in this Loan Agreement.

 

(e) If a Supplemental Loan is made to Borrower, Borrower agrees that the terms of the Intercreditor Agreement will govern with respect to any distributions of excess proceeds by Lender to the Supplemental Lender, and Borrower agrees that Lender may distribute any excess proceeds received by Lender pursuant to the Loan Documents to Supplemental Lender pursuant to the Intercreditor Agreement.

 

11.12 Defeasance. (Section Applies if Loan is Assigned to REMIC Trust Prior to the Cut-off Date and if the Note provides for Defeasance) . This Section 11.12 will apply only if the Note is assigned to a REMIC trust prior to the Cut-off Date, and if the Note provides for Defeasance. If both of these conditions are met, then, subject to Section 11.12(a) and (c), Borrower will have the right to defease the Loan in whole (“ Defeasance ”) and obtain the release of the Mortgaged Property from the Lien of the Security Instrument upon the satisfaction of each of the following conditions:

 

(a) Borrower will not have the right to obtain Defeasance at any of the following times:

 

(i) If the Loan is not assigned to a REMIC trust.

 

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(ii) During the Lockout Period.

 

(iii) After the expiration of the Defeasance Period.

 

(iv) After Lender has accelerated the maturity of the unpaid principal balance of, accrued interest on, and other amounts payable under, the Note pursuant to Section 11 of the Note.

 

(b) Borrower will give Lender Notice ( “Defeasance Notice” ) specifying a Business Day ( “Defeasance Closing Date” ) on which Borrower desires to close the Defeasance. The Defeasance Closing Date specified by Borrower may not be more than 60 calendar days, nor less than 30 calendar days, after the date on which Lender receives the Defeasance Notice. Lender will acknowledge receipt of the Defeasance Notice and will notify Borrower of the identity of the accommodation borrower (“ Successor Borrower ”).

 

(c) The Defeasance Notice must be accompanied by a $10,000 non-refundable fee (“ Defeasance Fee ”) for Lender’s processing of the Defeasance. If Lender does not receive the Defeasance Fee, then Borrower’s right to obtain Defeasance pursuant to that Defeasance Notice will terminate.

 

  (d) (i) If Borrower timely pays the Defeasance Fee, but Borrower fails to perform its other obligations under this Section, Lender will have the right to retain the Defeasance Fee as liquidated damages for Borrower’s default and, except as provided in Section 11.12(d)(ii), Borrower will be released from all further obligations under this Section 11.12. Borrower acknowledges that Lender will incur financing costs in arranging and preparing for the release of the Mortgaged Property from the Lien of the Security Instrument in reliance on the executed Defeasance Notice. Borrower agrees that the Defeasance Fee represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Loan Agreement, of the damages Lender will incur by reason of Borrower’s default.

 

(ii) If the Defeasance is not consummated on the Defeasance Closing Date for any reason, Borrower agrees to reimburse Lender for all third party costs and expenses (other than financing costs covered by Section 11.12(d)(i)) incurred by Lender in reliance on the executed Defeasance Notice, within 5 Business Days after Borrower receives a written demand for payment, accompanied by a statement, in reasonable detail, of Lender’s third party costs and expenses.

 

(iii) All payments required to be made by Borrower to Lender pursuant to this Section 11.12 will be made by wire transfer of immediately available funds to the account(s) designated by Lender in its acknowledgement of the Defeasance Notice.

 

(e) No Event of Default has occurred and is continuing.

 

(f) Borrower will deliver each of the following documents to Lender, in form and substance satisfactory to Lender, on or prior to the Defeasance Closing Date, unless Lender has issued a written waiver of its right to receive any such document:

 

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(i) One or more opinions of counsel for Borrower confirming each of the following:

 

(A) Lender has a valid and perfected first Lien and first priority security interest in the Defeasance Collateral and the proceeds of the Defeasance Collateral.

 

(B) The Pledge Agreement is duly authorized, executed, delivered and enforceable against Borrower in accordance with its terms.

 

(C) If, as of the Defeasance Closing Date, the Note is held by a REMIC trust, then each of the following is correct:

 

(1) The Defeasance has been effected in accordance with the requirements of Treasury Regulation Section 1.860G-2(a)(8) (as such regulation may be modified, amended or replaced from time to time).

 

(2) The qualification and status of the REMIC trust as a REMIC will not be adversely affected or impaired as a result of the Defeasance.

 

(3) The REMIC trust will not incur a tax under Section 860G(d) of the Tax Code as a result of the Defeasance.

 

(D) The Defeasance will not result in a “sale or exchange” of the Note within the meaning of Section 1001(c) of the Tax Code and the temporary and final regulations promulgated thereunder.

 

(ii) A written certificate from an independent certified public accounting firm (reasonably acceptable to Lender), confirming that the Defeasance Collateral will generate cash sufficient to make all Scheduled Debt Payments as they fall due under the Note, including full payment due on the Note on the Maturity Date.

 

(iii) Lender’s form of a pledge and security agreement (“ Pledge Agreement ”) and financing statements which pledge and create a first priority security interest in the Defeasance Collateral in favor of Lender.

 

(iv) Lender’s form of a transfer and assumption agreement (“ Transfer and Assumption Agreement ”), pursuant to which Borrower and any Guarantor (in each case, subject to satisfaction of all requirements under this Loan Agreement) will be relieved from liability in connection with the Loan to the extent described in Sections 7.05(b) and 7.05(c), respectively, and Successor Borrower will assume all remaining obligations.

 

(v) Forms of all documents necessary to release the Mortgaged Property from the Liens created by the Security Instrument and related UCC financing statements (collectively, “ Release Instruments ”), each in appropriate form required by the Property Jurisdiction.

 

(vi) Any other opinions, certificates, documents or instruments that Lender may reasonably request.

 

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(g) Borrower will deliver to Lender, on or prior to the Defeasance Closing Date, each of the following:

 

(i) The Defeasance Collateral, which meets all of the following requirements:

 

(A) It is owned by Borrower, free and clear of all Liens and claims of third-parties.

 

(B) It is in an amount sufficient to provide for (1) redemption payments to occur prior, but as close as possible, to all successive Installment Due Dates occurring under the Note after the Defeasance Closing Date, and (2) delivery of redemption proceeds at least equal to the amount of principal and interest due on the Note on each Installment Due Date including full payment due on the Note on the Maturity Date (“ Scheduled Debt Payments ”).

 

(C) All redemption payments received from the Defeasance Collateral will be paid directly to Lender to be applied on account of the Scheduled Debt Payments occurring after the Defeasance Closing Date.

 

(D) The pledge of the Defeasance Collateral will be effected through the book-entry facilities of a qualified securities intermediary designated by Lender in conformity with all applicable laws.

 

(ii) All accrued and unpaid interest and all other sums due under the Note, this Loan Agreement and under the other Loan Documents, including all amounts due under Section 11.12(i), up to the Defeasance Closing Date.

 

(h) Reserved.

 

(i) Borrower will pay all reasonable costs and expenses incurred by Lender in connection with the Defeasance in full on or prior to the Defeasance Closing Date, which payment is required prior to Lender’s issuance of the Release Instruments and whether or not Defeasance is completed. Such expenses include all fees, costs and expenses incurred by Lender and its agents in connection with the Defeasance (including Attorneys’ Fees and Costs for the review and preparation of the Pledge Agreement and of the other materials described in this Loan Agreement and any related documentation, Rating Agencies’ fees, or other costs related to the Defeasance).

 

Lender reserves the right to require that Borrower post a deposit to cover costs which Lender reasonably anticipates that Lender will incur in connection with the Defeasance.

 

(j) No Transfer Fee will be payable to Lender upon a Defeasance made in accordance with this Section 11.12.

 

(k) Reserved.

 

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11.13 Lender’s Rights to Sell or Securitize. Borrower acknowledges that Lender, and each successor to Lender’s interest, may (without prior Notice to Borrower or Borrower’s prior consent), sell or grant participations in the Loan (or any part of the Loan), sell or subcontract the servicing rights related to the Loan, securitize the Loan or place the Loan in a trust. Borrower agrees to cooperate with all reasonable requests of Lender in connection with any of the foregoing including taking the following actions:

 

(a) Executing any financing statements or other documents deemed necessary by Lender or its transferee to create, perfect or preserve the rights and interest to be acquired by such transferee.

 

(b) Delivering revised organizational documents, counsel opinions, and executed amendments to the Loan Documents satisfactory to the Rating Agencies.

 

(c) Providing updated financial information with appropriate verification through auditors’ letters, if required by Lender. (If Lender requires that Borrower’s updated financial information be accompanied by appropriate verification through auditors’ letters, then Lender will reimburse Borrower for the costs which Borrower reasonably incurs in connection with obtaining such auditors’ letters.)

 

(d) Providing updated information on all litigation proceedings affecting Borrower or any Borrower Principal as required in Section 6.16.

 

(e) Reviewing information contained in any Disclosure Document and providing a mortgagor estoppel certificate, written confirmation of Borrower’s indemnification obligations under this Loan Agreement, and such other information about Borrower, any SPE Equity Owner, any Guarantor, any Property Manager or the Mortgaged Property as Lender may require for Lender’s offering materials.

 

11.14 Cooperation with Rating Agencies and Investors. Borrower covenants and agrees that if Lender decides to include the Loan as an asset of a Secondary Market Transaction, Borrower will do all of the following:

 

(a) At Lender’s request, meet with representatives of the Rating Agencies and/or investors to discuss the business and operations of the Mortgaged Property.

 

(b) Permit Lender or its representatives to provide related information to the Rating Agencies and/or investors.

 

(c) Cooperate with the reasonable requests of the Rating Agencies and/or investors in connection with all of the foregoing.

 

11.15 Letter of Credit Requirements.

 

(a) Any Letter of Credit required under this Loan Agreement must satisfy the following conditions:

 

(i) It must be a clean, irrevocable, unconditional standby letter of credit.

 

(ii) It must name Lender as the sole beneficiary and permit Lender to assign the Letter of Credit without further consent from Issuer.

 

(iii) It must have an initial term of not less than 12 months.

 

(iv) It must be in the form required by Lender.

 

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(v) It must provide that it may be drawn on by Lender or Loan Servicer, in whole or in part, by presentation to Issuer of a sight draft without any other restrictions on the right to draw.

 

(vi) It must be issued by an Issuer meeting Lender’s requirements, which Issuer (i) must be an Eligible Institution, and (ii) may not, unless Lender agrees in writing, be an affiliate of Borrower or Lender.

 

(vii) It must be obtained on behalf of Borrower by a Person other than Borrower’s general partners or managing members if Borrower is a general or limited partnership or limited liability company. Neither Borrower nor the general partners or managing members, if applicable, may have any liability or other obligations under any reimbursement agreement with respect to the Letter of Credit.

 

(viii) It may not be secured by a lien on all or any part of the Mortgaged Property or related Personalty.

 

(ix) When delivered to Lender, it must be accompanied by an opinion acceptable to Lender in Lender’s Discretion issued by counsel to the Issuer that includes opinions as to Issuer’s power and authority to issue the Letter of Credit and the enforceability of the Letter of Credit against Issuer and an updated nonconsolidation opinion with regard to any such Letter of Credit in form and substance satisfactory to Lender.

 

(b) If at any time the Issuer of a Letter of Credit held by Lender ceases to be an Eligible Institution, Lender will have the right to immediately draw down the Letter of Credit in full and hold the Proceeds in an escrow account in accordance with the terms of this Loan Agreement.

 

(c) Each Letter of Credit held by Lender pursuant to this Loan Agreement provides additional collateral for the Indebtedness in addition to the lien of the Security Instrument.

 

11.16 Reserved.

 

11.17 Reserved.

 

11.18 Reserved.

 

11.19 State Specific Provisions. Reserved.

 

11.20 Time is of the Essence. Time is of the essence with respect to each covenant of this Loan Agreement.

 

ARTICLE XII DEFINITIONS.

 

The following terms, when used in this Loan Agreement (including when used in the recitals), will have the following meanings:

 

“Affiliate” of any Person means:

 

(i) Any other individual or entity that is, directly or indirectly, one of the following:

 

(A) In Control of the applicable Person.

 

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(B) Under the Control of the applicable Person.

 

(C) Under common Control with the applicable Person.

 

(ii) Any individual that is a director or officer of the applicable Person.

 

(iii) Any individual that is a director or officer of any entity described in clause (i) of this definition.

 

Approved Seller/Servicer ” is defined in Section 11.11(b).

 

Assignment of Management Agreement ” means the Assignment of Management Agreement and Subordination of Management Fees, dated the same date as this Loan Agreement, among Borrower, Lender and Property Manager, including all schedules, riders, allonges and addenda, as such Assignment of Management Agreement may be amended from time to time, and any future Assignment of Management Agreement and Subordination of Management Fees executed in accordance with Section 6.09(d).

 

Attorneys’ Fees and Costs ” means: (i) fees and out of pocket costs of Lender’s and Loan Servicer’s attorneys, as applicable, including costs of Lender’s and Loan Servicer’s in-house counsel, support staff costs, costs of preparing for litigation, computerized research, telephone and facsimile transmission expenses, mileage, deposition costs, postage, duplicating, process service, videotaping and similar costs and expenses; (ii) costs and fees of expert witnesses, including appraisers; (iii) investigatory fees; and (iv) costs for any opinion required by Lender pursuant to the terms of the Loan Documents.

 

Bankruptcy Code ” means the United States Bankruptcy Code, 11 U.S.C. Section 101 et seq., as amended from time to time.

 

Borrower ” means all Persons identified as “Borrower” in the first paragraph of this Loan Agreement, together with their successors and assigns.

 

Borrower Information ” is defined in Section 10.02(d).

 

Borrower Principal ” means any of the following:

 

(i) Any general partner of Borrower (if Borrower is a partnership).

 

(ii) Any manager or managing member of Borrower (if Borrower is a limited liability company).

 

(iii) Any Person (limited partner, member or shareholder) with a collective direct or indirect equity interest in Borrower equal to or greater than 25%.

 

(iv) Any Guarantor of all or any portion of the Loan or of any obligations of Borrower under the Loan Documents.

 

Borrower Proof of Loss Threshold ” means $193,000.00.

 

Borrower Proof of Loss Maximum ” means $772,000.00.

 

Business Day ” means any day other than a Saturday, a Sunday, or any other day on which Lender or the national banking associations are not open for business.

 

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Cap Agreement ” means any interest rate cap agreement, interest rate swap agreement or other interest rate-hedging contract or agreement, in a form acceptable to Lender, obtained by Borrower from a Cap Provider as a requirement of any Loan Document or as a condition of Lender’s making the Loan.

 

Cap Collateral ” means all of the following:

 

(i) The Cap Agreement.

 

(ii) The Cap Payments.

 

(iii) All rights of Borrower under any Cap Agreement and all rights of Borrower to all Cap Payments, including contract rights and general intangibles, whether existing now or arising after the date of this Loan Agreement.

 

(iv) All rights, liens and security interests or guaranties granted by a Cap Provider or any other Person to secure or guaranty payment of any Cap Payments whether existing now or granted after the date of this Loan Agreement.

 

(v) All documents, writings, books, files, records and other documents arising from or relating to any of the foregoing, whether existing now or created after the date of this Loan Agreement.

 

(vi) All cash and non-cash proceeds and products of (ii) through (v) of this definition.

 

Cap Payment(s) ” means any and all monies payable pursuant to any Cap Agreement by a Cap Provider.

 

Cap Provider” means the third-party financial institution approved by Lender that is the counterparty under any Cap Agreement or Replacement Cap Agreement.

 

Capital Replacement ” means the replacement of those items listed on Exhibit F .

 

Capped Interest Rate ” is defined in the Note, if applicable.

 

Claim ” is defined in Section 10.02(f).

 

Clean Site Assessment ” is defined in Section 7.05(b)(i).

 

Closing Date ” means the date on which Lender disburses the proceeds of the Loan to or for the account of Borrower.

 

Commitment Letter ” means the fully executed commitment letter or early rate lock application between Lender and Borrower issued in connection with the Loan, as such document may have been modified, amended or extended.

 

Completion Date ” means, with respect to any Repair, the date specified for that Repair in the Repair Schedule of Work (Exhibit C), as such date may be extended.

 

Condemnation ” is defined in Section 6.11(a).

 

Control ” means to possess, directly or indirectly, the power to direct or cause the direction of the management or policies of a Person, whether through the ownership of voting securities, by contract or otherwise, including the power to elect a majority of the directors or trustees of a corporation or trust, as the case may be.

 

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Corporate Lease ” means a Lease for one or more residential units under which one entity will rent all such units from Borrower and will have the right to sublease such units to individual subtenants.

 

Cut-off Date ” is defined in the Note, if applicable.

 

Default Rate ” is defined in the Note.

 

Defeasance ” is defined in Section 11.12.

 

Defeasance Closing Date ” is defined in Section 11.12(b).

 

Defeasance Collateral ” means: (i) a Freddie Mac Debt Security, (ii) a Fannie Mae Debt Security, (iii) U.S. Treasury Obligations, or (iv) FHLB Obligations.

 

Defeasance Fee ” is defined in Section 11.12(c).

 

Defeasance Notice ” is defined in Section 11.12(b).

 

Defeasance Period ” is defined in the Note, if applicable.

 

Designated Entity for Transfers ” means each entity so identified in Exhibit I , and that entity’s successors and permitted assigns.

 

Disclosure Document ” is defined in Section 11.08.

 

Eligible Account ” means an identifiable account which is separate from all other funds held by the holding institution that is either (i) an account or accounts maintained with the corporate trust department of a federal or state-chartered depository institution or trust company which complies with the definition of Eligible Institution, or (ii) a segregated trust account or accounts maintained with the corporate trust department of a federal or state chartered depository institution or trust company acting in its fiduciary capacity which, in the case of a state chartered depository institution or trust company is subject to regulations substantially similar to 12 C.F.R. §9.10(b), having in either case a combined capital and surplus of at least $50,000,000 and subject to supervision or examination by federal and state authority. An Eligible Account will not be evidenced by a certificate of deposit, passbook or other instrument.

 

Eligible Institution ” means a federal or state chartered depository institution or trust company insured by the Federal Deposit Insurance Corporation, the short term unsecured debt obligations or commercial paper of which are rated at least A-1 by Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., P-1 by Moody’s Investors Service, Inc. and F-3 by Fitch, Inc. in the case of accounts in which funds are held for 30 days or less or, in the case of letters of credit or accounts in which funds are held for more than 30 days, the long term unsecured debt obligations of which are rated at least “A” by Fitch, Inc. and Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., and “A2” by Moody’s Investors Service, Inc. If at any time an Eligible Institution does not meet the required rating, the Loan Servicer must move the Eligible Account within 30 days of such event to an appropriately rated Eligible Institution.

 

Environmental Inspections ” is defined in Section 6.12(e).

 

Environmental Permit ” means any permit, license, or other authorization issued under any Hazardous Materials Law with respect to any activities or businesses conducted on or in relation to the Mortgaged Property.

 

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ERISA ” means the Employee Retirement Income Security Act of 1974, as amended.

 

Event of Default ” means the occurrence of any event listed in Section 9.01.

 

“Extension Period” is defined in the Note, if applicable.

 

Fannie Mae Debt Security ” means any non-callable bond, debenture, note, or other similar debt obligation issued by the Federal National Mortgage Association.

 

FHLB Obligations ” mean direct, non-callable and non-redeemable securities issued, or fully insured as to payment, by the Federal Home Loan Bank.

 

Fixtures ” means all property owned by Borrower which is attached to the Land or the Improvements so as to constitute a fixture under applicable law, including: machinery, equipment, engines, boilers, incinerators and installed building materials; systems and equipment for the purpose of supplying or distributing heating, cooling, electricity, gas, water, air or light; antennas, cable, wiring and conduits used in connection with radio, television, security, fire prevention or fire detection or otherwise used to carry electronic signals; telephone systems and equipment; elevators and related machinery and equipment; fire detection, prevention and extinguishing systems and apparatus; security and access control systems and apparatus; plumbing systems; water heaters, ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances; light fixtures, awnings, storm windows and storm doors; pictures, screens, blinds, shades, curtains and curtain rods; mirrors; cabinets, paneling, rugs and floor and wall coverings; fences, trees and plants; swimming pools; and exercise equipment.

 

Freddie Mac ” means the Federal Home Loan Mortgage Corporation.

 

Freddie Mac Debt Security ” means any non-callable bond, debenture, note, or other similar debt obligation issued by Freddie Mac.

 

Freddie Mac Web Site ” means the web site of Freddie Mac, located at www.freddiemac.com.

 

GAAP ” means generally accepted accounting principles.

 

Governmental Authority ” means any board, commission, department, agency or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Mortgaged Property, or the use, operation or improvement of the Mortgaged Property, or over Borrower.

 

Guarantor ” means the Person(s) required by Lender to guaranty all or a portion of Borrower’s obligations under the Loan Documents, as set forth in the Guaranty. The required Guarantors as of the date of this Loan Agreement are set forth in Exhibit I .

 

Guaranty ” means the Guaranty executed by Guarantor and/or any replacement or supplemental guaranty executed pursuant to the terms of this Loan Agreement.

 

Hazardous Materials ” means petroleum and petroleum products and compounds containing them, including gasoline, diesel fuel and oil; explosives; flammable materials; radioactive materials; polychlorinated biphenyls (PCBs) and compounds containing them; lead and lead-based paint; asbestos or asbestos containing materials in any form that is or could become friable; underground or above-ground storage tanks, whether empty or containing any substance; any substance the presence of which on the Mortgaged Property is prohibited by any Governmental Authority; any substance that requires special handling and any other material or substance now or in the future that (i) is defined as a “hazardous substance,” “hazardous material,” “hazardous waste,” “toxic substance,” “toxic pollutant,” “contaminant,” or “pollutant” by or within the meaning of any Hazardous Materials Law, or (ii) is regulated in any way by or within the meaning of any Hazardous Materials Law.

 

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Hazardous Materials Law ” and “ Hazardous Materials Laws ” means any and all federal, state and local laws, ordinances, regulations and standards, rules, policies and other governmental requirements, administrative rulings and court judgments and decrees in effect now or in the future, including all amendments, that relate to Hazardous Materials or the protection of human health or the environment and apply to Borrower or to the Mortgaged Property. Hazardous Materials Laws include the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601, et seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Section 6901, et seq., the Toxic Substance Control Act, 15 U.S.C. Section 2601, et seq., the Clean Water Act, 33 U.S.C. Section 1251, et seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Section 5101 et seq., and their state analogs.

 

HVAC System ” is defined in Section 6.10(a)(v).

 

Immediate Family Members ” means a Person’s spouse, parent, child (including stepchild), grandchild (including step-grandchild) or sibling.

 

Imposition Reserve Deposits ” is defined in Section 4.02(a).

 

Impositions ” is defined in Section 4.02(a).

 

Improvements ” means the buildings, structures and improvements now constructed or at any time in the future constructed or placed upon the Land, including any future alterations, replacements and additions.

 

Indebtedness ” means the principal of, interest at the fixed or variable rate set forth in the Note on, and all other amounts due at any time under, the Note, this Loan Agreement or any other Loan Document, including prepayment premiums, late charges, default interest, and advances as provided in Section 9.02 to protect the security of the Security Instrument.

 

Indemnified Party/ies ” is defined in Section 10.02(d).

 

Indemnitees ” is defined in Section 10.02(a).

 

“Installment Due Date” is defined in the Note.

 

Insurance ” means Property Insurance, liability insurance and all other insurance that Lender requires Borrower to maintain pursuant to this Loan Agreement.

 

Intercreditor Agreement ” is defined in Section 11.11(b).

 

Investor Interest Transfer ” is defined in Section 7.03(d)(vi).

 

Investor Interests ” is defined in Section 7.03(d)(vi).

 

“Issuer” means the issuer of any Letter of Credit.

 

Issuer Group ” is defined in Section 10.02(d).

 

Issuer Person ” is defined in Section 10.02(d).

 

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Land ” means the land described in Exhibit A .

 

Leases ” means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Mortgaged Property, or any portion of the Mortgaged Property (including proprietary leases or occupancy agreements if Borrower is a cooperative housing corporation), and all modifications, extensions or renewals.

 

Lender ” means the entity identified as “Lender” in the first paragraph of this Loan Agreement, or any subsequent holder of the Note.

 

Lender’s Discretion ” means Lender’s reasonable discretion unless otherwise set forth in this Loan Agreement.

 

Letter of Credit ” means any letter of credit required under the terms of this Loan Agreement or any other Loan Document.

 

LIBOR Index Rate ” is defined in the Note, if applicable.

 

Lien ” means any mortgage, deed of trust, deed to secure debt, security interest or other lien or encumbrance on the Mortgaged Property.

 

Loan ” is defined on Page 1 of this Loan Agreement.

 

Loan Agreement ” means this Multifamily Loan and Security Agreement.

 

Loan Application ” is defined in Section 5.16(a).

 

Loan Documents ” means the Note, the Security Instrument, this Loan Agreement, all guaranties, all indemnity agreements, all collateral agreements, UCC filings, O&M Programs, the MMP and any other documents now or in the future executed by Borrower, any Guarantor or any other Person in connection with the Loan evidenced by the Note, as such documents may be amended from time to time.

 

Loan Servicer ” means the entity that from time to time is designated by Lender to collect payments and deposits and receive Notices under the Note, the Security Instrument, this Loan Agreement and any other Loan Document, and otherwise to service the Loan evidenced by the Note for the benefit of Lender.

 

Lockout Period, ” if applicable, is defined in the Note.

 

Major Building System” means one that is integral to the Improvements, providing basic services to the tenants and other occupants of the Improvements including:

 

· Electrical (electrical lines or power upgrades, excluding fixture replacement).
· HVAC (central and unit systems, excluding replacement of in kind unit systems).
· Plumbing (supply and waste lines, excluding fixture replacement).
· Structural (foundation, framing, and all building support elements).

 

Manager or Managers ” means a Person who is named or designated as a manager or managing member or otherwise acts in the capacity of a manager or managing member of a limited liability company in a limited liability company agreement or similar instrument under which the limited liability company is formed or operated.

 

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Margin ” is defined in the Note, if applicable.

 

Material Adverse Effect ” means a significant detrimental effect on: (i) the Mortgaged Property, (ii) the business, prospects, profits, operations or condition (financial or otherwise) of Borrower, (iii) the enforceability, validity, perfection or priority of the Lien of any Loan Document, or (iv) the ability of Borrower to perform any obligations under any Loan Document.

 

Maturity Date ” means the Scheduled Maturity Date, as defined in the Note.

 

Maximum Combined LTV ” means 70%.

 

Minimum DSCR ” means, with respect to a Supplemental Loan, (i) if the Senior Indebtedness bears interest at a fixed rate, 1.25:1, or (ii) if the Senior Indebtedness bears interest at a floating rate, 1.10:1.

 

Minimum Occupancy ” means 85% of units at the Mortgaged Property with leases that comply with Section 5.11, Section 6.09(e)(v)(E), and Section 6.15.

 

MMP ” means a moisture management plan to control water intrusion and prevent the development of Mold or moisture at the Mortgaged Property throughout the term of this Loan Agreement.

 

Modified Non-Residential Lease ” means an extension or modification of any Non-Residential Lease, which Non-Residential Lease was in existence as of the date of this Loan Agreement.

 

Mold ” means mold, fungus, microbial contamination or pathogenic organisms.

 

Mortgaged Property ” means all of Borrower’s present and future right, title and interest in and to all of the following:

 

(i) The Land, or, if Borrower’s interest in the Land is pursuant to a Ground Lease, the Ground Lease and the Leasehold Estate.

 

(ii) The Improvements.

 

(iii) The Fixtures.

 

(iv) The Personalty.

 

(v) All current and future rights, including air rights, development rights, zoning rights and other similar rights or interests, easements, tenements, rights of way, strips and gores of land, streets, alleys, roads, sewer rights, waters, watercourses and appurtenances related to or benefiting the Land or the Improvements, or both, and all rights-of-way, streets, alleys and roads which may have been or may in the future be vacated.

 

(vi) All proceeds paid or to be paid by any insurer of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, whether or not Borrower obtained the Insurance pursuant to Lender’s requirement.

 

(vii) All awards, payments and other compensation made or to be made by any municipal, state or federal authority with respect to the Land or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, including any awards or settlements resulting from Condemnation proceedings or the total or partial taking of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property under the power of eminent domain or otherwise and including any conveyance in lieu thereof.

 

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(viii) All contracts, options and other agreements for the sale of the Land, or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property entered into by Borrower now or in the future, including cash or securities deposited to secure performance by parties of their obligations.

 

(ix) All proceeds from the conversion, voluntary or involuntary, of any of the items described in items (i) through (viii) of this definition, into cash or liquidated claims, and the right to collect such proceeds.

 

(x) All Rents and Leases.

 

(xi) All earnings, royalties, accounts receivable, issues and profits from the Land, the Improvements or any other part of the Mortgaged Property, and all undisbursed proceeds of the Loan.

 

(xii) All Imposition Reserve Deposits.

 

(xiii) All refunds or rebates of Impositions by any Governmental Authority or insurance company (other than refunds applicable to periods before the real property tax year in which this Loan Agreement is dated).

 

(xiv) All tenant security deposits which have not been forfeited by any tenant under any Lease and any bond or other security in lieu of such deposits.

 

(xv) All names under or by which any of the Mortgaged Property may be operated or known, and all trademarks, trade names and goodwill relating to any of the Mortgaged Property.

 

(xvi) If required by the terms of Section 4.05 or elsewhere in this Loan Agreement, all rights under any Letter of Credit and the Proceeds, as such Proceeds may increase or decrease from time to time.

 

(xvii) If the Note provides for interest to accrue at a floating or variable rate and there is a Cap Agreement, the Cap Collateral.

 

(xviii) through (xxv) are Reserved.

 

New Non-Residential Lease ” is any Non-Residential Lease not in existence as of the date of this Loan Agreement.

 

Non-Residential Lease ” is a Lease of a portion of the Mortgaged Property to be used for non-residential purposes.

 

Note ” means the Multifamily Note (including any Amended and Restated Note, Consolidated, Amended and Restated Note, or Extended and Restated Note) executed by Borrower in favor of Lender and dated as of the date of this Loan Agreement, including all schedules, riders, allonges and addenda, as such Multifamily Note may be amended, modified and/or restated from time to time.

 

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Notice ” or “ Notices ” means all notices, demands and other communication required under the Loan Documents, provided in accordance with the requirements of Section 11.03.

 

O&M Program ” is defined in Section 6.12(c) and consists of the following: Asbestos.

 

Person means any natural person, sole proprietorship, corporation, general partnership, limited partnership, limited liability company, limited liability partnership, limited liability limited partnership, joint venture, association, joint stock company, bank, trust, estate, unincorporated organization, any federal, state, county or municipal government (or any agency or political subdivision thereof), endowment fund or any other form of entity.

 

Personalty ” means all of the following:

 

(i) Accounts (including deposit accounts) of Borrower related to the Mortgaged Property.

 

(ii) Equipment and inventory owned by Borrower, which are used now or in the future in connection with the ownership, management or operation of the Land or Improvements or are located on the Land or Improvements, including furniture, furnishings, machinery, building materials, goods, supplies, tools, books, records (whether in written or electronic form) and computer equipment (hardware and software).

 

(iii) Other tangible personal property owned by Borrower which is used now or in the future in connection with the ownership, management or operation of the Land or Improvements or is located on the Land or in the Improvements, including ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances (other than Fixtures).

 

(iv) Any operating agreements relating to the Land or the Improvements.

 

(v) Any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land or the Improvements.

 

(vi) All other intangible property, general intangibles and rights relating to the operation of, or used in connection with, the Land or the Improvements, including all governmental permits relating to any activities on the Land and including subsidy or similar payments received from any sources, including a Governmental Authority.

 

(vii) Any rights of Borrower in or under any Letter of Credit.

 

Pledge Agreement ” is defined in Section 11.12(f)(iii).

 

Preapproved Intrafamily Transfer ” is defined in Section 7.04.

 

Prepayment Premium Period ” is defined in the Note.

 

Prior Lien ” means a pre-existing mortgage, deed of trust or other Lien encumbering the Mortgaged Property.

 

Proceeding ” means, whether voluntary or involuntary, any case, proceeding or other action against Borrower or any SPE Equity Owner under any existing or future law of any jurisdiction relating to bankruptcy, insolvency, reorganization or relief of debtors.

 

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Proceeds ” means the cash obtained by a draw on a Letter of Credit.

 

Prohibited Activity or Condition ” means each of the following:

 

(i) The presence, use, generation, release, treatment, processing, storage (including storage in above-ground and underground storage tanks), handling or disposal of any Hazardous Materials on or under the Mortgaged Property.

 

(ii) The transportation of any Hazardous Materials to, from or across the Mortgaged Property.

 

(iii) Any occurrence or condition on the Mortgaged Property, which occurrence or condition is or may be in violation of Hazardous Materials Laws.

 

(iv) Any violation of or noncompliance with the terms of any Environmental Permit with respect to the Mortgaged Property.

 

(v) Any violation or noncompliance with the terms of any O&M Program.

 

However, the term “Prohibited Activity or Condition” expressly excludes lawful conditions permitted by an O&M Program or the safe and lawful use and storage of quantities of: (i) pre-packaged supplies, cleaning materials and petroleum products customarily used in the operation and maintenance of comparable multifamily properties, (ii) cleaning materials, personal grooming items and other items sold in pre-packaged containers for consumer use and used by tenants and occupants of residential dwelling units in the Mortgaged Property, and (iii) petroleum products used in the operation and maintenance of motor vehicles from time to time located on the Mortgaged Property’s parking areas, so long as all of the foregoing are used, stored, handled, transported and disposed of in compliance with Hazardous Materials Laws.

 

Property Improvement Alterations ” means alterations and additions to the Improvements existing at or upon the Mortgaged Property as of the date of this Loan Agreement, which are being made to renovate or upgrade the Mortgaged Property and are not otherwise permitted under Section 6.09(e). Repairs, Capital Replacements, Restoration or other work required to be performed at the Mortgaged Property pursuant to Sections 6.10 or 6.11 will not constitute Property Improvement Alterations.

 

Property Improvement Notice ” means a Notice to Lender that Borrower intends to begin the Property Improvement Alterations identified in the Property Improvement Notice.

 

“Property Improvement Total Amount” means the aggregate of $11,540,000 during the term of the Mortgage.

 

Property Insurance ” is defined in Section 6.10(a).

 

Property Jurisdiction ” means the jurisdiction in which the Land is located.

 

Property Manager ” means Carroll Management Group, LLC, a Georgia limited liability company, or another residential rental property manager which is approved by Lender in writing.

 

Property Seller ” is defined in Section 5.24.

 

Public Fund/REIT Securities ” is defined in Section 7.03(c).

 

Rate Cap Agreement Reserve Fund means the account established pursuant to Section 4.07, if applicable, to pay for the cost of a Replacement Cap Agreement.

 

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Rating Agencies ” means Fitch, Inc., Moody’s Investors Service, Inc., or Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., or any successor entity of the foregoing, or any other nationally recognized statistical rating organization.

 

Release Instruments ” is defined in Section 11.12(f).

 

Remedial Work ” is defined in Section 6.12(f).

 

Rent(s) ” means all rents (whether from residential or non-residential space), revenues and other income of the Land or the Improvements, parking fees, laundry and vending machine income and fees and charges for food, health care and other services provided at the Mortgaged Property, whether now due, past due or to become due, and deposits forfeited by tenants, and, if Borrower is a cooperative housing corporation or association, maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements, whether now due, past due or to become due.

 

Rent Schedule ” means a written schedule for the Mortgaged Property showing the name of each tenant, and for each tenant, the space occupied, the lease expiration date, the rent payable for the current month, the date through which rent has been paid, and any related information requested by Lender.

 

Repairs ” means the repairs to be made to the Mortgaged Property, as described on the Repair Schedule of Work (Exhibit C) or as otherwise required by Lender in accordance with this Loan Agreement.

 

Replacement Cap Agreement ” means any Cap Agreement satisfying the provisions of this Loan Agreement, using documentation approved by Lender, and purchased by Borrower to replace any initial Cap Agreement or subsequent Cap Agreement.

 

Replacement Cost ” means the estimated replacement cost of the Improvements, Fixtures, and Personalty (or, when used in reference to a property that is not the Mortgaged Property, all improvements, fixtures, and personalty located on such property), excluding any deduction for depreciation, all as determined annually by Borrower using customary methodology and sources of information acceptable to Lender in Lender’s Discretion. Replacement Cost will not include the cost to reconstruct foundations or site improvements, such as driveways, parking lots, sidewalks, and landscaping.

 

Reserve Fund ” means each account established for Imposition Reserve Deposits, the Replacement Reserve Fund, the Repair Reserve Fund (if any), the Rate Cap Agreement Reserve Fund (if any), the Rental Achievement Reserve Fund (if any), and any other account established pursuant to Article IV of this Loan Agreement.

 

Restoration ” is defined in Section 6.10(j)(i).

 

Scheduled Debt Payments ” is defined in Section 11.12(g)(i)(B).

 

Secondary Market Transaction” means: (i) any sale or assignment of this Loan Agreement, the Note and the other Loan Documents to one or more investors as a whole loan, (ii) a participation of the Loan to one or more investors, (iii) any deposit of this Loan Agreement, the Note and the other Loan Documents with a trust or other entity which may sell certificates or other instruments to investors evidencing an ownership interest in the assets of such trust or other entity, or (iv) any other sale, assignment or transfer of the Loan or any interest in the Loan to one or more investors.

 

Securitization ” means when the Note or any portion of the Note is assigned to a REMIC or grantor trust.

 

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“Securitization Indemnification” is defined in Section 10.02(d).

 

Security Instrument ” means the mortgage, deed of trust, deed to secure debt or other similar security instrument encumbering the Mortgaged Property and securing Borrower’s performance of its Loan obligations, including Borrower’s obligations under the Note and this Loan Agreement (including any Amended and Restated Security Instrument, Consolidation, Modification and Extension Agreement, Extension and Modification Agreement or similar agreement or instrument amending and restating existing security instruments).

 

Senior Indebtedness ” means, for a Supplemental Loan, if any, the Indebtedness evidenced by each Senior Note and secured by each Senior Instrument for the benefit of each Senior Lender.

 

Senior Instrument ” – Not applicable.

 

Senior Lender ” means each holder of a Senior Note.

 

Senior Loan Documents ” means, for a Supplemental Loan, if any, all documents relating to each loan evidenced by a Senior Note.

 

Senior Note ” means, for a Supplemental Loan, if any, each Multifamily Note secured by a Senior Instrument.

 

Servicing Arrangement ” is defined in Section 11.06(b).

 

Single Purpose Entity ” is defined in Section 6.13(a).

 

Site Assessment ” means an environmental assessment report for the Mortgaged Property prepared at Borrower’s expense by a qualified environmental consultant engaged by Borrower, or by Lender on behalf of Borrower, and approved by Lender, and in a manner reasonably satisfactory to Lender, based upon an investigation relating to and making appropriate inquiries to evaluate the risks associated with Mold and any existence of Hazardous Materials on or about the Mortgaged Property, and the past or present discharge, disposal, release or escape of any such substances, all consistent with the most current version of the ASTM 1527 standard (or any successor standard published by ASTM) and good customary and commercial practice.

 

SPE Equity Owner ” is not applicable. Borrower will not be required to maintain an SPE Equity Owner in its organizational structure during the term of the Loan and all references to SPE Equity Owner in this Loan Agreement and in the Note will be of no force or effect.

 

Successor Borrower ” is defined in Section 11.12(b).

 

Supplemental Indebtedness ” the Indebtedness evidenced by the Supplemental Note(s) and secured by the Supplemental Instrument(s) for the benefit of Supplemental Lender(s), if any.

 

Supplemental Instrument ” means, for each Supplemental Loan (whether one or more), if any, the Security Instrument executed to secure the Supplemental Note for that Supplemental Loan.

 

Supplemental Lender ” means, for each Supplemental Loan (whether one or more), if any, the lender named in the Supplemental Instrument for that Supplemental Loan and its successors and/or assigns.

 

Supplemental Loan ” means any loan that is subordinate to the Senior Indebtedness.

 

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Supplemental Loan Documents ” means, for each Supplemental Loan (whether one or more), if any, all documents relating to the loan evidenced by the Supplemental Note for that Supplemental Loan.

 

Supplemental Mortgage Product ” is defined in Section 11.11(a).

 

Supplemental Note ” means, for each Supplemental Loan (whether one or more), if any, the Multifamily Note secured by the Supplemental Instrument for that Supplemental Loan.

 

Tax Code ” means the Internal Revenue Code of the United States, 26 U.S.C. Section 1 et seq., as amended from time to time.

 

Taxes ” means all taxes, assessments, vault rentals and other charges, if any, whether general, special or otherwise, including all assessments for schools, public betterments and general or local improvements, which are levied, assessed or imposed by any public authority or quasi-public authority, and which, if not paid, will become a Lien on the Land or the Improvements.

 

“Total Insurable Value” means the sum of the Replacement Cost, business income/rental value Insurance and the value of any business personal property.

 

Transfer ” means any of the following:

 

(i) A sale, assignment, transfer or other disposition or divestment of any interest in Borrower, a Designated Entity for Transfers, or the Mortgaged Property (whether voluntary, involuntary or by operation of law).

 

(ii) The granting, creating or attachment of a Lien, encumbrance or security interest (whether voluntary, involuntary or by operation of law).

 

(iii) The issuance or other creation of an ownership interest in a legal entity, including a partnership interest, interest in a limited liability company or corporate stock.

 

(iv) The withdrawal, retirement, removal or involuntary resignation of a partner in a partnership or a member or Manager in a limited liability company.

 

(v) The merger, dissolution, liquidation, or consolidation of a legal entity or the reconstitution of one type of legal entity into another type of legal entity.

 

(vi) A change of the Guarantor.

 

For purposes of defining the term “Transfer,” the term “partnership” means a general partnership, a limited partnership, a joint venture, a limited liability partnership, or a limited liability limited partnership and the term “partner” means a general partner, a limited partner, or a joint venturer.

 

“Transfer” does not include any of the following:

 

(i) A conveyance of the Mortgaged Property at a judicial or non-judicial foreclosure sale under the Security Instrument.

 

(ii) The Mortgaged Property becoming part of a bankruptcy estate by operation of law under the Bankruptcy Code.

 

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(iii) The filing or recording of a Lien against the Mortgaged Property for local taxes and/or assessments not then due and payable.

 

Transfer and Assumption Agreement ” is defined in Section 11.12(f)(iv).

 

Transfer Fee ” means a fee paid when the Transfer is completed. Unless otherwise specified, the Transfer Fee will be equal to the lesser of the following:

 

(i) 1% of the outstanding principal balance of the Indebtedness as of the date of the Transfer.

 

(ii) $250,000.

 

Transfer Processing Fee ” means a nonrefundable fee of $15,000 for Lender’s review of a proposed or completed Transfer.

 

U.S. Treasury Obligations ” means direct, non-callable and non-redeemable securities issued, or fully insured as to payment, by the United States of America.

 

UCC Collateral ” is defined in Section 3.03.

 

Underwriter Group ” is defined in Section 10.02(d).

 

Uniform Commercial Code ” means the Uniform Commercial Code as promulgated in the applicable jurisdiction.

 

Windstorm Coverage ” is defined in Section 6.10(a)(iv).

 

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ARTICLE XIII INCORPORATION OF ATTACHED RIDERS.

 

The Riders listed on Page ii are attached to and incorporated into this Loan Agreement.

 

ARTICLE XIV INCORPORATION OF ATTACHED EXHIBITS.

 

The following Exhibits, if marked with an “X” in the space provided, are attached to this Loan Agreement:

 

x   Exhibit A Description of the Land (required)
       
x   Exhibit B Modifications to Multifamily Loan and Security Agreement
       
x   Exhibit C Repair Schedule of Work
       
x   Exhibit D Repair Disbursement Request (required)
       
x   Exhibit E Work Commenced at Mortgaged Property
       
x   Exhibit F Capital Replacements (required)
       
x   Exhibit G Description of Ground Lease
       
x   Exhibit H Organizational Chart of Borrower as of the Closing Date (required)
       
x   Exhibit I Designated Entities for Transfers and Guarantor(s) (required)
       
x   Exhibit J Description of Release Parcel
       
¨   Exhibit K Reserved
       
¨   Exhibit L Reserved
       
¨   Exhibit M Reserved
       
¨   Exhibit N Reserved
       
x   Exhibit O Borrower’s Certificate of Property Improvement Alterations Completion (required)

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK;
SIGNATURES ON FOLLOWING PAGES

 

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  BORROWER:
   
  BR CARROLL PHILLIPS CREEK RANCH, LLC , a Delaware limited liability company
     
  By: /s/ Jordan Ruddy
    Jordan Ruddy
    Authorized Signatory

 

SIGNATURES CONTINUE ON FOLLOWING PAGE

 

Multifamily Loan and Security Agreement

Page  S- 1

 

 

  LENDER:
   
  CBRE CAPITAL MARKETS, INC. , a Texas corporation
     
  By: /s/ Marion S. Green
    Name: Marion S. Green
    Title: Vice President

 

Multifamily Loan and Security Agreement

Page  S- 2

 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

REPAIRS – NO REPAIR RESERVE ESTABLISHED

 

(Revised 5-1-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 4.03 is deleted and replaced with the following:

 

4.03 Repairs – No Repair Reserve Fund Established. No Repair Reserve Fund has been established. Borrower must commence and complete the Repairs as required pursuant to Section 6.14.

 

(a) Reporting Requirements; Completion . Prior to the applicable Completion Date, Borrower will deliver all of the following to Lender:

 

(i) Contractor’s Certificate . If required by Lender, a certificate signed by each major contractor and supplier of materials, as reasonably determined by Lender, engaged to provide labor or materials for the Repairs to the effect that such contractor or supplier has been paid in full for all work completed and that the portion of the Repairs provided by such contractor or supplier has been fully completed in accordance with the plans and specifications (if any) provided to it by Borrower and that such portion of the Repairs is in compliance with all applicable building codes and other rules and regulations promulgated by any applicable regulatory authority or Governmental Authority.

 

(ii) Borrower’s Certificate . A certificate signed by Borrower to the effect that the Repairs have been fully paid for and no claim exists against Borrower or against the Mortgaged Property out of which a lien based on furnishing labor or material exists or might ripen. Borrower may except from the certificate described in the preceding sentence any claim(s) that Borrower intends to contest, provided that any such claim is described in Borrower’s certificate. If required by Lender, Borrower also must certify to Lender that the Repairs are in compliance with all applicable building codes and zoning ordinances.

 

(iii) Engineer’s Certificate . If required by Lender, a certificate signed by the professional engineer employed by Lender to the effect that the Repairs have been completed in a good and workmanlike manner in compliance with the Repair Schedule of Work and all applicable building codes, zoning ordinances and other rules and regulations promulgated by applicable regulatory or Governmental Authority.

 

(iv) Other Certificates . Any other certificates of approval, acceptance or compliance required by Lender from any Governmental Authority having jurisdiction over the Mortgaged Property and the Repairs.

 

Rider to Multifamily Loan and Security Agreement

Repairs – No Repair Reserve Established

Page 1

 

  

(b) Right to Complete Repairs . If Borrower abandons or fails to proceed diligently with the Repairs or otherwise, or there exists an Event of Default under this Loan Agreement, Lender will have the right (but not the obligation) to enter upon the Mortgaged Property and take over and cause the completion of the Repairs. Any contracts entered into or indebtedness incurred upon the exercise of such right may be in the name of Borrower, and Lender is irrevocably appointed the attorney in fact of Borrower, such appointment being coupled with an interest, to enter into such contracts, incur such obligations, enforce any contracts or agreements made by or on behalf of Borrower (including the prosecution and defense of all actions and proceedings in connection with the Repairs and the payment, settlement, or compromise of all claims for materials and work performed in connection with the Repairs) and do any and all things necessary or proper to complete the Repairs including signing Borrower’s name to any contracts and documents as may be deemed necessary by Lender. In no event will Lender be required to expend its own funds to complete the Repairs, but Lender may, in Lender’s sole and absolute discretion, advance such funds. Any funds advanced will be added to the Indebtedness, secured by the Security Instrument and payable to Lender by Borrower in accordance with the provisions of the Loan Documents pertaining to the protection of Lender’s security and advances made by Lender.

 

(c) Completion of Repairs . Any acknowledgment by Lender of completion of any Repair in a manner satisfactory to Lender will not be deemed a certification by Lender that the Repair has been completed in accordance with applicable building, zoning or other codes, ordinances, statutes, laws, regulations or requirements of any Governmental Authority. Borrower will at all times have the sole responsibility for insuring that all Repairs are completed in accordance with all such governmental requirements.

 

(d) Costs Charged by Lender . If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Repairs pursuant to the terms of Section 6.06, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector. Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

B. The following definitions are added to Article XII:

 

Repair Schedule of Work ” means the Repair Schedule of Work attached as Exhibit C .

 

 

Rider to Multifamily Loan and Security Agreement

Repairs – No Repair Reserve Established

Page 2

 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

REPLACEMENT RESERVE FUND – IMMEDIATE DEPOSITS

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 4.04 is deleted and replaced with the following:

 

4.04 Replacement Reserve Fund.

 

(a) Deposits to Replacement Reserve Fund . On the Closing Date, the parties will establish the Replacement Reserve Fund and Borrower will pay the Initial Deposit to Lender for deposit into the Replacement Reserve Fund. Commencing on the date the first installment of principal and/or interest is due under the Note and continuing on the same day of each successive month until the Loan is paid in full, Borrower will pay the Monthly Deposit to Lender for deposit into the Replacement Reserve Fund, together with its regular monthly payments of principal and/or interest as required by the Note. A transfer of funds into the Replacement Reserve Fund from the Repair Reserve Fund, pursuant to the terms of Section 4.03(e), if applicable, will not alter or reduce the amount of any deposits to the Replacement Reserve Fund.

 

(b) Costs Charged by Lender .

 

(i) If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Capital Replacements pursuant to the terms of Section 6.06, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) If there are sufficient funds in Replacement Reserve Fund, Lender will be entitled, but not obligated, to deduct from the Replacement Reserve Fund the costs and expenses set forth in Section 4.04(b)(i). Lender will be entitled to charge Borrower for such costs and expenses and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(iii) If there are insufficient funds in the Replacement Reserve Fund, then Lender will be entitled to charge Borrower for the costs and expenses specified in Section 4.04(b)(i), and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(c) Adjustments to Replacement Reserve Fund . If the initial term of the Loan is greater than 120 months, then the following provisions will apply:

 

(i) Lender reserves the right to adjust the amount of the Monthly Deposit based on Lender’s assessment of the physical condition of the Mortgaged Property, however, Lender will not make such an adjustment prior to the date that is 120 months after the first installment due date, nor more frequently than every 10 years thereafter during the term of the Loan.

 

Rider to Multifamily Loan and Security Agreement

Replacement Reserve Fund – Immediate Deposits 

Page 1

 

 

(ii) Borrower will pay the cost of any assessment required by Lender pursuant to Section 4.04(c)(i) to Lender immediately after Notice from Lender to Borrower of such charge.

 

(iii) Upon Notice from Lender or Loan Servicer, Borrower will begin paying the Revised Monthly Deposit on the first monthly payment date that is at least 30 days after the date of Lender’s or Loan Servicer’s Notice. If Lender or Loan Servicer does not provide Borrower with Notice of a Revised Monthly Deposit, Borrower will continue to pay the Monthly Deposit or the Revised Monthly Deposit then in effect.

 

(d) Insufficient Amount in Replacement Reserve Fund . If Borrower requests disbursement from the Replacement Reserve Fund for a Capital Replacement in accordance with this Loan Agreement in an amount which exceeds the amount on deposit in the Replacement Reserve Fund, Lender will disburse to Borrower only the amount on deposit in the Replacement Reserve Fund. Borrower will pay all additional amounts required in connection with any such Capital Replacement from Borrower’s own funds.

 

(e) Reserved.

 

(f) Reserved.

 

(g) Disbursements from Replacement Reserve Fund .

 

(i) Requests for Disbursement . Lender will disburse funds from the Replacement Reserve Fund as follows:

 

(A) Borrower’s Request . If Borrower determines, at any time or from time to time, that a Capital Replacement is necessary or desirable, Borrower will perform such Capital Replacement and request from Lender, in writing, reimbursement for such Capital Replacement. Borrower’s request for reimbursement will include (1) a detailed description of the Capital Replacement performed, together with evidence, satisfactory to Lender, that the cost of such Capital Replacement has been paid, and (2) if required by Lender, lien waivers from each contractor and material supplier supplying labor or materials for such Capital Replacement.

 

(B) Lender’s Request . If Lender reasonably determines at any time or from time to time, that a Capital Replacement is necessary for the proper maintenance of the Mortgaged Property, it will so notify Borrower, in writing, requesting that Borrower obtain and submit to Lender bids for all labor and materials required in connection with such Capital Replacement. Borrower will submit such bids and a time schedule for completing each Capital Replacement to Lender within 30 days after Borrower’s receipt of Lender’s Notice. Borrower will perform such Capital Replacement and request from Lender, in writing, reimbursement for such Capital Replacement. Borrower’s request for reimbursement will include (1) a detailed description of the Capital Replacement performed, together with evidence, satisfactory to Lender, that the cost of such Capital Replacement has been paid, and (2) if required by Lender, lien waivers from each contractor and material supplier supplying labor or materials for such Capital Replacement.

 

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(ii) Conditions Precedent . Disbursement from the Replacement Reserve Fund will be made no more frequently than once every Replacement Reserve Disbursement Period and, except for the final disbursement, no disbursement will be made in an amount less than the Minimum Replacement Disbursement Request Amount. Disbursements will be made only if the following conditions precedent have been satisfied, as determined by Lender in Lender’s Discretion:

 

(A) Each Capital Replacement has been performed and/or installed on the Mortgaged Property in a good and workmanlike manner with suitable materials (or in the case of a partial disbursement, performed and/or installed on the Mortgaged Property to an acceptable stage), in accordance with good building practices and all applicable laws, ordinances, rules and regulations, building setback lines and restrictions applicable to the Mortgaged Property, and has been paid for by Borrower as evidenced by copies of all applicable paid invoices or bills submitted to Lender by Borrower at the time Borrower requests disbursement from the Replacement Reserve Fund.

 

(B) There is no condition, event or act that would constitute a default (with or without Notice and/or lapse of time).

 

(C) No Lien or claim based on furnishing labor or materials has been recorded, filed or asserted against the Mortgaged Property, unless Borrower has properly provided a bond or other security against loss in accordance with applicable law.

 

(D) All licenses, permits and approvals of any Governmental Authority required for the Capital Replacement as completed to the applicable stage have been obtained and submitted to Lender upon Lender’s request.

 

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(h) Right to Complete Capital Replacements . If Borrower abandons or fails to proceed diligently with any Capital Replacement in a timely fashion or an Event of Default occurs and continues under this Loan Agreement for 30 days after Notice of such failure by Lender to Borrower, Lender will have the right (but not the obligation) to enter upon the Mortgaged Property and take over and cause the completion of such Capital Replacement. However, no such Notice or cure period will apply in the case of such failure which could, in Lender’s sole and absolute discretion, absent immediate exercise by Lender of a right or remedy under this Loan Agreement, result in harm to Lender, tenants or third parties or impairment of the security given under this Loan Agreement, the Security Instrument or any other Loan Document. Any contracts entered into or indebtedness incurred upon the exercise of such right may be in the name of Borrower, and Lender is irrevocably appointed the attorney in fact for Borrower, such appointment being coupled with an interest, to enter into such contracts, incur such obligations, enforce any contracts or agreements made by or on behalf of Borrower (including the prosecution and defense of all actions and proceedings in connection with the Capital Replacement and the payment, settlement or compromise of all bills and claims for materials and work performed in connection with the Capital Replacement) and do any and all things necessary or proper to complete any Capital Replacement, including signing Borrower’s name to any contracts and documents as may be deemed necessary by Lender. In no event will Lender be required to expend its own funds to complete any Capital Replacement, but Lender may, in Lender’s Discretion, advance such funds. Any funds advanced will be added to the Indebtedness, secured by the Security Instrument and payable to Lender by Borrower in accordance with the provisions of the Note, this Loan Agreement, the Security Instrument and any other Loan Document pertaining to the protection of Lender’s security and advances made by Lender.

 

(i) Completion of Capital Replacements . Lender’s disbursement of monies from the Replacement Reserve Fund or other acknowledgment of completion of any Capital Replacement in a manner satisfactory to Lender in Lender’s Discretion will not be deemed a certification by Lender that the Capital Replacement has been completed in accordance with applicable building, zoning or other codes, ordinances, statutes, laws, regulations or requirements of any Governmental Authority. Borrower will at all times have the sole responsibility for ensuring that all Capital Replacements are completed in accordance with all such requirements of any Governmental Authority.

 

(j) Reserved.

 

(k) Reserved.

 

B. The following definitions are added to Article XII:

 

Initial Deposit ” means $0.00.

 

Minimum Replacement Disbursement Request Amount ” means $2,500.00.

 

Monthly Deposit ” means $4,664.00.

 

Replacement Reserve Deposit ” means the Initial Deposit, the Monthly Deposit and/or the Revised Monthly Deposit, as appropriate.

 

Replacement Reserve Disbursement Period ” means the interval between disbursements from the Replacement Reserve Fund, which interval will be no shorter than once a month.

 

Replacement Reserve Fund ” means the account established pursuant to this Loan Agreement to defray the costs of Capital Replacements.

 

Revised Monthly Deposit ” means the adjusted amount per month that Lender determines Borrower must deposit in the Replacement Reserve Fund following any adjustment determination by Lender pursuant to Section 4.04(c).

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

RATE CAP AGREEMENT AND RATE CAP AGREEMENT RESERVE FUND

 

(Revised 6-30-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 3.04 is deleted and replaced with the following:

 

3.04 Cap Agreement and Cap Collateral Assignment.

 

(a) Cap Agreement . To protect against fluctuations in interest rates, Borrower must obtain and maintain a Cap Agreement at all times so long as the Loan is outstanding. The initial Cap Agreement must be successfully bid no later than the Closing Date and be effective for an initial term ending not earlier than the third anniversary of the Closing Date. The initial Cap Agreement must be in a Notional Amount equal to the principal amount of the Loan on the Closing Date and have a Strike Rate that does not exceed the Original Strike Rate. The Cap Agreement, including any Replacement Cap Agreement, must obligate the Cap Provider to make monthly payments directly to Lender or to Loan Servicer on behalf of Lender in an amount equal to the excess of (i) the interest on the Notional Amount at the Index Rate over (ii) interest on the Notional Amount at the Strike Rate.

 

(b) Replacement Cap Agreement . At least 60 days prior to the date on which an existing Cap Agreement terminates, Borrower must give Notice to and provide evidence satisfactory to Lender that Borrower will deliver a Replacement Cap Agreement. Borrower must ensure that the Replacement Cap Agreement is in full force and effect not later than the day immediately following the expiration of the then-existing Cap Agreement. Any Replacement Cap Agreement must (i) have a term not earlier than one year from its effective date, (ii) have a Strike Rate that does not exceed the Original Strike Rate, and (iii) be in a Notional Amount equal to the outstanding principal balance due under the Note on the effective date of the Replacement Cap Agreement.

 

(c) Attorneys’ Fees and Costs . Borrower must pay or reimburse Lender, upon demand, for all costs and expenses in connection with any Replacement Cap Agreement, including (i) all Attorneys’ Fees and Costs, incurred by Lender, and (ii) the cost of the cap broker, if any.

 

(d) Cap Collateral . To secure Borrower’s payment obligations under the Loan, Borrower grants to Lender a security interest in the Cap Collateral, including any Replacement Cap Agreement.

 

B. Section 4.07 is deleted and replaced with the following:

 

4.07 Rate Cap Agreement Reserve Fund.

 

(a) Deposits to Rate Cap Agreement Reserve Fund . If the initial Cap Agreement terminates prior to the Maturity Date, Lender will establish the Rate Cap Agreement Reserve Fund on the Closing Date. Commencing on the date the first installment of principal and/or interest is due under the Note and continuing on the same day for each successive month until the purchase of the last Replacement Cap Agreement, Borrower must pay to Lender an amount equal to the Rate Cap Reserve Deposit.

 

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(b) Adjustments to Rate Cap Reserve Deposit . Lender will recompute the amount of the Rate Cap Reserve Deposit every 6 months based on the outstanding principal balance due under the Note at the time Lender recomputes the amount of the Rate Cap Reserve Deposit. Lender will provide Notice to Borrower of any revised Rate Cap Reserve Deposit.

 

(c) Disbursements from Rate Cap Agreement Reserve Fund . Lender will apply the funds in the Rate Cap Agreement Reserve Fund to the cost of the Replacement Cap Agreement, unless an Event of Default has occurred and is continuing, in which case Lender at its option may apply such funds to the Indebtedness in any amount and in any order as Lender determines in Lender’s Discretion. To the extent there are funds in the Rate Cap Agreement Reserve Fund in excess of the cost of the Replacement Cap Agreement, such funds may be applied to pay Attorneys’ Fees and Costs related to the Replacement Cap Agreement and to pay the cap broker, if any. In the event that, for any reason, there are insufficient funds in the Rate Cap Agreement Reserve Fund to purchase a Replacement Cap Agreement, Borrower must fund the amount of any such deficiency, including amounts necessary to pay Attorneys’ Fees and Costs and the cost of the cap broker, if any.

 

(d) Termination of Rate Cap Agreement Reserve Fund . Upon purchase by Borrower of a Replacement Cap Agreement with an expiration date on or after the Maturity Date, Borrower will no longer be required to make Rate Cap Reserve Deposits. Any funds remaining in the Rate Cap Agreement Reserve Fund will be returned to Borrower upon the earlier to occur of (i) purchase of a Replacement Cap Agreement with a termination date not earlier that the Maturity Date, or (ii) payment in full of the Indebtedness.

 

C. Section 5.22 is deleted and replaced with the following:

 

5.22 Cap Collateral.

 

(a) Obligation to Make Cap Payments . Borrower has instructed each Cap Provider and any guarantor of a Cap Provider’s obligations to make Cap Payments directly to Lender or to Loan Servicer on behalf of Lender.

 

(b) Dodd-Frank Act . Borrower has complied with the applicable requirements of the Dodd-Frank Act in purchasing the initial Cap Agreement.

 

D. Section 6.18 is deleted and replaced with the following:

 

6.18 Cap Collateral .

 

(a) Obligation to Make Payments . Borrower will instruct each Cap Provider and any guarantor of a Cap Provider’s obligations to make Cap Payments directly to Lender or to Loan Servicer on behalf of Lender.

 

(b) Dodd-Frank Act . Borrower will comply with the applicable requirements of the Dodd-Frank Act in purchasing any Replacement Cap Agreement.

 

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E. The following definitions are added to Article XII:

 

Dodd Frank Act ” means the Dodd-Frank Wall Street Reform and Consumer Protection Act.

 

Index Rate ” means the published variable rate index designated in the Cap Agreement as the “Floating Rate Option,” which Index Rate must be 1-month LIBOR .

 

Notional Amount ” means the dollar amount designated in the Cap Agreement as the “Notional Amount” which must be (i) with respect to the initial Cap Agreement, an amount equal to the principal amount of the Loan on the Closing Date, and (ii) with respect to any Replacement Cap Agreement, an amount equal to the outstanding principal balance due under the Note on the commencement date of the Replacement Cap Agreement.

 

Original Strike Rate ” means 3.46%.

 

Rate Cap Reserve Deposit ” means a monthly amount payable by Borrower sufficient to accumulate funds in an amount equal to 125% of the amount estimated by Lender to be sufficient to purchase, immediately prior to termination of the then-existing Cap Agreement, a Replacement Cap Agreement (i) expiring on the earlier of the date that is two years after the termination date of the then-existing Cap Agreement or the Maturity Date, (ii) having a Notional Amount equal to the outstanding principal balance due under the Note on the commencement date of the Replacement Cap Agreement, and (iii) having a Strike Rate equal to the Original Strike Rate.

 

Strike Rate ” means a fixed rate of interest under the Cap Agreement that does not exceed the Original Strike Rate.

 

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MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

AFFILIATE TRANSFER

 

(MPC Partnership Holdings LLC)

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d)(i) is deleted and replaced with the following:

 

(i) Affiliate Transfer. A Transfer of any direct or indirect interests in Borrower held by, or by an entity owned and Controlled by, Carroll Multifamily Real Estate Fund III, LP (“Affiliate Transferor”) to one or more of Affiliate Transferor’s Affiliates (“Affiliate Transfer”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Affiliate Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Affiliate Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Affiliate Transfer.

 

(D) Lender determines, in Lender’s Discretion, that the Affiliate meets Lender’s eligibility, credit, management and other standards.

 

(E) After the Affiliate Transfer, MPC Partnership Holdings LLC maintains direct or indirect Control of the Affiliate transferee, and Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Affiliate Transfer and there is no change in the Guarantor, if applicable.

 

(F) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Affiliate Transfer.

 

(G) Lender will not be entitled to collect a Transfer Fee as the result of the Affiliate Transfer.

 

(H) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Affiliate (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

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(I) Borrower delivers to Lender a search confirming that the Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(J) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Affiliate Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

(K) At Lender’s request, Borrower executes a reaffirmation of its obligations under the Loan Documents in a form acceptable to Lender.

 

(L) In the event of a Transfer prohibited by or requiring Lender’s approval under this Section 7.03, the provisions of this Section 7.03(d)(i) may be modified or rendered void by Lender at Lender’s sole option by Notice to Borrower and the transferee(s) as a condition to Lender’s consent.

 

B. The following definition is added to Article XII:

 

“Affiliate Transfer” is defined in Section 7.03(d)(i).

 

“Affiliate Transferor” is defined in Section 7.03(d)(i).

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

AFFILIATE TRANSFER

 

(Bluerock Residential Holdings, LP)

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d) (i) (ii) is deleted and replaced with the following:

 

(ii) Affiliate Transfer. A Transfer of any direct or indirect interests in Borrower held by an entity directly or indirectly owned and Controlled by Bluerock Residential Growth REIT, Inc. (“Bluerock Affiliate Transferor”) to one or more “Bluerock Affiliate Transferor’s Affiliates” (“Bluerock Affiliate Transfer”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Bluerock Affiliate Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Bluerock Affiliate Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Bluerock Affiliate Transfer.

 

(D) Lender determines, in Lender’s Discretion, that the Bluerock Affiliate Transferor’s Affiliate meets Lender’s eligibility, credit, management and other standards.

 

(E) After the Bluerock Affiliate Transfer, Control and management of the day-to-day operations of Borrower and the Facility continue to be held by the Person exercising such Control and management immediately prior to the Bluerock Affiliate Transfer and there is no change in the Guarantor, if applicable.

 

(F) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Bluerock Affiliate Transfer.

 

(G) Lender will not be entitled to collect a Transfer Fee as the result of the Bluerock Affiliate Transfer.

 

(H) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Bluerock Affiliate Transferor’s Affiliate (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

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(I) Borrower delivers to Lender a search confirming that the Bluerock Affiliate Transferor’s Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(J) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Bluerock Affiliate Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

B. The following definition is added to Article XII:

 

Bluerock Affiliate Transfer” is defined in Section 7.03(d) (i) (ii) .

 

Bluerock Affiliate Transferor” is defined in Section 7.03(d) (i) (ii) .

 

“Bluerock Affiliate Transferor’s Affiliates” is defined as any entity that is, directly or indirectly, owned or otherwise  controlled by, or under common control with, Bluerock Residential Growth REIT , Inc. For purposes hereof, Bluerock Residential Growth REIT, Inc will be deemed controlled by Ramin Kamfar, its current Chief Executive Officer, President and Board Chairman as well as the majority owner of its advisor.

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

BUY-SELL TRANSFER

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d)(iii) is deleted and replaced with the following:

 

(iii) Buy-Sell Transfer . A one-time Transfer (“ Buy-Sell Transfer ”) pursuant to a buy-sell agreement, operating agreement, joint venture agreement or similar agreement of the interests in BR Carroll DFW Portfolio JV, LLC , the sole member of Borrower.

 

(A) The Buy-Sell Transfer may consist of either of the following Transfers:

 

(1) The Transfer of the interests of BR DFW Portfolio JV Member, LLC , a Delaware limited liability company ( for convenience, referred to herein as Manager ”) to Carroll Co-Invest III DFW Portfolio, LLC , a Delaware limited liability company or to its wholly owned Affiliate ( for convenience, referred to herein as Equity ”) (either by purchase of the ownership interest of the Manager or replacement of the Manager as the general partner, manager or managing member).

 

(2) The Transfer of the Equity’s ownership to the Manager or to a wholly owned Affiliate of Manager (either by purchase of the ownership interest of the Equity or replacement of the Equity as a participant in any management committee).

 

(B) The Buy-Sell Transfer will be a permitted Transfer if each of the following conditions is satisfied:

 

(1) Borrower provides Lender with at least 30 days prior Notice of the proposed Buy-Sell Transfer and pays to Lender the Transfer Processing Fee.

 

(2) At the time of the proposed Buy-Sell Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default; provided, however, if the Buy-Sell Transfer would cure the Event of Default, the Buy-Sell Transfer must occur within 60 days after all conditions in this Section have been met to Lender’s satisfaction.

 

(3) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Buy-Sell Transfer.

 

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(4) For the purposes of this Section 7.03(d)(iii), Bluerock Residential Growth REIT, Inc. will be referred to as the “Bluerock Guarantor,” and Carroll Multifamily Real Estate Fund III, LP will be referred to as the “Carroll Guarantor.” If there is a new manager of Borrower (“ New Manager ”), New Manager provides a guarantor (“ New Manager Guarantor ”) acceptable to Lender in Lender’s Discretion, and each of the following requirements is met (collectively, the “New Manager Requirements” ):

 

(I) At the time of the Buy-Sell Transfer, if the Manager is the transferor, the Carroll New Manager Guarantor has a net worth of at least $15,000,000, and liquid assets of at least $3,868,400.

 

(II) Lender has received all information and organizational documents requested by Lender in Lender’s Discretion, with respect to New Manager Guarantor At the time of the Buy-Sell Transfer, if the Equity is the transferor, the Bluerock Guarantor has a net worth of at least $15,000,000, and liquid assets of at least $3,868,400 .

 

(III) New Manager Guarantor The Bluerock Guarantor (if the Equity is the transferor) or the Carroll Guarantor (if the Manager is the transferor) executes a ratification of its Guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date (“ New Manager Guaranty ”), however, if New Manager Guarantor is an entity, the following condition s will be applicable:

 

(X) The New Manager ratification of the Guaranty has been modified to include, at New Manager Guarantor’s option, either will confirm that the ratifying Guarantor alone must satisfy the requirements of the Rider to Guaranty – Material Adverse Change, or the Rider to Guaranty – Minimum Net Worth/Liquidity , as applicable, during the entire remaining term of the Loan .

 

(Y) Section 9.01 will be deemed to be modified to insert the following as a new subsection:

 

(pp) Any failure by Guarantor to comply with the Minimum Net Worth/Liquidity Rider to the Guaranty, or the Material Adverse Change Rider to the Guaranty, if applicable.

 

(IV) Following the Buy-Sell Transfer, Control and management of the day-to-day operations of the Equity (if the Manager is the transferor) or of the Manager (if the Equity is the transferor) continues to be held by the Person exercising such Control and management immediately prior to the Buy-Sell Transfer.

 

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(5) The Mortgaged Property continues to be managed by the initial Property Manager or a successor Property Manager satisfactory to Lender pursuant to a property management agreement approved by Lender in writing; which approval will not be unreasonably withheld, provided that such successor Property Manager and Borrower execute an assignment of the management agreement in form acceptable to Lender.

 

(6) Reserved.

 

(7) At the time of the proposed Buy-Sell Transfer, if the Equity (if the Manager is the transferor) or the becomes a New Manager (if the Equity is the transferor) , it certifies to Lender that its net worth and liquidity are substantially the same as or better than its net worth and liquidity as of the date of this Loan Agreement and there is not any pending bankruptcy, reorganization or litigation which would substantially negatively affect such net worth and/or liquidity.

 

(8) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Buy-Sell Transfer.

 

(9) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of each of the Equity and the Manager (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

(10) If the Transfer is to a wholly-owned Affiliate of either the Equity or Manager, Borrower must deliver to Lender a search confirming that the transferee Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(11) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Buy-Sell Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender with regard to nonconsolidation.

 

(12) If there is a New Manager Guarantor and all of the New Manager R the r equirements of Section 7.03(d)(iii)(B)(4) have been satisfied, the Bluerock Guarantor (if the Manager is the transferor) or the Carroll Guarantor (if the Equity is the transferor), may request will be deemed automatically to have requested a release of its liability under the Guaranty in accordance with Section 7.05(c) of this Loan Agreement.

 

B. The following definitions are added to Article XII:

 

Buy-Sell Transfer ” is defined in Section 7.03(d)(iii).

 

Equity ” is defined in Section 7.03(d)(iii)(A)(1).

 

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Manager ” is defined in Section 7.03(d)(iii)(A)(1).

 

New Manager ” is defined in Section 7.03(d)(iii)(B)(4).

 

“New Manager Guarantor” is defined in Section 7.03(d)(iii)(B)(4).

 

“New Manager Guaranty” is defined in Section 7.03(d)(iii)(B)(4)(III).

 

“New Manager Requirements” is defined in Section 7.03(d)(iii)(B)(4).

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

ENTITY GUARANTOR

 

(Revised 3-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 9.01(dd) is deleted and replaced with the following:

 

(dd) Guarantor fails to comply with the provisions of the Section of the Guaranty entitled “Material Adverse Change” or “Minimum Net Worth/Liquidity Requirements ”, as applicable.

  

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

COOPERATION WITH RATING AGENCIES AND INVESTORS

 

(Revised 1-27-2015)

 

A. Section 11.14 is deleted and replaced with the following:

 

11.14 Cooperation with Rating Agencies and Investors. At the request of Lender and, to the extent not already required to be provided by Borrower under this Loan Agreement, Borrower must use reasonable efforts to satisfy the market standards to which Lender customarily adheres or which may be reasonably required in the marketplace or by the Rating Agencies in connection with any Securities secured by or evidencing ownership interests in the Note and this Loan Agreement, including all of the following:

 

(a) Borrower will provide financial and other information with respect to the Mortgaged Property, the Borrower and the Property Manager.

 

(b) Borrower will perform or permit or cause to be performed or permitted such site inspections and other due diligence investigations of the Mortgaged Property, as may be requested by Lender in Lender’s Discretion or may reasonably be requested by the Rating Agencies or as may be necessary or appropriate in connection with the Secondary Market Transaction. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with any such due diligence investigation.

 

(c) Borrower will make such representations and warranties as of the closing date of the Secondary Market Transaction with respect to the Mortgaged Property, Borrower and the Loan Documents as are customarily provided in securitization transactions and as may be requested by Lender in Lender’s Discretion or may reasonably be requested by the Rating Agencies and consistent with the facts covered by such representations and warranties as they exist on the date of this Loan Agreement, including the representations and warranties made in the Loan Documents, together, if customary, with appropriate verification of and/or consents to the Provided Information through letters of auditors or opinions of counsel of independent attorneys acceptable to Lender and to the Rating Agencies. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with obtaining such auditors’ letters or opinions of counsel.

 

(d) Borrower will cause its counsel to render opinions, which may be relied upon by Lender, the Rating Agencies and their respective counsel, agents and representatives, as to nonconsolidation or any other opinion customary in securitization transactions with respect to the Mortgaged Property and Borrower and its Affiliates, which counsel and opinions must be satisfactory to Lender in Lender’s Discretion and be reasonably satisfactory to the Rating Agencies. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with obtaining such opinions of Borrower’s counsel.

 

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(e) Borrower will execute such amendments to the Loan Documents and organizational documents, establish and fund the Replacement Reserve Fund, if any, and complete any Repairs, if any, as may be requested by Lender or by the Rating Agencies or otherwise to effect the Secondary Market Transaction; provided, however, that the Borrower will not be required to modify or amend any Loan Document if such modification or amendment would (i) change the interest rate, the stated maturity or the amortization of principal set forth in the Note, or (ii) modify or amend any other material economic term of the Loan.

 

B. The following definitions are added to Article XII:

 

“Provided Information” means the information provided by Borrower as required by Section 11.14 (a), (b) and (c).

 

Securities ” means single or multi-class securities.

 

Rider to Multifamily Loan and Security Agreement

Cooperation with Rating Agencies and Investors

Page 2

 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

SPLITTING THE NOTE

 

(Revised 1-7-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 11.17 is deleted and replaced with the following:

 

11.17 Splitting the Note .

 

(a) Lender has the right from time to time to sever the Note into two or more separate promissory notes in such denominations as Lender determines in its sole discretion, which promissory notes may be included in separate sales or Securitizations undertaken by Lender. In conjunction with any such action, Lender may redefine the interest rate and amortization schedule; provided however, each of the following will be true:

 

(i) If Lender elects to sever the Note during any period that the interest rate is a Fixed Interest Rate (as defined in the Note), and if Lender redefines the interest rate, then the weighted average of the interest rates contained in the severed promissory notes taken in the aggregate will equal the Fixed Interest Rate.

 

(ii) If Lender elects to sever the Note during any period that the interest rate is floating, and if Lender redefines the interest rate, then the weighted average of the margins contained in the severed promissory notes taken in the aggregate will equal the Margin (as defined in the Note).

 

(iii) If Lender redefines the amortization schedule, the amortization of the severed promissory notes taken in the aggregate will require no more amortization to be paid under the Loan than as was required under the Note at the time such action was taken by Lender and such redefined amortization will not result in a change in the amount of the monthly payment due under the Note.

 

(b) Borrower will only be required to make one payment under such separate promissory notes. Subject to the foregoing, each severed promissory note, and the Loan evidenced by each severed promissory note, will be upon all of the terms and provisions contained in this Loan Agreement and the Loan Documents which continue in full force and effect, except that Lender may allocate specific collateral given for the Loan as security for performance of specific promissory notes, in each case with or without cross default provisions.

 

(c) Following any severance of the Note, the term "Lender" will be deemed to refer collectively to the holder(s) of the Notes, and the Loan will be serviced by Loan Servicer as if the Loan were evidenced by a single Note.

 

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Splitting the Note

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(d) Borrower agrees to cooperate with all reasonable requests of Lender to accomplish the foregoing, including execution and prompt delivery to Lender of a severance agreement and such other documents as Lender requires in Lender’s Discretion, and Lender will reimburse Borrower for all costs reasonably incurred by Borrower in connection with actions taken by Borrower pursuant to Lender’s request under the terms of this Section 11.17.

 

(e) Borrower hereby appoints Lender its attorney-in-fact with full power of substitution (which appointment will be deemed to be coupled with an interest and irrevocable until the Loan is paid in full and the Security Instrument is discharged of record, with Borrower hereby ratifying all that its said attorney may do by virtue of such power) to make and execute all documents necessary or desirable to effect the severance set forth in Section 11.17(a); provided, however, Lender will not make or execute any such documents under such power until 10 Business Days after Lender has given Borrower Notice of Lender’s intent to exercise its rights under such power.

 

(f) Borrower’s failure to deliver any of the documents requested by Lender under this Section for a period of 10 Business Days after Notice of such request by Lender will, at Lender’s option, constitute an Event of Default under this Loan Agreement.

 

Rider to Multifamily Loan and Security Agreement

Splitting the Note

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

LEASE-UP TRANSACTION

NO CREDIT ENHANCEMENT REQUIRED

 

(Revised 9-25-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 6.07(b)(i) is deleted and replaced with the following:

 

(i) Within 15 days after the end of each calendar month prior to Stabilization (unless Securitization has already occurred), 25 days after the end of each calendar quarter after Stabilization and prior to Securitization, and within 35 days after each calendar quarter after Securitization, each of the following:

 

(A) A Rent Schedule dated no earlier than the date that is 5 days prior to the end of such quarter, or month, as applicable.

 

(B) A statement of income and expenses for Borrower’s operation of the Mortgaged Property that is either of the following:

 

(1) For the 12 month period ending on the last day of such quarter, or month, as applicable.

 

(2) If at the end of such quarter, or month, as applicable, Borrower or any Affiliate of Borrower has owned the Mortgaged Property for less than 12 months, for the period commencing with the acquisition of the Mortgaged Property by Borrower or its Affiliate, and ending on the last day of such quarter, or month, as applicable.

 

(C) When requested by Lender, a balance sheet showing all assets and liabilities of Borrower relating to the Mortgaged Property as of the end of that fiscal quarter, or month, as applicable.

 

B. Section 6.43 is deleted and replaced with the following:

 

6.43 Stabilization .

 

(a) If Borrower desires that Lender determine whether Stabilization has occurred in connection with a proposed Transfer pursuant to Section 7.05(a), Borrower must make a written request at least 30 days before the date of such Transfer. Such request must be in writing and be accompanied by such information as Lender may require to determine whether Stabilization has occurred (to the extent not previously provided).

 

(b) For the purposes of this Loan Agreement, “ Stabilization ” means that Lender has determined that each of the following requirements has been satisfied in each of the 3 consecutive months preceding the date of such determination:

 

(i) The NOI (as defined below) of the Mortgaged Property supports a debt coverage ratio of no less than 1.40:1.00, as determined by Lender. The calculation of the debt coverage ratio will be based on a 30-year amortization schedule and an annual interest rate of 4.32% (“ Minimum DCR Requirement ”).

 

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(ii) The NRI (as defined below) equals at least $429,788, based on trailing 1-month (T-1) collections (“ Minimum NRI Requirement ”).

 

(iii) No less than 93% of the residential units at the Mortgaged Property have been leased pursuant to Leases that:

 

(A) Are with tenants that are not Affiliates of Borrower or Guarantor (except as otherwise expressly agreed by Lender in writing).

 

(B) Are on arms’ length terms and conditions.

 

(C) Otherwise satisfy the requirements of the Loan Documents. (“ Minimum Occupancy Requirement ”).

 

(c) For the purposes of this Loan Agreement, the following terms will have the meanings set forth below:

 

Acceptable Other Income ” means any income actually collected by Borrower, other than Gross Potential Rent, from all of the following:

 

(i) Laundry.

 

(ii) Vending.

 

(iii) Cable.

 

(iv) Utility reimbursements from tenants.

 

(v) Short term Lease premiums (up to a maximum of 5% of the units in the Mortgaged Property, net of any prepaid revenues).

 

(vi) Parking (net of any prepaid revenues).

 

(vii) Income from commercial units.

 

(viii) Any other type of income actually collected by Borrower from the Mortgaged Property that is acceptable to and approved by Lender in Lender’s Discretion, specifically excluding interest income. Pet income may be included at Lender’s Discretion.

 

Actual Fixed Expenses ” means: (i) Taxes for the Mortgaged Property, (ii) Insurance premiums, (iii) the annualized amount of operating expenses (including the Management Fee) for each full calendar month following the date that the Minimum Occupancy Requirement is satisfied, and (iv) the annualized amount of the monthly Replacement Reserve Deposit (even if such deposit is deferred). Capital expenditures are specifically excluded from this definition.

 

Bad Debt ” means that portion of Gross Potential Rent which is assumed not to be collected by Borrower due to tenant non-payment.

 

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Lease-Up Transaction – No Credit Enhancement Required

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Concessions ” means: (i) rental abatements, (ii) “free” rent, (iii) inducements, and (iv) other incentives.

 

Effective Gross Income ” means the positive annualized amount of the Gross Potential Rent, net of the Concessions, subject to the Vacancy Rate, minus Bad Debt, plus the Acceptable Other Income.

 

Expenses ” means the greater of: (i) the annualized Actual Fixed Expenses for the Mortgaged Property, or (ii) the Underwritten Expenses.

 

Gross Potential Rent ” means the sum of: (i) monthly rents actually collected from tenants under residential Leases identified in each of the most current rent rolls, and (ii) achievable monthly rents attributable to residential vacant units, calculated at market rents, as determined by Lender in Lender's Discretion. (Market rents attributable to employee and model units may be included in the calculation of Gross Potential Rent if they are also included in operating expenses.)

 

Management Fee ” means the Property Manager’s contractual management fee at the time of the applicable calculation.

 

NOI” means the positive, annualized amount by which Effective Gross Income exceeds Expenses .

 

NRI ” means Gross Potential Rents, net of Concessions, subject to the Vacancy Rate, minus Bad Debt, plus short term Lease premiums (up to a maximum of 5% of the units in the Mortgaged Property, net of any prepaid revenues).

 

Underwritten Expenses ” means $2,409,271, which includes the Underwritten Management Fee.

 

Underwritten Management Fee ” means a fee equal to 3.00% of Effective Gross Income.

 

Vacancy Rate ” means the greater of: (i) actual vacancy, (ii) 5%, if the Mortgaged Property has 30 or more units, or 10%, if the Mortgaged Property has fewer than 30 units, or (iii) the vacancy for the submarket of the Mortgaged Property, as determined by Lender. Units occupied by employees and model units will be deemed occupied for purposes of calculating the Vacancy Rate.

 

C. Section 7.05(a)(xv) is deleted and replaced with the following :

 

(xv) Either (i) Securitization has occurred, or (ii) Stabilization has occurred.

 

D. The following definitions are added to Article XII:

 

Minimum DCR Requirement ” is defined in Section 6.43.

 

Minimum NRI Requirement ” is defined in Section 6.43.

 

Minimum Occupancy Requirement ” is defined in Section 6.43.

 

Stabilization ” is defined in Section 6.43.

 

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Lease-Up Transaction – No Credit Enhancement Required

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

TERMITE OR WOOD DAMAGING INSECT CONTROL

 

(Revised 3-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 6.09(k) is deleted and replaced with the following:

 

(k) Termite or Wood Damaging Insect Control . Borrower will maintain a contract with a qualified service provider for control of termites or other wood damaging insects at the Mortgaged Property for so long as the Indebtedness remains outstanding.

 

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EXHIBIT A

 

DESCRIPTION OF THE LAND

 

(Sorrel at Phillips Creek Ranch)

 

Tract 1

 

BEING all of Lot 1, Block A of AVENUES OF PHILLIPS CREEK RANCH, an Addition to the City of Frisco, Denton County, Texas, according to the Plat thereof recorded in Document Number 2014-379, Real Property Records, Denton County, Texas.

 

TRACT 2: EASEMENT ESTATE

 

An easement and right to construct, reconstruct, operate, repair, re-build, replace, relocate, alter, remove and perpetually maintain drainage facilities granted by PCR Land Company LLC to Villas Phillips Creek Partners, LLC, by instrument dated 05/09/2012, filed 05/10/2012, cc# 2012-48976, Real Property Records of Denton County, Texas, upon and across certain real property owned by Grantor and located in the City of Frisco, Denton County, Texas, as described therein and incorporated herein by reference.

 

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EXHIBIT B

 

MODIFICATIONS TO Multifamily Loan and security AGREEMENT

 

The following modifications are made to the text of the Loan Agreement that precedes this Exhibit.

 

1. The “Acquisition Loan” section of Section 5.24 is modified as follows:

 

x Acquisition Loan : All of the consideration given or received or to be given or received in connection with the acquisition of the Mortgaged Property has been fully disclosed to Lender. The Mortgaged Property was or will be purchased from Villas Phillips Creek Partners, LLC, a Georgia limited liability company (“ Property Seller ”) , which will be acquired and wholly-owned by BR Carroll Phillips Creek Ranch Holdings, LLC on the Closing Date . Except as described in the preceding sentence, no Borrower or Borrower Principal has or had, directly or indirectly (through a family member or otherwise), any interest in the Property Seller and the acquisition of the Mortgaged Property is an arm’s-length transaction. To the best of Borrower’s knowledge after due inquiry and investigation, the purchase price of the Mortgaged Property represents the fair market value of the Mortgaged Property and Property Seller is not or will not be insolvent subsequent to the sale of the Mortgaged Property.

 

2. Section 6.06(a) is modified as follows:

 

(a) Right of Entry . Borrower will permit Lender, its agents, representatives and designees and any interested Governmental Authority to make or cause to be made entries upon and inspections of the Mortgaged Property to inspect, among other things: (i) Repairs, (ii) Capital Replacements, (iii) Restorations, (iv) Property Improvement Alterations, and (v) any other Improvements, both in process and upon completion (including environmental inspections and tests performed by professional inspection engineers) during normal business hours, or at any other reasonable time, upon reasonable Notice to Borrower if the inspection is to include occupied residential units (which Notice need not be in writing). During normal business hours, or at any other reasonable time, Borrower will also permit Lender to examine all books and records and contracts and bills pertaining to the foregoing. Notice to Borrower will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing. Lender will make reasonable efforts not to unreasonably disturb tenants at the Mortgaged Property while conducting inspections hereunder.

 

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3. Section 6.12(f) is modified as follows:

 

(f) Remedial Work . If any investigation, site monitoring, containment, clean-up, Restoration or other remedial work (“ Remedial Work ”) is necessary to comply with any Hazardous Materials Law or order of any Governmental Authority that has or acquires jurisdiction over the Mortgaged Property or the use, operation or improvement of the Mortgaged Property, or is otherwise required by Lender as a consequence of any Prohibited Activity or Condition or to prevent the occurrence of a Prohibited Activity or Condition, Borrower will, by the earlier of (i) the applicable deadline required by Hazardous Materials Law, or (ii) 30 days after Notice from Lender demanding such action (or such longer period of time as is specifically allowed under any insurance policy covering such issue with a risk carrier that has accepted coverage responsibility for same subject to the requirements of Hazardous Materials Law and so long as Lender has determined that immediate action is not required to protect the residents of, or the value of, the Mortgaged Property) , begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and must in any event complete the work by the time required by applicable Hazardous Materials Law. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower will reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender will become part of the Indebtedness as provided in Section 9.02.

 

4. Section 6.13(a)(x) is modified as follows:

 

(x) It will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than the following ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable :

 

(A) The Indebtedness and any further indebtedness as described in Section 11.11 with regard to Supplemental Instruments.

 

(B) Customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of 2% of the original principal amount of the Indebtedness and are paid within 60 days of the date incurred.

 

(C) through (F) are reserved.

 

5. Section 6.13(a)(xviii) is modified as follows:

 

(xviii) It will maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and will pay its debts and liabilities from its own assets as the same become due ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable.

 

6. Section 6.13(a)(xx) is modified as follows:

 

(xx) It will pay (or cause the Property Manager to pay on behalf of Borrower from Borrower’s funds) its own liabilities (including salaries of its own employees) from its own funds ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable

 

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7. Section 7.03(c) is modified as follows:

 

(c) Publicly-Held Fund or Publicly-Held Real Estate Investment Trust . If a Designated Entity for Transfers is a publicly-held fund or a publicly-held real estate investment trust, either of the following:

 

(i) The public issuance of common stock, convertible debt, equity or other similar securities (“ Public Fund/REIT Securities ”) and the subsequent Transfer of such Public Fund/REIT Securities. In the case of Bluerock Residential Growth REIT, Inc (“BR Reit”) such permitted Transfers shall expressly include Transfers arising out of (A) the sale of the Public Fund/REIT Securities to another publicly traded real estate investment trust (or an affiliate thereof controlled by the publicly traded real estate  investment trust), (B) the merger, roll up, or other consolidation of BR Reit with another entity so long as Bluerock Reit or another publicly traded real estate investment trust (or an affiliate thereof controlled by the publicly traded real estate  investment trust) is the surviving entity and (C)  the issuance of put options in Bluerock Reit as part of an UPREIT or downREIT transaction.

 

(ii) The acquisition by a single Public Fund/REIT Securities holder of an ownership percentage of 10% or more in the Designated Entity for Transfers, if Borrower provides notice of that acquisition to Lender within 30 days following the acquisition.

 

8. New Section 7.03(e) is added as follows:

 

(e) Additional Bluerock Transfer Provisions . Transfers of interests in any Designated Entity for Transfers not otherwise permitted or conditionally permitted by the terms of this Loan Agreement resulting from a Transfer (including by merger or other consolidation) of all of the assets of or interests in Bluerock Residential Holdings, LP or Bluerock REIT Holdings, LLC (a “ Bluerock Entity Transfer ”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Bluerock Entity Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Bluerock Entity Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Bluerock Entity Transfer.

 

(D) After the Bluerock Entity Transfer, Control and management of the day-to-day operations of Borrower continue to be held, directly or indirectly, by (i) Bluerock REIT, (ii) MPC Partnership Holdings LLC, or (iii) a publicly held real estate investment trust which is (or to whose Affiliate is) the transferee of the Bluerock Entity Transfer.

 

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(E) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Bluerock Entity Transfer.

 

(F) Lender will not be entitled to collect a Transfer Fee as the result of the Bluerock Entity Transfer.

 

(G) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Bluerock Entity Transfer transferee and of the “Replacement Bluerock Guarantor” described below (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

(H) Borrower delivers to Lender a search confirming that the Bluerock Entity Transfer transferee is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(I) At Lender’s request, Borrower executes a reaffirmation of its obligations under the Loan Documents in a form acceptable to Lender.

 

(J) Borrower provides a replacement Guarantor (“ Replacement Guarantor ”) acceptable to Lender in Lender’s Discretion, and each of the following requirements is met (collectively, the “Replacement Requirements” ):

 

(I) At the time of the Bluerock Entity Transfer, Replacement Guarantor and the Carroll Guarantor (provided the Carroll Guarantor is a Guarantor at the time of the Bluerock Entity Transfer) collectively have a net worth of at least $15,000,000, and liquid assets of at least $3,868,400.

 

(II) Lender has received all information and organizational documents requested by Lender in Lender’s Discretion, with respect to Replacement Guarantor.

 

(III) Replacement Guarantor executes a Guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, and the Carroll Guarantor executes a ratification of its Guaranty executed on the Closing Date.

 

(K) The Mortgaged Property continues to be managed by the initial Property Manager or a successor Property Manager satisfactory to Lender pursuant to a property management agreement approved by Lender in writing; which approval will not be unreasonably withheld, provided that such successor Property Manager and Borrower execute an assignment of the management agreement in form acceptable to Lender.

 

9. Section 11.03 is hereby modified by adding a new subsection (d) as follows:

 

(d) Lender shall endeavor to give the individuals or entities listed below courtesy copies of any Notice given to Borrower or any guarantor by Lender, at the addresses set forth below; provided, however, that failure to provide such courtesy copies of Notices shall not affect the validity or sufficiency of any Notice to Borrower or any guarantor, shall not affect Lender’s rights and remedies hereunder or under any other Loan Documents and shall not subject Lender to any claims by or liability to Borrower, any guarantor or any other individual or entity. It is acknowledged and agreed that no individual or entity listed below is a third-party beneficiary to any of the Loan Documents.

 

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Bluerock Residential with a copy to :

Growth REIT, Inc.

712 Fifth Avenue

9 th Floor

New York, New York 10019

Attention:  Michael Konig, Esq.

Telephone: (212) 843-1601

Email: mkonig@bluerockre.com

Kaplan Voekler Cunningham & Frank PLC

1401 E. Cary St.
Richmond, VA 23219

Attention:  S. Edward Flanagan

Telephone: (804) 823-4000

Email: eflanagan@kv-legal.com

 

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EXHIBIT c

 

REPAIR SCHEDULE OF WORK

 

Description of Repair (Completion Date)
Days after Closing Date
to complete
Repair water damaged materials in unit #8204 90

  

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EXHIBIT d

 

REPAIR DISBURSEMENT REQUEST

 

The undersigned requests from _____________________________________________________________________ (“Lender”) the disbursement of funds in the amount of $_________________ (“Disbursement Request”) from the Repair Reserve Fund established pursuant to the Multifamily Loan and Security Agreement dated _____________ , 20 by and between Lender and the undersigned ( “Loan Agreement”) to pay for repairs to the multifamily apartment project known as __________________________________ and located in ___________________________________ .

 

The undersigned represents and warrants to Lender that the following information and certifications provided in connection with this Disbursement Request are true and correct as of the date hereof:

 

1. Purpose for which disbursement is requested:

 

 

 

2. To whom the disbursement will be made (may be the undersigned in the case of reimbursement for advances and payments made or cost incurred for work done by the undersigned): ___________________________________________________________

 

3. Estimated costs of completing the uncompleted Repairs as of the date of this Disbursement Request:                                                                                                  

 

4. The undersigned certifies that each of the following is true:

 

(a) The disbursement requested pursuant to this Disbursement Request will be used solely to pay a cost or costs allowable under the Loan Agreement.

 

(b) None of the items for which disbursement is requested pursuant to this Disbursement Request has formed the basis for any disbursement previously made from the Repair Reserve Fund.

 

(c) All labor and materials for which disbursements have been requested have been incorporated into the Improvements or suitably stored upon the Mortgaged Property in accordance with reasonable and standard building practices, the Loan Agreement and all applicable laws, ordinances, rules and regulations of any governmental authority having jurisdiction over the Mortgaged Property.

 

(d) The materials, supplies and equipment furnished or installed for the Repairs are not subject to any Lien or security interest or that the funds to be disbursed pursuant to this Disbursement Request are to be used to satisfy any such Lien or security interest.

 

5. All capitalized terms used in this Disbursement Request without definition will have the meanings ascribed to them in the Loan Agreement.

 

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IN WITNESS WHEREOF, the undersigned has executed this Disbursement Request as of the day and date first above written.

 

  BORROWER:
   
Date:      
   
       

  

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EXHIBIT e

 

WORK COMMENCED AT MORTGAGED PROPERTY

 

NONE

 

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EXHIBIT F

 

CAPITAL REPLACEMENTS

 

· Carpet/vinyl flooring
· Window treatments
· Roofs
· Furnaces/boilers
· Air conditioners
· Ovens/ranges
· Refrigerators
· Dishwashers
· Water heaters
· Garbage disposals
· Other items that Lender may approve subject to any conditions that Lender may require, all in Lender’s sole and absolute discretion.

  

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EXHIBIT G

 

DESCRIPTION OF GROUND LEASE

 

Not Applicable

 

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EXHIBIT H

 

ORGANIZATIONAL CHART of borrower as of the closing date

 

 

Multifamily Loan and Security Agreement

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EXHIBIT I

 

DESIGNATED ENTITIES FOR TRANSFERS AND GUARANTOR(S)

 

Designated Entities for Transfers

 

· BR Carroll DFW Portfolio JV, LLC
· BR DFW Portfolio JV Member, LLC
· BRG DFW Portfolio, LLC
· Bluerock Residential Holdings, LP
· Bluerock Residential Growth REIT, Inc.
· Carroll Co-Invest III DFW Portfolio, LLC
· Carroll Multifamily Real Estate Fund III, LP
· MPC Property Holdings III, LLC
· MPC Partnership Holdings LLC
· P. Carroll Capital Partners, LLC
· HUP Investment Company, LLC

 

Guarantor(s)

 

· Carroll Multifamily Real Estate Fund III, LP
· Bluerock Residential Growth REIT, Inc.

 

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EXHIBIT J

 

DESCRIPTION OF RELEASE PARCEL

 

Not Applicable

 

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EXHIBIT O

 

BORROWER’S CERTIFICATE OF

PROPERTY IMPROVEMENT ALTERATIONS COMPLETION

 

THIS BORROWER’S CERTIFICATE OF PROPERTY IMPROVEMENT ALTERATIONS COMPLETION (“ Certificate ”) is made as of __________, 20___, by ______________, a ________________ (“ Borrower ”) for the benefit of ________________, a ________________, and it successors and assigns (collectively, “ Lender ”).

 

In connection with Section 6.09(e)(v)(G) of the Loan Agreement, Borrower certifies to Lender as follows:

 

[INSERT THE APPLICABLE SECTION (a) AND DELETE THE OTHER:]

 

[USE THE FOLLOWING IF ALL PROPERTY IMPROVEMENT ALTERATIONS THAT WERE COMMENCED HAVE BEEN COMPLETED]

 

(a) All Property Improvement Alterations described in the Property Improvement Notice that were commenced have been completed. The completed Property Improvement Alterations and their completion dates are as follows:

 

Description of Property Improvement
Alteration Commenced
Completion Date
   
   

 

[OR]

 

[USE THE FOLLOWING IF MINIMUM OCCUPANCY HAS DECREASED BELOW THE MINIMUM OCCUPANCY REQUIREMENT AND NOT ALL THE PROPERTY IMPROVEMENT ALTERATIONS THAT WERE COMMENCED HAD BEEN COMPLETED AT SUCH TIME]

 

(a) All Property Improvement Alterations described in the Property Improvement Notice that resulted in individual residential dwelling units not being available for leasing that were commenced have been or will be completed in a timely manner. Such Property Improvement Alterations that were commenced and their completion dates and/or, if applicable, anticipated completion dates, are as follows:

 

Description of Property
Improvement Alteration
Commenced
Completion
Date
Anticipated
Completion
Date
Comments
       
       

 

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[FOR ALL LOANS:]

 

(b) The completed Property Improvement Alterations were completed in a good and workmanlike manner and in compliance with all laws (including, without limitation, any and all life safety laws, environmental laws, building codes, zoning ordinances and laws for the handicapped and/or disabled)

 

(c) Should Borrower intend to contest any claim or claims for labor, materials or other costs, Borrower agrees to give Lender notice within 30 days of the existence of such claim or claims and certifies to Lender that payment of the full amount which might in any event be payable in order to satisfy such claim or claims will be made.

 

[INSERT THE FOLLOWING IF MINIMUM OCCUPANCY HAS DECREASED BELOW THE MINIMUM OCCUPANCY REQUIREMENT]

 

(d) Any additional Property Improvement Alterations not yet commenced which would cause residential dwelling units to be unavailable for leasing have been suspended.

 

[BORROWER SIGNATURE]

 

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Exhibit 10.271

 

Freddie Mac Loan Number: 932411177

Property Name: Sorrel at Phillips Creek Ranch

 

MULTIFAMILY NOTE

 

FLOATING RATE

 

(Revised 9-4-2015)

 

US $38,684,000.00 Effective Date:  As of October 29, 2015

 

FOR VALUE RECEIVED, BR CARROLL PHILLIPS CREEK RANCH, LLC , a Delaware limited liability company (together with such party’s or parties’ successors and assigns, “ Borrower ”) jointly and severally (if more than one), promises to pay to the order of CBRE CAPITAL MARKETS, INC. , a Texas corporation, the principal sum of $38,684,000.00, with interest on the unpaid principal balance, as hereinafter provided.

 

1. Defined Terms.

 

(a) As used in this Note:

 

Amortization Period ” means a period of 360 full consecutive calendar months.

 

Base Recourse ” means a portion of the Indebtedness equal to 0% of the original principal balance of this Note.

 

Business Day ” means any day other than a Saturday, a Sunday, or any other day on which Lender or the national banking associations are not open for business.

 

Capped Interest Rate ” is not applicable, there is no Capped Interest Rate for the Loan.

 

Default Rate ” means a variable annual interest rate equal to 4 percentage points above the Floating Interest Rate in effect from time to time. However, at no time will the Default Rate exceed the Maximum Interest Rate.

 

First Installment Due Date ” means December 1, 2015.

 

First Principal and Interest Installment Due Date ” means December 1, 2019.

 

Floating Interest Rate ” means the variable annual interest rate calculated for each Interest Adjustment Period so as to equal the Index Rate for such Interest Adjustment Period (truncated at the 5 th decimal place if necessary) plus the Margin. However, in no event will the Floating Interest Rate exceed the Capped Interest Rate.

 

Freddie Mac ” means the Federal Home Loan Mortgage Corporation.

 

ICE ” means ICE Benchmark Administration Limited.

 

Index Rate ” means, for any Interest Adjustment Period, the LIBOR Index Rate for such Interest Adjustment Period.

 

Multifamily Note
Floating Rate

 

 

 

Installment Due Date ” means, for any monthly installment of interest-only or principal and interest, the date on which such monthly installment is due and payable pursuant to Section 3 of this Note.

 

Interest Adjustment Period ” means each successive one (1) calendar month period until the entire Indebtedness is paid in full, except that the first Interest Adjustment Period is the period from the date of this Note through October 31, 2015. Therefore, the second Interest Adjustment Period will be the period from November 1, 2015, through November 30, 2015, and so on until the entire Indebtedness is paid in full.

 

Lender ” means the holder from time to time of this Note.

 

LIBOR ” means the London Interbank Offered Rate.

 

LIBOR Index ” means ICE’s one (1) month LIBOR rate for United States Dollar deposits, as displayed on the LIBOR Index Page used to establish the LIBOR Index Rate.

 

LIBOR Index Rate ” means, for any Interest Adjustment Period after the first Interest Adjustment Period, ICE’s LIBOR rate for the LIBOR Index released by ICE most recently preceding the first day of such Interest Adjustment Period, as such LIBOR rate is displayed on the LIBOR Index Page. The LIBOR Index Rate for the first Interest Adjustment Period means ICE’s LIBOR rate for the LIBOR Index released by ICE most recently preceding the first day of the month in which the first Interest Adjustment Period begins, as such LIBOR rate is displayed on the LIBOR Index Page; provided, however, that if at any time the LIBOR Index Rate is less than zero, the LIBOR Index Rate shall be deemed to be zero for all purposes of this Note and the Loan Agreement.

 

LIBOR Index Page ” is the Bloomberg L.P., page “BBAM”, or such other page for the LIBOR Index as may replace page BBAM on that service, or at the option of Lender (i) the applicable page for the LIBOR Index on another service which electronically transmits or displays ICE LIBOR rates, or (ii) any publication of LIBOR rates available from ICE. In the event ICE ceases to set or publish a LIBOR rate/interest settlement rate for the LIBOR Index, Lender will designate an alternative index, and such alternative index will constitute the LIBOR Index Page.

 

Loan ” means the loan evidenced by this Note.

 

Loan Agreement ” means the Multifamily Loan and Security Agreement entered into by and between Borrower and Lender, effective as of the effective date of this Note, as amended, modified, or supplemented from time to time.

 

Lockout Period ” means the period from the date of this Note through the day preceding the 12th Installment Due Date under this Note.

 

Margin ” means two and twenty-nine hundredths percentage points (229 basis points).

 

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Floating Rate

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Maturity Date ” means the earlier of (i) May 1, 2023 (“ Scheduled Maturity Date ”) and (ii) the date on which the unpaid principal balance of this Note becomes due and payable by acceleration or otherwise pursuant to the Loan Documents or the exercise by Lender of any right or remedy under any Loan Document; provided, however, that if the unpaid principal balance of this Note becomes due and payable by acceleration but such acceleration is rendered null and void and of no further force and effect by operation of law or agreement by Lender, such acceleration will have no effect on the Maturity Date.

 

Maximum Interest Rate ” means the rate of interest which results in the maximum amount of interest allowed by applicable law.

 

Prepayment Premium Period ” means the period during which, if a prepayment of principal occurs, a prepayment premium will be payable by Borrower to Lender. The Prepayment Premium Period is the period from and including the date of this Note until but not including the first day of the Window Period.

 

Program Plus® Seller/Servicer ” means an institution approved to sell multifamily mortgages to Freddie Mac as a Program Plus Seller/Servicer.

 

Remaining Amortization Period ” means, at any point in time, the number of consecutive calendar months equal to the number of months in the Amortization Period minus the number of scheduled monthly installments of principal and interest that have elapsed since the date of this Note.

 

Security Instrument ” means the multifamily mortgage, deed to secure debt or deed of trust effective as of the effective date of this Note, from Borrower to or for the benefit of Lender and securing this Note, as amended, modified or supplemented from time to time.

 

Window Period ” means the 3 consecutive calendar month period prior to the Scheduled Maturity Date.

 

(b) Other capitalized terms used but not defined in this Note will have the meanings given to such terms in the Loan Agreement.

 

2. Address for Payment. All payments due under this Note will be payable at CBRE Capital Markets, Inc., c/o GEMSA Loan Services, L.P., Post Office Box 973788, Dallas, Texas 75397-3788, or such other place as may be designated by Notice to Borrower from or on behalf of Lender.

 

3. Payments.

 

(a) Interest will accrue on the outstanding principal balance of this Note at the Floating Interest Rate, subject to the provisions of Section 8 of this Note.

 

(b) Interest under this Note will be computed, payable and allocated on the basis of an actual/360 interest calculation schedule (interest is payable for the actual number of days in each month, and each month’s interest is calculated by multiplying the unpaid principal amount of this Note as of the first day of the month for which interest is being calculated by the applicable Floating Interest Rate, dividing the product by 360, and multiplying the quotient by the number of days in the month for which interest is being calculated). For convenience in determining the amount of a monthly installment of principal and interest under this Note, Lender will use a 30/360 interest calculation payment schedule (each year is treated as consisting of twelve 30-day months). However, as provided above, the portion of the monthly installment actually payable as and allocated to interest will be based upon an actual/360 interest calculation schedule, and the amount of each installment attributable to principal and the amount attributable to interest will vary based upon the number of days in the month for which such installment is paid. Each monthly payment of principal and interest will first be applied to pay in full interest due, and the balance of the monthly payment paid by Borrower will be credited to principal.

 

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(c) Unless disbursement of principal is made by Lender to Borrower on the first day of a calendar month, interest for the period beginning on the date of disbursement and ending on and including the last day of such calendar month will be payable by Borrower simultaneously with the execution of this Note. If disbursement of principal is made by Lender to Borrower on the first day of a calendar month, then no payment will be due from Borrower at the time of the execution of this Note. The Installment Due Date for the first monthly installment payment under Section 3(d) of interest-only or principal and interest, as applicable, will be the First Installment Due Date set forth in Section 1(a) of this Note. Except as provided in this Section 3(c) and Section 10, accrued interest will be payable in arrears.

 

(d)          (i)          Beginning on the First Installment Due Date, and continuing until and including the Installment Due Date immediately prior to the First Principal and Interest Installment Due Date, accrued interest-only will be payable by Borrower in consecutive monthly installments due and payable on the first day of each calendar month. The amount of the monthly installment of interest-only payable pursuant to this Section 3(d)(i) on an Installment Due Date will equal the product of (A) annual interest on the unpaid principal balance of this Note as of the first day of the Interest Adjustment Period immediately preceding the Installment Due Date at the Floating Interest Rate in effect for such Interest Adjustment Period, divided by 360, multiplied by (B) the number of days in such Interest Adjustment Period.

 

(ii) Beginning on the First Principal and Interest Installment Due Date, and continuing until and including the monthly installment due on the Maturity Date, principal and accrued interest will be payable by Borrower in consecutive monthly installments due and payable on the first day of each calendar month. The amount of the monthly installment of principal and interest payable pursuant to this Section 3(d)(ii) on an Installment Due Date will be calculated so as to equal the monthly payment amount which would be payable on the Installment Due Date as if the unpaid principal balance of this Note as of the first day of the Interest Adjustment Period immediately preceding the Installment Due Date was to be fully amortized, together with interest thereon at the Floating Interest Rate in effect for such Interest Adjustment Period, in equal consecutive monthly payments paid on the first day of each calendar month over the Remaining Amortization Period.

 

(e) Reserved.

 

(f) Reserved.

 

(g) Reserved.

 

(h) All remaining Indebtedness, including all principal and interest, will be due and payable by Borrower on the Maturity Date.

 

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(i) Lender will provide Borrower with Notice, given in the manner specified in the Loan Agreement, of the amount of each monthly installment due under this Note. However, if Lender has not provided Borrower with prior Notice of the monthly payment due on any Installment Due Date, then Borrower will pay on that Installment Due Date an amount equal to the monthly installment payment for which Borrower last received Notice. If Lender at any time determines that Borrower has paid one or more monthly installments in an incorrect amount because of the operation of the preceding sentence, or because Lender has miscalculated the Floating Interest Rate or has otherwise miscalculated the amount of any monthly installment, then Lender will give Notice to Borrower of such determination. If such determination discloses that Borrower has paid less than the full amount due for the period for which the determination was made, Borrower, within 30 calendar days after receipt of the Notice from Lender, will pay to Lender the full amount of the deficiency. If such determination discloses that Borrower has paid more than the full amount due for the period for which the determination was made, then the amount of the overpayment will be credited to the next installment(s) of interest only or principal and interest, as applicable, due under this Note (or, if an Event of Default has occurred and is continuing, such overpayment will be credited against any amount owing by Borrower to Lender).

 

(j) All payments under this Note must be made in immediately available U.S. funds.

 

(k) Any regularly scheduled monthly installment of interest only or principal and interest payable pursuant to this Section 3 that is received by Lender before the date it is due will be deemed to have been received on the due date for the purpose of calculating interest due.

 

(l) Any accrued interest remaining past due for 30 days or more, at Lender’s discretion, may be added to and become part of the unpaid principal balance of this Note and any reference to “accrued interest” will refer to accrued interest which has not become part of the unpaid principal balance. Any amount added to principal pursuant to the Loan Documents will bear interest at the applicable rate or rates specified in this Note and will be payable with such interest upon demand by Lender and absent such demand, as provided in this Note for the payment of principal and interest.

 

(m) In accordance with Section 16, interest charged under this Note cannot exceed the Maximum Interest Rate. If the Floating Interest Rate at any time exceeds the Maximum Interest Rate, resulting in the charging of interest hereunder to be limited to the Maximum Interest Rate, then any subsequent reduction in the Floating Interest Rate will not reduce the rate at which interest under this Note accrues below the Maximum Interest Rate until the total amount of interest accrued hereunder equals the amount of interest which would have accrued had the Floating Interest Rate at all times been in effect.

 

(n) Reserved.

 

4. Application of Partial Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, Lender may apply the amount received to amounts then due and payable in any manner and in any order determined by Lender, in Lender’s discretion. Borrower agrees that neither Lender’s acceptance of a payment from Borrower in an amount that is less than all amounts then due and payable nor Lender’s application of such payment will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction.

 

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5. Security. The Indebtedness is secured by, among other things, the Security Instrument, and reference is made to the Security Instrument and the Loan Agreement for other rights with respect to collateral for the Indebtedness.

 

6. Acceleration. If an Event of Default has occurred and is continuing, the entire unpaid principal balance, any accrued interest, any prepayment premium payable under Section 10, and all other amounts payable under this Note and any other Loan Document, will at once become due and payable, at the option of Lender, without any prior Notice to Borrower (except if notice is required by applicable law, then after such notice). Lender may exercise this option to accelerate regardless of any prior forbearance. For purposes of exercising such option, Lender will calculate the prepayment premium as if prepayment occurred on the date of acceleration. If prepayment occurs thereafter, Lender will recalculate the prepayment premium as of the actual prepayment date.

 

7. Late Charge.

 

(a) If any monthly installment of interest or principal and interest or other amount payable under this Note or under the Loan Agreement or any other Loan Document is not received in full by Lender within 10 days after the installment or other amount is due, counting from and including the date such installment or other amount is due (unless applicable law requires a longer period of time before a late charge may be imposed, in which event such longer period will be substituted), Borrower must pay to Lender, immediately and without demand by Lender, a late charge equal to 5% of such installment or other amount due (unless applicable law requires a lesser amount be charged, in which event such lesser amount will be substituted). If the Loan is not fully amortizing, the late charge will not be due on the final payment of principal owed on the Maturity Date if such payment is not timely made.

 

(b) Borrower acknowledges that its failure to make timely payments will cause Lender to incur additional expenses in servicing and processing the Loan and that it is extremely difficult and impractical to determine those additional expenses. Borrower agrees that the late charge payable pursuant to this Section represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Note, of the additional expenses Lender will incur by reason of such late payment. The late charge is payable in addition to, and not in lieu of, any interest payable at the Default Rate pursuant to Section 8.

 

8. Default Rate.

 

(a) So long as (i) any monthly installment under this Note remains past due for 30 days or more or (ii) any other Event of Default has occurred and is continuing, then notwithstanding anything in Section 3 of this Note to the contrary, interest under this Note will accrue on the unpaid principal balance from the Installment Due Date of the first such unpaid monthly installment or the occurrence of such other Event of Default, as applicable, at the Default Rate.

 

(b) From and after the Maturity Date, the unpaid principal balance will continue to bear interest at the Default Rate until and including the date on which the entire principal balance is paid in full.

 

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(c) Borrower acknowledges that (i) its failure to make timely payments will cause Lender to incur additional expenses in servicing and processing the Loan, (ii) during the time that any monthly installment under this Note is delinquent for 30 days or more, Lender will incur additional costs and expenses arising from its loss of the use of the money due and from the adverse impact on Lender’s ability to meet its other obligations and to take advantage of other investment opportunities, and (iii) it is extremely difficult and impractical to determine those additional costs and expenses. Borrower also acknowledges that, during the time that any monthly installment under this Note is delinquent for 30 days or more or any other Event of Default has occurred and is continuing, Lender’s risk of nonpayment of this Note will be materially increased and Lender is entitled to be compensated for such increased risk. Borrower agrees that the increase in the rate of interest payable under this Note to the Default Rate represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Note, of the additional costs and expenses Lender will incur by reason of the Borrower’s delinquent payment and the additional compensation Lender is entitled to receive for the increased risks of nonpayment associated with a delinquent loan.

 

9. Limits on Personal Liability.

 

(a) Except as otherwise provided in this Section 9, Borrower will have no personal liability under this Note, the Loan Agreement or any other Loan Document for the repayment of the Indebtedness or for the performance of or compliance with any other obligations of Borrower under the Loan Documents and Lender’s only recourse for the satisfaction of the Indebtedness and the performance of such obligations will be Lender’s exercise of its rights and remedies with respect to the Mortgaged Property and to any other collateral held by Lender as security for the Indebtedness. This limitation on Borrower’s liability will not limit or impair Lender’s enforcement of its rights against any Guarantor of the Indebtedness or any Guarantor of any other obligations of Borrower.

 

(b) Borrower will be personally liable to Lender for the amount of the Base Recourse, plus any other amounts for which Borrower has personal liability under this Section 9.

 

(c) In addition to the Base Recourse, Borrower will be personally liable to Lender for the repayment of a further portion of the Indebtedness equal to any loss or damage suffered by Lender as a result of the occurrence of any of the following events:

 

(i) Borrower fails to pay to Lender upon demand after an Event of Default all Rents to which Lender is entitled under Section 3 of the Security Instrument and the amount of all security deposits collected by Borrower from tenants then in residence. However, Borrower will not be personally liable for any failure described in this Section 9(c)(i) if Borrower is unable to pay to Lender all Rents and security deposits as required by the Security Instrument because of a valid order issued in a bankruptcy, receivership, or similar judicial proceeding.

 

(ii) Borrower fails to apply all Insurance proceeds and Condemnation proceeds as required by the Loan Agreement. However, Borrower will not be personally liable for any failure described in this Section 9(c)(ii) if Borrower is unable to apply Insurance or Condemnation proceeds as required by the Loan Agreement because of a valid order issued in a bankruptcy, receivership, or similar judicial proceeding.

 

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(iii) Either of the following occurs:

 

(A) Borrower fails to deliver the statements, schedules and reports required by Section 6.07 of the Loan Agreement and Lender exercises its right to audit those statements, schedules and reports.

 

(B) If an Event of Default has occurred and is continuing, Borrower fails to deliver all books and records relating to the Mortgaged Property or its operation in accordance with the provisions of Section 6.07 of the Loan Agreement.

 

(iv) Borrower fails to pay when due in accordance with the terms of the Loan Agreement the amount of any item below marked “Deferred”; provided however, that if no item is marked “Deferred”, this Section 9(c)(iv) will be of no force or effect.

 

  [Deferred] Property Insurance premiums or other Insurance premiums
  [Collect] Taxes or payments in lieu of taxes (PILOT)
  [Deferred] water and sewer charges (that could become a lien on the Mortgaged Property)
  [N/A] Ground Rents
  [Deferred] assessments or other charges (that could become a lien on the Mortgaged Property), including home owner association dues

 

(v) Borrower engages in any willful act of material waste of the Mortgaged Property.

 

(vi) Borrower fails to comply with any provision of Section 6.13(a)(iii) through (xxvi) of the Loan Agreement or any SPE Equity Owner fails to comply with any provision of Section 6.13(b)(iii) through (v) of the Loan Agreement (subject to possible full recourse liability as set forth in Section 9(f)(ii)).

 

(vii) Any of the following Transfers occurs:

 

(A) Any Person that is not an Affiliate creates a mechanic’s lien or other involuntary lien or encumbrance against the Mortgaged Property and Borrower has not complied with the provisions of the Loan Agreement.

 

(B) A Transfer of property by devise, descent or operation of law occurs upon the death of a natural person and such Transfer does not meet the requirements set forth in the Loan Agreement.

 

(C) Borrower grants an easement that does not meet the requirements set forth in the Loan Agreement.

 

(D) Borrower executes a Lease that does not meet the requirements set forth in the Loan Agreement.

 

(viii) Reserved.

 

(ix) through (xviii) are Reserved.

 

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(xix) Borrower fails to complete any Property Improvement Alterations that have been commenced in accordance with Section 6.09(e)(v) of the Loan Agreement.

 

(d) In addition to the Base Recourse, Borrower will be personally liable to Lender for all of the following:

 

(i) Borrower will be personally liable for the performance of all of Borrower’s obligations under Sections 6.12 and 10.02(b) of the Loan Agreement (relating to environmental matters).

 

(ii) Borrower will be personally liable for the costs of any audit under Section 6.07 of the Loan Agreement.

 

(iii) Borrower will be personally liable for any costs and expenses incurred by Lender in connection with the collection of any amount for which Borrower is personally liable under this Section 9, including Attorneys’ Fees and Costs and the costs of conducting any independent audit of Borrower’s books and records to determine the amount for which Borrower has personal liability.

 

(iv) through (viii) are Reserved.

 

(ix) Borrower will be personally liable for any fees, costs, or expenses incurred by Lender in connection with Borrower’s termination of any agreement for the provision of services to or in connection with the Mortgaged Property, including cable, internet, garbage collection, landscaping, security, and cleaning.

 

(e) All payments made by Borrower with respect to the Indebtedness and all amounts received by Lender from the enforcement of its rights under the Loan Agreement and the other Loan Documents will be applied first to the portion of the Indebtedness for which Borrower has no personal liability.

 

(f) Notwithstanding the Base Recourse, Borrower will become personally liable to Lender for the repayment of all of the Indebtedness upon the occurrence of any of the following Events of Default:

 

(i) Borrower fails to comply with Section 6.13(a)(i) or (ii) of the Loan Agreement or any SPE Equity Owner fails to comply with Section 6.13(b)(i) or (ii) of the Loan Agreement.

 

(ii) Borrower fails to comply with any provision of Section 6.13(a)(iii) through (xxvi) of the Loan Agreement or any SPE Equity Owner fails to comply with any provision of Section 6.13(b)(iii) through (v) of the Loan Agreement and a court of competent jurisdiction holds or determines that such failure or combination of failures is the basis, in whole or in part, for the substantive consolidation of the assets and liabilities of Borrower or any SPE Equity Owner with the assets and liabilities of a debtor pursuant to Title 11 of the Bankruptcy Code.

 

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(iii) A Transfer that is an Event of Default under Section 7.02 of the Loan Agreement occurs other than a Transfer set forth in Section 9(c)(vii) above (for which Borrower will have personal liability for Lender’s loss or damage); provided, however, that Borrower will not have any personal liability for a Transfer consisting solely of the involuntary removal or involuntary withdrawal of a general partner in a limited partnership or a manager in a limited liability company.

 

(iv) There was fraud or written material misrepresentation by Borrower or any officer, director, partner, member, or employee of Borrower in connection with the application for or creation of the Indebtedness or there is fraud in connection with any request for any action or consent by Lender.

 

(v) Borrower or any SPE Equity Owner voluntarily files for bankruptcy protection under the Bankruptcy Code.

 

(vi) Borrower or any SPE Equity Owner voluntarily becomes subject to any reorganization, receivership, insolvency proceeding, or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(vii) The Mortgaged Property or any part of the Mortgaged Property becomes an asset in a voluntary bankruptcy or becomes subject to any voluntary reorganization, receivership, insolvency proceeding, or other similar voluntary proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(viii) An order of relief is entered against Borrower or any SPE Equity Owner pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights in any involuntary bankruptcy proceeding initiated or joined in by a Related Party.

 

(ix) An involuntary bankruptcy or other involuntary insolvency proceeding is commenced against Borrower or any SPE Equity Owner (by a party other than Lender) but only if Borrower or such SPE Equity Owner has failed to use commercially reasonable efforts to dismiss such proceeding or has consented to such proceeding. “Commercially reasonable efforts” will not require any direct or indirect interest holders in Borrower or any SPE Equity Owner to contribute or cause the contribution of additional capital to Borrower or any SPE Equity Owner.

 

(x) through (xii) are reserved.

 

(g) For purposes of Sections 9(f) and (h), the term “ Related Party ” will include all of the following:

 

(i) Borrower, any Guarantor, or any SPE Equity Owner.

 

(ii) Any Person that holds, directly or indirectly, any ownership interest (including any shareholder, member or partner) in Borrower, any Guarantor, or any SPE Equity Owner or any Person that has a right to manage Borrower, any Guarantor, or any SPE Equity Owner.

 

(iii) Any Person in which Borrower, any Guarantor, or any SPE Equity Owner has any ownership interest (direct or indirect) or right to manage.

 

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(iv) Any Person in which any partner, shareholder, or member of Borrower, any Guarantor, or any SPE Equity Owner has an ownership interest or right to manage.

 

(v) Any Person in which any Person holding an interest in Borrower, any Guarantor, or any SPE Equity Owner also has any ownership interest.

 

(vi) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related by blood, marriage or adoption to Borrower, any Guarantor, or any SPE Equity Owner.

 

(vii) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related to any partner, shareholder or member of, or any other Person holding an interest in, Borrower, any Guarantor, or any SPE Equity Owner.

 

(h) If Borrower, any Guarantor, any SPE Equity Owner, or any Related Party has solicited creditors to initiate or participate in any proceeding referred to in Section 9(f), regardless of whether any of the creditors solicited actually initiates or participates in the proceeding, then such proceeding will be considered as having been initiated by a Related Party.

 

(i) To the extent that Borrower has personal liability under this Section 9, Lender may, to the fullest extent permitted by applicable law, exercise its rights against Borrower personally without regard to whether Lender has exercised any rights against the Mortgaged Property or any other security, or pursued any rights against any Guarantor, or pursued any other rights available to Lender under this Note, the Loan Agreement, any other Loan Document, or applicable law. To the fullest extent permitted by applicable law, in any action to enforce Borrower’s personal liability under this Section 9, Borrower waives any right to set off the value of the Mortgaged Property against such personal liability.

 

10. Voluntary and Involuntary Prepayments.

 

(a) Any receipt by Lender of principal due under this Note prior to the Maturity Date, other than principal required to be paid in monthly installments pursuant to Section 3, constitutes a prepayment of principal under this Note. Without limiting the foregoing, any application by Lender, prior to the Maturity Date, of any proceeds of collateral or other security to the repayment of any portion of the unpaid principal balance of this Note constitutes a prepayment under this Note.

 

(b) Borrower may not voluntarily prepay any portion of the principal balance of this Note during the Lockout Period, if a Lockout Period is applicable to this Note. However, if any portion of the principal balance of this Note is prepaid during the Lockout Period by reason of the application by Lender of any proceeds of collateral or other security to any portion of the unpaid principal balance of this Note or following a determination that the prohibition on voluntary prepayments during the Lockout Period is in contravention of applicable law, then Borrower must also pay to Lender upon demand by Lender, a prepayment premium equal to 5% of the amount of principal being prepaid.

 

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(c) Following the end of the Lockout Period, Borrower may voluntarily prepay all of the unpaid principal balance of this Note on an Installment Due Date so long as Borrower designates the date for such prepayment in a Notice from Borrower to Lender given at least 30 days prior to the date of such prepayment. If an Installment Due Date (as defined in Section 1(a)) falls on a day which is not a Business Day, then with respect to payments made under this Section 10 only, the term “Installment Due Date” will mean the Business Day immediately preceding the scheduled Installment Due Date.

 

(d) Notwithstanding Section 10(c), Borrower may voluntarily prepay all of the unpaid principal balance of this Note on a Business Day other than an Installment Due Date if Borrower provides Lender with the Notice set forth in Section 10(c) and meets the other requirements set forth in this Section 10(d). Borrower acknowledges that Lender has agreed that Borrower may prepay principal on a Business Day other than an Installment Due Date only because Lender will deem any prepayment received by Lender on any day other than an Installment Due Date to have been received on the Installment Due Date immediately following such prepayment and Borrower must pay to Lender all interest that would have been due if the prepayment had actually been made on the Installment Due Date immediately following such prepayment.

 

(e) Unless otherwise expressly provided in the Loan Documents, Borrower may not voluntarily prepay less than all of the unpaid principal balance of this Note. In order to voluntarily prepay all or any part of the principal of this Note, Borrower must also pay to Lender, together with the amount of principal being prepaid, (i) all accrued and unpaid interest due under this Note, plus (ii) all other sums due to Lender at the time of such prepayment, plus (iii) any prepayment premium calculated pursuant to Section 10(f).

 

(f) Except as provided in Section 10(g), a prepayment premium will be due and payable by Borrower in connection with any prepayment of principal under this Note during the Prepayment Premium Period. The prepayment premium will be 1.0% of the amount of principal being prepaid for any prepayments occurring during the Prepayment Premium Period but after the Lockout Period (if applicable).

 

(g) Notwithstanding any other provision of this Section 10, no prepayment premium will be payable with respect to any of the following:

 

(i) Any prepayment made during the Window Period.

 

(ii) Any prepayment occurring as a result of the application of any Insurance proceeds or Condemnation award.

 

(iii) Any prepayment required under the terms of the Loan Agreement in connection with a Condemnation proceeding.

 

(iv) Any prepayment of the entire principal balance of this Note that occurs on or after the 12th Installment Due Date under this Note with the proceeds of a fixed interest rate mortgage loan that is the subject of a binding commitment for purchase between Freddie Mac and a Freddie Mac-approved Program Plus â Seller/Servicer.

 

(h) Unless Lender agrees otherwise in writing, a permitted or required prepayment of less than the unpaid principal balance of this Note will not extend or postpone the due date of any subsequent monthly installments or change the amount of such installments.

 

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(i) Borrower recognizes that any prepayment of any of the unpaid principal balance of this Note, whether voluntary or involuntary or resulting from an Event of Default by Borrower, will result in Lender’s incurring loss, including reinvestment loss, additional expense and frustration or impairment of Lender’s ability to meet its commitments to third parties. Borrower agrees to pay to Lender upon demand damages for the detriment caused by any prepayment, and agrees that it is extremely difficult and impractical to ascertain the extent of such damages. Borrower therefore acknowledges and agrees that the formula for calculating prepayment premiums set forth in this Note represents a reasonable estimate of the damages Lender will incur because of a prepayment. Borrower further acknowledges that any lockout and prepayment premium provisions of this Note are a material part of the consideration for the Loan, and that the terms of this Note are in other respects more favorable to Borrower as a result of the Borrower’s voluntary agreement to the lockout and prepayment premium provisions.

 

11. Reserved.

 

12. Reserved.

 

13. Costs and Expenses. To the fullest extent allowed by applicable law, Borrower must pay all expenses and costs, including Attorneys’ Fees and Costs incurred by Lender as a result of any default under this Note or in connection with efforts to collect any amount due under this Note, or to enforce the provisions of any of the other Loan Documents, including those incurred in post-judgment collection efforts and in any bankruptcy proceeding (including any action for relief from the automatic stay of any bankruptcy proceeding) or judicial or non-judicial foreclosure proceeding. Borrower acknowledges and agrees that, in connection with each request by Borrower under this Note or any Loan Document, Borrower must pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender, including any fees charged by the Rating Agencies (if applicable), regardless of whether the matter is approved, denied or withdrawn.

 

14. Forbearance. Any forbearance by Lender in exercising any right or remedy under this Note, the Loan Agreement, or any other Loan Document, or otherwise afforded by applicable law, will not be a waiver of or preclude the exercise of that or any other right or remedy. The acceptance by Lender of any payment after the due date of such payment, or in an amount which is less than the required payment, will not be a waiver of Lender’s right to require prompt payment when due of all other payments or to exercise any right or remedy with respect to any failure to make prompt payment. Enforcement by Lender of any security for Borrower’s obligations under this Note will not constitute an election by Lender of remedies so as to preclude the exercise of any other right or remedy available to Lender.

 

15. Waivers. Borrower and all endorsers and Guarantors of this Note and all other third party obligors waive presentment, demand, notice of dishonor, protest, notice of acceleration, notice of intent to demand or accelerate payment or maturity, presentment for payment, notice of nonpayment, grace, and diligence in collecting the Indebtedness.

 

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16. Loan Charges (Texas Only). Borrower and Lender intend at all times to comply with the law of the State of Texas governing the Maximum Interest Rate or the maximum amount of interest payable on or in connection with this Note and the Indebtedness (or applicable United States federal law to the extent that it permits Lender to contract for, charge, take, reserve, or receive a greater amount of interest than under Texas law). If the applicable law is ever judicially interpreted so as to render usurious any amount payable under this Note or under any other Loan Document, or contracted for, charged, taken, reserved, or received with respect to the Indebtedness, or as a result of acceleration of the maturity of this Note, or if any prepayment by Borrower results in Borrower having paid any interest in excess of that permitted by any applicable law, then Borrower and Lender expressly intend that all excess amounts collected by Lender will be applied to reduce the unpaid principal balance of this Note (or, if this Note has been or would thereby be paid in full, will be refunded to Borrower), and the provisions of this Note, the Loan Agreement and any other Loan Documents immediately will be deemed reformed and the amounts thereafter collectible under this Note or any other Loan Document reduced, without the necessity of the execution of any new documents, so as to comply with any applicable law, but so as to permit the recovery of the fullest amount otherwise payable under this Note or any other Loan Document. The right to accelerate the Maturity Date of this Note does not include the right to accelerate any interest, which has not otherwise accrued on the date of such acceleration, and Lender does not intend to collect any unearned interest in the event of acceleration. All sums paid or agreed to be paid to Lender for the use, forbearance, or detention of the Indebtedness will, to the extent permitted by any applicable law, be amortized, prorated, allocated and spread throughout the full term of the Indebtedness until payment in full so that the rate or amount of interest on account of the Indebtedness does not exceed the applicable usury ceiling. Notwithstanding any provision contained in this Note, the Loan Agreement or any other Loan Document that permits the compounding of interest, including any provision by which any accrued interest is added to the principal amount of this Note, the total amount of interest that Borrower is obligated to pay and Lender is entitled to receive with respect to the Indebtedness will not exceed the amount calculated on a simple ( i.e. , non-compounded) interest basis at the maximum rate on principal amounts actually advanced to or for the account of Borrower, including all current and prior advances and any advances made pursuant to the Loan Agreement or other Loan Documents (such as for the payment of Taxes, Insurance premiums and similar expenses or costs).

 

17. Commercial Purpose. Borrower represents that Borrower is incurring the Indebtedness solely for the purpose of carrying on a business or commercial enterprise, and not for personal, family, household, or agricultural purposes.

 

18. Counting of Days. Any reference in this Note to a period of “days” means calendar days, not Business Days, except where otherwise specifically provided.

 

19. Governing Law. This Note will be governed by the law of the Property Jurisdiction.

 

20. Captions. The captions of the Sections of this Note are for convenience only and will be disregarded in construing this Note.

 

21. Notices; Written Modifications.

 

(a) All Notices, demands, and other communications required or permitted to be given pursuant to this Note will be given in accordance with Section 11.03 of the Loan Agreement.

 

(b) Any modification or amendment to this Note will be ineffective unless in writing and signed by the party sought to be charged with such modification or amendment; provided, however, in the event of a Transfer under the terms of the Loan Agreement that requires Lender’s consent, any or some or all of the Modifications to Multifamily Note set forth in Exhibit A to this Note may be modified or rendered void by Lender at Lender’s option, by Notice to Borrower and the transferee, as a condition of Lender’s consent.

 

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22. Consent to Jurisdiction and Venue. Borrower agrees that any controversy arising under or in relation to this Note may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that will arise under or in relation to this Note. Borrower irrevocably consents to service, jurisdiction, and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence, or otherwise. However, nothing in this Note is intended to limit any right that Lender may have to bring any suit, action, or proceeding relating to matters arising under this Note in any court of any other jurisdiction.

 

23. WAIVER OF TRIAL BY JURY . BORROWER AND LENDER EACH (a) AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS NOTE OR THE RELATIONSHIP BETWEEN THE PARTIES AS LENDER AND BORROWER THAT IS TRIABLE OF RIGHT BY A JURY AND (b) WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

24. State-Specific Provisions. N/A.

 

25. Attached Riders. The following Riders are attached to this Note: NONE.

 

26. Attached Exhibit. The following Exhibit, if marked with an “X” in the space provided, is attached to this Note:

 

  x Exhibit A Modifications to Multifamily Note

 

IN WITNESS WHEREOF, and in consideration of the Lender’s agreement to lend Borrower the principal amount set forth above, Borrower has signed and delivered this Note under seal or has caused this Note to be signed and delivered under seal by its duly authorized representative.

 

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  BR CARROLL PHILLIPS CREEK RANCH, LLC ,
a Delaware limited liability company
     
  By: /s/ Jordan Ruddy
    Jordan Ruddy
    Authorized Signatory

 

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PAY TO THE ORDER OF    
  ,  
WITHOUT RECOURSE.    
     
CBRE CAPITAL MARKETS, INC. , a Texas corporation    

 

By: /s/ Marion S. Green  
  Name: Marion S. Green  
  Title: Vice President  

 

Freddie Mac Loan No. 932411177

 

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EXHIBIT A

 

MODIFICATIONS TO MULTIFAMILY NOTE

 

The following modifications are made to the text of the Note that precedes this Exhibit.

 

1. The definition of “Lockout Period” in Section 1(a) is deleted and replaced with the following:

 

Lockout Period ” means the period from the date of this Note through the day preceding the 18th 12th Installment Due Date under this Note.

 

2. Section 10(g)(iv) is deleted and replaced with the following:

 

(iv) Any prepayment of the entire principal balance of this Note that occurs on or after the 18th 12th Installment Due Date under this Note with the proceeds of a fixed interest rate mortgage loan that is the subject of a binding commitment for purchase between Freddie Mac and a Freddie Mac-approved Program Plus â Seller/Servicer.

 

3. Section 9(a) is revised to read as follows:

 

(a) Except as otherwise provided in this Section 9, neither Borrower nor any of its direct or indirect owners (with the exception of any Guarantor pursuant to any Guaranty of even date herewith, if any) will have no any personal liability under this Note, the Loan Agreement or any other Loan Document for the repayment of the Indebtedness or for the performance of or compliance with any other obligations of Borrower under the Loan Documents and Lender’s only recourse for the satisfaction of the Indebtedness and the performance of such obligations will be Lender’s exercise of its rights and remedies with respect to the Mortgaged Property and to any other collateral held by Lender as security for the Indebtedness. This limitation on Borrower’s liability will not limit or impair Lender’s enforcement of its rights against any Guarantor of the Indebtedness or any Guarantor of any other obligations of Borrower.

 

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Exhibit 10.272

 

After recording

return to:

 

Erin O’Neil Ashby, Esquire

Troutman Sanders LLP

P.O. Box 1122

Richmond, VA 23218

 

MULTIFAMILY DEED OF TRUST,

ASSIGNMENT OF RENTS,

SECURITY AGREEMENT AND FIXTURE FILING

 

TEXAS

 

(Revised 7-17-2014)

 

 

 

 

Freddie Mac Loan No. 932411177

Sorrel at Phillips Creek Ranch

 

MULTIFAMILY DEED OF TRUST,

ASSIGNMENT OF RENTS,

SECURITY AGREEMENT AND FIXTURE FILING

 

TEXAS

 

(Revised 7-17-2014)

 

THIS MULTIFAMILY DEED OF TRUST, ASSIGNMENT OF RENTS, SECURITY AGREEMENT AND FIXTURE FILING (“ Instrument ”) is made to be effective as of this 29th day of October, 2015, by BR CARROLL PHILLIPS CREEK RANCH, LLC , a limited liability company organized and existing under the laws of Delaware, whose address is c/o Carroll Organization, LLC, 3340 Peachtree Road, Suite 1620, Atlanta, Georgia 30326, as trustor (“ Borrower ”), to REBECCA S. CONRAD , as trustee (“ Trustee ”), for the benefit of CBRE CAPITAL MARKETS, INC. , a corporation organized and existing under the laws of Texas, whose address is c/o GEMSA Loan Services, L.P., 929 Gessner Road, Suite 1700, Houston, Texas 77024, as beneficiary (“ Lender ”). Borrower’s organizational identification number, if applicable, is 5830756.

 

RECITAL

 

Borrower, in consideration of the Indebtedness and the trust created by this Instrument, irrevocably grants, conveys and assigns to Trustee, in trust, with power of sale, the Mortgaged Property, including the Land located in Denton County, State of Texas and described in Exhibit A attached to this Instrument, to have and to hold the Mortgaged Property unto Trustee, Trustee’s successor in trust and Trustee’s assigns forever.

 

AGREEMENT

 

TO SECURE TO LENDER the repayment of the Indebtedness evidenced by Borrower’s Multifamily Note payable to Lender, dated as of the date of this Instrument, and maturing on May 1, 2023 (“ Maturity Date ”), in the principal amount of $38,684,000.00, and all renewals, extensions and modifications of the Indebtedness, and the performance of the covenants and agreements of Borrower contained in the Loan Agreement or any other Loan Document.

 

Borrower warrants and represents that Borrower is lawfully seized of the Mortgaged Property and has the right, power and authority to grant, convey and assign the Mortgaged Property, and that the Mortgaged Property is unencumbered, except as shown on the schedule of exceptions to coverage in the title policy issued to and accepted by Lender contemporaneously with the execution and recordation of this Instrument and insuring Lender’s interest in the Mortgaged Property (“ Schedule of Title Exceptions ”). Borrower covenants that Borrower will warrant and defend generally the title to the Mortgaged Property against all claims and demands, subject to any easements and restrictions listed in the Schedule of Title Exceptions.

 

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UNIFORM COVENANTS

 

(Revised 7-17-2014)

 

Covenants. In consideration of the mutual promises set forth in this Instrument, Borrower and Lender covenant and agree as follows:

 

1. Definitions. The following terms, when used in this Instrument (including when used in the above recitals), will have the following meanings and any capitalized term not specifically defined in this Instrument will have the meaning ascribed to that term in the Loan Agreement:

 

Attorneys’ Fees and Costs ” means (a) fees and out-of-pocket costs of Lender’s and Loan Servicer’s attorneys, as applicable, including costs of Lender’s and Loan Servicer’s in-house counsel, support staff costs, costs of preparing for litigation, computerized research, telephone and facsimile transmission expenses, mileage, deposition costs, postage, duplicating, process service, videotaping and similar costs and expenses; (b) costs and fees of expert witnesses, including appraisers; (c) investigatory fees; and (d) the costs for any opinion required by Lender pursuant to the terms of the Loan Documents.

 

Borrower ” means all Persons identified as “Borrower” in the first paragraph of this Instrument, together with their successors and assigns.

 

Business Day ” means any day other than a Saturday, a Sunday or any other day on which Lender or the national banking associations are not open for business.

 

Event of Default ” means the occurrence of any event described in Section 8.

 

Fixtures ” means all property owned by Borrower which is attached to the Land or the Improvements so as to constitute a fixture under applicable law, including: machinery, equipment, engines, boilers, incinerators and installed building materials; systems and equipment for the purpose of supplying or distributing heating, cooling, electricity, gas, water, air or light; antennas, cable, wiring and conduits used in connection with radio, television, security, fire prevention or fire detection or otherwise used to carry electronic signals; telephone systems and equipment; elevators and related machinery and equipment; fire detection, prevention and extinguishing systems and apparatus; security and access control systems and apparatus; plumbing systems; water heaters, ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances; light fixtures, awnings, storm windows and storm doors; pictures, screens, blinds, shades, curtains and curtain rods; mirrors; cabinets, paneling, rugs and floor and wall coverings; fences, trees and plants; swimming pools; and exercise equipment.

 

Governmental Authority ” means any board, commission, department, agency or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Mortgaged Property, or the use, operation or improvement of the Mortgaged Property, or over Borrower.

 

Ground Lease ” means the lease described in the Loan Agreement pursuant to which Borrower leases the Land, as such lease may from time to time be amended, modified, supplemented, renewed and extended.

 

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Improvements ” means the buildings, structures, improvements now constructed or at any time in the future constructed or placed upon the Land, including any future alterations, replacements and additions.

 

Indebtedness ” means the principal of, interest at the fixed or variable rate set forth in the Note on, and all other amounts due at any time under, the Note, this Instrument or any other Loan Document, including prepayment premiums, late charges, default interest, and advances as provided in Section 7 to protect the security of this Instrument.

 

Land ” means the land described in Exhibit A .

 

Leasehold Estate ” means Borrower’s interest in the Land and any other real property leased by Borrower pursuant to the Ground Lease, if applicable, including all of the following:

 

(a) All rights of Borrower to renew or extend the term of the Ground Lease.

 

(b) All amounts deposited by Borrower with Ground Lessor under the Ground Lease.

 

(c) Borrower’s right or privilege to terminate, cancel, surrender, modify or amend the Ground Lease.

 

(d) All other options, privileges and rights granted and demised to Borrower under the Ground Lease and all appurtenances with respect to the Ground Lease.

 

Leases ” means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Mortgaged Property, or any portion of the Mortgaged Property (including proprietary leases or occupancy agreements if Borrower is a cooperative housing corporation), and all modifications, extensions or renewals.

 

Lender ” means the entity identified as “Lender” in the first paragraph of this Instrument, or any subsequent holder of the Note.

 

Loan Agreement ” means the Multifamily Loan and Security Agreement executed by Borrower in favor of Lender and dated as of the date of this Instrument, as such agreement may be amended from time to time.

 

Loan Documents ” means the Note, this Instrument, the Loan Agreement, all guaranties, all indemnity agreements, all collateral agreements, UCC filings, O&M Programs, the MMP and any other documents now or in the future executed by Borrower, any guarantor or any other Person in connection with the loan evidenced by the Note, as such documents may be amended from time to time.

 

Loan Servicer ” means the entity that from time to time is designated by Lender or its designee to collect payments and deposits and receive Notices under the Note, this Instrument and any other Loan Document, and otherwise to service the loan evidenced by the Note for the benefit of Lender. Unless Borrower receives Notice to the contrary, the Loan Servicer is the entity identified as “Lender” in the first paragraph of this Instrument.

 

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Mortgaged Property ” means all of Borrower’s present and future right, title and interest in and to all of the following:

 

(a) The Land, or, if Borrower’s interest in the Land is pursuant to a Ground Lease, the Ground Lease and the Leasehold Estate.

 

(b) The Improvements.

 

(c) The Fixtures.

 

(d) The Personalty.

 

(e) All current and future rights, including air rights, development rights, zoning rights and other similar rights or interests, easements, tenements, rights of way, strips and gores of land, streets, alleys, roads, sewer rights, waters, watercourses and appurtenances related to or benefiting the Land or the Improvements, or both, and all rights-of-way, streets, alleys and roads which may have been or may in the future be vacated.

 

(f) All proceeds paid or to be paid by any insurer of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, whether or not Borrower obtained the insurance pursuant to Lender’s requirement.

 

(g) All awards, payments and other compensation made or to be made by any municipal, state or federal authority with respect to the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, including any awards or settlements resulting from condemnation proceedings or the total or partial taking of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property under the power of eminent domain or otherwise and including any conveyance in lieu thereof.

 

(h) All contracts, options and other agreements for the sale of the Land, or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property entered into by Borrower now or in the future, including cash or securities deposited to secure performance by parties of their obligations.

 

(i) All proceeds from the conversion, voluntary or involuntary, of any of the items described in subsections (a) through (h) inclusive into cash or liquidated claims, and the right to collect such proceeds.

 

(j) All Rents and Leases.

 

(k) All earnings, royalties, accounts receivable, issues and profits from the Land, the Improvements or any other part of the Mortgaged Property, and all undisbursed proceeds of the loan secured by this Instrument.

 

(l) All Imposition Reserve Deposits.

 

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(m) All refunds or rebates of Impositions by Governmental Authority or insurance company (other than refunds applicable to periods before the real property tax year in which this Instrument is dated).

 

(n) All tenant security deposits which have not been forfeited by any tenant under any Lease and any bond or other security in lieu of such deposits.

 

(o) All names under or by which any of the above Mortgaged Property may be operated or known, and all trademarks, trade names, and goodwill relating to any of the Mortgaged Property.

 

(p) If required by the terms of Section 4.05 of the Loan Agreement, all rights under the Letter of Credit and the Proceeds, as such Proceeds may increase or decrease from time to time.

 

(q) If the Note provides for interest to accrue at a floating or variable rate and there is a Cap Agreement, the Cap Collateral.

 

Note ” means the Multifamily Note (including any Amended and Restated Note, Consolidated, Amended and Restated Note, or Extended and Restated Note) executed by Borrower in favor of Lender and dated as of the date of this Instrument, including all schedules, riders, allonges and addenda, as such Multifamily Note may be amended, modified and/or restated from time to time.

 

Notice ” or “ Notices ” means all notices, demands and other communication required under the Loan Documents, provided in accordance with the requirements of Section 11.03 of the Loan Agreement.

 

Person means any natural person, sole proprietorship, corporation, general partnership, limited partnership, limited liability company, limited liability partnership, limited liability limited partnership, joint venture, association, joint stock company, bank, trust, estate, unincorporated organization, any federal, state, county or municipal government (or any agency or political subdivision thereof), endowment fund or any other form of entity.

 

Personalty ” means all of the following:

 

(a) Accounts (including deposit accounts) of Borrower related to the Mortgaged Property.

 

(b) Equipment and inventory owned by Borrower, which are used now or in the future in connection with the ownership, management or operation of the Land or Improvements or are located on the Land or Improvements, including furniture, furnishings, machinery, building materials, goods, supplies, tools, books, records (whether in written or electronic form) and computer equipment (hardware and software).

 

(c) Other tangible personal property owned by Borrower which is used now or in the future in connection with the ownership, management or operation of the Land or Improvements or is located on the Land or in the Improvements, including ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances (other than Fixtures).

 

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(d) Any operating agreements relating to the Land or the Improvements.

 

(e) Any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land or the Improvements.

 

(f) All other intangible property, general intangibles and rights relating to the operation of, or used in connection with, the Land or the Improvements, including all governmental permits relating to any activities on the Land and including subsidy or similar payments received from any sources, including a Governmental Authority.

 

(g) Any rights of Borrower in or under letters of credit.

 

Property Jurisdiction ” means the jurisdiction in which the Land is located.

 

Rents ” means all rents (whether from residential or non-residential space), revenues and other income of the Land or the Improvements, parking fees, laundry and vending machine income and fees and charges for food, health care and other services provided at the Mortgaged Property, whether now due, past due or to become due, and deposits forfeited by tenants , and, if Borrower is a cooperative housing corporation or association, maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements, whether now due, past due, or to become due .

 

Taxes ” means all taxes, assessments, vault rentals and other charges, if any, whether general, special or otherwise, including all assessments for schools, public betterments and general or local improvements, which are levied, assessed or imposed by any public authority or quasi-public authority, and which, if not paid, will become a Lien on the Land or the Improvements.

 

2. Uniform Commercial Code Security Agreement.

 

(a) This Instrument is also a security agreement under the Uniform Commercial Code for any of the Mortgaged Property which, under applicable law, may be subjected to a security interest under the Uniform Commercial Code, for the purpose of securing Borrower’s obligations under this Instrument and to further secure Borrower’s obligations under the Note, this Instrument and other Loan Documents, whether such Mortgaged Property is owned now or acquired in the future, and all products and cash and non-cash proceeds thereof (collectively, “ UCC Collateral ”), and by this Instrument, Borrower grants to Lender a security interest in the UCC Collateral. To the extent necessary under applicable law, Borrower hereby authorizes Lender to prepare and file financing statements, continuation statements and financing statement amendments in such form as Lender may require to perfect or continue the perfection of this security interest.

 

(b) Unless Borrower gives Notice to Lender within 30 days after the occurrence of any of the following, and executes and delivers to Lender modifications or supplements of this Instrument (and any financing statement which may be filed in connection with this Instrument) as Lender may require, Borrower will not (i) change its name, identity, structure or jurisdiction of organization; (ii) change the location of its place of business (or chief executive office if more than one place of business); or (iii) add to or change any location at which any of the Mortgaged Property is stored, held or located.

 

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Security Agreement and Fixture Filing

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(c) If an Event of Default has occurred and is continuing, Lender will have the remedies of a secured party under the Uniform Commercial Code, in addition to all remedies provided by this Instrument or existing under applicable law. In exercising any remedies, Lender may exercise its remedies against the UCC Collateral separately or together, and in any order, without in any way affecting the availability of Lender’s other remedies.

 

(d) This Instrument also constitutes a financing statement with respect to any part of the Mortgaged Property that is or may become a Fixture, if permitted by applicable law.

 

3. Assignment of Rents; Appointment of Receiver; Lender in Possession.

 

(a) As part of the consideration for the Indebtedness, Borrower absolutely and unconditionally assigns and transfers to Lender all Rents.

 

(i) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all Rents and to authorize and empower Lender to collect and receive all Rents without the necessity of further action on the part of Borrower.

 

(ii) Promptly upon request by Lender, Borrower agrees to execute and deliver such further assignments as Lender may from time to time require. Borrower and Lender intend this assignment of Rents to be immediately effective and to constitute an absolute present assignment and not an assignment for additional security only.

 

(iii) For purposes of giving effect to this absolute assignment of Rents, and for no other purpose, Rents will not be deemed to be a part of the Mortgaged Property. However, if this present, absolute and unconditional assignment of Rents is not enforceable by its terms under the laws of the Property Jurisdiction, then the Rents will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on Rents in favor of Lender, which Lien will be effective as of the date of this Instrument.

 

    (b) (i) Until the occurrence of an Event of Default, Lender hereby grants to Borrower a revocable license to collect and receive all Rents, to hold all Rents in trust for the benefit of Lender and to apply all Rents to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including Imposition Reserve Deposits, and to pay the current costs and expenses of managing, operating and maintaining the Mortgaged Property, including utilities, Taxes and insurance premiums (to the extent not included in Imposition Reserve Deposits), tenant improvements and other capital expenditures.

 

(ii) So long as no Event of Default has occurred and is continuing, the Rents remaining after application pursuant to the preceding sentence may be retained by Borrower free and clear of, and released from, Lender’s rights with respect to Rents under this Instrument.

 

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Security Agreement and Fixture Filing

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(iii) After the occurrence of an Event of Default, and during the continuance of such Event of Default, Borrower authorizes Lender to collect, sue for and compromise Rents and directs each tenant of the Mortgaged Property to pay all Rents to, or as directed by, Lender. From and after the occurrence of an Event of Default, and during the continuance of such Event of Default, and without the necessity of Lender entering upon and taking and maintaining control of the Mortgaged Property directly, or by a receiver, Borrower’s license to collect Rents will automatically terminate and Lender will without Notice be entitled to all Rents as they become due and payable, including Rents then due and unpaid. Borrower will pay to Lender upon demand all Rents to which Lender is entitled.

 

(iv) At any time on or after the date of Lender’s demand for Rents, Lender may give, and Borrower hereby irrevocably authorizes Lender to give, notice to all tenants of the Mortgaged Property instructing them to pay all Rents to Lender. No tenant will be obligated to inquire further as to the occurrence or continuance of an Event of Default. No tenant will be obligated to pay to Borrower any amounts which are actually paid to Lender in response to such a notice. Any such notice by Lender will be delivered to each tenant personally, by mail or by delivering such demand to each rental unit. Borrower will not interfere with and will cooperate with Lender’s collection of such Rents.

 

(c) If an Event of Default has occurred and is continuing, then Lender will have each of the following rights and may take any of the following actions:

 

(i) Lender may, regardless of the adequacy of Lender’s security or the solvency of Borrower and even in the absence of waste, enter upon and take and maintain full control of the Mortgaged Property in order to perform all acts that Lender in its discretion determines to be necessary or desirable for the operation and maintenance of the Mortgaged Property, including the execution, cancellation or modification of Leases, the collection of all Rents, the making of Repairs to the Mortgaged Property and the execution or termination of contracts providing for the management, operation or maintenance of the Mortgaged Property, for the purposes of enforcing the assignment of Rents pursuant to Section 3(a), protecting the Mortgaged Property or the security of this Instrument, or for such other purposes as Lender in its discretion may deem necessary or desirable.

 

(ii) Alternatively, if an Event of Default has occurred and is continuing, regardless of the adequacy of Lender’s security, without regard to Borrower’s solvency and without the necessity of giving prior notice (oral or written) to Borrower, Lender may apply to any court having jurisdiction for the appointment of a receiver for the Mortgaged Property to take any or all of the actions set forth in the preceding sentence. If Lender elects to seek the appointment of a receiver for the Mortgaged Property at any time after an Event of Default has occurred and is continuing, Borrower, by its execution of this Instrument, expressly consents to the appointment of such receiver, including the appointment of a receiver ex parte if permitted by applicable law.

 

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Security Agreement and Fixture Filing

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(iii) If Borrower is a housing cooperative corporation or association, Borrower hereby agrees that if a receiver is appointed, the order appointing the receiver may contain a provision requiring the receiver to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including Imposition Reserve Deposits, it being acknowledged and agreed that the Indebtedness is an obligation of Borrower and must be paid out of maintenance charges payable by Borrower’s tenant shareholders under their proprietary leases or occupancy agreements.

 

(iv) Lender or the receiver, as the case may be, will be entitled to receive a reasonable fee for managing the Mortgaged Property.

 

(v) Immediately upon appointment of a receiver or immediately upon Lender’s entering upon and taking possession and control of the Mortgaged Property, Borrower will surrender possession of the Mortgaged Property to Lender or the receiver, as the case may be, and will deliver to Lender or the receiver, as the case may be, all documents, records (including records on electronic or magnetic media), accounts, surveys, plans, and specifications relating to the Mortgaged Property and all security deposits and prepaid Rents.

 

(vi) If Lender takes possession and control of the Mortgaged Property, then Lender may exclude Borrower and its representatives from the Mortgaged Property.

 

Borrower acknowledges and agrees that the exercise by Lender of any of the rights conferred under this Section 3 will not be construed to make Lender a mortgagee-in-possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and Improvements.

 

(d) If Lender enters the Mortgaged Property, Lender will be liable to account only to Borrower and only for those Rents actually received. Except to the extent of Lender’s gross negligence or willful misconduct, Lender will not be liable to Borrower, anyone claiming under or through Borrower or anyone having an interest in the Mortgaged Property, by reason of any act or omission of Lender under Section 3(c), and Borrower hereby releases and discharges Lender from any such liability to the fullest extent permitted by law.

 

(e) If the Rents are not sufficient to meet the costs of taking control of and managing the Mortgaged Property and collecting the Rents, any funds expended by Lender for such purposes will become an additional part of the Indebtedness as provided in Section 7.

 

(f) Any entering upon and taking of control of the Mortgaged Property by Lender or the receiver, as the case may be, and any application of Rents as provided in this Instrument will not cure or waive any Event of Default or invalidate any other right or remedy of Lender under applicable law or provided for in this Instrument.

 

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Security Agreement and Fixture Filing

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4. Assignment of Leases; Leases Affecting the Mortgaged Property.

 

(a) As part of the consideration for the Indebtedness, Borrower absolutely and unconditionally assigns and transfers to Lender all of Borrower’s right, title and interest in, to and under the Leases, including Borrower’s right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease.

 

(i) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all of Borrower’s right, title and interest in, to and under the Leases. Borrower and Lender intend this assignment of the Leases to be immediately effective and to constitute an absolute present assignment and not an assignment for additional security only.

 

(ii) For purposes of giving effect to this absolute assignment of the Leases, and for no other purpose, the Leases will not be deemed to be a part of the Mortgaged Property.

 

(iii) However, if this present, absolute and unconditional assignment of the Leases is not enforceable by its terms under the laws of the Property Jurisdiction, then the Leases will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on the Leases in favor of Lender, which Lien will be effective as of the date of this Instrument.

 

(b) Until Lender gives Notice to Borrower of Lender’s exercise of its rights under this Section 4, Borrower will have all rights, power and authority granted to Borrower under any Lease (except as otherwise limited by this Section or any other provision of this Instrument), including the right, power and authority to modify the terms of any Lease or extend or terminate any Lease. Upon the occurrence of an Event of Default, and during the continuance of such Event of Default, the permission given to Borrower pursuant to the preceding sentence to exercise all rights, power and authority under Leases will automatically terminate. Borrower will comply with and observe Borrower’s obligations under all Leases, including Borrower’s obligations pertaining to the maintenance and disposition of tenant security deposits.

 

   (c) (i) Borrower acknowledges and agrees that the exercise by Lender, either directly or by a receiver, of any of the rights conferred under this Section 4 will not be construed to make Lender a mortgagee-in-possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and the Improvements.

 

(ii) The acceptance by Lender of the assignment of the Leases pursuant to Section 4(a) will not at any time or in any event obligate Lender to take any action under this Instrument or to expend any money or to incur any expenses.

 

(iii) Except to the extent of Lender’s gross negligence or willful misconduct, Lender will not be liable in any way for any injury or damage to person or property sustained by any Person or Persons in or about the Mortgaged Property.

 

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Security Agreement and Fixture Filing

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(iv) Prior to Lender’s actual entry into and taking possession of the Mortgaged Property, Lender will not be obligated for any of the following:

 

(A) Lender will not be obligated to perform any of the terms, covenants and conditions contained in any Lease (or otherwise have any obligation with respect to any Lease).

 

(B) Lender will not be obligated to appear in or defend any action or proceeding relating to the Lease or the Mortgaged Property.

 

(C) Lender will not be responsible for the operation, control, care, management or repair of the Mortgaged Property or any portion of the Mortgaged Property. The execution of this Instrument by Borrower will constitute conclusive evidence that all responsibility for the operation, control, care, management and repair of the Mortgaged Property is and will be that of Borrower, prior to such actual entry and taking of possession.

 

(d) Upon delivery of Notice by Lender to Borrower of Lender’s exercise of Lender’s rights under this Section 4 at any time after the occurrence of an Event of Default, and during the continuance of such Event of Default, and without the necessity of Lender entering upon and taking and maintaining control of the Mortgaged Property directly, by a receiver, or by any other manner or proceeding permitted by the laws of the Property Jurisdiction, Lender immediately will have all rights, powers and authority granted to Borrower under any Lease, including the right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease.

 

(e) Borrower will, promptly upon Lender’s request, deliver to Lender an executed copy of each residential Lease then in effect.

 

(f) If Borrower is a cooperative housing corporation or association, notwithstanding anything to the contrary contained in this Instrument, so long as Borrower remains a cooperative housing corporation or association and is not in breach of any covenant of this Instrument, Lender consents to the following:

 

(i) Borrower may execute leases of apartments for a term in excess of 2 years to a tenant shareholder of Borrower, so long as such leases, including proprietary leases, are and will remain subordinate to the Lien of this Instrument.

 

(ii) Borrower may surrender or terminate such leases of apartments where the surrendered or terminated lease is immediately replaced or where Borrower makes its best efforts to secure such immediate replacement by a newly-executed lease of the same apartment to a tenant shareholder of Borrower. However, no consent is given by Lender to any execution, surrender, termination or assignment of a lease under terms that would waive or reduce the obligation of the resulting tenant shareholder under such lease to pay cooperative assessments in full when due or the obligation of the former tenant shareholder to pay any unpaid portion of such assessments.

 

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Security Agreement and Fixture Filing

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5. Prepayment Premium. Borrower will be required to pay a prepayment premium in connection with certain prepayments of the Indebtedness, including a payment made after Lender’s exercise of any right of acceleration of the Indebtedness, as provided in the Note.

 

6. Application of Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, then Lender may apply that payment to amounts then due and payable in any manner and in any order determined by Lender, in Lender’s discretion. Neither Lender’s acceptance of an amount that is less than all amounts then due and payable nor Lender’s application of such payment in the manner authorized will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction. Notwithstanding the application of any such amount to the Indebtedness, Borrower’s obligations under this Instrument, the Note and all other Loan Documents will remain unchanged.

 

7. Protection of Lender’s Security; Instrument Secures Future Advances.

 

(a) If Borrower fails to perform any of its obligations under this Instrument or any other Loan Document, or if any action or proceeding is commenced which purports to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Instrument, including eminent domain, insolvency, code enforcement, civil or criminal forfeiture, enforcement of Hazardous Materials Laws, fraudulent conveyance or reorganizations or proceedings involving a bankrupt or decedent, then Lender at Lender’s option may make such appearances, file such documents, disburse such sums and take such actions as Lender reasonably deems necessary to perform such obligations of Borrower and to protect Lender’s interest, including all of the following:

 

(i) Lender may pay Attorneys’ Fees and Costs.

 

(ii) Lender may pay fees and out-of-pocket expenses of accountants, inspectors and consultants.

 

(iii) Lender may enter upon the Mortgaged Property to make Repairs or secure the Mortgaged Property.

 

(iv) Lender may procure the Insurance required by the Loan Agreement.

 

(v) Lender may pay any amounts which Borrower has failed to pay under the Loan Agreement.

 

(vi) Lender may perform any of Borrower’s obligations under the Loan Agreement.

 

(vii) Lender may make advances to pay, satisfy or discharge any obligation of Borrower for the payment of money that is secured by a Prior Lien.

 

(b) Any amounts disbursed by Lender under this Section 7, or under any other provision of this Instrument that treats such disbursement as being made under this Section 7, will be secured by this Instrument, will be added to, and become part of, the principal component of the Indebtedness, will be immediately due and payable and will bear interest from the date of disbursement until paid at the Default Rate.

 

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Security Agreement and Fixture Filing

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(c) Nothing in this Section 7 will require Lender to incur any expense or take any action.

 

8. Events of Default. An Event of Default under the Loan Agreement will constitute an Event of Default under this Instrument.

 

9. Remedies Cumulative. Each right and remedy provided in this Instrument is distinct from all other rights or remedies under this Instrument, the Loan Agreement or any other Loan Document or afforded by applicable law or equity, and each will be cumulative and may be exercised concurrently, independently or successively, in any order. Lender’s exercise of any particular right or remedy will not in any way prevent Lender from exercising any other right or remedy available to Lender. Lender may exercise any such remedies from time to time and as often as Lender chooses.

 

10. Waiver of Statute of Limitations, Offsets, and Counterclaims. Borrower waives the right to assert any statute of limitations as a bar to the enforcement of the Lien of this Instrument or to any action brought to enforce any Loan Document. Borrower hereby waives the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender or otherwise to offset any obligations to make the payments required by the Loan Documents. No failure by Lender to perform any of its obligations under this Instrument will be a valid defense to, or result in any offset against, any payments that Borrower is obligated to make under any of the Loan Documents.

 

11. Waiver of Marshalling.

 

(a) Notwithstanding the existence of any other security interests in the Mortgaged Property held by Lender or by any other party, Lender will have the right to determine the order in which any or all of the Mortgaged Property will be subjected to the remedies provided in this Instrument, the Note, the Loan Agreement or any other Loan Document or applicable law. Lender will have the right to determine the order in which any or all portions of the Indebtedness are satisfied from the proceeds realized upon the exercise of such remedies.

 

(b) Borrower and any party who now or in the future acquires a security interest in the Mortgaged Property and who has actual or constructive notice of this Instrument waives any and all right to require the marshalling of assets or to require that any of the Mortgaged Property be sold in the inverse order of alienation or that any of the Mortgaged Property be sold in parcels or as an entirety in connection with the exercise of any of the remedies permitted by applicable law or provided in this Instrument.

 

12. Further Assurances; Lender’s Expenses.

 

(a) Borrower will deliver, at its sole cost and expense, all further acts, deeds, conveyances, assignments, estoppel certificates, financing statements or amendments, transfers and assurances as Lender may require from time to time in order to better assure, grant and convey to Lender the rights intended to be granted, now or in the future, to Lender under this Instrument and the Loan Documents or in connection with Lender’s consent rights under Article VII of the Loan Agreement.

 

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Security Agreement and Fixture Filing

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(b) Borrower acknowledges and agrees that, in connection with each request by Borrower under this Instrument or any Loan Document, Borrower will pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender, including any fees payable in accordance with any request for further assurances or an estoppel certificate pursuant to the Loan Agreement, regardless of whether the matter is approved, denied or withdrawn. Any amounts payable by Borrower under this Instrument or under any other Loan Document will be deemed a part of the Indebtedness, will be secured by this Instrument and will bear interest at the Default Rate if not fully paid within 10 days of written demand for payment.

 

13. Governing Law; Consent to Jurisdiction and Venue. This Instrument, and any Loan Document which does not itself expressly identify the law that is to apply to it, will be governed by the laws of the Property Jurisdiction. Borrower agrees that any controversy arising under or in relation to the Note, this Instrument or any other Loan Document may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to the Note, any security for the Indebtedness or any other Loan Document. Borrower irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 13 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Instrument in any court of any other jurisdiction.

 

14. Notice. All Notices, demands and other communications under or concerning this Instrument will be governed by the terms set forth in the Loan Agreement.

 

15. Successors and Assigns Bound. This Instrument will bind the respective successors and assigns of Borrower and Lender, and the rights granted by this Instrument will inure to Lender’s successors and assigns.

 

16. Joint and Several Liability. If more than one Person signs this Instrument as Borrower, the obligations of such Persons will be joint and several.

 

17. Relationship of Parties; No Third Party Beneficiary.

 

(a) The relationship between Lender and Borrower will be solely that of creditor and debtor, respectively, and nothing contained in this Instrument will create any other relationship between Lender and Borrower. Nothing contained in this Instrument will constitute Lender as a joint venturer, partner or agent of Borrower, or render Lender liable for any debts, obligations, acts, omissions, representations or contracts of Borrower.

 

(b) No creditor of any party to this Instrument and no other Person will be a third party beneficiary of this Instrument or any other Loan Document. Without limiting the generality of the preceding sentence, (i) any arrangement (“ Servicing Arrangement ”) between Lender and any Loan Servicer for loss sharing or interim advancement of funds will constitute a contractual obligation of such Loan Servicer that is independent of the obligation of Borrower for the payment of the Indebtedness, (ii) Borrower will not be a third party beneficiary of any Servicing Arrangement, and (iii) no payment by the Loan Servicer under any Servicing Arrangement will reduce the amount of the Indebtedness.

 

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Security Agreement and Fixture Filing

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18. Severability; Amendments.

 

(a) The invalidity or unenforceability of any provision of this Instrument will not affect the validity or enforceability of any other provision, and all other provisions will remain in full force and effect. This Instrument contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Instrument.

 

(b) This Instrument may not be amended or modified except by a writing signed by the party against whom enforcement is sought; provided, however, that in the event of a Transfer prohibited by or requiring Lender’s approval under Article VII of the Loan Agreement, some or all of the modifications to the Loan Documents (if any) may be modified or rendered void by Lender at Lender’s option by Notice to Borrower and the transferee(s).

 

19. Construction.

 

(a) The captions and headings of the Sections of this Instrument are for convenience only and will be disregarded in construing this Instrument. Any reference in this Instrument to a “Section” will, unless otherwise explicitly provided, be construed as referring to a Section of this Instrument.

 

(b) Any reference in this Instrument to a statute or regulation will be construed as referring to that statute or regulation as amended from time to time.

 

(c) Use of the singular in this Instrument includes the plural and use of the plural includes the singular.

 

(d) As used in this Instrument, the term “including” means “including, but not limited to” and the term “includes” means “includes without limitation.”

 

(e) The use of one gender includes the other gender, as the context may require.

 

(f) Unless the context requires otherwise any definition of or reference to any agreement, instrument or other document in this Instrument will be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth in this Instrument).

 

(g) Any reference in this Instrument to any person will be construed to include such person’s successors and assigns.

 

20. Subrogation. If, and to the extent that, the proceeds of the loan evidenced by the Note , or subsequent advances under Section 7, are used to pay, satisfy or discharge a Prior Lien , such loan proceeds or advances will be deemed to have been advanced by Lender at Borrower’s request, and Lender will automatically, and without further action on its part, be subrogated to the rights, including Lien priority, of the owner or holder of the obligation secured by the Prior Lien, whether or not the Prior Lien is released.

 

21-30. Reserved.

 

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Security Agreement and Fixture Filing

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31. Acceleration; Remedies.

 

(a) At any time during the existence of an Event of Default, Lender, at Lender’s option, may declare the Indebtedness to be immediately due and payable without further demand, and may invoke the power of sale and any other remedies permitted by Texas law or provided in this Instrument, the Loan Agreement or in any other Loan Document. Borrower acknowledges that the power of sale granted in this Instrument may be exercised by Lender without prior judicial hearing. Lender will be entitled to collect all costs and expenses incurred in pursuing such remedies, including Attorneys’ Fees and Costs, costs of documentary evidence, abstracts and title reports.

 

(b) If Lender invokes the power of sale, Lender may, by and through the Trustee, or otherwise, sell or offer for sale the Mortgaged Property in such portions, order and parcels as Lender may determine, with or without having first taken possession of the Mortgaged Property, to the highest bidder for cash at public auction. Such sale will be made at the courthouse door of the county in which all or any part of the Land to be sold is situated (whether the parts or parcel, if any, situated in different counties are contiguous or not, and without the necessity of having any Personalty present at such sale) on the first Tuesday of any month between the hours of 10:00 a.m. and 4:00 p.m., after advertising the time, place and terms of sale and that portion of the Mortgaged Property to be sold by posting or causing to be posted written or printed notice of sale at least 21 days before the date of the sale at the courthouse door of the county in which the sale is to be made and at the courthouse door of any other county in which a portion of the Land may be situated, and by filing such notice with the County Clerk(s) of the county(s) in which all or a portion of the Land may be situated, which notice may be posted and filed by the Trustee acting, or by any person acting for the Trustee, and Lender has, at least 21 days before the date of the sale, served written or printed notice of the proposed sale by certified mail on each debtor obligated to pay the Indebtedness according to Lender’s records by the deposit of such notice, enclosed in a postpaid wrapper, properly addressed to such debtor at debtor’s most recent address as shown by Lender’s records, in a post office or official depository under the care and custody of the United States Postal Service. The affidavit of any person having knowledge of the facts to the effect that such service was completed will be prima facie evidence of the fact of service.

 

(c) Trustee will deliver to the purchaser at the sale, within a reasonable time after the sale, a deed conveying the Mortgaged Property so sold in fee simple with covenants of general warranty. Borrower covenants and agrees to defend generally the purchaser’s title to the Mortgaged Property against all claims and demands. The recitals in Trustee’s deed will be prima facie evidence of the truth of the statements contained in those recitals. Trustee will apply the proceeds of the sale in the following order: (i) to all reasonable costs and expenses of the sale, including reasonable Trustee’s fees not to exceed 5% of the gross sales price, Attorneys’ Fees and Costs and costs of title evidence; (ii) to the Indebtedness in such order as Lender, in Lender’s discretion, directs; and (iii) the excess, if any, to the person or persons legally entitled to the excess.

 

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Security Agreement and Fixture Filing

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(d) If all or any part of the Mortgaged Property is sold pursuant to this Section, Borrower will be divested of any and all interest and claim to the Mortgaged Property, including any interest or claim to all insurance policies, utility deposits, bonds, loan commitments and other intangible property included as a part of the Mortgaged Property. Additionally, after a sale of all or any part of the Land, Improvements, Fixtures and Personalty, Borrower will be considered a tenant at sufferance of the purchaser of the same, and the purchaser will be entitled to immediate possession of such property. If Borrower will fail to vacate the Mortgaged Property immediately, the purchaser may and will have the right, without further notice to Borrower, to go into any justice court in any precinct or county in which the Mortgaged Property is located and file an action in forcible entry and detainer, which action will lie against Borrower or its assigns or legal representatives, as a tenant at sufferance. This remedy is cumulative of any and all remedies the purchaser may have under this Instrument or otherwise.

 

(e) In the event an interest in any of the Mortgaged Property is foreclosed upon pursuant to a judicial or nonjudicial foreclosure sale, Borrower agrees as follows: notwithstanding the provisions of Sections 51.003, 51.004, and 51.005 of the Texas Property Code (as the same may be amended from time to time), and to the extent permitted by law, Borrower agrees that Lender will be entitled to seek a deficiency judgment from Borrower and any other party obligated on the Note equal to the difference between the amount owing on the Note and the amount for which the Mortgaged Property was sold pursuant to judicial or nonjudicial foreclosure sale. Borrower expressly recognizes that this Section constitutes a waiver of the above-cited provisions of the Texas Property Code which would otherwise permit Borrower and other persons against whom a recovery of deficiencies is sought or Guarantor independently (even absent the initiation of deficiency proceedings against them) to present competent evidence of the fair market value of the Mortgaged Property as of the date of the foreclosure sale and offset against any deficiency the amount by which the foreclosure sale price is determined to be less than such fair market value. Borrower further recognizes and agrees that this waiver creates an irrebuttable presumption that the foreclosure sale price is equal to the fair market value of the Mortgaged Property for purposes of calculating deficiencies owed by Borrower, Guarantor, and others against whom recovery of a deficiency is sought. Alternatively, in the event the waiver provided for in this Section is determined by a court of competent jurisdiction to be unenforceable, in any action for a deficiency after a foreclosure under this Instrument, if any person against whom recovery is sought requests the court in which the action is pending to determine the fair market value of the Mortgaged Property, as of the date of the foreclosure sale, the following will be the basis of the court’s determination of fair market value:

 

(i) The Mortgaged Property will be valued “as is” and in its condition as of the date of foreclosure, and no assumption of increased value because of post-foreclosure repairs, refurbishment, restorations or improvements will be made.

 

(ii) Any adverse effect on the marketability of title because of the foreclosure or because of any other title condition not existing as of the date of this Instrument will be considered.

 

(iii) The valuation of the Mortgaged Property will be based upon an assumption that the foreclosure purchaser desires a prompt resale of the Mortgaged Property for cash within a 6 month-period after foreclosure.

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

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(iv) Although the Mortgaged Property may be disposed of more quickly by the foreclosure purchaser, the gross valuation of the Mortgaged Property as of the date of foreclosure will be discounted for a hypothetical reasonable holding period (not to exceed 6 months) at a monthly rate equal to the average monthly interest rate on the Note for the 12 months before the date of foreclosure.

 

(v) The gross valuation of the Mortgaged Property as of the date of foreclosure will be further discounted and reduced by reasonable estimated costs of disposition, including brokerage commissions, title policy premiums, environmental assessment and clean-up costs, tax and assessment, prorations, costs to comply with legal requirements and Attorneys’ Fees and Costs.

 

(vi) Expert opinion testimony will be considered only from a licensed appraiser certified by the State of Texas and, to the extent permitted under Texas law, a member of the Appraisal Institute, having at least 5 years’ experience in appraising property similar to the Mortgaged Property in the county where the Mortgaged Property is located, and who has conducted and prepared a complete written appraisal of the Mortgaged Property taking into considerations the factors set forth in this Instrument; no expert opinion testimony will be considered without such written appraisal.

 

(vii) Evidence of comparable sales will be considered only if also included in the expert opinion testimony and written appraisal referred to in subsection (vi), above.

 

(viii) An affidavit executed by Lender to the effect that the foreclosure bid accepted by Trustee was equal to or greater than the value of the Mortgaged Property determined by Lender based upon the factors and methods set forth in subsections (i) through (vii) above before the foreclosure will constitute prima facie evidence that the foreclosure bid was equal to or greater than the fair market value of the Mortgaged Property on the foreclosure date.

 

(f) Lender may, at Lender’s option, comply with these provisions in the manner permitted or required by Title 5, Section 51.002 of the Texas Property Code (relating to the sale of real estate) or by Chapter 9 of the Texas Business and Commerce Code (relating to the sale of collateral after default by a debtor), as those titles and chapters now exist or may be amended or succeeded in the future, or by any other present or future articles or enactments relating to same subject. Unless expressly excluded, the Mortgaged Property will include Rents collected before a foreclosure sale, but attributable to the period following the foreclosure sale, and Borrower will pay such Rents to the purchaser at such sale.

 

(g) At any such sale, all of the following will be true:

 

(i) Whether made under the power contained in this Instrument, Section 51.002 of the Texas Property Code, Chapter 9 of the Texas Business and Commerce Code, any other legal requirement or by virtue of any judicial proceedings or any other legal right, remedy or recourse, it will not be necessary for Trustee to have physically present, or to have constructive possession of, the Mortgaged Property. Borrower will deliver to Trustee any portion of the Mortgaged Property not actually or constructively possessed by Trustee immediately upon demand by Trustee and the title to and right of possession of any such property will pass to the purchaser as completely as if the property had been actually present and delivered to the purchaser at the sale.

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

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(ii) Each instrument of conveyance executed by Trustee will contain a general warranty of title, binding upon Borrower.

 

(iii) The recitals contained in any instrument of conveyance made by Trustee will conclusively establish the truth and accuracy of the matters recited in the Instrument, including nonpayment of the Indebtedness and the advertisement and conduct of the sale in the manner provided in this Instrument and otherwise by law and the appointment of any successor Trustee.

 

(iv) All prerequisites to the validity of the sale will be conclusively presumed to have been satisfied.

 

(v) The receipt of Trustee or of such other party or officer making the sale will be sufficient to discharge to the purchaser or purchasers for such purchaser(s)’ purchase money, and no such purchaser or purchasers, or such purchaser(s)’ assigns or personal representatives, will thereafter be obligated to see to the application of such purchase money or be in any way answerable for any loss, misapplication or nonapplication of such purchase money.

 

(vi) To the fullest extent permitted by law, Borrower will be completely and irrevocably divested of all of Borrower’s right, title, interest, claim and demand whatsoever, either at law or in equity, in and to the property sold, and such sale will be a perpetual bar to any claim to all or any part of the property sold, both at law and in equity, against Borrower and against any person claiming by, through or under Borrower.

 

(vii) To the extent and under such circumstances as are permitted by law, Lender may be a purchaser at any such sale.

 

32. Release. Upon payment of the Indebtedness, Lender will release this Instrument. Borrower will pay Lender’s reasonable costs incurred in releasing this Instrument.

 

33. Trustee.

 

(a) Trustee may resign by giving of notice of such resignation in writing to Lender. If Trustee will die, resign or become disqualified from acting under this Instrument or will fail or refuse to act in accordance with this Instrument when requested by Lender or if for any reason and without cause Lender will prefer to appoint a substitute trustee to act instead of the original Trustee named in this Instrument or any prior successor or substitute trustee, Lender will have full power to appoint a substitute trustee and, if preferred, several substitute trustees in succession who will succeed to all the estate, rights, powers and duties of the original Trustee named in this Instrument. Such appointment may be executed by an authorized officer, agent or attorney-in-fact of Lender (whether acting pursuant to a power of attorney or otherwise), and such appointment will be conclusively presumed to be executed with authority and will be valid and sufficient without proof of any action by Lender.

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

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(b) Any successor Trustee appointed pursuant to this Section will, without any further act, deed or conveyance, become vested with all the estates, properties, rights, powers and trusts of the predecessor Trustee with like effect as if originally named as Trustee in this Instrument; but, nevertheless, upon the written request of Lender or such successor Trustee, the Trustee ceasing to act will execute and deliver an instrument transferring to such successor Trustee, all the estates, properties, rights, powers and trusts of the Trustee so ceasing to act, and will duly assign, transfer and deliver any of the property and monies held by the Trustee ceasing to act to the successor Trustee.

 

(c) Trustee may authorize one or more parties to act on Trustee’s behalf to perform the ministerial functions required of Trustee under this Instrument, including the transmittal and posting of any notices.

 

34. Vendor’s Lien. To the extent a vendor’s lien is retained in that certain deed conveying the Mortgaged Property to Borrower and dated on or about the date of this Instrument, such vendor’s lien has been assigned to Lender, the Note is primarily secured by said vendor’s lien, and this Instrument is additional security therefore.

 

35. No Fiduciary Duty. Lender owes no fiduciary or other special duty to Borrower.

 

36. Fixture Filing. This Instrument is also a fixture filing under the Uniform Commercial Code of Texas.

 

37. Additional Provisions Regarding Assignment Of Rents. Section 3 will not be construed to require a pro tanto or other reduction of the Indebtedness resulting from the assignment of Rents. If the provisions of Section 3 and the preceding sentence cause the assignment of Rents in Section 3 to be deemed to be an assignment for additional security only, Lender will be entitled to all rights, benefits and remedies attendant to such collateral assignment. The assignment of Rents contained in Section 3 will terminate upon the release of this Instrument.

 

38. Loan Charges. Borrower and Lender intend at all times to comply with the laws of the State of Texas governing the maximum rate or amount of interest payable on or in connection with the Indebtedness (or applicable United States federal law to the extent that it permits Lender to contract for, charge, take, reserve or receive a greater amount of interest than under Texas law). If the applicable law is ever judicially interpreted so as to render usurious any amount payable under the Note, this Instrument or any other Loan Document, or contracted for, charged, taken, reserved or received with respect to the Indebtedness, or if acceleration of the maturity of the Indebtedness, or if any prepayment by Borrower results in Borrower having paid any interest in excess of that permitted by any applicable law, then Borrower and Lender expressly intend that all excess amounts collected by Lender will be applied to reduce the unpaid principal balance of the Indebtedness (or, if the Indebtedness has been or would thereby be paid in full, will be refunded to Borrower), and the provisions of the Note, this Instrument and the other Loan Documents immediately will be deemed reformed and the amounts thereafter collectible under the Loan Documents reduced, without the necessity of the execution of any new documents, so as to comply with any applicable law, but so as to permit the recovery of the fullest amount otherwise payable under the Loan Documents. The right to accelerate the maturity of the Indebtedness does not include the right to accelerate any interest which has not otherwise accrued on the date of such acceleration, and Lender does not intend to collect any unearned interest in the event of acceleration. All sums paid or agreed to be paid to Lender for the use, forbearance or detention of the Indebtedness will, to the extent permitted by any applicable law, be amortized, prorated, allocated and spread throughout the full term of the Indebtedness until payment in full so that the rate or amount of interest on account of the Indebtedness does not exceed the applicable usury ceiling. Notwithstanding any provision contained in the Note, this Instrument or any other Loan Document that permits the compounding of interest, including any provision by which any accrued interest is added to the principal amount of the Indebtedness, the total amount of interest that Borrower is obligated to pay and Lender is entitled to receive with respect to the Indebtedness will not exceed the amount calculated on a simple ( i.e ., noncompounded) interest basis at the maximum rate on principal amounts actually advanced to or for the account of Borrower, including all current and prior advances and any advances made pursuant to the Instrument or any other Loan Document (such as for the payment of Impositions and similar expenses or costs).

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

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39. ENTIRE AGREEMENT . THIS INSTRUMENT, THE NOTE AND THE OTHER LOAN DOCUMENTS REPRESENT THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS. THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.

 

40. WAIVER OF TRIAL BY JURY.

 

(a) BORROWER AND LENDER EACH COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS INSTRUMENT OR THE RELATIONSHIP BETWEEN THE PARTIES AS BORROWER AND LENDER THAT IS TRIABLE OF RIGHT BY A JURY.

 

(b) BORROWER AND LENDER EACH WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

41. Notice of Additional Provisions Regarding Insurance. Any terms to the contrary contained in this Instrument notwithstanding, the following requirements are hereby imposed pursuant to Section 307.052 of the Texas Finance Code:

 

(a) BORROWER IS REQUIRED TO: (i) KEEP THE MORTGAGED PROPERTY INSURED AGAINST DAMAGE IN AN AMOUNT EQUAL TO THE INDEBTEDNESS, (ii) PURCHASE THE INSURANCE FROM AN INSURER THAT IS AUTHORIZED TO DO BUSINESS IN THE STATE OF TEXAS OR AN ELIGIBLE SURPLUS LINES INSURER, AND (iii) NAME THE LENDER AS THE PERSON TO BE PAID UNDER THE POLICY IN THE EVENT OF LOSS.

 

(b) IF BORROWER FAILS TO COMPLY WITH SUBSECTION (a) ABOVE, LENDER MAY, BUT WILL NOT BE OBLIGATED TO, OBTAIN COLLATERAL PROTECTION INSURANCE ON BEHALF OF BORROWER AT BORROWER’S EXPENSE.

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

Page 21
 

 

42. Attached Riders. The following Riders are attached to this Instrument: NONE.

 

43. Attached Exhibits. The following Exhibits, if marked with an “X” in the space provided, are attached to this Instrument:

 

x Exhibit A Description of the Land (required)
     
¨ Exhibit B Modifications to Instrument
     
¨ Exhibit C Ground Lease Description (if applicable)

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

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IN WITNESS WHEREOF, Borrower has signed and delivered this Instrument or has caused this Instrument to be signed and delivered by its duly authorized representative.

 

  BR CARROLL PHILLIPS CREEK RANCH, LLC ,
a Delaware limited liability company
     
  By: /s/ Jordan Ruddy
    Jordan Ruddy
    Authorized Signatory

 

STATE OF NEW YORK, New York County ss:

 

BEFORE ME, the undersigned, a Notary Public in and for said County and State, on this day personally appeared Jordan Ruddy, Authorized Signatory of BR Carroll Phillips Creek Ranch, LLC, a Delaware limited liability company, the limited liability company that executed the foregoing instrument, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that the same was the act of the said limited liability company, and that he executed the same as the act of such limited liability company for the purposes and consideration therein expressed and in the capacity therein stated.

 

GIVEN UNDER MY HAND AND SEAL OF OFFICE this 20 th day of October, 2015.

 

  /s/ Dale Pozzi
  Notary Public in and for New York County, New York

 

My Commission Expires: January 28, 2017

 

  [Notary Seal]

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

Page 23
 

 

EXHIBIT A

 

DESCRIPTION OF THE LAND

 

(Sorrel at Phillips Creek Ranch)

 

Tract 1

 

BEING all of Lot 1, Block A of AVENUES OF PHILLIPS CREEK RANCH, an Addition to the City of Frisco, Denton County, Texas, according to the Plat thereof recorded in Document Number 2014-379, Real Property Records, Denton County, Texas.

 

TRACT 2: EASEMENT ESTATE

 

An easement and right to construct, reconstruct, operate, repair, re-build, replace, relocate, alter, remove and perpetually maintain drainage facilities granted by PCR Land Company LLC to Villas Phillips Creek Partners, LLC, by instrument dated 05/09/2012, filed 05/10/2012, cc# 2012-48976, Real Property Records of Denton County, Texas, upon and across certain real property owned by Grantor and located in the City of Frisco, Denton County, Texas, as described therein and incorporated herein by reference.

 

Texas

Multifamily Deed of Trust, Assignment of Rents,

Security Agreement and Fixture Filing

Page A- 1

 

 

Exhibit 10.273

 

Freddie Mac Loan Number: 932411177

Property Name: Sorrel at Phillips Creek Ranch

 

ASSIGNMENT OF MANAGEMENT AGREEMENT AND
SUBORDINATION OF MANAGEMENT FEES

 

(Revised 5-1-2015)

 

THIS ASSIGNMENT OF MANAGEMENT AGREEMENT AND SUBORDINATION OF MANAGEMENT FEES (“ Assignment ”) is made effective as of the 29th day of October, 2015, by and among BR CARROLL PHILLIPS CREEK RANCH, LLC , a Delaware limited liability company (“ Borrower ”), CBRE CAPITAL MARKETS, INC. , a Texas corporation (“ Lender ”), and CARROLL MANAGEMENT GROUP, LLC , a Georgia limited liability company (“ Property Manager ”).

 

RECITALS:

 

A. Borrower has requested that Lender make a loan to Borrower (“ Loan ”). The Loan will be evidenced by a Multifamily Note from Borrower to Lender effective as of the date of this Assignment (“ Note ”). The Note is secured by, among other things, a Multifamily Loan and Security Agreement (“ Loan Agreement ”) and a Multifamily Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing (“ Security Instrument ”), dated as of the date of this Assignment, which grants Lender a first lien on the property encumbered by the Security Instrument (“ Mortgaged Property ”). The Note, the Loan Agreement, the Security Instrument, this Assignment and any of the other documents evidencing the Loan are collectively referred to as the “ Loan Documents ”. Other capitalized terms used but not defined in this Assignment will have the meanings given to those terms in the Loan Agreement.

 

B. Pursuant to a Management Agreement between Borrower and Property Manager (“ Management Agreement ”) (a true and correct copy of which is attached as Exhibit A ), Borrower employed Property Manager exclusively to lease, operate and manage the Mortgaged Property, and Property Manager is entitled to certain management fees (“ Management Fees ”) pursuant to the Management Agreement.

 

C. Lender requires as a condition to the making of the Loan that Borrower assign the Management Agreement and that Property Manager subordinate its interest in the Management Fees in lien and payment to the Loan as set forth below.

 

For good and valuable consideration the parties agree as follows:

 

1. Assignment of Management Agreement . As additional collateral security for the Loan, Borrower conditionally transfers, sets over, and assigns to Lender all of Borrower’s right, title and interest in and to the Management Agreement and all extensions and renewals. This transfer and assignment will automatically become a present, unconditional assignment, at Lender’s option, upon a default by Borrower under the Note, the Loan Agreement, the Security Instrument or any of the other Loan Documents (each, an “ Event of Default ”), and the failure of Borrower to cure such Event of Default within any applicable grace period.

 

Assignment of Management Agreement and

Subordination of Management Fees

 

 

2. Subordination of Management Fees. The Management Fees and all rights and privileges of Property Manager to the Management Fees are and will at all times continue to be subject and unconditionally subordinate in all respects in lien and payment to the lien and payment of the Loan Agreement, the Security Instrument, the Note, and the other Loan Documents, and to any renewals, extensions, modifications, assignments, replacements, or consolidations of the Loan Documents and the rights, privileges, and powers of Lender under the Note, the Loan Agreement, the Security Instrument, or any of the other Loan Documents.

 

3. Estoppel. Property Manager and Borrower represent and warrant that all of the following are true as of the date of this Assignment:

 

(a) The Management Agreement is in full force and effect and has not been modified, amended or assigned other than pursuant to this Assignment.

 

(b) Neither Property Manager nor Borrower is in default under any of the terms, covenants or provisions of the Management Agreement and Property Manager knows of no event which, but for the passage of time or the giving of notice or both, would constitute an event of default under the Management Agreement.

 

(c) Neither Property Manager nor Borrower has commenced any action or given or received any notice for the purpose of terminating the Management Agreement.

 

(d) The Management Fees and all other sums due and payable to the Property Manager under the Management Agreement have been paid in full.

 

4. Agreement by Borrower and Property Manager. Borrower and Property Manager agree that if there is an Event of Default by Borrower (continuing beyond any applicable grace period) under the Note, the Loan Agreement, the Security Instrument or any of the other Loan Documents during the term of this Assignment or upon the occurrence of any event which would entitle Lender to terminate the Management Agreement in accordance with the terms of the Loan Documents, Lender may terminate the Management Agreement without payment of any cancellation fee or penalty and require Property Manager to transfer its responsibility for the management of the Mortgaged Property to a management company selected by Lender in Lender’s sole discretion, effective as of the date set forth in Lender’s notice to Property Manager. Following any such termination, Property Manager agrees to apply all rents, security deposits, issues, proceeds and profits of the Mortgaged Property in accordance with Lender’s written directions to Property Manager.

 

5. Lender’s Right to Replace Property Manager. If Lender, in Lender’s reasonable discretion, at any time during the term of this Assignment, determines that the Mortgaged Property is not being managed in accordance with generally accepted management practices for properties similar to the Mortgaged Property, Lender will deliver written notice to Borrower and Property Manager, which notice will specify with particularity the grounds for Lender’s determination. If Lender reasonably determines that the conditions specified in Lender’s notice are not remedied to Lender’s reasonable satisfaction by Borrower or Property Manager within 30 days from receipt of such notice or that Borrower or Property Manager have failed to diligently undertake correcting such conditions within such 30-day period, Lender may direct Borrower to terminate Property Manager as manager of the Mortgaged Property and terminate the Management Agreement without payment of any cancellation fee or penalty and to replace Property Manager with a management company acceptable to Lender in Lender’s sole discretion pursuant to a management agreement acceptable to Lender in Lender’s sole discretion.

 

Assignment of Management Agreement and

Subordination of Management Fees

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6. Receipt of Management Fees. Property Manager will not be obligated to return or refund to Lender any Management Fees or other fee, commission or other amount received by Property Manager prior to the occurrence of the Event of Default, and to which Property Manager was entitled under the Management Agreement. If the Property Manager receives any Management Fees after it has received notice of an Event of Default, Property Manager agrees that such Management Fees will be received and held in trust for Lender, to be applied by Lender to amounts due under the Loan Documents.

 

7. Consent and Agreement by Property Manager . Property Manager acknowledges and consents to this Assignment and agrees that Property Manager will act in conformity with the provisions of this Assignment and Lender’s rights under this Assignment or otherwise related to the Management Agreement. If the responsibility for the management of the Mortgaged Property is transferred from Property Manager in accordance with the provisions of this Assignment, then Property Manager will fully cooperate in transferring its responsibility to a new management company and complete such transfer no later than 30 days from the date the Management Agreement is terminated. Further, Property Manager agrees as follows:

 

(a) It will not contest or impede the exercise by Lender of any right Lender has under or in connection with this Assignment.

 

(b) It will give at least 30 days prior written notice to Lender of its intention to terminate the Management Agreement or otherwise discontinue its management of the Mortgaged Property, in the manner provided for in this Assignment.

 

(c) It will not amend any of the provisions or terms of the Management Agreement without the prior consent of Lender.

 

8. Termination. When the Loan is paid in full and the Security Instrument is released or assigned of record, this Assignment and all of Lender’s right, title and interest hereunder with respect to the Management Agreement will terminate.

 

9. Notices.

 

(a) All notices under or concerning this Assignment ( “Notice” ) will be in writing. Each Notice will be deemed given on the earliest to occur of: (i) the date when the Notice is received by the addressee, (ii) the first Business Day after the Notice is delivered to a recognized overnight courier service, with arrangements made for payment of charges for next Business Day delivery, or (iii) the third Business Day after the Notice is deposited in the United States mail with postage prepaid, certified mail, return receipt requested. Addresses for Notice are as follows:

 

  If to Lender: CBRE Capital Markets, Inc.
  c/o GEMSA Loan Services, L.P., 929 Gessner Road, Suite 1700,
    Houston, Texas 77024
  Attention: Chief Legal Officer

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 3

 

 

  If to Borrower: BR Carroll Phillips Creek Ranch, LLC
    c/o Carroll Organization, LLC, 3340 Peachtree Road,
Suite 1620, Atlanta, Georgia 30326
    Attention: Josh Champion
     
  If to Property Manager: Carroll Management Group, LLC
    c/o Carroll Organization, LLC
    3340 Peachtree Rd, Suite 1620
    Atlanta, Georgia 30326
    Attention: Josh Champion

 

(b) Any party to this Assignment may change the address to which Notices intended for it are to be directed by means of Notice given to the other parties in accordance with this Section 9. Each party agrees that it will not refuse or reject delivery of any Notice given in accordance with this Section 9, that it will acknowledge, in writing, the receipt of any Notice upon request by the other party and that any Notice rejected or refused by it will be deemed for purposes of this Section 9 to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of the U.S. Postal Service or the courier service.

 

10. Governing Law; Consent to Jurisdiction and Venue.

 

(a) This Assignment will be construed in accordance with and governed by the laws of the Property Jurisdiction.

 

(b) Borrower and Property Manager agree that any controversy arising under or in relation to this Assignment may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to this Assignment. Borrower and Property Manager irrevocably consent to service, jurisdiction and venue of such courts for any such litigation and waive any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 10 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Assignment in any court of any other jurisdiction.

 

11. Captions, Cross References and Exhibits . The captions assigned to provisions of this Assignment are for convenience only and will be disregarded in construing this Assignment. Any reference in this Assignment to an “Exhibit” or a “Section,” unless otherwise explicitly provided, will be construed as referring, respectively, to an Exhibit attached to this Assignment or to a section of this Assignment. All Exhibits attached to or referred to in this Assignment are incorporated by reference into this Assignment.

 

12. Number and Gender. Use of the singular in this Assignment includes the plural, use of the plural includes the singular, and use of one gender includes all other genders, as the context may require.

 

13. No Partnership. This Assignment is not intended to, and will not, create a partnership or joint venture among the parties, and no party to this Assignment will have the power or authority to bind any other party except as explicitly provided in this Assignment.

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 4

 

 

14. Severability. The invalidity or unenforceability of any provision of this Assignment will not affect the validity of any other provision, and all other provisions will remain in full force and effect.

 

15. Entire Assignment. This Assignment contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Assignment.

 

16. No Waiver; No Remedy Exclusive. Any forbearance by a party to this Assignment in exercising any right or remedy given under this Assignment or existing at law or in equity will not constitute a waiver of or preclude the exercise of that or any other right or remedy. Unless otherwise explicitly provided, no remedy under this Assignment is intended to be exclusive of any other available remedy, but each remedy will be cumulative and will be in addition to other remedies given under this Assignment or existing at law or in equity.

 

17. Third Party Beneficiaries. Neither any creditor of any party to this Assignment, nor any other person, is intended to be a third party beneficiary of this Assignment.

 

18. Further Assurances and Corrective Instruments. To the extent permitted by law, the parties will, from time to time, execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered, such supplements to this Assignment and such further instruments as may reasonably be required for carrying out the intention of or facilitating the performance of this Assignment.

 

19. Counterparts. This Assignment may be executed in multiple counterparts, each of which will constitute an original document and all of which together will constitute one agreement.

 

20. Indemnity. By executing this Assignment Borrower agrees to indemnify and hold harmless Lender and its successors and assigns from and against any and all losses, claims, damages, liabilities and expenses including Attorneys’ Fees and Costs, which may be imposed or incurred in connection with this Assignment.

 

21. Costs and Expenses. Wherever pursuant to this Assignment it is provided that Borrower will pay any costs and expenses, such costs and expenses will include Lender’s Attorneys’ Fees and Costs.

 

22. Determinations by Lender. In any instance where the consent or approval of Lender may be given or is required, or where any determination, judgment or decision is to be rendered by Lender under this Assignment, the granting, withholding or denial of such consent or approval and the rendering of such determination, judgment or decision will be made or exercised by Lender (or its designated representative) at its sole and exclusive option and in its sole and absolute discretion and will be final and conclusive, except as may be otherwise expressly and specifically provided in this Assignment.

 

23. Successors and Assigns. This Assignment will be binding upon and inure to the benefit of Borrower, Lender and Property Manager and their respective successors and assigns forever.

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 5

 

 

24. Secondary Market.  Lender may sell, transfer and deliver the Note and assign the Loan Agreement, the Security Instrument, this Assignment and the other Loan Documents to one or more investors in the secondary mortgage market (“ Investors ”). In connection with such sale, Lender may retain or assign responsibility for servicing the Loan, including the Note, the Loan Agreement, the Security Instrument, this Assignment and the other Loan Documents, or may delegate some or all of such responsibility and/or obligations to a servicer including any subservicer or master servicer, on behalf of the Investors. All references to Lender in this Assignment will refer to and include any such servicer to the extent applicable.

 

IN WITNESS WHEREOF the undersigned have executed this Assignment as of the date and year first written above.

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 6

 

 

  BORROWER:
   
  BR CARROLL PHILLIPS CREEK RANCH, LLC , a Delaware limited liability company
     
  By: /s/ Jordan Ruddy
    Jordan Ruddy
    Authorized Signatory

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 7

 

 

  LENDER:
   
  CBRE CAPITAL MARKETS, INC. , a Texas corporation
     
  By: /s/ Marion S. Green
    Name: Marion S. Green
    Title: Vice President

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 8

 

 

  PROPERTY MANAGER:
   
  CARROLL MANAGEMENT GROUP, LLC , a Georgia limited liability company
     
  By: /s/ M. Patrick Carroll
    Name: M. Patrick Carroll
    Title: Chief Executive Officer

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 9

 

 

EXHIBIT A

 

MANAGEMENT AGREEMENT

 

[Filed Separately]

 

Assignment of Management Agreement and

Subordination of Management Fees

Page A- 1

Exhibit 10.274 

 

Texas    
341018 PROMISSORY NOTE  

 

$28,880,000.00 Dated as of October 22, 2015

 

For value received, the undersigned, herein called "Borrower," promises to pay to the order of THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation, who, together with any subsequent holder of this note (hereinafter, the "Note"), is hereinafter referred to as "Lender", at 720 E. Wisconsin Avenue, Milwaukee, WI, 53202 or at such other place as Lender shall designate in writing, in coin or currency which, at the time or times of payment, is legal tender for public and private debts in the United States, the principal sum of TWENTY-EIGHT MILLION EIGHT HUNDRED EIGHTY THOUSAND DOLLARS or so much thereof as shall have been advanced from time to time plus interest on the outstanding principal balance at the rate and payable as follows:

 

Interest shall accrue on the unpaid principal balance from the date of advance until maturity at the rate of three and forty-six hundredths percent (3.46%) per annum (the "Interest Rate").

Accrued interest only on the amount advanced shall be paid on the tenth day of the month following the date of advance and on the tenth day of each month thereafter until November 10, 2017 (the "Initial Amortization Date"). On the Initial Amortization Date and on the tenth day of each month thereafter until maturity, installments of principal and interest shall be paid in the amount of $129,041.00.

Interest will be calculated assuming each month contains thirty (30) days and each calendar year contains three hundred sixty (360) days. In the event of a partial month, however, interest for such partial month will be calculated based on the actual number of days the principal balance of this Note is outstanding in the month and the actual number of days in the calendar year.

Payments shall be made directly to Lender by electronic transfer of funds using the Automated Clearing House System. To effectuate these payments, Borrower, at or prior to the date hereof, shall execute an ACH form provided by Lender. All installments shall be applied first in payment of interest, calculated monthly on the unpaid principal balance, and the remainder of each installment shall be applied in payment of principal. The entire unpaid principal balance plus accrued interest thereon shall be due and payable on November 10, 2022 (the "Maturity Date").

 

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Borrower shall have the right, upon not less than ten (10) Business Days prior written notice to Lender, to prepay (on a Business Day only) this Note in full with a Prepayment Fee (as hereinafter defined); provided, however, that such notice must contain the anticipated date of prepayment. If Borrower fails to prepay on, or within five (5) Business Days before or after such anticipated date of prepayment, such failure shall be deemed to be a withdrawal of Borrower's notice of prepayment, and Borrower shall be required to submit another written notice of prepayment pursuant to the terms and conditions set forth in this Note if Borrower thereafter elects to prepay this Note. This Prepayment Fee represents consideration to Lender for loss of yield and reinvestment costs and shall also be payable whenever prepayment occurs as a result of the application of Condemnation Proceeds as defined in the Lien Instrument (as hereinafter defined). The Prepayment Fee shall be the greater of Yield Maintenance or one percent (1%) of the outstanding principal balance of this Note (the "Prepayment Fee"). The Prepayment Fee shall be calculated as of the Prepayment Fee Determination Date.

 

"Business Day" means any day other than a Saturday, a Sunday or a day on which: (i) Lender is closed for business or (ii) the Federal Reserve Bank of New York is closed for business.

 

"Yield Maintenance" means the amount, if any, by which

 

(i)          the present value on the Prepayment Fee Determination Date of the Then Remaining Payments determined by using the Periodic Discount Rate; exceeds

 

(ii)         the outstanding principal balance of this Note (exclusive of all accrued interest) on the Prepayment Fee Determination Date.

 

"Prepayment Fee Determination Date" means

 

(A)         In the case of a voluntary prepayment, the date of the voluntary prepayment;

(B)         In the case of a prepayment following an acceleration of the Indebtedness (as hereinafter defined), the date of such acceleration;

(C)         In the case of a prepayment due to a condemnation:

(1)          involving the filing of a claim for the Prepayment Fee with the condemning authority or court of competent jurisdiction, the date of such filing; or

 

(2)          not involving the filing of a claim for the Prepayment Fee with the condemning authority or court of competent jurisdiction, the date of such prepayment;

 

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(D)         In the case of Borrower becoming a debtor in a bankruptcy or other insolvency proceeding, the date of Lender's filing of its proof of claim in such proceeding.

 

"Then Remaining Payments" means payments under the Note in such amounts and at such times as would have been payable under the Note subsequent to the Prepayment Fee Determination Date (assuming no prepayment) in accordance with the terms of this Note.

 

"Periodic Discount Rate" means the rate which, when compounded monthly, equals the sum of the Applicable Percentage and the Treasury Rate.

 

"Applicable Percentage" means 0.50%.

 

"Treasury Rate" means:

 

(A)         The linearly interpolated yield, compounded semi-annually, of the two (2) most recently auctioned (on the run) non-callable U.S. Treasury bonds, notes or bills (other than inflation indexed (i.e., inflation protected) securities) issued by the United States Treasury having maturity dates equivalent or most nearly equivalent to the Average Life Date as reported (on-line or otherwise) by The Wall Street Journal one (1) Business Day prior to the Prepayment Fee Determination Date; or

 

(B)         If the yields from (A) above are not available, the linearly interpolated yield, compounded semi-annually, of the two (2) Treasury Constant Maturity Series (other than inflation indexed (i.e., inflation protected) securities) having constant maturity dates equivalent or most nearly equivalent to the Average Life Date as reported, for the latest day for which such yields shall have been so reported, as of one (1) Business Day preceding the Prepayment Fee Determination Date, in Federal Reserve Statistical Release H.15 (or comparable successor publication); or

 

(C)         If the yields from (A) and (B) above are not available, a rate comparable to what would have been calculated under clause (A) or (B) above, as reasonably determined by Lender.

 

To the extent that the source used in (A), (B) or (C) above updates treasury yield information during the day, Lender shall rely on the treasury yields reported prior to 12:00 Noon (Central Time) one (1) Business Day prior to the Prepayment Fee Determination Date.

 

"Average Life Date" means the date which is the Remaining Average Life from the Prepayment Fee Determination Date.

 

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"Remaining Average Life" means the number of years (calculated to the nearest day) obtained by dividing:

 

(A)         the sum of the products obtained by multiplying

 

(1)          the principal component of each Then Remaining Payment;

 

by

 

(2)          the number of years (calculated to the nearest day) that will elapse between the Prepayment Fee Determination Date and the scheduled due date of such Then Remaining Payment;

 

by

 

(B)         The outstanding principal balance of this Note (exclusive of all accrued interest) on the Prepayment Fee Determination Date.

 

Upon the occurrence of an Event of Default (as defined in the Lien Instrument) followed by the acceleration of the whole indebtedness evidenced by this Note, the payment of such indebtedness will constitute an evasion of the prepayment terms hereunder and be deemed to be a voluntary prepayment hereof and such payment will, therefore, to the extent not prohibited by law, include the Prepayment Fee required under the prepayment in full right recited above.

 

In the event of a partial prepayment of this Note for any reason contemplated in the Loan Documents (as defined in the Lien Instrument), the Prepayment Fee, if required, shall be an amount equal to the Prepayment Fee if this Note were prepaid in full, multiplied by a fraction, the numerator of which shall be the principal amount prepaid and the denominator of which shall be the outstanding principal balance of this Note immediately preceding the Prepayment Fee Determination Date with respect to such partial prepayment.

 

Notwithstanding the above and provided no Event of Default has occurred and is then continuing, this Note may be prepaid in full at any time, without a Prepayment Fee, during the last ninety (90) days of the term of this Note.

 

The prepayment of this Note as herein provided, together with the Prepayment Fee (if required as herein provided) if received by Lender prior to 2:00 p.m. Central Time on a Business Day, shall be credited on that Business Day, or, if received by Lender at or after 2:00 p.m. Central Time on a Business Day, shall, at Lender's option, be credited on the next Business Day.

 

Borrower acknowledges and agrees that the Interest Rate hereunder shall be increased if certain financial statements and other reports are not furnished to Lender, all as described in more detail in the provision of the Lien Instrument entitled " Financial Statements ".

 

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This Note is secured by certain property (the "Property") in the City of Fort Worth, County of Tarrant, State of Texas described in a Deed of Trust and Security Agreement (the "Lien Instrument") of even date herewith executed by BR CARROLL KELLER CROSSING, LLC to KEVIN L. WESTRA, as Trustee for THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY.

 

Upon the occurrence of an Event of Default (as defined in the Lien Instrument), the whole unpaid principal hereof and accrued interest shall, at the option of Lender, to be exercised at any time thereafter, become due and payable at once without notice, notice of the exercise of, and the intent to exercise, such option being hereby expressly waived.

 

All parties at any time liable, whether primarily or secondarily, for payment of indebtedness evidenced hereby, for themselves, their heirs, legal representatives, successors and assigns, respectively, expressly waive presentment for payment, notice of dishonor, protest, notice of protest, and diligence in collection; consent to the extension by Lender of the time of said payments or any part thereof; further consent that the real or collateral security or any part thereof may be released by Lender, without in any way modifying, altering, releasing, affecting, or limiting their respective liability or the lien of the Lien Instrument; and agree to pay reasonable attorneys' fees and expenses of collection in case this Note is placed in the hands of an attorney for collection or suit is brought hereon and any attorneys' fees and expenses incurred by Lender to enforce or preserve its rights under any of the Loan Documents in any bankruptcy or insolvency proceeding.

 

All amounts due Lender including principal and, to the extent permitted by applicable law, interest not paid when due (without regard to any notice and/or cure provisions contained in any of the Loan Documents), including principal becoming due by reason of acceleration by Lender of the entire unpaid balance of this Note, shall bear interest from the due date thereof until paid at the Default Rate. "Default Rate" means the lower of a rate equal to the interest rate in effect at the time of the default as herein provided plus 5% per annum or the maximum rate permitted by law.

 

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If the maturity of this Note is accelerated for any reason before the due date stated, or in the event of voluntary or other prepayment by the Borrower, including any prepayments of interest or fees, or in any other event, earned interest may never include more than the maximum amount permitted by law, computed from the date of each disbursement until payment, and any unearned interest otherwise payable hereunder which is in excess of the maximum permitted by law shall be cancelled automatically as of the date of such acceleration or prepayment or other such event and (if theretofore paid) shall at the option of Lender, unless otherwise required by applicable law, be either refunded to the Borrower or credited on the principal of this Note provided that for purposes of computing interest under this Note, all sum or sums paid or payable to Lender, in connection with the loan evidenced hereby, which constitute interest shall be taken into account by amortizing, prorating, allocating and spreading such sum or sums, in equal parts, throughout the period of the full stated term of the loan, to the extent permitted by law. Any interest computation under this Note shall be at not more than the maximum legal rate, it being the intention of the parties hereto to conform strictly to all applicable laws of the State of Wisconsin or the laws of the State adjudicated by a court of competent jurisdiction to be applicable and of the United States of America now or hereafter in force (it being the intention of the parties hereto that the laws of the State of Wisconsin and of the United States of America shall govern the maximum legal rate of interest permitted to be charged hereunder), and in the event it should be held that interest (or any other sum or sums paid or payable to Lender in connection with the loan evidenced hereby deemed to constitute interest) payable under this Note is in excess of the maximum permitted by such laws, the interest chargeable hereunder shall be reduced to the maximum amount permitted by such laws.

 

Notwithstanding any provision contained herein or in the Lien Instrument to the contrary, if Lender shall take action to enforce the collection of the indebtedness evidenced hereby or secured by the Lien Instrument (collectively, the "Indebtedness"), its recourse shall, except as provided below, be limited to the Property or the proceeds from the sale of the Property and the proceeds realized by Lender in exercising its rights and remedies (i) under the Absolute Assignment (as defined in the Lien Instrument), (ii) under the Guarantee of Recourse Obligations of even date herewith executed by Carroll Multifamily Real Estate Fund III, LP, a Delaware limited partnership, (the "Carroll Principal") and Bluerock Residential Growth REIT, Inc., a Maryland corporation, (the "BR Principal") (the Carroll Principal and the BR Principal are herein collectively referred to as the "Principals") for the benefit of Lender to the extent any rights and remedies under said Guarantee of Recourse Obligations are applicable and under other separate guarantees, if any, (iii) under any of the other Loan Documents (as defined in the Lien Instrument) and (iv) in any other collateral securing the Indebtedness. If such proceeds are insufficient to pay the Indebtedness, Lender will never institute any action, suit, claim or demand in law or in equity against Borrower for or on account of such deficiency; provided, however, that the provisions contained in this paragraph

 

(i)           shall not in any way affect or impair the validity or enforceability of the Indebtedness or the Lien Instrument; and

 

(ii)          shall not prevent Lender from seeking and obtaining a judgment against Borrower, and Borrower shall be personally liable, for the Recourse Obligations.

 

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"Recourse Obligations" means

 

(a) rents and other income from the Property received by Borrower, any Principal, or any authorized agent of Borrower from and after the date of any Non-Monetary Default (as defined in the Lien Instrument) of which Borrower has received notice or any Monetary Default (as defined in the Lien Instrument) remaining uncured prior to the Conveyance Date (as hereinafter defined), which rents and other income have not been applied to the payment of principal and interest on this Note or to reasonable operating expenses of the Property (it being agreed by Lender that operating expenses shall be reasonable if they were included in Borrower's original annual budget for the particular calendar year);

 

(b) amounts necessary to repair any damage to the Property caused by the gross negligence or intentional misconduct of Borrower, any Principal, or any authorized agent of Borrower;

 

(c) insurance loss proceeds and Condemnation Proceeds (as defined in the Lien Instrument) released to Borrower but not applied in accordance with the Loan Documents;

 

(d) the amount of insurance loss proceeds which would have been available with respect to a casualty on the Property occurring prior to the Conveyance Date, but that were not available due to the default by Borrower in carrying all insurance required by Lender under the Loan Documents;

 

(e) damages suffered by Lender as a result of fraud or intentional misrepresentation in connection with the Indebtedness by Borrower, any Principal, or any authorized agent of Borrower;

 

(f) amounts in excess of any rents or other revenues collected by Lender from operation of the Property from and after acceleration of the Indebtedness until the Conveyance Date, which amounts are necessary to pay real estate taxes, special assessments and insurance premiums with respect to the Property, and amounts required to fulfill Borrower's obligations as lessor under any leases of the Property, in each case, either paid by Lender and not reimbursed prior to, or remaining due or delinquent on the Conveyance Date;

 

(g) all security deposits under leases of the Property or any portion of the Property actually received by or credited to Borrower, any Principal, or any authorized agent of Borrower or any predecessor of Borrower, and not refunded to the tenants under said leases in accordance with their respective leases or delivered to Lender on or prior to the Conveyance Date, except to the extent any such security deposits were applied in accordance with the terms and conditions of any of said leases prior to the occurrence of the Event of Default that gave rise to such conveyance on the Conveyance Date, and all advance rents collected by Borrower, any Principal, any agent of Borrower or any predecessor of Borrower, and not applied in accordance with the leases of the Property or delivered to Lender;

 

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(h) all outstanding amounts due under the Indebtedness, including principal, interest, and other charges if there shall be a violation of the provision of the Lien Instrument entitled " Prohibition on Transfer/One-Time Transfer ";

 

(i) any losses suffered by Lender as a result of the Property not being in compliance with all applicable zoning and land use ordinances, covenants, statutes, and regulations; and;

 

(j) reasonable attorneys' fees and expenses incurred by Lender to the extent suit is brought by Lender to collect any of the amounts described in subparagraphs (a) through (i) above.

 

"Conveyance Date" means the first to occur of: (i) the later of (a) the date on which title vests in the purchaser at the foreclosure sale of the Property pursuant to the Lien Instrument or (b) the date on which Borrower's statutory right of redemption shall expire or be waived, (ii) a Valid Tender Date or (iii) the date of the conveyance of the Property to Lender in lieu of foreclosure.

 

Notwithstanding anything herein to the contrary, Borrower shall not have any personal liability for Recourse Obligation (f) above if a Valid Tender is made within the Tender Period.

 

As used herein, "Tender Period" means the 60-day period immediately following the earlier of (i) Borrower’s receipt of written notice that the Indebtedness has been accelerated by Lender or (ii) the maturity date of the Note.

 

"Valid Tender Date" means the date on which a Tender is made which, with the passage of time, becomes a Valid Tender.

 

"Tender" means the tender by Borrower of (i) true, complete and accurate copies of all leases of the Property with an instrument assigning them to Lender or Lender's designee and (ii) a special warranty or bargain and sale deed conveying good and marketable title to the Property to Lender or Lender's designee, subject to no liens or encumbrances subordinate to the lien securing the Indebtedness not previously approved in writing by Lender.

 

"Valid Tender" means (i) a Tender and (ii) the passage of the Review Period, during which period, Borrower shall not create any consensual liens on the Property and Borrower shall not be or become a debtor in any bankruptcy proceeding or the subject of any other insolvency proceeding (other than a bankruptcy or other insolvency proceeding commenced by Lender or any of its affiliates).

 

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"Review Period" means the period of time from the date of the Tender until the earlier of (i) sixty (60) days thereafter or (ii) the date of acceptance of the Tender by Lender or Lender's designee.

 

Lender or Lender's designee shall have the Review Period to accept or reject a Tender to enable Lender or Lender's designee to review title to, and obtain an environmental assessment of, the Property, and, at Lender's or Lender's designee's option, the deed and lease assignment shall be deposited into an escrow during the Review Period.

 

If Lender or Lender's designee shall not accept such Tender within the Review Period, the Tender shall be deemed to be rejected, but a Valid Tender shall remain a Valid Tender despite such rejection.

 

All notices, demands, requests and consents permitted or required under this Note shall be given in the manner prescribed in the Lien Instrument.

 

Except as otherwise set forth herein, this Note, the interpretation hereof and the rights, obligations, duties and liabilities hereunder shall be governed and controlled by the laws of Texas.

 

  BR CARROLL KELLER CROSSING, LLC,
  a Delaware limited liability company
   
  By: /s/ Jordan Ruddy
  Name: Jordan Ruddy
  Title: Authorized Signatory

 

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Exhibit 10.275

 

Loan No. 341018

 

GUARANTEE OF RECOURSE OBLIGATIONS

(Multiple Guarantors)

 

In consideration of the benefits which the undersigned (herein called "Guarantors") will receive as a result of The Northwestern Mutual Life Insurance Company ("Lender") making the above-numbered loan to BR Carroll Keller Crossing, LLC, a Delaware limited liability company, ("Borrower") evidenced by that certain Promissory Note (the "Note") of even date herewith in the original principal amount of $28,880,000.00 and secured by that certain Deed of Trust and Security Agreement of even date herewith, from Borrower in favor of Lender (the "Lien Instrument") covering property in the City of Fort Worth, County of Tarrant, State of Texas (the "Property"), and as an inducement required by Lender to fund said loan, Guarantors have agreed to guarantee:

 

(A)         The Recourse Obligations (as such term is defined in paragraph 9 hereof); and,

 

(B)         Following the occurrence of a Triggering Event (as such term is defined in paragraph 9 hereof), the payment of the Note and all amounts at any time owed to Lender under the other Loan Documents (as hereinafter defined) and the performance of all terms, covenants and conditions in the Loan Documents.

 

1.          Therefore, for value received, Guarantors hereby, jointly and severally, unconditionally and irrevocably, guarantee to Lender and its successors and assigns the full, prompt and faithful payment of all of the Recourse Obligations, (i) notwithstanding any invalidity of, or defect or deficiency in any Loan Documents, (ii) notwithstanding the fact that Borrower may have no personal liability for all or a portion of the Indebtedness and Lender's recourse against Borrower and Borrower's assets may be limited, and (iii) notwithstanding any act, omission or thing which might otherwise operate as a legal or equitable discharge of Guarantors. Guarantors shall, within five business days from the date notice is given to each Guarantor that any of the Recourse Obligations is due and owing, pay such Recourse Obligations.

 

"Loan Documents" means the Note, the Lien Instrument, that certain Loan Application dated September 30, 2015 from Borrower to Lender and that certain acceptance letter issued by Lender dated October 22, 2015 (together, the "Commitment"), that certain Absolute Assignment of Leases and Rents of even date herewith between Borrower and Lender (the "Absolute Assignment"), that certain Certification of Borrower of even date herewith, any other supplements and authorizations required by Lender and all other instruments and documents (as the same may be amended from time to time) executed by Borrower and delivered to Lender in connection with, or as security for, the indebtedness evidenced by the Note, except any separate environmental indemnity agreement.

 

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2.          In addition, for value received, Guarantors hereby, jointly and severally, unconditionally and irrevocably, guarantee to Lender and its successors and assigns the full, prompt and faithful payment of the full amount of the principal, interest and any other sums due or to become due under the Loan Documents (the "Indebtedness") upon and following the occurrence of a Triggering Event, it being the intention hereof that, following the occurrence of a Triggering Event, Guarantors shall remain liable until the Indebtedness shall be fully paid, (i) notwithstanding any invalidity of, or defect or deficiency in any Loan Document, (ii) notwithstanding the fact that Borrower may have no personal liability for all or a portion of the Indebtedness and Lender's recourse against Borrower and Borrower's assets may be limited, and (iii) notwithstanding any act, omission or thing which might otherwise operate as a legal or equitable discharge of Guarantors.

 

Following the occurrence of a Triggering Event, Guarantors shall, within five business days from the date a notice is given to any Guarantor that an Event of Default (as defined in the Lien Instrument) has occurred and is continuing, cure such Event of Default. If any Event of Default shall not be cured by Guarantors within said five business day period, Lender may, at its option, accelerate the Indebtedness (if operation of a stay under the federal bankruptcy code or under any other state or federal bankruptcy, insolvency or similar proceeding, prohibits or delays acceleration of the Indebtedness as to Borrower, Guarantors agree that Guarantors' obligations hereunder shall not be postponed or reduced) and, within five business days from the date a written demand from Lender is given to any Guarantor, Guarantors shall pay all of the Indebtedness, whether or not acceleration of the Indebtedness has occurred as to Borrower.

 

3.          Any obligations not paid when due hereunder shall bear interest from the date due until paid at the Default Rate (as defined in the Note). Guarantors hereby waive absolutely and irrevocably, until the Indebtedness shall have been paid in full, any right of subrogation whatsoever to Lender's claims against Borrower and any right of indemnity, reimbursement or contribution from Borrower with respect to any payment made or performance undertaken by any Guarantor pursuant hereto. If Borrower shall become a debtor under the federal bankruptcy code or the subject of any other state or federal bankruptcy, insolvency or similar proceeding, neither the operation of a stay nor the discharge of the Indebtedness thereunder shall affect the liability of Guarantors hereunder. If any of the Guarantors shall become a debtor under the federal bankruptcy code or the subject of any other state or federal bankruptcy, insolvency or similar proceeding, neither the operation of a stay thereunder nor the discharge thereunder of any obligations under this Guarantee shall affect the liability of any of the other Guarantors hereunder.

 

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4.          Without limiting or lessening the liability of any Guarantor under this Guarantee (except as otherwise provided in clause (A) below), Lender may, without notice to Guarantors:

 

(A)         Release or partially release any Guarantor from any liability hereunder without affecting the liability of any other Guarantor;

 

(B)         Grant extensions of time or any other indulgences on the Indebtedness;

 

(C)         Take, give up, modify, vary, exchange, renew or abstain from perfecting or taking advantage of any security for the Indebtedness; and

 

(D)         Accept or make compositions or other arrangements with Borrower, realize on any security, and otherwise deal with Borrower, other parties and any security as Lender may deem expedient.

 

5.          This Guarantee shall be a continuing guarantee, shall not be revoked by death, shall inure to the benefit of, and be enforceable by, any subsequent holder of the Note and the Lien Instrument and shall be binding upon, and enforceable against, Guarantors and Guarantors' heirs, legal representatives, successors and assigns.

 

6.          All additional demands, presentments, notices of protest and dishonor, and notices of every kind and nature, including those of any action or no action on the part of Borrower, Lender or Guarantors are expressly waived by Guarantors. This is a guarantee of payment and not of collection. Guarantors hereby waive the right to require Lender to proceed against Borrower or any other party, or to proceed against or apply any security it may hold, waive the right to require Lender to pursue any other remedy for the benefit of Guarantors, and agree that Lender may proceed against Guarantors without taking any action against any other party and without proceeding against or applying any security it may hold. Lender may, at its election, foreclose upon any security held by it in one or more judicial or non-judicial sales, whether or not every aspect of such sale is commercially reasonable, without affecting or impairing the liability of Guarantors, except to the extent the Indebtedness shall have been paid. Guarantors waive any defense arising out of such an election, notwithstanding that such election may operate to impair or extinguish any right or any remedy of Guarantors against Borrower or any other security.

 

7.          Guarantors jointly and severally agree to pay reasonable attorneys' fees and all other costs and expenses which may be incurred by Lender in the enforcement of this Guarantee.

 

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8.          Any notices, demands, requests and consents permitted or required hereunder or under any other Loan Document shall be in writing, may be delivered personally or sent by certified mail with postage prepaid or by reputable courier service with charges prepaid. Any notice or demand sent to any Guarantor by certified mail or reputable courier service shall be addressed to such Guarantor at the address set forth opposite such Guarantor's name below or such other address in the United States of America as such Guarantor shall designate in a notice to Lender given in the manner described herein. Any notice sent to Lender by certified mail or reputable courier service shall be addressed to The Northwestern Mutual Life Insurance Company to the attention of the Real Estate Investment Department at 720 East Wisconsin Avenue, Milwaukee, WI 53202 or at such other addresses as Lender shall designate in a notice given in the manner described herein. Any notice given to Lender shall refer to the Loan No. set forth above. Any notice or demand hereunder shall be deemed given when received. Any notice or demand which is rejected, the acceptance of delivery of which is refused or which is incapable of being delivered during normal business hours at the address specified herein or such other address designated pursuant hereto shall be deemed received as of the date of attempted delivery.

 

9.          The following terms shall be defined as set forth below:

 

"Recourse Obligations" means the following:

 

(A)         Rents and other income from the Property received by Borrower, any Guarantor, or any authorized agent of Borrower from and after the date of any Non-Monetary Default (as defined in the Lien Instrument) of which Borrower has received notice or any Monetary Default (as defined in the Lien Instrument) remaining uncured prior to the Conveyance Date (as hereinafter defined), which rents and other income have not been applied to the payment of principal and interest on this Note or to reasonable operating expenses of the Property (it being agreed by Lender that operating expenses shall be reasonable if they were included in Borrower's original annual budget for the particular calendar year);

 

(B)         Amounts necessary to repair any damage to the Property caused by the gross negligence or intentional misconduct of Borrower, any Guarantor, or any authorized agent of Borrower;

 

(C)         Insurance loss and Condemnation Proceeds (as defined in the Lien Instrument) released to Borrower but not applied in accordance with the Loan Documents;

 

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(D)         The amount of insurance loss proceeds which would have been available with respect to a casualty on the Property occurring prior to the Conveyance Date, but that were not available due to the default by Borrower in carrying all insurance required by Lender under the Loan Documents;

 

(E)         Damages suffered by Lender as a result of fraud or intentional misrepresentation in connection with the Indebtedness by Borrower, any Guarantor, or any authorized agent of Borrower;

 

(F)         Amounts in excess of any rents or other revenues collected by Lender from operation of the Property from and after acceleration of the Indebtedness until the Conveyance Date, which amounts are necessary to pay real estate taxes, special assessments and insurance premiums with respect to the Property, and amounts required to fulfill Borrower's obligations as lessor under any leases of the Property, in each case, either paid by Lender and not reimbursed prior to, or remaining due or delinquent on the Conveyance Date;

 

(G)         All security deposits under leases of the Property or any portion of the Property actually received by or credited to Borrower, any Guarantor, or any authorized agent of Borrower or any predecessor of Borrower, and not refunded to the tenants under said leases in accordance with their respective leases or delivered to Lender on or prior to the Conveyance Date, except to the extent any such security deposits were applied in accordance with the terms and conditions of any of said leases prior to the occurrence of the Event of Default that gave rise to such conveyance on the Conveyance Date, and all advance rents collected by Borrower, any Guarantor, any agent of Borrower or any predecessor of Borrower, and not applied in accordance with the leases of the Property or delivered to Lender;

 

(H)         Any losses suffered by Lender as a result of the Property not being in compliance with all applicable zoning and land use ordinances, covenants, statutes, and regulations; and;

 

(I)         Reasonable attorneys' fees and expenses incurred by Lender to the extent suit is brought by Lender to collect any of the amounts described in subparagraphs (A) through (H) above.

 

"Conveyance Date" means the first to occur of: (i) the later of (a) the date on which title vests in the purchaser at the foreclosure sale of the Property pursuant to the Lien Instrument or (b) the date on which Borrower's statutory right of redemption shall expire or be waived, (ii) a Valid Tender Date or (iii) the date of the conveyance of the Property to Lender in lieu of foreclosure.

 

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Notwithstanding anything herein to the contrary, no Guarantor shall have any liability for Recourse Obligation (F) above if a Valid Tender is made within the Tender Period.

 

As used herein, "Tender Period" means the 60-day period immediately following the earlier of (i) Borrower’s receipt of written notice that the Indebtedness has been accelerated by Lender or (ii) the maturity date of the Note.

 

"Valid Tender Date" means the date on which a Tender is made which, with the passage of time, becomes a Valid Tender.

 

"Tender" means the tender by Borrower of (i) true, complete and accurate copies of all leases of the Property with an instrument assigning them to Lender or Lender's designee and (ii) a special warranty or bargain and sale deed conveying good and marketable title to the Property to Lender or Lender's designee, subject to no liens or encumbrances subordinate to the lien securing the Indebtedness not previously approved in writing by Lender.

 

"Valid Tender" means (i) a Tender and (ii) the passage of the Review Period, during which period, Borrower shall not create any consensual liens on the Property or become a debtor in any bankruptcy proceeding or the subject of any other insolvency proceeding (other than a bankruptcy or other insolvency proceeding commenced by Lender or any of its affiliates).

 

"Review Period" means the period of time from the date of the Tender until the earlier of (i) sixty (60) days thereafter or (ii) the date of acceptance of the Tender by Lender or Lender's designee.

 

Lender or Lender's designee shall have the Review Period to accept or reject a Tender to enable Lender or Lender's designee to review title to, and obtain an environmental assessment of, the Property, and, at Lender's or Lender's designee's option, the deed and lease assignment shall be deposited into an escrow during the Review Period.

 

If Lender or Lender's designee shall not accept such Tender within the Review Period, the Tender shall be deemed to be rejected, but a Valid Tender shall remain a Valid Tender despite such rejection.

 

"Triggering Event" means any of the following:

 

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(A)         A violation of the provision of the Lien Instrument entitled " Prohibition on Transfer/One-Time Transfer ";

 

(B)         The filing by Borrower of a voluntary petition for relief under the federal bankruptcy code;

 

(C)         The filing of an involuntary petition against Borrower by parties other than Lender under the federal bankruptcy code shall remain undismissed for a period of ninety (90) days; or

 

(D)         Borrower shall become the subject of any liquidation, receivership or other similar proceedings (other than any such proceedings initiated by Lender) and, if such proceeding is involuntary, such proceeding shall remain undismissed for a period of ninety (90) days.

 

10.         This Guarantee shall be governed by and construed in all respects in accordance with the laws of the State of Texas without regard to any conflict of law principles. With respect to any action, lawsuit or other legal proceeding concerning any dispute arising under or related to this Guarantee, Guarantors hereby irrevocably consent to the jurisdiction of the courts located in the State of Texas and irrevocably waive any defense of improper venue, forum nonconveniens or lack of personal jurisdiction in any such action, lawsuit or other legal proceeding brought in any court located in the State of Texas. Nothing contained herein shall affect the rights of Lender to commence an action, lawsuit or other legal proceeding against Guarantors in any other jurisdiction.

 

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Executed as of the 22 nd day of October, 2015.

 

Mailing Addresses: CARROLL MULTIFAMILY REAL ESTATE FUND III, LP,
  a Delaware limited partnership
   
c/o Carroll Organization By: /s/ M. Patrick Carroll
3340 Peachtree Rd NE Name: M. Patrick Carroll
Suite 2250 Title: Chief Executive Officer
Atlanta, GA 30326  
Attn:  M. Patrick Carroll  

 

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(Signatures of Guarantors continued from previous page)

 

  BLUEROCK RESIDENTIAL GROWTH REIT, INC.,
  a Maryland corporation
   
712 Fifth Avenue, 9 th Floor By: /s/ Michael Konig
New York, New York  10019 Name: Michael Konig
Attn:  Jordan Ruddy and Title:  Authorized Signatory
   Michael Konig, Esq.  

 

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Exhibit 10.276

 

Loan No. 341018

 

ENVIRONMENTAL INDEMNITY AGREEMENT

 

THIS ENVIRONMENTAL INDEMNITY AGREEMENT is entered into as of October 22, 2015 by the undersigned ("Indemnitors") in favor of The Northwestern Mutual Life Insurance Company ("Northwestern") and the other Indemnified Parties referred to herein.

 

RECITALS

 

A.           Northwestern is contemporaneously herewith making a loan (the "Loan") to BR Carroll Keller Crossing, LLC, a Delaware limited liability company, ("Borrower") secured or to be secured by that certain Deed of Trust and Security Agreement of even date herewith, from Borrower in favor of Northwestern (the "Lien Instrument") on the fee title in the Property described in Exhibit "A" attached hereto (the Lien Instrument and all other agreements, certificates and documents (as they may be amended from time to time) at any time executed by or for the benefit of Borrower in connection with the Loan, other than this Environmental Indemnity Agreement, hereinafter, collectively, the "Loan Documents").

 

B.           In order to induce Northwestern to make the Loan, Indemnitors have agreed to execute and deliver this Environmental Indemnity Agreement.

 

C.           Each of the Indemnitors has a substantial direct or indirect interest in the Property, financial or otherwise.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the recitals and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Indemnitors hereby agree and covenant for the benefit of Northwestern and the other Indemnified Parties as follows:

 

1.          The following definitions shall apply to this Environmental Indemnity Agreement:

 

(a)          "Environmental Activity or Condition" means the presence, use, generation, manufacture, production, storage, release, threatened release, discharge, disposal or transportation of any Hazardous Substance on, onto, in, under, over or from the Property or the violation of any Environmental Law because of the condition of, or activity on, the Property.

 

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(b)          "Environmental Law" means all law relating to hazardous waste, chemical substances or mixtures or hazardous, toxic, dangerous or unhealthy substances or conditions or relating to the interaction of the use or ownership of property and the environment, whether such law is: (i) criminal or civil, (ii) federal, state or local, (iii) statutory, common law or administrative regulation, or (iv) currently in effect or enacted in the future.

 

(c)          "Hazardous Substance" means any substance which (i) is designated or characterized as hazardous, toxic or dangerous or similarly designated or characterized under any Environmental Law, (ii) is regulated under any Environmental Law or by any governmental or quasi-governmental agency, or (iii) could be a hazard to health, safety or property values. Without limiting the foregoing, Hazardous Substances shall include underground storage tanks and the contents thereof, asbestos, urea formaldehyde insulation, polychlorinated biphenyls, dioxins and petroleum products, and fungus, mildew or mold, including, but not limited to allergens, spores, mycotoxins, or by-products produced or released by fungi.

 

(d)          "Property" means the property described in Exhibit "A" attached hereto, including the soil, surface water, ground water, air and improvements on, beneath or above such property.

 

2.          Indemnitors hereby agree to indemnify, defend and hold Northwestern and its wholly-owned affiliates and their respective trustees, officers, policyholders, employees and agents (collectively, the "Indemnified Parties") harmless from and against any and all damages, liabilities, losses, costs and expenses, including reasonable attorneys' fees (collectively, "Damages"), suffered or incurred by any of the Indemnified Parties as a result of any Environmental Activity or Condition which would not have been suffered or incurred if Northwestern had not made the Loan (other than any Damages arising out of the gross negligence or willful misconduct of Northwestern, its employees, its agents, or its representatives occurring at any time they are present on the Property except as provided in the last paragraph of this Section 2). The liability of Indemnitors as set forth in the preceding sentence includes, without limitation, the following:

 

(a)          Any costs of, or liability for, investigation, cleanup, removal, treatment, remediation or monitoring of any Hazardous Substance;

 

(b)          Any damages resulting from the diminution in value or unmarketability of the Property or any other property;

 

(c)          Any consequential or punitive damages suffered or incurred by any of the Indemnified Parties;

 

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(d)          Any fines, penalties, assessments, judgments or other liabilities resulting from any claim, judgment or finding concerning the violation of any Environmental Law; and

 

(e)          Any amounts expended by any of the Indemnified Parties in good faith to settle or compromise any claim or allegation of liability covered by this Environmental Indemnity Agreement.

 

The liability of Indemnitors hereunder shall continue, without reduction or change, upon and subsequent to Northwestern becoming owner of the Property through foreclosure, deed-in-lieu of foreclosure or otherwise, excepting only Damages resulting from actions taken either by Northwestern, by successive owners of the Property acquiring title from or through Northwestern or by those contracting with Northwestern or any such successive owner, subsequent to Northwestern becoming owner of the Property; provided, however, that Indemnitors shall nonetheless be responsible for the actions of any party investigating or cleaning up Hazardous Substances, whether or not contracted for by Northwestern, if Indemnitors are otherwise liable hereunder or otherwise for such investigation or clean up. The liability of Indemnitors hereunder shall not be reduced or otherwise affected by any Environmental Activity or Condition occurring or existing prior to Northwestern becoming owner of the Property even if caused in whole or part by a predecessor in title, tenant, trespasser or other third person, whether on or off of the Property.

 

3.          The liability of Indemnitors under this Environmental Indemnity Agreement (i) shall not be subject to any limitations on liability set forth in any of the documents evidencing the Loan and (ii) shall be an unsecured obligation of Indemnitors to each of the Indemnified Parties, notwithstanding the terms of the Lien Instrument or any other agreement.

 

4.          Without limitation, the obligations and liability of any Indemnitor under this Environmental Indemnity Agreement shall in no way be waived, released, discharged, reduced, mitigated or otherwise affected by:

 

(a)         The repayment of the Loan and/or the satisfaction or release, invalidity, defect or deficiency of the Lien Instrument or any other Loan Document, and notwithstanding any act, omission or thing which might otherwise operate as a legal or equitable discharge of the Borrower, any other Indemnitor or any guarantor of the Loan;

 

(b)         Any neglect, delay or forbearance of Northwestern in demanding, requiring or enforcing payment of the indemnity due hereunder;

 

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(c)         The receivership, bankruptcy, insolvency or dissolution of Borrower or any Indemnitor or any affiliate thereof, notwithstanding the operation of a stay in connection with any such proceeding or the discharge of any obligations of Borrower or any other Indemnitor or affiliate with respect to liability that constitutes Damages covered by this Environmental Indemnity Agreement;

 

(d)         Any sale or refinancing of, or other transactions related to, the Property by Borrower or Northwestern; or

 

(e)         Any of the Indemnitors transferring or divesting any or all of his, her or its estate, right, title or interest in or to the Property or any interest in any entity (unless, in connection with such transfer, such party is specifically released).

 

5.          Without limiting the other provisions hereof, in the event any claim (whether or not a judicial or administrative action is involved) is asserted against any of the Indemnified Parties with respect to any Environmental Activity or Condition, Northwestern shall have the right to select the engineers, other consultants and attorneys for the defense of the Indemnified Parties, to determine the appropriate legal strategy for such defense and to compromise or settle such claim, all in Northwestern's discretion, and Indemnitors shall be liable to Northwestern in accordance with the terms hereof for all Damages suffered or incurred by Northwestern in this regard. Notwithstanding the foregoing, Northwestern shall, upon written request of Indemnitors, grant Indemnitors the right, subject to the following provisions and subject to Northwestern's prior written approval in each instance, to select the engineers, other consultants and attorneys for the defense of the Indemnified Parties, to determine the appropriate legal strategy for such defense and, at the Indemnitors' sole cost and expense, to compromise or settle such claims if and only if all the following conditions are satisfied at all times:

 

(a)         Northwestern has not acquired legal possession and/or title to the Property, and

 

(b)         No receiver or trustee has been appointed to manage the Property, and

 

(c)         There is no default hereunder or under any document evidencing or given in connection with the Loan, and

 

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(d)         Indemnitors have provided Northwestern prior to granting the rights described above and whenever subsequently requested with evidence satisfactory to Northwestern that: (x) remediation of all Hazardous Substances was promptly commenced and is being diligently pursued, and (y) following remediation, there will be no violations of Environmental Law with respect to the Property, and (z) Indemnitors have sufficient financial, technical and other capabilities to handle any potential claim and the settlement thereof.

 

Northwestern's approvals and determinations in the immediately preceding provisions shall not be unreasonably withheld or delayed.

 

6.          Without limiting the other provisions hereof, if Northwestern acquires legal possession and/or title to the Property and Northwestern becomes aware of any Environmental Activity or Condition for which Indemnitors may have liability in accordance with the other provisions of this Environmental Indemnity Agreement, whether or not a claim is asserted against Northwestern or any of the other Indemnified Parties, Northwestern shall have the right to take such action as Northwestern shall deem reasonably necessary, in Northwestern's discretion, to comply with Environmental Laws, to protect health, safety, the environment or property values and to minimize the probability or extent of liability to Northwestern and the other Indemnified Parties, including, without limitation, investigation, remediation and/or cleanup, and Indemnitors shall be liable to Northwestern in accordance with the terms hereof for all Damages suffered or incurred by Northwestern in this regard.

 

7.          The liability of Indemnitors shall be joint and several. No action or proceeding brought or instituted under this Environmental Indemnity Agreement and no recovery made as a result thereon shall be a bar or defense to any further action or proceeding under this Environmental Indemnity Agreement.

 

8.          No Indemnitor may assign its obligations under this Environmental Indemnity Agreement without the prior written consent of Northwestern, which may be withheld in its sole discretion. The covenants, agreements, indemnities, terms and conditions contained in this Environmental Indemnity Agreement shall extend to, and be binding upon, the Indemnitors, their heirs, executors, administrators, successors and permitted assigns, and shall inure to the benefit of, and may be enforced by, Northwestern or any of the other Indemnified Parties and its and their successors and assigns.

 

9.          Each provision of this Environmental Indemnity Agreement shall be interpreted in such manner as to be effective and valid under applicable law, but if any provision of this Environmental Indemnity Agreement shall be prohibited, invalid or ineffective under applicable law, such provision shall be ineffective only to the extent of such prohibition or invalidity without invalidating the remainder of such provision or the remaining provisions of this Environmental Indemnity Agreement.

 

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10.         Indemnitors shall reimburse Northwestern and the other Indemnified Parties for all reasonable attorneys' fees and expenses incurred in connection with the enforcement of the Indemnified Parties' rights under this Environmental Indemnity Agreement, including those incurred in any case, action, proceeding, claim under the Federal Bankruptcy Code or any successor statute. Indemnitors shall, within five business days from the date notice is given to each Indemnitor that any amounts hereunder are due and owing, pay any and all such amounts. Any and all amounts not paid by Indemnitors within such five business day period shall bear interest from the date due until the date paid at the Default Rate (as defined in that certain Promissory Note of even date herewith executed by Borrower in connection with the Loan).

 

11.         Any notices, demands, requests and consents permitted or required hereunder shall be in writing, may be delivered personally or sent by certified mail with postage prepaid or by reputable courier service with charges prepaid. Any notice or demand sent to any Indemnitor by certified mail or reputable courier service shall be addressed to such Indemnitor at the address set forth opposite such Indemnitor's name below or at such other address in the United States of America as such Indemnitor shall designate in a notice to Northwestern given in the manner described herein. Any notice sent to Northwestern by certified mail or reputable courier service shall be addressed to The Northwestern Mutual Life Insurance Company to the attention of the Real Estate Investment Department at 720 East Wisconsin Avenue, Milwaukee, WI 53202, or at such other addresses as Northwestern shall designate in a notice given in the manner described herein. Any notice given to Northwestern shall refer to the Loan No. set forth above. Any notice or demand hereunder shall be deemed given when received. Any notice or demand which is rejected, the acceptance of delivery of which is refused or which is incapable of being delivered during normal business hours at the address specified herein or such other address designated pursuant hereto shall be deemed received as of the date of attempted delivery.

 

12.         As additional assurance for the timely performance of the obligations of Indemnitors hereunder, each Indemnitor hereby assigns to Northwestern any rights such Indemnitor may have against any other person or entity (including, without limitation, any present, future or former owners, tenants or other occupants or users of the Property or any portion thereof) relating to the matters covered by this Environmental Indemnity Agreement. Notwithstanding the foregoing, Northwestern shall, at the written request of Indemnitors, grant Indemnitors a license, subject to the following provisions, to pursue and enforce any and all such rights against third parties and to apply any settlements, judgments or other proceeds recovered thereby, toward payment or reimbursement of the obligations of Indemnitors hereunder if and only if all of the following conditions are satisfied at all times:

 

(a)          Northwestern has not acquired legal possession and/or title to the Property,

 

(b)          No receiver or trustee has been appointed to manage the Property,

 

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(c)          There is no default hereunder or under any document evidencing or given in connection with the Loan,

 

(d)          Indemnitors have provided Northwestern prior to granting such license and whenever subsequently requested with evidence satisfactory to Northwestern that: (x) remediation of all Hazardous Substances was promptly commenced and is being diligently pursued, and (y) following remediation, there will be no violations of Environmental Law with respect to the Property, and (z) Indemnitors have sufficient financial, technical and other capabilities to handle any potential claim and the settlement thereof, and

 

(e)          Indemnitors have established an escrow or other arrangement satisfactory to Northwestern to ensure that all settlements, judgments or other proceeds recovered can be used only for remediation of Hazardous Substances on or affecting the Property or payment of any fines or punitive damages payable with respect to Environmental Activities or Conditions, and Indemnitors have granted a first lien on all settlements, judgments or other proceeds which may ever be recovered to Northwestern, together with a legal opinion and other evidence satisfactory to Northwestern that such lien is a valid and perfected first lien. Notwithstanding the foregoing, the provisions of this paragraph 12(e) shall be inapplicable if and so long as, in Northwestern's judgment, all Hazardous Substances have been remediated, there are no violations of Environmental Law with respect to the Property, and any fines or punitive damages payable with respect to Environmental Activities or Conditions have been paid by Indemnitors.

 

13.         This Environmental Indemnity Agreement is not intended to be, and shall not be construed to be, a guaranty, but rather is intended to constitute the primary obligation of each Indemnitor. Each Indemnitor is primarily liable for the Damages and other obligations hereunder, and is not intended to be a guarantor or surety or otherwise secondarily liable with respect to matters covered hereby, notwithstanding the fact that the Borrower and/or other Indemnitors may also be signatories hereto or that they or other parties (such as guarantors of the Loan) may have liability under the Loan Documents for environmental losses covered hereby. Without limiting or lessening the primary liability of Indemnitors hereunder, Northwestern may, without notice to Indemnitors,

 

(a)          grant extensions of time or any other indulgences on the Loan and related obligations;

 

(b)          take, give up, modify, vary, exchange, renew or abstain from perfecting or taking advantage of any security for the Loan and related obligations; and

 

(c)          accept or make compositions or other arrangements with Borrower under the Loan Documents, realize on any security, and otherwise deal with Borrower and other parties and security as Northwestern may deem expedient; and

 

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each Indemnitor hereby waives any right to require Northwestern:

 

(d)          to proceed against Borrower or any other party or to proceed against or apply any security it may hold for the Loan or otherwise, before proceeding against one or more of the Indemnitors; and

 

(e)          to require Northwestern to pursue any other remedy for the benefit of Indemnitors.

 

Indemnitors waive all rights or defenses arising out of any election of remedies by Northwestern, notwithstanding that such election may operate to impair or extinguish any right or remedy of Indemnitors against Borrower or any other security.

 

By executing this Environmental Indemnity Agreement, each Indemnitor acknowledges that its liability hereunder shall be joint and several and shall survive the dissolution of any or all of the Borrower or the other Indemnitors, and that any of the Indemnified Parties may recover from any or all of the Indemnitors without first proceeding against the Borrower, any other Indemnitor or any guarantor of the obligations of any of them.

 

14.         In addition, except to the extent that any obligation hereunder has been fully and completely satisfied by any of the Indemnitors, each Indemnitor hereby waives absolutely and irrevocably any right of subrogation whatsoever to the claims of any Indemnified Party against Borrower or any other Indemnitor and any right of indemnity, reimbursement or contribution from or against Borrower or any other Indemnitor with respect to any amounts paid by an Indemnified Party hereunder. Each Indemnitor further agrees that, to the extent that the waiver of its rights of subrogation and contribution as set forth herein is found by a court of competent jurisdiction to be void or voidable for any reason, any rights of subrogation or contribution such Indemnitor may have shall be junior and subordinate to the rights of the Indemnified Parties against any Indemnitor hereunder.

 

15.         No consent by any Indemnitor shall be required for any assignment or reassignment of the rights of Northwestern hereunder to one or more purchasers of the Loan or the Property or any portion of either.

 

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16.         This Environmental Indemnity Agreement shall be governed by and construed in all respects in accordance with the laws of the State of Texas without regard to any conflict of law principles. With respect to any action, lawsuit or other legal proceeding concerning any dispute arising under or related to this Environmental Indemnity Agreement, Indemnitors hereby irrevocably consent to the jurisdiction of the courts located in the State of Texas and irrevocably waive any defense of improper venue, forum nonconveniens or lack of personal jurisdiction in any such action, lawsuit or other legal proceeding brought in any court located in the State of Texas. Nothing contained herein shall affect the rights of Northwestern to commence any action, lawsuit or other legal proceeding, or otherwise to proceed, against any Indemnitor in any other jurisdiction.

 

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IN WITNESS WHEREOF, the undersigned Indemnitors have executed this Environmental Indemnity Agreement as of the day and year first above written.

 

Mailing Addresses:   Indemnitors
     
    BR CARROLL KELLER CROSSING, LLC,
    a Delaware limited liability company

 

with copy to:   By: /s/ Jordan Ruddy
c/o Bluerock Real Estate, LLC   Name: Jordan Ruddy
712 Fifth Avenue, 9 th Floor   Title: Authorized Signatory
New York, NY  10019    
Attn:  Jordan Ruddy and    
Michael Konig, Esq.    

 

(Signatures of Indemnitors continue on following page)

 

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(Signatures of Indemnitors continued from previous page)

 

    CARROLL MULTIFAMILY REAL ESTATE
    FUND III, LP, a Delaware limited partnership
     
c/o Carroll Organization   By: /s/ M. Patrick Carroll
3340 Peachtree Rd NE   Name: M. Patrick Carroll
Suite 2250   Title: Chief Executive Officer
Atlanta, GA 30326    
Attn:  M. Patrick Carroll    

 

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(Signatures of Indemnitors continued from previous page)

 

    BLUEROCK RESIDENTIAL GROWTH
    REIT, INC., a Maryland corporation
     
    By: /s/ Michael Konig
c/o Bluerock Real Estate, LLC   Name: Michael Konig
712 Fifth Avenue, 9 th Floor   Title: Authorized Signatory
New York, NY  10019    
Attn:  Jordan Ruddy and    
Michael Konig, Esq.    

 

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EXHIBIT "A"

 

(Description of Property)

 

BEING 19.729 acres of land situated in the John Edmonds Survey, Abstract Number 457 and being all of Lot 1, Block 1, The Sovereign Addition, an addition to the City of Fort Worth, recorded in instrument number D213119066 of County Records, Tarrant County, Texas and being all of those tracts of land (TRACT 1 and TRACT 2) described in deed to FW Tarrant Partners, LLC, recorded in instrument number D212119066 of said County Records and being more particularly described by metes and bounds as follows:

 

TRACT 1

 

BEING a tract of lands situated in the John Edmonds Survey, Abstract Number 457, City of Fort Worth, Tarrant County, Texas and being all that certain tract (TRACT 1) of land described in deed to Fw Tarrant Partners, LLC recorded in Instrument Number D212074583 of County Records, Tarrant county, Texas and being more particularly described by metes and bounds as follows:

 

BEGINNING at a railroad spike, found at the southeast corner of said Lot 1, Block 1, being the Southeast corner of said Tract 1 and being the Southwest corner Lot 1, Block A of Aventine at Parkway, an addition to the City of Fort Worth recorded in Cabinet "A", Slide 9634 of said County Records and being in the North right-of-way of North Tarrant Parkway (a 200 foot public right-of-way);

 

THENCE S 89°36'34" W, 645.08 feet, with said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found at the Southwest corner of said Lot 1, Block 1;

 

THENCE N 00°04'12" W, 1017.37 feet, departing said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton" found in North line of said Lot 1, Block 1 and being in the South line of Lot 8, Block 3, of Vineyards at Heritage, an addition to the City of Fort Worth, recorded in Cabinet "A", Slide 6724 of said County Records;

 

THENCE N 42°31'20" E, 3.71 feet with said common line, to a 5/8 inch iron rod with plastic cap stamped "Carter & Burgess", found;

 

THENCE N 56°28'50" E, 599.66 feet, continuing with said common line, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

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THENCE N 46°57'14" E, 40.36 feet, to a 5/8 inch iron rod with plastic cap stamped "Carter & Burgess", found at the Northerly Northeast corner of said Lot 1, Block 1 and being the Northwest corner of Lot 25x, Block 17 of Valley Brook, an addition to the City of Fort Worth, recorded in Instrument Number D212271248 of said County Records;

 

THENCE S 60°30'46" E, 121.09 feet, to a 5/8 inch iron rod, with plastic cap stamped "Carter & Burgess", found at the Northwest corner of aforesaid Lot 1, Block A, Aventine at Parkway addition;

 

THENCE S 00°23'26" E, 1314.83 feet with the west line of said Lot 1, Block A, to the POINT OF BEGINNING and containing 781,651 square feet or 17.944 acres of land more or less.

 

TRACT 2

 

COMMENCING at a railroad spike, found at the Southeast corner of said Lot 1, Block 1, being the Southeast corner of said Tract 1 and being the Southwest corner Lot 1, Block a of Aventine at Parkway, an addition to the City of Fort Worth recorded in Cabinet "A", Slide 9634 of said county records and being in the north right-of-way of north Tarrant Parkway (a 200 foot public right-of-way);

 

THENCE S 89°36'34" W, 645.08 feet, with said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found at the Southwest corner of said Lot 1 Block 1;

 

THENCE N 00°04'12" W, 456.15 feet, departing said North right-of-way, with the west line of said Lot 1, Block 1, Sovereign Addition, to a 5/8 inch iron rod with plastic cap, stamped "Peloton" found at the South corner of aforementioned tract 2 for the POINT OF BEGINNING;

 

THENCE N 46°55'14" W, 379.84 feet, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE N 42°31'20" E, 409.47 feet to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE S 00°04'12" E, 561.22 feet to the POINT OF BEGINNING and containing 77,762 square feet or 1.785 acres of land, more or less.

 

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TRACT 3: Easement Estate

 

Together with non-exclusive, perpetual easements for pedestrian and vehicular ingress and egress, landscaping maintenance, and temporary construction granted in the Access Easement and Maintenance Agreement recorded as Instrument No. D212074584, Real Property Records, Tarrant County, Texas, as amended by First Amendment to Access Easement and Maintenance Agreement recorded February 28, 2014 under Tarrant County Clerk's File Number D214039440 Official Public Records of Tarrant County, Texas.

 

FOR INFORMATIONAL PURPOSES ONLY:

 

TAX ID NO. 41652207

 

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Exhibit 10.277

 

Texas

Loan No. 341018

RECORDING REQUESTED BY

 

   
WHEN RECORDED MAIL TO  

 

The Northwestern Mutual Life Ins. Co.

720 East Wisconsin Avenue - Rm N16WC

Milwaukee, WI 53202

Attn: Catherine L. Delano

 

SPACE ABOVE THIS LINE FOR RECORDER'S USE

 

 

This instrument was prepared by James L. McFarland, Attorney, for The Northwestern Mutual Life Insurance Company, 720 East Wisconsin Avenue, Milwaukee, WI, 53202.

 

NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM THIS INSTRUMENT BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER.

 

DEED OF TRUST and SECURITY AGREEMENT

 

THIS DEED OF TRUST and SECURITY AGREEMENT is made as of the 22 nd day of October, 2015 between BR CARROLL KELLER CROSSING, LLC, a Delaware limited liability company, whose mailing address is c/o Carroll Organization, 3340 Peachtree Road NE, Suite 2250, Atlanta, GA, 30326, Attn: Eddy Chan, herein (said Grantor/Trustor, whether one or more in number) called "Grantor", and KEVIN L. WESTRA, whose mailing address is 15455 Dallas Parkway, Suite 1080, Addison, TX, 75001, herein called "Trustee", and THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation, whose mailing address is 720 E. Wisconsin Avenue, Milwaukee, WI, 53202, herein called "Beneficiary":

 

WITNESSETH, That Grantor, in consideration of the indebtedness herein mentioned, does hereby irrevocably bargain, sell, grant, transfer, assign and convey unto Trustee, in trust, with power of sale and right of entry and possession, the following property (herein referred to as the "Property"):

 

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A. The land in the City of Fort Worth, County of Tarrant, State of Texas, described in Exhibit "A" attached hereto and incorporated herein (the "Land");

 

B. All easements, appurtenances, tenements and hereditaments belonging to or benefiting the Land, including but not limited to all waters, water rights, water courses, all ways, trees, rights, liberties and privileges;

 

C. All improvements to the Land, including, but not limited to, all buildings, structures and improvements now existing or hereafter erected on the Land (the "Improvements"); all fixtures and equipment of every description belonging to Grantor which are or may be placed or used upon the Land or attached to the buildings, structures or improvements, including, but not limited to, all engines, boilers, elevators and machinery, all heating apparatus, electrical equipment, air-conditioning and ventilating equipment, water and gas fixtures, and all furniture and easily removable equipment; all of which, to the extent permitted by applicable law, shall be deemed an accession to the freehold and a part of the realty as between the parties hereto; and

 

D. Grantor's interest in all articles of personal property of every kind and nature whatsoever, including, but not limited to all carpeting, draperies, ranges, microwave ovens, refrigerators, dishwashers, easily removable equipment and fixtures, furniture, and dehumidification equipment, now or hereafter located upon the Land or in or on the buildings and improvements and now owned or leased by Grantor or hereafter acquired or leased by Grantor.

 

Grantor agrees not to sell, transfer, assign or remove anything described in B, C and D above now or hereafter located on the Land without prior written consent from Beneficiary unless (i) such action does not constitute a sale or removal of any buildings or structures or the sale or transfer of waters or water rights and (ii) such action results in the substitution or replacement with similar items of equal value.

 

Without limiting the foregoing grants, Grantor hereby pledges to Beneficiary, and grants to Beneficiary a security interest in, all of Grantor's present and hereafter acquired right, title and interest in and to the Property and any and all

 

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E. cash and other funds now or at any time hereafter deposited by or for Grantor on account of tax, special assessment, replacement or other reserves required to be maintained pursuant to the Loan Documents (as hereinafter defined) with Beneficiary or a third party, or otherwise deposited with, or in the possession of, Beneficiary pursuant to the Loan Documents; and

 

F. surveys, soils reports, environmental reports, guaranties, warranties, architect's contracts, construction contracts, drawings and specifications, applications, permits, surety bonds and other contracts relating to the acquisition, design, development, construction and operation of the Property; and

 

G. accounts, chattel paper, deposit accounts, instruments, equipment, inventory, documents, general intangibles, letter-of-credit rights, investment property and all other personal property of Grantor, (including, without limitation, any and all rights in the property name "The Sovereign") and

 

H. present and future rights to condemnation awards, insurance proceeds or other proceeds at any time payable to or received by Grantor on account of the Property or any of the foregoing personal property.

 

All personal property hereinabove described is hereinafter referred to as the "Personal Property".

 

If any of the Property is of a nature that a security interest therein can be perfected under the Uniform Commercial Code, this instrument shall constitute a security agreement and financing statement if permitted by applicable law and Grantor authorizes Beneficiary to file a financing statement describing such Property and, at Beneficiary's request, agrees to join with Beneficiary in the execution of any financing statements and to execute any other instruments that may be necessary or desirable, in Beneficiary's determination, for the perfection or renewal of such security interest under the Uniform Commercial Code.

 

TO HAVE AND TO HOLD the same unto Trustee for the purpose of securing:

 

(a) Payment to the order of Beneficiary of the indebtedness evidenced by that certain Promissory Note of even date herewith (and any restatement, extension or renewal thereof and any amendment thereto) executed by Grantor for the principal sum of TWENTY-EIGHT MILLION EIGHT HUNDRED EIGHTY THOUSAND DOLLARS, with final maturity no later than November 10, 2022 and with interest as therein expressed (which Promissory Note, as such instrument may be amended, restated, renewed and extended, is hereinafter referred to as the "Note"), it being recognized that the funds may not have been fully advanced as of the date hereof but may be advanced in the future in accordance with the terms of a written contract; and

 

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(b) Payment of all sums that may become due Beneficiary under the provisions of, and the performance of each agreement of Grantor contained in, the Loan Documents.

 

"Loan Documents" means this instrument, the Note, that certain Loan Application dated September 30, 2015 from Grantor to Beneficiary and that certain acceptance letter issued by Beneficiary dated October 22, 2015 (together, the "Commitment"), that certain Absolute Assignment of Leases and Rents of even date herewith between Grantor and Beneficiary (the "Absolute Assignment"), that certain Certification of Borrower of even date herewith, any other supplements and authorizations required by Beneficiary and any other agreement entered into or document executed by Grantor and delivered to Beneficiary in connection with the indebtedness evidenced by the Note, except for that certain Environmental Indemnity Agreement of even date herewith given by Carroll Multifamily Real Estate Fund III, LP, a Delaware limited partnership, (the "Carroll Principal") and Bluerock Residential Growth REIT, Inc., a Maryland corporation, (the "BR Principal") (the Carroll Principal and the BR Principal are herein collectively referred to as the "Principals") and Grantor to Beneficiary (the "Environmental Indemnity Agreement"), as any of the foregoing may be amended from time to time.

 

TO PROTECT THE SECURITY OF THIS DEED OF TRUST, GRANTOR COVENANTS AND AGREES:

 

Payment of Debt . Grantor agrees to pay the indebtedness hereby secured (the "Indebtedness") promptly and in full compliance with the terms of the Loan Documents.

 

Ownership . Grantor represents that it owns the Property and has good and lawful right to convey the same and that the Property is free and clear from any and all encumbrances whatsoever, except as appears in the title policy accepted by Beneficiary on the Loan Closing Date (as defined in the Commitment). Grantor does hereby forever warrant and shall forever defend the title and possession thereof against the claims of any and all persons whomsoever.

 

Maintenance of Property and Compliance with Laws . Grantor agrees to keep the buildings and other improvements now or hereafter erected on the Land in good condition and repair; not to commit or suffer any physical waste; to comply with all laws, rules and regulations affecting the Property; and, subject to the rights of tenants under any leases of the Property, to permit Beneficiary to enter at all reasonable times for the purpose of inspection and of conducting, in a reasonable and proper manner, such tests as Beneficiary determines to be necessary in order to monitor Grantor's compliance with applicable laws and regulations regarding hazardous materials affecting the Property.

 

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Tenants Using Chlorinated Solvents . Grantor agrees not to lease any of the Property, without the prior written consent of Beneficiary, to (i) dry cleaning operations that perform dry cleaning on site with chlorinated solvents or (ii) any other tenants that use chlorinated solvents in the operation of their businesses.

 

Business Restriction Representation and Warranty . Grantor represents and warrants that each of Grantor, all persons and entities owning (directly or indirectly) more than a 5% ownership interest in Grantor, and the Principals: (i) is not, and shall not become, a person or entity with whom Beneficiary is restricted from doing business under regulations of the Office of Foreign Assets Control ("OFAC") of the Department of the Treasury (including, but not limited to, those named on OFAC's Specially Designated Nationals and Blocked Persons list) or under any statute, executive order (including, but not limited to, the September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action; (ii) is not, and shall not become, a person or entity with whom Beneficiary is restricted from doing business under the International Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the regulations or orders thereunder; and (iii) is not knowingly engaged in, and shall not knowingly engage in, any dealings or transaction or be otherwise associated with such persons or entities described in (i) or (ii) above.

 

Insurance . Grantor agrees to keep the Property insured for the protection of Beneficiary and Beneficiary's wholly owned subsidiaries and agents in such manner, in such amounts and in such companies as Beneficiary may from time to time approve provided that such insurance, such amounts, and such companies are required by other institutional lenders for similar properties, and to keep the policies therefor (or certified copies thereof), properly endorsed, on deposit with Beneficiary, or at Beneficiary's option, to keep evidence of insurance acceptable to Beneficiary evidencing all insurance coverages required hereunder on deposit with Beneficiary, which evidence shall reflect at least thirty (30) days notice of cancellation to Beneficiary and shall list Beneficiary as the certificate holder or as a similar additional interest with Beneficiary's correct mailing address and the loan number assigned to the loan (341018); if Grantor requests Beneficiary to accept a different form of evidence, Beneficiary shall not unreasonably withhold its consent, provided, a copy of a standard mortgagee endorsement in favor of Beneficiary stating that the insurer shall provide at least thirty (30) days notice of cancellation to Beneficiary accompanies such evidence. Grantor shall furnish Beneficiary with renewals of all applicable insurance evidence no later than the actual insurance expiration date.

 

COLLATERAL PROTECTION INSURANCE NOTICE .  TEXAS FINANCE CODE SECTION 307.052 COLLATERAL PROTECTION INSURANCE NOTICE: (A) GRANTOR IS REQUIRED TO: (i) KEEP THE PROPERTY INSURED AGAINST DAMAGE IN THE AMOUNT BENEFICIARY SPECIFIES; (ii) PURCHASE THE INSURANCE FROM AN INSURER THAT IS AUTHORIZED TO DO BUSINESS IN THE STATE OF TEXAS OR AN ELIGIBLE SURPLUS LINES INSURER; AND (iii) NAME BENEFICIARY AS THE PERSON TO BE PAID UNDER THE POLICY IN THE EVENT OF A LOSS; (B) GRANTOR MUST, IF REQUIRED BY BENEFICIARY, DELIVER TO BENEFICIARY A COPY OF THE POLICY AND PROOF OF THE PAYMENT OF PREMIUMS; AND (C) IF GRANTOR FAILS TO MEET ANY REQUIREMENT LISTED HEREIN, BENEFICIARY MAY OBTAIN COLLATERAL PROTECTION INSURANCE ON BEHALF OF GRANTOR AT GRANTOR'S EXPENSE.

 

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If the Property shall be damaged or destroyed, in whole or in part, by fire or other casualty, Grantor shall give prompt written notice thereof to Beneficiary. Following the occurrence of a casualty, Grantor, subject to receipt of insurance proceeds, shall promptly proceed to restore, repair, replace or rebuild the Improvements to be of at least equal value and of substantially the same character as prior to such damage or destruction, all to be effected in accordance with applicable law. Except as provided below, insurance loss proceeds from all property insurance policies, whether or not required by Beneficiary (less expenses of collection) shall, at Beneficiary's option, be applied on the Indebtedness, whether due or not, or to the restoration of the Property, or be released to Grantor, but such application or release shall not cure or waive any default under any of the Loan Documents. If Beneficiary elects to apply the insurance loss proceeds on the Indebtedness, no prepayment fee shall be due thereon.

 

Notwithstanding the foregoing, Beneficiary agrees that if the insurance loss proceeds are less than the unpaid principal balance of the Note and if the casualty occurs prior to the last year of the term of the Note and restoration of the Property can be completed prior to the end of the term of the Note, then the insurance loss proceeds (less expenses of collection, if any, actually incurred by Beneficiary) shall be applied to restoration of the Property to its condition prior to the casualty, subject to satisfaction of the following conditions:

 

(a) There is no existing Event of Default at the time of casualty.

 

(b) The casualty insurer has not denied liability for payment of insurance loss proceeds to Grantor as a result of any act, neglect, use or occupancy of the Property by Grantor or any tenant of the Property.

 

(c) Beneficiary shall be reasonably satisfied that all insurance loss proceeds so held, together with supplemental funds to be made available by Grantor, if any, shall be sufficient to complete the restoration of the Property. Any remaining insurance loss proceeds shall be released to Grantor.

 

(d) If required by Beneficiary, Beneficiary shall be furnished a satisfactory report addressed to Beneficiary from an environmental engineer or other qualified professional satisfactory to Beneficiary to the effect that no adverse environmental impact to the Property resulted from the casualty.

 

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(e) Beneficiary shall release casualty insurance proceeds as restoration of the Property progresses provided that Beneficiary is furnished satisfactory evidence of the costs of restoration and if, at the time of such release, there shall exist no Non-Monetary Default (as hereinafter defined) under the Loan Documents with respect to which Beneficiary shall have given Grantor notice pursuant to the " Notice of Default " provision herein and no Monetary Default (as hereinafter defined). If Beneficiary shall give Grantor notice of a Non-Monetary Default or a Monetary Default shall occur, Beneficiary shall have no further obligation to release insurance loss proceeds hereunder unless such default is cured within the cure period set forth in the " Notice of Default " provision herein. If the estimated cost of restoration exceeds $500,000.00, (i) the drawings and specifications for the restoration shall be approved by Beneficiary (in its reasonable discretion) in writing prior to commencement of the restoration, and (ii) Beneficiary shall receive an administration fee equal to one-half percent (0.5%) of the cost of restoration.

 

(f) Prior to each release of funds, Grantor shall obtain for the benefit of Beneficiary an endorsement to Beneficiary's title insurance policy insuring Beneficiary's lien as a first and valid lien on the Property subject only to liens and encumbrances theretofore approved by Beneficiary.

 

(g) Grantor shall pay all costs and expenses actually incurred by Beneficiary, including, but not limited to, reasonable outside legal fees, title insurance costs, third-party disbursement fees, third-party engineering reports and inspections deemed necessary by Beneficiary.

 

(h) All reciprocal easement and operating agreements benefiting the Property, if any, shall remain in full force and effect between the parties thereto on and after restoration of the Property.

 

(i) Beneficiary shall be reasonably satisfied that the Property, when restored to its condition prior to the casualty, can be leased at rental amounts equal to or greater to those in place prior to the casualty to former tenants or new tenants.

 

Condemnation . Grantor hereby assigns to Beneficiary (i) any award and any other proceeds resulting from damage to, or the taking of, all or any portion of the Property, and (ii) the proceeds from any sale or transfer in lieu thereof (collectively, "Condemnation Proceeds") in connection with condemnation proceedings or the exercise of any power of eminent domain or the threat thereof (hereinafter, a "Taking"); the Condemnation Proceeds, may, at Beneficiary's option, be applied on the Indebtedness, whether due or not, or be released to Grantor, but such application or release shall not cure or waive any default under any of the Loan Documents unless such application or release is in accordance with the provisions of the Loan Documents and in fact cures an existing default.

 

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Notwithstanding the foregoing, if the Condemnation Proceeds are less than the unpaid principal balance of the Note and the Taking occurs prior to the last year of the term of the Note and restoration of the Property can be completed prior to the end of the term of the Note, such Condemnation Proceeds (less expenses of collection) shall be applied to restoration of the Property to substantially the same condition as existed prior to the Taking, provided that restoration or replacement of the Improvements to their functional and economic utility prior to the Taking is possible and further subject to satisfaction of the following conditions:

 

(a) There is no existing Event of Default at the time of the Taking.

 

(b) Beneficiary shall be reasonably satisfied that all Condemnation Proceeds so held, together with supplemental funds to be made available by Grantor, if any, shall be sufficient to complete the restoration of the Property. Any remaining Condemnation Proceeds shall be released to Grantor.

 

(c) If required by Beneficiary, Beneficiary shall be furnished a satisfactory report addressed to Beneficiary from an environmental engineer or other qualified professional satisfactory to Beneficiary to the effect that no adverse environmental impact to the Property resulted from the Taking.

 

(d) Beneficiary shall release Condemnation Proceeds as restoration of the Property progresses provided that Beneficiary is furnished satisfactory evidence of the costs of restoration and if, at the time of such release, there shall exist no Non-Monetary Default under the Loan Documents with respect to which Beneficiary shall have given Grantor notice pursuant to the " Notice of Default " provision herein and no Monetary Default. If Beneficiary shall give Grantor notice of a Non-Monetary Default or a Monetary Default shall occur, Beneficiary shall have no further obligation to release Condemnation Proceeds hereunder unless such default is cured within the cure period set forth in the " Notice of Default " provision contained herein. If the estimated cost of restoration exceeds $500,000.00, (i) the drawings and specifications for the restoration shall be approved by Beneficiary (in its reasonable discretion) in writing prior to commencement of the restoration, and (ii) Beneficiary shall receive an administration fee equal to one-half percent (0.5%) of the cost of restoration.

 

(e) Prior to each release of funds, Grantor shall obtain for the benefit of Beneficiary an endorsement to Beneficiary's title insurance policy insuring Beneficiary's lien as a first and valid lien on the Property subject only to liens and encumbrances theretofore approved by Beneficiary.

 

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(f) Grantor shall pay all costs and expenses actually incurred by Beneficiary, including, but not limited to, reasonable outside legal fees, title insurance costs, third-party disbursement fees, third-party engineering reports and inspections deemed necessary by Beneficiary.

 

(g) All reciprocal easement and operating agreements benefiting the Property, if any, shall remain in full force and effect between the parties thereto on and after restoration of the Property.

 

(h) Beneficiary shall be reasonably satisfied that the Property, when restored to its condition prior to the Taking, can be leased at rental amounts equal to or greater to those in place prior to the Taking to former tenants or new tenants.

 

Taxes and Special Assessments . Grantor agrees to pay before delinquency all taxes and special assessments of any kind that have been or may be levied or assessed against the Property, this instrument, the Note or the Indebtedness, or upon the interest of Trustee or Beneficiary in the Property, this instrument, the Note or the Indebtedness, and to procure and deliver to Beneficiary within 30 days after Beneficiary shall have given a written request to Grantor, the official receipt of the proper officer showing timely payment of all such taxes and assessments; provided, however, that Grantor shall not be required to pay any such taxes or special assessments if the amount, applicability or validity thereof shall currently be contested in good faith by appropriate proceedings and Grantor pays all amounts in dispute to the taxing authority while the dispute is ongoing or, if the amount in dispute exceeds $250,000.00, deposits with Beneficiary in escrow funds sufficient to satisfy the contested amount.

 

Personal Property . With respect to the Personal Property, Grantor hereby represents, warrants and covenants as follows:

 

(a)          Except for the security interest granted hereby, the rights of tenants leasing any items of Personal Property, and, if any item of Personal Property is leased by Grantor, the rights of any landlord thereof, Grantor is, and as to portions of the Personal Property to be acquired after the date hereof will be, the sole owner of the Personal Property, free from any lien, security interest, encumbrance or adverse claim thereon of any kind whatsoever. Grantor shall notify Beneficiary of, and shall indemnify and defend Beneficiary and the Personal Property against, all claims and demands of all persons at any time claiming the Personal Property or any part thereof or any interest therein.

 

(b)          Except as otherwise provided above and in connection with the exercise by Grantor of its one-time transfer right pursuant to the provision hereof entitled " Prohibition on Transfer/One-Time Transfer ", Grantor shall not lease, sell, convey or in any manner transfer the Personal Property without the prior consent of Beneficiary.

 

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(c)          Grantor is a limited liability company organized under the laws of the State of Delaware. Until the Indebtedness is paid in full, Grantor (i) shall not change its legal name without providing Beneficiary with thirty (30) days prior written notice; (ii) shall not change its state of organization; and (iii) shall preserve its existence and shall not, in one transaction or a series of transactions, merge into or consolidate with any other entity.

 

(d)          At the request of Beneficiary, Grantor shall join Beneficiary in executing one or more financing statements and continuations and amendments thereof pursuant to the Uniform Commercial Code in form satisfactory to Beneficiary, and Grantor shall pay the cost of filing the same in all public offices wherever filing is deemed by Beneficiary to be necessary or desirable. Grantor shall also, at Grantor's expense, take any and all other action requested by Beneficiary to perfect Beneficiary's security interest under the Uniform Commercial Code with respect to the Personal Property, including, without limitation, exercising Grantor's commercially reasonable efforts to obtain any consents, agreements or acknowledgments required of third parties to perfect Beneficiary's security interest in Personal Property consisting of deposit accounts, letter-of-credit rights, investment property, and electronic chattel paper.

 

Other Liens . Grantor agrees to keep the Property and any Personal Property free from all other liens either prior or subsequent to the lien created by this instrument. The (i) creation of any other lien on any portion of the Property or on any Personal Property, whether or not prior to the lien created hereby, (ii) assignment or pledge by Grantor of its revocable license to collect, use and enjoy rents and profits from the Property, or (iii) granting or permitting of a security interest in or other encumbrance on the direct or indirect ownership interests in Grantor, shall constitute a default under the terms of this instrument; except that upon written notice to Beneficiary, Grantor may proceed to contest in good faith and by appropriate proceedings any mechanics liens, tax liens or judgment liens with respect to the Property or any Personal Property, provided such contest is performed by Grantor in accordance with applicable law and, if such lien is a tax lien, Grantor pays all amounts in dispute to the taxing authority while the dispute is ongoing or, if the amount in dispute exceeds $250,000.00, deposits with Beneficiary in escrow funds sufficient to satisfy the contested amount, or, if such lien is a mechanic's lien or judgment lien and the amount in dispute exceeds $250,000.00, Grantor deposits with Beneficiary in escrow funds sufficient to satisfy the contested amount or bonds over the disputed mechanic's lien or judgment lien in accordance with applicable law as may be required by Beneficiary.

 

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Indemnification, Duty to Defend and Costs, Fees and Expenses . In addition to any other indemnities contained in the Loan Documents, Grantor shall indemnify, defend and hold Beneficiary harmless from and against any and all losses, liabilities, claims, demands, damages, costs and expenses (including, but not limited to, costs of title evidence and endorsements to Beneficiary 's title insurance policy with respect to the Property and reasonable attorney fees and other costs of defense) of this trust which may be imposed upon, incurred by or asserted against Beneficiary, whether or not any legal proceeding is commenced with regard thereto, in connection with: (i) the enforcement of any of Beneficiary's or Trustee's rights or powers under the Loan Documents; (ii) the interpretation of any of the terms and conditions of the Loan Documents, (iii) the protection of Beneficiary's interest in the Property; or (iv) any accident, injury to or death of persons or loss of or damage to property occurring in, on or about the Property or on any sidewalk, curb, parking area, space or street located adjacent thereto other than in connection with any such matters arising out of the gross negligence or willful misconduct of Beneficiary while Beneficiary's employees, agents, or representatives are present on the Property, for which no indemnification will be applicable. If any claim or demand is made or asserted against Beneficiary by reason of any event as to which Grantor is obligated to indemnify or defend Beneficiary, then, upon demand by Beneficiary, Grantor, at Grantor's sole cost and expense, shall defend such claim, action or proceeding in Beneficiary's name, if necessary, by such attorneys as Beneficiary shall approve. Notwithstanding the foregoing, Beneficiary may, in Beneficiary's sole discretion, engage its own attorneys to defend it or assist in its defense and Grantor shall pay the reasonable fees and disbursements of such attorneys.

 

Failure of Grantor to Act . If Grantor fails to make any payment or do any act as herein provided, Beneficiary or Trustee may, without obligation to do so, without notice to or demand upon Grantor and without releasing Grantor from any obligation hereof: (i) make or do the same in such manner and to such extent as Beneficiary may deem necessary to protect the security hereof, Beneficiary or Trustee being authorized to enter upon the Property for such purpose; (ii) appear in and defend any action or proceeding purporting to affect the security hereof, or the rights or powers of Beneficiary or Trustee; (iii) pay, purchase, contest or compromise any encumbrance, charge or lien which in the judgment of Beneficiary appears to be prior or superior hereto; and (iv) in exercising any such powers, pay necessary expenses, employ counsel and pay its reasonable fees. Sums so expended and all losses, liabilities, claims, damages, costs and expenses required to be reimbursed by Grantor to Beneficiary hereunder shall be payable by Grantor immediately upon demand with interest from date of expenditure or demand, as the case may be, at the Default Rate (as defined in the Note). All sums so expended or demanded by Beneficiary and the interest thereon shall be included in the Indebtedness and secured by the lien of this instrument.

 

Event of Default . Any default by Grantor in making any required payment of the Indebtedness or any default by Grantor in any provision, covenant, agreement, warranty or certification contained in any of the Loan Documents shall, except as provided in the two immediately succeeding paragraphs, constitute an "Event of Default".

 

Notice of Default . A default in any payment required in the Note or any other Loan Document, whether or not payable to Beneficiary, (a "Monetary Default") shall not constitute an Event of Default unless Beneficiary shall have given a written notice of such Monetary Default to Grantor and Grantor shall not have cured such Monetary Default by payment of all amounts in default (including payment of interest at the Default Rate, as defined in the Note, from the date of default to the date of cure on amounts owed to Beneficiary) within five (5) business days after the date on which Beneficiary shall have given such notice to Grantor.

 

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Any other default under the Note or under any other Loan Document (a "Non-Monetary Default") shall not constitute an Event of Default unless Beneficiary shall have given a written notice of such Non-Monetary Default to Grantor and Grantor shall not have cured such Non-Monetary Default within thirty (30) days after the date on which Beneficiary shall have given such notice of default to Grantor (or, if the Non-Monetary Default is not curable within such 30-day period, Grantor shall not have (i) diligently undertaken and continued to pursue the curing of such Non-Monetary Default and (ii) deposited an amount sufficient to cure such Non-Monetary Default in an escrow account satisfactory to Beneficiary).

 

In no event shall the notice and cure period provisions recited above constitute a grace period for the purposes of commencing interest at the Default Rate (as defined in the Note).

 

Substitution of Trustee . Beneficiary and its successors and assigns may for any reason and at any time, without cause, appoint one or more persons to serve as substitute Trustee(s) by written appointment delivered to such substitute Trustee(s) without notice to Grantor, without notice to, or the resignation or withdrawal by, the existing Trustee and without recordation of such written appointment unless notice or recordation is required by the laws of the jurisdiction in which the Property is located. Upon delivery of such appointment, the substitute Trustee(s) shall be vested with the same title and with the same powers and duties granted to the original Trustee.

 

Appointment of Receiver . Upon commencement of any proceeding to enforce any right under this instrument, including foreclosure thereof, Beneficiary (without limitation or restriction by any present or future law, without regard to the solvency or insolvency at that time of any party liable for the payment of the Indebtedness, without regard to the then value of the Property, whether or not there exists a threat of imminent harm, waste or loss to the Property and whether or not the same shall then be occupied by the owner of the equity of redemption as a homestead) shall have the absolute right to the appointment of a receiver of the Property and of the revenues, rents, profits and other income therefrom, and said receiver shall have (in addition to such other powers as the court making such appointment may confer) full power to collect all such income and, after paying all necessary expenses of such receivership and of operation, maintenance and repair of said Property, to apply the balance to the payment of any of the Indebtedness then due.

 

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Foreclosure . Upon the occurrence of an Event of Default, the entire unpaid Indebtedness shall, at the option of Beneficiary, become immediately due and payable for all purposes without any notice or demand, except as required by law (ALL OTHER NOTICE OF THE EXERCISE OF SUCH OPTION, INCLUDING WITHOUT LIMITATION NOTICE OF INTENT TO ACCELERATE, BEING HEREBY EXPRESSLY WAIVED), and Beneficiary may, in addition to exercising any rights it may have with respect to the Personal Property under the Uniform Commercial Code of the jurisdiction in which the Property is located, institute proceedings in any court of competent jurisdiction to foreclose this instrument as a mortgage, or to enforce any of the covenants hereof, or Trustee or Beneficiary may (without limiting their rights under the foregoing provisions or otherwise), either personally or by agent or attorney in fact, enter upon and take possession of the Property and may manage, rent or lease the Property or any portion thereof upon such terms as Beneficiary may deem expedient, and collect, receive and receipt for all rentals and other income therefrom and apply the sums so received as hereinafter provided in case of sale under Trustee's power of sale.

 

Trustee is hereby further authorized and empowered, to the extent permitted by applicable law, upon request of Beneficiary, to sell the Property, en masse or in separate parcels (as Trustee may think best), at public auction to the highest bidder for cash, with or without having taken possession of same. Any such sale (including notice thereof) shall comply with the applicable requirements, at the time of the sale, of any statute or statutes, if any, governing sales of real property under powers of sale conferred by deeds of trust in the jurisdiction in which the Property is located. If, at the time of the sale, there is no statute in force in the jurisdiction in which the Property is located that governs sales of real property under powers of sale conferred by deeds of trust, such sale shall comply with applicable law at the time of the sale. GRANTOR EXPRESSLY WAIVES ANY RIGHT TO A HEARING PRIOR TO SUCH SALE, TO THE EXTENT PERMITTED BY APPLICABLE LAW. At any time during the bidding, Trustee may require a bidding party (i) to disclose its full name, state and city of residence, occupation, and specific business office location, and the name and address of the principal the bidding party is representing (if applicable), and (ii) to demonstrate reasonable evidence of the bidding party's financial ability (or, if applicable, the financial ability of the principal of such bidding party), as a condition to the bidding party submitting bids at the foreclosure sale. If any such bidding party (the "Questioned Bidder") declines to comply with the Trustee's requirement in this regard, or if such Questioned Bidder does respond but the Trustee, in Trustee's sole and absolute discretion, deems the information or the evidence of the financial ability of the Questioned Bidder (or, if applicable, the principal of such bidding party) to be inadequate, then the Trustee may continue the bidding with reservation; and in such event (A) the Trustee shall be authorized to caution the Questioned Bidder concerning the legal obligations to be incurred in submitting bids, and (B) if the Questioned Bidder is not the highest bidder at the sale, or if having been the highest bidder the Questioned Bidder fails to deliver the cash purchase price payment promptly to the Trustee, all bids by the Questioned Bidder shall be null and void. Trustee may, in Trustee's sole and absolute discretion, determine that a credit bid may be in the best interest of the Grantor and Beneficiary, and elect to sell the mortgaged Property for credit or for a combination of cash and credit; provided, however, that the Trustee shall have no obligation to accept any bid except an all cash bid. In the event the Trustee requires a cash bid and cash is not delivered within a reasonable time after conclusion of the bidding process, as specified by the Trustee, but in no event later than 3:45 p.m. local time on the day of sale, then said contingent sale shall be null and void, the bidding process may be recommenced, and any subsequent bids or sale shall be made as if no prior bids were made or accepted. Upon any foreclosure sale or sales of all or any portion of the Property under the power of sale herein granted, Beneficiary may bid for and purchase the Property and shall be entitled to apply all or any part of the Indebtedness as a credit to the purchase price.

 

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After any sale under Trustee's power of sale pursuant to the immediately preceding paragraph, Trustee shall make good and sufficient deeds, assignments, and other conveyances to the purchaser or purchasers thereunder in the name of Grantor, conveying the Property or any part thereof so sold to the purchaser or purchasers with general warranty of title by Grantor. The legal holder of the Indebtedness may purchase the Property or any part thereof, and it shall not be obligatory upon the purchasers at any such sale to see to the application of the purchase money. It is agreed that in any deeds, assignments or other conveyances given by Trustee, any and all statements of fact or other recitals therein made as to any act or thing having been duly done by or on behalf of Beneficiary or by or on behalf of Trustee, shall be taken by all courts of law and equity as prima facie evidence that such statements or recitals are true, correct, and complete facts. Trustee shall, out of the proceeds or avails of such sale, after first paying and retaining all fees, charges, costs of advertising the Property and of making said sale, and attorneys' fees, pay to Beneficiary or the legal holder of the Indebtedness the amount thereof, including all sums advanced or expended by Beneficiary or the legal holder of the Indebtedness, with interest from date of advance or expenditure at the Default Rate (as defined in the Note), rendering the excess, if any, as provided by law. Such sale or sales and said deed or deeds so made shall be a perpetual bar, both in law and equity, against Grantor and the heirs, successors and assigns of Grantor, and all other persons claiming the Property aforesaid, or any part thereof by, from, through or under Grantor.

 

In addition to the above remedies, it is agreed that upon the occurrence of an Event of Default, Beneficiary may, at its option, without demand or notice, request the Trustee, and the Trustee shall be, and is hereby authorized and empowered to proceed with foreclosure and sale of the Property by advertisement or in any manner provided by the laws of the state in which the Property is located in satisfaction of the item in default as if under a full foreclosure, but without declaring the unmatured portion of the Indebtedness due; such sale shall be made subject to the unmatured portion of the Indebtedness and it is agreed that such sale shall not in any manner affect the unmatured portion of the Indebtedness, but as to such unmatured portion, this instrument shall remain in full force and effect just as though no sale had been made under the provisions of this paragraph and it is further agreed that several sales may be made without exhausting the right of sale for any unmatured portion of the Indebtedness or for any future breach of the covenants, conditions or stipulations set out herein.

 

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Deficiency .

 

(A) IN THE EVENT AN INTEREST IN ANY OF THE PROPERTY AND PERSONAL PROPERTY IS FORECLOSED UPON PURSUANT TO A JUDICIAL OR NONJUDICIAL FORECLOSURE SALE, GRANTOR AGREES THAT, NOTWITHSTANDING THE PROVISIONS OF SECTIONS 51.003, 51.004, AND 51.005 OF THE TEXAS PROPERTY CODE (AS THE SAME MAY BE AMENDED FROM TIME TO TIME), AND TO THE EXTENT PERMITTED BY LAW, BENEFICIARY SHALL BE ENTITLED TO SEEK A DEFICIENCY JUDGMENT FROM GRANTOR EQUAL TO THE DIFFERENCE BETWEEN THE AMOUNT OWING UNDER THE RECOURSE OBLIGATIONS (AS DEFINED IN THE NOTE) AND THE AMOUNT FOR WHICH THE PROPERTY AND PERSONAL PROPERTY WERE SOLD PURSUANT TO JUDICIAL OR NONJUDICIAL FORECLOSURE SALE.  IN THE EVENT THAT BENEFICIARY FIRST OBTAINS A JUDGMENT AGAINST GRANTOR AND ANY OTHER PARTY OBLIGATED ON THE NOTE AND THEN JUDICIALLY FORECLOSES, BENEFICIARY SHALL BE ENTITLED TO ENFORCE THE JUDGMENT AGAINST GRANTOR OR SAID PARTY IN AN AMOUNT EQUAL TO THE DIFFERENCE BETWEEN THE AMOUNT OWING ON THE JUDGMENT AND THE AMOUNT FOR WHICH THE PROPERTY AND PERSONAL PROPERTY WERE SOLD PURSUANT TO A POST-JUDGMENT JUDICIAL FORECLOSURE SALE.  GRANTOR EXPRESSLY RECOGNIZES THAT THIS SECTION CONSTITUTES A WAIVER OF THE ABOVE-CITED PROVISIONS OF THE TEXAS PROPERTY CODE WHICH WOULD OTHERWISE PERMIT GRANTOR AND OTHER PERSONS AGAINST WHOM RECOVERY OF DEFICIENCIES IS SOUGHT OR ANY GUARANTOR INDEPENDENTLY (EVEN ABSENT THE INITIATION OF DEFICIENCY PROCEEDINGS AGAINST THEM) TO PRESENT COMPETENT EVIDENCE OF THE FAIR MARKET VALUE OF THE PROPERTY AND PERSONAL PROPERTY AS OF THE DATE OF THE FORECLOSURE SALE AND OFFSET AGAINST ANY DEFICIENCY THE AMOUNT BY WHICH THE FORECLOSURE SALE PRICE IS DETERMINED TO BE LESS THAN SUCH FAIR MARKET VALUE.  GRANTOR FURTHER RECOGNIZES AND AGREES THAT THIS WAIVER CREATES AN IRREBUTTABLE PRESUMPTION THAT THE FORECLOSURE SALE PRICE IS EQUAL TO THE FAIR MARKET VALUE OF THE PROPERTY AND PERSONAL PROPERTY FOR PURPOSES OF CALCULATING DEFICIENCIES OWED BY GRANTOR, ANY GUARANTOR, AND OTHERS AGAINST WHOM RECOVERY OF A DEFICIENCY IS SOUGHT.

 

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(B) ALTERNATIVELY, IN THE EVENT THE WAIVER PROVIDED FOR IN (A) ABOVE IS DETERMINED BY A COURT OF COMPETENT JURISDICTION TO BE UNENFORCEABLE, THE FOLLOWING SHALL BE THE BASIS FOR THE FINDER OF FACT'S DETERMINATION OF THE FAIR MARKET VALUE OF THE PROPERTY AND PERSONAL PROPERTY AS OF THE DATE OF THE FORECLOSURE SALE IN PROCEEDINGS GOVERNED BY SECTIONS 51.003, 51.004 AND 51.005 OF THE TEXAS PROPERTY CODE (AS AMENDED FROM TIME TO TIME):  (I) THE PROPERTY AND PERSONAL PROPERTY SHALL BE VALUED IN AN "AS IS" CONDITION AS OF THE DATE OF THE FORECLOSURE SALE, WITHOUT ANY ASSUMPTION OR EXPECTATION THAT THE PROPERTY AND PERSONAL PROPERTY WILL BE REPAIRED OR IMPROVED IN ANY MANNER BEFORE A RESALE OF THE PROPERTY AND PERSONAL PROPERTY AFTER FORECLOSURE; (II) THE VALUATION SHALL BE BASED UPON AN ASSUMPTION THAT THE FORECLOSURE PURCHASER DESIRES A RESALE OF THE PROPERTY AND PERSONAL PROPERTY FOR CASH PROMPTLY (BUT NO LATER THAN TWELVE (12) MONTHS) FOLLOWING THE FORECLOSURE SALE; (III) ALL REASONABLE CLOSING COSTS CUSTOMARILY BORNE BY THE SELLER IN COMMERCIAL REAL ESTATE TRANSACTIONS SHOULD BE DEDUCTED FROM THE GROSS FAIR MARKET VALUE OF THE PROPERTY AND PERSONAL PROPERTY, INCLUDING, WITHOUT LIMITATION, BROKERAGE COMMISSIONS, TITLE INSURANCE, A SURVEY OF THE PROPERTY, TAX PRORATIONS, ATTORNEYS' FEES, AND MARKETING COSTS; (IV) THE GROSS FAIR MARKET VALUE OF THE PROPERTY AND PERSONAL PROPERTY SHALL BE FURTHER DISCOUNTED TO ACCOUNT FOR ANY ESTIMATED HOLDING COSTS ASSOCIATED WITH MAINTAINING THE PROPERTY AND PERSONAL PROPERTY PENDING SALE, INCLUDING, WITHOUT LIMITATION, UTILITIES EXPENSES, PROPERTY MANAGEMENT FEES, TAXES AND ASSESSMENTS (TO THE EXTENT NOT ACCOUNTED FOR IN (III) ABOVE), AND OTHER MAINTENANCE, OPERATIONAL AND OWNERSHIP EXPENSES; AND (V) ANY EXPERT OPINION TESTIMONY GIVEN OR CONSIDERED IN CONNECTION WITH A DETERMINATION OF THE FAIR MARKET VALUE OF THE PROPERTY AND PERSONAL PROPERTY MUST BE GIVEN BY PERSONS HAVING AT LEAST FIVE (5) YEARS EXPERIENCE IN APPRAISING PROPERTY SIMILAR TO THE PROPERTY AND PERSONAL PROPERTY AND WHO HAVE CONDUCTED AND PREPARED A COMPLETE WRITTEN APPRAISAL OF THE PROPERTY AND PERSONAL PROPERTY TAKING INTO CONSIDERATION THE FACTORS SET FORTH ABOVE.

 

Appraisement, Stay and Redemption Laws . Grantor expressly waives and relinquishes the benefit of all laws now existing or that may hereafter be enacted providing for any appraisement before sale of any of the Property, commonly known as Appraisement Laws, and also the benefit of all laws that may hereafter be enacted in any way extending the time for the enforcement or the collection of the Indebtedness, or creating or extending a period for redemption from any sale made to collect the Indebtedness, commonly known as Stay Laws and Redemption Laws.

 

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Prohibition on Transfer/One-Time Transfer . The present ownership and management of the Property is a material consideration to Beneficiary in making the loan secured by this instrument, and Grantor shall not (i) convey title to all or any part of the Property, (ii) enter into any contract to convey (land contract/installment sales contract/contract for deed) title to all or any part of the Property which gives a purchaser possession of, or income from, the Property prior to a transfer of title to all or any part of the Property ("Contract to Convey") or (iii) cause or permit a Change in the Proportionate Ownership (as hereinafter defined) of Grantor except as expressly permitted in this provision entitled " Prohibition on Transfer/One-Time Transfer ". Any such conveyance, entering into a Contract to Convey or Change in the Proportionate Ownership of Grantor shall constitute a default under the terms of this instrument.

 

"Change in the Proportionate Ownership" means a change in, or the existence of a lien on, the direct or indirect ownership interests of Grantor.

 

Notwithstanding anything in this provision entitled " Prohibition on Transfer/One-Time Transfer ", the following transfers (each a "Permitted Transfer") shall be deemed not to be a Change in the Proportionate Ownership of Grantor and shall be permitted without the prior written consent of Beneficiary:

 

(1) a transfer by devise or descent or by operation of law upon the death of any individual which is a direct or indirect owner of Grantor so long as, after giving effect to such transfer, the Carroll Control Conditions (as hereinafter defined) continue to be satisfied; provided, however, that if, as a result of any such transfer, the Carroll Control Conditions are not satisfied, a transfer as a result of the death of the Key Individuals (as hereinafter defined) shall be deemed not to be a Change in the Proportionate Ownership of Grantor if the replacement of the applicable Key Individual as the individual controlling the Carroll Member (as hereinafter defined) is acceptable to Beneficiary;

 

(2) a transfer (a "BR to Carroll Transfer") of the membership interests in BR Carroll DFW Portfolio JV, LLC, a Delaware limited liability company, ("Venture") the sole member of Grantor, by BR DFW Portfolio JV Member, LLC, a Delaware limited liability company, ("BR Member") to Carroll Co-Invest III DFW Portfolio, LLC, a Georgia limited liability company, ("Carroll Member") provided that the following provisions shall apply in connection with any BR to Carroll Transfer: (A) the Carroll Control Conditions remain satisfied after the BR to Carroll Transfer, (B) no default under the Loan Documents has occurred and is continuing; provided, however, if the BR to Carroll Transfer would cure the default, the BR to Carroll Transfer must occur within 60 days after all conditions in this provision entitled " Prohibition on Transfer/One-Time Transfer " have been met to Beneficiary's satisfaction; (C) Beneficiary has received copies of the BR to Carroll Transfer documents and received organizational charts reflecting the structure of Grantor prior to and after the BR to Carroll Transfer and copies of the then-current organizational documents of Grantor, including any amendments; (D) Grantor provides Beneficiary with at least 10 days prior written notice of the proposed BR to Carroll Transfer; (E) Grantor pays or reimburses Beneficiary, upon demand, for all of Beneficiary's reasonable out-of-pocket costs (including reasonable attorneys' fees) actually incurred in reviewing the proposed BR to Carroll Transfer, and (F) the Carroll Principal shall reaffirm its status as a guarantor under that certain Guarantee of Recourse Obligations of even date herewith executed by the Principals in favor of Beneficiary (the "Guarantee of Recourse Obligations") and Beneficiary will release BR Principal from all of its obligations under the Guarantee of Recourse Obligations;

 

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(3) a transfer (a "Carroll to BR Transfer") of membership interests in Venture by the Carroll Member to the BR Member. The following provisions shall apply in connection with any Carroll to BR Transfer: (A) the BR Control Conditions (as hereinafter defined) remain satisfied, (B) no default under the Loan Documents has occurred and is continuing; provided, however, if the Carroll to BR Transfer would cure the default, the Carroll to BR Transfer must occur within 60 days after all conditions in this provision entitled " Prohibition on Transfer/One-Time Transfer " have been met to Beneficiary's satisfaction; (C) Beneficiary has received copies of the Carroll to BR Transfer documents and received organizational charts reflecting the structure of Grantor prior to and after the Transfer and copies of the then-current organizational documents of Grantor, including any amendments; (D) Grantor provides Beneficiary with at least 10 days prior written notice of the proposed Transfer; (E) Grantor pays or reimburses Beneficiary, upon demand, for all of Beneficiary's reasonable out-of-pocket costs (including reasonable attorneys' fees) actually incurred in reviewing the Transfer, and (F) the BR Principal shall reaffirm its status as a guarantor under the Guarantee of Recourse Obligations and Beneficiary will release the Carroll Principal from all of its obligations under the Guarantee of Recourse Obligations;

 

(4) a transfer of direct or indirect interests in BR Member to one or more Affiliates of BR Principal (as hereinafter defined), provided that after such transfer the BR Control Conditions remain satisfied;

 

(5) a transfer (including, without limitation, any issuance or redemption) of any direct or indirect ownership interests of Bluerock Residential Holdings, LP, a Delaware limited partnership, ("BR Operating Partnership") or any Affiliate of BR Principal which in the future is a member of BR Member or BRG DFW Portfolio, LLC, a Delaware limited liability company, provided after such transfer (i) the Affiliate of BR Principal continues to be controlled by the BR Principal or Ramin Kamfar and/or the BR Operating Partnership and BR Principal continue to be controlled by Ramin Kamfar, and (ii) the BR Control Conditions otherwise remain satisfied;

 

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(6) any transfers (including, without limitation, any issuance or redemption) of direct or indirect ownership interests in Carroll Multifamily Real Estate Fund III, LP, a Delaware limited partnership, ("Carroll Multifamily Fund III") MPC Property Holdings III, LLC, a Georgia limited liability company, ("MPC Property") MPC Partnership Holdings LLC, a Georgia limited liability company, ("MPCH") or CE Fund III, LLC, a Georgia liability company, ("CE Fund III") so long as following such transfer: (A) the Carroll Control Conditions are satisfied, and (B) an entity controlled, directly or indirectly, by one of the Key Individuals owns more than 50% of the direct or indirect ownership interests of the Carroll Member; and

 

(7) a transfer of direct or indirect interests in BR Member in conjunction with a sale of a majority (or all) of the outstanding shares (or partnership interests) of BR Principal or BR Operating Partnership, or a merger, combination or "roll-up" of BR Principal or BR Operating Partnership into a partnership, limited liability company, or other entity or participation in an UPREIT, DOWNREIT or similar transaction with a real estate investment trust or other entity (any of the foregoing hereinafter referred to as a "REIT Sale"), where the succeeding entity has a net worth and liquidity no less than that of BR Principal or BR Operating Partnership.

 

As used herein, the "Carroll Control Conditions" means that either of Josh Champion or M. Patrick Carroll (each a "Key Individual" and collectively, the "Key Individuals") will continue to control the Carroll Member and will continue to have at least the same degree of control over Grantor and Venture as it does on the date hereof (subject to the rights of the BR Member under the various organizational documents).

 

As used herein, the "BR Control Conditions" means that the BR Principal will continue to exercise at least the same degree of control over Grantor and Venture as it does on the date hereof (subject to the rights of the Carroll Member under the various organizational documents).

 

As used herein, an "Affiliate of BR Principal" means an entity which is controlled by BR Principal or Ramin Kamfar.

 

As used herein, "control", "controls", or "controlled by" means, with respect to an entity, the possession by another entity or individual, directly or indirectly, of the power to direct or cause the direction of the management and policies of such entity, whether through the ownership of voting securities, by contract or otherwise.

 

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Notwithstanding the above, provided there is then no default in the terms and conditions of any Loan Document, and upon prior written request from Grantor, Beneficiary shall not withhold its consent to a one-time transfer of all but not less than all of the Property to a single entity or individual, provided:

 

(i) the Property shall have achieved Debt Service Coverage (as hereinafter defined) of at least 1.50 for the last full fiscal year and there are no junior liens on the Property;

 

(ii) the transferee or an owner of the transferee (the "Creditworthy Party") has a net worth, determined in accordance with generally accepted accounting principles, of at least $50,000,000.00 with cash and cash equivalents of at least $2,500,000.00 after funding the equity needed to close the purchase and a minimum overall real estate portfolio debt service coverage ratio of 1.25 for the prior twelve (12) month period. In the event that transferee shall satisfy the financial requirements set forth in this subsection (ii), all references to Creditworthy Party in subsections (iii) through (vi) hereafter shall be deemed deleted;

 

(iii) the transferee or the Creditworthy Party is experienced in the ownership and management of at least 1,500 apartment units;

 

(iv) the transferee, the Creditworthy Party and all persons and entities owning (directly or indirectly) an ownership interest in the transferee or the Creditworthy Party are not (and have never been) (a) subject to any bankruptcy, reorganization or insolvency proceedings or any criminal charges or proceedings, or (b) a litigant, plaintiff or defendant in any suit brought against or by Beneficiary;

 

(v) pursuant to written documentation prepared by and satisfactory to Beneficiary, the transferee assumes and the Creditworthy Party guarantees, all of the obligations and liabilities of Grantor under the Loan Documents, whether arising prior to or after the date of the transfer of the Property, and Beneficiary receives a satisfactory enforceability opinion with respect thereto from counsel approved by Beneficiary;

 

(vi) the Creditworthy Party executes Beneficiary's then current form of Guarantee of Recourse Obligations, the Creditworthy Party and the transferee execute Beneficiary's then current form of Environmental Indemnity Agreement, and Beneficiary receives a satisfactory enforceability opinion with respect to the foregoing from counsel approved by Beneficiary;

 

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(vii) an environmental report on the Property which meets Beneficiary's then current requirements and is updated to no earlier than ninety (90) days prior to the date of transfer, is provided to Beneficiary at least thirty (30) days prior to the date of transfer and the results of the report are satisfactory to Beneficiary at the time of transfer;

 

(viii) Grantor and Principals (a) shall remain liable under the Environmental Indemnity Agreement dated of even date herewith, except for acts or occurrences after the date of transfer of the Property and (b) shall, except as provided in (a) above, be released from all obligations and liabilities under the Loan Documents;

 

(ix) Beneficiary receives an endorsement to its policy of title insurance, satisfactory to Beneficiary insuring Beneficiary's lien on the Property as a first and valid lien subject only to liens and encumbrances theretofore approved by Beneficiary;

 

(x) pursuant to written documentation prepared by and satisfactory to Beneficiary, the transferee (a) acknowledges that, in furtherance and not in limitation of clause (v) above, it shall be bound by the representation and warranty contained in the provision hereof entitled " Business Restriction Representation and Warranty ", and (b) certifies that such representation and warranty is true and correct as of the date of transfer and shall remain true and correct at all times during the term of the Note; and

 

(xi) the outstanding balance of the Note at the time of the transfer is not more than 65% of the gross purchase price of the Property payable by transferee to Borrower.

 

If Grantor shall make a one-time transfer pursuant to the above conditions, Beneficiary shall be paid a fee equal to one percent (1%) of the then outstanding balance of the Note at the time of transfer. The fee shall be paid on or before the closing date of such one-time transfer. At the time of such transfer, no modification of the interest rate or repayment terms or other material terms of the Note will be required except as set forth in the next paragraph.

 

No subsequent transfers of the Property shall be allowed and no Change in the Proportionate Ownership of transferee shall be allowed without Beneficiary's prior written consent. Notwithstanding the foregoing, Grantor and Beneficiary agree that the exceptions to the prohibition of a Change in the Proportionate Ownership of such transferee do not pertain to the organizational structure of such transferee, and accordingly, said exceptions shall be revised with changes proposed by such transferee that are reasonably acceptable to Beneficiary.

 

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"Debt Service Coverage" means a number calculated by dividing Net Operating Income Available for Debt Service for a fiscal period by the debt service during the same fiscal period under all indebtedness (including the Indebtedness) secured by any portion of the Property. For purposes of the preceding sentence, "debt service" means the actual debt service due under all indebtedness secured by any portion of the Property based upon an amortization schedule which is the shorter of the actual amortization schedule or 30 years (whether or not amortization is actually required) and, if an accrual loan, as if interest and principal on such indebtedness were due monthly.

 

"Net Operating Income Available for Debt Service" means net income (prior to giving effect to any capital gains or losses and any extraordinary items) from the Property, determined in accordance with generally accepted accounting principles, for a fiscal period, plus (to the extent deducted in determining net income from the Property):

 

A) interest on indebtedness secured by any portion of the Property for such fiscal period;

 

B) depreciation, if any, of fixed assets at or constituting the Property for such fiscal period;

 

C) amortization of costs incurred in connection with any indebtedness secured by any portion of the Property and leasing commissions which have been prepaid;

 

less:

 

D) if applicable, an amount (positive or negative) to offset any rent averaging adjustment resulting from adherence to FASB-13;

 

E) the amortization of free rent and any other tenant concessions and promotional items not deducted in the calculation of net income above;

 

F) the amount, if any, by which actual gross income during such fiscal period exceeds that which would be earned from the rental of 93% of the gross leasable area in the Property;

 

G) the amount, if any, by which the actual management fee is less than 3% of gross revenue during such fiscal period;

 

H) the amount, if any, by which the actual real estate taxes are less than $3,621.00 per unit per annum; and

 

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I) the amount, if any, by which total operating expenses, excluding management fees, real estate taxes and replacement reserves, are less than $3,579.00 per unit per annum.

 

All adjustments to net income referenced above shall be calculated in a manner reasonably satisfactory to Beneficiary.

 

Financial Statements . Grantor agrees to furnish to Beneficiary:

 

(A)          the following financial statements for the Property within 90 days after the close of each year of the Grantor (the "Property Financial Statements Due Date"):

 

(i)          an unaudited statement of operations for such fiscal year with a detailed line item break-down of all sources of income and expenses, including capital expenses broken down between leasing commissions, tenant improvements, capital maintenance, common area renovation, and expansion; and

 

(ii)          a current rent roll identifying location, leased area, lease begin and end dates, current contract rent, expense reimbursements, and any other recovery items; and

 

(iii)          an operating budget for the current fiscal year; and

 

(B)          the following financial statements that Beneficiary may, in Beneficiary's sole discretion, require from time to time within 20 days after receipt of a written request from Beneficiary (the "Requested Financial Statements Due Date") (provided, however, that in no event may Beneficiary make such written request more often than once in any twelve consecutive month period during the term of the Note, unless an Event of Default has occurred and is continuing):

 

(i) an unaudited balance sheet for the Property as of the last day of Grantor's most recently closed fiscal year; and

 

(ii) an unaudited balance sheet for Grantor as of the last day of Grantor's most recently closed fiscal year; and

 

(iii) an unaudited balance sheet for each Principal as of the last day of each such Principal’s most recently closed fiscal year; and

 

(iv) an unaudited statement of cash flows for the Property as of the last day of Grantor's most recently closed fiscal year; and

 

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(v) an unaudited statement of cash flows for the Grantor as of the last day of Grantor's most recently closed fiscal year.

 

Furthermore, Grantor shall furnish to Beneficiary within 20 days after receipt of a written request from Beneficiary (the "Additional Requested Financial Statements Due Date") such reasonable financial and management information in the possession of, or accessible to, Grantor which Beneficiary reasonably determines to be useful in Beneficiary's monitoring of the value and condition of the Property, Grantor, or Principals.

 

The Property Financial Statements Due Date, the Requested Financial Statements Due Date, and the Additional Requested Financial Statements Due Date are each sometimes hereinafter referred to as a "Financial Statements Due Date".

 

Notwithstanding the foregoing, in no event shall a Financial Statements Due Date for a particular financial statement be prior to the 90 th day following the close of the fiscal year covered by such financial statement.

 

If audited, the financial statements identified in sections (A)(i), (A)(ii), and (B)(i) through (B)(v) above shall each be prepared in accordance with generally accepted accounting principles or such other method of accounting acceptable to Beneficiary in its reasonable discretion by a certified public accountant reasonably satisfactory to Beneficiary. All unaudited statements shall contain a certification by a senior officer of Grantor stating that they have been prepared in accordance with generally accepted accounting principles or such other method of accounting acceptable to Beneficiary in its reasonable discretion and that they are true and correct in all material respects. The expense of preparing all of the financial statements required in (A) and (B) above shall be borne by Grantor.

 

In addition to all other remedies available to Beneficiary hereunder, at law and in equity, if any financial statement, additional information or proof of payment of property taxes and assessments is not furnished to Beneficiary as required in this provision entitled " Financial Statements " and in the provision entitled " Taxes and Special Assessments ", within 30 days after Beneficiary shall have given written notice to Grantor that it has not been received as required,

 

(x) interest on the unpaid principal balance of the Indebtedness shall as of the applicable Financial Statements Due Date or the date such additional information or proof of payment of property taxes and assessments was due, accrue and become payable at a rate equal to the sum of the Interest Rate (as defined in the Note) plus one percent (1%) per annum (the "Increased Rate"); and

 

(y) Beneficiary may elect to obtain an independent appraisal and audit of the Property at Grantor's expense, and Grantor agrees that it will, upon request, promptly make Grantor's books and records regarding the Property available to Beneficiary and the person(s) performing the appraisal and audit (which obligation Grantor agrees can be specifically enforced by Beneficiary).

 

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Prior to the Initial Amortization Date (as defined in the Note), the amount of the payments due under the Note during the time in which the Increased Rate shall be in effect shall be increased to reflect the Increased Rate. On and after the Initial Amortization Date, the amount of payments due during the time in which the Increased Rate is in effect shall be changed to an amount which is sufficient to amortize the then unpaid balance at the Increased Rate during the then remaining portion of a period of 30 years commencing on the 10 th day of the month preceding the Initial Amortization Date (the "Amortization Period Commencement Date"). Interest shall continue to accrue and be due and payable monthly at the Increased Rate until the date (the "Receipt Date") on which all of the financial statements, additional information and proof of payment of property taxes and assessments shall be received by Beneficiary. Commencing on the Receipt Date, interest on the unpaid principal balance of the Note shall again accrue at the Interest Rate. Prior to the Initial Amortization Date, the payments due during the remainder of the term of the Note shall be reduced to reflect the Interest Rate. On and after the Initial Amortization Date, the payments due during the remainder of the term of the Note shall be changed to an amount which is sufficient to amortize the then unpaid principal balance at the Interest Rate during the then remaining portion of a period of 30 years commencing with the Amortization Period Commencement Date. Notwithstanding the foregoing, Beneficiary shall have the right to conduct an independent audit at its own expense at any time (upon not less than five (5) business days prior written notice) provided, however, in no event shall Beneficiary conduct such audit more often than once in any twelve consecutive month period during the term of the Note unless an Event of Default has occurred.

 

Compliance With Water Regulations . Grantor agrees to abide by all the statutes of the state in which the Property is located and the rules and regulations of any and all federal, state and local authority having jurisdiction over the use and distribution of water or water resources, and shall not transfer, sell, assign or relinquish the water rights now held or hereafter acquired covering the Property without the written consent of the Beneficiary.

 

Property Management . The management company for the Property shall be satisfactory to Beneficiary. Beneficiary acknowledges and agrees that Carroll Management Group, LLC, a Georgia limited liability company, is a satisfactory management company. Any change in the management company without the prior written consent of Beneficiary shall constitute a default under this instrument.

 

Deposits by Grantor . To assure the timely payment of real estate taxes and special assessments (including personal property taxes, if appropriate), upon the occurrence of an Event of Default, Beneficiary shall thenceforth have the option to require Grantor to deposit monthly payments with Beneficiary in an amount equal to the previous year's actual property taxes and any known special assessments for the next year divided by 12 with the first deposit to be twice said amount. If at any time the funds so held by Beneficiary shall be insufficient to pay any of said expenses, Grantor shall, upon receipt of notice thereof, immediately deposit such additional funds as may be necessary to remove the deficiency. All funds so deposited shall be irrevocably appropriated to Beneficiary and shall be used either for the payment of such real estate taxes and special assessments or, at the option of Beneficiary after an Event of Default, the Indebtedness with the prepayment fee due thereunder. Beneficiary may deduct from any amounts so held, any fees, costs or expenses actually incurred in connection with holding such amounts and/or paying amounts to taxing authorities or other parties, including, without limitation any fees, costs or expenses associated with paying amounts via e-check or electronically.

 

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Notices . Any notices, demands, requests and consents permitted or required hereunder or under any other Loan Document shall be in writing, may be delivered personally or sent by certified mail with postage prepaid or by reputable courier service with charges prepaid. Any notice or demand sent to Grantor by certified mail or reputable courier service shall be addressed to Grantor at c/o Carroll Organization, 3340 Peachtree Road NE, Suite 2250, Atlanta, GA, 30326, Attn: Eddy Chan, together with a required copy c/o Bluerock Real Estate, LLC, 712 Fifth Avenue, New York, NY, 10019, Attn: Jordon Ruddy and Michael Konig, Esq., or such other address in the United States of America as Grantor shall designate in a notice to Beneficiary given in the manner described herein. Any notice sent to Beneficiary by certified mail or reputable courier service shall be addressed to The Northwestern Mutual Life Insurance Company to the attention of the Real Estate Investment Department at 720 East Wisconsin Avenue, Milwaukee, WI, 53202, or at such other addresses as Beneficiary shall designate in a notice given in the manner described herein. Any notice given to Beneficiary shall refer to the Loan No. set forth above. Any notice or demand hereunder shall be deemed given when received. Any notice or demand which is rejected, the acceptance of delivery of which is refused or which is incapable of being delivered during normal business hours at the address specified herein or such other address designated pursuant hereto shall be deemed received as of the date of attempted delivery.

 

Modification of Terms . Without affecting the liability of Grantor or any other person (except any person expressly released in writing) for payment of the Indebtedness or for performance of any obligation contained herein and without affecting the rights of Beneficiary with respect to any security not expressly released in writing, Beneficiary may, at any time and from time to time, either before or after the maturity of the Note, without notice or consent: (i) release any person liable for payment of all or any part of the Indebtedness or for performance of any obligation; (ii) make any agreement extending the time or otherwise altering the terms of payment of all or any part of the Indebtedness, or modifying or waiving any obligation, or subordinating, modifying or otherwise dealing with the lien or charge hereof; (iii) exercise or refrain from exercising or waive any right Beneficiary may have; (iv) accept additional security of any kind; (v) release or otherwise deal with any property, real or personal, securing the Indebtedness, including all or any part of the Property.

 

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Exercise of Options . Whenever, by the terms of this instrument, of the Note or any of the other Loan Documents, Beneficiary is given any option, such option may be exercised when the right accrues, or at any time thereafter, and no acceptance by Beneficiary of payment of Indebtedness in default shall constitute a waiver of any default then existing and continuing or thereafter occurring.

 

Nature and Succession of Agreements . Each of the provisions, covenants and agreements contained herein shall inure to the benefit of, and be binding on, the heirs, executors, administrators, successors, grantees, and assigns of the parties hereto, respectively, and the term "Beneficiary" shall include the owner and holder of the Note.

 

Legal Enforceability . No provision of this instrument, the Note or any other Loan Documents shall require the payment of interest or other obligation in excess of the maximum permitted by law. If any such excess payment is provided for in any Loan Documents or shall be adjudicated to be so provided, the provisions of this paragraph shall govern and Grantor shall not be obligated to pay the amount of such interest or other obligation to the extent that it is in excess of the amount permitted by law.

 

Limitation of Liability . Notwithstanding any provision contained herein to the contrary, the personal liability of Grantor shall be limited as provided in the Note.

 

Miscellaneous . Time is of the essence in each of the Loan Documents. The remedies of Beneficiary as provided herein or in any other Loan Document or at law or in equity shall be cumulative and concurrent, and may be pursued singly, successively, or together at the sole discretion of Beneficiary, and may be exercised as often as occasion therefor shall occur; and neither the failure to exercise any such right or remedy nor any acceptance by Beneficiary of payment of Indebtedness in default shall in any event be construed as a waiver or release of any right or remedy. Neither this instrument nor any other Loan Document may be modified or terminated orally but only by agreement or discharge in writing and signed by Grantor and Beneficiary. If any of the provisions of any Loan Document or the application thereof to any persons or circumstances shall to any extent be invalid or unenforceable, the remainder of such Loan Document and each of the other Loan Documents, and the application of such provision or provisions to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected thereby, and every provision of each of the Loan Documents shall be valid and enforceable to the fullest extent permitted by law.

 

Waiver of Jury Trial . Grantor hereby waives any right to trial by jury with respect to any action or proceeding (a) brought by Grantor, Beneficiary or any other person relating to (i) the obligations secured hereby and/or any understandings or prior dealings between the parties hereto or (ii) the Loan Documents or the Environmental Indemnity Agreement, or (b) to which Beneficiary is a party.

 

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Captions . The captions contained herein are for convenience and reference only and in no way define, limit or describe the scope or intent of, or in any way affect this instrument.

 

Governing Law . This instrument, the interpretation hereof and the rights, obligations, duties and liabilities hereunder shall be governed and controlled by the laws of the state in which the Property is located.

 

(Remainder of page intentionally left blank;

Signature and Acknowledgment of Grantor follows on next page)

 

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IN WITNESS WHEREOF, this instrument has been executed by the Grantor as of the day and year first above written.

 

  BR CARROLL KELLER CROSSING, LLC,
  a Delaware limited liability company
     
  By: /s/ Jordan Ruddy
  Name:   Jordan Ruddy
  Title:     Authorized Signatory

 

STATE OF NEW YORK )  
  ) ss.  
COUNTY OF NEW YORK )  

 

BEFORE ME, the undersigned authority, on this day personally appeared Jordan Ruddy, known to me to be the person whose name is subscribed to the foregoing instrument, and known to me to be the Authorized Signatory of BR CARROLL KELLER CROSSING, LLC, a Delaware limited liability company, and acknowledged to me that he or she executed said instrument for the purposes and considerations therein expressed, and as the act of said limited liability company.

 

GIVEN under my hand and official seal, this 23 rd day of October, 2015.

 

  /s/ Sharjana Rohman
  Sharjana Rohman, Notary Public

 

My commission expires: January 30, 2016

 

  [Notary Seal]

 

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EXHIBIT "A"

 

(Description of Property)

 

BEING 19.729 acres of land situated in the John Edmonds Survey, Abstract Number 457 and being all of Lot 1, Block 1, The Sovereign Addition, an addition to the City of Fort Worth, recorded in instrument number D213119066 of County Records, Tarrant County, Texas and being all of those tracts of land (TRACT 1 and TRACT 2) described in deed to FW Tarrant Partners, LLC, recorded in instrument number D212119066 of said County Records and being more particularly described by metes and bounds as follows:

 

TRACT 1

 

BEING a tract of lands situated in the John Edmonds Survey, Abstract Number 457, City of Fort Worth, Tarrant County, Texas and being all that certain tract (TRACT 1) of land described in deed to Fw Tarrant Partners, LLC recorded in Instrument Number D212074583 of County Records, Tarrant county, Texas and being more particularly described by metes and bounds as follows:

 

BEGINNING at a railroad spike, found at the southeast corner of said Lot 1, Block 1, being the Southeast corner of said Tract 1 and being the Southwest corner Lot 1, Block A of Aventine at Parkway, an addition to the City of Fort Worth recorded in Cabinet "A", Slide 9634 of said County Records and being in the North right-of-way of North Tarrant Parkway (a 200 foot public right-of-way);

 

THENCE S 89°36'34" W, 645.08 feet, with said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found at the Southwest corner of said Lot 1, Block 1;

 

THENCE N 00°04'12" W, 1017.37 feet, departing said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton" found in North line of said Lot 1, Block 1 and being in the South line of Lot 8, Block 3, of Vineyards at Heritage, an addition to the City of Fort Worth, recorded in Cabinet "A", Slide 6724 of said County Records;

 

THENCE N 42°31'20" E, 3.71 feet with said common line, to a 5/8 inch iron rod with plastic cap stamped "Carter & Burgess", found;

 

THENCE N 56°28'50" E, 599.66 feet, continuing with said common line, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE N 46°57'14" E, 40.36 feet, to a 5/8 inch iron rod with plastic cap stamped "Carter & Burgess", found at the Northerly Northeast corner of said Lot 1, Block 1 and being the Northwest corner of Lot 25x, Block 17 of Valley Brook, an addition to the City of Fort Worth, recorded in Instrument Number D212271248 of said County Records;

 

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THENCE S 60°30'46" E, 121.09 feet, to a 5/8 inch iron rod, with plastic cap stamped "Carter & Burgess", found at the Northwest corner of aforesaid Lot 1, Block A, Aventine at Parkway addition;

 

THENCE S 00°23'26" E, 1314.83 feet with the west line of said Lot 1, Block A, to the POINT OF BEGINNING and containing 781,651 square feet or 17.944 acres of land more or less.

 

TRACT 2

 

COMMENCING at a railroad spike, found at the Southeast corner of said Lot 1, Block 1, being the Southeast corner of said Tract 1 and being the Southwest corner Lot 1, Block a of Aventine at Parkway, an addition to the City of Fort Worth recorded in Cabinet "A", Slide 9634 of said county records and being in the north right-of-way of north Tarrant Parkway (a 200 foot public right-of-way);

 

THENCE S 89°36'34" W, 645.08 feet, with said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found at the Southwest corner of said Lot 1 Block 1;

 

THENCE N 00°04'12" W, 456.15 feet, departing said North right-of-way, with the west line of said Lot 1, Block 1, Sovereign Addition, to a 5/8 inch iron rod with plastic cap, stamped "Peloton" found at the South corner of aforementioned tract 2 for the POINT OF BEGINNING;

 

THENCE N 46°55'14" W, 379.84 feet, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE N 42°31'20" E, 409.47 feet to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE S 00°04'12" E, 561.22 feet to the POINT OF BEGINNING and containing 77,762 square feet or 1.785 acres of land, more or less.

 

TRACT 3: Easement Estate

 

Together with non-exclusive, perpetual easements for pedestrian and vehicular ingress and egress, landscaping maintenance, and temporary construction granted in the Access Easement and Maintenance Agreement recorded as Instrument No. D212074584, Real Property Records, Tarrant County, Texas, as amended by First Amendment to Access Easement and Maintenance Agreement recorded February 28, 2014 under Tarrant County Clerk's File Number D214039440 Official Public Records of Tarrant County, Texas.

 

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FOR INFORMATIONAL PURPOSES ONLY:

TAX ID NO. 41652207

 

32  

 

Exhibit 10.278

 

Loan No. 341018
RECORDING REQUESTED BY
 
 

WHEN RECORDED MAIL TO

 

The Northwestern Mutual Life Ins. Co.

720 East Wisconsin Avenue - Rm N16WC

Milwaukee, WI 53202

Attn: Catherine L. Delano

SPACE ABOVE THIS LINE FOR RECORDER'S USE

 

This instrument was prepared by James L. McFarland, Attorney, for The Northwestern Mutual Life Insurance Company, 720 East Wisconsin Avenue, Milwaukee, WI, 53202.

 

NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM THIS INSTRUMENT BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER.

 

ABSOLUTE ASSIGNMENT OF LEASES AND RENTS

(With License Back)

 

THIS Absolute Assignment of Leases and Rents (this "Assignment") is made as of the 22 nd day of October, 2015, by and between BR CARROLL KELLER CROSSING, LLC, a Delaware limited liability company, whose mailing address is c/o Carroll Organization, 3340 Peachtree Road NE, Suite 2250, Atlanta, GA, 30326, Attn: Eddy Chan (herein called "Borrower") and THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation, whose mailing address is c/o Real Estate Department, 720 East Wisconsin Avenue, Milwaukee, Wisconsin, 53202, (herein called "Lender").

 

WITNESSETH

 

FOR AND IN CONSIDERATION of the indebtedness hereinafter described, Borrower has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell and convey, unto Lender, its successors and assigns forever, all and singular the property hereinafter described (collectively, the "Security"), to wit:

 

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(a) All rents, issues and profits arising from or related to the land, situated in the County of Tarrant and State of Texas and described in Exhibit "A" attached hereto and fully incorporated herein by reference for all purposes and all improvements and any other property, whether real, personal or mixed, located thereon (which land, improvements and other property are hereinafter collectively called the "Property");

 

(b) All of Borrower's rights, titles, interests and privileges, as lessor, in the leases now existing or hereafter made affecting the Property, whether or not made by Borrower and as the same may have been, or may from time to time hereafter be, modified, extended and renewed (hereinafter collectively called the "Leases" and individually called a "Lease");

 

(c) All tenant security deposits and other amounts due and becoming due under the Leases;

 

(d) All guarantees of the Leases, including guarantees of tenant performance;

 

(e) All insurance proceeds, including rental loss coverage and business interruption coverage with respect to the Leases; and

 

(f) All judgments and settlements of claims in favor of Borrower (including condemnation proceeds, if any) and all rights, claims and causes of action under any court proceeding, including without limitation any bankruptcy, reorganization or insolvency proceeding, or otherwise arising from the Leases.

 

TO HAVE AND TO HOLD the Security unto Lender, its successors and assigns forever, and Borrower does hereby bind itself, its heirs, legal representatives, successors and assigns, to warrant and forever defend the Security unto Lender, its successors and assigns forever against the claim or claims of all persons whomsoever claiming the same or any part thereof.

 

ARTICLE I

DEFINITIONS

 

1.01 Terms Defined Above . As used in this Assignment, the terms "Borrower", "Leases", "Lender", "Property", and "Security" shall have the respective meanings indicated above.

 

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1.02 Certain Definitions . The following terms shall have the meanings assigned to them below whenever they are used in this Assignment, unless the context clearly otherwise requires. Except where the context otherwise requires, words in the singular form shall include the plural and vice versa.

 

" Event of Default " shall mean any Event of Default as defined in the Lien Instrument.

 

" Lien Instrument " shall mean that certain Deed of Trust and Security Agreement of even date herewith, executed by Borrower and granting a lien on the Property to a trustee for the benefit of Lender, as such instrument may be amended and restated from time to time.

 

" Loan Commitment " shall mean that certain Loan Application dated September 30, 2015 from Borrower to Lender together with that certain acceptance letter issued by Lender dated October 22, 2015.

 

" Loan Documents " shall mean the Note, the Lien Instrument, this Assignment, the Loan Commitment, that certain Certification of Borrower of even date herewith, any other supplements and authorizations required by Lender and all other instruments and documents (as the same may be amended from time to time) executed by Borrower and delivered to Lender in connection with, or as security for, the indebtedness evidenced by the Note, except any separate environmental indemnity agreement.

 

" Note " shall mean that certain Promissory Note of even date herewith, in the original principal amount of $28,880,000.00, executed by Borrower and payable to the order of Lender, as such instrument may be amended, renewed and restated from time to time.

 

" Obligations " shall mean the following:

 

(a) The indebtedness evidenced by the Note and all interest thereon;

 

(b) The performance of all covenants and agreements of Borrower contained in the Loan Documents;

 

(c) All funds hereafter advanced by Lender to or for the benefit of Borrower as contemplated by any covenant or provision contained in any Loan Document and all interest thereon;

 

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(d) All renewals, extensions, rearrangements and modifications of any of the Obligations described hereinabove; and

 

(e) Any and all attorneys' fees and expenses of collection payable by Borrower to Lender under the terms of any Loan Document.

 

ARTICLE II

ASSIGNMENT

 

2.01 Absolute Assignment . This Assignment is, and is intended to be, an absolute and present assignment of the Security from Borrower to Lender with a concurrent license back to the Borrower (which license is subject to revocation upon the occurrence of and during the continuance of an Event of Default as herein provided) and is not intended as merely the granting of a security interest relating to the Obligations.

 

2.02 License . Borrower is hereby granted the license to manage and control the Security and to collect at the time of, but not prior to, the date provided for the payment thereof, all rents, issues and profits from the Property and to retain, use and enjoy the same. The license created and granted hereby shall be revocable upon the terms and conditions contained herein.

 

2.03 Revocation of License . Immediately upon the occurrence of an Event of Default and at any time thereafter, Lender may, at its option and without regard to the adequacy of the security for the Obligations, either by an authorized representative or agent, with or without bringing or instituting any judicial or other action or proceeding, or by a receiver appointed by a court, immediately revoke the license granted in Section 2.02, as evidenced by a written notice to said effect given to Borrower, and further, at Lender's option (without any obligation to do so), take possession of the Property and the Security and have, hold, manage, lease and operate the Property and the Security on such terms and for such period of time as Lender may deem proper, and, in addition, either with or without taking possession of the Property, demand, sue for or otherwise collect and receive all rents, issues and profits from the Property, including those past due and unpaid, with full power to make, from time to time, all alterations, renovations, repairs or replacements thereto or thereof as may seem proper to the Lender in its sole discretion, and to apply (in such order and priority as Lender shall determine in its sole discretion) such rents, issues and profits to the payment of:

 

(a) all expenses of (i) managing the Property, including without implied limitation, the salaries, fees and wages of a managing agent and such other employees as Lender may in its sole discretion deem necessary or desirable, (ii) operating and maintaining the Property, including without implied limitation, all taxes, charges, claims, assessments, water rents, sewer rents and any other liens, and premiums for all insurance which Lender may in its sole discretion deem necessary or desirable, (iii) the cost of any and all alterations, renovations, repairs or replacements of or to the Property, and (iv) any and all expenses incident to taking and retaining possession of the Property and the Security; and

 

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(b) the Obligations.

 

The exercise by Lender of the rights granted it in this Section 2.03, and the collection and receipt of rents, issues and profits and the application thereof as herein provided, shall not be considered a waiver of any Event of Default.

 

2.04 Trust Funds . All monies or funds covered by this Assignment paid to, or for the benefit of, Borrower after any default are hereby declared, and shall be deemed to be, trust funds in the hands of Borrower for the sole benefit of Lender, until all defaults have been cured or waived or the Obligations have been paid and performed in full. Borrower, or any officer, director, representative or agent thereof receiving such trust funds or having control or direction of same, is hereby made and shall be construed to be a trustee of such trust funds so received or under its control and direction, and such person shall be under a strict obligation and duty should such persons receive or constructively receive trust funds to (1) remit any and all such trust funds to Lender within two (2) business days of receipt, upon demand therefor by Lender or (2) apply such trust funds only to Obligations then due or the operating expenses of the Property.

 

ARTICLE III

COVENANTS, REPRESENTATIONS AND WARRANTIES

 

3.01 Liability . Lender shall not be liable for any loss sustained by Borrower resulting from Lender's failure to let the Property after an Event of Default or from any other act or omission of Lender in managing the Property or the Security after an Event of Default, except for acts constituting gross negligence or willful misconduct. Lender shall not be obligated to perform or discharge, nor does Lender hereby undertake to perform or discharge, any obligation, duty or liability under any Lease, and Borrower shall and does hereby indemnify Lender for, and save and hold Lender harmless from, any and all liability, loss or damages, except so much thereof as shall result from the gross negligence or willful misconduct of Lender or its agents or representatives, which may or might be incurred under any Lease or under or by reason of this Assignment and from any and all claims and demands whatsoever which may be asserted against Lender by reason of any alleged obligation or undertaking on its part to perform or discharge any of the terms, covenants or agreements contained in any Lease, including without implied limitation, any claims by any tenants of credit for rents for any period paid to and received by Borrower but not delivered to Lender. Should Lender incur any such liability under any Lease in defense of any such claim or demand, the amount thereof, including without implied limitation all costs, expenses and attorneys' fees, shall be added to the principal of the Note and Borrower shall reimburse Lender therefor immediately upon demand. This Assignment shall not operate to place responsibility upon Lender for the control, care, upkeep, management, operation or repair of the Property and the Security or for the carrying out of any of the terms and conditions of any Lease; nor shall this Assignment operate to make Lender responsible or liable for any waste committed on the Property by the tenants or any other party (other than any waste committed by Lender or its employees, agents, or representatives while they are present on the Property), for any dangerous or defective condition of the Property or for any negligence in the control, care, upkeep, operation, management or repair of the Property resulting in loss or injury or death to any tenant, licensee, employee, stranger or other person whatsoever (other than with respect to any matters arising out of the gross negligence or willful misconduct of Lender, its employees, its agents, or its representatives occurring at any time they are present on the Property).

 

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3.02 Termination . Upon payment and performance of the Obligations in full, this Assignment shall become null and void and of no further legal force or effect, but the affidavit, certificate, letter or statement of any officer, agent, authorized representative or attorney of Lender showing any part of the Obligations remaining unpaid or unperformed shall be and constitute conclusive evidence of the validity, effectiveness and continuing force of this Assignment upon which any person may, and is hereby authorized to, rely. Borrower hereby authorizes and directs all tenants under the Leases, all guarantors of Leases, all insurers providing rental loss or business interruption insurance with respect to the Property, all governmental authorities and all other occupants of the Property, upon receipt from Lender of written notice to the effect that Lender is then the holder of the Note and that an Event of Default exists, to pay over to Lender all rents and other amounts due and to become due under the Leases and under guaranties of the Leases and all other issues and profits from the Property and to continue so to do until otherwise notified in writing by Lender. This right may be exercised without Lender taking actual or constructive possession of the Property or any part thereof.

 

3.03 Security . Lender may take or release any security for the payment or performance of the Obligations, may release any party primarily or secondarily liable therefor and may apply any security held by it to the satisfaction of all or any portion of the Obligations, without prejudice to any of its rights under this Assignment, the other Loan Documents or otherwise available at law or in equity.

 

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3.04 Covenants . Borrower covenants with Lender (a) to observe and perform all the obligations imposed upon the lessor under all Leases and not to do or permit to be done anything to impair the same without Lender's prior written consent, (b) not to collect any of the rent or other amounts due under any Lease or other issues or profits from the Property in any manner in advance of the time when the same shall become due (save and except only for collecting one month's rent in advance plus the security deposit, if any, at the time of execution of a Lease), (c) not to execute any other assignment of rents, issues or profits arising or accruing from the Leases or from the Property, (d) not to enter into any lease agreement affecting the Property, except those leases entered into in the ordinary course of business and utilizing Borrower's standard form lease previously approved by Lender, with no substantial modifications thereto, without the prior written consent of Lender, (e) to execute and deliver, at the request of Lender, all such further assurances and acknowledgments of the assignment contained herein and the other provisions hereof, with respect to specific Leases or otherwise, as Lender shall from time to time reasonably require, and (f) not to cancel, surrender or terminate any Lease, exercise any option which might lead to such termination or consent to any change, modification, or alteration thereof, to the release of any party liable thereunder or to the assignment of the lessee's interest therein, without the prior written consent of Lender, and any of said acts, if done without the prior written consent of Lender, shall be null and void. Notwithstanding clause (f) of the preceding sentence, and provided there is no existing Event of Default, Borrower may take the actions described in clause (f) without Lender’s prior written consent if and only if such action is consistent with the usual and customary operation of the Property.

 

3.05 Authority to Assign . Borrower represents and warrants that (a) Borrower has full right and authority to execute this Assignment and, except as otherwise disclosed to Lender in the rent roll provided to Lender prior to the date hereof, has no knowledge of any existing defaults under any of the existing Leases, (b) all conditions precedent to the effectiveness of said existing Leases have been satisfied, (c) Borrower has not executed or granted any modification of the existing Leases, either orally or in writing, (d) the existing Leases are in full force and effect according to the terms set forth in the lease instruments heretofore submitted to Lender, and (e) Borrower has not executed any other instrument which might prevent Lender from operating under any of the terms and conditions of this Assignment, including any other assignment of the Leases or the rents, issues and profits from the Property.

 

3.06 Cross-Default . Violation or default under any of the covenants, representations, warranties and provisions contained in this Assignment by Borrower shall be deemed a default hereunder as well as under the terms of the other Loan Documents, and any default thereunder shall likewise be a default under this Assignment. Any default by Borrower under any of the terms of any Lease shall be deemed a default hereunder and under the terms of the other Loan Documents, and any expenditures made by Lender in curing such default on Borrower's behalf, with interest thereon at the Default Rate (as defined in the Note), shall become part of the Obligations.

 

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3.07 No Mortgagee in Possession . The acceptance by Lender of this Assignment, with all of the rights, powers, privileges and authority created hereby, shall not, prior to entry upon and taking possession of the Property by Lender, be deemed or construed to constitute Lender a "mortgagee in possession", or hereafter or at any time or in any event obligate Lender to appear in or defend any action or proceeding relating to any Lease, the Property or the Security, to take any action hereunder, to expend any money, incur any expense, perform or discharge any obligation, duty or liability under any Lease, or to assume any obligation or responsibility for any security deposits or other deposits delivered to Borrower by any tenant and not actually delivered to Lender. Lender shall not be liable in any way for any injury or damage to any person or property sustained in or about the Property (other than in connection with any injury or damage arising out of the gross negligence or willful misconduct of Lender, its employees, its agents, or its representatives while they are present on the Property).

 

3.08 Representation and Warranty . Borrower represents and warrants that no Lease grants the tenant thereunder or any other party (i) the right or option to acquire the Property or any portion of the Property; or (ii) any rights with respect to any other property owned by Borrower.

 

ARTICLE IV

GENERAL

 

4.01 Remedies . The rights and remedies provided Lender in this Assignment and the other Loan Documents are cumulative. Nothing contained in this Assignment, and no act done or omitted by Lender pursuant hereto, including without implied limitation the collection of any rents, shall be deemed to be a waiver by Lender of any of its rights and remedies under the other Loan Documents or applicable law or a waiver of any default under the other Loan Documents, and this Assignment is made and accepted without prejudice to any of the rights and remedies provided Lender by the other Loan Documents. The right of Lender to collect the principal sum and interest due on the Note and to enforce the other Loan Documents may be exercised by Lender either prior to, simultaneously with, or subsequent to any action taken by it hereunder.

 

4.02 Notices . Any notices, demands, requests and consents permitted or required hereunder or under any other Loan Document shall be in writing, may be delivered personally or sent by certified mail with postage prepaid or by reputable courier service with charges prepaid. Any notice or demand sent to Borrower by certified mail or reputable courier service shall be addressed to Borrower at c/o Carroll Organization, 3340 Peachtree Road NE, Suite 2250, Atlanta, GA, 30326, Attn: Eddy Chan, together with a required copy c/o Bluerock Real Estate, LLC, 712 Fifth Avenue, New York, NY, 10019, Attn: Jordon Ruddy and Michael Konig, Esq., or such other address in the United States of America as Borrower shall designate in a notice to Lender given in the manner described herein. Any notice sent to Lender by certified mail or reputable courier service shall be addressed to The Northwestern Mutual Life Insurance Company to the attention of the Real Estate Investment Department at 720 East Wisconsin Avenue, Milwaukee, WI, 53202, or at such other addresses as Lender shall designate in a notice given in the manner described herein. Any notice given to Lender shall refer to the Loan No. set forth above. Any notice or demand hereunder shall be deemed given when received. Any notice or demand which is rejected, the acceptance of delivery of which is refused or which is incapable of being delivered during normal business hours at the address specified herein or such other address designated pursuant hereto shall be deemed received as of the date of attempted delivery.

 

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4.03 Captions . The titles and headings of the various Articles and Sections hereof are intended solely for reference and are not intended to modify, explain or affect the meaning of the provisions of this Assignment.

 

4.04 Severability . If any of the provisions of this Assignment or the application thereof to any persons or circumstances shall to any extent be invalid or unenforceable, the remainder of this Assignment, and the application of such provision or provisions to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected thereby, and every provision of this Assignment shall be valid and enforceable to the fullest extent permitted by law.

 

4.05 Attorneys' Fees . In the event of any controversy, claim, dispute, or litigation between the parties hereto to enforce any provision of this Assignment or any right of Lender hereunder, Borrower agrees to pay to Lender all costs and expenses, including reasonable attorneys' fees incurred therein by Lender, whether in preparation for or during any trial, as a result of an appeal from a judgment entered in such litigation or otherwise.

 

4.06 Amendments . This Assignment may not be modified, amended or otherwise changed in any manner unless done so by a writing executed by the parties hereto.

 

4.07 Benefits . This Assignment and all the covenants, terms and provisions contained herein shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, executors, administrators, successors and assigns.

 

4.08 Assignment . Other than in connection with the exercise by Borrower of its one-time transfer right under the provision of the lien instrument entitled " Prohibition on Transfer/One-Time Transfer ", Borrower shall have no right to assign or transfer the revocable license granted herein. Any such assignment or transfer shall constitute a default.

 

4.09 Time of Essence . Time is of the essence of this Assignment.

 

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4.10 Governing Law . The laws of the State of Texas shall govern and control the interpretation of this Assignment and the rights, obligations, duties and liabilities of the parties hereto.

 

4.11 Limitation of Liability . Notwithstanding any provision contained in this Assignment, the personal liability of Borrower shall be limited as provided in the Note.

 

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Signatures and Acknowledgments commence on following page)

 

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IN WITNESS WHEREOF, this Assignment has been entered into as of the day and year first-above written.

 

  BORROWER: BR CARROLL KELLER CROSSING, LLC,
    a Delaware limited liability company
       
    By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory

 

STATE OF NEW YORK )
  ) ss.
COUNTY OF NEW YORK )

 

BEFORE ME, the undersigned authority, on this day personally appeared Jordan Ruddy, known to me to be the person whose name is subscribed to the foregoing instrument, and known to me to be the Authorized Signatory of BR CARROLL KELLER CROSSING, LLC, a Delaware limited liability company, and acknowledged to me that he or she executed said instrument for the purposes and considerations therein expressed, and as the act of said limited liability company.

 

GIVEN under my hand and official seal, this 23 rd day of October, 2015.

 

  /s/ Sharjana Rohman
  Sharjana Rohman, Notary Public

 

My commission expires: January 30, 2016

 

  [Notary Seal]

 

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Signature and Acknowledgment of Lender follows on next page)

 

 

 

 

( Signature and Acknowledgment of Lender continued from previous page)

 

  LENDER: THE NORTHWESTERN MUTUAL LIFE
    INSURANCE COMPANY, a Wisconsin
    corporation
         
    By: Northwestern Mutual Investment
      Management Company, LLC, a
      Delaware limited liability company, its
      wholly-owned affiliate
         
      By: /s/ Daniel M. Flesch
        Daniel M. Flesch
        Director
         
      Attest: /s/ Thomas R. Spragg
(corporate seal)       Thomas R. Spragg
        Assistant Secretary

 

STATE OF WISCONSIN )
  ) ss.
COUNTY OF MILWAUKEE )

 

BEFORE ME, the undersigned authority, on this day personally appeared

Daniel M. Flesch and Thomas R. Spragg, known to me to be the persons whose names are subscribed to the foregoing instrument, and known to me to be the Managing Director and Assistant Secretary, respectively, of Northwestern Mutual Investment Management Company, LLC, a Delaware limited liability company, on behalf of THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY and acknowledged to me that they executed said instrument for the purposes and considerations therein expressed, and as the act of said corporation on behalf of THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY.

 

GIVEN under my hand and official seal, this 22 nd day of October, 2015.

 

  /s/ Anna K. Bagstad
[Notary Seal] Anna K. Bagstad, Notary Public

 

My commission expires: October 30, 2018

 

 

 

 

EXHIBIT "A"

 

(Description of Property)

 

BEING 19.729 acres of land situated in the John Edmonds Survey, Abstract Number 457 and being all of Lot 1, Block 1, The Sovereign Addition, an addition to the City of Fort Worth, recorded in instrument number D213119066 of County Records, Tarrant County, Texas and being all of those tracts of land (TRACT 1 and TRACT 2) described in deed to FW Tarrant Partners, LLC, recorded in instrument number D212119066 of said County Records and being more particularly described by metes and bounds as follows:

 

TRACT 1

 

BEING a tract of lands situated in the John Edmonds Survey, Abstract Number 457, City of Fort Worth, Tarrant County, Texas and being all that certain tract (TRACT 1) of land described in deed to Fw Tarrant Partners, LLC recorded in Instrument Number D212074583 of County Records, Tarrant county, Texas and being more particularly described by metes and bounds as follows:

 

BEGINNING at a railroad spike, found at the southeast corner of said Lot 1, Block 1, being the Southeast corner of said Tract 1 and being the Southwest corner Lot 1, Block A of Aventine at Parkway, an addition to the City of Fort Worth recorded in Cabinet "A", Slide 9634 of said County Records and being in the North right-of-way of North Tarrant Parkway (a 200 foot public right-of-way);

 

THENCE S 89°36'34" W, 645.08 feet, with said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found at the Southwest corner of said Lot 1, Block 1;

 

THENCE N 00°04'12" W, 1017.37 feet, departing said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton" found in North line of said Lot 1, Block 1 and being in the South line of Lot 8, Block 3, of Vineyards at Heritage, an addition to the City of Fort Worth, recorded in Cabinet "A", Slide 6724 of said County Records;

 

THENCE N 42°31'20" E, 3.71 feet with said common line, to a 5/8 inch iron rod with plastic cap stamped "Carter & Burgess", found;

 

THENCE N 56°28'50" E, 599.66 feet, continuing with said common line, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE N 46°57'14" E, 40.36 feet, to a 5/8 inch iron rod with plastic cap stamped "Carter & Burgess", found at the Northerly Northeast corner of said Lot 1, Block 1 and being the Northwest corner of Lot 25x, Block 17 of Valley Brook, an addition to the City of Fort Worth, recorded in Instrument Number D212271248 of said County Records;

 

 

 

 

THENCE S 60°30'46" E, 121.09 feet, to a 5/8 inch iron rod, with plastic cap stamped "Carter & Burgess", found at the Northwest corner of aforesaid Lot 1, Block A, Aventine at Parkway addition;

 

THENCE S 00°23'26" E, 1314.83 feet with the west line of said Lot 1, Block A, to the POINT OF BEGINNING and containing 781,651 square feet or 17.944 acres of land more or less.

 

TRACT 2

 

COMMENCING at a railroad spike, found at the Southeast corner of said Lot 1, Block 1, being the Southeast corner of said Tract 1 and being the Southwest corner Lot 1, Block a of Aventine at Parkway, an addition to the City of Fort Worth recorded in Cabinet "A", Slide 9634 of said county records and being in the north right-of-way of north Tarrant Parkway (a 200 foot public right-of-way);

 

THENCE S 89°36'34" W, 645.08 feet, with said North right-of-way, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found at the Southwest corner of said Lot 1 Block 1;

 

THENCE N 00°04'12" W, 456.15 feet, departing said North right-of-way, with the west line of said Lot 1, Block 1, Sovereign Addition, to a 5/8 inch iron rod with plastic cap, stamped "Peloton" found at the South corner of aforementioned tract 2 for the POINT OF BEGINNING;

 

THENCE N 46°55'14" W, 379.84 feet, to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE N 42°31'20" E, 409.47 feet to a 5/8 inch iron rod with plastic cap, stamped "Peleton", found;

 

THENCE S 00°04'12" E, 561.22 feet to the POINT OF BEGINNING and containing 77,762 square feet or 1.785 acres of land, more or less.

 

TRACT 3: Easement Estate

 

Together with non-exclusive, perpetual easements for pedestrian and vehicular ingress and egress, landscaping maintenance, and temporary construction granted in the Access Easement and Maintenance Agreement recorded as Instrument No. D212074584, Real Property Records, Tarrant County, Texas, as amended by First Amendment to Access Easement and Maintenance Agreement recorded February 28, 2014 under Tarrant County Clerk's File Number D214039440 Official Public Records of Tarrant County, Texas.

 

 

 

 

FOR INFORMATIONAL PURPOSES ONLY:

 

TAX ID NO. 41652207

 

 

 

Exhibit 10.280

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BRG DOMAIN PHASE 1, LLC

 

This LIMITED LIABILITY COMPANY AGREEMENT OF BRG DOMAIN PHASE 1, LLC (the “ Company ”), is dated as of November 20, 2015 (this “ Agreement ”), by Bluerock Residential Holdings, LP, a Delaware limited partnership, as the sole member of the Company (the “ Member ”).

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the “ Act ”), and there has been filed a Certificate of Formation of the Company (the “ Certificate of Formation ”) with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Member desires to operate the Company as a limited liability company under the Act.

 

NOW, THEREFORE, the Member agrees as follows:

 

1.              Formation . The Certificate of Formation, the formation of the Company as a limited liability company under the Act, and all actions taken by any other person who executed and filed the Certificate of Formation are hereby adopted and ratified. The affairs of the Company and the conduct of its business shall be governed by the terms and subject to the conditions set forth in this Agreement, as amended from time to time. The Member is hereby authorized and directed to file any necessary amendments to the Certificate of Formation of the Company in the office of the Secretary of State of the State of Delaware and such other documents as may be required or appropriate under the Act or the laws of any other jurisdiction in which the Company may conduct business or own property.

 

2.              Name . The name of the limited liability company formed hereby is BRG Domain Phase 1, LLC.

 

3.              Purpose . The purpose of the Company is:

 

(i) to own and hold a limited liability company interest in BR Member Domain Phase 1, LLC; and

 

(ii) to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

 

 

 

4.             Place of Business . The Company shall have its principal place of business at c/o Bluerock Real Estate, LLC, 712 Fifth Avenue, 9 th Floor, New York, New York 10019, or at such other place or places as the Member may, from time to time, select.

 

5.             Registered Office and Agency . The address of its registered office in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, DE 19904. The name of the registered agent at such address is National Registered Agents. Such office and such agent may be changed from time to time by the Member in its sole discretion.

 

6.             Capital Accounts . An account shall be established in the Company's books for the Member and transferee in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).

 

7.             Percentage Interest and Allocations of Profits and Losses . The Member's interest in the Company equals 100% (the “ Percentage Interest ”). The Company's profits and losses shall be allocated in accordance with the Percentage Interest of the Member.

 

8.             Additional Contributions . The Member is not required to make any contribution of property or money to the Company.

 

9.             Distributions . At the time determined by the Member, the Member shall cause the Company to distribute any cash held by it which is neither reasonably necessary for the operation of the Company nor in violation of the Act. All cash available for distribution shall be distributed to the Member in accordance with the Percentage Interests.

 

10.           Powers . The business of the Company shall be solely under the management of the Member. The Member shall have the right and authority to take all actions specifically enumerated in the Certificate of Formation or this Agreement or which the Member otherwise deems necessary, useful or appropriate for the day-to-day management and conduct of the Company's business.

 

11.           Compensation . The Member shall not receive compensation for services rendered to the Company.

 

12.           Term . The Company shall dissolve, and its affairs shall be wound up, upon the earliest to occur of (a) the decision of the Member, (b) the sale by the Company of all or substantially all of its property or (c) an event of dissolution of the Company under the Act.

 

13.           Assignments . The Member may at any time directly or indirectly sell, transfer, assign, hypothecate, pledge or otherwise dispose of or encumber all or any part of its interest in the Company (including, without limitation, any right to receive distributions or allocations in respect of such interest and whether voluntarily, involuntarily or by operation of law).

 

14.           Limited Liability . The Member shall have no liability for the obligations of the Company except to the extent provided in the Act.

 

 

 

 

15.          Additional Members . Additional Members can only be admitted to the Company upon the consent of the Member, which consent may be evidenced by, among other things, the execution of an amendment to this Agreement.

 

16.          Management . The business and affairs of the Company shall be conducted solely and exclusively by the Member, as provided herein. The Member shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Member (or its designee(s)) shall be conclusive and binding upon the Company.  James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall have the authority to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Member shall from time to time approve, such approval to be conclusively evidenced by its execution and delivery of any of the foregoing.  Third parties may conclusively rely upon the act of James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such party for all purposes in respect of their dealings with the Company.

 

17.          Amendments . This Agreement may be amended only in a writing signed by the Member.

 

18.          Binding Agreement . Notwithstanding any other provision of this Agreement, the Member agrees that this Agreement constitutes a legal, valid and binding agreement of the Member, and is enforceable against the Member in accordance with its terms.

 

19.          Governing Law . This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

20.          Separability 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, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal. The parties shall nevertheless negotiate in good faith in order to agree to the terms of a mutually satisfactory provision consistent with their intentions in executing and delivering this Agreement to be substituted for the provision which is invalid, unenforceable or illegal.

 

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IN WITNESS WHEREOF, the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBER:
   
  Bluerock Residential Holdings, LP, a Delaware
  limited partnership, its Sole Member
   
  By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its General Partner
       
    By: /s/ Michael Konig
      Name: Michael Konig
      Title: Chief Operating Officer

 

 

 

 

Exhibit 10.281

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR Member DOMAIN PHASE 1, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

     

 

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR MEMBER DOMAIN PHASE 1, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

THE UNITS HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “ SECURITIES ACT ”) OR UNDER THE SECURITIES LAWS OF ANY STATE AND ARE BEING OFFERED AND SOLD IN RELIANCE ON EXEMPTIONS FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND SUCH LAWS. THE UNITS HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND EXCHANGE COMMISSION, ANY STATE SECURITIES COMMISSION, OR ANY OTHER REGULATORY AUTHORITY. ACCORDINGLY, THESE SECURITIES MAY NOT BE RESOLD OR OTHERWISE TRANSFERRED OR CONVEYED IN THE ABSENCE OF REGISTRATION OF THE SAME PURSUANT TO THE APPLICABLE SECURITIES LAWS UNLESS AN OPINION OF COUNSEL SATISFACTORY TO THE COMPANY IS FIRST OBTAINED THAT SUCH REGISTRATION IS NOT THEN NECESSARY. ANY TRANSFER CONTRARY HERETO SHALL BE VOID.

 

THIS LIMITED LIABILITY COMPANY AGREEMENT OF BR Member DOMAIN PHASE 1, LLC (herein referred to as the “ Agreement ”), is made and entered into as of November 20, 2015 (the “Effective Date”), by and among BRG Domain Phase 1, LLC , a Delaware limited liability company, as the Class A Member (“ BRG ”), and Bluerock Special Opportunity + Income Fund II, LLC , a Delaware limited liability company (“ SOIF II ”), as the Class B Member (BRG and SOIF II, together with any additional members hereinafter admitted, are referred to as the “ Members ”).

 

RECITALS

 

A.           The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the “ Act ”) on November 16, 2015.

 

B.           The Company was formed to hold a membership interest in the Company Subsidiary (as defined below) (the “ Subsidiary Interest ”).

 

C.           The Company Subsidiary currently holds (or will as of closing of the acquisition hold) all of the membership interests in BR-ArchCo Domain Phase 1, LLC, a Delaware limited liability company (the “Property Owner”), which will in turn own the fee interest in the Property (as defined below).

 

D.           The Members desire to set forth their agreement and understanding with respect to the operation of the Company as a Delaware limited liability company from and after the date hereof.

 

     

 

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned Members hereby covenant and agree as follows:

 

ARTICLE 1

DEFINITIONS

 

For purposes of this Agreement, the following terms have the meanings set forth below:

 

1.1           “ Accountant ” shall mean the certified public accounting firm that, from time to time, represents the Company.

 

1.2            “ Act ” has the meaning set forth in the preamble to this Agreement.

 

1.3           “ Additional Capital Contributions ” shall have the meaning set forth in Section 5.3 .

 

1.4           “ Adjustment Period ” shall mean a period of time as follows: The first Adjustment Period shall commence on the date hereof and each succeeding Adjustment Period shall commence on the date immediately following the last day of the immediately preceding Adjustment Period; each Adjustment Period shall end on the earliest to occur after the commencement of such Adjustment Period of (i) the last day of each Fiscal Year as now exists or as may, from time to time, be selected by the Manager, (ii) a Capital Date, (iii) the day immediately preceding the date of the “liquidation” of a Member’s Membership Interest in the Company (within the meaning of Section 1.704-1(b)(2)(ii)(g) of the Treasury Regulations), (iv) the day immediately preceding the date of an increase in the Membership Interest of a Member, or (v) the date on which the Company is terminated under Article 3 or Section 12.1 of this Agreement.

 

1.5           “ Affiliate ” shall mean (i) any Entity more than five percent (5%) of the issued and outstanding stock of which, or more than five percent (5%) interest in which, is owned, directly or indirectly, by any Member or (ii) any Entity that now or hereafter owns, directly or indirectly, more than a ten percent (10%) interest in the Company or in any Member or (iii) any Entity who is an agent, trustee, officer, director, employee, member or shareholder or member of the family (or any member of the family of any agent, trustee, officer, director, employee, partner, member or shareholder) of the Company or of any Member or (iv) any Entity that, directly or indirectly, through one or more intermediaries, controls, or is controlled by, or is under common control with, the Company or any Member. The term “control” (including the terms “controlled by” and “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of an Entity, whether through the ownership of voting securities, by contract or otherwise. The term “family” shall be deemed to include spouses, children, parents, brothers and sisters, and the spouse, children, parents, brothers and sisters of such spouse’s children, parents, brothers and sisters.

 

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1.6           “ Agreement ” shall mean this Limited Liability Company Agreement of BR Member Domain Phase 1, LLC, as it now exists and as it may from time to time hereafter be amended, restated or supplemented or otherwise modified from time to time.

 

1.7           “ Annual Financial Statements ” shall have the same meaning as set forth in Section 13.3 hereof.

 

1.8           “ Bankruptcy ” means, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if one hundred twenty (120) days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within ninety (90) days after the appointment without such Person’s consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within ninety (90) days after the expiration of any such stay, the appointment is not vacated.

 

1.9           “ Basic Documents ” means the (a) documents to be executed by the Property Owner in favor of the Lender as of the closing of the Loan, and all documents and certificates contemplated thereby or delivered in connection therewith; and (b) all similar documentation required by and delivered to any successor Lender and/or Mortgagee.

 

1.10         “ Benefit Plan Investor ” means (i) any “employee benefit plan” as defined by the Employee Retirement Income Security Act of 1974, as amended (“ ERISA ”), regardless of whether it is subject to ERISA, (ii) any plan as defined in Section 4975 of the IRC, and (iii) any entity deemed for any purpose of ERISA or Section 4975 of the IRC to hold assets of any such employee benefit plan or plan due to investments made in such entity by such employee benefit plans and plans.

 

1.11         “ BGF ” shall mean Bluerock Growth Fund, LLC, a Delaware limited liability company.

 

1.12         “ BGF II ” shall mean Bluerock Growth Fund II, LLC, a Delaware limited liability company.

 

1.13         “ BRG ” shall have the meaning set forth in the introductory paragraph above.

 

1.14         “ Budgeted Development Capital Calls ” shall have the meaning as set forth in Section 5.3(a).

 

1.15         “ Capital Accounts ” shall mean the capital accounts established by the Company for each Member pursuant to Section 5.5 hereof. Capital Accounts shall be determined and maintained throughout the full term of the Company for each Member in accordance with the rules of this definition. The balance of each Member’s Capital Account, as of any particular date, shall be an amount equal to the sum of the following:

 

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(a)          The cumulative amount of cash and the value of all other property that has been contributed to the capital of the Company by such Member as a Capital Contribution; plus

 

(b)          The cumulative amount of the Company’s Net Profit and Gain that has been allocated to such Member hereunder; minus

 

(c)          The cumulative amount of the Company’s Net Loss and Loss that has been allocated to such Member hereunder; and minus

 

(d)          The cumulative amount of cash and the agreed upon value of all other property that has been distributed by the Company to such Member (other than in repayment of any loans).

 

A Member’s Capital Account shall also be increased or decreased to reflect any items described in Section 1.704-1(b)(2)(iv) of the Treasury Regulations that are required to be reflected in such Member’s Capital Account and that are not otherwise taken into account in computing such Capital Account under this definition.

 

1.16         “ Capital Contributions ” shall mean all amounts paid by a Member for its Membership Interests and any Additional Capital Contributions or Class A Priority Capital Contributions made by a Member.

 

1.17         “ Capital Date ” means the date on which any Gain or Loss is recognized by the Company.

 

1.18         “ Capital Transaction ” shall mean any (i) direct or indirect sale or other disposition of the Property or substantially all of the assets of the Company (including the Subsidiary Interest, the membership interests held by Company Subsidiary in Property Owner, or the Property) outside the ordinary and customary course of business, (ii) payment, on account of a casualty, for the Property or substantially all of the assets of the Company, Company Subsidiary or Property Owner to the extent such assets are not replaced or repaired, (iii) refinancing of any indebtedness incurred by the Company, the Company Subsidiary or Property Owner, including the Obligations, and (iv) similar items or transactions relating to the Property, the Subsidiary Interest, the membership interests held by Company Subsidiary in Property Owner, or substantially all of the assets of the Company, the Company Subsidiary or Property Owner, the proceeds of which under generally accepted accounting principles are deemed attributable to capital.

 

1.19         “ Cash Flow From Operations ” shall mean, for a given period, the amount of cash received by the Company from the Company Subsidiary and/or Property Owner other than on account of a Capital Transaction, minus administrative expenses of the Company, all determined in accordance with cash basis accounting principles, consistently applied.

 

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1.20         “ Certificate of Formation ” means the Certificate of Formation of the Company filed with the Secretary of State of the State of Delaware on November 16, 2015, as amended or amended and restated from time to time.

 

1.21         “ Class A Capital Commitment ” shall mean the amount of the Capital Contribution committed to be made by the Class A Member (including the projected amount of the Class A Preferred Reserve that will be required of the Company), exclusive of any Class A Priority Capital Contribution, as set forth on Schedule I (as the same may be determined and/or subsequently adjusted in connection with the Project Budget once finalized). The Class A Capital Commitment represents the total amount of projected capital, together with the Class B Members’ initial Capital Contributions, that is estimated that will be required of the Company by the Company Subsidiary and/or Property Owner to develop and lease-up the Project, under the Project Budget.

 

1.22         “ Class A Capital Contributions ” shall mean the amount of the Capital Contribution made by a Class A Member (including any Class A Preferred Reserve), but exclusive of any Class A Priority Capital Contribution.

 

1.23         “ Class A Mandatory Redemption Date ” shall mean that date which is the earlier of six (6) months following the maturity date of the Loan (including the exercise of any extensions, but not any refinancings thereof), or any earlier acceleration or due date thereof.

 

1.24         “ Class A Member ” means BRG and, with respect to those Units transferred from a Class A Member, any Person who has been admitted as a Substitute Member as to the Class A Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class A Member shall not be considered a Class A Member.

 

1.25         “ Class A Membership Interest ” means with respect to any Class A Member the membership interest allocated to such Class A Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class A Member is the numerator and the aggregate number of Units that are then owned by all Class A Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class A Membership Interest”.

 

1.26         “ Class A Preferred Reserve ” shall have the meaning set forth in Section 5.2.

 

1.27         “ Class A Priority Capital Contribution ” shall have the meaning set forth in Section 5.3(b).

 

1.28         “ Class A Sinking Fund ” shall have the meaning set forth in Section 6.6(a).

 

1.29         “ Class A Units ” means the Units held by the Class A Members.

 

1.30         “ Class A Unit Redemption Amount ” shall mean, as of the date of redemption of the Class A Units pursuant to Section 10.5, the sum of (i) the aggregate Net Capital Contributions of the Class A Members plus (ii) the accrued but unpaid Current Class A Return and the accrued but unpaid Priority Class A Return of the Class A Members.

 

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1.31         “ Class B Member ” means SOIF II, and, with respect to those Units transferred from a Class B Member, any Person who has been admitted as a Substitute Member as to the Class B Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class B Member shall not be considered a Class B Member.

 

1.32         “ Class B Membership Interest ” means with respect to any Class B Member the membership interest allocated to such Class B Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class B Member is the numerator and the aggregate number of Units that are then owned by all Class B Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class B Membership Interest”.

 

1.33         “ Class B Units ” means the Units held by the Class B Members.

 

1.34         “ Company ” shall refer to BR Member Domain Phase 1, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.35         “ Company Subsidiary ” shall refer to BR – ArchCo Domain Phase 1 JV, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.36         “ Company Subsidiary LLC Agreement ” shall refer to the Limited Liability Company Agreement of Company Subsidiary dated as of November 20, 2015, as may be amended or restated from time to time.

 

1.37         “ Conversion Date ” shall have the meaning set forth in Section 10.4(b).

 

1.38         “ Conversion Period ” shall mean the six (6) month period of time that commences on the Conversion Trigger Date.

 

1.39         “ Conversion Right ” shall mean the Class A Member’s right to convert its Class A Units to Class B Units, as provided in Section 10.4.

 

1.40          “ Conversion Trigger Date ” shall mean the date on which seventy percent (70%) of the Project’s apartments have been leased.

 

1.41         “ Current Class A Return ” means an amount equal to the product of fifteen percent (15.0%) per annum, determined on the basis of 365 or 366 days, as the case may be, for the actual number of days in the period for which the Current Class A Return is being determined, times the sum of the Net Class A Capital Contributions, commencing on the date the initial Class A Capital Contribution is made.

 

1.42          “ Default Event ” shall have the meaning as set forth in Section 8.6(c).

 

1.43         “ Development Services Agreement ” means the development agreement for the Project, dated as of November 20, 2015, by and between Property Owner and BRG Domain Phase 1 Development Manager, LLC.

 

1.44         “ Entity ” shall mean any Person or other business entity, other than an individual.

 

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1.45          “ Fiscal Year ” shall mean the fiscal year of the Company as set forth in Section 13.2 hereof.

 

1.46          “ Gain ” shall mean the gain recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

1.47         “ IRC ” shall mean the Internal Revenue Code of 1986, Title 26 of the United States Code, as the same may now or hereafter be amended.

 

1.48         “ Lender ” shall mean the lender under the loan.

 

1.49         “ Liquidating Trustee ” shall have the meaning as set forth in Section 12.4.

 

1.50         “ Loan ” shall mean a construction loan obtained by the Property Owner for the construction of the Project.

 

1.51         “ Loss ” shall mean the loss recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

1.52          “ Majority ” means a collection of Members owning, in the aggregate, more than 50% of the Membership Interests of all Members and, in the context of voting, means a collection of Members who approve, consent to, or vote in favor of a matter before the Members and who own, in the aggregate, more than 50% of the Membership Interests of all Members entitled to vote thereon. When used in the context of a class of Membership Interests, “Majority” shall mean a collection of those class Members owning, in the aggregate, more than 50% of the Membership Interests of all Members of that class, and, in the context of voting, means a collection of class Members who approve, consent to, or vote in favor of a matter before the class Members and who own, in the aggregate, more than 50% of the class Membership Interests of all class Members entitled to vote thereon.

 

1.53          “ Manager ” or “ Managers ” shall mean the Person or Persons selected to be the manager or managers of the Company from time to time by either a Majority of the Class B Members or pursuant to Section 7.4 herein. The initial Manager is SOIF II. A Member simply by virtue of its status as a member in the Company shall not be a Manager of the Company unless so selected by a Majority of the Class B Members or pursuant to Section 7.4 herein. A Manager does not have to be a Member of the Company. The term “Manager” as used herein shall specifically mean all of the then incumbent Managers of the Company where the context requires.

 

1.54         “ Material Action ” means to file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, to institute proceedings under any applicable insolvency law, to seek any relief under any law relating to relief from debts or the protection of debtors, or consent to the institution of bankruptcy or insolvency proceedings against the Company or file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy, or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator (or other similar official) of the Company or a substantial part of its property, or make any assignment for the benefit of creditors of the Company, or admit in writing the Company’s inability to pay its debts generally as they become due, or take action in furtherance of any such action.

 

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1.55         “ Member ” or “ Members ” shall refer to the Persons listed above as Members and any other Persons who shall subsequently be admitted as Substitute Members in the Company, each in its capacity as a Member of the Company, including both Class A Members and Class B Members.

 

1.56         “ Membership Interest ” means with respect to any Member the membership interest allocated to such Member, which membership interest will be determined by using a fraction in which the number of Units owned by a Member is the numerator and the aggregate number of Units that are then outstanding is the denominator.

 

1.57         “ Minimum Gain ” shall mean, as of any particular date, an amount determined with respect to the Company on such date in accordance with Section 1.704-1(b)(4)(ii)(c) of the Treasury Regulations interpreting the IRC.

 

1.58         “ Mortgage ” means any deed to secure debt, mortgage, deed of trust, security agreement or other similar instrument at any time and from time to time constituting a lien upon, security interest in or security title to any of the assets of the Company, the Company Subsidiary or the Property Owner.

 

1.59         “ Mortgagee ” shall mean the holder of a Mortgage.

 

1.60         “ Net Cash Proceeds ” shall mean the proceeds received by the Company from a Capital Transaction less (i) any amounts retained by a Mortgagee and (ii) any costs incurred by the Company, the Company Subsidiary or the Property Owner in connection with such Capital Transaction not paid to an Affiliate of a Member.

 

1.61         “ Net Class A Capital Contributions ” means the Class A Capital Contributions, less all distributions made to the Class A Members under Section 6.8(f).

 

1.62         “ Net Class A Priority Capital Contributions ” means the Class A Priority Capital Contributions, less all distributions made to the Class A Members under Section 6.8(d).

 

1.63         “ Net Capital Contributions ” means, with respect to any Member, its aggregate Capital Contributions less any distributions delineated as return of Capital Contributions.

 

1.64         “ Net Profit ” or “ Net Loss ” shall mean, for each Adjustment Period, the Company’s taxable income or taxable loss for such Adjustment Period, as determined under Section 703(a) of the IRC and Section 1.703-1 of the Treasury Regulations interpreting the IRC (for this purpose, all items of income, gain, loss or deduction are required to be stated separately pursuant to Section 703(a)(1) of the IRC and shall be included in taxable income or taxable loss), with the following adjustments:

 

(a)          any tax-exempt income, as described in Section 705(a)(1)(B) of the IRC, realized by the Company during such Adjustment Period shall be taken into account in computing such Net Profit or Net Loss as if it were taxable income;

 

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(b)          any expenditures of the Company described in Section 705(a)(2)(B) of the IRC for such Adjustment Period, including any items treated under Section 1.704-1(b)(2)(iv)(i) of the Treasury Regulations interpreting the IRC as items described in Section 705(a)(2)(B) of the IRC, shall be taken into account in computing such Net Profit or Net Loss as if they were deductible items;

 

(c)          any items of income, deduction, gain or loss that are specially allocated pursuant to Sections 6.4, 6.5 and 6.9 shall not be taken into account in computing Net Profit or Net Loss;

 

(d)          if the Company’s taxable income or taxable loss for such Adjustment Period, as adjusted in the manner provided above, is a positive amount, such amount shall be the Company’s Net Profit for such Adjustment Period, and if negative, such amount shall be the Company’s Net Loss for such Adjustment Period.

 

1.65         “ Obligations ” shall mean the indebtedness, liabilities and obligations of the Company, Company Subsidiary or Property Owner under or in connection with the Basic Documents or any related document in effect as of any date of determination.

 

1.66         “ Person ” means any individual, corporation, partnership, joint venture, limited liability company, limited liability partnership, association, joint stock company, trust, unincorporated organization or other organization, whether or not a legal entity, and any governmental authority.

 

1.67         “ Priority Class A Return ” shall have the meaning set forth in Section 5.3(b) .

 

1.68         “ Project ” means an approximately 300–unit Class A rental apartment complex to be constructed on the Property and owned by Property Owner, as more fully described in the Development Agreement and the Project Administration Agreement.

 

1.69         “ Project Administration Agreement ” means the project administration agreement for the Project, dated as of November 20, 2015, by and between Property Owner and ArchCo Domain PM LLC, a Delaware limited liability company.

 

1.70         “ Project Budget ” means the final form of Development Budget for the construction of the Project, as determined under the Development Agreement and Project Administration Agreement.

 

1.71         “ Property ” shall mean that certain real property located in Garland, Texas and more fully described in the Company Subsidiary LLC Agreement in which a fee interest is held by Property Owner and upon which the Project is to be located.

 

1.72         “ Property Owner ” shall have the meaning set forth in the preamble of this Agreement.

 

1.73         “ Property Owner LLC Agreement ” shall mean the Limited Liability Company Agreement of the Property Owner.

 

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1.74         “ SOIF II ” shall have the meaning set forth in the introductory paragraph above.

 

1.75         “ Subsidiary Interest ” shall have the meaning set forth in the preamble to this Agreement.

 

1.76          “ Substitute Member ” shall mean a transferee of a Member’s Membership Interest who has complied with the requirements under Article 10 of this Agreement and is a Member of the Company.

 

1.77         “ Tax Rate ” shall mean, for any Fiscal Year, the sum of (i) the highest then marginal income tax rate for individual taxpayers as set forth in the IRC and (ii) the highest then marginal income tax rate for individual taxpayers in effect in the State of Delaware.

 

1.78         “ Taxing Jurisdiction ” means the federal, state, local, or foreign government that collects tax, interest, or penalties, however designated, on any Member’s share of the income or gain attributable to the Company.

 

1.79         “ Treasury Regulations ” shall mean the Income Tax Regulations promulgated under the IRC, as such regulations may be amended from time to time including corresponding provisions of succeeding regulations.

 

1.80         “ Unit ” means one or more of the units of limited liability company interest, or fractional portions thereof, representing a Member’s ownership rights in the Company, classified as Class A or Class B. Except as may be specifically otherwise provided in this Agreement (e.g., Section 10.4) a Member will be issued one (1) Unit for each dollar of Capital Contributions made by such Member.

 

ARTICLE 2

NAME, OFFICE, REGISTERED AGENT, AND
MEMBER’S NAMES AND MAILING ADDRESSES

 

2.1            Name : The name of the limited liability company is:

 

“BR MEMBER DOMAIN PHASE 1, LLC”

 

2.2            Principal Business Office . The address of the principal business office of the Company shall be located at 712 Fifth Avenue, 9 th Floor, New York, New York 10019, and shall also be at such other place or places as the Manager may hereafter determine.

 

2.3            Registered Office . The address of the registered office of the Company in the State of Delaware is c/o National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

2.4            Registered Agent . The name and address of the registered agent of the Company for service of process on the Company in the State of Delaware is National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

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2.5            Members’ Names and Number of Units . The names and addresses of the Members, number of Class A and Class B Units owned by each Member, Class A Membership Interests, and Class B Membership Interests are set forth on Schedule I .

 

ARTICLE 3

DURATION

 

The term of the Company shall commence on the date of the filing of a Certificate of Formation with the Office of the Secretary of State of the State of Delaware, and its duration shall be perpetual. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation.

 

ARTICLE 4

PURPOSE

 

The Company is organized for the purpose of: (i) acquiring, owning, holding, financing, hypothecating, pledging and disposing of the Subsidiary Interest; and (ii) engaging in any lawful business, purpose or activity that may be undertaken by a limited liability company organized under and governed by the Act. The Company shall possess and may exercise all of the powers and privileges granted by the Act, by any other law or by this Agreement, together with any powers incidental thereto, including such powers and privileges as are necessary or convenient to the conduct, promotion or attainment of the business, purposes or activities of the Company.

 

ARTICLE 5

CAPITAL CONTRIBUTIONS, MEMBERSHIP INTERESTS, ETC.

 

5.1            Admission of Member . The Members are admitted to the Company as the sole equity members of the Company upon their respective execution and delivery of a counterpart signature page to this Agreement.

 

5.2            Capital Contribution of the Members; Payment . The Members have made their respective initial Capital Contributions to the Company as set forth on Schedule I , and shall contribute such additional amounts of capital as provided in this Agreement. The Members agree that the Class A Member’s initial Capital Contributions, and each subsequent Capital Contribution pursuant to its Class A Capital Commitment, shall include an interest reserve calculated at a fifteen percent (15%) annual interest rate which shall be segregated by the Company from all other Capital Contributions made by the Class A Member pursuant to its Class A Capital Commitment, and from all other funds held by the Company, and shall be solely used to establish a specific reserve to the benefit of the Class A Member (the “ Class A Preferred Reserve ”). Except as otherwise provided in Sections 6.7 and 10.4(b), the funds on deposit in the Class A Preferred Reserve shall be earmarked and used specifically for the monthly draw and payment of a portion of the Current Class A Return equivalent to a 15% annualized return on all Class A Capital Contributions, and the Manager shall not have the authority to use the funds in the Class A Preferred Reserve for any other purpose without the prior written approval of the Class A Member (or if there is more than one Class A Member, Members owning a Majority of the Class A Membership Interests). Until such time as the Class A Units are redeemed or converted to Class B Units as provided in Section 10.4, the Company must at all times maintain not less than three (3) months’ worth of payments in the Class A Preferred Reserve.

 

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5.3            Additional Contributions .

 

(a)          To the extent necessary and as required of the Company by the Company Subsidiary and/or Property Owner to develop and lease-up the Project under the Project Budget, the Manager may call for additional capital from the Members, and, until such time as the Class A Member has fully funded the Class A Capital Commitment, the Class A Member shall be obligated to fund its share (based on 89.5% Class A Member share and 10.5% Class B Member share) of all such capital calls (“ Budgeted Development Capital Calls ”). If Class A Member fails to fund its share of any Budgeted Development Capital Calls within ten (10) days of written notification of the need therefor, its Current Class A Return shall be as of that date reduced to seven percent (7%) per annum. All other capital calls shall be made as and in the amount determined by the Manager, including but not limited to for the funding of any Current Class A Return after payments thereon are drawn from the Class A Preferred Reserve, Priority Class A Return, or if additional funds are required by or called for pursuant to the Company Subsidiary LLC Agreement and/or Property Owner LLC Agreement (all such additional funds, other than Budgeted Development Capital Calls, are referred to as “ Additional Capital Contribution(s) ”). For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis as required under Sections 6.6(b) and (c), Manager shall be obligated to make a call for Additional Capital Contributions in such amounts as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in Sections 6.6(b) and (c). Additional Capital Contributions shall be solely the obligation of the Class B Members, and the Class A Member shall have no obligation to make Additional Capital Contributions. All additional funds contributed by the Class B Members shall be contributed as additional capital to the Company by the Class B Members Pro Rata as to the Class B Membership Interest (or in any such other percentages as they shall agree) within ten (10) days of written notification of the need therefor; provided, that no Additional Capital Contributions funded shall be distributed to the Members without the prior written consent of the Class A Member. Any Additional Capital Contributions made by the Class B Members will be treated on the same basis and parity as the initial Capital Contributions of the Class B Members made in accordance with Section 5.2 above.

 

(b)          If the Class B Members fail to contribute all of their share (based on 89.5% Class A Member share and 10.5% Class B Member share) of any Budgeted Development Capital Call or to make all of an Additional Capital Contribution, the Class A Member may, but shall not be obligated to, contribute as additional capital to the Company (if there is more than one Class A Member, Pro Rata as to the Class A Membership Interest (or in any such other percentages as they shall agree)) all or a portion of the amount that the Class B Members failed to fund. Any such Capital Contributions made by the Class A Member shall be referred to as the “ Class A Priority Capital Contributions. ” Any Class A Priority Capital Contributions made by the Class A Member will be treated on the same basis as its prior Capital Contributions of the Class A Member made in accordance with Section 5.2 above, except that the Current Class A Return on such Class A Priority Capital Contributions shall be twenty percent (20%) per annum (the “ Priority Class A Return ”) and the Class A Member shall have a priority return of its Priority Class A Return and Class A Priority Capital Contributions in distributions from Capital Transactions and Liquidations, as set forth in Section 6.8.

 

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(c)          Additional Capital Contributions shall be made in cash unless the Manager and Class A Member agree otherwise.

 

(d)          Except as provided in Sections 5.2, 5.3(a) and 5.3(b), no Capital Contributions may be made to the Company without the prior written consent of the Class A Member.

 

5.4            Return of Capital Contributions; Interest on Capital Contributions .

 

(a)          No Member shall have the right to withdraw his Capital Contributions or demand or receive the return of his Capital Contributions or any part thereof, except as provided in Section 10.5 with respect to the Class A Member and as otherwise provided in this Agreement.

 

(b)          The Manager shall not be liable for the return of the Capital Contributions of the Members. If and to the extent that any such return is required, such return shall be made solely from the assets of the Company.

 

(c)          The Company shall not pay interest on the Capital Contributions of any Member, except as otherwise provided in this Agreement.

 

5.5            Capital Accounts . The Capital Accounts of the Company shall be established and maintained for each Member hereunder in accordance with the federal income tax accounting practices and rules established under Section 704(b) of the IRC and the Treasury Regulations thereunder.

 

5.6            Membership Interests . The Class A Membership Interests and Class B Membership Interests in the Company are set forth on Schedule I .

 

5.7            Admission of Additional Members . The Company shall not be permitted to admit additional Members hereunder without consent of: (1) the Manager and (2)(a) the Members owning a Majority of the Membership Interests and (b) the Class A Membership Interest, to the extent outstanding. Except as expressly permitted in this Agreement, no other Person shall be admitted as a Member of the Company, and no additional interest in the Company shall be issued, without such approval of a Majority of the Membership Interests and the Class A Membership Interest.

 

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ARTICLE 6

ALLOCATION AND DISTRIBUTION OF CERTAIN ITEMS

 

6.1            Net Profit . After giving effect to the special allocations set forth in Sections 6.4, 6.5 and 6.9, all Net Profit shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)          After giving effect to the allocations contained in Section 6.1(b), the Company’s Net Profit shall be allocated one hundred percent to the Class B Members’ Capital Accounts.

 

(b)          To the extent Net Loss was allocated to the Members’ Capital Accounts pursuant to Section 6.2(a), then prior to making the allocations under Section 6.1(a), Net Profit shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Loss was allocated.

 

6.2           Net Loss . After giving effect to the special allocations set forth in Sections 6.4, 6.5, and 6.9, all Net Loss shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)          After giving effect to the allocations contained in Section 6.2(b), the Company’s Net Loss shall be allocated in the following manner and order of priorities:

 

(i)          First, one hundred percent (100%) to the Class B Members’ Capital Accounts until the cumulative Net Loss allocated to the Class B Members’ Capital Accounts pursuant to this Section 6.2(a)(i) equals the amount of the Class B Members’ capital contributions to the Company;

 

(ii)         Second, one hundred percent (100%) to the Class A Members’ Capital Accounts until the cumulative Net Loss allocated to the Class A Members’ Capital Accounts pursuant to this Section 6.2(a)(ii) equals the amount of the Class A Members’ capital contributions to the Company; and

 

(iii)        Third, the balance, to the Members who bear the risk of such loss or if no Members bears the risk of loss, one hundred percent (100%) to the Class B Members’ Capital Accounts.

 

(b)          To the extent Net Profit was allocated to the Members’ Capital Accounts pursuant to Section 6.1(a), then prior to making any allocations of Net Loss under Section 6.2(a), Net Loss shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Profit were allocated.

 

6.3           Composition of Special Allocation Items . Except as required otherwise under the IRC or the Regulations issued thereunder, all special allocations of income, gain or deduction made pursuant to Sections 6.4, 6.5 and 6.9 shall consist of a proportionate part of each item of gross income, gain or deduction, as the case may be, that the Company recognizes in the year such allocation is to be made.

 

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6.4           Special Current Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Current Class A Return distributed to each Member pursuant to Sections 6.6(b), 6.7(a) and 6.8(e) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of income and Gain allocated to such Member pursuant to this Section 6.4 for all prior Adjustment Periods.

 

6.5           Special Priority Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Priority Class A Return distributed to each Member pursuant to Sections 6.6(c), 6.7(b) and Section 6.8(c) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of Gain allocated to such Member pursuant to this Section 6.5 for all prior Adjustment Periods.

 

6.6           Distributions of Cash Flow From Operations . Distributions of Cash Flow From Operations shall be made monthly. Distributions made pursuant to this Section shall be made monthly to the Members in the following order of priority:

 

(a)          On and after the Class A Mandatory Redemption Date, to the Class A Members until such Class A Members have received distributions in an amount equal to the Class A Unit Redemption Amount; provided, that, if distributions of Cash Flow From Operations to be made under this Section 6.6(a) are insufficient to fully satisfy the Class A Unit Redemption Amount, all Cash Flow From Operations shall be segregated in a separate account of the Company (the “ Class A Sinking Fund ”) until such time as distributions to be made under this Section 6.6(a) plus the amounts in the Class A Sinking Fund are sufficient, and are used, to fully satisfy the Class A Unit Redemption Amount;

 

(b)          Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(b), Section 6.7(a) and Section 6.8(e);

 

(c)          Third, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(c), Section 6.7(b) and Section 6.8(c); and

 

(d)          Fourth, to the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

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For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis, Manager shall be obligated to make a call for Additional Capital Contributions in such amount as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in subsections (b) and (c) above.

 

6.7           Distributions from Class A Preferred Reserve . The Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay a portion of the unpaid Current Class A Return equivalent to a 15% annualized return on all Class A Capital Contributions; provided however , from and after the occurrence of a Default Event, the Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay any unpaid Current Class A Return and all unpaid Priority Class A Return, in the following order of priority:

 

(a)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(b), this Section 6.7(a) and Section 6.8(e); and

 

(b)          Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(c), this Section 6.7(b) and Section 6.8(c).

 

6.8           Distributions From Capital Transactions and on Liquidations . Net Cash Proceeds in connection with Capital Transactions and/or in connection with the liquidation of the Company shall be distributed within thirty (30) days of the completion of the applicable event. Distributions made pursuant to this Section shall be made in the following amounts and order of priority:

 

(a)          To discharge the debts and obligations of the Company;

 

(b)          To fund reasonable and necessary reserves (i) as determined in good faith by the Manager and (ii) approved by the Class A Members;

 

(c)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Priority Class A Return until it is paid in full pursuant to this Section 6.8(c), Section 6.7(b) and Section 6.6(c);

 

(d)          To the Class A Members (to be shared among them, pro rata, according to their respective Net Class A Priority Capital Contributions) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective Net Class A Priority Capital Contributions until it is paid in full pursuant to this Section 6.8(d);

 

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(e)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Current Class A Return until it is paid in full pursuant to this Section 6.8(e), Section 6.7(a) and Section 6.6(b);

 

(f)          To the Class A Members (to be shared among them, pro rata, according to their respective aggregate Net Class A Capital Contributions), until such Class A Members have received distributions of Net Cash Proceeds in the amount equal to their respective aggregate Net Class A Capital Contributions until they are repaid in full pursuant to this Section 6.8(f);

 

(g)          To the Class B Members pro rata, in accordance with (and in reduction of) their respective positive Capital Accounts; and

 

(h)          To the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

6.9           Special Tax Allocations . The allocations in this Section 6.9 shall be given effect before giving effect to the allocations contained in Sections 6.1 through Section 6.5:

 

(a)          Notwithstanding any provision contained herein to the contrary, if the amount of Net Loss and Loss for any Adjustment Period that would otherwise be allocated to a Member hereunder would cause or increase a deficit balance in such Member’s Capital Account to an amount in excess of the sum of such Member’s share of Minimum Gain as of the last day of such Adjustment Period, then a proportionate part of such Net Loss and Loss equal to such excess shall be allocated proportionately first to the other Members in an amount up to, but not in excess of, the amount that would cause or increase a deficit balance in each of such Member’s Capital Accounts to an amount equal to the sum of their respective shares of Minimum Gain as of the last day of such Adjustment Period. For purposes of this Section 6.9(a), each Member’s Capital Account shall be computed as of the last day of such Adjustment Period in the manner provided in the definition of Capital Account, but shall be reduced for the items described in Section 1.704-1(b)(2)(ii)-(d)(4), (5) and (6) of the Treasury Regulations interpreting the IRC.

 

(b)          Notwithstanding any provision in this Agreement to the contrary, if any of the Members, as of the last day of any Adjustment Period, has a deficit balance in its Capital Account that exceeds the sum of its share of Minimum Gain as of such last day, then all items of income and gain of the Company (consisting of a prorata portion of each item of Company income, including gross income and Gain) for such Adjustment Period shall be allocated to such Members in the amount and in the proportions required to eliminate such excess as quickly as possible. For purposes of this Section, a Member’s Capital Account shall be computed as of the last day of an Adjustment Period in the manner provided in the definition of Capital Account, but shall be increased by any allocation of income to such Member for such Adjustment Period under Section 6.9(c).

 

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(c)          Notwithstanding any provision in this Agreement to the contrary, if there is a net decrease in the Minimum Gain during any Adjustment Period, then all items of gross income and Gain of the Company for such Adjustment Period (and, if necessary, for subsequent Adjustment Periods) shall be allocated to each Member in proportion to, and to the extent of, an amount equal to the greater of (i) the portion of such Member’s share of the net decrease that is allocable to the disposition of Company property subject to one or more nonrecourse liabilities of the Company or (ii) the deficit balance in such Member’s Capital Account (determined before any allocation for such Adjustment Period) in excess of the sum of such Member’s share of the Minimum Gain as of the close of such Adjustment Period. The items required to be allocated to the Members under this Section 6.9(c) shall be determined in accordance with Section 1.704-2(f) of the Treasury Regulations.

 

(d)          Notwithstanding any other provision contained herein, any item of Company loss, deduction or IRC Section 705(a)(2)(B) expenditure that is attributable to a nonrecourse liability of the Company for which any Member bears the economic risk of loss (e.g., a Member or an Affiliate makes the nonrecourse loan to the Company) shall be allocated to the Member or Members who bear the economic risk of loss with respect to such liability to the extent required in Section 1.704-2(i) of the Treasury Regulations interpreting the IRC.

 

6.10          Curative Allocations. The allocations set forth in Section 6.9 (the “ Regulatory Allocations ”) are intended to comply with the requirements of the Treasury Regulations. The Regulatory Allocations may not be consistent with the manner in which the Members intend to divide Company distributions. Accordingly, notwithstanding any other provision of this Article (other than the Regulatory Allocations), the Manager may make such offsetting special allocations of income, gain, loss, or deduction in whatever manner it determines appropriate so as to prevent the Regulatory Allocations from distorting the manner in which the Company’s distributions would otherwise be divided among the Members. In general, the Members anticipate that this will be accomplished by specially allocating other profit, losses, gain, and deductions among the Members so that, after such offsetting special allocations are made, the amount of each Member’s Capital Account will be, to the extent possible, equal to the Capital Account balance such Member would have had if the Regulatory Allocations were not a part of this Agreement and all Company items had been allocated to the Members solely pursuant to Sections 6.1 through 6.5.

 

6.11          IRC Section 704(c) Tax Allocations . In accordance with IRC Section 704(c) and the Treasury Regulations thereunder, income, gain, loss, and deduction with respect to any property contributed to the capital of the Company shall, solely for tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for federal income tax purposes and its fair market value. Any elections or other decisions relating to such allocations shall be made by the Manager in its sole discretion.

 

6.12          Distribution Limitations . Notwithstanding any provision to the contrary contained in this Agreement, the Company shall not be required to make a distribution to the Members on account of their interests in the Company if such distribution would violate the Act or any other applicable law or would constitute a default under any Basic Document.

 

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6.13          Amounts Withheld for Taxes or Paid on Composite Returns . All amounts withheld pursuant to the IRC or any provision of any state or local tax law with respect to any payment, distribution or allocation to the Company or one or more of the Members shall be treated as amounts paid or distributed, as the case may be, to the Members for whom such amounts were withheld pursuant to this Article for all purposes under this Agreement. The Manager may allocate any such amount among the Members in any manner that is in accordance with applicable law. The Company is authorized to withhold from payments and distributions to one or more Members, or with respect to allocations to one or more Members, and to pay over to any federal, state or local government, any amounts so withheld under this Agreement, the IRC or any provisions of any other federal, state, or local law, and shall allocate any such amounts to the Members for whom such amounts were withheld. To the extent required by any provision of any state or local tax law, the Company shall file a composite tax return on behalf of one or more of its Members and shall report and pay income taxes required by law to be paid with such composite tax returns to any Taxing Jurisdiction, and any such amounts shall be treated as a distribution to the Member for whom such composite tax return is filed. The Company shall have the power and authority to determine (a) whether a Member should be included in a composite tax return required to be filed by any provision of any applicable tax law, and (b) whether the Member is subject to withholding, pursuant to this Section, on payments, distributions or allocations from the Company. A Member shall be limited to an action against the applicable Taxing Jurisdiction(s) with respect to any claims based on over-withholding or over-payment on a composite tax return, and neither the Company, nor the Manager shall have any liability to any Member with respect to any withholding or composite tax return filings or payments made pursuant to this Section.

 

6.14          Timing of Distributions of Current Class A Return and Priority Class A Return . Distributions of Current Class A Return under Section 6.6(b) or Section 6.8(e) and Priority Class A Return under Section 6.6(c) or Section 6.8(c) will be made on a monthly basis on or before the 10 th day of each calendar month following the calendar month to which the Current Class A Return or Priority Class A Return relates. If a distribution of Current Class A Return or Priority Class A Return is not made on or before the 10 th day of a calendar month (a “ Delayed Distribution ”), the Current Class A Return and the Priority Class A Return (if any) shall be calculated by increasing the annual percentage rate therein by 3.5% from the 11 th day of such calendar month until such time as all Delayed Distributions are made.

 

ARTICLE 7

APPOINTMENT OF MANAGER; OBLIGATIONS, REPRESENTATIONS AND
WARRANTIES OF THE MANAGER

 

7.1            Appointment of the Manager . Subject to Section 8.6, the business and affairs of the Company shall be managed by or under the direction of the Manager. The Manager shall hold office until such Manager’s earlier dissolution, death, resignation, expulsion or removal. Any successor Manager shall be appointed by a Majority of the Class B Membership Interest prior to the Conversion Date and by a Majority of the Membership Interest on and after the Conversion Date, unless otherwise provided in this Agreement. A Manager need not be a Member. A Member shall not be deemed to be a Manager simply by virtue of being a Member in the Company. The initial Manager designated by the Class B Members is SOIF II.

 

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7.2            Compensation of Manager; Removal of Manager . The Manager shall receive no compensation for serving as the Manager of the Company. The Manager shall be reimbursed for all reasonable expenses incurred in managing the Company. The Manager and Affiliates of a Member or the Manager may provide services to the Company, the Company Subsidiary, the Property Owner and the Property in addition to those contemplated to be provided by a manager and receive additional compensation therefor; provided that any fee paid by the Company, the Company Subsidiary or the Property Owner for such services shall be at rates customarily charged for similar services by Persons engaged in the same or substantially similar activities in the relevant geographical area and the provisions of each such contract shall be at least as favorable to the Company as the terms reasonably expected by the Manager to be available in an arm’s-length transaction with an independent third party and, provided further, that any such contract with an Affiliate of the Manager, Class B Members and/or their Affiliates must be approved by the Class A Members, which approval will not be unreasonably withheld, conditioned or delayed. Unless otherwise restricted by law or the Basic Documents, the Manager may resign by written notice to the Company, in which case if there are no persons or entities appointed by or willing to serve as Manager under the Class B Members, then any vacancy may be filled by the written consent of the Members owning a Majority of the Class A Membership Interests. Notwithstanding the foregoing and except as provided in Section 7.4, a Manager may not be removed or expelled as the Manager and no additional Manager may be appointed unless there is cause for removal. For purposes hereof, “cause for removal” shall mean (i) an event of default under the Loan or Basic Documents has been declared by the Lender, (ii) the assertion by the Class A Members that any action by the Manager constitutes fraud against the Company, the Company Subsidiary, the Class A Members, or the Project, (iii) the good faith assertion by the Class A Members that any action or failure to act by the Manager constitutes (or constituted) gross negligence, willful misconduct, bad faith or a material violation of law in the performance of its duties to the Company, (iv) the assertion by the Class A Members of a violation by the Manager of its fiduciary obligations to the Company, and (v) the good faith assertion by the Class A Members of any material breach by the Manager of the material terms of this Agreement; provided, however, that such alleged breach of this Agreement by the Manager described in subpart (v) has not been cured by the Manager within sixty (60) days after such time as it may be demonstrated that the Manager had actual knowledge of such alleged material breach; provided, however that if such breach cannot reasonably be cured within such sixty (60) day period and the Manager is diligently pursuing such cure, the sixty (60) day period shall be extended to ninety (90) days.

 

In the event that a “cause for removal” described in the definition of “cause for removal” above occurs, upon the giving of written notice by the Class A Members to the Manager that the Manager is replaced, then the current Manager shall be replaced by the Manager designated in such notice (the “ Class A Manager ”) and the Class A Manager shall be the sole Manager of the Company with all powers of the Manager of the Company and the initial Manager shall have no further rights as and shall immediately cease to act as Manager of the Company, and notwithstanding anything in this Agreement to the contrary, such Class A Manager may not thereafter be removed without the consent of the Class A Members.

 

7.3            Manager as Agent . To the extent of its powers set forth in this Agreement and subject to Section 8.6, the Manager is an agent of the Company for the purpose of the Company’s business, and the actions of the Manager taken in accordance with such powers set forth in this Agreement shall bind the Company.

 

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7.4            Manager Following Class A Conversion Date . As of the date of closing of BRG’s exercise of its Conversion right as provided in Section 10.4 (the “ Conversion Date ”), SOIF II, and any then current Manager shall each and all be deemed to have automatically resigned as Managers and cease to be Managers of the Company, whereupon BRG shall become the sole Manager of the Company. Notwithstanding Section 7.2, on and after the Conversion, the Manager may only be removed by a Majority Vote of the Members for an act or omission by the Manager related to the Company constituting gross negligence or fraud causing a material diminution of value in the Company or the Subsidiary Interest.

 

ARTICLE 8

STATUS OF THE MANAGER’S POWERS
AND TRANSFERABILITY OF INTERESTS

 

8.1            Control and Responsibility . Except as otherwise expressly provided herein, the Manager shall be responsible for the management of the Company business and shall have all powers conferred by law as well as those that are necessary, advisable or consistent in connection therewith. Except as otherwise provided in Section 8.6(d) as to the Class A Member, any note, contract, management agreement, deed, bill of sale, assignment, conveyance, mortgage, lease or other commitment purporting to bind the Company or any third party to any action shall be executed and delivered by the Manager on behalf of the Company and no other signature whatsoever shall be required.

 

8.2            Status of Manager’s Interests . The Manager shall not have the right to transfer or assign the interests it holds as Manager in the Company; provided, however, t o the extent that BRG or a BRG Transferee Transfers all or a portion of its Interest in accordance with Article 10 to a BRG Transferee, then after a conversion pursuant to Section 10.4, such BRG Transferee may be appointed as an additional Manager under Section 7.1 by BRG or a BRG Transferee then holding all or a portion of an Interest without any further action or authorization by any Member. 

 

8.3            No Right to Partition . To the fullest extent permitted by law, neither the Members nor the Manager shall have the right to bring an action for partition or any sale for division against the Company or any of its properties. Except as otherwise expressly provided in this Agreement, to the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to cause the Company or any of its assets to be partitioned, to cause the appointment of a receiver for all or any portion of the assets of the Company, to compel any sale of all or any portion of the assets of the Company pursuant to any applicable law or to file a complaint or to institute any proceeding at law or in equity to cause the dissolution, liquidation, winding up or termination of the Company. To the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to reject this Agreement in any bankruptcy or insolvency proceedings relating to such Person. The Members shall not have any interest in any specific assets of the Company, and the Members shall not have the status of a creditor with respect to any distribution pursuant to Agreement. The interest of the Members in the Company is personal property.

 

8.4            Extent of Obligation . The Manager shall devote such time to the business and affairs of the Company as the Manager shall reasonably deem necessary to conduct properly such business and affairs in accordance with this Agreement and applicable law.

 

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8.5            Rights and Powers . In addition to any other rights and powers that it may possess under applicable law or by virtue of this Agreement, but in any event subject to Section 8.6 hereof and the Basic Documents to the contrary, the Manager shall have the full and absolute power and authority to bind the Company and take any and all actions and do anything and everything it deems necessary or appropriate in performing its duties hereunder and shall have all rights and powers required or appropriate to its management of the Company business (and indirectly the business of the Company Subsidiary and/or the Property Owner), including, but not limited to, the following specific rights and powers. If there is more than one Manager at any time, any action taken by the Managers must be agreed to by each Manager.

 

8.6            Limitations on Authority of the Manager .

 

(a)          It is expressly understood that the Manager shall not do or perform any of the following acts on behalf of the Company without first obtaining the approval of the Members holding at least a Majority of the Membership Interests:

 

(i)          any act in contravention of this Agreement;

 

(ii)         any act that would make it impossible to carry on the ordinary business of the Company, the Company Subsidiary or the Property Owner;

 

(iii)        confess a judgment against the Company;

 

(iv)        possess Company (or Company Subsidiary or Property Owner) property or assign the rights of the Company (or Company Subsidiary or Property Owner) in specific Company (or Company Subsidiary or Property Owner) property for other than Company (or Company Subsidiary or Property Owner) purposes;

 

(v)         admit a Person as a Manager, except as provided in Section 7.2;

 

(vi)        admit a Person as a Member except as otherwise provided herein;

 

(vii)       continue the business of the Company in contravention of Section 12.1 hereof; or

 

(viii)      cause or permit the Company to extend credit to or to make any loans or become surety, guarantor, endorser, or accommodation endorser for any Entity.

 

(b)          It is expressly understood that, without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, and subject to the Basic Documents, the Manager shall not undertake or perform any of the actions set forth in Section 8.6(a) if doing so would cause any dilution of or material adverse economic effect upon the Class A Member’s Membership Interest or its rights under this Agreement or the Company Subsidiary LLC Agreement or the Property Owner LLC Agreement, nor may the Manager undertake or perform any of the following acts on behalf of the Company without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, subject to the Basic Documents:

 

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(i)          cause the Company to approve any Major Decision (as defined in Section 7.07 of the Company Subsidiary LLC Agreement, or any successor section thereto);

 

(ii)         cause the Company to approve any amendment to the Company Subsidiary LLC Agreement;

 

(iii)        file or consent to any filing any reorganization, receivership, insolvency, bankruptcy or other similar proceedings as to the Company, the Company Subsidiary or the Property Owner pursuant to any federal or state law affecting debtor and creditor rights;

 

(iv)        to the fullest extent permitted by law, dissolve or liquidate the Company;

 

(v)         distribute any cash or property of the Company other than as provided in this Agreement;

 

(vi)        merge or consolidate with any other Entity;

 

(vii)       amend, modify or alter this Agreement, except as otherwise provided herein; or

 

(viii)      cause the Company, the Company Subsidiary or the Property Owner to fail to comply with, or permit any such party to fail to comply with, any REIT Requirements, as defined in the Company Subsidiary LLC Agreement.

 

(c)          Any action or failure to act by the Manager to comply with the provisions of Sections 8.6(a) or (b), or any other breach of this Agreement by the Manager or any Class B Member, shall constitute a “ Default Event .”

 

(d)           Notwithstanding any provision herein to the contrary, on and after the Conversion Date (if applicable), any decision to be made by the Company or its Representatives on the Management Committee, or pursuant to Sections 7.07 or 12.06 of the Company Subsidiary LLC Agreement, shall only require the approval of and be subject to the direction of BRG and not any other Member of the Company;  provided further , that on and after the Conversion Date (if applicable) only BRG, and not any other Member of the Company, shall have the power and authority to exercise the powers and privileges of the Company as manager of the Company Subsidiary.

 

ARTICLE 9

STATUS OF MEMBERS

 

9.1            Liability . Except as otherwise provided by the Act, a Member shall not be bound by, or be personally liable for, the expenses, liabilities or obligations of the Company, solely by reason of being a member of the Company.

 

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9.2            Business of the Company . Except as otherwise provided herein, a Member shall take no part in the conduct or control of the business of the Company and shall have no right or authority to act for or to bind the Company in any manner whatsoever. Whenever this Agreement provides for the approval or action of the Class B Members, unless specifically stated otherwise, such approval or action shall be made by the Class B Members owning a Majority of the Class B Membership Interest. Whenever this Agreement provides for the approval or action of the Class A Members, unless specifically stated otherwise, such approval or action shall be made by the Class A Member (or if there is more than one Class A Member, the Class A Members owning a Majority of the Class A Membership Interest).

 

9.3            Status of Member’s Interest . Except as otherwise provided in this Agreement, a Member’s Membership Interest shall be fully paid and non-assessable. No Member shall have the right to withdraw or reduce its Capital Contribution to the Company except as a result of (i) the dissolution and termination of the Company or (ii) as otherwise provided in this Agreement and in accordance with applicable law.

 

ARTICLE 10

TRANSFER OF MEMBERSHIP INTEREST; CLASS A CONVERSION RIGHT AND REDEMPTION

 

10.1          Sale, Assignment, Transfer or Other Disposition of Membership Interest .

 

(a)           Prohibited Transfers . Except as otherwise provided in this Article 10, or as approved by the Manager, no Member shall have the right to sell, transfer, assign, pledge or encumber (“ Transfer ”) all or any part of its Membership Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Membership Interest (and such Transfer) shall be null and void and of no effect. Notwithstanding the foregoing, any Member shall have the right, with the consent of the other Members, at any time to pledge to a lender or creditor, directly or indirectly, all or any part of its Membership Interest in the Company for such purposes as it deems necessary in the ordinary course of its business and operations.

 

(b)            Affiliate Transfers .

 

(i)          Subject to the provisions of Section 10.1(b)(ii) hereof, and subject in each case to the prior written approval of each Member (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Membership Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Membership Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Membership Interest, such cessation shall be a non-permitted Transfer and shall be deemed  void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under the Basic Documents.

 

(ii)         Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 10.1(b)(i):

 

(a) Intentionally Omitted

 

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(b) Any Transfer by SOIF II or a SOIF II Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of SOIF II, including but not limited to (A) BRG or any Person that is directly or indirectly owned by BRG; (B) BGF or any Person that is directly or indirectly owned by BGF; and/or (C) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ SOIF II Transferee ”);

 

(c) Any Transfer by BRG or a BRG Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of BRG, including but not limited to (A) SOIF II or any Person that is directly or indirectly owned by SOIF II; (B) BGF or any Person that is directly or indirectly owned by BGF and/or (C) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ BRG Transferee ”);

 

provided however, as to subparagraphs (b)(ii)(a), (b), and (c), and as to subparagraph (b)(i), no Transfer shall be permitted and shall be  void ab initio  if it shall violate any “Transfer” provision of the Basic Documents. Upon the execution by any such SOIF II Transferee or BRG Transferee of such documents necessary to admit such party into the Company and to cause the SOIF II Transferee or BRG Transferee (as applicable) to become bound by this Agreement, the SOIF II Transferee or BRG Transferee (as applicable) shall become a Member, without any further action or authorization by any Member.

 

(c)           Admission of Transferee; Partial Transfers . Notwithstanding anything in this Article 10 to the contrary, no Transfer of Membership Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 10.1(c):

 

(i)          If a Member Transfers all or any portion of its Membership Interest in the Company, such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the remaining Members as may be required by applicable law or otherwise advisable; and

 

(ii)         Notwithstanding the foregoing, any Transfer or purported Transfer of any Membership Interest, whether to another Member or to a third party, shall be of no effect and  void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Membership Interest, if the Manager determines in its sole discretion that:

 

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(a) the Transfer would require registration of any Membership Interest under, or result in a violation of, any federal or state securities laws;

 

(b) the Transfer would result in a termination of the Company under IRC Section 708(b);

 

(c) as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(d) if as a result of such Transfer the aggregate value of Membership Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(e) as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this  Section 10.1(c)(ii)(e) , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the IRC) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Manager, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation; or

 

(f) the transferor failed to comply with the provisions of Sections 10.1(b)(i) or (ii).

 

The Manager may require the provision of a certificate as to the legal nature and composition of a proposed transferee of a Membership Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 10.1(c).

 

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10.2          Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Membership Interest in the Company permitted under the terms of this Agreement and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Article 12. No Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Membership Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

10.3          Death, Incapacity or Dissolution of a Member .

 

(a)          The death, insanity or incompetency of a Member who is an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the legally authorized personal representative of such Member shall have all the rights of a Member for the purpose of settling or managing his estate, and shall have such power as such party possessed to make an assignment of his interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

(b)          The dissolution or other cessation to exist as a legal entity of any Member that is not an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the authorized representative of such entity, possessed of the rights of such Member for the purpose of winding up, in any orderly fashion, and disposing of the business of such entity, shall have such power as such entity possessed to make an assignment of its interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

10.4          BRG Class A Conversion Right . During the Conversion Period and for so long as BRG holds Class A Units in the Company, BRG shall have the right to convert all, but not less than all, of its Class A Units into Class B Units in accordance with this Section 10.4.

 

(a)          During the Conversion Period, and so long as BRG then holds a Majority of the Class A Membership Interests, BRG may deliver a notice to the Company (a “ Conversion Notice ”) indicating that BRG is exercising its conversion right under this Section 10.4. From and after the date of the Company’s receipt of the Conversion Notice (the “ Receipt Date ”), Current Class A Return and Priority Class A Return shall cease to accrue on BRG’s Net Capital Contributions to the Company; however, BRG shall retain all other rights of a Class A Member until the Conversion Date.

 

(b)          Within one (1) day of the date of the Receipt Date of the Conversion Notice, the Company shall simultaneously issue to BRG a number of Class B Units as determined in accordance with Section 10.4(c) below (the “ Conversion Units ”), cancel all of BRG’s Class A Units, and return to BRG any remaining funds in the Class A Preferred Reserve. The date of such issuance, cancellation and return of funds shall be referred to in this Agreement as the “ Conversion Date .” From and after the Conversion Date, BRG shall cease to be a Class A Member and, if not previously admitted as a Class B Member, shall be admitted as a Class B Member with no further action required by the Company, the Manager or the Members. The Manager shall amend Schedule I as of the Conversion Date to reflect the conversion, including but not limited to an updated enumeration of all Class B Units and Membership Interests as of the Conversion Date.

 

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(c)          The number of Conversion Units to be issued to BRG on the Conversion Date shall be determined by the Members in good faith. The conversion ratio shall assume the Members have fully funded their respective initial Capital Contributions, that the Class A Capital Commitment has been fully funded, that the Project was developed and funded as provided in the Project Budget, that Additional Capital Contributions shall have been made by the Class B Members as projected, and that all Current Class A Returns and Priority Class A Returns shall have been paid.  In the event that the Class B Members’ Capital Contributions were substantially more than projected, the Members will confer and in good faith determine a commensurate conversion ratio.

 

10.5          Class A Mandatory Redemption .

 

(a)          Notwithstanding the restrictions on Transfer contained in this Article 10, but subject to the Basic Documents, the Company shall redeem all, but not less than all, of the Class A Units on the Class A Mandatory Redemption Date for payment of the Class A Unit Redemption Amount in immediately available funds to the Class A Members, unless prohibited by law, and in such event, on the earliest practicable date such redemption would not be prohibited by law; provided, however, this Section 10.5 shall not be applicable to the extent the Class A Member has exercised its Conversion Right under Section 10.4 prior to the Class A Mandatory Redemption Date.

 

(b)          Subjection to Section 10.5(a), on the Class A Mandatory Redemption Date (or earliest practicable date), upon receipt of the Class A Unit Redemption Amount, the Class A Member shall transfer its Class A Units to the Company free and clear of any and all liens, encumbrances or other restrictions and execute and acknowledge a written instrument of assignment, together with such other instruments as the Manager, in its reasonable discretion, may deem necessary or desirable to effect the Transfer to the Company of the Class A Units, all in form and substance reasonably satisfactory to the Manager.

 

(c)          Without limiting the generality of any other provision of this Agreement, following the redemption of the Class A Units, the Class A Members shall have no rights in the Company.

 

(d)          To the extent the Company does not redeem the Class A Units on the Class A Mandatory Redemption Date, the Class A Units shall continue to accrue the Current Class A Return except that the Current Class A Return shall be twenty percent (20%) per annum on and after the Class A Mandatory Redemption Date until and through the date the Class A Unit Redemption Amount is paid in full.

 

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ARTICLE 11

CESSATION OF A MEMBER

 

A Member shall cease to be a Member of the Company upon the assignment of all of the Member’s Membership Interest in the Company.

 

ARTICLE 12

DISSOLUTION AND TERMINATION OF THE COMPANY

 

12.1          Dissolution and Termination . The Company shall be dissolved, and its affairs shall be wound up upon the first to occur of the following: (i) the decision of the Manager, with the written concurrence of the Members owning more than fifty percent (50%) of the Membership Interests, that it would be in the best interest of the Company to dissolve; (ii) the termination of the legal existence of the last remaining Member of the Company or the occurrence of any other event that terminates the continued membership of the last remaining Member of the Company in the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act; (iii) the entry of a decree of judicial dissolution under the Act; or (iv) the filing by the Secretary of State of a Certificate of Dissolution. Upon the occurrence of any event that causes the last remaining Member of the Company to cease to be a Member of the Company (other than upon continuation of the Company without dissolution upon (i) an assignment by the last remaining Member of all of its Membership Interest in the Company and the admission of the transferee pursuant to Article 10, or (ii) the resignation of the last remaining Member and the admission of an additional member of the Company pursuant to Article 10), to the fullest extent permitted by law, the personal representative of such Member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such Member in the Company, agree in writing (i) to continue the Company and (ii) 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 such Member in the Company.

 

(a)          Notwithstanding any other provision of this Agreement, the Bankruptcy of a Member shall not cause such Member to cease to be a Member of the Company and upon the occurrence of such an event, the Company shall continue without dissolution.

 

(b)          In the event of dissolution, the Company shall conduct only such activities as are 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 12.2.

 

(c)          The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Members in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act.

 

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12.2          Distribution Upon Dissolution . Upon the dissolution of the Company, the Manager shall take full account of the Company assets and liabilities, the assets shall be liquidated as promptly as is consistent with obtaining fair value thereof, and the proceeds therefrom, to the extent sufficient therefor, after payment of or due provision for all debts, liabilities and obligations of the Company as required by the Act and applicable law, shall be applied and distributed in accordance with Section 6.8 hereof. In the event it becomes necessary or desirable, in the sole discretion of the Manager, to make a distribution of the Company property in kind, then such property shall be transferred and conveyed to the Members, or their assigns, so as to vest in each of them as a tenant-in-common, a percentage interest in the whole of said property equal to the percentage interest he or she would have received had the aforesaid property not been distributed in kind.

 

12.3          Time . A reasonable time, as determined by the Manager, from the date of an event of dissolution, shall be allowed for the orderly liquidation of the assets of the Company and the discharge of Company liabilities.

 

12.4          Liquidating Trustee. In the event of a dissolution of the Company, liquidation of the assets of the Company and discharge of its liabilities may, in the sole discretion of the Manager, be carried out by a liquidation trustee or receiver, who shall be selected by the Manager and shall be a bank or trust company or other person or firm having experience in managing, liquidating or otherwise handling property of the type then owned by the Company. This trustee (the “ Liquidating Trustee ”) shall not be personally liable for the debts of the Company but otherwise shall have such obligations and authorities as are given the Manager pursuant to this Agreement.

 

12.5          Statement of Termination . The Members shall be furnished by the Manager with a statement prepared, at Company expense, by the Accountant that shall set forth the assets and liabilities of the Company as of the date of complete liquidation and distribution as herein provided. Such statement shall also schedule the receipts and disbursements made with respect to the termination hereunder.

 

ARTICLE 13

ACCOUNTING AND REPORTS

 

13.1          Books and Records .

 

(a)          The Manager shall maintain full and accurate books of the Company, showing all receipts and expenditures, assets and liabilities, profits and losses, and all other records necessary for recording the Company’s business and affairs, including those sufficient to record the allocations and distributions provided for in Article 6 and Section 12.2 hereof. Such books and records shall be open for the inspection and examination by any Member, in person or by its duly authorized representative, at reasonable times at the offices of the Company upon prior written notice.

 

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(b)          The Company books and records shall be kept in accordance with Generally Accepted Accounting Principles and any change in method shall be made by the Manager in its sole discretion.

 

13.2          Fiscal Year . The annual accounting period of the Company shall be the calendar year. The cutoff date of the accounting period shall be the last day of the calendar month.

 

13.3          Reports . The Company shall create an internally prepared annual statement showing the revenue and expenses of the Company, the balance sheet thereof and a statement of change in cash flow at the end of each Fiscal Year (the “ Annual Financial Statements ”). The Annual Financial Statements shall be mailed to each Member within fifteen (15) days following the end of the Fiscal Year for which such statements were prepared. Each Member’s Schedule K-1 will be mailed to the Member no later than thirty (30) days after the end of each Fiscal Year of the Company. The Company shall transmit all reports received under Section 11.03 of the Company Subsidiary LLC Agreement to the Class A Members immediately upon the Company’s receipt of such reports.

 

13.4          Bank Accounts . All funds of the Company shall be deposited in its name in such checking and savings accounts or time certificates as shall be designated by the Manager. Withdrawals therefrom shall be made upon such signature(s) as the Manager may designate.

 

13.5          Tax Returns . In addition to the Annual Financial Statements, the Manager shall, at Company expense, cause all tax returns for the Company to be timely prepared and filed with the appropriate authorities.

 

13.6          Tax Matters . SOIF II is hereby charged with the responsibility for all tax-related matters affecting the Company and is hereby designated as the “ Tax Matters Representative ”. It shall, within ten (10) days of receipt thereof, forward to each Member a photocopy of any relevant correspondence relating to the Company received from any Federal and/or State taxing authority (the “ Taxing Authority ”). It shall, within five (5) days thereof, advise each Member in writing of the substance of any material conversation held with any representative of a Taxing Authority. Any reasonable costs incurred by the Tax Matters Representative for retaining accountants and/or attorneys on behalf of the Company in connection with any Taxing Authority audit of the Company shall be expenses of the Company. The Tax Matters Representative shall, if applicable, comply with all requirements concerning the registration of tax shelters pursuant to Section 6111 of the IRC and the Treasury Regulations thereunder, and Form 8264 (or any successor thereto), including, but not limited to, registering the Company with the Taxing Authority and furnishing to each Member any identification numbers assigned by any Taxing Authority to the Company.

 

ARTICLE 14

SPECIAL LIMITED POWER OF ATTORNEY

 

14.1          Grant of Power .

 

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(a)          Each Member does hereby irrevocably constitute and appoint the Manager as its true and lawful attorney, in its name, place and stead, to make, execute, sign, acknowledge, swear to (where appropriate), and file or record:

 

(i)          any articles, certificates, documents or instruments (including this Agreement) that may be required to be filed by the Company under applicable laws of any jurisdiction(s) to the extent that the Manager deems such filing(s) to be necessary or required;

 

(ii)         any and all amendments or modifications of the instruments described in subparagraph (a)(i) above; provided, that such amendments or modifications are necessary to effect the terms and intent of this Agreement, including, for example, but not limited to, the substitution of a Member, and to evidence or effect the consent, approval or acceptance of the Member to any action approved by the Member where this Agreement provides that such consent, approval or acceptance by the Member binds the Member with regard thereto;

 

(iii)        all certificates and other instruments that may be required to effect the dissolution and termination of the Company pursuant to the terms of this Agreement; and

 

(iv)        any and all consents or other instruments deemed necessary or desirable by the Manager for the admission of the Member and Substitute Members, pursuant to the terms of this Agreement;

 

(b)          It is expressly understood and intended by the Members that the grant of the foregoing powers of attorney are coupled with an interest and are irrevocable.

 

(c)          The foregoing powers of attorney are durable powers of attorney and shall not be affected by the disability, incompetency, and/or incapacity of the principal. Furthermore, the foregoing powers of attorney shall survive the death of any Member who shall die during the term of the Company.

 

(d)          The foregoing powers of attorney may be exercised by the Manager acting for any Member individually.

 

14.2          Limitation on Powers . To the fullest extent permitted by law, the foregoing power of attorney shall in no way cause a Member to be liable in any manner for the acts or omissions of the Manager.

 

14.3          Substitute Members . Each Substitute Member, upon admission to the Company, shall be deemed to have appointed, ratified and reaffirmed the appointment of the Manager as its true and lawful attorney for the purposes and on the same terms as set forth in Article 14 hereof.

 

ARTICLE 15

AMENDMENTS

 

(a)          Except as otherwise provided herein, this Agreement may only be amended by the unanimous written consent of all Members.

 

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(b)          This Agreement shall be amended by the Manager without the consent of the Members whenever:

 

(i)          to reflect the transfer of Units, the admission of a Member, the change in any Unit, the change in the Membership Interests, or any other alteration in the matters set forth on Schedule I ; and

 

(ii)         it is necessary or appropriate, in the opinion of counsel to Company, to satisfy the requirements of the IRC, Treasury Regulations thereunder or administrative guidelines or interpretations relating thereto, to maintain the status of partnership taxation or to satisfy the requirements of federal and/or state securities laws.

 

(c)          Notwithstanding anything herein to the contrary, no amendment shall be made to this Agreement that, in the opinion of counsel for the Company:

 

(i)          is in violation of the provisions of applicable law; or

 

(ii)         would result in the Company being treated as other than a partnership for federal income tax purposes.

 

ARTICLE 16

INVESTMENT REPRESENTATION

 

Each of the Members, by executing this Agreement, represents and warrants to the Company and the Manager as follows:

 

(a)          Each Member or individual executing this Agreement on behalf of an Entity that is a Member hereby represents and warrants that such Member has acquired such Member’s Membership Interest in the Company for investment solely for such Member’s own account with the intention of holding such Membership Interest for investment, without any intention of participating directly or indirectly in any distribution of any portion of such Membership Interest, including an economic interest, and without the financial participation of any other Person in acquiring such Membership Interest in the Company.

 

(b)          Each Member hereby acknowledges that such Member is aware that such Member’s Membership Interest in the Company has not been registered (i) under the Securities Act of 1933, as amended (the “ Securities Act ”), (ii) under applicable Delaware securities laws or (iii) under any other state securities laws. Each Member further understands and acknowledges that his representations and warranties contained in this Section are being relied upon by the Company as the basis for the exemption of the Members’ Membership Interests in the Company from the registration requirements of the Securities Act and from the registration requirements of applicable state securities laws. Each Member further acknowledges that the Company will not and has no obligation to recognize any sale, transfer, or assignment of all or any part of such Member’s Membership Interest, including an economic interest in the Company to any Person unless and until the provisions of this Agreement hereof have been fully satisfied.

 

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(c)          Each Member hereby acknowledges that prior to its execution of this Agreement, such Member received a copy of this Agreement and that such Member has examined this Agreement or caused this Agreement to be examined by such Member’s representative or attorney. Each Member hereby further acknowledges that such Member or such Member’s representative or attorney is familiar with this Agreement and with the Company’s business plans. Each Member acknowledges that such Member or such Member’s representative or attorney has made such inquiries and requested, received, and reviewed any additional documents necessary for such Member to make an informed investment decision and that such Member does not desire any further information or data relating to the Company. Each Member hereby acknowledges that such Member understands that the purchase of such Member’s Membership Interest in the Company is a speculative investment involving a high degree of risk and hereby represents that such Member has a net worth sufficient to bear the economic risk of such Member’s investment in the Company and to justify such Member’s investing in a highly speculative venture of this type.

 

ARTICLE 17

MISCELLANEOUS

 

17.1          Meetings . Meetings of the Company may be called by the Manager and shall be called by the Manager upon the written request of the Members holding at least twenty-five (25%) percent of the Membership Interests of the Company.

 

17.2          Members’ Action by Consent in Lieu of Meeting. Any action required by law to be taken at any annual or special meeting of Members, or any action which may be taken at a meeting of the Members, may be taken without a meeting, without prior notice and without a vote, if a consent in writing, setting forth the action so taken is signed by the Members having not less than the Membership Interests that would be necessary to authorize such action at a meeting at which all Members entitled to vote thereon were present and voted. Such consents shall have the same force and effect as the unanimous consent of the Members at a meeting duly held. Such consents shall be filed with the minutes of the meetings of the Members.

 

17.3          Other Ventures . Notwithstanding any duty otherwise existing at law or in equity, except as otherwise provided in this Agreement to the contrary, any of the Members, the Manager, BRG’s direct and indirect parents, SOIF II’s members, BGF’s members, BGF II’s members or any of their Affiliates may engage in or possess an interest in other profit-seeking or business ventures of every nature and description, independently or with others, including those that may compete with the Company without any obligation to share any profits therefrom with the Company or the Members. The doctrine of corporate opportunity or any analogous doctrine, shall not apply to any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or any of their Affiliates. No Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or any of their Affiliates who acquires knowledge of a potential transaction, agreement, arrangement or other matter that may be an opportunity for the Company shall have any duty to communicate or offer such opportunity to the Company, and such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or Affiliate shall not be liable to the Company or to the other Members for breach of any fiduciary or other duty by reason of the fact that such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or Affiliate pursues or acquires for, or directs such opportunity to, another Person or does not communicate such opportunity or information to the Company. Neither the Company nor any Member shall have any rights or obligations by virtue of this Agreement or the relationship created hereby in or to such independent ventures or the income or profits or losses derived therefrom, and the pursuit of such ventures, even if competitive with the activities of the Company, shall not be deemed wrongful or improper.

 

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Nothing in this Agreement shall be deemed to preclude any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or any Affiliate of any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, or member of SOIF II, BGF or BGF II, from conducting its business in any manner it may elect, including, without limitation, entering into any transaction with any Person affiliated in any way with such Person, provided that no such conduct of its business shall result in a breach by such Member or Manager of its obligations under this Agreement.

 

17.4          Exculpation and Indemnification .

 

(a)          To the fullest extent permitted by applicable law, neither the Members, the Manager, SOIF II, BRG, direct or indirect parent of BRG, the members of SOIF II, nor any officer, manager, director, employee, agent or Affiliate of the foregoing (collectively, the “ Covered Persons ”) shall be liable to the Company or any other Person who is 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.

 

(b)          To the fullest extent permitted by applicable law, a Covered Person shall be entitled to indemnification from the Company for any loss, damage or claim incurred by such Covered Person 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 no Covered Person shall be entitled to be indemnified in respect of any loss, damage or claim incurred by such Covered Person by reason of such Covered Person’s gross negligence or willful misconduct with respect to such acts or omissions; provided , however , that any indemnity under this Section by the Company shall be provided out of and to the extent of Company assets only, and the Members and the Manager shall not have personal liability on account thereof; and provided , further , that so long as any Obligations are outstanding, no indemnity payment from funds of the Company (as distinct from funds from other sources, such as insurance) of any indemnity under this Section shall be payable from amounts allocable to any other Person pursuant to the Basic Documents.

 

(c)          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 Section.

 

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(d)          A Covered Person shall be fully protected in relying in good faith upon the records of the Company and upon such information, opinions, reports or statements presented to the Company by any Person as to matters the Covered Person reasonably believes are within such other Person’s professional or expert competence and who has been selected with reasonable care by or on behalf of the Company, including information, opinions, reports or statements as to the value and amount of the assets, liabilities, or any other facts pertinent to the existence and amount of assets from which distributions to the Members might properly be paid.

 

(e)          To the extent that, at law or in equity, a Covered Person has duties (including fiduciary duties) and liabilities relating thereto to the Company or any other Member, any Covered Person acting under this Agreement or otherwise shall not be liable to the Company or any Member for its good faith reliance on the provisions of this Agreement. The provisions of this Agreement, to the extent that they restrict or eliminate the duties and liabilities of a Covered Person to the Company or its members otherwise existing at law or in equity, are agreed by the parties hereto to replace such other duties and liabilities of such Covered Person.

 

(f)          Any liability of the Company shall be satisfied out of the income or assets of the Company (including the proceeds of any insurance that the Company may recover) and no Member shall have any liability with respect thereto.

 

(g)          Notwithstanding the foregoing provisions, any indemnification set forth herein shall be fully subordinate to the Loan, and to the fullest extent permitted by law, shall not constitute a claim against the Company in the event that the Company’s Cash Flow From Operations (including any additional capital contributions by the Members, if any) are insufficient to pay all of its monthly obligations to creditors.

 

(h)          The foregoing provisions of this Section shall survive any termination of this Agreement.

 

17.5          Notices . All notices under this Agreement shall be in writing, duly signed by the party giving such notice, and transmitted by registered or certified mail (and such notice shall be deemed delivered three (3) business days after deposit in the mail) or by a national overnight delivery service, such as Federal Express (and such notice will be deemed delivered the next business day after it is deposited with such delivery service) addressed as follows:

 

(a)          If given to the Company:

 

BR Member Domain Phase 1, LLC

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

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(b)          If given to the Manager:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

(c)          If given to any Member, at the address set forth on Schedule I , or at such other address as any Member may hereafter designate by notice to the Company and all other Members.

 

Any party to this Agreement may change the address to which notices are to be sent in accordance with this Section by notifying the other parties hereto in writing of such new address.

 

17.6          Captions . Article and Section titles or captions contained in this Agreement are inserted only as a matter of convenience and for reference and in no way define, limit, extend or describe the scope of this Agreement or the intent of any provision hereof.

 

17.7          Identification . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and vice versa; and the masculine gender shall include the feminine and neuter genders, and vice versa. The words “include” and “including” shall be deemed to be followed by the phrase “without limitation.” The terms “herein,” “hereof” and “hereunder” and other words of similar import refer to this Agreement as a whole and not to any particular Section, paragraph or subdivision.

 

17.8          Counterparts . This Agreement may be executed in any number of counterparts and all of such counterparts shall be deemed an original and for all purposes constitute one agreement binding on the parties hereto, notwithstanding that all parties are not signatory to the same counterpart.

 

17.9          Governing Law . This Agreement shall be governed by and construed in accordance with the laws of the State of Delaware, without regard to principles of conflict of laws.

 

17.10          Members’ Competence . Anything in this Agreement to the contrary notwithstanding, no Member, or any Assignee of the Membership Interest thereof, shall be a person or organization prohibited by law from becoming such. Any assignment of an interest in the Company to any Person not meeting such standard shall be, to the fullest extent permitted by law, void and ineffectual and shall not bind the Company.

 

17.11          Binding Agreement . Except as otherwise provided herein to the contrary, this Agreement shall be binding upon and inure to the benefit of the parties hereto, their personal representatives, successors and assigns, and shall be enforceable in accordance with its terms.

 

17.12          Severability . If any provision of this Agreement shall be declared invalid or unenforceable, the remainder of this Agreement will continue in full force and effect so far as the intent of the parties can be carried out, and the parties further understand and agree that any non-waiveable provision of the Act shall supersede any provision of the Agreement.

 

17.13          Entire Agreement . This Agreement constitutes the entire agreement of the parties with respect to the subject matter hereof.

 

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17.14          Benefits of Agreement; No Third-Party Rights . None of the provisions of this Agreement shall be for the benefit of or enforceable by any creditor of the Company or by any creditor of the Members. Nothing in this Agreement shall be deemed to create any right in any Person (other than Covered Persons) not a party hereto, and this Agreement shall not be construed in any respect to be a contract in whole or in part for the benefit of any third Person (other than Covered Persons).

 

17.15          Member’s Rights .  In addition to all other rights and remedies that a Member may have at law and in equity, including, but not limited to, under the Act, a Member may bring any action against the Manager, another Member and/or the Company to enforce the terms and provisions of this Agreement, to obtain a judgment for damages for a breach of this Agreement, and/or to cause the Manager and/or a Member to perform its obligations under this Agreement.

 

17.16          Jurisdiction and Venue . Regardless of what venue would otherwise be permissive or required, the Members and Managers stipulate that all actions arising under or affecting this Agreement shall be brought in the appropriate city and/or county courts in the City of New York, State of New York (the “ State Courts ”) or the United States District Court for the Southern District of New York in the State of New York (the “ Federal Court ”), the Members and Managers agreeing that such forums are mutually convenient and bear a reasonable relationship to this Agreement.

 

17.17          Consent to Jurisdiction and Service of Process. The parties irrevocably submit to the jurisdiction of the State Courts and the Federal Court for the purpose of any suit, action, or other proceeding arising under or affecting this Agreement. In addition to all other proper forms of service of process, the Members and Managers hereby agree that service of process may be accomplished by providing such service in accordance with the notice provisions of Section 17.5.

 

17.18          Attorneys’ Fees . In any action or suit arising out of this Agreement, the prevailing party, as determined by the trier of fact, shall be entitled to recover from the other party its reasonable attorneys’ fees and costs incurred in such action or suit. Reasonable attorneys’ fees shall be based upon such fees actually incurred at the customary hourly rates of attorneys in the New York, New York area for the expertise required and shall not be based upon any statutory presumptions or rates.

 

17.19          Waiver of Right to Jury Trial . The Manager and Members do each hereby waive to the fullest extent of the law their right to a jury trial in regard to any matter, issue, dispute or other claim which arises out of this Agreement or the transactions contemplated by this Agreement. The Manager and each Member represent to one another that each has sought the advice of legal counsel in waiving its right to a jury trial and makes such waiver willingly and freely.

 

[SIGNATURES APPEAR ON THE IMMEDIATELY FOLLOWING PAGES]

 

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COMPANY AND MANAGER SIGNATURES

 

The Company and the Manager, agreeing to be bound by the foregoing, execute this Agreement as of the 20 th day of November, 2015.

 

  COMPANY:
   
  BR MEMBER DOMAIN PHASE 1, LLC
   
  By: Bluerock Special Opportunity + Income Fund II, LLC, a Delaware limited liability company, its Manager
   
    By: BR SOIF II MANAGER, LLC, a Delaware limited liability company
         
      By: /s/ Michael Konig
        Name: Michael Konig
        Title:   Authorized Signatory

 

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  MANAGER:
   
  BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND II, LLC, a Delaware limited liability company
     
  By: BR SOIF II MANAGER, LLC, a Delaware limited liability company
       
    By: /s/ Michael Konig
      Name: Michael Konig
      Title:   Authorized Signatory

 

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MEMBER SIGNATURE

 

The undersigned Member, agreeing to be bound by the foregoing executes this Agreement as of the 20 th day of November, 2015.

 

  CLASS A MEMBER:
   
  BRG DOMAIN PHASE 1, LLC, a Delaware limited liability company
     
  By: Bluerock Residential Holdings, LP, a Delaware limited partnership, its Sole Member
     
    By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its General Partner
         
      By: /s/ Michael Konig
        Name: Michael L. Konig
        Title: Chief Operating Officer
     
  CLASS B MEMBER:
   
  BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND II, LLC, a Delaware limited liability company
     
    By: BR SOIF II Manager, LLC, a Delaware limited liability company
         
      By: /s/ Michael Konig
        Name Michael L. Konig
        Title:  Authorized Signatory

 

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SCHEDULE I

 

Class A Member : BRG Domain Phase 1, LLC

 

Class A Member’s initial Capital Contribution: $4,160,700.65 (inclusive of $400,000 funded into the Class A Preferred Reserve)*

 

Class A Capital Commitment: $[TBD] (inclusive of $[TBD] for projected Class A Preferred Reserve)

 

Class B Member

 

Member   Class B
Membership
Interest
   

Initial Capital
Contribution

(cash)

 
                 
Bluerock Special Opportunity + Income Fund II, LLC     100.0 %   $ 441,199.52  

 

*Represents approximately 8 months’ worth of reserves to pay Current Class A Returns.

 

     

Exhibit 10.282

 

 

   

AMENDED AND RESTATED
LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR – ArchCo Domain Phase 1 JV, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

DATED AS OF November 20, 2015

  

 

 

 

 

  

TABLE OF CONTENTS

 

      Page
       
Section 1.   Definitions 1
       
Section 2.   Organization of the Company 6
       
2.1   Name 6
       
2.2   Place of Registered Office; Registered Agent 6
       
2.3   Principal Office 7
       
2.4   Filings 7
       
2.5   Term 7
       
2.6   Expenses of the Company 7
       
Section 3.   Purpose 7
       
Section 4.   Intentionally Omitted 7
       
Section 5.   Capital Contributions, Loans and Capital Accounts 7
       
5.1   Unreturned Capital Contributions 7
       
5.2   Additional Capital Contributions 8
       
5.3   Intentionally omitted 8
       
5.4   Return of Capital Contribution 8
       
5.5   No Interest on Capital 8
       
5.6   Capital Accounts 9
       
5.7   New Members 9
       
Section 6.   Distributions 9
       
6.1   General 9
       
6.2   Prohibited Distributions 9
       
6.3   Distributions of Distributable Funds 9
       
Section 7.   Allocations 10
       
7.1   Allocation of Net Income and Net Losses Other than in Liquidation 10
       
7.2   Allocation of Net Income and Net Losses in Liquidation 10
       
7.3   U.S. Tax Allocations 10
       
Section 8.   Books, Records, Tax Matters and Bank Accounts 10
       
8.1   Books and Records 10
       
8.2   Reports and Financial Statements 11
       
8.3   Tax Matters Member 11

 

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8.4   Bank Accounts 11
       
8.5   Tax Returns 11
       
8.6   Expenses 12
       
Section 9.   Management and Operations 12
       
9.1   Manager 12
       
9.2   Affiliate Transactions 14
       
9.3   Other Activities 14
       
9.4   Project Administration Agreement 15
       
9.5   FCPA 15
       
Section 10.   Confidentiality 16
       
Section 11.   Representations and Warranties 17
       
11.1   In General 17
       
11.2   Representations and Warranties 17
       
Section 12.   Sale, Assignment, Transfer or other Disposition 20
       
12.1   Prohibited Transfers 20
       
12.2   Affiliate Transfers 20
       
12.3   Admission of Transferee; Partial Transfers 21
       
12.4   Withdrawals 22
       
12.5   Removal 22
       
Section 13.   Dissolution 22
       
13.1   Limitations 22
       
13.2   Exclusive Events Requiring Dissolution 22
       
13.3   Liquidation 23
       
13.4   Continuation of the Company 23
       
Section 14.   Indemnification 23
       
14.1   Exculpation of Members 23
       
14.2   Indemnification by Company 24
       
14.3   Indemnification by Members for Misconduct 25
       
14.4   General Indemnification by the Members 25
       
14.5   Pledge of JV Partner Interest 26
       
14.6   Exclusivity of Remedies 26
       
Section 15.   Put/Call Agreement 26
       
15.1   Call Option 26

 

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15.2   Put Option 27
       
15.3   Determination of Put/Call Purchase Price 27
       
15.4   Closing Process 28
       
15.5   Termination of Related Party Contracts 29
       
Section 16.   Abandonment 29
       
16.1   Defined Terms 29
       
16.2   ArchCo’s Right to Purchase 30
       
16.3   Determination of Bluerock Interest Price 30
       
16.4   Closing Process 32
       
16.5   Termination of Related Party Contracts 32
       
Section 17.   Miscellaneous 32
       
17.1   Notices 32
       
17.2   Governing Law 34
       
17.3   Successors 34
       
17.4   Pronouns 34
       
17.5   Table of Contents and Captions Not Part of Agreement 34
       
17.6   Severability 34
       
17.7   Counterparts 34
       
17.8   Entire Agreement and Amendment 34
       
17.9   Further Assurances 34
       
17.10   No Third Party Rights 35
       
17.11   Incorporation by Reference 35
       
17.12   Limitation on Liability 35
       
17.13   Remedies Cumulative 35
       
17.14   No Waiver 35
       
17.15   Limitation On Use of Names 35
       
17.16   Publicly Traded Partnership Provision 36
       
17.17   Uniform Commercial Code 36
       
17.18   Public Announcements 36
       
17.19   No Construction Against Drafter 36

 

EXHIBITS

 

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Exhibit A          Unreturned Capital Contribution Accounts

 

iv  

 

  

AMENDED AND RESTATED
LIMITED LIABILITY COMPANY AGREEMENT

OF

BR – ArchCo Domain Phase 1 JV , LLC

 

THIS AMENDED AND RESTATED LIMITED LIABILITY COMPANY AGREEMENT of BR – ArchCo Domain Phase 1 JV, LLC (“ JV ” or “ Company ”) is made and entered into and is effective as of November 20, 2015, by BR Member Domain Phase 1, LLC, a Delaware limited liability company (“ Bluerock ”) and ArchCo Domain Member LLC , a Delaware limited liability company (“ ArchCo ”).

 

WITNESSETH :

 

WHEREAS, the Company was formed as limited liability company on November 16, 2015, pursuant to the Act;

 

WHEREAS, Bluerock and ArchCo entered into that certain Limited Liability Company Agreement of BR – ArchCo Domain Phase 1 JV, LLC, dated as of November 20, 2015 (the “ Original Agreement ”); and

 

WHEREAS, the parties now desire to amend and restate the Original Agreement;

 

NOW, THEREFORE, in consideration of the agreements and covenants set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree to amend and restate the Original Agreement as follows:

 

Section 1. Definitions.

 

As used in this Agreement:

 

Act ” shall mean the Delaware Limited Liability Company Act (currently Chapter 18 of Title 6 of the Delaware Code), as amended from time to time.

 

Affiliate ” shall mean as to any Person any other Person that directly or indirectly controls, is controlled by, or is under common control with such first Person. For the purposes of this Agreement, a Person shall be deemed to control another Person if such Person possesses, directly or indirectly, the power to direct or cause the direction of the management, policies and/or decision making of such other Person, whether through the ownership of voting securities, by contract or otherwise. In addition, “Affiliate” shall include as to any Person any other Person related to such Person within the meaning of Code Sections 267(b) or 707(b)(1).

 

Agreed Upon Value ” shall mean the fair market value (net of any debt) agreed upon pursuant to a written agreement between the Members of property contributed by a Member to the capital of the Company, which shall for all purposes hereunder be deemed to be the amount of the Capital Contribution applicable to such property contributed.

 

 

 

  

Agreement ” shall mean this Amended and Restated Limited Liability Company Agreement, as amended from time to time.

 

ArchCo ” shall have the meaning provided in the recitals of this Agreement.

 

Bankruptcy Code ” shall mean Title 11 of the United States Code, as amended or any other applicable bankruptcy or insolvency statute or similar law.

 

Bankruptcy/Dissolution Event ” shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

Bluerock ” shall have the meaning provided in the first paragraph of this Agreement.

 

Bluerock Guaranties ” shall have the meaning provided in Section 9.7 .

 

Business Day ” means any day excluding a Saturday, Sunday, any other day during which there is no scheduled trading on the New York Stock Exchange.

 

Call Election Notice ” shall have the meaning provided in Section 15.1 .

 

Call Option ” shall have the meaning provided in Section 15.1 .

 

Capital Account ” shall have the meaning provided in Section 5.6 .

 

Capital Contribution ” shall mean, with respect to any Member, the aggregate amount of (i) cash, and (ii) the Agreed Upon Value of other property contributed by such Member to the capital of the Company net of any liability secured by such property that the Company assumes or takes subject to.

 

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Cash Flow ” shall mean, for any period for which Cash Flow is being calculated, gross cash receipts of the Company (but excluding loans to the Company or any Subsidiary and Capital Contributions), less the following payments and expenditures (i) all payments of operating expenses of the Company, (ii) all payments of principal of, interest on and any other amounts due with respect to indebtedness, leases or other commitments or obligations of the Company (and other loans by Members to the Company), (iii) all sums expended by the Company for capital expenditures, (iv) all prepaid expenses of the Company, and (v) all sums expended by the Company which are otherwise capitalized.

 

Certificate of Formation ” shall mean the Certificate of Formation of the Company, as amended from time to time.

 

Code ” shall mean the Internal Revenue Code of 1986, as amended from time to time, including the corresponding provisions of any successor law.

 

Collateral Agreement ” shall mean any agreement, instrument, document or covenant concurrently or hereafter made or entered into by the Company (or any Subsidiary of the Company) under, pursuant to, or in connection with this Agreement and any certifications made in connection therewith or amendment or amendments made at any time or times heretofore or hereafter to any of the same (including, without limitation, the Project Administration Agreement and the Construction Loan Documents).

 

Company ” shall mean BR – ArchCo Domain Phase 1 JV, LLC a Delaware limited liability company organized under the Act.

 

Completion Guarantee ” shall have the meaning provided in Section 9.7 .

 

Confidential Information ” shall have the meaning provided in Section 10(a) .

 

Construction Lender ” shall have the meaning provided in Section 9.7 .

 

Construction Loan ” shall have the meaning provided in Section 9.7 .

 

Construction Loan Guarantee ” shall have the meaning provided in Section 9.7 .

 

Delaware UCC ” shall mean the Uniform Commercial Code as in effect in the State of Delaware from time to time.

 

Development Budget ” shall have the meaning ascribed to such term in the Project Administration Agreement.

 

Development Manager ” shall mean BRG Domain Phase 1 Development Manager, LLC.

 

Dissolution Event ” shall have the meaning provided in Section 13.2 .

 

Distributable Funds ” with respect to any month or other period, as applicable, shall mean the sum of (x) an amount equal to the Cash Flow of the Company for such month or other period, as applicable, as reduced by (y) reserves for anticipated capital expenditures, future working capital needs and operating expenses, contingent obligations and other purposes, the amounts of which shall be reasonably determined from time to time by the Manager.

 

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Distributions ” shall mean the distributions payable (or deemed payable) to a Member (including, without limitation, its allocable portion of Distributable Funds).

 

ERISA ” shall mean the Employee Retirement Income Security Act of 1974, as amended from time to time.

 

Evaluation ” shall have the meaning provided in Section 15.3(b) .

 

Final Completion ” shall have the meaning given to “Project Final Completion” in the Project Administration Agreement.

 

Fiscal Year ” shall mean each calendar year ending December 31.

 

Flow Through Entity ” shall have the meaning provided in Section 12.3(b)(v) .

 

FMV ” shall have the meaning provided in Section 15.3(a) .

 

Foreign Corrupt Practices Act ” shall mean the Foreign Corrupt Practices Act of the United States, 15 U.S.C. Sections 78a, 78m, 78dd-1, 78dd-2, 78dd-3, and 78ff, as amended, if applicable, or any similar law of the jurisdiction where the Property is located or where the Company or any of its Subsidiaries transacts business or any other jurisdiction, if applicable.

 

Hurdle Return Rate ” means an internal rate of return, compounded monthly, equal to fifteen percent (15%).

 

Income ” shall mean the gross income of the Company for any month, Fiscal Year or other period, as applicable, including gains realized on the sale, exchange or other disposition of the Company’s assets.

 

Indemnified Party ” shall have the meaning provided in Section 14.4(a) .

 

Indemnifying Party ” shall have the meaning provided in Section 14.4(a) .

 

Indemnity Collateral ” shall have the meaning provided in Section 14.5(a) .

 

Inducement Obligations ” shall have the meaning provided in Section 14.5(a) .

 

Interest ” of any Member shall mean the entire limited liability company interest of such Member in the Company, which includes, without limitation, any and all rights, powers and benefits accorded a Member under this Agreement and the duties and obligations of such Member hereunder.

 

Loss ” shall mean the aggregate of losses, deductions and expenses of the Company for any month, Fiscal Year or other period, as applicable, including losses realized on the sale, exchange or other disposition of the Company’s assets.

 

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Manager ” shall have the meaning set forth in Section 9.1(a).

 

Member ” and “ Members ” shall mean Bluerock, ArchCo and any other Person admitted to the Company pursuant to this Agreement. For purposes of the Act, the Members shall constitute a single class or group of members.

 

Member in Question ” shall have the meaning provided in Section 17.12 .

 

Net Income ” shall mean the amount, if any, by which Income for any period exceeds Loss for such period.

 

Net Loss ” shall mean the amount, if any, by which Loss for any period exceeds Income for such period.

 

New York UCC ” shall have the meaning set forth in Section 17.17 .

 

Person ” shall mean any individual, corporation, partnership, joint venture, association, joint-stock company, limited liability company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other legal entity.

 

Pledge Agreement ” shall have the meaning provided in Section 14.5(a) .

 

Project Administration Agreement ” shall mean that certain Project Administration Agreement dated November 20, 2015 between the Development Manager and Project Manager, to which the Company (or Property Owner) joined in for the purposes therein stated.

 

Project Manager ” shall mean ArchCo Domain PM LLC, a Delaware limited partnership.

 

Property ” shall have the meaning provided in Section 3 .

 

Property Owner ” shall mean BR – ArchCo Domain Phase 1, LLC, a Delaware limited liability company, a wholly-owned Subsidiary of the Company and title holder of the Property.

 

Property Stabilization ” means the last day of the month in which the Property has attained at least ninety-two and one-half percent (92.5%) occupancy for three (3) consecutive months.

 

Pursuer ” shall have the meaning provided in Section 10(c) .

 

Put Election Notice ” shall have the meaning provided in Section 15.2 .

 

Put Option ” shall have the meaning provided in Section 15.2 .

 

Put/Call Closing Date ” shall have the meaning provided in Section 15.4 .

 

Put/Call Election Notice ” shall have the meaning provided in Section 15.3(a) .

 

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Put/Call Purchase Price ” shall have the meaning provided in Section 15.3(a) .

 

REIT ” shall mean a real estate investment trust as defined in Code Section 856.

 

REIT Member ” shall mean any Member, if such Member is a REIT or a direct or indirect subsidiary of a REIT.

 

REIT Requirements ” shall mean the requirements for qualifying as a REIT under the Code and Regulations.

 

Regulations ” shall mean the Treasury Regulations promulgated pursuant to the Code, as amended from time to time, including the corresponding provisions of any successor regulations.

 

Securities Act ” shall mean the Securities Act of 1933, as amended.

 

Subsidiary ” shall mean any corporation, partnership, limited liability company or other entity of which fifty percent (50%) of the capital stock or other equity securities or more is owned by the Company.

 

Tax Matters Member ” shall have the meaning provided in Section 8.3 .

 

Transfer ” means, as a noun, any transfer, sale, assignment, exchange, charge, pledge, gift, hypothecation, conveyance, encumbrance or other disposition, voluntary or involuntary, by operation of law or otherwise and, as a verb, voluntarily or involuntarily, by operation of law or otherwise, to transfer, sell, assign, exchange, charge, pledge, give, hypothecate, convey, encumber or otherwise dispose of.

 

Unreturned Capital Contributions ” shall mean, with respect to each Member, the aggregate amount of such Member’s Capital Contributions decreased by the sum of (i) the amount of money previously distributed by the Company to such Member pursuant to Section 6.3(b) and (ii) the fair market value (determined by the Members) of any property previously distributed to such Member by the Company (net of liabilities secured by such distributed property that such Member is considered to assume or take subject to under Code Section 752) pursuant to Section 6.3(b) .

 

Section 2. Organization of the Company.

 

2.1            Name . The name of the Company shall be “ BR – ArchCo Domain Phase 1 JV, LLC ”. The business and affairs of the Company shall be conducted under such name or such other name as the Manager deem necessary or appropriate to comply with the requirements of law in any jurisdiction in which the Company may elect to do business.

 

2.2            Place of Registered Office; Registered Agent . The address of the registered office of the Company in the State of Delaware is c/o National Registered Agents, 160 Greentree Drive, Suite 101, Dover, DE 19904. The name and address of the registered agent for service of process on the Company in the State of Delaware is National Registered Agents, 160 Greentree Drive, Suite 101, Dover, DE 19904. The Manager may at any time on five (5) days prior notice to all Members change the location of the Company’s registered office or change the registered agent.

 

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2.3            Principal Office . The principal address of the Company shall be c/o Bluerock, 712 Fifth Avenue, 9 th Floor, New York, NY 10019, or at such other place or places as may be determined by the Manager from time to time.

 

2.4            Filings . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Members hereby ratify such filing. The Manager shall use its reasonable best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Members under the Act or this Agreement.

 

2.5            Term . The Company shall continue in existence from the date hereof until January 31, 2065, unless extended by the Manager, or until the Company is dissolved as provided in Section 13 , whichever shall occur earlier.

 

2.6            Expenses of the Company . Subject to the terms of Section 8.6 , no fees, costs or expenses shall be payable by the Company to any Member.

 

Section 3. Purpose.

 

The purpose of the Company, subject in each case to the terms hereof, shall be to engage in the business of acquiring, owning, operating, developing, renovating, repositioning, managing, leasing, selling, financing and refinancing the real estate and any real estate related investments (or portions thereof) currently known as “Phase I of the Domain at Firewheel” located at the Southwest corner of Bunker Hill Road and Old Miles Road (abandoned) in Garland, Texas, which are either held by the Company directly or through entities in which the Company owns a majority of the interests (any property acquired as aforesaid shall hereinafter be referred to as the “ Property ”), and all other activities reasonably necessary to carry out such purpose. The acquisition of the Property will be effected through the utilization of a special purpose entity formed for this express purpose, which shall be Property Owner.

 

Section 4. Intentionally Omitted.

 

Section 5. Unreturned Capital Contributions and Capital Accounts .

 

5.1            Unreturned Capital Contributions .

 

(a)          The Members acknowledge and agree that as of the date hereof, the Unreturned Capital Contributions of the Members are as set forth on Exhibit A attached hereto and made a part hereof.

 

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(b)          The Capital Contributions of the Members to the Company may include amounts for working capital.

 

5.2            Additional Capital Contributions .

 

The Company shall accept additional Capital Contributions as and when the Manager shall determine, consistent with all applicable expenses under or relating to line items contained in the Development Budget, and any approved annual operating budget or for non-discretionary expenses (such as real estate taxes, insurance or debt service), in each case established by Manager in the good faith exercise of its sole discretion; provided , however , ArchCo shall have no obligation to make additional Capital Contributions. Without limiting the generality of the foregoing, a Person who makes a Capital Contribution shall be admitted as a Member on such terms as the Manager shall determine subject to the terms of Sections 5.7, 9.1(e) and 12.3 .

 

5.3            Intentionally omitted .

 

5.4            Return of Capital Contribution .

 

(a)          Except as approved by the Manager, no Member shall have any right to withdraw or make a demand for withdrawal of all or part of the balance reflected in such Member’s Capital Account (as determined under Section 5.6 ). Any property distributed in kind in a liquidation will be valued and treated as though the property were sold and cash proceeds distributed.

 

(b)          Each Member will look solely to the assets of the Company for the return of its Capital Contributions, and if the Company assets remaining after the payment or discharge of the debts and liabilities of the Company are insufficient to return the investment of each Member, no Member will have recourse against any other Member for return of its Capital Contribution.

 

5.5            No Interest on Capital . Interest earned on Company funds shall inure solely to the benefit of the Company, and no interest shall be paid upon any Capital Contributions nor upon any undistributed or reinvested income or profits of the Company.

 

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5.6            Capital Accounts . A separate capital account (the “ Capital Account ”) shall be maintained for each Member in accordance with Section 1.704-1(b)(2)(iv) of the Regulations. Without limiting the foregoing, the Capital Account of each Member shall be increased by (i) the amount of any Capital Contributions made by such Member, (ii) the amount of Income allocated to such Member and (iii) the amount of income or profits, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Account of each Member shall be reduced by (i) the amount of any cash and the fair market value of any property distributed to the Member by the Company (net of liabilities secured by such distributed property that the Member is considered to assume or take subject to), (ii) the amount of Loss allocated to the Member and (iii) the amount of expenses or losses, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Accounts of the Members shall not be increased or decreased pursuant to Regulations Section 1.704-1(b)(2)(iv)(f) to reflect a revaluation of the Company’s assets on the Company’s books in connection with any contribution of money or other property to the Company pursuant to Section 5.2 by existing Members. If any property other than cash is distributed to a Member, the Capital Accounts of the Members shall be adjusted as if such property had instead been sold by the Company for a price equal to its fair market value, the gain or loss allocated pursuant to Section 7 , and the proceeds distributed in the manner set forth in Section 6.3 or Section 13.3(d)(ii) . No Member shall be obligated to restore any negative balance in its Capital Account. No Member shall be compensated for any positive balance in its Capital Account except as otherwise expressly provided herein. The foregoing provisions and the other provisions of this Agreement relating to the maintenance of Capital Accounts are intended to comply with the provisions of Regulations Section 1.704-1(b)(2) and shall be interpreted and applied in a manner consistent with such Regulations.

 

5.7            New Members . Subject to Sections 5.2 and 9.1(e), the Manager may cause the Company to issue additional Interests and thereby admit a new Member or Members, as the case may be, to the Company, only if such new Member (i) has delivered to the Company its Capital Contribution, (ii) has agreed in writing to be bound by the terms of this Agreement by becoming a party hereto, and (iii) has delivered such additional documentation as the Company shall reasonably require to so admit such new Member to the Company.

 

Section 6. Distributions .

 

6.1            General . The Manager shall distribute all Distributable Funds held by the Company to be distributed to the Members in accordance with this Agreement.

 

6.2            Prohibited Distributions . Notwithstanding any provision of this Agreement to the contrary, the Company shall not make any Distributions prohibited by the terms of the Act.

 

6.3            Distributions of Distributable Funds . Subject to the provisions of Sections 6.1 and 6.2 , on the fifteenth (15 th ) day of each month (or the next Business Day if such fifteenth (15 th ) day is not a Business Day), the Manager shall distribute all Distributable Funds with respect to such month to the Members as follows:

 

(a)          First, to the Members, pari passu, until each Member has received a return on its Unreturned Capital Contributions calculated at the Hurdle Return Rate;

 

(b)          Second, to the Members, pari passu, until each Member has received its Unreturned Capital Contributions; and

 

(c)          Third, (i) 88% to Bluerock and (ii) 12% to ArchCo.

 

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Section 7. Allocations.

 

7.1            Allocation of Net Income and Net Losses Other than in Liquidation . Except as otherwise provided in this Agreement, Net Income and Net Losses of the Company for each Fiscal Year shall be allocated among the Members in a manner such that, as of the end of such Fiscal Year and taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the Distributions that would be made to such Member pursuant to Section 6.3 if the Company were dissolved, its affairs wound up and assets sold for cash equal to their tax basis (or book value in the case of assets that have been revalued in accordance with Section 704(b) of the Code), all Company liabilities were satisfied, and the net assets of the Company were distributed in accordance with Section 6.3 immediately after such allocation.

 

7.2            Allocation of Net Income and Net Losses in Liquidation . Net Income and Net Losses realized by the Company in connection with the liquidation of the Company pursuant to Section 13 shall be allocated among the Members in a manner such that, taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the amount which such Member is entitled to receive pursuant to Section 13.3(d)(ii) .

 

7.3            U.S. Tax Allocations .

 

(a)          Subject to Section 704(c) of the Code, for U.S. federal and state income tax purposes, all items of Company income, gain, loss, deduction and credit shall be allocated among the Members in the same manner as the corresponding item of income, gain, loss, deduction or credit was allocated pursuant to the preceding paragraphs of this Section 7 .

 

(b)           Code Section 704(c) . In accordance with Code Section 704(c) and the Treasury regulations promulgated thereunder, income and loss with respect to any property contributed to the capital of the Company (including, if the property so contributed constitutes a partnership interest, the applicable distributive share of each item of income, gain, loss, expense and other items attributable to such partnership interest whether expressly so allocated or reflected in partnership allocations) shall, solely for U.S. federal income tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for U.S. federal income tax purposes and its Agreed Upon Value at the time of contribution. Such allocation shall be made in accordance with such method set forth in Regulations Section 1.704-3(b) as the Manager approves.

 

Any elections or other decisions relating to such allocations shall be made by the Manager in any manner that reasonably reflects the purpose and intention of this Agreement. Allocations pursuant to this Section 7.3. are solely for purposes of U.S. federal, state and local income taxes and shall not affect, or in any way be taken into account in computing, any Member’s share of Net Income, Net Loss, other items or Distributions pursuant to any provisions of this Agreement.

 

Section 8. Books, Records, Tax Matters and Bank Account s.

 

8.1            Books and Records . The books and records of account of the Company shall be maintained in accordance with the accounting practices adopted by Manager. The books and records shall be maintained at the Company’s principal office or at a location designated by the Manager, and all such books and records (and the dealings and other affairs of the Company and its Subsidiaries) shall be available to any Member at such location for review and copying, at such Member’s sole cost and expense, during normal business hours on at least three (3) business days’ prior notice.

 

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8.2            Reports and Financial Statements .

 

(a)          As soon as practicable after the end of each Fiscal Year, the Company shall cause each Member to be furnished with the following annual reports computed as of the last day of the Fiscal Year: (i) an unaudited balance sheet of the Company; (ii) an unaudited statement of the Company’s profit and loss; and (iii) a statement of the Members’ Capital Accounts and changes therein for such Fiscal Year.

 

(b)          As soon as practicable, the Company shall cause to be furnished to Bluerock such information as reasonably requested by Bluerock as is necessary for any REIT Member to determine its qualification as a REIT and its compliance with REIT Requirements.

 

(c)          The Company shall be entitled to rely on the reports (“ PM Reports ”) it receives from the Persons engaged by the Company or the Property Owner for property management and accounting services with respect to its obligations under this Section 8 , and the Members acknowledge that the reports to be furnished shall be based on the PM Reports, without any duty on the part of the Company to further investigate the completeness, accuracy or adequacy thereof. The Company shall cause each Member to be furnished with copies of all PM Reports on a monthly basis.

 

8.3            Tax Matters Member . Bluerock is hereby designated as the “tax matters partner” of the Company and the Subsidiaries, as defined in Section 6231(a)(7) of the Code (the “ Tax Matters Member ”) and shall prepare or cause to be prepared all income and other tax returns of the Company and the Subsidiaries pursuant to the terms and conditions of Section 8.5 . Except as otherwise provided in this Agreement, all elections required or permitted to be made by the Company and the Subsidiaries under the Code or state tax law shall be timely determined and made by Bluerock. The Members intend that the Company be treated as a partnership for U.S. federal, state and local tax purposes, and the Members will not elect or authorize any person to elect to change the status of the Company from that of a partnership for U.S. federal, state and local income tax purposes. In addition, upon the request of any Member, the Company and each Subsidiary shall make an election pursuant to Code Section 754 to adjust the basis of the Company’s property in the manner provided in Code Sections 734(b) and 743(b). The Company hereby indemnifies and holds harmless Bluerock from and against any claim, loss, expense, liability, action or damage resulting from its acting or its failure to take any action as the “tax matters partner” of the Company and the Subsidiaries, provided that any such action or failure to act does not constitute gross negligence or willful misconduct.

 

8.4            Bank Accounts . All funds of the Company are to be deposited in the Company’s name in such bank account or accounts as may be designated by the Manager and shall be withdrawn on the signature of such Person or Persons as the Manager may authorize.

 

8.5            Tax Returns . No later than the due date or extended due date, the Company shall deliver or cause to be delivered to each Member a copy of the tax returns for the Company and the Subsidiaries with respect to such Fiscal Year, together with such information with respect to the Company and such Subsidiaries as shall be necessary for the preparation by such Member of its U.S. federal and state income or other tax and information returns. The Manager shall further cause the Company to deliver any and all copies of tax returns of the Company and its Subsidiaries required to be delivered under any Collateral Agreement.

 

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8.6            Expenses . Notwithstanding any contrary provision of this Agreement, the Members acknowledge and agree that the reasonable expenses and charges incurred directly or indirectly by or on behalf of the Manager in connection with its obligations will be reimbursed by the Company to the Manager.

 

Section 9. Management and Operations .

 

9.1            Manager .

 

(a)          The Company shall be managed by Bluerock (“ Manager ”), who shall have the authority to exercise all of the powers and privileges granted by the Act, any other law or this Agreement, together with any powers incidental thereto, and to take any other action not prohibited under the Act or other applicable law, so far as such powers or actions are necessary or convenient or related to the conduct, promotion or attainment of the business, purposes or activities of the Company.

 

(b)          The Manager shall provide such personnel that are reasonably necessary and appropriate to manage the day-to-day affairs of the Company. The Manager shall discharge its duties hereunder in accordance with the terms of this Agreement and applicable law. Except for the $50,000 allowance for construction oversight payable to or on behalf of the Manager through draws under the Construction Loan, the Manager shall not be entitled to any compensation in consideration for rendering the services described in this Agreement and shall only be paid or reimbursed to the extent expressly set forth herein. Manager, on behalf of the Company, will conduct or cause to be conducted the ordinary and usual business and affairs of the Company as required and as limited by this Agreement.

 

(c)          Without limiting the generality of the foregoing, (i) the Manager shall conduct, direct and exercise full control over all activities of the Company (including, but not limited to, (x) subject to Section 9.1(e), all decisions relating to subsequent Capital Contributions, and (y) all decisions on behalf of the Company in its capacity as the sole and managing member of Property Owner, including with respect to the sale of, and the exercise of other rights with respect to, the Property (including but not limited to exercising rights under the Development Agreement and Project Administration Agreement), (ii) all management powers over the business and affairs of the Company shall be exclusively vested in the Manager and (iii) the Manager shall have the sole power to bind or take any action on behalf of the Company, or to exercise any rights and powers (including, without limitation, the rights and powers to take actions (including with respect to amendments, modifications or waivers), give or withhold consents or approvals (including with respect to any amendment, modification or waiver) or make determinations, opinions, judgments, or other decisions) granted to the Company under this Agreement or under the limited liability company operating agreement (as the sole and managing member of Property Owner), or which arise as a result of the Company s ownership of securities or otherwise.

 

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(d)          Further to the foregoing, the Manager shall have the right to:

 

(i)          enter into or cause any Subsidiary to enter into any agreement regarding a financing or refinancing of the Property;

 

(ii)         enter into or cause any Subsidiary to enter into any agreement regarding a sale of the Property;

 

(iii)        subject to Article 16, dissolve or wind up the Company or the Subsidiary;

 

(iv)        determine the timing and amount of any investment in the Company and, subject to Section 9.1(e) , to effect amendments to this Agreement in order to effectuate such investments;

 

(v)         determine whether to repair or rebuild the Property in the event of casualty or condemnation of the Property;

 

(vi)        engage real estate brokers, mortgage bankers or mortgage brokers in connection with the sale of the Property or any Property financings or refinancings;

 

(vii)       enter into any lease, any amendment to a lease or any extension of the term of any lease;

 

(viii)      determine insurance carriers, types and amount of insurance coverage of the Company or the Property;

 

(ix)         make decisions regarding accounting policy or procedures;

 

(x)          enter into, or cause the Property Owner to enter into, a property management agreement;

 

(xi)         retain or terminate a general contractor to manage the construction and development of the Property; and

 

(xii)        delegate its duties under this Agreement.

 

(e)          Notwithstanding anything contained herein to the contrary, after giving effect to any amendment hereof proposed by the Manager (which amendment shall be deemed executed and delivered by the parties upon the consummation of the contemplated transaction), the timing and amounts distributable to ArchCo pursuant to Section 6.3(c) shall not be adversely affected by, and no other material right of ArchCo hereunder shall be effectively subordinated or otherwise diminished (collectively, “ ArchCo’s Material Rights ”) by reason of any determination by the Manager to (i) accept Capital Contributions on terms other than the terms that would be applicable if such additional Capital Contribution were made by Bluerock pursuant to the terms hereof or (ii) enter into any agreement regarding a direct or indirect contribution of the Property, or a reorganization, merger or other consolidation of the Company or a Subsidiary, or a sale of the Property to an entity in which Bluerock or an Affiliate is a buyer (in each case, a “ Ownership Restructuring ”). Exhibit B attached hereto and made a part hereof discusses certain potential transactions and illustrates how the terms of this Section 9.1(e) are intended to apply thereto.

 

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Manager shall deliver to ArchCo copies of final term sheets and material drafts of material agreements regarding any proposed Ownership Restructuring. No proposed Ownership Restructuring shall become effective until at least ten (10) Business Days after the final forms of all material documents and agreements regarding the Ownership Restructuring (the “ Final Restructuring Documents ”) have been delivered to ArchCo. ArchCo shall promptly deliver to the Manager in writing any and all objections it may have that the proposed Ownership Restructuring will adversely affect ArchCo’s Material Rights, so that Manager may in its sole discretion take them into account with respect to determining the Final Restructuring Documents. The Members and the Manager agree that an action for damages will not provide an adequate or timely remedy to compensate ArchCo for a violation of ArchCo’s Material Rights under this Section 9.1(e). Accordingly, the Members and the Manager agree that an injunction is an appropriate remedy to prevent violation of ArchCo’s Material Rights under this Section 9.1(e) with respect to any Ownership Restructuring and ArchCo shall be entitled to seek entry of such an injunction in the Courts of New York as provided in Article 17 below.

 

9.2            Affiliate Transactions . Subject to Sections 9.1(b) and 9.4 , no agreement shall be entered into by the Company or any Subsidiary with a Member or any Affiliate of a Member and no decision shall be made in respect of any such agreement (including, without limitation, the enforcement or termination thereof) unless such agreement or related decision shall have been unanimously approved by the Members, which approvals shall not be unreasonably withheld, conditioned or delayed.

 

9.3            Other Activities .

 

(a)           Right to Participation in Other Member Ventures . Neither the Company nor any Member (or any Affiliate of any Member) shall have any right by virtue of this Agreement either to participate in or to share in any other now existing or future ventures, activities or opportunities of any of the other Members or their Affiliates, or in the income or proceeds derived from such ventures, activities or opportunities.

 

(b)           Limitation on Actions of Members; Binding Authority . No Member (in its capacity as such) shall, without the prior written consent of the Manager, take any action on behalf of, or in the name of, the Company, or enter into any contract, agreement, commitment or obligation binding upon the Company, or, in its capacity as a Member of the Company, perform any act in any way relating to the Company or the Company’s assets, except in a manner and to the extent consistent with the provisions of this Agreement and any Collateral Agreement.

 

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9.4            Project Administration Agreement .

 

The Company has caused the Property Owner to enter into the Development Agreement with Development Manager and join in the Project Administration Agreement.

 

9.5            Operation in Accordance with REIT Requirements .

 

The Manager shall exercise commercially reasonable efforts to cause the Company to own, operate and dispose of its assets such that the nature of all of the Company’s assets and gross revenues (as determined pursuant to Code Sections 856(c)(2), (3) and (4)) would permit the Company to (i) qualify as a REIT (assuming for this purpose that the Company otherwise qualified as a REIT) and (ii) avoid incurring any tax on either prohibited transactions under Code Section 857(b)(6) or on re-determined rents, re-determined deductions, and excess interest under Code Section 857(b)(7) (determined as if the Company were a REIT).  In addition, the Company shall make current cash distributions pursuant to Section 6 hereof during each calendar year in an amount at least equal to the taxable income allocable to Bluerock for such calendar year.

 

9.6            FCPA .

 

(a)          In compliance with the Foreign Corrupt Practices Act, each Member will not, and will ensure that its officers, directors, employees, shareholders, members, agents and Affiliates, acting on its behalf or on the behalf of the Company or any of its Subsidiaries or Affiliates do not, for a corrupt purpose, offer, directly or indirectly, promise to pay, pay, promise to give, give or authorize the paying or giving of anything of value to any official representative or employee of any government agency or instrumentality, any political party or officer thereof or any candidate for office in any jurisdiction, except for any facilitating or expediting payments to government officials, political parties or political party officials the purpose of which is to expedite or secure the performance of a routine governmental action by such government officials or political parties or party officials. The term “routine governmental action” for purposes of this provision shall mean an action which is ordinarily and commonly performed by the applicable government official in (i) obtaining permits, licenses, or other such official documents which such Person is otherwise legally entitled to; (ii) processing governmental papers; (iii) providing police protection, mail pick-up and delivery or scheduling inspections associated with contract performance or inspections related to transit of goods across country; (iv) providing phone service, power and water supply, loading and unloading of cargo, or protecting perishable products or commodities from deterioration; or (v) actions of a similar nature.

 

The term routine governmental action does not include any decision by a government official whether, or on what terms, to award new business to or to continue business with a particular party, or any action taken by an official involved in the decision making process to encourage a decision to award new business to or continue business with a particular party.

 

(b)          Each Member agrees to notify immediately the other Member of any request that such Member or any of its officers, directors, employees, shareholders, members, agents or Affiliates, acting on its behalf, receives to take any action that may constitute a violation of the Foreign Corrupt Practices Act.

 

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9.7            Construction Financing . Bluerock shall use commercially reasonable efforts to obtain a construction loan for the Company from a construction lender reasonably acceptable to ArchCo (the “ Construction Lender ”) at prevailing rates and terms (the “ Construction Loan ”). If the Company is required to provide some form of credit enhancement to the Construction Lender in order to secure the Construction Loan (a “ Construction Loan Guarantee ”), Bluerock shall guarantee payment of the Construction Loan or provide such other form of credit enhancement requested by the Construction Lender and reasonably acceptable to Bluerock. If required by the Construction Lender, Bluerock shall also provide the Construction Lender with a completion guarantee reasonably acceptable to Bluerock (the “ Completion Guarantee ;” and collectively with any Construction Loan Guarantee, the “ Bluerock Guaranties ”), guaranteeing that the Property will be completed within the estimated time frame and estimated project cost set forth in the Construction Loan documents.

 

Section 10.          Confidentiality .

 

(a)          Any information relating to a Member’s business, operation or finances which are proprietary to, or considered proprietary by, a Member are hereinafter referred to as “Confidential Information”. All Confidential Information in tangible form (plans, writings, drawings, computer software and programs, etc.) or provided to or conveyed orally or visually to a receiving Member, shall be presumed to be Confidential Information at the time of delivery to the receiving Member. All such Confidential Information shall be protected by the receiving Member from disclosure with the same degree of care with which the receiving Member protects its own Confidential Information from disclosure. Each Member agrees: (i) not to disclose such Confidential Information to any Person except to those of its employees or representatives who need to know such Confidential Information in connection with the conduct of the business of the Company and who have agreed to maintain the confidentiality of such Confidential Information and (ii) neither it nor any of its employees or representatives will use the Confidential Information for any purpose other than in connection with the conduct of the business of the Company; provided that such restrictions shall not apply if such Confidential Information:

 

(A)         is or hereafter becomes public, other than by breach of this Agreement;

 

(B)         was already in the receiving Member’s possession prior to any disclosure of the Confidential Information to the receiving Member by the divulging Member;

 

(C) is being disseminated by or on behalf of Bluerock in connection with its or its affiliates’ procurement of institutional debt or equity capital for this Project or other projects on which the Members’ affiliates are working together; or

 

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(D)         has been or is hereafter obtained by the receiving Member from a third party not bound by any confidentiality obligation with respect to the Confidential Information; provided , further , that nothing herein shall prevent any Member from disclosing any portion of such Confidential Information (1) to the Company and allowing the Company to use such Confidential Information in connection with the Company’s business, (2) pursuant to judicial order or in response to a governmental inquiry, by subpoena or other legal process, but only to the extent required by such order, inquiry, subpoena or process, and only after reasonable notice to the original divulging Member, (3) as necessary or appropriate in connection with or to prevent the audit by a governmental agency of the accounts of ArchCo or Bluerock, (4) in order to initiate, defend or otherwise pursue legal proceedings between the parties regarding this Agreement, (5) necessary in connection with a Transfer of an Interest permitted hereunder or (6) to a Member’s respective attorneys or accountants or other representative.

 

(b)          The Members and their Affiliates shall each act to safeguard the secrecy and confidentiality of, and any proprietary rights to, any non-public information relating to the Company and its business, except to the extent such information is required to be disclosed by law or reasonably necessary to be disclosed in order to carry out the business of the Company. Each Member may, from time to time, provide the other Members written notice of its non-public information which is subject to this Section 10(b) .

 

(c)          Without limiting any of the other terms and provisions of this Agreement (including, without limitation, Section 9.3(a), to the extent a Member (the “ Pursuer ”) provides the other Member with information relating to a possible investment opportunity then being actively pursued by the Pursuer on behalf of the Company, the other Member receiving such information shall not use such information to pursue such investment opportunity for its own account to the exclusion of the Pursuer so long as the Pursuer is actively pursuing such opportunity on behalf of the Company and shall not disclose any Confidential Information to any Person (except as expressly permitted hereunder) or take any other action in connection therewith that is reasonably likely to cause damage to the Pursuer.

 

Section 11. Representations and Warranties .

 

11.1          In General . As of the date hereof, each of the Members hereby makes each of the representations and warranties applicable to such Member as set forth in Section 11.2 . Such representations and warranties shall survive the execution of this Agreement.

 

11.2          Representations and Warranties . Each Member hereby represents and warrants that:

 

(a)           Due Incorporation or Formation; Authorization of Agreement . Such Member is a corporation duly organized or a partnership or limited liability company duly formed, validly existing and in good standing under the laws of the jurisdiction of its incorporation or formation and has the corporate, partnership or company power and authority to own its property and carry on its business as owned and carried on at the date hereof and as contemplated hereby. Such Member is duly licensed or qualified to do business and in good standing in each of the jurisdictions in which the failure to be so licensed or qualified would have a material adverse effect on its financial condition or its ability to perform its obligations hereunder. Such Member has the corporate, partnership or company power and authority to execute and deliver this Agreement and to perform its obligations hereunder, and the execution, delivery and performance of this Agreement has been duly authorized by all necessary corporate, partnership or company action. This Agreement constitutes the legal, valid and binding obligation of such Member.

 

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(b)           No Conflict with Restrictions; No Default . Neither the execution, delivery or performance of this Agreement nor the consummation by such Member (or any of its Affiliates) of the transactions contemplated hereby (i) does or will conflict with, violate or result in a breach of (or has conflicted with, violated or resulted in a breach of) any of the terms, conditions or provisions of any law, regulation, order, writ, injunction, decree, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator, applicable to such Member or any of its Affiliates, (ii) does or will conflict with, violate, result in a breach of or constitute a default under (or has conflicted with, violated, resulted in a breach of or constituted a default under) any of the terms, conditions or provisions of the articles of incorporation, bylaws, partnership agreement or operating agreement of such Member or any of its Affiliates or of any material agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates is or may be bound or to which any of its properties or assets is subject, (iii) does or will conflict with, violate, result in (or has conflicted with, violated or resulted in) a breach of, constitute (or has constituted) a default under (whether with notice or lapse of time or both), accelerate or permit the acceleration of (or has accelerated) the performance required by, give (or has given) to others any material interests or rights or require any consent, authorization or approval under any indenture, mortgage, lease, agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates or any of their properties or assets is or may be bound or (iv) does or will result (or has resulted) in the creation or imposition of any lien upon any of the properties or assets of such Member or any of its Affiliates.

 

(c)           Governmental Authorizations . Any registration, declaration or filing with, or consent, approval, license, permit or other authorization or order by, or exemption or other action of, any governmental, administrative or regulatory authority, domestic or foreign, that was or is required in connection with the valid execution, delivery, acceptance and performance by such Member under this Agreement or consummation by such Member (or any of its Affiliates) of any transaction contemplated hereby has been completed, made or obtained on or before the date hereof.

 

(d)           Litigation . There are no actions, suits, proceedings or investigations pending, or, to the knowledge of such Member or any of its Affiliates, threatened against or affecting such Member or any of its Affiliates or any of their properties, assets or businesses in any court or before or by any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could, if adversely determined (or, in the case of an investigation could lead to any action, suit or proceeding which if adversely determined could) reasonably be expected to materially impair such Member’s ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member; such Member or any of its Affiliates has not received any currently effective notice of any default, and such Member or any of its Affiliates is not in default, under any applicable order, writ, injunction, decree, permit, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could reasonably be expected to materially impair such Member’s (or any of its Affiliate’s) ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member.

 

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(e)           Investigation . Such Member is acquiring its Interest based upon its own investigation, and the exercise by such Member of its rights and the performance of its obligations under this Agreement will be based upon its own investigation, analysis and expertise. Such Member is a sophisticated investor possessing an expertise in analyzing the benefits and risks associated with acquiring investments that are similar to the acquisition of its Interest.

 

(f)           Broker . No broker, agent or other person acting as such on behalf of such Member was instrumental in consummating this transaction and that no conversations or prior negotiations were had by such party with any broker, agent or other such person concerning the transaction that is the subject of this Agreement.

 

(g)           Investment Company Act . Neither such Member nor any of its Affiliates is, nor will the Company as a result of such Member holding an interest therein be, an “investment company” as defined in, or subject to regulation under, the Investment Company Act of 1940, as amended.

 

(h)           Securities Matters .

 

(i)          None of the Interests are registered under the Securities Act or any state securities laws. Such Member understands that the offering, issuance and sale of the Interests are intended to be exempt from registration under the Securities Act, based, in part, upon the representations, warranties and agreements contained in this Agreement. Such Member is an “accredited investor” as such term is defined in Rule 501 of Regulation D promulgated under the Securities Act.

 

(ii)         Neither the Securities and Exchange Commission nor any state securities commission has approved the Interests or passed upon or endorsed the merits of the offer or sale of the Interests. Such Member is acquiring the Interests solely for such Member’s own account for investment and not with a view to resale or distribution thereof in violation of the Securities Act.

 

(iii)        Such Member is unaware of, and in no way relying on, any form of general solicitation or general advertising in connection with the offer and sale of the Interests, and no Member has taken any action which could give rise to any claim by any person for brokerage commissions, finders’ fees (without regard to any finders’ fees payable by the Company directly) or the like relating to the transactions contemplated hereby.

 

(iv)        Such Member is not relying on the Company or any of its officers, directors, employees, advisors or representatives with regard to the tax and other economic considerations of an investment in the Interests, and such Member has relied on the advice of only such Member’s advisors.

 

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(v)         Such Member understands that the Interests may not be sold, hypothecated or otherwise disposed of unless subsequently registered under the Securities Act and applicable state securities laws, or an exemption from registration is available. Such Member agrees that it will not attempt to sell, transfer, assign, pledge or otherwise dispose of all or any portion of the Interests in violation of this Agreement.

 

(vi)        Such Member has adequate means for providing for its current financial needs and anticipated future needs and possible contingencies and emergencies and has no need for liquidity in the investment in the Interests.

 

(vii)       Such Member has significant prior investment experience, including investment in non-listed and non-registered securities. Such Member is knowledgeable about investment considerations and has a sufficient net worth to sustain a loss of such Member’s entire investment in the Company in the event such a loss should occur. Such Member’s overall commitment to investments which are not readily marketable is not excessive in view of such Member’s net worth and financial circumstances and the purchase of the Interests will not cause such commitment to become excessive. The investment in the Interests is suitable for such Member.

 

(viii)      Such Member represents to the Company that the information contained in this subparagraph (h) and in all other writings, if any, furnished to the Company with regard to such Member (to the extent such writings relate to its exemption from registration under the Securities Act) is complete and accurate and may be relied upon by the Company in determining the availability of an exemption from registration under federal and state securities laws in connection with the sale of the Interests.

 

Section 12. Sale, Assignment, Transfer or other Disposition .

 

12.1          Prohibited Transfers . Except as otherwise provided in this Section 12 , Sections 5.2 or 14.5, or as approved by the Manager, no Member shall cause, suffer or permit any Transfer all or any part of its Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Interest (and such Transfer) shall be null and void and of no effect. For purposes hereof, any Transfer of any direct or indirect interest in a Member shall constitute a Transfer of such Member’s Interest; provided however, any indirect Transfer of an ownership interest in ArchCo that results in Neil Brown at all times retaining a direct or indirect ownership of an at least 51% interest in ArchCo shall be permitted.

 

12.2          Affiliate Transfers .

 

Subject to the provisions of Section 12.2(b) hereof, and subject in each case to the prior written approval of the Manager, (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Interest, such cessation shall be a non-permitted Transfer and shall be deemed void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under any Collateral Agreement.

 

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12.3          Admission of Transferee; Partial Transfers . Notwithstanding anything in this Section 12 to the contrary and except as provided in Section 14.5 , no Transfer of Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 12.3 .

 

(a)          Such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the Manager as may be required by applicable law or otherwise advisable; and

 

(b)          Notwithstanding the foregoing, any Transfer or purported Transfer of any Interest, whether to another Member or to a third party, shall be of no effect and void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Interest, if the Manager determines in its sole discretion that:

 

(i)          the Transfer would require registration of any Interest under, or result in a violation of, any federal or state securities laws;

 

(ii)         the Transfer would result in a termination of the Company under Code Section 708(b);

 

(iii)        as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(iv)        if as a result of such Transfer the aggregate value of Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(v)         as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this Section 12.3(b)(v) , a Person indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (a “ Flow Through Entity ”) shall be considered a member, but only if (i) substantially all of the value of such Person’s interest in the Flow-Through Entity is attributable to the Flow-Through Entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Manager, a principal purpose of the use of the Flow-Through Entity is to permit the Company to satisfy the 100-member limitation; or

 

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(vi)        the transferor failed to comply with the provisions of Sections 12.2(a) or (b) .

 

The Manager may require the provision of a certificate as to the legal nature and composition of a proposed transferee of an Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 12.3 .

 

12.4          Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Interest in the Company, or as otherwise permitted under the terms of this Agreement, and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Section 13 . Except as otherwise provided in this Agreement, no Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

12.5          Removal . If Project Manager fails to use commercially reasonable efforts to perform its obligations under the Project Administration Agreement, and such failure continues for a period of 30 days after the Development Manager gives written notice of such failure to Project Manager, then, ArchCo may be removed as a Member of the Company and upon such removal ArchCo shall have no further Interest in the Company. Such removal shall not alter ArchCo’s rights under any indemnification or agreement for ArchCo’s benefit pursuant to Section 14.2(b).

 

Section 13. Dissolution .

 

13.1          Limitations . The Company may be dissolved, liquidated and terminated only pursuant to the provisions of this Section 13 , and, to the fullest extent permitted by law but subject to the terms of this Agreement, the parties hereto do hereby irrevocably waive any and all other rights they may have to cause a dissolution of the Company or a sale or partition of any or all of the Company’s assets.

 

13.2          Exclusive Events Requiring Dissolution . The Company shall be dissolved only upon the earliest to occur of the following events (a “ Dissolution Event ”):

 

(a)          the expiration of the specific term set forth in Section 2.5 ;

 

(b)          (i) at any time after the sale of the Property at such time as determined by the Manager, or (ii) by the unanimous approval of the Members in writing;

 

(c)          at any time there are no Members (unless otherwise continued in accordance with the Act); or

 

(d)          the entry of a decree of judicial dissolution pursuant to Section 18-802 of the Act.

 

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13.3          Liquidation . Upon the occurrence of a Dissolution Event, the business of the Company shall be continued to the extent necessary to allow an orderly winding up of its affairs, including the liquidation of the assets of the Company pursuant to the provisions of this Section 13.3 , as promptly as practicable thereafter, and each of the following shall be accomplished:

 

(a)          The Manager shall cause to be prepared a statement setting forth the assets and liabilities of the Company as of the date of dissolution, a copy of which statement shall be furnished to all of the Members.

 

(b)          The property and assets of the Company shall be liquidated or distributed in kind under the supervision of the Manager as promptly as possible, but in an orderly, businesslike and commercially reasonable manner.

 

(c)          Any gain or loss realized by the Company upon the sale of its property shall be deemed recognized and allocated to the Members in the manner set forth in Section 7.2 . To the extent that an asset is to be distributed in kind, such asset shall be deemed to have been sold at its fair market value on the date of distribution, the gain or loss deemed realized upon such deemed sale shall be allocated in accordance with Section 7.2 and the amount of the distribution shall be considered to be such fair market value of the asset.

 

(d)          The proceeds of sale and all other assets of the Company shall be applied and distributed as follows and in the following order of priority:

 

(i)          to the satisfaction of the debts and liabilities of the Company (contingent or otherwise) and the expenses of liquidation or distribution (whether by payment or reasonable provision for payment); and

 

(ii)         the balance, if any, to the Members in accordance with Sections 6.3 .

 

13.4          Continuation of the Company . Notwithstanding anything to the contrary contained herein, the death, retirement, resignation, expulsion, bankruptcy, dissolution or removal of a Member shall not in and of itself cause the dissolution of the Company, and the Manager is expressly authorized to continue the business of the Company in such event, without any further action on the part of the Members.

 

Section 14. Indemnification .

 

14.1          Exculpation of Members .

 

(a)          No Member, Manager, or officer of the Company shall be liable to the Company or to the other Members for damages or otherwise with respect to any actions or failures to act taken or not taken relating to the Company, except to the extent any related loss results from fraud, gross negligence or willful or wanton misconduct on the part of such Member, Manager, or officer or the willful breach of any obligation under this Agreement; provided, however, no Member, Manager, or officer of the Company shall be liable to the Company or to the other Members for special, incidental, consequential, or punitive damages.

 

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(b)          Whenever in this Agreement the Manager is permitted or required to take any action or to make a decision or determination in its “good faith” or under another express standard, the Manager shall act under such express standard and, to the extent permitted by applicable law, shall not be subject to any other or different standards imposed by this Agreement, and, notwithstanding anything contained herein to the contrary, so long as the Manager acts in good faith, and such act does not constitute a bad faith violation of the implied contractual covenant of good faith and fair dealing, the resolution, action or terms so made, taken or provided by the Manager shall not constitute a breach of this Agreement or impose liability upon the Managing Member or any of its Affiliates, shareholders, partners, members, employees, agents or representatives.

 

14.2          Indemnification by Company . (a) The Company hereby indemnifies, holds harmless and defends the Members, the Manager, the officers and each of their respective agents, officers, directors, members, partners, shareholders and employees from and against any loss, expense, damage or injury suffered or sustained by them (including but not limited to any judgment, award, settlement, reasonable attorneys’ fees and other costs or expenses incurred in connection with the defense of any actual or threatened action, proceeding or claim) by reason of or arising out of (i) their activities on behalf of the Company or in furtherance of the interests of the Company, including, without limitation, the provision of guaranties to third party lenders in respect of financings relating to the Company or any of its assets (but specifically excluding from such indemnity by the Company any so called “bad boy” guaranties or similar agreements which provide for recourse as a result of failure to comply with covenants, willful misconduct or gross negligence), (ii) their status as Members, Manager, employees or officers of the Company, or (iii) the Company’s assets, property, business or affairs (including, without limitation, the actions of any officer, director, member or employee of the Company or any of its Subsidiaries), if the acts or omissions were not performed or omitted fraudulently or as a result of gross negligence or willful or wanton misconduct by the indemnified party or as a result of the willful breach of any obligation under this Agreement by the indemnified party. Reasonable expenses incurred by the indemnified party in connection with any such proceeding relating to the foregoing matters shall be paid or reimbursed by the Company in advance of the final disposition of such proceeding upon receipt by the Company of (x) written affirmation by the Person requesting indemnification of its good faith belief that it has met the standard of conduct necessary for indemnification by the Company and (y) a written undertaking by or on behalf of such Person to repay such amount if it shall ultimately be determined by a court of competent jurisdiction that such Person has not met such standard of conduct, which undertaking shall be an unlimited general obligation of the indemnified party but need not be secured.

 

(b)          If Manager gives ArchCo notice that: (i) the Company’s (or the Property Owner’s) lender or institutional investor requires a completion guaranty from ArchCo, ArchCo shall provide such completion guaranty provided that Bluerock Residential Growth REIT, Inc. indemnifies the guarantor under such completion guaranty from and against any losses thereunder not caused by such guarantor’s or its Affiliate's breach of the Project Administration Agreement; or (ii) the Company’s (or the Property Owner’s)  lender requires a so-called bad-boy guaranty from ArchCo, ArchCo shall do so, provided that the Members shall enter into a backstop agreement mutually agreeable to the Members to allocate the risk of loss based upon the responsible party for tripping any such bad-boy guaranty.

 

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14.3          Indemnification by Members for Misconduct .

 

(a) ArchCo hereby indemnifies, defends and holds harmless the Company, Bluerock and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, ArchCo or any representative appointed by ArchCo.

 

(b) Bluerock hereby indemnifies, defends and holds harmless the Company, ArchCo and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Bluerock or any representative appointed by Bluerock.

 

14.4          General Indemnification by the Members .

 

(a)          Notwithstanding any other provision contained herein, each Member (the “ Indemnifying Party ”) hereby indemnifies and holds harmless the other Members, the Company and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees (each, an “ Indemnified Party ”) from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of (i) any breach of any obligation of the Indemnifying Party under this Agreement or (ii) with respect to Bluerock only, the failure of the Property Owner to fulfill its obligations to make payments due under the Project Administration Agreement in accordance with its terms.

 

(b)          Except as otherwise provided herein or in any other agreement, recourse for the indemnity obligation of the Members under this Section 14.4 shall be limited to such Indemnifying Party’s Interest in the Company; provided, however, that recourse against Bluerock under its indemnity obligations under this Agreement or otherwise shall be further limited to an aggregate amount equal to the value of ArchCo’s Interest as determined by and being limited to the then current liquidation value of ArchCo’s Interest assuming the Company were liquidated in an orderly fashion and all net proceeds thereof were distributed in accordance with Article 6; provided, however, that such limitations shall not apply to any claim by an Indemnified Party arising from the Property Owner’s failure to fulfill its obligations to make payments due under the Project Administration Agreement in accordance with its terms.

 

(c)          The terms of this Section 14 shall survive termination of this Agreement.

 

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14.5          Pledge of JV Partner Interest .

 

(a)          As security for the indemnity obligations of each Member under Section 14.4(a) (the “ Inducement Obligation ”), each Member shall execute and deliver to the other Member a certain Pledge Agreement (the “ Pledge Agreement ”) and related documents pursuant to which such Member grants to the other Member a lien upon and a continuing interest in the other Member’s Interest in the Company, subject to the limitation in Section 14.4(b), including all payments due or to become due to the other Member hereunder from and after the entry of a judgment described in Section 14.5(c) and such other rights pledged under the Pledge Agreement (collectively, the “ Indemnity Collateral ”). Any Transfer by a Member of its Interest shall be subject to the lien and security interest granted hereby until and unless such lien and security interest are released by the other Member.

 

(b)          Each Member shall, on the date hereof, have prepared and filed UCC financing statements and such other documents and have taken such other action necessary to grant to the other Member a fully perfected first priority security interest in all of such Member’s Interest in the Company. Each Indemnified Party shall have all of the rights now or hereafter existing under applicable law, and all rights as a secured creditor under the Uniform Commercial Code in all relevant jurisdictions, with respect to the Indemnity Collateral, and each Member agrees to take all such actions as may be reasonably requested of it by an Indemnified Party to ensure that the Indemnified Parties can realize on such security interest.

 

(c)          In the event an Indemnified Party obtains a judgment on account of an Inducement Obligation, then the Indemnified Party shall, to the fullest extent permitted by law, be deemed, without payment of further consideration or the taking of further action by the Indemnifying Party or any of its Subsidiaries, to have acquired from the Indemnifying Party such portion of the Indemnity Collateral as shall be equal in value to the amount of the judgment; provided, at the request of the Indemnified Party, the Indemnifying Party shall execute and deliver to the Indemnified Party an amendment to this Agreement to reflect the change in the Interests and Percentage Interests of the Members.

 

(d)            The rights provided in this Section 14.5 (i) shall be subject to the limitations of enforceability as provided in Section 14.4(b), and (ii) shall not be enforceable if doing so would trigger liability under, or otherwise violate the provisions of, the Construction Loan Documents.

 

14.6          Exclusivity of Remedies . The remedies provided in this Section 14 constitute the sole and exclusive remedies available to the Company, ArchCo and Bluerock with respect to matters addressed in this Agreement.

 

Section 15. Put/Call Agreement .

 

15.1          Call Option . At any time after the earlier to occur of (i) twenty four (24) months following Final Completion, or (ii) twelve (12) months following Property Stabilization, Bluerock or its designee (for purposes of this Section 15, “ Bluerock ”) shall have the right, but not the obligation, to purchase and acquire all, but not less than all, of ArchCo’s Interest in the Company for the Put/Call Purchase Price thereof by delivering written notice of such election (the “ Call Election Notice ”) to ArchCo (the “Call Option”). Upon delivery of the Call Election Notice to ArchCo, which shall be the effective date of the Call Election Notice, the obligation of Bluerock to purchase and acquire ArchCo’s entire Interest in the Company for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent, and the obligation of ArchCo to sell and transfer ArchCo’s entire Interest in the Company to Bluerock for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent.

 

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15.2          Put Option . At any time after the earlier to occur of (i) twenty four (24) months following Final Completion, or (ii) twelve (12) months following Property Stabilization, ArchCo shall have the right, but not the obligation, to elect to require Bluerock to purchase and acquire all, but not less than all, of ArchCo’s Interest in the Company for the Put/Call Purchase Price thereof by delivering written notice of such election (the “ Put Election Notice ”) to Bluerock (the “ Put Option ”). Upon delivery of the Put Election Notice to Bluerock, which shall be the effective date of the Put Election Notice, the obligation of Bluerock to purchase and acquire ArchCo’s entire Interest in the Company for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent, and the obligation of ArchCo to sell and transfer ArchCo’s entire Interest in the Company to Bluerock for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent.

 

15.3          Determination of Put/Call Purchase Price .

 

(a)           General . The purchase price for ArchCo’s Interest (the “ Put/Call Purchase Price ”) in connection with the Call Option or the Put Option shall be determined in the manner set forth below in this Section 15.3 . For a period of thirty (30) days after the effective date of the Put Election Notice or the Call Election Notice, as applicable (together, the “ Put/Call Election Notice ”), Bluerock and ArchCo shall negotiate in good faith in an effort to agree upon the fair market value of the Property (“ FMV ”). If Bluerock and ArchCo agree upon the FMV within such thirty (30) day period, then the price so agreed upon shall be the FMV. If Bluerock and ArchCo do not so agree upon the FMV within such thirty (30) day period, then Bluerock and ArchCo shall submit to each other a proposed FMV. If the two proposed FMVs that are submitted by Bluerock and ArchCo are within ten percent (10%) of each other (using the lower number as the percentage base), then the FMV shall be the average of the proposed FMVs of Bluerock and ArchCo. If the proposed FMVs of Bluerock and ArchCo are not within ten percent (10%) of each other, then the FMV shall be determined as described below in Section 15.3(b) .

 

(b)           Determination of FMV . For purposes of this Section 15 , the FMV shall be determined by one (1) or more qualified commercial real estate brokers with at least five (5) years’ experience with the purchase and sale of real estate projects similar to the Property. Bluerock and ArchCo shall negotiate in good faith in an effort to agree on one (1) broker within ten (10) days after the expiration of the thirty (30) day period set forth above. In the event that the Members cannot agree on a broker within such ten (10) day period, each Member shall appoint its own broker and the two brokers shall then decide on a third broker. If the two (2) selected brokers fail to appoint a third (3rd) broker within ten (10) days following the expiration of the ten (10) day negotiation period, either Bluerock or ArchCo may petition a court of competent jurisdiction to appoint a third (3rd) broker, in the same manner as provided for the appointment of an arbitrator by the American Arbitration Association. If either Bluerock or ArchCo fails to suggest such a broker, or appoint such a broker, as the case may be, within the time period specified, the broker duly appointed by the other Member shall proceed to evaluate the proposed FMVs submitted by Bluerock and ArchCo (the “ Evaluation ”) as herein set forth, and the determination of such broker shall be conclusive on all the Members. The broker or three (3) brokers, as the case may be, shall promptly fix a time for the completion of the Evaluation, which shall not be later than thirty (30) days from the effective date of appointment of the last broker. The broker(s) shall determine the FMV by evaluating both Members proposed FMVs in light of the fair market value of the Property, such fair market value being the fairest price estimated in the terms of money that the Company could obtain if the Property was sold in the open market allowing a reasonable time to find a purchaser who purchases with knowledge of the business of the Property at the time of the delivery of the Put Election Notice or Call Election Notice. The broker(s) shall select the proposed FMV of the Member which each such broker deems most accurate in light of its analysis. In the event that three (3) brokers are involved in the Evaluation, the decision of any two (2) brokers with respect to either Member’s proposed FMV shall constitute selection of such FMV.

 

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(c)           Determination of Put/Call Purchase Price . The Members shall determine within fifteen (15) days after the determination of the FMV the amount of cash that would be distributed to each Member pursuant to Section 6.3 if (i) the assets of the Company were sold for their fair market value as of the effective date of the Call Election Notice or the Put Election Notice, (ii) the liabilities of the Company (excluding any prepayment penalties or fees contained in any financing documents secured by the assets of the Company) are paid in full, and (iii) any remaining amounts were distributed to the Members pursuant to Section 6.3 . One hundred percent (100%) of the amount which would be distributed to ArchCo pursuant to Section 6.3 shall be deemed the Put/Call Purchase Price.

 

(d)           Payment of Costs . Bluerock shall pay for the services of the broker appointed by Bluerock, and ArchCo shall pay for the services of the broker appointed by ArchCo. The cost of the services of the third (3rd) broker, if any, shall be paid by the Company as a closing cost.

 

15.4    Closing Process . The Members shall fix a closing date (the “Put/Call Closing Date”) which shall be not later than sixty (60) days after the determination of the Put/Call Purchase Price for ArchCo’s Interest in the Company in accordance with Section 15.3. The closing shall take place on the Put/Call Closing Date at the principal office of Bluerock or through escrow with a national title company. The purchase price for ArchCo’s Interest shall be paid in immediately available funds and ArchCo shall convey good and marketable title to its Interest to Bluerock free and clear of all liens and encumbrances. Each Member shall cooperate and take all actions and execute all documents reasonably necessary or appropriate to reflect the purchase of ArchCo’s Interest by Bluerock. The Manager shall prepare (and the parties shall agree upon) a balance sheet for the Company as of the date of determination of the Put/Call Closing Date showing all items of income and expense of the Company earned or accrued, and such income and expenses shall be prorated between Bluerock and ArchCo as of the Put/Call Closing Date (based on ArchCo’s Interest before the Put/Call Closing Date). All other costs shall be borne by the party who customarily bears such costs in real estate transactions in the county where the Property is located. Any risk of casualty or loss before the Put/Call Closing Date shall be borne by Bluerock, who shall succeed to all rights to insurance proceeds or condemnation awards. Unless required by any applicable loan documents, in no event shall Bluerock be required to repay or to cause the Company to repay any indebtedness of the Company at such closing except for the repayment of Default Loans and any other loans made by ArchCo to the Company. Effective as of the closing for the purchase of ArchCo’s Interest, ArchCo shall withdraw as a member of the Company. In connection with any such withdrawal, Bluerock may cause any nominee designated by such Member to be admitted as a substituted Member of the Company. ArchCo hereby constitutes and irrevocably appoints Bluerock as ArchCo’s true and lawful attorney-in-fact upon the occurrence of a default by ArchCo under this Section 15 for the purpose of carrying out the provisions of this Section 15 and taking any action and executing any document, instrument and/or agreement that Bluerock deems necessary or appropriate to accomplish the purposes of this Section 15, including, without limitation, the transfer of ArchCo’s Interest in the Company to Bluerock in accordance with this Section 15. This power-of-attorney shall be irrevocable as one coupled with an interest. On or before the closing of a purchase and sale held pursuant to this Section 15, Bluerock shall provide written releases to ArchCo and any Affiliate of ArchCo from all liabilities, if any, of the Company for which ArchCo and Affiliates of ArchCo may have personal liability and from all guaranties of such liabilities of the Company previously executed by ArchCo and any Affiliates of ArchCo.

 

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15.5     Termination of Related Party Contracts . Upon the closing of any purchase and sale pursuant to this Section 15 , any agreement of the Company or Property Owner to which ArchCo or an Affiliate of ArchCo is a party shall terminate at either Bluerock’s or ArchCo’s election without the payment of any termination fee and/or penalty, if any, thereunder.

 

Section 16. Abandonment.

 

16.1          Defined Terms .

 

(a)          “ Abandonment Event ” means the first, if any, of the following events occurring after the Land Closing and before Commencement of Construction: (i) the Company or Property Owner defers Commencement of Construction for at least one year beyond the scheduled commencement date under the Construction Schedule; (ii) except in the case of a default by the Architect or a Bankruptcy/Dissolution Event with respect to the Architect, Bluerock causes the Company or Property Owner to terminate or otherwise be in default under the Architect’s Contract (after notice of default and the expiration of the applicable cure period) unless a replacement Architect’s Contract is entered into within sixty (60) days thereafter; or (iii) after Project Manager and Development Manager, on behalf of Property Owner, agree on the Final Construction Schedule, the Final Development Budget for the Project and General Contract, Bluerock has failed to cause the Company to issue a notice to proceed to the General Contractor within 90 days after the scheduled date for the Commencement of Construction set forth in the Final Construction Schedule other than for good cause including, without limitation, the inability to obtain construction financing on commercially reasonable terms notwithstanding Bluerock’s reasonable efforts to obtain such financing.

 

(b)          “ Bluerock Interest Closing Deadline ” means the date that is the earlier of (i) 120 days after the occurrence of the Abandonment Event and (ii) 90 days after the date on which the Bluerock Interest Price is determined in accordance with Section 16.3.

 

(c)          “ Land Closing ” means the closing of the purchase of the land comprising the Property pursuant to the Purchase Agreement, by and between Property Owner (as successor in interest to ArchCo Residential LLC) and RCM Firewheel, LLC.

 

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(d)           Terms Defined in Project Administration Agreement . As used in this Section 16, each of the following terms has the meaning for that term provided in the Project Administration Agreement: “Architect”; “Architect’s Contract”; “Commencement of Construction”; “Construction Schedule”; “Final Construction Schedule”; “Final Development Budget”; “General Contract”; “General Contractor”; and “Project”.

 

16.2          ArchCo’s Right to Purchase . If an Abandonment Event occurs, then (a) until the Bluerock Interest Closing Deadline has passed, (i) the Company shall not sell or otherwise transfer any interest in the Property, and (ii) Bluerock shall not sell or otherwise transfer any of Bluerock’s Interest except as provided in this Section 16; and (b) at any time on or before the Bluerock Interest Closing Deadline, ArchCo or its designee (for purposes of this Section 16, “ ArchCo ”) shall have the right, but not the obligation, to purchase and acquire Bluerock’s Interest for the Bluerock Interest Price in accordance with this Section 16. If, for any reason other than a default by Bluerock, either the § 16 FMV has not been determined in accordance with Section 16.3 within 30 days after an Abandonment Event occurs or ArchCo does not purchase Bluerock’s Interest on or before the Bluerock Interest Closing Deadline in accordance with this Section 16, ArchCo’s right to purchase Bluerock’s Interest under this Section 16 shall expire.

 

16.3          Determination of Bluerock Interest Price .

 

(a)           General . For purposes of this Section 16, the purchase price for Bluerock’s Interest (the “ Bluerock Interest Price ”) shall be determined in the manner set forth below in this Section 16.3. For a period of five (5) days after the date on which an Abandonment Event occurs (the “ FMV Negotiation Period ”), Bluerock and ArchCo shall negotiate in good faith in an effort to agree upon the fair market value of the Property (“ §16 FMV ”). If Bluerock and ArchCo agree upon the §16 FMV within the FMV Negotiation Period, then the price so agreed upon shall be the §16 FMV and the Bluerock Interest Closing Deadline shall be 90 days thereafter. If Bluerock and ArchCo do not so agree upon the §16 FMV within the FMV Negotiation Period, then Bluerock and ArchCo shall submit to each other a proposed §16 FMV within the five (5) day period following the end of FMV Negotiation Period (the “ FMV Submission Period ”). If the two proposed §16 FMVs that are submitted by Bluerock and ArchCo are within ten percent (10%) of each other (using the lower number as the percentage base), then the §16 FMV shall be the average of the proposed §16 FMVs of Bluerock and ArchCo, and the Bluerock Interest Closing Deadline shall be 90 days thereafter. If the proposed §16 FMVs of Bluerock and ArchCo are not within ten percent (10%) of each other, then the §16 FMV shall be determined as described below in Section 16.3(b).

 

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(b)           Determination of §16 FMV . For purposes of this Section 16(b), the §16 FMV shall be determined by one (1) or more qualified commercial real estate brokers with at least five (5) years’ experience with the purchase and sale of real property similar to the Property. Each Member shall appoint its own broker within five (5) days after the end of the FMV Submission Period (the “ FMV Broker Appointment Period ”), and the two brokers shall then decide on a third broker as soon as possible. If either Bluerock or ArchCo fails to appoint a broker within the FMV Broker Appointment Period, the broker duly appointed by the other Member shall proceed to evaluate the proposed §16 FMVs submitted by Bluerock and ArchCo (the “ Evaluation ”) as herein set forth, and the determination of such broker shall be conclusive on all the Members. If either Member-appointed broker fails to name a proposed broker, the proposed broker named by the other Member-appointed broker shall be the third broker. If the two Member-appointed brokers fail to agree on a third broker, each Member-appointed broker shall name a proposed broker and the third broker shall be selected by the Members’ toss of a coin at the end of the FMV Broker Appointment Period. The broker or three (3) brokers, as the case may be, shall complete the Evaluation and determine the §16 FMV within the end of the thirty (30) day period following the Abandonment Event (the “ FMV Determination Period ”). The broker(s) shall determine the §16 FMV by evaluating both Members’ proposed §16 FMVs in light of the fair market value of the Property, such fair market value being the fairest price estimated in the terms of money that the Company could obtain if the Property was sold in the open market allowing a reasonable time to find a purchaser who purchases with knowledge of the business of the Property at the time of the Abandonment Event. The broker(s) shall select the proposed §16 FMV of the Member which each such broker deems most accurate in light of its analysis. In the event that three (3) brokers are involved in the Evaluation, the decision of any two (2) brokers with respect to either Member’s proposed §16 FMV shall constitute selection of such §16 FMV. None of the Members or the Manager shall provide any instruction, direction or information to any of the brokers other than a copy of the instructions set forth in this Section 16, the Members’ § 16 FMVs and written information regarding the Property and the Project prepared by or on behalf of the Company or the Property Owner before the Abandonment Event.

 

(c)           Determination of Bluerock Interest Price . Based upon the §16 FMV as determined above, the Members shall determine the amount of cash that would be distributed to each Member pursuant to Section 6.3 if (i) the assets of the Company were sold for the §16 FMV, (ii) the liabilities of the Company (excluding any prepayment penalties or fees contained in any financing documents secured by the assets of the Company) are paid in full, and (iii) any remaining amounts were distributed to the Members pursuant to Section 6.3. One hundred percent (100%) of the amount which would be distributed to Bluerock pursuant to Section 6.3 shall be deemed the Bluerock Interest Price.

 

(d)           Payment of Costs . Bluerock shall pay for the services of the broker appointed by Bluerock, and ArchCo shall pay for the services of the broker appointed by ArchCo and the services of the third (3rd) broker, if any.

 

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16.4          Closing Process . The date for the closing, if any, for the purchase and sale of Bluerock’s Interest under this Section 16 (the “ Bluerock Interest Closing Date ”) will be set by ArchCo, provided it is not later than the Bluerock Interest Closing Deadline. The closing shall take place on the Bluerock Interest Closing Date through escrow with a national title company. At the closing, the Bluerock Interest Price shall be paid in immediately available funds and Bluerock shall convey good title to Bluerock’s Interest to ArchCo free and clear of all liens and encumbrances. Each Member shall cooperate and take all actions and execute all documents reasonably necessary or appropriate to reflect the purchase of Bluerock’s Interest by ArchCo. The Manager shall prepare (and the parties shall agree upon) a balance sheet for the Company as of the date of determination of the Bluerock Interest Closing Date showing all items of income and expense of the Company earned or accrued, and such income and expenses shall be prorated between ArchCo and ArchCo as of the Bluerock Interest Closing Date (based on Bluerock’s Interest before the Bluerock Interest Closing Date). All other costs shall be borne by the party who customarily bears such costs in real estate transactions in the county where the Property is located. Any risk of casualty or loss to the Property before the Bluerock Interest Closing Date shall be borne by ArchCo, who shall succeed to all rights to insurance proceeds or condemnation awards. Unless required by any applicable loan documents, in no event shall ArchCo be required to repay or to cause the Company to repay any indebtedness of the Company at such closing except for the repayment of any loans made by Bluerock to the Company with ArchCo’s prior written consent; provided further, on or before the Bluerock Interest Closing Date and as a condition of any closing thereon, ArchCo shall provide written releases to Bluerock and any Affiliate of Bluerock from all liabilities, if any, of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) for which Bluerock and Affiliates of Bluerock may have personal liability and from all guaranties of such liabilities of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) previously executed by Bluerock and any Affiliates of Bluerock. Effective as of the closing for the purchase of Bluerock’s Interest, Bluerock shall withdraw as a member of the Company. In connection with any such withdrawal, ArchCo may cause any nominee designated by ArchCo to be admitted as a substituted Member of the Company. Upon payment to Bluerock of the Bluerock Interest Price after the Abandonment Event on or before the Bluerock Interest Closing Deadline, Bluerock hereby constitutes and irrevocably appoints ArchCo as Bluerock’s true and lawful attorney-in-fact upon the occurrence of a default by Bluerock under this Section 16 for the purpose of carrying out the provisions of this Section 16 and taking any action and executing any document, instrument and/or agreement that ArchCo deems necessary or appropriate to accomplish the purposes of this Section 16, including, without limitation, the transfer of Bluerock’s Interest in the Company to ArchCo in accordance with this Section 16. This power-of-attorney shall be irrevocable as one coupled with an interest; provided however, on or before the Bluerock Interest Closing Date and as a condition of any closing thereat, ArchCo shall provide written releases to Bluerock and any Affiliate of Bluerock from all liabilities, if any, of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) for which Bluerock and Affiliates of Bluerock may have personal liability and from all guaranties of such liabilities of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) previously executed by Bluerock and any Affiliates of Bluerock.

 

16.5          Termination of Related Party Contracts . Upon the closing of any purchase and sale pursuant to this Section 16, the Development Agreement and any other agreement of the Company or Purchaser to which Bluerock or an Affiliate of Bluerock is a party shall terminate at either ArchCo’s or Bluerock’s election without the payment of any development fee, termination fee and/or penalty, if any, thereunder.

 

Section 17. Miscellaneous .

 

17.1          Notices .

 

(a)          All notices, requests, approvals, authorizations, consents and other communications required or permitted under this Agreement shall be in writing and shall be (as elected by the Person giving such notice) hand delivered by messenger or overnight courier service, mailed (airmail, if international) by registered or certified mail (postage prepaid), return receipt requested, or sent via email (provided such email is immediately followed by the delivery of an original copy of same via one of the other foregoing delivery methods) addressed to:

 

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If to Bluerock:

 

c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9 th Floor
New York, New York 10019
Attention: R. Ramin Kamfar

Email: rkamfar@bluerockre.com

 

with a copy to:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, New York 10019

Attention: Michael Konig, Esq.

Email: mkonig@bluerockre.com

 

If to ArchCo:

c/o ArchCo Residential LLC
5 Piedmont Center, Suite 300
Atlanta, GA 30305
Attention: Neil T. Brown & Dorrie Green
Email: neil@ntbrown.com & dgreen@archcoresidential.com

 

with a copy to:

 

Nelson Mullins Riley & Scarborough LLP

201 17th Street NW, Suite 1700

Atlanta, GA 30363

Attention: Michael Rubinger, Esq.

Email: michael.rubinger@nelsonmullins.com

 

(b)          Each such notice shall be deemed delivered (a) on the date delivered if by hand delivery or overnight courier service or facsimile, and (b) on the date upon which the return receipt is signed or delivery is refused or the notice is designated by the postal authorities as not deliverable, as the case may be, if mailed (provided, however, if such actual delivery occurs after 5:00 p.m. (local time where received), then such notice or demand shall be deemed delivered on the immediately following Business Day after the actual day of delivery).

 

(c)          By giving to the other parties at least fifteen (15) days written notice thereof, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses.

 

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17.2          Governing Law . This Agreement and the rights of the Members hereunder shall be governed by, and interpreted in accordance with, the laws of the State of Delaware. Each of the parties hereto irrevocably submits to the jurisdiction of the New York State courts and the Federal courts sitting in the State of New York and agree that venue for any and all matters involving this Agreement shall be established solely in such courts. Each of the parties hereto waives irrevocably the defense of inconvenient forum to the maintenance of such action or proceeding.

 

17.3          Successors . This Agreement shall be binding upon, and inure to the benefit of, the parties and their successors and permitted assigns. Except as otherwise provided herein, any Member who Transfers its Interest as permitted by the terms of this Agreement shall have no further liability or obligation hereunder, except with respect to claims arising prior to such Transfer.

 

17.4          Pronouns . Whenever from the context it appears appropriate, each term stated in either the singular or the plural shall include the singular and the plural, and pronouns stated in either the masculine, the feminine or the neuter gender shall include the masculine, feminine and neuter.

 

17.5          Table of Contents and Captions Not Part of Agreement . The table of contents and captions contained in this Agreement are inserted only as a matter of convenience and in no way define, limit or extend the scope or intent of this Agreement or any provisions hereof.

 

17.6          Severability . If any provision of this Agreement shall be held invalid, illegal or unenforceable in any jurisdiction or in any respect, then the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired, and the Members shall use their best efforts to amend or substitute such invalid, illegal or unenforceable provision with enforceable and valid provisions which would produce as nearly as possible the rights and obligations previously intended by the Members without renegotiation of any material terms and conditions stipulated herein.

 

17.7          Counterparts . This Agreement may be executed in several counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument.

 

17.8          Entire Agreement and Amendment . This Agreement and the other written agreements described herein between the parties hereto entered into as of the date hereof, constitute the entire agreement between the Members relating to the subject matter hereof. In the event of any conflict between this Agreement or such other written agreements, the terms and provisions of this Agreement shall govern and control. No amendment or waiver by a Member shall be enforceable against such Member unless it is in writing and duly executed by such Member.

 

17.9          Further Assurances . Each Member agrees to execute and deliver any and all additional instruments and documents and do any and all acts and things as may be necessary or expedient to effectuate more fully this Agreement or any provisions hereof or to carry on the business contemplated hereunder.

 

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17.10          No Third Party Rights . The provisions of this Agreement are for the exclusive benefit of the Members and the Company, and no other party (including, without limitation, any creditor of the Company) shall have any right or claim against any Member by reason of those provisions or be entitled to enforce any of those provisions against any Member .

 

17.11          Incorporation by Reference . Every Exhibit and Annex attached to this Agreement is incorporated in this Agreement by reference.

 

17.12          Limitation on Liability . Except as set forth in Section 14 , the Members shall not be bound by, or be personally liable for, by reason of being a Member, a judgment, decree or order of a court or in any other manner, for the expenses, liabilities or obligations of the Company, and the liability of each Member shall be limited solely to the amount of its Capital Contributions as provided under Section 5 . Except as set forth in Section 14.3 , any claim against any Member (the “ Member in Question ”) which may arise under this Agreement shall be made only against, and shall be limited to, such Member in Question’s Interest, the proceeds of the sale by the Member in Question of such Interest or the undivided interest in the assets of the Company distributed to the Member in Question pursuant to Section 13.3(d) hereof. Except as set forth in Section 14.3 , any right to proceed against (i) any other assets of the Member in Question or (ii) any agent, officer, director, member, partner, shareholder or employee of the Member in Question or the assets of any such Person, as a result of such a claim against the Member in Question arising under this Agreement or otherwise, is hereby irrevocably and unconditionally waived.

 

17.13          Remedies Cumulative . The rights and remedies given in this Agreement and by law to a Member shall be deemed cumulative, and the exercise of one of such remedies shall not operate to bar the exercise of any other rights and remedies reserved to a Member under the provisions of this Agreement or given to a Member by law. In the event of any dispute between the parties hereto, the prevailing party shall be entitled to recover from the other party reasonable attorney’s fees and costs incurred in connection therewith.

 

17.14          No Waiver . One or more waivers of the breach of any provision of this Agreement by any Member shall not be construed as a waiver of a subsequent breach of the same or any other provision, nor shall any delay or omission by a Member to seek a remedy for any breach of this Agreement or to exercise the rights accruing to a Member by reason of such breach be deemed a waiver by a Member of its remedies and rights with respect to such breach.

 

17.15          Limitation On Use of Names . Notwithstanding anything contained in this Agreement or otherwise to the contrary, each of Bluerock and ArchCo as to itself agree that neither it nor any of its Affiliates, agents, or representatives is granted a license to use or shall use the name of the other under any circumstances whatsoever except as provided in that certain license agreement to be entered into by the Company and an Affiliate of ArchCo pursuant to Section 17.20 of this Agreement. Any change in the Name of the Property must be approved by Manager.

 

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17.16          Publicly Traded Partnership Provision . Each Member hereby severally covenants and agrees with the other Members for the benefit of such Members, that (i) it is not currently making a market in Interests in the Company and will not in the future make such a market and (ii) it will not Transfer its Interest on an established securities market, a secondary market or an over-the-counter market or the substantial equivalent thereof within the meaning of Code Section 7704 and the Regulations, rulings and other pronouncements of the U.S. Internal Revenue Service or the Department of the Treasury thereunder. Each Member further agrees that it will not assign any Interest in the Company to any assignee unless such assignee agrees to be bound by this Section and to assign such Interest only to such Persons who agree to be similarly bound.

 

17.17          Uniform Commercial Code . The interest of each Member in the Company shall be an “uncertificated security” governed by Article 8 of the Delaware UCC and the UCC as enacted in the State of New York (the “ New York UCC ”), including, without limitation, (i) for purposes of the definition of a “security” thereunder, the interest of each Member in the Company shall be a security governed by Article 8 of the Delaware UCC and the New York UCC and (ii) for purposes of the definition of an “uncertificated security” thereunder.

 

17.18          Public Announcements . Neither Member nor any of its Affiliates shall, without the prior approval of the Manager, issue any press releases or otherwise make any public statements with respect to the Company or the transactions contemplated by this Agreement, except as may be required by applicable law or regulation or by obligations pursuant to any listing agreement with any national securities exchange so long as such Member or such Affiliate has used reasonable efforts to obtain the approval of the Manager prior to issuing such press release or making such public disclosure..

 

17.19          No Construction Against Drafter . This Agreement has been negotiated and prepared by Bluerock and ArchCo and their respective attorneys and, should any provision of this Agreement require judicial interpretation, the court interpreting or construing such provision shall not apply the rule of construction that a document is to be construed more strictly against one party.

 

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IN WITNESS WHEREOF, this Agreement is executed by the Members, effective as of the date first set forth above.

 

  BLUEROCK:
       
  BR Member Domain Phase 1, LLC , a Delaware limited liability company
   
  By:  Bluerock Special Opportunity + Income Fund II , LLC, a Delaware limited liability company, its Manager
       
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorized Signatory
       
  ARCHCO:
       
  ArchCo Domain Member LLC,
  a Delaware limited liability company
       
  By: /s/ Neil T. Brown
    Name:  Neil T. Brown
    Title:  Authorized Signatory

 

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EXHIBIT A

 

Unreturned Capital Contribution Accounts

 

Member Name   Unreturned Capital
Contribution Account
 
       
Bluerock   $   [______________]  
         
ArchCo   $ [  0.00  ]

 

 

 

 

Exhibit B

Examples of the application of Section 9.1(e)

 

Example 1 .

 

Proposed Transaction:

Bluerock determines to admit a new member to the Company who agrees to make Capital Contributions (which Bluerock would otherwise be permitted to make hereunder) subject to receipt of a senior preferred 12% IRR and 10% of all Distributable Funds thereafter.

 

Application of Section 9.1(e):

 

The Proposed Transaction is permitted without ArchCo’s consent. Section 6.3 would be modified to provide for distributions to be made as follows:

 

(i) First, to new Member, amounts necessary for the new member to achieve its 12% IRR;

 

(ii) Second, an amount equal to the sum of (A) the amounts required for Bluerock to achieve a 15% IRR on its Capital Contributions and (B) the amounts required for the new member to achieve a 15% IRR (after taking account of distributions under clause (i)) 90% to Bluerock and 10% to new member;

 

(iii) Third, 10% to new member, 78% to Bluerock and 12% to ArchCo.

 

Example 2 .

 

Proposed Transaction:

Bluerock determines to admit a new member who agrees to make a Capital Contribution (which Bluerock would otherwise be permitted to make hereunder) subject to receipt of a senior preferred 18% IRR and no residual interest.

 

Application of Section 9.1(e):

 

The Proposed Transaction is prohibited without ArchCo’s consent since it effectively results in a potential additional subordination of ArchCo’s 12% carried interest.

 

Example 3 .

 

Proposed Transaction:

Same as example 1 but the transaction is to be structured as a contribution of the Property to a new limited liability company (“NewCo”) in which the Company and the new member are members.

 

 

 

  

Application of Section 9.1(e):

 

The Proposed Transaction is permitted without ArchCo’s consent provided that (i) after giving effect to the distribution provision under the operating agreement of NewCo and the terms of Section 6.3 of this Agreement, Distributable Funds are distributable as provided in Example 1 above and (ii) after giving effect to any amendment hereof proposed by Bluerock to be entered into in connection with such contribution, the operating agreement of NewCo has provisions which are reasonably adequate for ArchCo to directly or indirectly have substantially the same rights and remedies as are provided for herein ) including, if Commencement of Construction has not occurred, the right to acquire the Property substantially on the terms provided in Section 16 if an Abandonment Event occurs; provided, however, Bluerock and not the new member, shall be obligated under the Put Option.

 

 

 

 

Exhibit 10.283

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR – ArchCo Domain Phase 1, LLC

 

This LIMITED LIABILITY COMPANY AGREEMENT OF BR – ArchCo Domain Phase 1, LLC (the “ Company ”), is dated as of November 20, 2015 (this “ Agreement ”), by BR – ArchCo Domain Phase 1 JV, LLC, a Delaware limited liability company, as the sole member of the Company (the “ Member ”).

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the “ Act ”), and there has been filed a Certificate of Formation of the Company (the “ Certificate of Formation ”) with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Member desires to operate the Company as a limited liability company under the Act.

 

NOW, THEREFORE, the Member agrees as follows:

 

1.           Formation . The Certificate of Formation, the formation of the Company as a limited liability company under the Act, and all actions taken by any other person who executed and filed the Certificate of Formation are hereby adopted and ratified. The affairs of the Company and the conduct of its business shall be governed by the terms and subject to the conditions set forth in this Agreement, as amended from time to time. The Member is hereby authorized and directed to file any necessary amendments to the Certificate of Formation of the Company in the office of the Secretary of State of the State of Delaware and such other documents as may be required or appropriate under the Act or the laws of any other jurisdiction in which the Company may conduct business or own property.

 

2.           Name . The name of the limited liability company formed hereby is BR – ArchCo Domain Phase 1, LLC.

 

3.           Purpose . The purpose of the Company is:

 

(i) to acquire, own, develop, improve, hold, sell, lease, transfer, exchange, assign, dispose of, operate, manage, finance or otherwise deal with that certain real property situated in Garland, TX and more particularly described on Exhibit A annexed hereto and made a part hereof, together with all buildings and improvements thereon and all personal property located thereat or used in connection therewith; and

 

(ii) to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

 

 

4.           Place of Business . The Company shall have its principal place of business at 712 Fifth Avenue, 9 th Floor, New York, New York, or at such other place or places as the Member may, from time to time, select.

 

5.           Registered Office and Agency . The address of its registered office in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, DE 19904. The name of the registered agent at such address is National Registered Agents. Such office and such agent may be changed from time to time by the Member in its sole discretion.

 

6.           Capital Accounts . An account shall be established in the Company's books for the Member and transferee in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).

 

7.           Percentage Interest and Allocations of Profits and Losses . The Member's interest in the Company equals 100% (the “ Percentage Interest ”). The Company's profits and losses shall be allocated in accordance with the Percentage Interest of the Member.

 

8.           Additional Contributions . The Member is not required to make any contribution of property or money to the Company.

 

9.           Distributions . At the time determined by the Member, the Member shall cause the Company to distribute any cash held by it which is neither reasonably necessary for the operation of the Company nor in violation of the Act. All cash available for distribution shall be distributed to the Member in accordance with the Percentage Interests.

 

10.          Powers . The business of the Company shall be solely under the management of the Member. The Member shall have the right and authority to take all actions specifically enumerated in the Certificate of Formation or this Agreement or which the Member otherwise deems necessary, useful or appropriate for the day-to-day management and conduct of the Company's business.

 

11.          Compensation . The Member shall not receive compensation for services rendered to the Company.

 

12.          Term . The Company shall dissolve, and its affairs shall be wound up, upon the earliest to occur of (a) the decision of the Member, (b) the sale by the Company of all or substantially all of its property or (c) an event of dissolution of the Company under the Act.

 

13.          Assignments . The Member may at any time directly or indirectly sell, transfer, assign, hypothecate, pledge or otherwise dispose of or encumber all or any part of its interest in the Company (including, without limitation, any right to receive distributions or allocations in respect of such interest and whether voluntarily, involuntarily or by operation of law).

 

 

 

14.          Limited Liability . The Member shall have no liability for the obligations of the Company except to the extent provided in the Act.

 

15.          Additional Members . Additional Members can only be admitted to the Company upon the consent of the Member, which consent may be evidenced by, among other things, the execution of an amendment to this Agreement.

 

16.          Management . The business and affairs of the Company shall be conducted solely and exclusively by the Member, as provided herein. The Member shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Member (or its designee(s)) shall be conclusive and binding upon the Company. Neil Brown, James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall have the authority to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Member shall from time to time approve, such approval to be conclusively evidenced by its execution and delivery of any of the foregoing. Third parties may conclusively rely upon the act of Neil Brown, James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such party for all purposes in respect of their dealings with the Company.

 

17.          Amendments . This Agreement may be amended only in a writing signed by the Member.

 

18.          Binding Agreement . Notwithstanding any other provision of this Agreement, the Member agrees that this Agreement constitutes a legal, valid and binding agreement of the Member, and is enforceable against the Member in accordance with its terms.

 

19.          Governing Law . This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

20.          Separability 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, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal. The parties shall nevertheless negotiate in good faith in order to agree to the terms of a mutually satisfactory provision consistent with their intentions in executing and delivering this Agreement to be substituted for the provision which is invalid, unenforceable or illegal.

 

[The remainder of this page is left intentionally blank]

 

 

 

IN WITNESS WHEREOF, the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBER:
   
  BR – ArchCo Domain Phase 1 JV, LLC, a Delaware limited liability company
   
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorized Signatory

 

 

 

EXHIBIT A

 

Description of the Land

 

Legal Description of the Phase I Property

 

BEING a tract of land situated in the DANIEL CRIST SURVEY, ABSTRACT NO. 226, City of Garland, Dallas County, Texas and being part of that tract of land conveyed to RCM Firewheel, LLC, according to the document filed of record in Document Number 201200376857, Deed Records, Dallas County, Texas and being more particularly described as follows:

 

BEGINNING at a point for corner from which a 1 inch iron pipe found bears South 49° 15' 32" West, 0.22 feet, for the intersection of the southwest line of Bunker Hill Road, a variable width right-of-way, with the northwest line of Old Miles Road, a variable width right-of-way;

 

THENCE Continuing with said northwest line, the following three (3) courses and distances:

 

South 46° 11' 57" West, a distance of 276.09 feet to a point for corner from which a 5/8 inch iron rod with a red plastic cap bears South 89° 33' 56" West, 0.24 feet;

 

South 42° 12' 35" West, a distance of 385.91 feet to a point for corner from which a 5/8 inch iron rod with a red plastic cap found bears North 51° 55' 29" West, 0.39 feet, said being at the beginning of a curve to the left having a central angle of 18° 57' 47", a radius of 530.00 feet and a chord bearing and distance of South 34° 50' 33" West, 174.61;

 

With said curve to the left, an arc distance of 175.41 feet to a 1/2 inch iron rod with a red plastic cap found for the intersection of said northwest line with the north line of President George Bush Turnpike, a variable width right-of-way;

 

THENCE Leaving said northwest line, and with said north line, the following courses and distances:

 

South 79° 44' 25" West, a distance of 445.23 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 10° 15' 36" West, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 79° 44' 14" West, a distance of 590.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 10° 15' 47" East, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 79° 43' 52" West, a distance of 213.62 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set in the southeast line of a tract of land conveyed to Carol Swanzy, according to the document filed of record in Document Number 200419014254, Deed Records, Dallas County, Texas;

 

THENCE North 43° 18' 50" East, leaving the above mentioned north line and with the common line of the above mentioned RCM Firewheel, LLC tract and said Swanzy tract, a distance of 279.94 feet to a point for corner from which a 5/8 inch iron rod found bears North 71° 57' 58" West, 0.21 feet;

 

 

 

THENCE North 32° 11' 10" West, with said common line, a distance of 148.78 feet to a point for corner in creek;

 

THENCE South 43° 18' 11" West, continuing with said common line, a distance of 486.11 feet to a point for corner in the north line of the above mentioned President George Bush Turnpike, from which a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found bears North 10° 38' 57" East, 0.20 feet;

 

THENCE South 80° 03' 57" West, with said north line, a distance of 65.85 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

THENCE North 42° 12' 48" East, leaving said north line, over and across the above mentioned RCM Firewheel, LLC tract, a distance of 2,066.88 feet to a “X” set in the southwest line of the above mentioned Bunker Hill Road, said being at the beginning of a non-tangent curve to the right having a central angle of 06° 35' 39", a radius of 755.00 feet and a chord bearing and distance of South 49° 21' 45" East, 86.85 feet;

 

THENCE With said southwest line, the following courses and distances:

 

With said curve to the right, an arc distance of 86.89 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 46° 03' 56" East, a distance of 333.56 feet to the beginning of a curve to the left having a central angle of 01° 55' 43", a radius of 845.00 feet and a chord bearing and distance of South 47° 01' 46" East, a distance of 28.44 feet;

 

With said curve to the left, an arc distance of 28.44 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 45° 57' 50" East, a distance of 496.60 feet to the POINT OF BEGINNING and containing 30.038 acres of land, more or less.

 

 

 

Exhibit 10.284

 

AGREEMENT OF PURCHASE AND SALE

 

[ Domain Site, Garland, TX ]

 

ARTICLE 1. PROPERTY/PURCHASE PRICE; PHASES

 

1.1           Certain Basic Terms .

 

(a) Purchaser and Notice Address :

 

  With a copy to :
   
ArchCo Residential LLC Sherman & Howard L.L.C.
Attn: Mark Denyer Attn: Mike Shomo
2801 SE Hampden Road 633 Seventeenth Street, Suite 3000
Bartlesville, OK  74006 Denver, CO 80202
Telephone: (918) 397-3760 Telephone: (303) 299-8256
E-mail: realcap@ionet.net E-mail: mshomo@shermanhoward.com
   
  and to:
   
  ArchCo Residential LLC
  Attn: Neil T. Brown
  7 Piedmont Center, Suite 300
  Atlanta, GA 30305
  Telephone: (571) 220-4829
  E-mail: neil@ntbrown.com

 

(b) Seller and Notice Address :

 

  With a copy to :
   
RCM Firewheel, LLC Realty Capital Management, LLC
Attn: Richard Myers Attn: Tim Coltart
909 Lake Carolyn Parkway, # 150 909 Lake Carolyn Parkway, # 150
Irving, TX 75039 Irving, TX 75039
Telephone: (469) 533-4100 Telephone: (469) 533-4100
E-mail: myers@rcpinvestments.com E-mail: tcoltart@realtycapital.com
   
  and to:
   
  Kelly Hart & Hallman, LLP   
  Attn: J. Andrew Rogers
  201 Main Street, Suite 2500
  Fort Worth, Texas 76102
  Telephone: (817) 878-3546
  E-mail: andy.rogers@kellyhart.com

 

(c) Title Company and Notice Address :

 

Old Republic National Title Insurance Company  
Attn: David Lawrence  
8201 Preston Road, Suite 450  
Dallas, TX 75225  
Telephone: (214) 239-6412  
E-mail: dlawrence@oldrepublictitle.com  

 

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(d) Escrow Agent :

 

Old Republic National Title Insurance Company  
Attn: David Lawrence  
8201 Preston Road, Suite 450  
Dallas, TX 75225  
Telephone: (214) 239-6412  
E-mail: dlawrence@oldrepublictitle.com  

 

(e) Agreement Date : The latest date of execution by the Seller or the Purchaser, as indicated on the signature page of this Agreement.
     
(f) Purchase Price : (i) With respect to the Phase I Property (defined in Section 1.3), $3,975,000 (the “ Phase I Purchase Price ”).  The Phase I Purchase Price may be increased pursuant to Section 2.4(c)(1).
     
    (ii) With respect to the Phase II Property (defined in Section 1.3), $5,075,000 (the P hase II Purchase P rice”).  The Phase II Purchase Price may be increased pursuant to Section 2.4(c)(2).
     
    (iii) With respect to the Phase III Property (defined in Section 1.3), $6,000,000 (the P hase III Purchase P rice”).  The Phase III Purchase Price may be increased pursuant to Section 2.4(c)(3).
     
(g) Earnest Money : Defined in Section 1.4.
     
(h) Due Diligence Period : The period ending 75 days after the Agreement Date.
     
(i) Closing Date : (i) With respect to the Phase I Property, as designated by the Purchaser upon not less than five days’ prior notice, but no later than the Outside Closing Date for the Phase I Property.  The “ Outside Closing Date ” for the Phase I Property means October 30, 2015.
     
    (ii) With respect to the Phase II Property, 30 days after Purchaser delivers its Phase II Option Notice (defined in Section 1.2(c)), but no later than the Outside Closing Date for the Phase II Property.  The O utside Closing Date ” for the Phase II Property means the earlier of (A) six months after Purchaser receives a final certificate of occupancy for the Phase I Project or (B) December 15th, 2017.  The Outside Closing Date for the Phase II Property may be extended by Purchaser pursuant to Section 1.2(d) and in accordance with Sections 2.7(a) and 2.7(d).
     
    (iii) With respect to the Phase III Property, 30 days after Purchaser delivers its Phase III Option Notice (defined in Section 1.2(e)), but no later than the Outside Closing Date for the Phase III Property.  The O utside Closing D ate” for the Phase III Property means the earlier of (A) six months after Purchaser receives a final certificate of occupancy for the Phase II Project, or (B) December 15th, 2019.  The “ Outside Closing Date ” for the Phase III Property may be extended by Purchaser pursuant to Section 1.2(f) and in accordance with Sections 2.7(a) and 2.7(d).

 

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(j) Brokers : Mark Boone of Realty Capital Management and Andrew Prine of Stratford Land Company.
     
(k) Proposed Project : A Class A, urban-style apartment complex of approximately 1,025 units to be developed in three phases:
     
    (i)  The “ Phase I Project ”, comprised of a minimum of 300 units to be constructed on the Phase I Development Parcel (defined in Section 1.6(d)(1);
     
    (ii) The “ Phase II P r ojec t”, comprised of approximately 350 units to be constructed on the Phase II Development Parcel (defined in Section 2.3(b); and
     
    (iii) The “ Phase III Project ”, comprised of approximately 375 units to be constructed on the Phase III Development Parcel (defined in Section 2.3(b)); in each case pursuant to plans and specifications prepared by and reasonably satisfactory to Purchaser.
     
(l) Business Day : Any day which is not (i) a Saturday, (ii) a Sunday, or (iii) a holiday on which national banks operating in Garland, Texas, are authorized to be closed.

 

1.2           Purchase and Sale and Option .

 

(a)           Agreement and Grant . Subject to the terms and conditions of this Agreement, (i) Seller agrees to sell to Purchaser, and Purchaser agrees to purchase from Seller, the Phase I Property (defined in Section 1.3), and (ii) Seller grants to Purchaser the exclusive option to purchase the Phase II Property (defined in Section 1.3) (the Phase II Optio n”) and the Phase III Property (defined in Section 1.3) (the P hase III Option ”). At the Closing (defined in Section 5.1) for the Phase I Property, Seller and Purchaser shall execute a Memorandum of Option (the M emorandum ”). Purchaser shall deliver a proposed form of Memorandum to Seller for its reasonable review and approval within 45 days after the Agreement Date and the parties shall mutually and in good faith agree upon the form of the Memorandum prior to the end of the Due Diligence Period. Upon the Closing for the Phase I Property, the Escrow Agent shall record the Memorandum in the real property records of Dallas County, Texas.

 

(b)           Intentionally Deleted .

 

(c)           Phase II Option . Purchaser may exercise the Phase II Option by giving written notice to Seller of Purchaser’s exercise of the Phase II Option (the “ Phase II Option N otice”), subject to the following conditions: (i) Closing for the Phase I Property has occurred; (ii) at the Closing for the Phase I Property, Purchaser delivered $50,000 to Seller as the option payment for the Phase II Property (the Ph ase II Option Payment ”); (iii) Purchaser delivers the Phase II Option Notice to Seller not later than 30 days before the Outside Closing Date for the Phase II Property. If Purchaser exercises the Phase II Option in accordance with this Section 1.2(c), then Seller shall sell to Purchaser, and Purchaser shall purchase from Seller, the Phase II Property under the terms and conditions of this Agreement. If Purchaser does not exercise the Phase II Option in accordance with this Section 1.2(c), the Phase II Option, the Phase III Option and this Agreement shall terminate, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement. The Phase II Option Payment shall be deemed earned by Seller upon receipt by Seller and shall not be credited against the Phase II Purchase Price at the Closing for the Phase II Property. The Phase II Option Payment shall not be refunded to Purchaser except in the event of Seller’s default under this Agreement.

 

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(d)           Phase II Extension . Purchaser may extend the Outside Closing Date for the Phase II Property up to two times, for 30 days for each extension, by (i) giving written notice to Seller (each, a Phase II Extension N otice”) of the extension at least 30 days before the Outside Closing Date for the Phase II Property, as it may have been previously extended, and (ii) delivering an extension payment in the amount of $20,000 (an Ext ension Payment ”) to Seller within three Business Days after Purchaser delivers the corresponding Phase II Extension Notice. If Purchaser does not pay an Extension Payment in accordance with this Section 1.2(d), Purchaser shall be deemed to have not extended the Outside Closing Date for the Phase II Property under the corresponding Phase II Extension Notice. No Extension Payments shall be credited against the Phase II Purchase Price or refunded to Purchaser except in the event of Seller’s default under this Agreement.

 

(e)           Phase III Option . Purchaser may exercise the Phase III Option by giving written notice to Seller of Purchaser’s exercise of the Phase III Option (the “ Phase III Option Notice ”), subject to the following conditions: (i) at the Closing for the Phase I Property, Purchaser delivered $50,000 to Seller as the option payment for the Phase III Property (the “ Phase III Option Payment ”); (ii) Closing for the Phase II Property has occurred; (iii) Purchaser delivers the Phase III Option Notice to Seller not later than 30 days before the Outside Closing Date for the Phase III Property. If Purchaser exercises the Phase III Option in accordance with this Section 1.2(e), then Seller shall sell to Purchaser, and Purchaser shall purchase from Seller, the Phase III Property under the terms and conditions of this Agreement. If Purchaser does not exercise the Phase III Option in accordance with this Section 1.2(e), the Phase III Option and this Agreement shall terminate, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement. The Phase III Option Payment shall be deemed earned by Seller upon receipt by Seller and shall not be credited against the Phase III Purchase Price at the Closing for the Phase III Property The Phase III Option Payment shall not be refunded to Purchaser except in the event of Seller’s default under this Agreement.

 

(f)           Phase III Extension . Purchaser may extend the Outside Closing Date for the Phase III Property up to two times, for 30 days for each extension, by (i) giving written notice to Seller (each, a “ Phase III Extension Notice ”) of the extension at least 30 days before the Outside Closing Date for the Phase III Property, as it may have been previously extended, and (ii) delivering an Extension Payment to Seller within three Business Days after Purchaser delivers the corresponding Phase III Extension Notice. If Purchaser does not pay an Extension Payment in accordance with this Section 1.2(f), Purchaser shall be deemed to have not extended the Outside Closing Date for the Phase III Property under the corresponding Phase III Extension Notice. No Extension Payments shall be credited against the Phase III Purchase Price or refunded to Purchaser except in the event of Seller’s default under this Agreement.

 

1.3           Property . The “ Property ” means the approximately 135.89 gross acres of land (the La n d”, comprised of, collectively, the Phase I Land, the Phase II Land and the Phase III Land (as those terms are defined in Section 1.6(c))), including at least 36.4 developable acres of land (comprised, collectively, of the Phase I Development Parcel and the Phase II & III Development Parcel (defined in Section 1.6(d))), located in Garland, Texas and as described in Exhibit A attached to this Agreement, together with all and singular the rights, benefits, privileges, easements, tenements, hereditaments, and appurtenances belonging or appertaining to, respectively, each of the Phase I Land, the Phase II Land and the Phase III Land, and Seller’s rights, easements or other interests, if any, in and to adjacent streets, alleys and rights-of-way, or other property abutting, respectively, each of the Phase I Land, the Phase II Land and the Phase III Land, and together with any and all minerals and mineral rights, water and water rights, wells, well rights and well permits, water and sewer taps, sanitary or storm sewer capacity or reservations and rights under utility agreements with any applicable governmental or quasi-governmental entities or agencies with respect to the providing of utility services to, respectively, each of the Phase I Land, the Phase II Land and the Phase III Land (respectively, the “ Phase I Property ”, the “ Phase II Property ” and the “ Phase III Property ”). Each of the Phase I Property, the Phase II Property and the Phase III Property may be referred to individually as a “ Phase ”.

 

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1.4           Earnest Money . Within five Business Days after receipt of a fully executed copy of this Agreement, Purchaser shall deposit $25,000 with the Escrow Agent as an earnest money deposit (the “ First Deposit ”). If this Agreement is not terminated under Section 2.2(b), Purchaser shall deposit $50,000 with the Escrow Agent as an additional earnest money deposit (the “ Second Deposit ”) within five Business Days after the end of the Due Diligence Period. “ Earnest Money ” means, collectively, the First Deposit, and the Second Deposit (once made by Purchaser), together with interest on such amounts. The Earnest Money shall be applied to the Phase I Purchase Price at Closing for the Phase I Property. If, before Closing for the Phase I Property occurs, this Agreement terminates pursuant to any express right of Purchaser to terminate this Agreement, the Escrow Agent shall disburse the Earnest Money in accordance with Article 9 of this Agreement, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement. The Escrow Agent shall hold and disburse the Earnest Money in accordance with Article 9 of this Agreement.

 

1.5           Independent Contract Consideration . At the same time as the deposit of the Earnest Money to the Escrow Agent, Purchaser shall deliver to Seller the sum of $100.00 in cash or by check (the “ Independent Contract Consideration ”) which amount has been bargained for and agreed to as consideration for Purchaser’s exclusive option to purchase the Property and the Due Diligence Period as provided in this Agreement, and for Seller’s execution and delivery of this Agreement. The Independent Contract Consideration is in addition to and independent of all other consideration provided in this Agreement, and is nonrefundable in all events.

 

1.6           Land, Land Areas, Land Phases, Development Parcels and Flood Plain Improvements .

 

(a)           Existing Land . Seller holds title to the Land, consisting of approximately 135.89 acres of land depicted and described on the Land Title Survey – 135.89 Acres, having a revision date of December 20, 2012 and prepared by Dowdey, Anderson & Associates, Inc. as Job No. 07039 (the “ Existing Land Survey ”). The locations and approximate boundaries of the Phase I Land, the Phase II Land, and the Phase III Land are depicted on Exhibit B attached to this Agreement (the “ Land Areas Exhibi t”).

 

(b)           Land Areas . Approximately 50 acres of the Land fronting on Bunker Hill Road (the “ PD Land A rea”) is zoned as Planned Development District (PD) for Multifamily Uses under Ordinance No. 6539 adopted by the City of Garland, Texas (the “ City ”) on May 1, 2012. The Land includes the entire PD Land Area. The remainder of the land area of the Land (the “ AG Land Area ”) is zoned as Agriculture (AG) District. The approximate location of the boundary line between the PD Land Area and the AG Land Area is depicted on the Land Areas Exhibit. A portion of the AG Land Area may be dedicated to the City (collectively, the “ Dedication Land Area ”) following the Closing for the Phase I Property. The approximate location of the proposed boundary line between the Dedication Land Area and the remainder of the Land (the “ Dedication Property Line ”) is shown on the Land Areas Exhibit, and the final location of the Dedication Property Line shall be determined pursuant to Section 2.6(a).

 

(c)           Land Phases . The Land will be divided into the Phase I Land, the Phase II Land and the Phase III Land in accordance with the terms and conditions of this Agreement.

 

(1)         “ Phase I Land ” means the portion of the Land to be determined and described in accordance with Section 2.3(a). Purchaser intends to construct the Phase I Project on the Phase I Land.

 

(2)         “ Phase II Land ” means the portion of the Land to be determined and described in accordance with Section 2.3(b). Purchaser intends to construct the Phase II Project on the Phase II Land.

 

(3)         “ Phase III Land ” means the portion of the Land to be determined and described in accordance with Section 2.3(b). Purchaser intends to construct the Phase III Project on the Phase III Land.

 

(d)           Development Parcels . The “ Development Parcels ” means, collectively, the Phase I Development Parcel and the Phase II & III Development Parcel.

 

(1)         “ Phase I Development Parcel ” means the portion of the Phase I Land to be determined and described in accordance with Section 2.6(a), subject to the following general criteria: The Phase I Development Parcel shall (A) be comprised of at least 10 acres; (B) be located entirely within the Phase I Land; (C) be located entirely within the PD Land Area; and (D) have boundaries in the approximate locations depicted on the Land Areas Exhibit.

 

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(2)         “ Phase II & III Development Parcel ” means the portion of the Land (excluding the Phase I Land) to be determined and described in accordance with Section 2.6(a), subject to the following general criteria: The Phase II & III Development Parcel shall (A) be comprised of at least 26.4 acres; (B) be located entirely within the PD Land Area; and (C) have boundaries in the approximate locations depicted on the Land Areas Exhibit.

 

(e)           Flood Plain Improvements . As of the Agreement Date, most of Tract 1 and all of Tract 2 and Tract 3 are located within a special flood hazard area (as that phrase is defined in 49 CFR Part 59, an “ SFHA ”) designated on the Flood Insurance Rate Map (the “ FIRM ”) promulgated by the Federal Emergency Management Agency (“ FEMA ”) and applicable to the Property. “ Flood Plain Improveme nts” means all work and materials required to place fill, construct ponds and graded floodplain storage shelves, and perform related grading and other work necessary to cause the Development Parcels to be removed from the SFHA and cause FPI Final Approval to occur. “ FPI Final Approval ” means, collectively, (i) the approval of the completed Flood Plain Improvements by all applicable federal, state and local governmental agencies, (ii) the issuance by FEMA of a letter of map revision for the FIRM demonstrating that no portion of the Development Parcels is, and no improvements constructed on the Development Parcels will be, within an SFHA (the “ LOMR ”), (iii) any restrictions, obligations or conditions imposed on the Property or the owner of the Property by any governmental agency, in connection with the approval of the Flood Plain Improvements or the issuance of the LOMR, has been approved in writing by Purchaser, which approval shall not be unreasonably withheld and (provided Purchaser includes with its request for approval a statement in BOLDFACE TYPE AND ALL CAPITAL LETTERS that Purchaser’s approval shall be deemed given if Purchaser does not deliver written objections to Seller within five (5) business days after Purchaser’s receipt of written request for approval) shall be deemed given if Purchaser does not deliver written objections to any request for approval within five (5) Business Days after Purchaser’s receipt of written request for approval, together with copies of all documents that describe or impose the restrictions, obligations or conditions, and (iv) that all appeal periods with respect to the approvals under clause (i) and the issuance of the LOMR under clause (ii) have expired without any appeal having been filed or, if filed, the appeal has been resolved to the reasonable satisfaction of Purchaser. Seller acknowledges that the completion of the construction of the Flood Plain Improvements and achieving FPI Final Approval by Seller in accordance with this Agreement is a material covenant and a material part of the consideration to Purchaser under this Agreement.

 

ARTICLE 2. INSPECTION AND DEVELOPMENT APPROVALS

 

2.1           Seller’s Delivery of Specified Documents . Within five Business Days after the Agreement Date, Seller shall provide to Purchaser the following information with respect to the Property (the “ Property Information ”) to the extent in Seller’s possession or control: (i) the latest property tax bills and value renditions from all taxing authorities; (ii) any environmental reports and a schedule listing any such reports; (iii) all existing plans, specifications, permits, approvals (and any applications for permits or approvals), maps and surveys (including, without limitation, archaeological, boundary, topographic and tree surveys); (iv) any subdivision reports; (v) any existing title report, commitment or policy, together with copies of any covenants, conditions, restrictions and other exceptions to title; (vi) any soils and engineering reports; (vii) any written notices, reports, citations, orders, decisions, correspondence, or memoranda from any governmental authority (including, but not limited to, copies of any zoning letters); (viii) all agreements with or applications to, and responses and decisions from, any governmental authority with respect to any zoning modification, variance, exception, platting or other matter relating to the zoning, use, development, subdivision or platting of the Property; (ix) copies of all agreements, studies, reports, correspondence and other documents relating to the presence or absence of any endangered species or environmentally sensitive areas on the Property; (x) any pleadings, judgments, court orders and settlement agreements relating to or resulting from legal proceedings affecting the Property; and (xi) any leases, contracts or agreements relating to the Property or services being provided or to be provided to the Property, including, without limitation, any agreements with electric, cable, gas, telephone or other utility providers. Seller shall provide to Purchaser any documents described above and coming into Seller’s possession or control or produced by Seller after the initial delivery above and shall continue to provide same during the pendency of this Agreement.

 

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2.2           Due Diligence .

 

(a)          Purchaser shall have through the last day of the Due Diligence Period in which to examine, inspect, and investigate the Property and, in Purchaser’s sole and absolute judgment and discretion, to determine whether the Property is acceptable to Purchaser, whether Purchaser is prepared to make an investment in the Property, and for Purchaser to obtain all necessary internal approvals.

 

(b)          If Purchaser, in Purchaser’s sole and absolute judgment and discretion, determines that the Property is acceptable to Purchaser, Purchaser may deliver a written notice to Seller and Escrow Agent (a “ Due Diligence Approval Notice ”) on or before the last day of the Due Diligence Period. If Purchaser so delivers a Due Diligence Approval Notice to Seller and Escrow Agent, Purchaser shall deposit the Second Deposit with the Escrow Agent in accordance with Section 1.4. If Purchaser so delivers a Due Diligence Approval Notice to Seller and Escrow Agent in accordance with this Section 2.2(b) and deposits the Second Deposit with Escrow Agent in accordance with Section 1.4, Purchaser and Seller shall proceed to Closing in accordance with and subject to the terms and conditions of this Agreement. Notwithstanding anything to the contrary in this Agreement, Purchaser may terminate this Agreement by giving notice of termination (a “ Due Diligence Termination Notice ”) to Seller on or before the last day of the Due Diligence Period. If Purchaser fails to deposit the Second Deposit with Escrow Agent in accordance with Section 1.4 or fails to deliver either a Due Diligence Approval Notice or a Due Diligence Termination Notice to Seller and Escrow Holder, Purchaser shall be deemed to have delivered a Due Diligence Termination Notice on the last day of the Due Diligence Period and Purchaser shall be deemed to have terminated this Agreement effective as of the expiration of the Due Diligence Period.

 

(c)          Purchaser and its agents, employees, and representatives shall have a continuing right of reasonable access to the Property during the pendency of this Agreement for the purpose of conducting surveys, engineering, geotechnical, and environmental inspections and tests (including intrusive inspection and sampling), and any other inspections, studies, or tests reasonably required by Purchaser. In the course of its investigations Purchaser may make inquiries to third parties including, without limitation, lenders, contractors, and municipal, local, and other government officials and representatives, and Seller consents to such inquiries. Purchaser shall keep the Property free and clear of any liens and will indemnify, defend, and hold Seller harmless from all claims and liabilities asserted against Seller as a result of any such entry by Purchaser, its agents, employees, or representatives, excluding any claims or liabilities arising from Purchaser’s discovery of any condition relating to the Property. Further, Purchaser agrees that Purchaser shall carry commercial general liability insurance with limits of liability of not less than $1,000,000.00 per occurrence and $2,000,000.00 general aggregate covering all activities of Purchaser’s agents, contractors and representatives while exercising Purchaser’s right of entry upon the Property. Seller and Seller’s lender shall be named as additional insureds on such commercial general liability policy. Purchaser shall deliver the required certificate of insurance to Seller evidencing such coverage prior to the date that any agent or contractor of Purchaser first goes onto the Property. Purchaser shall deliver copies of all written reports, inspections, tests and studies it obtains regarding the Property to Seller within one Business Day after its receipt of same. Purchaser agrees to keep the contents and results of such reports, inspections, tests and studies confidential except that Purchaser may divulge same to (i) its potential lenders and investors, (ii) its consultants and attorneys, (iii) to the City if necessary in connection with obtaining the Development Approvals (defined below), and (iv) if required by law. If any inspection or test disturbs the Property, Purchaser will restore the Property to the same condition as existed prior to any such inspection or test. Purchaser’s obligations under this Section 2.2(c) shall survive the Closings and any termination of this Agreement.

 

2.3           Land Phases .

 

(a)           Phase I Land . No later than 10 Business Days before the end of the Due Diligence Period, Purchaser shall deliver to Seller the proposed legal description for the Phase I Land. Within five Business Days after Purchaser delivers the proposed legal description for the Phase I Land, Seller shall review it and give written notice to Purchaser whether Seller approves it. Seller shall not unreasonably withhold its approval of the proposed legal description for the Phase I Land so long as it is substantially consistent with the Land Areas Exhibit.

 

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(b)           Phase II Land and Phase III Land . Not later than 90 days before the Outside Closing Date for the Phase II Property, as it may have been extended under Section 1.2(d), Purchaser shall deliver to Seller the proposed legal description for each of (i) the Phase II Land, (ii) the corresponding portion of the Phase II & III Development Parcel located within the Phase II Land (the “ Phase II Development Parcel ”), (iii) the Phase III Land, and (iv) the corresponding portion of the Phase II & III Development Parcel located within the Phase III Land (the “ Phase III Development Parcel ”). Within five Business Days after Purchaser delivers the proposed legal descriptions, Seller shall review them and give written notice to Purchaser whether Seller approves them. Seller shall not unreasonably withhold its approval of the proposed legal descriptions so long as they are substantially consistent with the Land Areas Exhibit.

 

2.4           Development Approvals .

 

(a)           Purchaser’s Right to Obtain . Purchaser shall have the right to apply for and obtain from all applicable private and governmental authorities final zoning, site plan and all other applicable development approvals, permits and licenses (excluding only platting and a building permit) (collectively, the “ Development Approvals ”) required in connection with the development and construction of the Proposed Project. Purchaser’s efforts to obtain the Development Approvals shall be at its sole cost and expense (including the posting of any fiscal requirements). Development Approvals shall include, without limitation, a Concept Plan (as defined in the City Code of Ordinances) for the entire Proposed Project, a Detail Plan (as defined in the City Code of Ordinances) for the Proposed Project for each Phase, and any approvals required under any declaration of covenants, conditions and restrictions or any other private agreement affecting the Proposed Project for each Phase. Purchaser shall submit to the City its proposed Concept Plan for the entire Proposed Project and the Property within 30 days after the end of the Due Diligence Period. Purchaser shall not be obligated to close the transaction for each Phase unless Final Approval of the Development Approvals (defined below) has occurred with respect to all Development Approvals required for the Proposed Project for the respective Phase. By way of example, Development Approvals required for the Phase I Project includes, among other things, a Concept Plan for the entire Proposed Project and a Detail Plan for the Phase I Project. “ Final Approval of the Development Approvals ” means that the Development Approvals must be without conditions or restrictions (including the payment of assessments or the posting of security) that are unacceptable to Purchaser, as determined by Purchaser in its reasonable discretion, and that all appeal periods with respect to the Development Approvals shall have expired without any appeal having been filed or, if filed, such appeal shall have been resolved to the reasonable satisfaction of Purchaser.

 

(b)           Seller’s Cooperation . Seller agrees to cooperate fully with Purchaser, without expense to Seller, to enable Purchaser to apply for and obtain all Development Approvals. Seller shall execute all documents required for the development approval process including the appointment of Purchaser as its agent or nominee to obtain any Development Approvals. Seller shall appear at public hearings, city staff meetings, or other meetings related to the approval of Purchaser’s application(s) as may be reasonably requested by Purchaser. Seller agrees to execute such plats, including any necessary lot splits, as may be required whereby each Phase shall be a “legal lot” under all applicable ordinances, laws, and regulations, and Seller shall provide easements over adjacent tracts of land owned by Seller (to be recorded at the appropriate Closing), in form and substance reasonably satisfactory to Purchaser, for access and utilities as may be required in connection with the Development Approvals and as required by utility companies or any governmental authorities with respect to the Proposed Project. Such plats and dedications shall be made and granted by Seller at such time as is required by the applicable governmental authority. The Property description and Survey shall be revised to take into account de minimis changes to the Property boundaries requested by Purchaser that are necessary to permit the development of the Proposed Project.

 

(c)           Purchase Price Adjustmen t.

 

(1)          Phase I Purchase P rice. If, pursuant to Final Approval of the Development Approvals for the Phase I Project, the Phase I Project may be comprised of more than 300 apartment units, the Phase I Purchase Price shall be increased by an amount equal to the product of (A) the number of apartment units so approved for the Phase I Project minus 300, times (B) $13,250.

 

(2)          Phase II Purchase Pric e. If, pursuant to Final Approval of the Development Approvals for the Phase II Project, the Phase II Project may be comprised of more than 350 apartment units, the Phase II Purchase Price shall be increased by an amount equal to the product of (A) the number of apartment units so approved for the Phase II Project minus 350, times (B) $14,500.

 

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(3)          Phase III Purchase Pric e. If, pursuant to Final Approval of the Development Approvals for the Phase III Project, the Phase III Project may be comprised of more than 375 apartment units, the Phase III Purchase Price shall be increased by an amount equal to the product of (A) the number of apartment units so approved for the Phase III Project minus 375, times (B) $16,000.

 

(d)           Termination Right . Purchaser shall use its commercially reasonable and diligent efforts to obtain the Development Approvals for the Phase I Project. If Purchaser determines at any time that, in spite of the use of its commercially reasonable and diligent efforts, it has been or will be unable to obtain Final Approval of the Development Approvals for a Phase by the Outside Closing Date for the respective Phase, then Purchaser may, by delivering written notice to Seller at least 30 days before the applicable Outside Closing Date, (i) terminate this Agreement (such notice is a “ Development Approvals Termination Notice ”); or (ii) waive the condition for Final Approval of the Development Approvals for the respective Phase and proceed with the Closing for the respective Phase on such date to which the parties may mutually agree, but in any event, no later than the Outside Closing Date for the respective Phase, as it may have been extended under Section 1.2. In the event Purchaser delivers the Development Approvals Termination Notice in compliance with this Section 2.4(d) , Seller shall retain the Phase II Option Payment and Phase III Option Payment if such payments were made by Purchaser.

 

2.5           Seller Subdivision and Dedication Responsibilities .

 

(a)           Seller Subdivision for the Phase I Prope rty. Before the Closing for the Phase I Property, Seller shall, at its cost and expense, use its commercially reasonable and diligent efforts to obtain approval for any subdivision of the Property required (A) in order for Seller to legally convey to Purchaser, in accordance with state and local subdivision laws and regulations, the Phase I Property at the Closing for the Phase I Property, and (B) to satisfy the requirements of the City or other governmental agencies in connection with the dedication of the Dedication Land Area.

 

(b)           Seller Subdivision for Subsequent Phase s. Before the Closing for, respectively, the Phase II Property and the Phase III Property, Seller shall, at its cost and expense, use its commercially reasonable and diligent efforts to obtain approval for any subdivision required in order for (A) Seller to legally convey to Purchaser, in accordance with state and local subdivision laws and regulations, the Phase II Property at the Closing for the Phase II Property, and (B) Seller to legally convey to Purchaser, in accordance with state and local subdivision laws and regulations, the Phase III Property at the Closing for the Phase III Property.

 

(c)           Seller Subdivision Defined . “ Seller Subdivision ” means any subdivision of the Property required under Section 2.5(a) or 2.5(b). Seller shall be responsible for all obligations (including, without limitation, the posting of any fiscal requirements, the construction of any improvements and the dedication of any real property or improvements or the payment of any fees in lieu of dedication) imposed as a condition of approval of any Seller Subdivision by any governmental agency. Any Seller Subdivision, and any restrictions, obligations or conditions imposed by any Seller Subdivision on the Property or the owner of the Property, shall be subject to Purchaser’s prior written approval, which approval shall not be unreasonably withheld and (provided Purchaser includes with its request for approval a statement IN BOLDFACE TYPE AND ALL CAPITAL LETTERS that Purchaser’s approval shall be deemed given if Purchaser does not deliver written objections to Seller within five (5) business days after Purchaser’s receipt of written request for approval) shall be deemed given if Purchaser does not deliver written objections to any request for approval within five (5) Business Days after Purchaser’s receipt of written request for approval, together with copies of all documents that describe or impose the restrictions, obligations or conditions.

 

(d)           Dedication Land Area . During the pendency of this Agreement, Seller and Purchaser shall agree in writing regarding the timing of the dedication of the Dedication Land Area and the terms upon which either Seller and/or Purchaser, as applicable, may dedicate the Dedication Land Area to the City or other governmental agencies. The parties contemplate that no earlier than the Closing for the Phase I Property and no later than the Closing for the Phase II Property, Seller and/or Purchaser may dedicate the Dedication Land Area to the City or such other governmental agencies as Seller and Purchaser have agreed upon. In the event of a dedication, the party dedicating the Dedication Land Area shall be responsible for all obligations (including, without limitation, the posting of any fiscal requirements, the construction of any improvements and the dedication of any other property or improvements or the payment of any fees) imposed as a condition of approval of the City’s acceptance of that portion of the Dedication Land Area owned by such party. Any restrictions, obligations or conditions imposed in connection with the dedication of the Dedication Land Area on the Property (other than the Dedication Land Area) or on the owner of the Property (other than the Dedication Land Area), shall be subject to Purchaser’s prior written approval, which approval shall not be unreasonably withheld and (provided Purchaser includes with its request for approval a statement IN BOLDFACE TYPE AND ALL CAPITAL LETTERS that Purchaser’s approval shall be deemed given if Purchaser does not deliver written objections to Seller within five (5) business days after Purchaser’s receipt of written request for approval) shall be deemed given if Purchaser does not deliver written objections to any request for approval within five (5) Business Days after Purchaser’s receipt of written request for approval.

 

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(e)           Surviva l. The parties’ obligations under this Section 2.5 shall survive the Closings.

 

2.6           FPI Pre-Construction Matters .

 

(a)           FPI Pre-Construction Package . Within 30 days after the Agreement Date, Seller shall deliver to Purchaser the following items (collectively, the “ FPI Pre-Construction Package ”) for Purchaser’s review and approval: (i) the proposed final engineering drawings and specifications for all Flood Plain Improvements (once approved by Purchaser under this Section 2.6(a), the “ Plans and Specifications ”); (ii) an estimate of the costs to construct all Flood Plain Improvements (once approved by Purchaser under this Section 2.6(a), the “ FPI Construction Estimate ”); (iii) the preliminary construction schedule for construction of the Flood Plain Improvements; (iv) the name of the contractor that Seller proposes to engage to construct the Flood Plain Improvements (once approved by Purchaser under this Section 2.6(a), the “ FPI Contractor ”); (v) a copy of the proposed construction contract between Seller and the FPI Contractor for the construction of all FPI Improvements (once approved by Purchaser under this Section 2.6(a), the “ FPI Construction Contract ”) conforming to the requirements of Section 2.6(b); (vi) the names of the surveyor, engineer and other consultants (each, once approved by Purchaser under this Section 2.6(a), an “ FPI Consultant ”) that Seller proposes to engage to administer and monitor the construction of the Flood Plain Improvements, prepare and process the LOMR Request and obtain the FPI Final Approval; (vii) a copy of the proposed contract between Seller and each FPI Consultant (each, once approved by Purchaser under this Section 2.6(a), an “ FPI Consultant Contract ”) conforming to the requirements of Section 2.6(c); (viii) an estimate of total costs to administer and monitor the construction of the Flood Plain Improvements, prepare and process the LOMR Request and obtain FPI Final Approval (once approved by Purchaser under this Section 2.6(a), the “ FPI Administration Estimate ”); and (ix) a list of all permits from applicable federal, state and local governmental agencies necessary to construct the Flood Plain Improvements (the “ FPI Permits ”). Within 21 days after Seller delivers the complete FPI Pre-Construction Package to Purchaser, Purchaser shall review, and give written notice to Seller whether Purchaser approves, each item of the FPI Pre-Construction Package. Purchaser shall not unreasonably withhold its approval of each item of the FPI Pre-Construction Package, and Purchaser’s approval shall be deemed given unless Purchaser delivers its written objections within such 21-day period. Purchaser’s approval of any item of the FPI Pre-Construction Package shall not constitute Purchaser’s endorsement of the completeness or adequacy of the item and, notwithstanding Purchaser’s approval of any item of the FPI Pre-Construction Package, Seller shall remain responsible for constructing the Flood Plain Improvements and obtaining FPI Final Approval in accordance with this Agreement.

 

(b)           FPI Construction Contract . The FPI Construction Contract shall provide that:

 

(1)         The FPI Contractor shall (A) construct all Flood Plain Improvements for a fixed lump sum or guaranteed maximum price; (B) construct the Flood Plain Improvements in accordance with the Plans and Specifications and all applicable laws and regulations; (C) engage one or more independent third- party testing agencies to perform soils compaction sampling and testing at intervals in the work specified in the FPI Construction Contract and such other sampling and testing consistent with the materials and work comprising the Flood Plain Improvements; (D) maintain, and cause its subcontractors to maintain, commercial liability insurance, workers compensation insurance, builder’s risk insurance and other insurance, all with such coverages, minimum limits and maximum deductibles that Seller and Purchaser shall reasonably require and naming Seller and Purchaser as additional insureds; (E) give written notice to Purchaser of any default by Seller the FPI Construction Contract at the same time that notice of the default is given to Seller; (F) indemnify and hold harmless Purchaser for all claims and liabilities arising in connection with the construction of the Flood Plain Improvements; (G) provide, and cause its subcontractors to provide, for the benefit of, and in form and substance acceptable to, Seller and Purchaser lien waivers in connection with each progress payment and final, unconditional lien waivers upon final payment; (H) remove any lien for labor and materials filed against any portion of the Property so long as the FPI Contractor has been paid (less any applicable retainage) for such labor and materials; (I) provide, and cause its subcontractors to provide, for the benefit of, and in form and substance reasonably acceptable to, Seller and Purchaser warranties for a period of one year after FPI Final Approval that the Flood Plain Improvements and all labor and materials incorporated into the Flood Plain Improvements will be free from defects and that the Flood Plain Improvements will conform with the requirements of the Plans and Specifications and all applicable federal, state and local laws and regulations; and (J) if, within the period ending one year after FPI Final Approval, any of the Flood Plain Improvements are found to be not in accordance with the requirements of the Plans and Specifications and all applicable federal, state and local laws and regulations, correct them promptly after receipt of written notice from Seller or Purchaser to do so.

 

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(2)         Seller may assign the FPI Construction Contract to Purchaser; and

 

(c)           FPI Consultant Contract . Each FPI Consultant Contract shall provide that:

 

(1)         Purchaser shall be named as (A) a third-party beneficiary of the FPI Consultant Contract; (B) a reliance party under any report prepared by the FPI Consultant with respect to the Flood Plain Improvements; (C) a beneficiary of any certification given by the FPI Consultant under the FPI Consultant Contract or otherwise with respect to the Flood Plain Improvements;

 

(2)         Purchaser shall have the right to use and rely on any surveys, drawings, specifications, or other instruments of service prepared by any FPI Consultant; and

 

(3)         Seller may assign the FPI Consultant Contract to Purchaser.

 

(d)           FPI Costs Estimate . No later than 10 days before the Closing for the Phase I Property, Seller shall deliver to Purchaser an updated FPI Construction Estimate and an updated FPI Administration Estimate. The sum of the updated FPI Construction Estimate plus the updated FPI Administration Estimate (the “ FPI Costs Estimate ”) shall not be less than the sum of the fixed lump sum or guaranteed maximum price payable to the FPI Contractor under the FPI Construction Contract, as executed by Seller and the FPI Contractor, plus all amounts reasonably estimated to be paid to the FPI Consultants under the FPI Consultant Agreements. The “ FPI Escrow Amount ” shall equal 115% of the FPI Costs Estimate. At the Closing for the Phase I Property, Purchaser shall deposit a portion of the Phase I Purchase Price equal to the FPI Escrow Amount with the Escrow Agent to be held in the FPI Escrow Account and, upon deposit of the FPI Escrow Amount together with the delivery of the balance of the Phase I Purchase Price in accordance with this Agreement, Purchaser shall be deemed to have satisfied its obligation to deliver Phase I Purchase Price in accordance with this Agreement. Escrow Agent shall deposit the FPI Escrow Amount into an escrow account to be held by Escrow Agent in accordance with the FPI Escrow Agreement (the “ FPI Escrow Account ”). No later than 45 days after the Agreement Date, Seller shall deliver to Purchaser for its approval a draft of the proposed form of the FPI Escrow Agreement. The parties shall mutually and in good faith agree on the form of the FPI Escrow Agreement prior to the end of the Due Diligence Period.

 

(e)           Requirements for Closing for Phase I Property . Before the Closing for the Phase I Property, Seller shall (i) obtain all FPI Permits; (ii) enter into the FPI Construction Contract with the FPI Contractor and deliver to Purchaser a copy of the fully-executed FPI Construction Contract; and (iii) enter into an FPI Consultant Contract with each FPI Consultant and deliver to Purchaser a copy of each fully-executed FPI Consultant Contract.

 

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2.7           Construction of Flood Plain Improvements and FPI Final Approval .

 

(a)           General Requirement s. Seller, at its cost and expense, shall cause the construction of the Flood Plain Improvements to begin within seven days after the Closing for the Phase I Property and to be completed within 90 days after the Closing for the Phase I Property (the “ FPI Completion Date ”). Seller shall cause the construction of the Flood Plain Improvements to be performed in accordance with the Plans and Specifications, the FPI Construction Contract, the terms and conditions of the FPI Permits and all applicable federal, state and local laws and regulations. Seller shall not amend, revise, issue any modifications or change orders to or waive any conditions or requirements under any of the Plans and Specifications, the FPI Permits, the FPI Construction Contract or any FPI Consultant Contract without Purchaser’s prior written consent, which consent shall not be unreasonably withheld and (provided Purchaser includes with its request for consent a statement IN BOLDFACE TYPE AND ALL CAPITAL LETTERS that Purchaser’s consent shall be deemed given if Purchaser does not deliver written objections to Seller within five (5) business days after Purchaser’s receipt of written request for consent) which shall be deemed given if Purchaser fails to deliver its written objections to same within five Business Days after receipt of a written request for consent, together with copies of all documents that describe the modification or change order or the condition or requirement to be waived. If the Flood Plain Improvements are not completed in accordance with this Section 2.7(a) by the FPI Completion Date, then, in addition to any other remedy Purchaser has under this Agreement, the Outside Closing Date for the Phase II Property and the Outside Closing Date for the Phase III Property shall be extended automatically by one day for each day after the FPI Completion Date until the Flood Plain Improvements are completed in accordance with this Section 2.7(a).

 

(b)           FPI Escrow Account . In accordance with the terms and conditions of the FPI Escrow Agreement, Seller may withdraw funds from the FPI Escrow Account for costs relating to the construction of the Flood Plain Improvements and obtaining FPI Final Approval that are payable to the FPI Contractor in accordance with the FPI Construction Contract or to each FPI Consultant in accordance with its FPI Consultant Contract. Provided Seller complies with the previous sentence, Escrow Agent shall disburse funds from the FPI Escrow Agreement directly to Seller within two Business Days after Seller delivers written request for such funds to Escrow Agent and Purchaser, with no confirmation required from Purchaser. So long as the FPI Escrow Amount is funded at the Closing for the Phase I Property, Seller’s obligation to construct the Flood Plain Improvements and obtain FPI Final Approval at its cost and expense shall not be conditioned on the amount or adequacy of funds available in the FPI Escrow Account.

 

(c)           LOMR Request . Within 100 days after the Closing for the Phase I Property, Seller shall prepare a formal request for the LOMR that complies with all applicable FEMA requirements, includes all documents and approvals required under applicable FEMA requirements and demonstrates satisfaction of all known conditions, required to be satisfied by the requestor, for the issuance of the LOMR (collectively, the LOMR Request ”).

 

(d)           FPI Final Approva l. Seller shall have achieved FPI Final Approval within 180 days after the Closing for the Phase I Property (the “ FPI Final Approval Date ”). If FPI Final Approval does not occur by the FPI Final Approval Date, then, in addition to any other remedy Purchaser has under this Agreement, the Outside Closing Date for the Phase II Property and the Outside Closing Date for the Phase III Property shall be extended automatically by one day for each day after the FPI Final Approval Date until FPI Final Approval occurs.

 

(e)           Seller’s Obligations under Contracts . Seller shall perform all of its obligations under the FPI Permits, the FPI Construction Contract, and each FPI Consultant Agreement.

 

(f)           Seller’s Delivery of Documents . Within one Business Day after Seller produces or receives each of the following items, Seller shall deliver, or shall cause to be delivered, to Purchaser a copy of: (i) each sampling or testing report prepared in connection with sampling and testing required under the FPI Construction Contract; (ii) each inspection report created by the FPI Consultants or received from any governmental agency with respect to the Flood Plain Improvements; (iii) each payment request made by the FPI Contractor under the FPI Construction Contract; (iv) evidence of each payment made and the amount of each payment made to the FPI Contractor under the FPI Construction Contract; (v) each lien waiver provided under the FPI Construction Contract; (vi) any proposed change order to the FPI Construction Contract; (vii) each notice, order, demand or written communication received from any governmental agency with respect to the Flood Plain Improvements; and (viii) each certification given by any FPI Consultant with respect to the Flood Plain Improvements or the LOMR Request.

 

(g)           Liens . Within one Business Day after Seller receives any notice of lien or lien against the Property in connection with the Flood Plain Improvements, Seller shall give written notice, together with a copy, of the notice or lien to Purchaser. Seller shall bond off or otherwise discharge any lien filed against the Property within 45 days after receiving notice of the lien.

 

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(h)           Seller’s Indemnification . To the fullest extent permitted by law, Seller shall indemnify, reimburse, hold harmless, and defend Purchaser and its lender, Purchaser’s members, partners, managers, project and/or development manager, the Architect, Architect's consultants, and all of their agents, employees, consultants, parent subsidiaries or affiliated companies, successors and assigns from and against claims, damages, losses and expenses, including, but not limited to, reasonable attorneys' fees, arising out of or resulting from any personal injury or death related to the construction of the Flood Plain Improvements, but only to the extent caused in whole or in part by negligent acts or omissions of Seller, the FPI Contractor, any FPI Consultant, or any subcontractor, material or equipment supplier, or anyone directly or indirectly employed by any of them or anyone for whose acts they may be liable, regardless of whether such claim, damage, loss or expense is caused in part by a party indemnified hereunder. Such obligation shall not be construed to negate, abridge, or reduce other rights or obligations of indemnity which would otherwise exist as to a party or person described in this Section 2.7(h). Seller shall indemnify, hold harmless (including reasonable attorneys’ fees and legal expenses) and defend Purchaser and Purchaser's lenders, if any, from and against any assertion of lien claims by the FPI Contractor, any FPI Consultant, or any subcontractor, material or equipment supplier and against any assertion of security interests by suppliers of goods or materials in connection with the Flood Plain Improvements.

 

(i)           Intentionally Deleted .

 

(j)           FPI Collateral Assignment . Except as provided in this Section 2.7(j), Seller shall not assign or otherwise transfer or grant any security interest in any of the FPI Permits, the FPI Construction Contract, each FPI Consultant Agreement, or Seller’s interest in the FPI Escrow Agreement, the FPI Escrow Account or the FPI Escrow Amount. At the Closing for the Phase I Property, Seller shall execute and deliver to Escrow Agent an assignment (the “ FPI Collateral Assignment ”), conditionally assigning to Purchaser the FPI Permits, the FPI Construction Contract, each FPI Consultant Agreement, and Seller’s interest in the FPI Escrow Agreement and the FPI Escrow Amount. Purchaser shall deliver a proposed form of FPI Collateral Assignment to Seller for its reasonable review and approval within 45 days after the Agreement Date and the parties shall mutually and in good faith agree upon the form of the FPI Collateral Assignment prior to the end of the Due Diligence Period. Escrow Agent shall hold the FPI Collateral Assignment under the terms and conditions of the FPI Escrow Agreement. If, after the Closing for the Phase I Property, Seller is in default under any of its obligations regarding the construction and completion of the Flood Plain Improvements, the LOMR Request or FPI Final Approval, and Seller fails to cure the default within 30 days after Purchaser gives Seller written notice of the default, Purchaser, in addition to any other remedy Purchaser may have for the default, may give written notice to Seller and Escrow Agent that Purchaser elects to accept the FPI Collateral Assignment. Upon Purchaser’s delivery of such notice, Escrow Agent shall promptly deliver the FPI Collateral Assignment to Purchaser and the FPI Collateral Assignment shall be deemed effective.

 

(k)           Surviva l. The parties’ obligations under this Section 2.7 shall survive the Closings.

 

2.8           Adverse Conditions . As a condition to Purchaser’s obligation to close with respect to each Phase, there shall be no material change in any condition of or affecting the respective Phase not caused by Purchaser or its contractors, employees, affiliates or other related or similar parties, that has occurred after the Due Diligence Period including without limitation (i) any environmental contamination; (ii) access; (iii) the availability, adequacy or cost of or for all utilities (including without limitation, water, sanitary sewer, storm sewer, gas, electric, cable and any other utilities required to serve or service the Property) that will be necessary to serve the Proposed Project; or (iv) the imposition of any moratorium which would prohibit or delay the commencement of construction. It shall also be a condition to Purchaser’s obligation to close with respect to each Phase that there shall be no offsite obligations required in connection with the development of the Proposed Project and applicable water, sewer and impact fees charged by the applicable governmental authorities shall not have increased over the levels assessed as of the end of the Due Diligence Period.

 

ARTICLE 3. TITLE AND SURVEY REVIEW

 

3.1           Delivery of Title Commitment and Surve y. Seller shall cause to be prepared within seven Business Days after the Agreement Date a current, effective commitment for title insurance for the Property (the “ Title Commitment ”) issued by the Title Company, in the amount of the Purchase Price with Purchaser as the proposed insured, and accompanied by true, complete, and legible copies of all documents referred to in the Title Commitment. Purchaser shall cause to be prepared and delivered to Seller and Title Company within 30 days after the Effective Date a current ALTA/ACSM survey of the Property (the “ Survey ”) including a certification addressed to Purchaser, Seller and Title Company.

 

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3.2           Title Review and Cure . During the Due Diligence Period, Purchaser shall review title to the Property as disclosed by the Title Commitment and the Survey. Seller shall cooperate with Purchaser in curing any objections Purchaser may have to title to the Property. Seller shall have no obligation to cure title objections except (a) liens or exceptions for delinquent property taxes and assessments and related penalties, (b) deeds of trust and mortgages, (c) mechanics’ liens, (d) other monetary liens, and (e) any exceptions or encumbrances to title which are created by, through or under Seller after the Agreement Date without the written consent of Purchaser, all of which shall be removed from title to the applicable Phase at or prior to the Closing Date for such Phase. Without limiting Seller’s obligations in the prior sentence or elsewhere in this Agreement or Purchaser’s remedies under Section 8.1 , Purchaser may terminate this Agreement and receive a refund of the Earnest Money if the Title Company revises the Title Commitment after the expiration of the Due Diligence Period to add or modify exceptions or to delete or modify the conditions to obtaining any endorsement requested by Purchaser during the Due Diligence Period if such additions, modifications or deletions are not acceptable to Purchaser in its reasonable discretion and are not removed by the Closing Date for the applicable Phase. “ Permitted Exceptions ” means (i) the specific exceptions (exceptions that are not part of the promulgated title insurance form) in the Title Commitment that Purchaser has failed to object to in writing as of the expiration of the Due Diligence Period and that Seller is not required to remove as provided above, and (ii) real estate taxes not yet due and payable. Subject to the preceding sentences of this Section 3.2, the failure of Purchaser to deliver a Due Diligence Termination Notice to Seller prior to the end of the Due Diligence Period shall be deemed Purchaser’s acceptance of all specific exceptions in the most recent version of the Title Commitment.

 

3.3           Delivery of Title Policy at Closing . At the Closing for each Phase, as a condition to Purchaser’s obligation to close, the Title Company shall deliver to Purchaser an ALTA (or other form required by state law) Owner’s Policy of Title Insurance (“ Title Policy ”) for the respective Phase issued by the Title Company with ALTA General Exceptions 1 through 5 deleted (or corresponding deletions or endorsements if the Property is located in a non- ALTA state), containing the Purchaser’s Endorsements, dated the date and time of the recording of the Deed for the respective Phase in the amount of the Purchase Price for the respective Phase, insuring Purchaser as owner of good and indefeasible fee simple title to the respective Phase, subject only to the Permitted Exceptions applicable to the respective Phase. “ Purchaser’s Endorsements ” means, to the extent such endorsements are available under the laws of the state in which the Property is located: (a) owner’s comprehensive; (b) access; (c) survey (accuracy of survey); (d) location (survey legal matches title legal); (e) separate tax lot; (f) legal lot; (g) zoning 3.0; and (h) such other endorsements as Purchaser may require based on its review of the Title Commitment and Survey. Seller shall execute at Closing for each Phase an affidavit on the Title Company’s standard form so that the Title Company can delete or modify the standard printed exceptions as to parties in possession, unrecorded liens, and similar matters and, if required to issue the Title Policy at Closing for the respective Phase, the customary gap indemnity. The Title Policy may be delivered after the Closing for the respective Phase if at the Closing the Title Company issues a currently effective, duly-executed “marked-up” Title Commitment and irrevocably commits in writing to issue the Title Policy in the form of the “marked-up” Title Commitment promptly after the Closing Date for the respective Phase.

 

3.4           Title and Survey Cos ts. The standard premium for the Title Policy, including any search and examination fees, shall be paid by Seller. Purchaser shall pay for any additional premium for any Purchaser’s Endorsements it requires.

 

ARTICLE 4. OPERATIONS AND RISK OF LOSS

 

4.1           Performance under Contracts . During the pendency of this Agreement, Seller shall perform its material obligations under agreements that affect the Property.

 

4.2           New Contracts . During the pendency of this Agreement, Seller shall not enter into any lease or contract that will be an obligation affecting the Property after the Closing without Purchaser’s prior written consent.

 

4.3           Intentionally Deleted .

 

4.4           Seller’s Obligations . Other than the obligations of Seller expressly assumed by Purchaser, Seller, subject to the terms and conditions of this Agreement, covenants that it shall pay and discharge any and all liabilities of each and every kind arising out of or by virtue of the conduct of its business before and as of the Closing Date for each Phase on or related to the respective Phase. The provisions of this Section 4.4 shall survive the Closings.

 

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4.5           Condemnation . By notice to Seller given within 10 days after Purchaser receives notice of proceedings in eminent domain that are contemplated, threatened or instituted by any applicable governmental or other authority having the power of eminent domain, and if necessary the next Closing Date for a Phase shall be extended to give Purchaser the full 10-day period to make such election, Purchaser may: (i) terminate this Agreement with respect to any Phase for which Closing has not occurred and the Earnest Money (if the Closing for the Phase I Property has not occurred), the Phase II Option Payment (if the Closing for the Phase II Property has not occurred), and the Phase III Option Payment (if the Closing for the Phase III Property has not occurred) shall be immediately returned to Purchaser; or (ii) proceed under this Agreement, in which event Seller shall, at the next Closing for a Phase, assign to Purchaser its entire right, title and interest in and to any condemnation award, and Purchaser shall have the sole right during the pendency of this Agreement to negotiate and otherwise deal with the condemning authority with respect to such eminent domain proceedings.

 

ARTICLE 5. CLOSING

 

5.1           Closing . The consummation of the transaction contemplated in this Agreement for each Phase (each, a “ Closing ”) shall occur on the Closing Date for the respective Phase at the offices of the Escrow Agent. Closing shall occur through an escrow with the Escrow Agent. The balance of the Purchase Price for the respective Phase, plus or minus prorations, shall be deposited into and held by Escrow Agent in a closing escrow account with a bank satisfactory to Purchaser and Seller. Upon satisfaction or completion of all Closing conditions and deliveries for the respective Phase, the parties shall direct the Escrow Agent to immediately record and deliver the Closing documents for the respective Phase to the appropriate parties and make disbursements according to the closing statements executed by Seller and Purchaser. With respect to each Phase, the Escrow Agent and the Title Company shall agree in writing with Purchaser that (a) recordation of the Deed for the respective Phase constitutes the Escrow Agent’s representation that it is holding the Closing documents, Closing funds and Closing statement for the respective Phase and is prepared and irrevocably committed to disburse the Closing funds in accordance with the Closing statement for the respective Phase and (b) upon the Escrow Agent’s release of funds to Seller for the respective Phase, the Title Company shall be irrevocably committed to issue the Title Policy for the respective Phase in accordance with this Agreement.

 

5.2           Conditions to the Parties’ Obligations to Close .

 

(a)          In addition to all other conditions set forth in this Agreement, the obligation of Seller, on the one hand, and Purchaser, on the other hand, to consummate the transactions contemplated under this Agreement for each Phase shall be conditioned on the following:

 

(1)         The other party’s representations and warranties contained in this Agreement shall be true and correct as of the Agreement Date and the Closing Date. For purposes of this Section 5.2(a)(1), if a representation is made to knowledge, but the factual matter that is the subject of the representation is false notwithstanding any lack of knowledge or notice to the party making the representation, such event shall constitute a failure of this condition only, and not a default by the party making such representation;

 

(2)         As of the Closing Date for the respective Phase, the other party shall have performed its obligations under this Agreement and all deliveries to be made at Closing have been tendered;

 

(3)         There shall exist no pending or threatened actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, pending or threatened against the other party or the Property that would materially and adversely affect the other party’s ability to perform its obligations under this Agreement; and

 

(4)         There shall exist no pending or threatened action, suit or proceeding with respect to the other party before or by any court or administrative agency which seeks to restrain or prohibit, or to obtain damages or a discovery order with respect to, this Agreement or the consummation of the transactions contemplated under this Agreement.

 

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(b)          In addition to all other conditions set forth in this Agreement, the obligation of Purchaser to consummate the transactions contemplated under this Agreement for each Phase shall also be conditioned on the following:

 

(1)         There shall exist no actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, pending or threatened against the Property that would materially and adversely affect the Property, the operation of the Property or Purchaser’s Proposed Project;

 

(2)         There shall exist no pending or threatened review or appeal of, and there shall exist no right to review or appeal, the Development Approvals by any governmental authority or person other than Purchaser;

 

(3)         There shall exist no pending or threatened moratorium on development or other governmental or quasi-governmental action which could prohibit or delay Purchaser’s development of the Proposed Project;

 

(4)         The availability of all utilities (including without limitation, water, sanitary sewer, storm sewer, gas, electric, cable and any other utilities) to serve or service the Proposed Project shall not have materially changed since the expiration of the Due Diligence Period;

 

(5)         There shall exist no new special assessments, or any additional amounts for special assessments currently assessed, that are payable with respect to the Property other than any special assessments that existed as of the expiration of the Due Diligence Period; and

 

(6)         Final Approval of the Development Approvals has occurred with respect to all Development Approvals required for the respective Phase.

 

(c)          In addition to all other conditions set forth in this Agreement, the obligation of Purchaser to consummate the transactions contemplated under this Agreement for the Phase I Property shall also be conditioned on the following:

 

(1)         Seller and the FPI Contractor shall have entered into the FPI Construction Contract.

 

(2)         Seller and each FPI Consultant shall have entered into an FPI Consultant Contract.

 

(3)         Purchaser shall have approved, and Seller shall have obtained approval for, any Seller Subdivision required under Section 2.5(a), and there shall exist no pending review or appeal of, and there shall exist no right to review or appeal, any such Seller Subdivision by any governmental authority or person.

 

(4)         Seller shall have obtained all FPI Permits.

 

(d)          In addition to all other conditions set forth in this Agreement, the obligation of Purchaser to consummate the transactions contemplated under this Agreement for each of the Phase II Property and the Phase III Property shall also be conditioned on the following:

 

(1)         Purchaser shall have given the Phase II Closing Notice (in the case of the Closing for the Phase II Property) or the Phase III Closing Notice (in the case of the Closing for the Phase III Property).

 

(2)         Seller shall have completed the construction of, and there shall be no uncured defects in, the Flood Plain Improvements.

 

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(3)         Seller shall have obtained FPI Final Approval.

 

(4)         Purchaser shall have approved, and Seller shall have obtained approval for, any Seller Subdivision required under Section 2.5(b), and there shall exist no right to review or appeal, any such Seller Subdivision by any governmental authority or person.

 

(e)          So long as a party is not in default under this Agreement, if any condition to that party’s obligation to proceed with the Closing for the respective Phase under this Agreement has not been satisfied as of the Closing Date for the respective Phase, the party may, in its sole discretion, elect to (i) terminate this Agreement by delivering written notice to the other party on or before the Closing Date for the respective Phase, (ii) extend the Closing for the respective Phase for a maximum of 30 days to allow for satisfaction of such condition, or (iii) consummate this transaction notwithstanding the non-satisfaction of such condition, in which event the party shall be deemed to have waived any such condition. If a party elects to close, notwithstanding that a condition to that party’s obligation to proceed with the Closing for the respective Phase has not been satisfied, the other party shall have no liability for breaches of representations and warranties of which the party electing to close had actual knowledge at the Closing for the respective Phase. Notwithstanding the foregoing, the failure of a condition due to the breach of a party shall not relieve the breaching party from any liability it would otherwise have under this Agreement.

 

5.3           Seller’s Deliveries in Escrow . On or prior to the Closing Date for each Phase, Seller shall deliver in escrow to the Escrow Agent the following:

 

(a)           Deed . A special warranty deed in form provided for under the law of Texas or otherwise in conformity with the custom in such jurisdiction and mutually satisfactory to the parties, executed by Seller, and acknowledged, conveying to Purchaser good and indefeasible fee simple title to the respective Phase, subject only to the Permitted Exceptions (the Dee d ”).

 

(b)           Assignment of Intangible Property . Such assignments and other documents and certificates as Purchaser may reasonably require in order to fully and completely transfer and assign to Purchaser all of Seller’s right, title, and interest, in and to the Development Approvals, all documents and contracts related to the Development Approvals, and any other permits, rights under utility agreements and similar rights applicable to the Property.

 

(c)           Memorandum of Option . With respect to the Closing for the Phase I Property only, a counterpart of the Memorandum, executed by Seller and acknowledged.

 

(d)           FPI Escrow Agreeme nt. With respect to the Closing for the Phase I Property only, a counterpart of the FPI Escrow Agreement, executed by Seller.

 

(e)           FPI Collateral Assignment . With respect to the Closing for the Phase I Property only, the FPI Collateral Assignment, executed by Seller.

 

(f)           Plat . If any plats or approvals required in connection with any Seller Subdivision or the Development Approvals are to be recorded at or immediately after the Closing, the final executed plat or approvals in form for recording according to applicable law.

 

(g)           State Law Disclosures . Such disclosures and reports, required by applicable state and local law in connection with the conveyance of real property.

 

(h)           FIRPTA . A Foreign Investment in Real Property Tax Act (“ FIRPTA ”) certificate of non-foreign status in the form attached to this Agreement as Exhibit C and executed by Seller. If Seller fails to provide the FIRPTA certification on the Closing Date, Purchaser may proceed with withholding provisions as provided by law.

 

(i)           Certificate of Representations and Warrantie s. A certificate executed by Seller, reaffirming and updating to the Closing Date the representations and warranties given by Seller under Section 7.1 .

 

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(j)           CCRs . If the Phase is subject to a declaration of covenants, conditions and restrictions or similar instrument (“ CCRs ”) governing or affecting the use, operation, maintenance, management or improvement of such Phase, estoppel certificates, in form and substance reasonably satisfactory to Purchaser, from the declarant, association, committee, agent and/or other person or entity having governing or approval rights under the CCRs.

 

(k)           Authority . Evidence of the existence, organization, and authority of Seller and the authority of the person executing documents on behalf of Seller reasonably satisfactory to Purchaser, the Escrow Agent, and the Title Company.

 

(l)           Additional Documents . Any additional documents that Purchaser, the Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this Agreement for the respective Phase.

 

5.4            Purchaser’s Deliveries in Escrow . On or prior to the Closing Date for each Phase, Purchaser shall deliver in escrow to the Escrow Agent the following:

 

(a)           Purchase Price . The Purchase Price for the respective Phase (with respect to the Closing for the Phase I Property, the Phase I Purchase Price, less the sum of the Earnest Money plus the FPI Escrow Amount), plus or minus applicable prorations, deposited by Purchaser with the Escrow Agent in immediate, same day federal funds wired for credit into the Escrow Agent’s escrow account.

 

(b)           Memorandum of Option . With respect to the Closing for the Phase I Property only, a counterpart of the Memorandum, executed by Purchaser and acknowledged.

 

(c)           FPI Escrow Agreeme nt. With respect to the Closing for the Phase I Property only, a counterpart of the FPI Escrow Agreement, executed by Purchaser.

 

(d)           FPI Depos it. With respect to the Closing for the Phase I Property only, the FPI Escrow Amount, as partial payment of the Phase I Purchase Price, for deposit into the FPI Escrow Account.

 

(e)           Option Payment s. Phase II Option Payment and Phase III Option Payment.

 

(f)           State Law Disclosures. Such disclosures and reports required by applicable state and local law in connection with the conveyance of real property.

 

(g)           Additional Documents . Any additional documents that Seller, the Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this Agreement for the respective Phase.

 

5.5            Closing Statements . At Closing for each Phase, Seller and Purchaser shall deposit with the Escrow Agent executed closing statements for the respective Phase consistent with this Agreement in form required by the Escrow Agent. If Seller and Purchaser cannot agree on the closing statements to be deposited as aforesaid because of a dispute over the prorations and adjustments set forth in the closing statements, the Closing nevertheless shall occur, and the amount in dispute shall be withheld from the Purchase Price and placed in an escrow with the Escrow Agent, to be paid out upon the joint direction of the parties or pursuant to court order upon resolution or other final determination of the dispute.

 

5.6            Title Policy . The Title Company shall deliver to Purchaser the Title Policy for the respective Phase pursuant to Section 3.3.

 

5.7            Possession . Seller shall deliver possession of each Phase to Purchaser at the Closing for the respective Phase subject only to the Permitted Exceptions applicable to the respective Phase.

 

5.8            Costs . Seller shall pay the cost of recording the Deed for the respective Phase and any other documents to be recorded in connection with the Closing for the respective Phase and all documentary, transfer, excise and similar taxes and fees for the respective Phase. The Escrow Agent’s fee shall be evenly divided between Purchaser and Seller.

 

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ARTICLE 6. PRORATIONS

 

6.1            Proration of Taxes and Assessments . At the Closing for each Phase, Purchaser shall receive a credit for any accrued but unpaid general real estate taxes and special assessments for the respective Phase (including without limitation any special assessments imposed by private covenant, “ Taxes ”) applicable to any period before the Closing Date for the respective Phase, even if such Taxes are not yet due and payable. If the amount of any Taxes has not been determined as of Closing for the respective Phase, such credit shall be based on 110 % of the most recent ascertainable Taxes and shall be reprorated upon issuance of the final tax bill. The provisions of this Section 6.1 shall survive each Closing.

 

As of the Agreement Date, each Phase is taxed as a portion of the Property. Seller shall pay when due all Taxes payable with respect to the Property (other than with respect to any Phase conveyed to Purchaser). Seller and Purchaser shall execute and deliver such documentation before and after Closing for each Phase as may be necessary to cause the respective Phase to be assessed as a separate parcel, which obligation shall survive the Closing for the respective Phase.

 

If any portion of a Phase has been designated or valued as agricultural, open space or other special category such that its sale or change of use would trigger the imposition of any “rollback” or “catch up” tax, Seller shall be responsible for any such taxes and interest on such taxes applicable to any period prior to Closing for the respective Phase, subject, however, to the last sentence of this paragraph. If the amount of Seller’s share of such taxes and interest can be definitively determined at the Closing, then the amount of such Seller obligation shall serve as a credit against the Purchase Price. If such amount cannot be absolutely determined, then at the Closing, Seller shall deposit into an escrow established by Seller and Purchaser 125% of the parties’ estimate of such obligation, or such greater amount as the Title Company may require in order to issue the Title Policy without exception for such taxes (if such exception can be deleted under applicable title insurance regulations). At such time as the actual liability of Seller is determined, the funds retained shall be applied to payment of such taxes and interest and any excess in such escrow account shall be paid to Seller. Notwithstanding the above, if additional funds are required to cover the rollback obligation, Purchaser shall be liable for such excess amount.

 

6.2            Sales, Transfer, and Documentary Taxes . Seller shall pay all sales, gross receipts, compensating, stamp, documentary, excise, transfer, deed or similar taxes and fees imposed in connection with the transaction for each Phase under applicable local or state law. The provisions of this Section 6.2 shall survive the Closing for the respective Phase.

 

6.3            Commissions . Seller and Purchaser represent and warrant each to the other that they have not dealt with any real estate broker, sales person or finder in connection with this transaction other than Broker. If the transaction for a Phase is closed, Seller shall pay Broker in accordance with their separate agreement. Broker is an independent contractor and is not authorized to make any agreement or representation on behalf of either party. Except as expressly set forth above, in the event of any claim for broker’s commissions, finder’s fees or similar compensation in connection with the negotiation, execution or consummation of this Agreement or the transactions contemplated under this Agreement, each party shall indemnify and hold harmless the other party from and against any such claim based upon any statement, representation or agreement of the indemnifying party. The provisions of this Section 6.3 shall survive the Closings or termination of this Agreement.

 

6.4            Other Expenses . Unless otherwise expressly agreed in writing between Seller and Purchaser, no other expense related to the ownership or operation of each Phase shall be charged to or paid or assumed by Purchaser, whether allocable to any period before or after the Closing for the respective Phase.

 

ARTICLE 7. REPRESENTATIONS AND WARRANTIES

 

7.1            Seller’s Representations and Warranties . As a material inducement to Purchaser to execute this Agreement and consummate this transaction, Seller represents and warrants to Purchaser that:

 

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(a)           Authority . Seller is the sole owner of fee simple title to the Property. Seller has been duly organized and is validly existing as a Texas limited liability company, is in good standing in the state of its organization and is qualified to do business, and is in good standing, in the state in which the Property is located. Seller has the full right and authority and has obtained any and all consents required to authorize Seller to enter into this Agreement, consummate or cause to be consummated the sale of the Property and make or cause to be made transfers and assignments contemplated in this Agreement. The person(s) signing this Agreement on behalf of Seller are authorized to do so. This Agreement has been, and the documents to be executed by Seller pursuant to this Agreement will be, authorized and properly executed and does and will constitute the valid and binding obligations of Seller, enforceable against Seller in accordance with their terms.

 

(b)           Conflicts and Pending Actions or Proceedings . There is no agreement to which Seller is a party or, to Seller’s knowledge, binding on Seller which is in conflict with this Agreement. There is no action or proceeding pending or, to Seller’s knowledge, threatened against or relating to the Property, which challenges or impairs Seller’s ability to execute or perform its obligations under this Agreement.

 

(c)           Agreements with Governmental Authorities/Restrictions . Except as included in the Property Information delivered to Purchaser or as may be entered into by Purchaser in connection with Purchaser’s obtaining the Development Approvals, Seller has not entered into, and has no knowledge of, any agreement with or application to any governmental authority with respect to any zoning modification, variance, exception, platting or other matter. To Seller’s knowledge, neither Seller nor the Property is in violation or non-compliance with any restriction or covenant affecting the Property.

 

(d)           Condemnation . To Seller’s knowledge, no condemnation, eminent domain or similar proceedings are pending or threatened with regard to the Property.

 

(e)           Property Rights . Except as disclosed in the Property Information, to Seller’s knowledge no person or entity holds any leasehold interest, easement or any other right to use or occupy the Property.

 

(f)           Notice of Special Assessments . Seller has not received any notice and has no knowledge of any pending or threatened liens, special assessments, condemnations, impositions or increases in assessed valuations to be made against the Property by any governmental authority.

 

(g)           Zoning . To Seller’s knowledge, the PD Land Area of the Property is currently zoned Planned Development District (12-13) for Multi Family Uses, the AG Land Area of the Property is currently zoned Agriculture District (AG) and Seller has no knowledge of any pending or threatened zoning change, other than actions to be taken by Purchaser in connection with securing the Development Approvals.

 

(h)           Property Informatio n. To Seller’s knowledge, the Property Information contains all material documents, files, written information, books and records in Seller’s possession or control and relating to the Property and the Property Information is true, correct and complete in all material respects.

 

(i)           Environmental . Seller has no knowledge of any violation of Environmental Laws (defined below) related to the Property or the presence or release of Hazardous Materials (defined below) on or from the Property except as disclosed in the Property Information. Seller has not manufactured, introduced, released or discharged from or onto the Property any Hazardous Materials or any toxic wastes, substances or materials (including, without limitation, asbestos), and Seller has not used the Property or any part of the Property for the generation, treatment, storage, handling or disposal of any Hazardous Materials, in violation of any Environmental Laws. The term “ Environmental Laws ” includes without limitation the Resource Conservation and Recovery Act and the Comprehensive Environmental Response Compensation and Liability Act and other federal laws governing the environment as in effect on the Agreement Date together with their implementing regulations and guidelines as of the Agreement Date, and all state, regional, county, municipal and other local laws, regulations and ordinances that are equivalent or similar to the federal laws recited above or that purport to regulate Hazardous Materials. The term “ Hazardous Materials ” includes petroleum, including crude oil or any fraction thereof, natural gas, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas or such synthetic gas), asbestos and asbestos containing materials and any substance, material waste, pollutant or contaminant listed or defined as hazardous or toxic under any Environmental Law.

 

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(j)           Withholding Obligation . Seller’s sale of the Property is not subject to any federal, state or local withholding obligation of Purchaser under the tax laws applicable to Seller or the Property.

 

(k)           ERISA . Seller is not (i) an “employee benefit plan” (within the meaning of section 3(3) of the Employee Retirement Income Security Act of 1974, as amended ( ERISA ”)) that is subject to the provisions of Title I of ERISA, (ii) a “plan” that is subject to the prohibited transaction provisions of section 4975 of the Internal Revenue Code of 1986 (the “ Code ”) or (iii) an entity whose assets are treated as “plan assets” under ERISA by reason of an employee benefit plan’s or plan’s investment in such entity.

 

(l)           Anti-Money Laundering Laws . To Seller’s actual knowledge, without any duty of investigation, Seller: (i) is not under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering, drug trafficking, terrorist-related activities, any crimes which in the United States would be predicate crimes to money laundering, or any violation of any Anti-Money Laundering Laws (defined below); (ii) has not been assessed civil or criminal penalties under any Anti-Money Laundering Laws; or (iii) has not had any of its funds seized or forfeited in any action under any Anti Money Laundering Laws. The term “ Anti-Money Laundering Laws ” means all applicable laws, regulations and sanctions, state and federal, criminal and civil, that: (1) limit the use of and/or seek the forfeiture of proceeds from illegal transactions; (2) limit commercial transactions with designated countries or individuals believed to be terrorists, narcotics dealers or otherwise engaged in activities contrary to the interests of the United States; (3) require identification and documentation of the parties with whom a financial institution conducts business; or (4) are designed to disrupt the flow of funds to terrorist organizations.

 

As used in this Section 7.1 , the term "to Seller's knowledge" or any other reference to the knowledge of Seller shall mean and apply to the knowledge of Tim Coltart (" Seller's Knowledge Individual "), without independent investigation or inquiry, and not to any other person. The designation of the party making the statements shall not be deemed to create personal liability for that person.

 

Except as expressly set forth in this Agreement and the documents executed and delivered by Seller at the Closing (the " Closing Documents "), Seller shall not have any liability to Purchaser, and Purchaser shall release Seller from any liability for, concerning, or regarding the nature and condition of the Property, including, without limitation, the suitability thereof for any activity or use. Except as expressly provided in this Agreement and the Closing Documents, Seller has not made, does not make, and expressly disclaims, any warranties, representations, covenants or guarantees, express or implied, or arising by operation of law, as to the merchantability, habitability, quantity, quality, or environmental condition of the Property or its suitability or fitness for any particular purpose or use. At each Closing, Purchaser agrees to accept the applicable Phase in its then present condition on an "AS-IS," "WHERE-IS" basis, except as expressly set forth in this Agreement and the Closing Documents. The provisions of this disclaimer and release shall expressly survive each Closing.

 

7.2            Purchaser’s Representations and Warrant ies. As a material inducement to Seller to execute this Agreement and consummate this transaction, Purchaser represents and warrants to Seller that:

 

(a)           Organization and Authority . Purchaser has been duly organized and is validly existing as a Delaware limited liability company and is in good standing in the State of Delaware. Subject only to obtaining certain internal approvals on or before the expiration of the Due Diligence Period, Purchaser has the full right and authority and has obtained any and all consents required to authorize Purchaser to enter into this Agreement, consummate or cause to be consummated the purchase of the Property. This Agreement and all of the documents to be delivered by Purchaser at the Closing have been and will be authorized and properly executed and will constitute the valid and binding obligations of Purchaser, enforceable in accordance with their terms.

 

(b)           Conflicts and Pending Action . There is no agreement to which Purchaser is a party or to Purchaser’s knowledge binding on Purchaser which is in conflict with this Agreement. There is no action or proceeding pending or to Purchaser’s knowledge, threatened, against Purchaser which challenges or impairs Purchaser’s ability to execute or perform its obligations under this Agreement.

 

(c)           ERISA . Purchaser is not (i) an “employee benefit plan” (within the meaning of section 3(3) of ERISA) that is subject to the provisions of Title I of ERISA, (ii) a “plan” that is subject to the prohibited transaction

provisions of section 4975 of the Code, or (iii) an entity whose assets are treated as “plan assets” under ERISA by reason of an employee benefit plan’s or plan’s investment in such entity.

 

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(d)           Compliance with International Trade Control Laws and OFAC Regulations . Purchaser (without reference to its constituent entities) is not now nor shall it be at any time prior to or at the Closing a Person named in any executive orders or lists published by OFAC as a Specially Designated National and Blocked Person.

 

7.3            Survival of Representations and Warranties . The representations and warranties set forth in this Article 7 are made as of the Agreement Date and are remade as of the Closing Date for each Phase and shall not be deemed to be merged into or waived by the instruments of Closing for the respective Phase, but, with respect to each Phase, shall survive the Closing for the respective Phase for a period of one year. Seller and Purchaser shall have the right to bring an action on a breach of a representation or warranty in this Article 7 only if Seller or Purchaser, as the case may be, has given the other party written notice of the circumstances giving rise to the alleged breach within such one year period. Each party agrees to defend and indemnify the other against any claim, liability, damage or expense asserted against or suffered by such other party arising out of any such representation or warranty being materially false or inaccurate. The parties agree that for the purposes of this Section 7.3 , a Seller representation or representations shall be deemed “materially” false or inaccurate if the same results in damages which are reasonably and in good faith estimated by Purchaser to be in excess of Fifty Thousand and No/100 Dollars ($50,000.00), provided, however, that in no event shall any (i) information which was disclosed to Purchaser or otherwise actually known to Purchaser prior to the expiration of the Due Diligence Period, (ii) changes permitted pursuant to the terms of this Agreement, or (iii) information which discloses loss or damage to the Property occurring after the expiration of the Due Diligence Period as a result of condemnation be deemed “material” hereunder. Notwithstanding anything to the contrary contained herein, (i) in the event Purchaser brings an action against Seller under this Section 7.3 , Seller’s liability to Purchaser shall be capped at $500,000.00, and (ii) Seller shall have no liability to Purchaser for breach of any representations or warranties contained in this Agreement except to the extent that the aggregate amount of all such liability exceeds $50,000.00.

 

ARTICLE 8. DEFAULT AND REMEDIES

 

8.1            Seller’s Default . If the transaction for any Phase fails to close as a result of Seller’s default, then Buyer, as its sole and exclusive remedy, shall have the right to either (i) terminate this Agreement by written notice to Seller and Title Company, in which event the Earnest Money (if the Closing for the Phase I Property has not occurred), the Phase II Option Payment (if the Closing for the Phase II Property has not occurred), and the Phase III Option Payment (if the Closing for the Phase III Property has not occurred) shall be returned to Purchaser, or (ii) bring an action against Seller for specific performance; provided, however, if Purchaser is unable to bring an action against Seller for specific performance because of Seller’s actions in breach of this Agreement, then in such event Purchaser shall be entitled to sue Seller in an action for Purchaser’s actual damages (excluding any punitive, exemplary and consequential damages).

 

8.2            Purchaser’s Default . If the transaction for a Phase fails to close due to the default of Purchaser, then Seller’s sole remedy in such event shall be to terminate this Agreement and to retain the Earnest Money, the Extension Payment(s) (if any), the Phase II Option Payment and the Phase III Option Payment as liquidated damages, Seller waiving all other rights or remedies in the event of such default by Purchaser. Purchaser and Seller have considered carefully the loss to Seller occasioned by taking the Property off the market as a consequence of the negotiation and execution of this Agreement, the expenses of Seller incurred in connection with the preparation of this Agreement and Seller’s performance under this Agreement, and the other damages, general and special, which Purchaser and Seller realize and recognize Seller will sustain but which Purchaser and Seller agree would be impracticable or extremely difficult to calculate at this time if Purchaser so defaults. Based on all those considerations, Purchaser and Seller agree that the Earnest Money (together with interest on it), the Extension Payment(s) (if any), the Phase II Option Payment and the Phase III Option Payment, represent a reasonable estimate of Seller’s damages. Seller agrees to accept the Earnest Money, the Extension Payment(s) (if any), the Phase II Option Payment and the Phase III Option Payment as Seller’s total damages and relief under this Agreement if Purchaser defaults in its obligations to close under this Agreement, Seller waiving all other rights and remedies.

 

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8.3            Notice of Default . Except for a party’s failure to close on the Closing Date, and except as provided under Section 2.7(j), neither party shall have the right to declare a default by the other party and terminate this Agreement because of a failure by such other party to perform under the terms of this Agreement unless the other party shall fail to cure such failure to perform within five Business Days after its receipt of written notice of such failure to perform.

 

8.4            Other Expense s. If this Agreement is terminated due to the default of a party, then the defaulting party shall pay any fees due to the Escrow Agent and any fees due to the Title Company for cancellation of the Title Commitment for the respective Phase.

 

ARTICLE 9. EARNEST MONEY PROVISIONS

 

9.1            Investment and Use of Funds . The Escrow Agent shall invest the Earnest Money in a government insured interest bearing account satisfactory to Purchaser at an institution having assets of not less than $125,000,000, shall not commingle the Earnest Money with any funds of the Escrow Agent or others, and shall promptly provide Purchaser and Seller with confirmation of the investments made. If the Closing for the Phase I Property occurs, the Escrow Agent shall deliver the Earnest Money to, or upon the instructions of, Purchaser on the Closing Date for the Phase I Property. Provided such supplemental escrow instructions are not in conflict with this Agreement as it may be amended in writing from time to time, Seller and Purchaser agree to execute such supplemental escrow instructions as may be appropriate to enable Escrow Agent to comply with the terms of this Agreement.

 

9.2            Termination Pursuant to Section 2.2 or 2.5 . The Purchaser shall notify the Escrow Agent of the date that the Due Diligence Period ends promptly after such date is established under this Agreement, and Escrow Agent may rely upon such notice. If Purchaser elects to terminate the Purchase Agreement pursuant to Section 2.2 (or is deemed to have terminated this Agreement by failing to deliver a Due Diligence Approval Notice), Escrow Agent shall pay the entire Earnest Money to Purchaser one Business Day following receipt of the Due Diligence Termination Notice (or if no Due Diligence Approval Notice is delivered prior to the expiration of the Due Diligence Period, one Business Day following the last day of the Due Diligence Period) from Purchaser (as long as the current investment can be liquidated in one day) and this Agreement shall then terminate. In such event, no notice to Escrow Agent from Seller shall be required for the release of the Earnest Money to Purchaser by Escrow Agent. The Earnest Money shall be released and delivered to Purchaser from Escrow Agent upon Escrow Agent’s receipt of the Due Diligence Termination Notice (or if no Due Diligence Approval Notice is delivered prior to the expiration of the Due Diligence Period, one Business Day following the last day of the Due Diligence Period) despite any objection or potential objection by Seller. Seller agrees it shall have no right to bring any action against Escrow Agent which would have the effect of delaying, preventing, or in any way interrupting Escrow Agent’s delivery of the Earnest Money to Purchaser pursuant to this Section 9.2, any remedy of Seller being against Purchaser, not Escrow Agent.

 

9.3            Other Terminatio ns. Upon a termination of this Agreement other than as described in Section 9.2, either party to this Agreement (the “ Terminating Party ”) may give written notice to the Escrow Agent and the other party (the “ Non-Terminating Party ”) of such termination and the reason for such termination. Such request shall also constitute a request for the release of the Earnest Money to the Terminating Party. The Non-Terminating Party shall then have five Business Days in which to object in writing to the release of the Earnest Money to the Terminating Party. If the Non-Terminating Party provides such an objection, then the Escrow Agent shall retain the Earnest Money until it receives written instructions executed by both Seller and Purchaser as to the disposition and disbursement of the Earnest Money, or until ordered by final court order, decree or judgment, which is not subject to appeal, to deliver the Earnest Money to a particular party, in which event the Earnest Money shall be delivered in accordance with such notice, instruction, order, decree or judgment. For clarity, this Section 9.3 applies only to a termination of this Agreement that is initiated by Purchaser or Seller after the expiration of the Due Diligence Period.

 

9.4            Interpleader . Except as provided in Section 9.2 above, Seller and Purchaser mutually agree that in the event of any controversy regarding the Earnest Money, unless mutual written instructions are received by the Escrow Agent directing the Earnest Money’s disposition, the Escrow Agent shall not take any action, but instead shall await the disposition of any proceeding relating to the Earnest Money or, at the Escrow Agent’s option, the Escrow Agent may interplead all parties and deposit the Earnest Money with a court of competent jurisdiction in which event the Escrow Agent may recover all of its court costs and reasonable attorneys’ fees. Seller or Purchaser, whichever does not prevail in any such interpleader action, shall be solely obligated to pay such costs and fees of the Escrow Agent, as well as the reasonable attorneys’ fees of the prevailing party in accordance with the other provisions of this Agreement.

 

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9.5            Liability of Escrow Agent . The parties acknowledge that the Escrow Agent is acting solely as a stakeholder at their request and for their convenience, that the Escrow Agent shall not be deemed to be the agent of either of the parties, and that the Escrow Agent shall not be liable to either of the parties for any action or omission on its part taken or made in good faith, and not in disregard of this Agreement, but shall be liable for its negligent acts and for any loss, cost or expense incurred by Seller or Purchaser resulting from the Escrow Agent’s mistake of law respecting the Escrow Agent’s scope or nature of its duties. Seller and Purchaser shall jointly and severally indemnify and hold the Escrow Agent harmless from and against all costs, claims and expenses, including reasonable attorneys’ fees, incurred in connection with the performance of the Escrow Agent’s duties under this Agreement, except with respect to actions or omissions taken or made by the Escrow Agent in bad faith, in disregard of this Agreement or involving negligence on the part of the Escrow Agent.

 

9.6            Escrow Fee . Except as expressly provided in this Agreement to the contrary, the escrow fee, if any, charged by the Escrow Agent for holding the Earnest Money or conducting the Closing shall be shared equally by Seller and Purchaser.

 

ARTICLE 10. MISCELLANEOUS

 

10.1          Parties Bound . Neither party may assign this Agreement without the prior written consent of the other, and any such prohibited assignment shall be void; provided that Purchaser may assign this Agreement without Seller’s consent to an Affiliate (defined below) or in order to effect an Exchange pursuant to Section 10.17 . Subject to the foregoing, this Agreement shall be binding upon and inure to the benefit of the respective legal representatives, successors, assigns, heirs, and devisees of the parties. For the purposes of this Section 10.1, (a) “ Affiliate ” means (i) an entity that directly or indirectly controls, is controlled by or is under common control with the Purchaser or (ii) an entity in which either of Purchaser or Neil T. Brown holds an economic interest; and (b) “control” means the power to direct the management of such entity through voting rights, ownership or contractual obligations.

 

10.2          Headings . The Article and Section headings of this Agreement are for convenience only and in no way limit or enlarge the scope or meaning of the language of this Agreement.

 

10.3          Invalidity and Waive r. If any portion of this Agreement is held to be invalid or inoperative, then so far as is reasonable and possible the remainder of this Agreement shall be deemed valid and operative, and, to the greatest extent legally possible, effect shall be given to the intent manifested by the portion held invalid or inoperative. The failure by either party to enforce against the other party any term or provision of this Agreement shall not be deemed to be a waiver of such party’s right to enforce against the other party the same or any other such term or provision in the future.

 

10.4          Governing Law . This Agreement shall, in all respects, be governed, construed, applied, and enforced in accordance with the laws of the state of Texas.

 

10.5          Surviva l. The provisions of this Agreement that contemplate performance after the Closing of any Phase and the obligations of the parties not fully performed at the Closing of any Phase shall survive the Closing for the respective Phase and shall not be deemed to be merged into or waived by the instruments of Closing for the respective Phase.

 

10.6          No Third Party Beneficiary . This Agreement is not intended to give or confer any benefits, rights, privileges, claims, actions or remedies to any person or entity as a third party beneficiary, decree, or otherwise.

 

10.7          Entirety and Amendme nts. This Agreement embodies the entire agreement between the parties and supersedes all prior agreements and understandings relating to the Property. This Agreement may be amended or supplemented only by an instrument in writing executed by the party against whom enforcement is sought.

 

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10.8          Time . Time is of the essence in the performance of this Agreement.

 

10.9          Intentionally Deleted .

 

10.10          Attorneys’ Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges and expenses, including reasonable attorneys’ fees, expended or incurred by the prevailing party in connection with the enforcement action. The provisions of this Section 10.10 shall survive the Closing and any termination of this Agreement.

 

10.11          Notices . All notices required or permitted under this Agreement shall be in writing and shall be delivered to the parties at the addresses set forth in Section 1.1 . Any such notices shall be sent by (a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered one Business Day after deposit with such courier; (b) personal delivery, in which case notice shall be deemed delivered upon receipt; or (c) electronic mail in a “PDF” format followed by one of the delivery methods described in clauses (a) or (b) above, in which case notice shall be deemed delivered upon transmission of such notice by electronic mail. A party’s address may be changed by written notice to the other party; provided, however, that no notice of a change of address shall be effective until actual receipt of such notice. Copies of notices are for informational purposes only, and a failure to give or receive copies of any notice shall not be deemed a failure to give notice. Notices given by counsel to the Purchaser shall be deemed given by Purchaser and notices given by counsel to the Seller shall be deemed given by Seller.

 

10.12          Construction . The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and agree that the normal rule of construction – to the effect that any ambiguities are to be resolved against the drafting party – shall not be employed in the interpretation of this Agreement or any exhibits or amendments to this Agreement.

 

10.13          Calculation of Time Periods . Unless otherwise specified, in computing any period of time described in this Agreement, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless the last day is not a Business Day, in which event the period shall run until the end of the next day which is a Business Day. The last day of any period of time described in this Agreement shall be deemed to end at 6:00 p.m. Dallas, Texas, time.

 

10.14          Procedure for Indemni ty. The following provisions govern actions for indemnity under this Agreement. Promptly after receipt by an indemnitee of notice of any claim for which the indemnitee is entitled to indemnification under this Agreement, the indemnitee shall deliver to the indemnitor written notice of the claim. The indemnitor shall have the right to participate in, and, if the indemnitor agrees in writing that it will be responsible for any costs, expenses, judgments, damages and losses incurred by the indemnitee with respect to such claim, to assume the defense of such claim with counsel mutually satisfactory to the indemnitor and the indemnitee. Notwithstanding the preceding sentence, the indemnitee shall have the right to retain its own counsel, with the fees and expenses to be paid by the indemnitor, if the indemnitee reasonably believes that representation of the indemnitee by the counsel retained by the indemnitor would be inappropriate due to actual or potential differing interests between the indemnitee and any other party represented by such counsel in any proceeding relating to the claim. The failure of the indemnitee to deliver written notice to the indemnitor within a reasonable time after the indemnitee receives notice of any such claim shall not relieve the indemnitor of any liability to the indemnitee under the indemnity, unless and only if and to the extent that the failure is prejudicial to the indemnitor’s ability to defend the claim. The indemnitee’s failure to so deliver written notice to the indemnitor shall not relieve the indemnitor of any liability that it may have to any indemnitee other than the indemnitor’s indemnification obligation under this Agreement. If an indemnitee settles a claim without the prior written consent of the indemnitor, the indemnitor shall be released from liability with respect to the claim unless the indemnitor has unreasonably withheld its consent to the settlement. The provisions of this Section 10.14 shall survive the Closing and any termination of this Agreement.

 

10.15          Further Assurances . In addition to the acts and deeds recited in this Agreement and contemplated to be performed, executed and/or delivered by the parties hereto, each party agrees to perform, execute and deliver, but without any obligation to incur any additional liability or expense, on or after the Closing any further deliveries and assurances as may be reasonably necessary to consummate the transactions contemplated under this Agreement. The provisions of this Section 10.15 shall survive the Closing.

 

  25  
 

 

10.16          Execution in Counterparts . This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one Agreement. To facilitate execution of this Agreement, the parties may execute counterparts of the signature pages and exchange them by electronic mail.

 

10.17          Section 1031 Exchange . Either party may consummate the purchase or sale (as applicable) of the Property as part of an “Exchange” pursuant to § 1031 of the Internal Revenue Code of 1986, as amended (the “Code”), provided that: (a) the Closing shall not be delayed or affected by reason of the Exchange; (b) the consummation or accomplishment of an Exchange shall not be a condition precedent or condition subsequent to the exchanging party’s obligations under the Contract; (c) the exchanging party shall effect its Exchange through an assignment of the Contract, or its rights under the Contract, to a qualified intermediary; (d) the non-exchanging party shall not be required to take an assignment of the purchase agreement for relinquished or replacement property or to acquire or hold title to any real property for purposes of consummating the exchanging party’s Exchange; (e) the exchanging party shall pay any additional costs that the non-exchanging party would not otherwise have incurred but for the exchanging party’s Exchange; (f) the non-exchanging party’s rights under the Contract shall not be adversely affected or diminished in any manner in connection with the exchanging party’s Exchange; and (g) the non- exchanging party shall not be responsible for compliance, and does not warrant to the exchanging party that the exchanging party’s Exchange in fact complies, with § 1031 of the Code.

 

  26  
 

 

SIGNATURE PAGE TO AGREEMENT OF

PURCHASE AND SALE

BY AND BETWEEN

RCM FIREWHEEL, LLC [Seller]

AND

ARCHCO RESIDENTIAL, LLC [Purchaser]

 

IN WITNESS WHEREOF, the parties to this Agreement have executed this Agreement on the day and year set forth below.

 

SELLER:

 

RMC FIREWHEEL, LLC,

a Texas limited liability company

 

By: /s/ Tim Coltart   Date: 4/28/15  

 

Name: Tim Coltart      

 

Title: EVP      

 

PURCHASER:

 

ARCHCO RESIDENTIAL, LLC

a Delaware limited liability company

 

By: /s/ Neil T. Brown   Date: 4/29/15  

 

Name: Neil T. Brown      

 

Title: CEO      

 

Escrow Agent has executed this Agreement In order to confirm that the Escrow Agent has received and shall hold the Earnest Money and the interest earned on It, in escrow, and shall disburse the Earnest Money, and the interest earned on it, pursuant to the provisions of Article 9 .

 

ESCROW AGENT:

 

Old Republic National Title Insurance Company

 

By: /s/ David Lawrence   Date: May 6, 2015  

 

Name: David Lawrence      

 

Title: Escrow Officer/Sr. Closing Attorney      

 

  27  
 

 

AGREEMENT OF PURCHASE AND SALE

DOMAIN SITE, GARLAND, TEXAS

 

EXHIBITS

 

A Legal Description of the Land
     
B Land Areas Exhibit
     
C Form of Certificate of Non-Foreign Status

 

  28  
 

 

EXHIBIT A

 

LEGAL DESCRIPTION OF THE LAND

 

Being a portion of that tract of land situated in Dallas County, Texas, out of the DANIEL CRIST SURVEY, ABSTRACT 226, and being part of that called 95 acres (First Tract), 19.8 acres (Second Tract), and 68.73 acres (Fourth Tract) described in a deed to Elizabeth H. Wilkins as recorded in Volume 93115, Page 592 of the Deed Records of Dallas County, Texas, and being a portion of that tract of land described in a deed to W.T. Limerick as recorded in Volume 2121, Page 126 of the Deed Records of Dallas County, Texas, and being further described as follows:

 

BEGINNING at a 1 inch iron rod found at the intersection of the Southwest line of Bunker Hill Road with the Northwest line of Old Miles Road;

 

THENCE with the Westerly line of said Old Miles Road as follows:

 

SOUTH 46°11'57” WEST, a distance of 276.09 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions”;

 

SOUTH 42°12'35” WEST, a distance of 385.91 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions” at the beginning of a curve to the left having a central angle of 18°57'47”, a radius of 530.00 feet and a chord bearing and distance of SOUTH 34°50'33” WEST, 174.61 feet;

 

Southwesterly with said curve to the left an arc distance of 175.41feet to a TX-DOT right-of-way mark with aluminum cap found for a corner of this tract;

 

THENCE SOUTH 79°44'25” WEST, leaving the Westerly line of the above mentioned Old Miles Road, a distance of 445.23 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°15'36” WEST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract, in said North Line;

 

SOUTH 79°44'14” WEST, a distance of 590.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 10°15'47” EAST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 79°43'52” WEST, a distance of 213.62 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to Carol Swanzy and Charlotte Householter, according to the document filed of record in Volume 2004190, Page 14250 of the Deed Records of Dallas County, Texas;

 

  A-1  
 

 

THENCE NORTH 43°18'50” EAST, with said Easterly line, a distance of 279.94 feet to a 5/8 inch steel rod with plastic cap stamped “Boundary Solutions” found at the Northeast corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE NORTH 32°11'10” WEST, a distance of 148.78 feet to a point in a branch at the Northwest corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE SOUTH 43°18'11” WEST, with the Westerly line of said Swanzy and Householter tract, a distance of 486.11feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike;

 

THENCE SOUTH 80°03'57” WEST, leaving said Westerly line, a distance of 136.53 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°29'58” EAST, a distance of 24.96 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 80°02'03” WEST, a distance of 375.48 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to the City of Garland according to the document filed of record in Volume 93012, Page 4894, Deed Records of Dallas County, Texas;

 

NORTH 39°48'17” WEST, passing at a distance of 3.91 feet, the Northerly corner of said City of Garland tract, same being the most Easterly corner of that tract of land conveyed to L&S Liquidating Trust, according to the document filed of record in Volume 95136, Page 5446, Deed Records of Dallas County, Texas, and continuing for a total distance of 9.88 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract and said L&S Liquidating tract;

 

THENCE with the Northern Lines of said L&S Liquidating tract the following courses and distance;

 

NORTH 78°48'17” WEST, a distance of 65.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said Northern Line;

 

SOUTH 57°56'43” WEST, a distance of 86.14 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike, also being the most Westerly corner of said L&S Liquidating tract;

 

THENCE SOUTH 80°10'46” WEST, with said North Line, a distance of 164.57 feet to a point in the center of old Rowlett Creek for a corner of this tract;

 

THENCE with the meanderings of said creek the following courses and distances;

 

  A-2  
 

 

NORTH 25°15'38” WEST, a distance of 180.96 feet to a point for a corner;

 

NORTH 87°31'07” WEST, a distance of 174.06 feet to a point for a corner;

 

NORTH 38°44'03” WEST, a distance of 185.05 feet to a point for a corner;

 

NORTH 22°26'46” WEST, a distance of 346.39 feet to a point for a corner;

 

SOUTH 83°14'16” WEST, a distance of 124.63 feet to a point for a corner;

 

SOUTH 89°20'08” WEST, a distance of 248.25 feet to a point for a corner;

 

NORTH 84°12'20” WEST, a distance of 202.88 feet to a point for a corner;

 

NORTH 40°33'27” WEST, a distance of 134.35 feet to a point for a corner in the East Line of that tract of land conveyed to JAMES DANIEL LAMBERT, SR. and SHIRLEY JOY LAMBERT, according to the document filed of record in VOLUME 92240, PAGE 3818 and VOLUME 92240, PAGE 3821, Deed Records of Dallas County Texas, from said point a 5/8” iron rod found for reference bears NORTH 44°02'59” EAST, a distance of 91.49 feet;

 

THENCE NORTH 44°02'59” EAST, passing through said 5/8” iron rod found for reference, a distance of 959.87 feet to a 1/2” iron rod found at the most Easterly corner of said Lambert tract, same being the Southeasterly corner of that tract of land conveyed to NORBERTO GUILLEN according to the document filed of record in VOLUME 2002058, PAGE 7057, Deed Records of Dallas County, Texas;

 

THENCE NORTH 43°58'32” EAST, with the Easterly line of said Guillen tract, a distance of 1944.48feet to a 1/2” iron rod with plastic cap stamped “DAA” set in the South Line of the above mentioned Bunker Hill Road for the Northwest corner of this tract;

 

THENCE with the South Line of said road the following courses and distances:

 

SOUTH 45°45'07” EAST, a distance of 1482.02 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 10°50'07” and a chord bearing and distance of SOUTH 51°10'10” EAST, 159.56 feet;

 

With said curve to the left an arc distance of 159.80 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 56°35'13” EAST, a distance of 52.21 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the right having a radius of 755.00 feet, a central angle of 10°31'18” and a chord bearing and distance of SOUTH 51°19'34” EAST, 138.45 feet;

 

With said curve to the right an arc distance of 138.64 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

  A-3  
 

 

SOUTH 46°03'56” EAST, a distance of 333.56 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 01°55'43” and a chord bearing and distance of SOUTH 47°01'46” EAST, 28.44 feet;

 

With said curve to the left an arc distance of 28.44 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 45°57'50” EAST, a distance of 496.60 feet to the POINT OF BEGINNING and containing 135.89 acres of land, more or less.

 

  A-4  
 

 

EXHIBIT B

 

LAND AREAS EXHIBIT

 

 

 

  B-1  
 

 

 

 

  B-2  
 

 

EXHIBIT C

 

FORM OF CERTIFICATE OF NON-FOREIGN STATUS

 

Section 1445 of the Internal Revenue Code of 1986, as amended (“Code”), provides that a transferee (buyer) of a

U.S. real property interest must withhold tax if the transferor (seller) is a foreign person.

 

To inform                              , a                              (“Transferee”), that withholding of tax under section 1445 of the Code is not required upon disposition of certain real property to the Transferee by                              _, a                              (“Transferor”), the undersigned hereby warrants, represents and certifies the following on behalf of Transferor:

 

1.          The undersigned is the duly and acting                              [Title of Officer executing Certificate] of Transferor.

 

2.          Transferor is not a foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations), but rather is an entity formed under the laws of one of the United States.

 

3.          Transferor is not a disregarded entity as defined in section 1.1445-2(b)(2)(iii) of the Code;

 

4.          Transferor’s U.S. employer identification number is                              _.

 

5.          Transferor’s office address is                              .

 

6.          Transferor understands that this certification may be disclosed to the Internal Revenue Service by the transferee and that any false statement contained in this certificate could be punished by fine, imprisonment, or both.

 

Under penalty of perjury the undersigned declares that the undersigned has examined this certification and to the best of its knowledge and belief it is true, correct, and complete.

 

TRANSFEROR :

 

 

 

By:     Date:  
       
Name:      
       
Title:      

 

  C-1  

 

Exhibit 10.285

 

AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX]

 

This AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “Amendment”) is made and entered into as of July 13, 2015 (the “Effective Date”), by and between RCM Firewheel, LLC, a Texas limited liability company (“Seller), and ArchCo Residential LLC, a Delaware limited liability company (“Purchaser”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.         Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as or April 29, 2015 (the "Purchase Agreement"), with respect to approximately 135.89 acres of land located in Garland, Texas (the "Property"), as more particularly described in the Purchase Agreement.

 

B.         Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Due Diligence Period . Sect ion 1.1 (h) of the Purchase Agreement is amended to provide that the Due Diligence Period shall expire on July 31, 2015.

 

3.           Survey . Section 3.1 of the Purchase Agreement is amended to provide that Purchaser, by July 15, 2015, shall cause the Survey to be prepared and delivered to Seller and Title Company.

 

4.           Phase I Land Legal Description . Section 2.3(a) of the Purchase Agreement is amended to provide that Purchaser, by July 22, 2015, shall deliver to Seller the proposed legal description for the Phase l Land.

 

5.           Draft Memorandum . Section 1.2(a) or the Purchase Agreement is amended to provide that Purchaser shall, by July 22, 2015, deliver a proposed form of Memorandum to Seller for its reasonable review and approval.

 

6.           Draft FPI Collateral Assignment . Section 2.7(j) of the Purchase Agreement is amended to provide that Purchaser, by July 22, 2015, shall deliver a proposed form of FPI Collateral Assignment to Seller for its reasonable review and approval.

 

7.           FPI Pre-Construction Package . Section 2.6(a) of' the Purchase Agreement is amended to provide that Purchaser, by July 22, 2015, shall review, and give written notice to Seller whether Purchaser approves, each item or the FPI Pre-Construction Package.

 

8.           Concept Plan . Section 2.4(a) of the Purchase Agreement is amended to provide that Purchaser, by August 12, 2015, shall submit to the City its proposed Concept Plan for the entire Proposed Project and the Property..

 

9.           Counterparts . This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

 

 

 

10.          E ntir e Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and sha ll supersede a ll prior communications, representations, understandings or agreements , if any, whether ora l or written, concerning the subject matter contai n ed in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in who l e or in part, except by a wr itt en instrument executed by Se ll er and Purchaser.

 

11.          Full Force and Effect; Incorporation. Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and sha ll remain in full force and effect. If any inconsistency arises between this Amendmen t and the Purchase Ag r eemen t as to the specific matters w hi ch are th e subject of this Amendment , the terms and conditions of this Amendment sha ll contro l. This Amendment sha ll be construed to be a part of the Purchase Agreeme nt and shall be deemed incorporated in the Purchase Agreement by this reference.

 

Seller and Purchaser have executed this Amendment as of the Effective Date .

 

Seller:

 

RCM Firewheel, LLC,  
a Texas limit ed li ab ili ty company  
   
By : /s/ Tim Coltart  
Name: Tim Coltart  
Title : EVP  

 

  2  

 

 

Purchaser:  
   
ArchCo Residential LLC,  
a Delaware limited liability company  
   
By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

 

  3  

 

 

Exhibit 10.286

 

SECOND AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX]

 

This SECOND AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this "Amendment") is made and entered into as of July 29, 2015 (the "Effective Date"), by and between RCM Firewheel, LLC, a Texas limited liability company ("Seller"), and ArchCo Residential LLC, a Delaware limited liability company ("Purchaser").

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into the Agreement of Purchase and Sale dated as of April 29, 2015 (the "Original Agreement"), with respect to approximately 135.89 acres of land located in Garland, Texas (the "Property"), as more particularly described in the Purchase Agreement.

 

B.            Seller and Purchaser entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the "First Amendment''). The Original Agreement, as amended by the First Amendment, is referred to in this Amendment as the "Purchase Agreement''.

 

C.            Seller·and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set f01th in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms . Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Due Diligence Period . Section 1.1(h) of the Original Agreement, as previously amended by the First Amendment, is amended to provide that the Due Diligence Period shall expire on August 7, 2015.

 

3.           Closing Date . Section l.l(i) of the Original Agreement is amended to provide that the Outside Closing Date for the Phase I Property shall be November 6, 2015.

 

4.           Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

5.           Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreeme11t, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, ii1whole or in part, except by a written instrument executed by Seller and Purchaser.

 

6.           Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

 
 

 

Seller and Purchaser have executed this Amendment as of the Effective Date.

 

Seller:

 

RCM Firewheel, LLC,

a Texas limited liability company

 

By: /s/ Tim Coltart  
Name: Tim Coltart  
Title: President  

 

Purchaser:

 

ArchCo Residential, LLC,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

 

    2  

 

Exhibit 10.287

 

THIRD AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX}

 

This THIRD AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this "Amendment") is made and entered into as of August 6, 2015 (the "Effective Date"), by and between RCM Firewheel, LLC, a Texas limited liability company ("Seller"), and ArchCo Residential LLC, a Delaware limited liability company ("Purchaser").

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.           Seller and Purchaser entered into the Agreement of Purchase and Sale dated as of April 29, 2015 (the "Original Agreement"), with respect to approximately 135.89 acres of land located in Garland, Texas (the "Property"), as more particularly described in the Purchase Agreement.

 

B.           Seller and Purchaser entered into the Amendment to Agreement of Purchase and Sale, dated as of July 13, 2015 (the "First Amendment"), and the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the "Second Amendment"). The Original Agreement, as amended by the First Amendment and the Second Amendment, is referred to in this Amendment as the "Purchase Agreement".

 

C.           Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Due Diligence Period . Section l .l(h) of the Original Agreement, as previously amended by the First Amendment and the Second Amendment, is amended to provide that the Due Diligence Period shall expire on August 14, 2015.

 

3.           Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

4.           Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

5.           Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

  

     
 

  

Seller and Purchaser have executed this Amendment as of the Effective Date.

 

Seller:

 

RCM Firewheel, LLC,

a Texas limited liability com

 

By: /s/ Tim Coltart  
     
Name: Tim Coltart  
     
Title: President  

 

    2  
 

 

Purchaser:

 

ArchCo Residential LLC,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
     
Name: Neil T. Brown  
     
Title: Chief Executive Officer  

 

    3  

 

Exhibit 10.288

 

FOURTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX]

 

This FOURTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “Amendment”) is made and entered into as of August 14, 2015 (the “Effective Date”), by and between RCM Firewheel, LLC, a Texas limited liability company (“Seller”), and ArchCo Residential LLC , a Delaware limited liability company (“Purchaser”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into the Agreement of Purchase and Sale dated as of April 29, 2015 (the “Original Agreement”), with respect to approximately 135.89 acres of land located in Garland, Texas (the “Property”), as more particularly described in the Purchase Agreement.

 

B.            Seller and Purchaser have also entered into the Amendment to Agreement of Purchase and Sale, dated as of July 13, 2015 (the “First Amendment”), the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the “Second Amendment”), and the Third Amendment to Agreement of Purchase and Sale, dated as of August 6, 2015 (the “Third Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment and the Third Amendment, is referred to in this Amendment as the “Purchase Agreement”.

 

C.            Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.            Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.            Due Diligence Period . The Due Diligence Period shall expire on August 14, 2015, and this Amendment serves as Purchaser’s Due Diligence Notice under Section 2.2(b) of the Original Agreement.

 

3.            Geotechnical Investigation .

 

3.1            Geotechnical Investigation P eriod. Notwithstanding that the Due Diligence Period expires on August 14, 2015, Purchaser shall have through August 31, 2015 (the “Geotechnical Investigation Period”) to (a) perform geotechnical investigations for the Property (“Purchaser’s Geotechnical Investigation”), (b) determine the scope of the Phase I Preparation Work and the Phases II & III Preparation Work (as those terms are defined in Paragraph 3.2), and (c) obtain the Phase I Preparation Cost Estimate and the Phases II & III Preparation Cost Estimate (as those terms are defined in Paragraph 3.3).

 

3.2            Phase I Preparation Work . “Phase I Preparation Work” means the work necessary, as determined by Purchaser’s geotechnical engineer, to prepare the existing soils on the Phase I Land so that the soils are in an acceptable state to receive the mass grading work relating to the Flood Plain Improvements and are not detrimental to future building construction for the Phase I Project. “Phase I Engineer’s Cost Estimate” means an estimate prepared by Purchaser’s geotechnical engineer of the total costs to perform the Phase I Preparation Work.

 

 

 

 

3.3            Phases II & III Preparation Work . “Phases II & III Preparation Work” means the work necessary, as determined by Purchaser’s geotechnical engineer, to prepare the existing soils on the Phase II Land and the Phase III Land so that the soils are in an acceptable state to receive the mass grading work relating to the Flood Plain Improvements and are not detrimental to future building construction for the Phase II Project and the Phase III Project. “Phases II & III Engineer’s Cost Estimate” means an estimate prepared by Purchaser’s geotechnical engineer of the total costs to perform the Phases II & III Preparation Work.

 

3.4            Purchaser’s Election Regarding Phase I Preparation Work . If the Phase I Engineer’s Cost Estimate does not exceed $100,000, Seller and Purchaser shall proceed to Closing for the Phase I Property and Seller, at Purchaser’s cost, shall perform the Phase I Preparation Work before commencing the construction of the Flood Plain Improvements in accordance with the Purchase Agreement. Notwithstanding anything to the contrary in the Purchase Agreement, if the Phase I Engineer’s Cost Estimate exceeds $100,000, Purchaser may elect, by delivering written notice to Seller and Escrow Agent on or before the last day of the Geotechnical Investigation Period, to either (a) terminate the Purchase Agreement, or (b) proceed to Closing for the Phase I Property (the “Phase I Closing Election”). If Purchaser terminates the Purchase Agreement in accordance with this Paragraph 3.4, the Escrow Agent shall disburse the Earnest Money to Purchaser in accordance with Section 9.2 of the Original Agreement, and all further rights and obligations of the parties under the Purchase Agreement shall terminate, except those which by their terms survive any termination of the Purchase Agreement. If Seller and Purchaser proceed to Closing for the Phase I Property in accordance with this Paragraph 3.4: (i) Seller will obtain an estimate of the costs to perform the Phase I Preparation Work from the FPI Contractor (the “Phase I Contractor’s Estimate”); (ii) Purchaser shall, at Closing for the Phase I Property, deposit with the Escrow Agent, to be held in the FPI Escrow Account in accordance with the terms and conditions of the FPI Escrow Agreement, an amount equal to the least of (A) the Phase I Engineer’s Cost Estimate, (B) the Phase I Contractor’s Estimate, or (C) such lesser amount to which Purchaser and Seller may agree, each in its sole discretion; and (iii) Seller shall perform the Phase I Preparation Work before commencing the construction of the Flood Plain Improvements in accordance with the Purchase Agreement.

 

3.5            Seller’s Election Regarding Phases II & III Preparation Work . If the Phases II & III Engineer’s Cost Estimate does not exceed $100,000 and Purchaser does not terminate the Purchase Agreement in accordance with Paragraph 3.4, Seller, at Seller’s cost, shall perform the Phases II & III Preparation Work before commencing the construction of the Flood Plain Improvements in accordance with the Purchase Agreement. If the Phases II & III Engineer’s Cost Estimate exceeds $100,000, Seller may elect, by delivering written notice to Purchaser and Escrow Agent on or before the third Business Day after Purchaser delivers the Phases II & III Engineer’s Cost Estimate to Seller, to either (a) perform, at Seller’s cost, the Phases II & III Preparation Work before commencing the construction of the Flood Plain Improvements in accordance with the Purchase Agreement, or (b) perform the Flood Plain Improvements in accordance with the Purchase Agreement without regard to the Phases II & III Preparation Work (the “No Preparation Work Election”). If Seller does not deliver written notice of its election in accordance with the immediately preceding sentence, Seller shall be deemed to have elected the No Preparation Work Election. Purchaser and Seller will proceed to Closing for the Phase I Property regardless of Seller’s election under this Paragraph 3.5. Notwithstanding anything to the contrary in the Purchase Agreement, if Seller elects the No Preparation Work Election in accordance with this Paragraph 3.5, (i) Purchaser shall have the right but not the obligation to waive the Phase II Option and the Phase III Option by delivering written notice to Purchaser and Escrow Agent on or before the Closing the Phase I Property; and (ii) if Purchaser waives the Phase II Option and the Phase III Option in accordance with this Paragraph 3.5, Purchaser shall not be obligated to deliver the Phase II Option Payment and the Phase III Option Payment at the Closing the Phase I Property.

 

4.           Compaction Specifications . Seller agrees that the specifications for the mass grading work to be performed as part of the Flood Plain Improvements will include the compaction specifications recommended in the letter dated August 6, 2015 from RGL Consulting Engineers to Purchaser. For clarity, the specifications for the Phase I Preparation and the Phases II & III Preparation Work will be separately determined.

 

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5.           Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

6.           Entire Agreement . The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

7.           Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

  3  

 

 

Seller and Purch ase r h ave executed thi s Amendment as of the Effective Date .

 

Seller:  
   
RCM Firewheel, LLC  
a Texas limited liability company  
   
By: /s/ Tim Coltart  
Name: Tim Coltart  
Title: President  

 

  4  

 

  

Purchaser:  
   
ArchCo Residential, LLC  
a Delaware limited liability company  
   
By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

 

  5  

 

Exhibit 10.289

 

FIFTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX]

 

This FIFTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “Amendment”) is made and entered into as of October 7 2015 (the “Effective Date”), by and between RCM Firewheel, LLC, a Texas limited liability company (“Seller”), and ArchCo Residential LLC , a Delaware limited liability company (“Purchaser”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.           Seller and Purchaser entered into the Agreement of Purchase and Sale dated as of April 29, 2015 (the “Original Agreement”), with respect to approximately 135.89 acres of land located in Garland, Texas (the “Property”), as more particularly described in the Purchase Agreement.

 

B.           Seller and Purchaser entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the “First Amendment”) , the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the “Second Amendment”), the Third Amendment to Agreement of Purchase and Sale, dated as of August 6, 2015 (the “Third Amendment”), and the Fourth Amendment to Agreement of Purchase and Sale, dated as of August 14, 2015 (the “Fourth Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment and the Fourth Amendment, is referred to in this Amendment as the “Purchase Agreement”.

 

C.           Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Development Approvals Termination Notice . Solely regarding the Development Approvals for the Phase I Project, Section 2.4(d) of the Original Agreement is amended to provide that i f Purchaser determines at any time that, in spite of the use of its commercially reasonable and diligent efforts, it has been or will be unable to obtain Final Approval of the Development Approvals for the Phase I Project by the Outside Closing Date for the Phase I Property, then Purchaser may, by delivering written notice to Seller on or before October 10, 2015, (i) terminate the Purchaser Agreement (a “Development Approvals Termination Notice”); or (ii) waive the condition for Final Approval of the Development Approvals for the Phase I Project and proceed with the Closing for the Phase I Property on such date to which the parties may mutually agree, but in any event, no later than the Outside Closing Date for the Phase I Property.

 

3.           Consent to Assignment . Seller consents to the assignment of the Purchase Agreement, as amended, to an entity in which Purchaser or Neil T. Brown holds a direct or indirect economic interest and which is controlled, directly or indirectly, by one or more of Purchaser, Neil T. Brown, Bluerock Real Estate, LLC or Bluerock Residential Growth REIT, Inc.

 

4.           Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

 

 

 

5.           Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

6.           Full Force and Effect; Incorporation. Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

  2  
 

 

Seller and Purchaser have executed this Amendment as of the Effective Date.

 

Seller :

 

RCM Firewheel, LLC,

a Texas limited liability company

 

By: /s/Tim Coltart  
Name: Tim Coltart  
Title: President  

 

  3  
 

 

Purchaser :

 

ArchCo Residential LLC,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

 

  4  

 

 

Exhibit 10.290

 

SIXTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX]

 

This SIXTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “Amendment”) is made and entered into as of October 12, 2015 (the “Effective Date”), by and between RCM Firewheel, LLC, a Texas limited liability company (“Seller”), and ArchCo Residential LLC, a Delaware limited liability company (“Purchaser”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.                  Seller and Purchaser entered into the Agreement of Purchase and Sale dated as of April 29, 2015 (the “Original Agreement”), with respect to approximately 135.89 acres of land located in Garland, Texas (the “Property”), as more particularly described in the Purchase Agreement.

 

B.                   Seller and Purchaser entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the “First Amendment”) , the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the “Second Amendment”), the Third Amendment to Agreement of Purchase and Sale, dated as of August 6, 2015 (the “Third Amendment”), the Fourth Amendment to Agreement of Purchase and Sale, dated as of August 14, 2015 (the “Fourth Amendment”), and the Fifth Amendment to Agreement of Purchase and Sale, dated as of October 7, 2015 (the “Fifth Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, and the Fifth Amendment, is referred to in this Amendment as the “Purchase Agreement”.

 

C.                  Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.                    Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.                    Development Approvals Termination N otice. Solely regarding the Development Approvals for the Phase I Project, Section 2.4(d) of the Original Agreement is amended to provide that if Purchaser determines at any time that, in spite of the use of its commercially reasonable and diligent efforts, it has been or will be unable to obtain Final Approval of the Development Approvals for the Phase I Project by the Outside Closing Date for the Phase I Property, then Purchaser may, by delivering written notice to Seller on or before October 14, 2015, (i) terminate the Purchaser Agreement (a “Development Approvals Termination Notice”); or (ii) waive the condition for Final Approval of the Development Approvals for the Phase I Project and proceed with the Closing for the Phase I Property on such date to which the parties may mutually agree, but in any event, no later than the Outside Closing Date for the Phase I Property.

 

3.                    Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

 

 

 

4.                    Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

5.                    Full Force and Effect; Incorporation. Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

Seller and Purchaser have executed this Amendment as of the Effective Date.

 

Seller :

 

RCM Firewheel, LLC,

a Texas limited liability company

 

By: /s/ Richard Myers  
Name: Richard Myers  
Title: Auth. Rep.  

 

 

  2  

 

 

Purchaser :

 

ArchCo Residential LLC,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

  

  3  

 

 

Exhibit 10.291

 

SEVENTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX]

 

This SEVENTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this "A mendment") is made and entered into as of No v ember 17 , 2 015 (the "Effective Date") , by and between RCM Firewheel, LLC, a Texas limited liability company ("Seller"), and ArchCo Residential LLC, a Delaware limited liability company ("Purchaser").

Recitals

 

This Amendment is made with respect to the following facts:

 

A.                  Seller and Purchaser entered into the Agreement of Purchase and Sale dated as of April 29, 2015 (the "Original Agreement"), with respect to approximately 135.89 acres of land located in Garland, Texas (the "Property"), as more particularly described in the Purchase Agreement.

 

B.                  Seller and Purchaser entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the "First Amendment") , the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the "Second Amendment"), the Third Amendment to Agreement of Purchase and Sale , dated as of August 6 , 2015 (the "Third Amendment ") , the Fourth Amendment to Agreement of Purchase and Sale, dated as of August 14, 2015 (the "Fourth Amendment ") , the Fifth Amendment to Agreement of Purchase and Sale , dated as of October 7, 2015 (the "Fifth Amendment"), and the Sixth Amendment to Agreement of Purchase and Sale, dated as of October 12, 2015 (the "Sixth Amendment"). The Original Agreement , as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment, and the Si xt h Amendment, is referred to in this Amendment as the "Purchase Agreement".

 

C.                 Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.                  Defined Terms . Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.                   Closing Date . Section I .I (i) of the Original Agreement, as previously amended, is amended to provide that the Outside Closing Date for the Phase I Property shall be November 20, 2015.

 

3.                   FPI Escrow Amount . The third sentence of Section 2.6(d) of the Original Agreement is revised to read as follows: "The " FPI Escrow Amount " shall equal I I 0 % of the FPI Costs Estimate."

 

4.                   Counterparts . This Amendment m ay be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

5.                   Entire Agreement . The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended , waived or discharged, in whole or in part , except by a written instrument executed by Seller and Purchaser.

 

 

 

 

6.                   Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

Seller and Purchaser have executed this Amendment as of the Effective Date.

 

Seller:

 

RCM Firewheel, LLC,

a Texas limited liability company

 

By: /s/ Richard Myers  
Name: Richard Myers  
Title: Auth. Rep.  

  

  2  

 

 

Purchaser :

 

ArchCo Residential, LLC,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

  

  3  

 

 

Exhibit 10.292

  

EIGHTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[Domain Site, Garland, TX]

 

This EIGHTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this "Amendment") is made and entered into as of November 17, 2015 (the "Effective Date"), by and between RCM Firewheel, LLC, a Texas limited liability company ("Seller"), and ArchCo Residential LLC, a Delaware limited liability company ("Purchaser").

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.                 Seller and Purchaser entered into the Agreement of Purchase and Sale dated as of April 29, 2015 (the "Original Agreement"), with respect to approximately 135.89 acres of land located in Garland, Texas (the "Property"), as more particularly described in the Purchase Agreement.

 

B.                  Seller and Purchaser entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the "First Amendment") , the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the "Second Amendment"), the Third Amendment to Agreement of Purchase and Sale, dated as of August 6, 2015 (the "Third Amendment"), the Fourth Amendment to Agreement of Purchase and Sale, dated as of August 14, 2015 (the "Fourth Amendment"), the Fifth Amendment to Agreement of Purchase and Sale, dated as of October 7, 2015 (the "Fifth Amendment"), the Sixth Amendment to Agreement of Purchase and Sale, dated as of October 12, 2015 (the "Sixth Amendment"), and the Seventh Amendment to Agreement of Purchase and Sale, dated as of October 17, 2015 (the "Seventh Amendment"). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment, the Sixth Amendment and the Seventh Amendment, is referred to in this Amendment as the "Purchase Agreement".

 

C.                 Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.                 Defined Terms . Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.                   Closing Date - Phase II Property . Section 1.1(ii) of the Original Agreement is amended to provide that the Outside Closing Date for the Phase II Property shall be March 15, 2018.

 

3.                   Closing Date - Phase III Property . Section 1.1(iii) of the Original Agreement is amended to provide that the Outside Closing Date for the Phase III Property shall be March 15, 2020.

 

4.                  Utility Easement Expansion .

 

4.1 The City holds a 100-foot wide utility easement across the Property (the "Existing Easement"). The Existing Easement is located on the South side of Rowlett Creek and its location is depicted on Exhibit A attached to this Amendment. The City has asked Seller to convey to the City a new 25-foot wide utility easement to be located to the South of and contiguous with the Existing Easement (to the extent this easement is located within the Phase II Land and the Phase III Land, the "New Easement"). For the purposes of this Section 4, the New Easement does not include any portion of the proposed 25- foot wide utility easement located within the Phase I Land. The proposed location of the New Easement is also depicted on Exhibit A attached to this Amendment. Seller and the City have negotiated a form of utility easement document for the New Easement, which is attached as Exhibit B to this Amendment (the "Utility Easement Form").

 

  1  

 

 

4.2               Notwithstanding the provisions of the Purchase Agreement to the contrary, Seller may grant the New Easement to the City and may keep the entire amount of compensation or consideration received by Seller from the City for the conveyance of the New Easement (the "New Easement Compensation") so long as: (a) Seller conveys the New Easement to the City before the Outside Closing Date for the Phase II Property; (b) the New Easement is located and has dimensions as depicted on Exhibit A attached to this Amendment; (c) the document by which the New Easement is granted is substantially similar in form and substance to the Utility Easement Form; and (d) within five Business Days after granting the New Easement to the City, Seller shall disclose in writing, together with supporting documentation, to Purchaser and Purchaser's successors in interest to the Phase II Land and the Phase III Land the amount of the New Easement Compensation. By executing this Amendment, Seller authorizes the City to disclose the amount of the New Easement Compensation to Seller. For purposes of this Section 4.2, a taking of the New Easement by eminent domain or a conveyance of the New Easement in lieu of the exercise of eminent domain shall be considered a conveyance of the New Easement.

 

4.3               The Phase II Purchase Price shall be reduced by an amount equal to one-half of the amount of the New Easement Compensation.

 

4.4                The Phase III Purchase Price shall be reduced by an amount equal to one-half of the amount of the New Easement Compensation.

 

5.                  Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

6.                  Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

7.                  Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

  2  

 

 

Seller and Purchaser have executed this Amendment as of the Effective Date.

 

Seller:

 

RCM Firewheel, LLC,

a Texas limited liability company

 

By: /s/ Tim Coltart  
Name : Tim Coltart  
Title: EVP  

  

  3  

 

  

Purchaser:

 

ArchCo Residential LLC,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Authorized Signatory  

 

  4  

 

 

Exhibit A

Depiction of Existing Easement and New Easement

[See attached}

 

 

 

 

 

Exhibit A

 

 

 

Exhibit B

Utility Easement Form

[See attached}

 

 

 

 

 

Exhibit B

 

 

 

UTILITY EASEMENT

 

STATE OF TEXAS §        
  §       KNOW ALL BY THESE PRESENTS:
COUNTY OF DALLAS §        

 

That RCM Firewheel, LLC (“Grantor”) for and in consideration of Ten and No/100 Dollars ($10.00) and other good and valuable consideration to Grantor, including the benefits to be obtained by Grantors by reason of the construction of the improvements contemplated herein, the sufficiency of which is hereby acknowledged, paid in hand by the City of Garland, Texas, a Texas home-rule municipality, ("Grantee"), has GRANTED AND CONVEYED , and by these presents does GRANT AND CONVEY unto Grantee a perpetual privilege, right, and easement (the "Easement") in all that certain lot, tract, or parcel of land situated in the County of Dallas, State of Texas, and more particularly described in Exhibit "A" attached hereto and incorporated herein by reference (the “Easement Area”).

 

The Easement hereby granted is for the purpose of giving to Grantee, its successors and assigns (including its franchised or authorized utilities), the right to:

 

(1)   construct, reconstruct, alter, rebuild, enlarge, improve, connect to, and perpetually maintain utility facilities over, under, upon, across and within the Easement Area;

 

(2)    enter the Easement Area to inspect, operate, repair, replace, alter, expand, and remove those facilities;

 

(3)   enter upon, pass through, and have ingress and egress to the adjoining property of Grantors for the purpose of obtaining access to the Easement Area;

 

(4)    trim trees or shrubbery within the Easement Area to the extent reasonably necessary to prevent actual, threatened, or possible harm to or interference with the utility facilities; and

 

(5)   prevent the construction of or remove any buildings, structures, fences or other obstructions that may endanger or interfere with the efficiency, safety or operation of the utility facilities or access thereto.

 

Notwithstanding the above, by its acceptance of this Easement, Grantee agrees that (i) it shall not enter onto Grantor’s adjoining property unless access to the Easement Area is not available through either publicly dedicated roadways or other lands owned by Grantee or over which Grantee has access rights; (ii) Grantee agrees to give Grantor or its successors at least two business days’ prior written notice prior to any entry upon the Easement Area or any lands owned by Grantor adjacent to the Easement Area, except in the case of an emergency; (iii) Grantee agrees to promptly close any gates which are opened in connection with the exercise of its rights hereunder; (iv) Grantee shall repair any damage to the Easement Area or any lands owned by Grantor adjacent to the Easement Area caused by the exercise of Grantee’s rights hereunder; and (v) Grantee shall indemnify, defend and hold harmless Grantor from and against any and all damages or liabilities of any kind or nature related to or connected with Grantee’s exercise of its rights hereunder.

 

The Easement hereby granted is for the purpose of giving to Grantee, its successors and assigns the right to construct, reconstruct, alter, rebuild, and perpetually maintain utility facilities over, under and across the Easement Area together with the limited right pursuant to item (3) above and the preceding paragraph to enter the Easement Area over the adjoining property of the grantors Grantor to inspect, operate, repair, replace, and remove those facilities.

 

  5  

 

 

TO HAVE AND TO HOLD the Easement, together with all and singular the rights and appurtenances thereto and in anywise belonging unto Grantee, its successors, assigns, and the public forever.

 

EXECUTED this the       day of November , 2015.

 

 

GRANTOR:

 

RCM FIREWHEEL, LLC,

A Texas limited liability company

 

By: RCM Riverwalk GenPar, LLC,

A Texas limited liability company,

Its Manager

 

By:

Signature                                                                                                            

          Timothy S. Coltart, Vice President                                                                                                                                                                                    

  

Printed Name and Title                                                                                                         

 

ACKNOWLEDGMENT

 

STATE OF TEXAS §  
  §  
COUNTY OF DALLAS §  

 

This instrument was acknowledged before me on the             day of _, 2015, by November, 2015, by Timothy S. Coltart, Vice President of RCM Riverwalk GenPar, LLC, a Texas limited liability company, Manager of RCM Firewheel, LLC, a Texas limited liability company..

                                                                                  .

 

 

GIVEN UNDER MY HAND AND SEAL OF OFFICE this the         day of November, 2015.

 

     
  Notary Public in and for the State of Texas  
     
     
  Typed or Printed Name of Notary  
     
  My Commission Expires:  

 

 

 

 

By its execution below, RCP Garland MF Land, LLC, a Texas limited liability company, which holds a lien on the Easement Area, consents to this Easement and agrees to subordinate any and all liens it holds on the Easement Area to the rights granted to Grantee hereunder.

 

RCP GARLAND MF LAND, LLC,

A Texas limited liability company

 

                                    By: RCP GenPar 2012, LLC,

                                           A Texas limited liability company,

                                           Its Manager

 

                                                            By: RCP Properties, LLC,

                                                                   A Texas limited liability company,

                                                                   Its Manager

 

                                                        By:                                                             

                                                                                          Name:                                               

                                                                                        Title:                                                 

 

ACKNOWLEDGMENT

 

STATE OF TEXAS                          §

                                                          §

COUNTY OF                                    §

 

This instrument was acknowledged before me on the       day of November, 2015, by                           , of RCP Properties, LLC, a Texas limited liability company, Manager of RCP GenPar 2012, LLC, a Texas limited liability company, Manager of RCP Garland MF Land, LLC, a Texas limited liability company.

 

 

GIVEN UNDER MY HAND AND SEAL OF OFFICE this the ____ day of November, 2015.                             , 2015.

 

   
  Notary Public in and for the State of Texas
   
  Typed or Printed Name of Notary
   
  My Commission Expires: ______________

 

 

 

 

 

EXHIBIT “A”

 

Legal Description of Easement Area

 

[To be attached]

 

 

 

 

 

Exhibit 10.293

 

PHASE I PARTIAL ASSIGNMENT AND ASSUMPTION OF AGREEMENT OF PURCHASE AND SALE

( The Domain Phase I, Garland, TX )

 

This Phase I Partial Assignment and Assumption of Agreement of Purchase and Sale (this “Agreement”), dated as of November 20, 2015 (the “Effective Date”), is made by and between ArchCo Residential LLC, a Delaware limited liability company (“ArchCo”), and BR – ArchCo Domain Phase 1, LLC, a Delaware limited liability company (“BRAD 1”).

 

Recitals

 

 

This Agreement is made with respect to the following facts:

 

A. ArchCo is the Purchaser under that certain Agreement of Purchase and Sale dated as of April 29, 2015 (the “Original Agreement”) with RCM Firewheel, LLC, a Texas limited liability company (“Seller”), as Seller, with respect to approximately 135.89 acres of land located in Garland, Texas (the “Property”), as more particularly described on Exhibit A attached to this Agreement.

 

B. ArchCo and Seller entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the “First Amendment”), the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the “Second Amendment”), the Third Amendment to Agreement of Purchase and Sale, dated as of August 6, 2015 (the “Third Amendment”), the Fourth Amendment to Agreement of Purchase and Sale, dated as of August 14, 2015 (the “Fourth Amendment”), and the Fifth Amendment to Agreement of Purchase and Sale, dated as of October 7, 2015 (the “Fifth Amendment”), the Sixth Amendment to Agreement of Purchase and Sale, dated as of October 12, 2015 (the “Sixth Amendment”), the Seventh Amendment to Agreement of Purchase and Sale, dated as of November 17, 2015 (the “Seventh Amendment”), and the Eighth Amendment to Agreement of Purchase and Sale, dated as of November 20, 2015 (the “Eighth Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment, the Sixth Amendment, the Seventh Amendment, and the Eighth Amendment, is referred to in this Agreement as the “Purchase Agreement.” All capitalized terms used but not otherwise defined in this Agreement shall have the meaning for such terms set forth in the Purchase Agreement.

 

C. The Property is comprised of the Phase I Property, the Phase II Property and the Phase III Property (as those terms are defined in the Purchase Agreement). The Phase I Property includes the approximately 30.038 acres of land located in Garland, Texas, as more particularly described on Exhibit B attached to this Agreement.

 

D. Pursuant to the Purchase Agreement, ArchCo is permitted to assign the Purchase Agreement to an entity in which ArchCo or Neil T. Brown holds a direct or indirect economic interest and which is controlled, directly or indirectly, by one or more of ArchCo, Neil T. Brown, Bluerock Real Estate, LLC or Bluerock Residential Growth REIT, Inc. (a “Permitted Assignee”). BRAD 1 is a Permitted Assignee.

 

E. Concurrently with this Agreement, ArchCo is entering into (i) a separate agreement with BR – ArchCo Domain Phase 2, LLC, a Delaware limited liability company (“BRAD 2”) pursuant to which ArchCo is assigning to BRAD 2 its rights and obligations under the Purchase Agreement with respect to the Phase II Property (the “Phase II Assignment”); and (ii) a separate agreement with BR – ArchCo Domain Phase 3, LLC, a Delaware limited liability company (“BRAD 3”) pursuant to which ArchCo is assigning to BRAD 3 its rights and obligations under the Purchase Agreement with respect to the Phase III Property (the “Phase III Assignment”). BRAD 2 and BRAD 3 are also Permitted Assignees.

 

  1  
 

 

F. ArchCo desires to assign its rights and obligations under the Purchase Agreement with respect to the Phase I Property, and with respect to the Flood Plain Improvements and FPI Final Approval to BRAD 1 and BRAD 1 desires to assume ArchCo’s rights and obligations under the Purchase Agreement with respect to the Phase I Property and with respect to the Flood Plain Improvements and FPI Final Approval.

 

Agreement

 

In consideration of the premises and the mutual benefits to be derived from this Agreement and the respective covenants and representations, warranties, agreements, indemnities and promises set forth below, the parties, intending to be legally bound, agree as follows.

 

1. Assignment .

 

a. ArchCo irrevocably grants, bargains, sells, assigns and otherwise transfers and delivers to BRAD 1, and its successors and assigns, all Phase I Assumed Rights and Obligations and all Flood Plain Improvements Rights and Obligations.

 

i. “Phase I Assumed Rights and Obligations” means those rights and obligations of Purchaser under the Purchase Agreement only to the extent such rights and obligations relate to the Phase I Property and are not Excluded Obligations (defined below). The Phase I Assumed Rights and Obligations do not include any of the Flood Plain Improvements Rights and Obligations.

 

ii. “Flood Plain Improvements Rights and Obligations” means those rights and obligations of Purchaser under the Purchase Agreement with respect to the Flood Plain Improvements and FPI Final Approval, as they may relate to any of the Phase I Property, the Phase II Property and the Phase III Property.

 

iii. “Assumed Rights and Obligations” means, collectively, the Phase I Assumed Rights and Obligations and the Flood Plain Improvements Rights and Obligations.

 

iv. “Excluded Obligations” means (i) representations and warranties made by Purchaser under the Purchase Agreement to the extent made as of the Agreement Date, and (ii) with the exception of the Flood Plain Improvements Rights and Obligations, any rights and obligations of Purchaser under the Purchase Agreement with respect to the Phase II Property and the Phase III Property.

 

b. BRAD 1 acknowledges and agrees that (i) pursuant to the Phase II Assignment, ArchCo has assigned to BRAD 2, and BRAD 2 has assumed, all of Purchaser’s rights and obligations under the Purchase Agreement with respect to the Phase II Property (except with respect to the Flood Plain Improvements Rights and Obligations), and (ii) pursuant to the Phase III Assignment, ArchCo has assigned to BRAD 3, and BRAD 3 has assumed, all of Purchaser’s rights and obligations under the Purchase Agreement with respect to the Phase III Property (except with respect to the Flood Plain Improvements Rights and Obligations). With the exception of the Flood Plain Improvements Rights and Obligations, the assignment to BRAD 1 pursuant to this Agreement does not include any of Purchaser’s (1) rights and obligations under the Purchase Agreement with respect to the Phase II Property or the Phase III Property, or (2) right, title and interest, if any, in and to the Phase II Option Payment or the Phase III Option Payment.

 

2. Acceptance by BRAD 1 . BRAD 1 accepts and assumes the Assumed Rights and Obligations.

 

  2  
 

 

3. Indemnification .

 

a. ArchCo shall indemnify, defend, protect and hold harmless BRAD 1 from and against all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise before the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

b. BRAD 1 shall indemnify, defend, hold harmless each of ArchCo, BRAD 2 and BRAD 3 from and against any and all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise on or after the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

4. Attorneys’ Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges and expenses, including reasonable attorneys’ fees, expended or incurred by the prevailing party in connection with the enforcement action.

 

5. Counterparts . This Agreement and the attached Consent of Seller may be executed in counterparts; each such counterpart shall be deemed an original; and all counterparts so executed shall constitute one instrument and shall be binding on all of the parties to this Agreement notwithstanding that all of the parties are not signatory to the same counterpart.

  

REMAINDER OF PAGE INTENTIONALLY BLANK. SIGNATURE PAGE(S) FOLLOWS.

 

  3  
 

 

ArchCo and BRAD 1 have executed this Agreement as of the Effective Date.

 

ARCHCO:

 

ArchCo Residential LLC ,

a Delaware limited liability company

  

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Manager  

  

 
 

 

BRAD 1:

 

BR – ArchCo Domain Phase 1, LLC ,

a Delaware limited liability company

 

By: /s/ Michael Konig  
Name: Michael Konig  
Title: Authorized Signatory  

  

 
 

 

Consent of Seller

 

RCM Firewheel, LLC, a Texas limited liability company (“Seller”), by signing below, represents, warrants and agrees as follows:

 

1. Capitalized terms in this Consent that are not defined in this Consent have the meanings given those terms in the Agreement.

 

2. Seller confirms and agrees that the foregoing Phase I Partial Assignment and Assumption of Agreement of Purchase and Sale between ArchCo and BRAD 1 (the “Agreement”) is allowed as a permitted assignment pursuant to the Purchase Agreement. Seller consents to the assignment of Purchase Agreement to the extent provided in the terms and provisions of the Agreement.

 

RCM Firewheel, LLC, a Texas limited liability company  
       
By:    RCM Riverwalk GenPar, LLC, a Texas  
  limited liability company, its Manager  
       
  By:  /s/ Timothy S. Coltart  
  Timothy S. Coltart, Vice President  

  

 
 

 

Exhibit A

Legal Description of the Property

 

Being a portion of that tract of land situated in Dallas County, Texas, out of the DANIEL CRIST SURVEY, ABSTRACT 226, and being part of that called 95 acres (First Tract), 19.8 acres (Second Tract), and 68.73 acres (Fourth Tract) described in a deed to Elizabeth H. Wilkins as recorded in Volume 93115, Page 592 of the Deed Records of Dallas County, Texas, and being a portion of that tract of land described in a deed to W.T. Limerick as recorded in Volume 2121, Page 126 of the Deed Records of Dallas County, Texas, and being further described as follows:

 

BEGINNING at a 1 inch iron rod found at the intersection of the Southwest line of Bunker Hill Road with the Northwest line of Old Miles Road;

 

THENCE with the Westerly line of said Old Miles Road as follows:

 

SOUTH 46°11’57” WEST, a distance of 276.09 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions”;

 

SOUTH 42°12’35” WEST, a distance of 385.91 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions” at the beginning of a curve to the left having a central angle of 18°57’47”, a radius of 530.00 feet and a chord bearing and distance of SOUTH 34°50’33” WEST, 174.61 feet;

 

Southwesterly with said curve to the left an arc distance of 175.41feet to a TX-DOT right-of-way mark with aluminum cap found for a corner of this tract;

 

THENCE SOUTH 79°44’25” WEST, leaving the Westerly line of the above mentioned Old Miles Road, a distance of 445.23 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°15’36” WEST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract, in said North Line;

 

SOUTH 79°44’14” WEST, a distance of 590.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 10°15’47” EAST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 79°43’52” WEST, a distance of 213.62 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to Carol Swanzy and Charlotte Householter, according to the document filed of record in Volume 2004190, Page 14250 of the Deed Records of Dallas County, Texas;

 

THENCE NORTH 43°18’50” EAST, with said Easterly line, a distance of 279.94 feet to a 5/8 inch steel rod with plastic cap stamped “Boundary Solutions” found at the Northeast corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE NORTH 32°11’10” WEST, a distance of 148.78 feet to a point in a branch at the Northwest corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE SOUTH 43°18’11” WEST, with the Westerly line of said Swanzy and Householter tract, a distance of 486.11feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike;

 

  A- 1  
 

 

THENCE SOUTH 80°03’57” WEST, leaving said Westerly line, a distance of 136.53 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°29’58” EAST, a distance of 24.96 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 80°02’03” WEST, a distance of 375.48 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to the City of Garland according to the document filed of record in Volume 93012, Page 4894, Deed Records of Dallas County, Texas;

 

NORTH 39°48’17” WEST, passing at a distance of 3.91 feet, the Northerly corner of said City of Garland tract, same being the most Easterly corner of that tract of land conveyed to L&S Liquidating Trust, according to the document filed of record in Volume 95136, Page 5446, Deed Records of Dallas County, Texas, and continuing for a total distance of 9.88 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract and said L&S Liquidating tract;

 

THENCE with the Northern Lines of said L&S Liquidating tract the following courses and distance;

 

NORTH 78°48’17” WEST, a distance of 65.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said Northern Line;

 

SOUTH 57°56’43” WEST, a distance of 86.14 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike, also being the most Westerly corner of said L&S Liquidating tract;

 

THENCE SOUTH 80°10’46” WEST, with said North Line, a distance of 164.57 feet to a point in the center of old Rowlett Creek for a corner of this tract;

 

THENCE with the meanderings of said creek the following courses and distances;

 

NORTH 25°15’38” WEST, a distance of 180.96 feet to a point for a corner;

 

NORTH 87°31’07” WEST, a distance of 174.06 feet to a point for a corner;

 

NORTH 38°44’03” WEST, a distance of 185.05 feet to a point for a corner;

 

NORTH 22°26’46” WEST, a distance of 346.39 feet to a point for a corner;

 

SOUTH 83°14’16” WEST, a distance of 124.63 feet to a point for a corner;

 

SOUTH 89°20’08” WEST, a distance of 248.25 feet to a point for a corner;

 

NORTH 84°12’20” WEST, a distance of 202.88 feet to a point for a corner;

 

NORTH 40°33’27” WEST, a distance of 134.35 feet to a point for a corner in the East Line of that tract of land conveyed to JAMES DANIEL LAMBERT, SR. and SHIRLEY JOY LAMBERT, according to the document filed of record in VOLUME 92240, PAGE 3818 and VOLUME 92240, PAGE 3821, Deed Records of Dallas County Texas, from said point a 5/8” iron rod found for reference bears NORTH 44°02’59” EAST, a distance of 91.49 feet;

 

THENCE NORTH 44°02’59” EAST, passing through said 5/8” iron rod found for reference, a distance of 959.87 feet to a 1/2” iron rod found at the most Easterly corner of said Lambert tract, same being the Southeasterly corner of that tract of land conveyed to NORBERTO GUILLEN according to the document filed of record in VOLUME 2002058, PAGE 7057, Deed Records of Dallas County, Texas;

 

  A- 2  
 

 

THENCE NORTH 43°58’32” EAST, with the Easterly line of said Guillen tract, a distance of 1944.48feet to a 1/2” iron rod with plastic cap stamped “DAA” set in the South Line of the above mentioned Bunker Hill Road for the Northwest corner of this tract;

 

THENCE with the South Line of said road the following courses and distances:

 

SOUTH 45°45’07” EAST, a distance of 1482.02 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 10°50’07” and a chord bearing and distance of SOUTH 51°10’10” EAST, 159.56 feet;

 

With said curve to the left an arc distance of 159.80 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 56°35’13” EAST, a distance of 52.21 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the right having a radius of 755.00 feet, a central angle of 10°31’18” and a chord bearing and distance of SOUTH 51°19’34” EAST, 138.45 feet;

 

With said curve to the right an arc distance of 138.64 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 46°03’56” EAST, a distance of 333.56 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 01°55’43” and a chord bearing and distance of SOUTH 47°01’46” EAST, 28.44 feet;

 

With said curve to the left an arc distance of 28.44 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 45°57’50” EAST, a distance of 496.60 feet to the POINT OF BEGINNING and containing 135.89 acres of land, more or less.

 

  A- 3  
 

 

Exhibit B

Legal Description of the Phase I Property

 

BEING a tract of land situated in the DANIEL CRIST SURVEY, ABSTRACT NO. 226, City of Garland, Dallas County, Texas and being part of that tract of land conveyed to RCM Firewheel, LLC, according to the document filed of record in Document Number 201200376857, Deed Records, Dallas County, Texas and being more particularly described as follows:

 

BEGINNING at a point for corner from which a 1 inch iron pipe found bears South 49° 15' 32" West, 0.22 feet, for the intersection of the southwest line of Bunker Hill Road, a variable width right-of-way, with the northwest line of Old Miles Road, a variable width right-of-way;

 

THENCE Continuing with said northwest line, the following three (3) courses and distances:

 

South 46° 11' 57" West, a distance of 276.09 feet to a point for corner from which a 5/8 inch iron rod with a red plastic cap bears South 89° 33' 56" West, 0.24 feet;

 

South 42° 12' 35" West, a distance of 385.91 feet to a point for corner from which a 5/8 inch iron rod with a red plastic cap found bears North 51° 55' 29" West, 0.39 feet, said being at the beginning of a curve to the left having a central angle of 18° 57' 47", a radius of 530.00 feet and a chord bearing and distance of South 34° 50' 33" West, 174.61;

 

With said curve to the left, an arc distance of 175.41 feet to a 1/2 inch iron rod with a red plastic cap found for the intersection of said northwest line with the north line of President George Bush Turnpike, a variable width right-of-way;

 

THENCE Leaving said northwest line, and with said north line, the following courses and distances:

 

South 79° 44' 25" West, a distance of 445.23 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 10° 15' 36" West, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 79° 44' 14" West, a distance of 590.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 10° 15' 47" East, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 79° 43' 52" West, a distance of 213.62 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set in the southeast line of a tract of land conveyed to Carol Swanzy, according to the document filed of record in Document Number 200419014254, Deed Records, Dallas County, Texas;

 

THENCE North 43° 18' 50" East, leaving the above mentioned north line and with the common line of the above mentioned RCM Firewheel, LLC tract and said Swanzy tract, a distance of 279.94 feet to a point for corner from which a 5/8 inch iron rod found bears North 71° 57' 58" West, 0.21 feet;

 

THENCE North 32° 11' 10" West, with said common line, a distance of 148.78 feet to a point for corner in creek;

 

  B- 1  
 

 

THENCE South 43° 18' 11" West, continuing with said common line, a distance of 486.11 feet to a point for corner in the north line of the above mentioned President George Bush Turnpike, from which a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found bears North 10° 38' 57" East, 0.20 feet;

 

THENCE South 80° 03' 57" West, with said north line, a distance of 65.85 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

THENCE North 42° 12' 48" East, leaving said north line, over and across the above mentioned RCM Firewheel, LLC tract, a distance of 2,066.88 feet to a “X” set in the southwest line of the above mentioned Bunker Hill Road, said being at the beginning of a non-tangent curve to the right having a central angle of 06° 35' 39", a radius of 755.00 feet and a chord bearing and distance of South 49° 21' 45" East, 86.85 feet;

 

THENCE With said southwest line, the following courses and distances:

 

With said curve to the right, an arc distance of 86.89 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 46° 03' 56" East, a distance of 333.56 feet to the beginning of a curve to the left having a central angle of 01° 55' 43", a radius of 845.00 feet and a chord bearing and distance of South 47° 01' 46" East, a distance of 28.44 feet;

 

With said curve to the left, an arc distance of 28.44 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 45° 57' 50" East, a distance of 496.60 feet to the POINT OF BEGINNING and containing 30.038 acres of land, more or less.

 

  B- 2  

 

 

Exhibit 10.294

 

PHASE II PARTIAL ASSIGNMENT AND ASSUMPTION OF AGREEMENT OF PURCHASE AND SALE

( The Domain Phase II, Garland, TX )

 

This Phase II Partial Assignment and Assumption of Agreement of Purchase and Sale (this “Agreement”), dated as of November 20, 2015 (the “Effective Date”), is made by and between ArchCo Residential LLC, a Delaware limited liability company (“ArchCo”), and BR – ArchCo Domain Phase 2, LLC, a Delaware limited liability company (“BRAD 2”).

 

Recitals

 

This Agreement is made with respect to the following facts:

 

A.                  ArchCo is the Purchaser under that certain Agreement of Purchase and Sale dated as of April 29, 2015 (the “Original Agreement”) with RCM Firewheel, LLC, a Texas limited liability company (“Seller”), as Seller, with respect to approximately 135.89 acres of land located in Garland, Texas (the “Property”), as more particularly described on Exhibit A attached to this Agreement.

 

B.                  ArchCo and Seller entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the “First Amendment”), the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the “Second Amendment”), the Third Amendment to Agreement of Purchase and Sale, dated as of August 6, 2015 (the “Third Amendment”), the Fourth Amendment to Agreement of Purchase and Sale, dated as of August 14, 2015 (the “Fourth Amendment”), and the Fifth Amendment to Agreement of Purchase and Sale, dated as of October 7, 2015 (the “Fifth Amendment”), the Sixth Amendment to Agreement of Purchase and Sale, dated as of October 12, 2015 (the “Sixth Amendment”), the Seventh Amendment to Agreement of Purchase and Sale, dated as of November 17, 2015 (the “Seventh Amendment”), and the Eighth Amendment to Agreement of Purchase and Sale, dated as of November 20, 2015 (the “Eighth Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment, the Sixth Amendment, the Seventh Amendment, and the Eighth Amendment, is referred to in this Agreement as the “Purchase Agreement.” All capitalized terms used but not otherwise defined in this Agreement shall have the meaning for such terms set forth in the Purchase Agreement.

 

C.                  The Property is comprised of the Phase I Property, the Phase II Property and the Phase III Property (as those terms are defined in the Purchase Agreement). The Phase II Property is a portion of the approximately 105.855 acres of land located in Garland, Texas, as more particularly described on Exhibit B attached to this Agreement.

 

D.                  Pursuant to the Purchase Agreement, ArchCo is permitted to assign the Purchase Agreement to an entity in which ArchCo or Neil T. Brown holds a direct or indirect economic interest and which is controlled, directly or indirectly, by one or more of ArchCo, Neil T. Brown, Bluerock Real Estate, LLC or Bluerock Residential Growth REIT, Inc. (a “Permitted Assignee”). BRAD 2 is a Permitted Assignee.

 

E.                   Concurrently with this Agreement, ArchCo is entering into (i) a separate agreement with BR – ArchCo Domain Phase 1, LLC, a Delaware limited liability company (“BRAD 1”) pursuant to which ArchCo is assigning to BRAD 1 its rights and obligations under the Purchase Agreement with respect to the Phase I Property and all its rights and obligations with respect to the Flood Plain Improvements and FPI Final Approval (the “Phase I Assignment”); and (ii) a separate agreement with BR – ArchCo Domain Phase 3, LLC, a Delaware limited liability company (“BRAD 3”) pursuant to which ArchCo is assigning to BRAD 3 its rights and obligations under the Purchase Agreement with respect to the Phase III Property (the “Phase III Assignment”). BRAD 1 and BRAD 3 are also Permitted Assignees.

 

  1  
 

 

F.                   ArchCo desires to assign its rights and obligations under the Purchase Agreement with respect to the Phase II Property to BRAD 2 and BRAD 2 desires to assume ArchCo’s rights and obligations under the Purchase Agreement with respect to the Phase II Property.

 

Agreement

 

In consideration of the premises and the mutual benefits to be derived from this Agreement and the respective covenants and representations, warranties, agreements, indemnities and promises set forth below, the parties, intending to be legally bound, agree as follows.

 

1.                   Assignment .

 

a.                    ArchCo irrevocably grants, bargains, sells, assigns and otherwise transfers and delivers to BRAD 2, and its successors and assigns, all Phase II Assumed Rights and Obligations.

 

i.                     “Phase II Assumed Rights and Obligations” means those rights and obligations of Purchaser under the Purchase Agreement only to the extent such rights and obligations relate to the Phase II Property and are not Excluded Obligations (defined below). The Phase II Assumed Rights and Obligations do not include any of the Flood Plain Improvements Rights and Obligations.

 

ii.                   “Flood Plain Improvements Rights and Obligations” means those rights and obligations of Purchaser under the Purchase Agreement with respect to the Flood Plain Improvements and FPI Final Approval, as they may relate to any of the Phase I Property, the Phase II Property and the Phase III Property.

 

iii.                 “Excluded Obligations” means (i) representations and warranties made by ArchCo under the Purchase Agreement to the extent made as of the Agreement Date, (ii) the Flood Plain Improvements Rights and Obligations, and (iii) any rights and obligations of Purchaser under the Purchase Agreement with respect to the Phase I Property and the Phase III Property.

 

b.                   BRAD 2 acknowledges and agrees that, (i) pursuant to the Phase I Assignment, ArchCo has assigned to BRAD 1, and BRAD 1 has assumed, all of Purchaser’s rights and obligations under the Purchase Agreement with respect to the Phase I Property and the Flood Plain Improvements Rights and Obligations, and (ii) pursuant to the Phase III Assignment, ArchCo has assigned to BRAD 3, and BRAD 3 has assumed, all of Purchaser’s rights and obligations under the Purchase Agreement with respect to the Phase III Property (except with respect to Flood Plain Improvements Rights and Obligations). The assignment to BRAD 2 pursuant to this Agreement does not include any of Purchaser’s

 

(1) rights and obligations under the Purchase Agreement with respect to the Phase I Property, the Phase III Property, or the Flood Plain Improvements Rights and Obligations, or (2) right, title and interest, if any, in and to the Earnest Money or the Phase III Option Payment.

 

2.                   Acceptance by BRAD 2 . BRAD 2 accepts and assumes the Phase II Assumed Rights and Obligations.

 

3.                  Indemnification.

 

a.                    ArchCo shall indemnify, defend, protect and hold harmless BRAD 2 from and against all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise before the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

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b. BRAD 2 shall indemnify, defend, hold harmless each of ArchCo, BRAD 1 and BRAD 3 from and against any and all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise on or after the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

4.                   Attorneys’ Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges and expenses, including reasonable attorneys’ fees, expended or incurred by the prevailing party in connection with the enforcement action.

 

5.                   Counterparts . This Agreement and the attached Consent of Seller may be executed in counterparts; each such counterpart shall be deemed an original; and all counterparts so executed shall constitute one instrument and shall be binding on all of the parties to this Agreement notwithstanding that all of the parties are not signatory to the same counterpart.

 

REMAINDER OF PAGE INTENTIONALLY BLANK. SIGNATURE PAGE(S) FOLLOWS.

 

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ArchCo and BRAD 2 have executed this Agreement as of the Effective Date.

 

ARCHCO:

 

ArchCo Residential LLC ,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Manager  

 

 
 

 

BRAD 2:

 

BR – ArchCo Domain Phase 2, LLC , a Delaware limited liability company

 

By: /s/ Michael Konig  
Name: Michael Konig  
Title: Authorized Signatory  

  

 
 

 

Consent of Seller

 

 

RCM Firewheel, LLC, a Texas limited liability company (“Seller”), by signing below, represents, warrants and agrees as follows:

 

1. Capitalized terms in this Consent that are not defined in this Consent have the meanings given those terms in the Agreement.

 

2. Seller confirms and agrees that the foregoing Phase II Partial Assignment and Assumption of Agreement of Purchase and Sale between ArchCo and BRAD 2 (the “Agreement”) is allowed as a permitted assignment pursuant to the Purchase Agreement. Seller consents to the assignment of the Purchase Agreement to the extent provided in the terms and provisions of the Agreement.

 

RCM Firewheel, LLC, a Texas limited liability company  
       
By:   RCM Riverwalk GenPar, LLC, a Texas  
  limited liability company, its Manager  
       
  By:   /s/ Timothy S. Coltart  
    Timothy S. Coltart, Vice President  

  

 
 

 

Exhibit A

Legal Description of the Property

 

Being a portion of that tract of land situated in Dallas County, Texas, out of the DANIEL CRIST SURVEY, ABSTRACT 226, and being part of that called 95 acres (First Tract), 19.8 acres (Second Tract), and 68.73 acres (Fourth Tract) described in a deed to Elizabeth H. Wilkins as recorded in Volume 93115, Page 592 of the Deed Records of Dallas County, Texas, and being a portion of that tract of land described in a deed to W.T. Limerick as recorded in Volume 2121, Page 126 of the Deed Records of Dallas County, Texas, and being further described as follows:

 

BEGINNING at a 1 inch iron rod found at the intersection of the Southwest line of Bunker Hill Road with the Northwest line of Old Miles Road;

 

THENCE with the Westerly line of said Old Miles Road as follows:

 

SOUTH 46°11’57” WEST, a distance of 276.09 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions”;

 

SOUTH 42°12’35” WEST, a distance of 385.91 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions” at the beginning of a curve to the left having a central angle of 18°57’47”, a radius of 530.00 feet and a chord bearing and distance of SOUTH 34°50’33” WEST, 174.61 feet;

 

Southwesterly with said curve to the left an arc distance of 175.41feet to a TX-DOT right-of-way mark with aluminum cap found for a corner of this tract;

 

THENCE SOUTH 79°44’25” WEST, leaving the Westerly line of the above mentioned Old Miles Road, a distance of 445.23 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°15’36” WEST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract, in said North Line;

 

SOUTH 79°44’14” WEST, a distance of 590.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 10°15’47” EAST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 79°43’52” WEST, a distance of 213.62 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to Carol Swanzy and Charlotte Householter, according to the document filed of record in Volume 2004190, Page 14250 of the Deed Records of Dallas County, Texas;

 

THENCE NORTH 43°18’50” EAST, with said Easterly line, a distance of 279.94 feet to a 5/8 inch steel rod with plastic cap stamped “Boundary Solutions” found at the Northeast corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE NORTH 32°11’10” WEST, a distance of 148.78 feet to a point in a branch at the Northwest corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE SOUTH 43°18’11” WEST, with the Westerly line of said Swanzy and Householter tract, a distance of 486.11feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike;

 

  A- 1  
 

 

THENCE SOUTH 80°03’57” WEST, leaving said Westerly line, a distance of 136.53 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°29’58” EAST, a distance of 24.96 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 80°02’03” WEST, a distance of 375.48 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to the City of Garland according to the document filed of record in Volume 93012, Page 4894, Deed Records of Dallas County, Texas;

 

NORTH 39°48’17” WEST, passing at a distance of 3.91 feet, the Northerly corner of said City of Garland tract, same being the most Easterly corner of that tract of land conveyed to L&S Liquidating Trust, according to the document filed of record in Volume 95136, Page 5446, Deed Records of Dallas County, Texas, and continuing for a total distance of 9.88 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract and said L&S Liquidating tract;

 

THENCE with the Northern Lines of said L&S Liquidating tract the following courses and distance;

 

NORTH 78°48’17” WEST, a distance of 65.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said Northern Line;

 

SOUTH 57°56’43” WEST, a distance of 86.14 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike, also being the most Westerly corner of said L&S Liquidating tract;

 

THENCE SOUTH 80°10’46” WEST, with said North Line, a distance of 164.57 feet to a point in the center of old Rowlett Creek for a corner of this tract;

 

THENCE with the meanderings of said creek the following courses and distances;

 

NORTH 25°15’38” WEST, a distance of 180.96 feet to a point for a corner;

NORTH 87°31’07” WEST, a distance of 174.06 feet to a point for a corner;

NORTH 38°44’03” WEST, a distance of 185.05 feet to a point for a corner;

NORTH 22°26’46” WEST, a distance of 346.39 feet to a point for a corner;

SOUTH 83°14’16” WEST, a distance of 124.63 feet to a point for a corner;

SOUTH 89°20’08” WEST, a distance of 248.25 feet to a point for a corner;

NORTH 84°12’20” WEST, a distance of 202.88 feet to a point for a corner;

 

NORTH 40°33’27” WEST, a distance of 134.35 feet to a point for a corner in the East Line of that tract of land conveyed to JAMES DANIEL LAMBERT, SR. and SHIRLEY JOY LAMBERT, according to the document filed of record in VOLUME 92240, PAGE 3818 and VOLUME 92240, PAGE 3821, Deed Records of Dallas County Texas, from said point a 5/8” iron rod found for reference bears NORTH 44°02’59” EAST, a distance of 91.49 feet;

 

THENCE NORTH 44°02’59” EAST, passing through said 5/8” iron rod found for reference, a distance of 959.87 feet to a 1/2” iron rod found at the most Easterly corner of said Lambert tract, same being the Southeasterly corner of that tract of land conveyed to NORBERTO GUILLEN according to the document filed of record in VOLUME 2002058, PAGE 7057, Deed Records of Dallas County, Texas;

 

  A- 2  
 

 

THENCE NORTH 43°58’32” EAST, with the Easterly line of said Guillen tract, a distance of 1944.48feet to a 1/2” iron rod with plastic cap stamped “DAA” set in the South Line of the above mentioned Bunker Hill Road for the Northwest corner of this tract;

 

THENCE with the South Line of said road the following courses and distances:

 

SOUTH 45°45’07” EAST, a distance of 1482.02 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 10°50’07” and a chord bearing and distance of SOUTH 51°10’10” EAST, 159.56 feet;

 

With said curve to the left an arc distance of 159.80 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 56°35’13” EAST, a distance of 52.21 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the right having a radius of 755.00 feet, a central angle of 10°31’18” and a chord bearing and distance of SOUTH 51°19’34” EAST, 138.45 feet;

 

With said curve to the right an arc distance of 138.64 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 46°03’56” EAST, a distance of 333.56 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 01°55’43” and a chord bearing and distance of SOUTH 47°01’46” EAST, 28.44 feet;

 

With said curve to the left an arc distance of 28.44 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 45°57’50” EAST, a distance of 496.60 feet to the POINT OF BEGINNING and containing 135.89 acres of land, more or less.

 

  A- 3  
 

 

Exhibit B

Legal Description of the Phase II Land and Phase III Land

 

BEING a tract of land situated in the DANIEL CRIST SURVEY, ABSTRACT NO. 226, City of Garland, Dallas County, Texas and being part of that tract of land conveyed to RCM Firewheel, LLC, according to the document filed of record in Document Number 201200376857, Deed Records, Dallas County, Texas and being more particularly described as follows:

 

BEGINNING at a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set in the southwest line of Bunker Hill Road, a variable width right-of-way, for the north corner of said RCM Firewheel, LLC tract, said being in the southeast line of a tract of land conveyed to Norberto Guillen, and described as Tract One according to the document filed of record in Volume 2002058, Page 7057, Deed Records, Dallas County, Texas;

 

THENCE With said southwest line, the following four (4) courses and distances:

 

South 45° 45' 07" East, a distance of 1482.02 feet a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner at the beginning of a curve to the left having a central angle of 10° 50' 07", a radius of 845.00 feet and a chord bearing and distance of South 51° 10' 10" East, 159.56;

 

With said curve to the left, an arc distance of 159.80 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 56° 35' 13" East, a distance of 52.21 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found at the beginning of a curve to the right having a central angle of 03° 55' 38", a radius of 755.00 feet and a chord bearing and distance of South 54° 37' 24" East, 51.74 feet;

 

With said curve to the right, an arc distance of 51.75 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

THENCE South 42° 12' 48" West, leaving said southwest line over and across the above mentioned RCM Firewheel, LLC tract, a distance of 2,066.88 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set in the north line of President George Bush Turnpike, a variable width right-of-way;

 

THENCE With said north line, the following seven (7) courses and distances:

 

South 80° 03' 57" West, a distance of 70.68 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 10° 29' 58" East, a distance of 24.96 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 80° 02' 03" West, a distance of 375.48 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 39° 48' 17" West, a distance of 9.88 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 78° 48' 17" West, a distance of 65.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 57° 56' 43" West, a distance of 86.14 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 80° 10' 46" West, a distance of 164.57 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set at the apparent intersection of the above mentioned north line and approximate centerline of Old Rowlett Creek;

 

  B- 1  
 

 

THENCE Leaving said north line, and with said approximate centerline, the following courses and distances:

 

North 25° 15' 38" West, a distance of 180.96 feet to a point for corner;

 

North 87° 31' 07" West, a distance of 174.06 feet to a point for corner;

 

North 38° 44' 03" West, a distance of 185.05 feet to a point for corner;

 

North 22° 26' 46" West, a distance of 346.39 feet to a point for corner;

 

South 83° 14' 16" West, a distance of 124.63 feet to a point for corner;

 

South 89° 20' 08" West, a distance of 248.25 feet to a point for corner;

 

North 84° 12' 20" West, a distance of 202.88 feet to a point for corner;

 

North 40° 33' 27" West, a distance of 134.35 feet to a point in the southeast line of a tract of land conveyed to Isabel Belinda Lambert, according to the document filed of record in Volume 95236, Page 5767, Deed Records, Dallas County, Texas;

 

THENCE North 44° 02' 59" East, leaving the above mentioned approximate center line and with the common northwest line of the above mentioned RCM Firewheel, LLC tract and said Lambert tract, a distance of 959.87 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for the common east corner of a tract of land conveyed to James Daniel Lambert, Sr. and Shirley Joy Lambert, according to the document filed of record in Volume 94226, Page 2913, Deed Records, Dallas County, Texas and south corner of the above mentioned Guillen tract;

 

THENCE North 43° 58' 32" East, leaving said common corner and with the common northwest line of said RCM Firewheel, LLC tract and southeast line of said Guillen tract, a distance of 1,944.48 feet to the POINT OF BEGINNING and containing 105.855 acres of land, more or less.

 

  B- 2  

 

 

Exhibit 10.295

 

PHASE III PARTIAL ASSIGNMENT AND ASSUMPTION OF AGREEMENT OF PURCHASE AND SALE

( The Domain Phase III, Garland, TX )

 

This Phase III Partial Assignment and Assumption of Agreement of Purchase and Sale (this “Agreement”), dated as of November 20, 2015 (the “Effective Date”), is made by and between ArchCo Residential LLC, a Delaware limited liability company (“ArchCo”), and BR – ArchCo Domain Phase 3, LLC, a Delaware limited liability company (“BRAD 3”).

 

Recitals

 

This Agreement is made with respect to the following facts:

 

A.                  ArchCo is the Purchaser under that certain Agreement of Purchase and Sale dated as of April 29, 2015 (the “Original Agreement”) with RCM Firewheel, LLC, a Texas limited liability company (“Seller”), as Seller, with respect to approximately 135.89 acres of land located in Garland, Texas (the “Property”), as more particularly described on Exhibit A attached to this Agreement.

 

B.                  Archco and Seller entered into the Amendment to Agreement of Purchase and Sale dated as of July 13, 2015 (the “First Amendment”), the Second Amendment to Agreement of Purchase and Sale, dated as of July 29, 2015 (the “Second Amendment”), the Third Amendment to Agreement of Purchase and Sale, dated as of August 6, 2015 (the “Third Amendment”), the Fourth Amendment to Agreement of Purchase and Sale, dated as of August 14, 2015 (the “Fourth Amendment”), and the Fifth Amendment to Agreement of Purchase and Sale, dated as of October 7, 2015 (the “Fifth Amendment”), the Sixth Amendment to Agreement of Purchase and Sale, dated as of October 12, 2015 (the “Sixth Amendment”), the Seventh Amendment to Agreement of Purchase and Sale, dated as of November 17, 2015 (the “Seventh Amendment”), and the Eighth Amendment to Agreement of Purchase and Sale, dated as of November 20, 2015 (the “Eighth Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment, the Sixth Amendment, the Seventh Amendment, and the Eighth Amendment, is referred to in this Agreement as the “Purchase Agreement.” All capitalized terms used but not otherwise defined in this Agreement shall have the meaning for such terms set forth in the Purchase Agreement.

 

C.                  The Property is comprised of the Phase I Property, the Phase II Property and the Phase III Property (as those terms are defined in the Purchase Agreement). The Phase III Property is a portion of the approximately 105.855 acres of land located in Garland, Texas, as more particularly described on Exhibit B attached to this Agreement.

 

D.                  Pursuant to the Purchase Agreement, ArchCo is permitted to assign the Purchase Agreement to an entity in which ArchCo or Neil T. Brown holds a direct or indirect economic interest and which is controlled, directly or indirectly, by one or more of ArchCo, Neil T. Brown, Bluerock Real Estate, LLC or Bluerock Residential Growth REIT, Inc. (a “Permitted Assignee”). BRAD 3 is a Permitted Assignee.

 

E.                   Concurrently with this Agreement, ArchCo is entering into (i) a separate agreement with BR – ArchCo Domain Phase 1, LLC, a Delaware limited liability company (“BRAD 1”) pursuant to which ArchCo is assigning to BRAD 1 its rights and obligations under the Purchase Agreement with respect to the Phase I Property and all its rights and obligations with respect to the Flood Plain Improvements and FPI Final Approval (the “Phase I Assignment”); and (ii) a separate agreement with BR – ArchCo Domain Phase 2, LLC, a Delaware limited liability company (“BRAD 2”) pursuant to which ArchCo is assigning to BRAD 2 its rights and obligations under the Purchase Agreement with respect to the Phase II Property (the “Phase II Assignment”). BRAD 1 and BRAD 2 are also Permitted Assignees.

 

  1  
 

 

F.                   ArchCo desires to assign its rights and obligations under the Purchase Agreement with respect to the Phase III Property to BRAD 3 and BRAD 3 desires to assume ArchCo’s rights and obligations under the Purchase Agreement with respect to the Phase III Property.

 

Agreement

 

In consideration of the premises and the mutual benefits to be derived from this Agreement and the respective covenants and representations, warranties, agreements, indemnities and promises set forth below, the parties, intending to be legally bound, agree as follows.

 

1.                   Assignment .

 

a.                    ArchCo irrevocably grants, bargains, sells, assigns and otherwise transfers and delivers to BRAD 3, and its successors and assigns, all Phase III Assumed Rights and Obligations.

 

i.                     “Phase III Assumed Rights and Obligations” means those rights and obligations of Purchaser under the Purchase Agreement only to the extent such rights and obligations relate to the Phase III Property and are not Excluded Obligations (defined below). The Phase III Assumed Rights and Obligations do not include any of the Flood Plain Improvements Rights and Obligations.

 

ii.                   “Flood Plain Improvements Rights and Obligations” means those rights and obligations of Purchaser under the Purchase Agreement with respect to the Flood Plain Improvements and FPI Final Approval, as they may relate to any of the Phase I Property, the Phase II Property and the Phase III Property.

 

iii.                 “Excluded Obligations” means (i) representations and warranties made by ArchCo under the Purchase Agreement to the extent made as of the Agreement Date, (ii) the Flood Plain Improvements Rights and Obligations, and (iii) any rights and obligations of Purchaser under the Purchase Agreement with respect to the Phase I Property and the Phase II Property.

 

b.                   BRAD 3 acknowledges and agrees that, (i) pursuant to the Phase I Assignment, ArchCo has assigned to BRAD 1, and BRAD 1 has assumed, all of Purchaser’s rights and obligations under the Purchase Agreement with respect to the Phase I Property and the Flood Plain Improvements Rights and Obligations, and (ii) pursuant to the Phase II Assignment, ArchCo has assigned to BRAD 2, and BRAD 2 has assumed, all of Purchaser’s rights and obligations under the Purchase Agreement with respect to the Phase II Property (except with respect to Flood Plain Improvements Rights and Obligations). The assignment to BRAD 3 pursuant to this Agreement does not include any of Purchaser’s

 

(1) rights and obligations under the Purchase Agreement with respect to the Phase I Property, the Phase II Property, or the Flood Plain Improvements Rights and Obligations, or (2) right, title and interest, if any, in and to the Earnest Money or the Phase II Option Payment.

 

2.                   Acceptance by BRAD 3 . BRAD 3 accepts and assumes the Phase III Assumed Rights and Obligations.

 

3.                  Indemnification .

 

a.                    ArchCo shall indemnify, defend, protect and hold harmless BRAD 3 from and against all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise before the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

  2  
 

 

b.                   BRAD 3 shall indemnify, defend, hold harmless each of ArchCo, BRAD 1 and BRAD 2 from and against any and all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise on or after the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

4.                   Attorneys’ Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges and expenses, including reasonable attorneys’ fees, expended or incurred by the prevailing party in connection with the enforcement action.

 

5.                   Counterparts . This Agreement and the attached Consent of Seller may be executed in counterparts; each such counterpart shall be deemed an original; and all counterparts so executed shall constitute one instrument and shall be binding on all of the parties to this Agreement notwithstanding that all of the parties are not signatory to the same counterpart.

 

REMAINDER OF PAGE INTENTIONALLY BLANK. SIGNATURE PAGE(S) FOLLOWS.

 

  3  
 

 

ArchCo and BRAD 3 have executed this Agreement as of the Effective Date.

 

ARCHCO:

 

ArchCo Residential LLC ,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Manager  

  

 
 

 

BRAD 3:

 

BR ArchCo Domain Phase 3, LLC ,

a Delaware limited liability company

 

By: /s/ Michael Konig  
Name: Michael Konig  
Title: Authorized Signatory  

 

 
 

 

Consent of Seller

 

RCM Firewheel, LLC, a Texas limited liability company (“Seller”), by signing below, represents, warrants and agrees as follows:

 

1. Capitalized terms in this Consent that are not defined in this Consent have the meanings given those terms in the Agreement.

 

2. Seller confirms and agrees that the foregoing Phase III Partial Assignment and Assumption of Agreement of Purchase and Sale between ArchCo and BRAD 3 (the “Agreement”) is allowed as a permitted assignment pursuant to the Purchase Agreement. Seller consents to the assignment of the Purchase Agreement to the extent provided in the terms and provisions of the Agreement.

 

RCM Firewheel, LLC, a Texas limited liability company  
       
By:   RCM Riverwalk GenPar, LLC, a Texas  
  limited liability company, its Manager  
       
       
  By: /s/ Timothy S. Coltart  
    Timothy S. Coltart, Vice President  

  

 
 

 

Exhibit A

Legal Description of the Property

 

Being a portion of that tract of land situated in Dallas County, Texas, out of the DANIEL CRIST SURVEY, ABSTRACT 226, and being part of that called 95 acres (First Tract), 19.8 acres (Second Tract), and 68.73 acres (Fourth Tract) described in a deed to Elizabeth H. Wilkins as recorded in Volume 93115, Page 592 of the Deed Records of Dallas County, Texas, and being a portion of that tract of land described in a deed to W.T. Limerick as recorded in Volume 2121, Page 126 of the Deed Records of Dallas County, Texas, and being further described as follows:

 

BEGINNING at a 1 inch iron rod found at the intersection of the Southwest line of Bunker Hill Road with the Northwest line of Old Miles Road;

 

THENCE with the Westerly line of said Old Miles Road as follows:

 

SOUTH 46°11’57” WEST, a distance of 276.09 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions”;

 

SOUTH 42°12’35” WEST, a distance of 385.91 feet to a 5/8 inch steel rod found with plastic cap stamped “Boundary Solutions” at the beginning of a curve to the left having a central angle of 18°57’47”, a radius of 530.00 feet and a chord bearing and distance of SOUTH 34°50’33” WEST, 174.61 feet;

 

Southwesterly with said curve to the left an arc distance of 175.41feet to a TX-DOT right-of-way mark with aluminum cap found for a corner of this tract;

 

THENCE SOUTH 79°44’25” WEST, leaving the Westerly line of the above mentioned Old Miles Road, a distance of 445.23 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°15’36” WEST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract, in said North Line;

 

SOUTH 79°44’14” WEST, a distance of 590.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 10°15’47” EAST, a distance of 15.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 79°43’52” WEST, a distance of 213.62 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to Carol Swanzy and Charlotte Householter, according to the document filed of record in Volume 2004190, Page 14250 of the Deed Records of Dallas County, Texas;

 

THENCE NORTH 43°18’50” EAST, with said Easterly line, a distance of 279.94 feet to a 5/8 inch steel rod with plastic cap stamped “Boundary Solutions” found at the Northeast corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE NORTH 32°11’10” WEST, a distance of 148.78 feet to a point in a branch at the Northwest corner of said Swanzy and Householter tract for a corner of this tract;

 

THENCE SOUTH 43°18’11” WEST, with the Westerly line of said Swanzy and Householter tract, a distance of 486.11feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike;

 

  A- 1  
 

 

THENCE SOUTH 80°03’57” WEST, leaving said Westerly line, a distance of 136.53 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the new North Line of President George W. Bush Turnpike;

 

CONTINUING with said North Line of President George W. Bush Turnpike the follow courses and distances:

 

NORTH 10°29’58” EAST, a distance of 24.96 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line;

 

SOUTH 80°02’03” WEST, a distance of 375.48 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said North Line and being in the Easterly line of that tract of land conveyed to the City of Garland according to the document filed of record in Volume 93012, Page 4894, Deed Records of Dallas County, Texas;

 

NORTH 39°48’17” WEST, passing at a distance of 3.91 feet, the Northerly corner of said City of Garland tract, same being the most Easterly corner of that tract of land conveyed to L&S Liquidating Trust, according to the document filed of record in Volume 95136, Page 5446, Deed Records of Dallas County, Texas, and continuing for a total distance of 9.88 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract and said L&S Liquidating tract;

 

THENCE with the Northern Lines of said L&S Liquidating tract the following courses and distance;

 

NORTH 78°48’17” WEST, a distance of 65.00 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in said Northern Line;

 

SOUTH 57°56’43” WEST, a distance of 86.14 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract in the North Line of the above mentioned President George W. Bush Turnpike, also being the most Westerly corner of said L&S Liquidating tract;

 

THENCE SOUTH 80°10’46” WEST, with said North Line, a distance of 164.57 feet to a point in the center of old Rowlett Creek for a corner of this tract;

 

THENCE with the meanderings of said creek the following courses and distances;

 

NORTH 25°15’38” WEST, a distance of 180.96 feet to a point for a corner;

 

NORTH 87°31’07” WEST, a distance of 174.06 feet to a point for a corner;

 

NORTH 38°44’03” WEST, a distance of 185.05 feet to a point for a corner;

 

NORTH 22°26’46” WEST, a distance of 346.39 feet to a point for a corner;

 

SOUTH 83°14’16” WEST, a distance of 124.63 feet to a point for a corner;

 

SOUTH 89°20’08” WEST, a distance of 248.25 feet to a point for a corner;

 

NORTH 84°12’20” WEST, a distance of 202.88 feet to a point for a corner;

 

NORTH 40°33’27” WEST, a distance of 134.35 feet to a point for a corner in the East Line of that tract of land conveyed to JAMES DANIEL LAMBERT, SR. and SHIRLEY JOY LAMBERT, according to the document filed of record in VOLUME 92240, PAGE 3818 and VOLUME 92240, PAGE 3821, Deed Records of Dallas County Texas, from said point a 5/8” iron rod found for reference bears NORTH 44°02’59” EAST, a distance of 91.49 feet;

 

THENCE NORTH 44°02’59” EAST, passing through said 5/8” iron rod found for reference, a distance of 959.87 feet to a 1/2” iron rod found at the most Easterly corner of said Lambert tract, same being the Southeasterly corner of that tract of land conveyed to NORBERTO GUILLEN according to the document filed of record in VOLUME 2002058, PAGE 7057, Deed Records of Dallas County, Texas;

 

  A- 2  
 

 

THENCE NORTH 43°58’32” EAST, with the Easterly line of said Guillen tract, a distance of 1944.48 feet to a 1/2” iron rod with plastic cap stamped “DAA” set in the South Line of the above mentioned Bunker Hill Road for the Northwest corner of this tract;

 

THENCE with the South Line of said road the following courses and distances:

 

SOUTH 45°45’07” EAST, a distance of 1482.02 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 10°50’07” and a chord bearing and distance of SOUTH 51°10’10” EAST, 159.56 feet;

 

With said curve to the left an arc distance of 159.80 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 56°35’13” EAST, a distance of 52.21 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the right having a radius of 755.00 feet, a central angle of 10°31’18” and a chord bearing and distance of SOUTH 51°19’34” EAST, 138.45 feet;

 

With said curve to the right an arc distance of 138.64 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 46°03’56” EAST, a distance of 333.56 feet to a 1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract at the beginning of a curve to the left having a radius of 845.00 feet, a central angle of 01°55’43” and a chord bearing and distance of SOUTH 47°01’46” EAST, 28.44 feet;

 

With said curve to the left an arc distance of 28.44 feet to a1/2” iron rod with plastic cap stamped “DAA” set for a corner of this tract;

 

SOUTH 45°57’50” EAST, a distance of 496.60 feet to the POINT OF BEGINNING and containing 135.89 acres of land, more or less.

 

  A- 3  
 

 

Exhibit B

Legal Description of the Phase II Land and Phase III Land

 

 

BEING a tract of land situated in the DANIEL CRIST SURVEY, ABSTRACT NO. 226, City of Garland, Dallas County, Texas and being part of that tract of land conveyed to RCM Firewheel, LLC, according to the document filed of record in Document Number 201200376857, Deed Records, Dallas County, Texas and being more particularly described as follows:

 

BEGINNING at a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set in the southwest line of Bunker Hill Road, a variable width right-of-way, for the north corner of said RCM Firewheel, LLC tract, said being in the southeast line of a tract of land conveyed to Norberto Guillen, and described as Tract One according to the document filed of record in Volume 2002058, Page 7057, Deed Records, Dallas County, Texas;

 

THENCE With said southwest line, the following four (4) courses and distances:

 

South 45° 45' 07" East, a distance of 1482.02 feet a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner at the beginning of a curve to the left having a central angle of 10° 50' 07", a radius of 845.00 feet and a chord bearing and distance of South 51° 10' 10" East, 159.56;

 

With said curve to the left, an arc distance of 159.80 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 56° 35' 13" East, a distance of 52.21 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found at the beginning of a curve to the right having a central angle of 03° 55' 38", a radius of 755.00 feet and a chord bearing and distance of South 54° 37' 24" East, 51.74 feet;

 

With said curve to the right, an arc distance of 51.75 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

THENCE South 42° 12' 48" West, leaving said southwest line over and across the above mentioned RCM Firewheel, LLC tract, a distance of 2,066.88 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set in the north line of President George Bush Turnpike, a variable width right-of-way;

 

THENCE With said north line, the following seven (7) courses and distances:

 

South 80° 03' 57" West, a distance of 70.68 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 10° 29' 58" East, a distance of 24.96 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 80° 02' 03" West, a distance of 375.48 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 39° 48' 17" West, a distance of 9.88 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 78° 48' 17" West, a distance of 65.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 57° 56' 43" West, a distance of 86.14 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

  B- 1  
 

 

South 80° 10' 46" West, a distance of 164.57 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set at the apparent intersection of the above mentioned north line and approximate centerline of Old Rowlett Creek;

 

THENCE Leaving said north line, and with said approximate centerline, the following courses and distances:

 

North 25° 15' 38" West, a distance of 180.96 feet to a point for corner;

 

North 87° 31' 07" West, a distance of 174.06 feet to a point for corner;

 

North 38° 44' 03" West, a distance of 185.05 feet to a point for corner;

 

North 22° 26' 46" West, a distance of 346.39 feet to a point for corner;

 

South 83° 14' 16" West, a distance of 124.63 feet to a point for corner;

 

South 89° 20' 08" West, a distance of 248.25 feet to a point for corner;

 

North 84° 12' 20" West, a distance of 202.88 feet to a point for corner;

 

North 40° 33' 27" West, a distance of 134.35 feet to a point in the southeast line of a tract of land conveyed to Isabel Belinda Lambert, according to the document filed of record in Volume 95236, Page 5767, Deed Records, Dallas County, Texas;

 

THENCE North 44° 02' 59" East, leaving the above mentioned approximate center line and with the common northwest line of the above mentioned RCM Firewheel, LLC tract and said Lambert tract, a distance of 959.87 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for the common east corner of a tract of land conveyed to James Daniel Lambert, Sr. and Shirley Joy Lambert, according to the document filed of record in Volume 94226, Page 2913, Deed Records, Dallas County, Texas and south corner of the above mentioned Guillen tract;

 

THENCE North 43° 58' 32" East, leaving said common corner and with the common northwest line of said RCM Firewheel, LLC tract and southeast line of said Guillen tract, a distance of 1,944.48 feet to the POINT OF BEGINNING and containing 105.855 acres of land, more or less.

 

  B- 2  

 

 

Exhibit 10.296

 

PROJECT ADMINISTRATION AGREEMENT

[Domain Phase I, Garland, TX]

 

THIS PROJECT ADMINISTRATION MANAGEMENT AGREEMENT (this “Agreement”) is made as of the 20 th day of November, 2015, by and between BRG DOMAIN PHASE 1 DEVELOPMENT MANAGER, LLC, a Delaware limited liability company (“Development Manager”) and ARCHCO DOMAIN PM LLC, a Delaware limited liability company (“Project Manager”), and joined into on a limited basis by BR – ARCHCO DOMAIN PHASE 1, LLC, a Delaware limited liability company (“Owner”).

 

WHEREAS, Owner is the owner or contract vendee of the Phase I of the Domain at Firewheel. The Phase I Land of the Domain site is comprised of approximately 30.038 gross acres of land, including approximately 10 developable acres of land, located adjacent to Bunker Hill Road in Garland, Texas (the “Property”);

 

WHEREAS, Owner is of desirous of retaining development and project administration services to expediently and cost-effectively complete construction of the Property to become a Class A apartment community consisting of, as currently planned, approximately 300 Class A apartment units in three-story, wood-frame, garden-style buildings with surface parking and attached garages. Amenities within the community will be comparable to the new apartment properties in the vicinity, and will include a resort-style swimming pool and spa, fitness center, business center and a substantial amount of open space.

 

WHEREAS, Owner has entered into a Development Agreement with Development Manager for the above-noted services, and Development Manager and Project Manager are desirous of entering into this Agreement whereby Project Manager will provide such services to Development Manager on behalf of Owner subject to Development Manager’s oversight and control, in accordance with the terms and conditions of this Agreement.

 

NOW, THEREFORE, the parties hereto, intending legally to be bound, hereby agree as follows:

 

ARTICLE I
DEFINITIONS

 

1.1           Each of the following terms is defined as follows:

 

“Architect” means JHP Architecture / Urban Design, the architectural firm retained by Owner.

 

“Architect’s Contract” means the contract entered into between Owner and Architect in connection with the Project.

 

“Bankruptcy Code” shall mean Title 11 of the United States Code, as amended or any other applicable bankruptcy or insolvency statute or similar law.

 

 

 

 

“Bankruptcy/Dissolution Event” shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

“Change Cap” shall mean $250,000.

 

“Commencement of Construction” means the date on which Owner delivers a notice to commence construction to the General Contractor after the Owner has acquired the Property.

 

“Construction Contract” means any contract between Owner and a Contractor providing for the construction of any portion of the Improvements; such term includes the General Contract.

 

“Contractor” means each party who enters into a contract directly with the Owner and who provides labor, services or materials for any part of the Improvements under the terms of a Construction Contract; such term includes the General Contractor.

 

“Construction Lender” shall mean the lender that enters into Construction Loan Documents with the Owner for the Project.

 

“Construction Loan” shall mean the loan by Construction Lender pursuant to which Owner shall finance the development, construction and lease-up of the Project, all as more specifically provided in the Construction Loan Documents.

 

“Construction Loan Documents” shall mean the loan and security documents and all instruments, agreements and all other documentation executed and delivered in connection with the Construction Loan.

 

“Construction Schedule” shall mean the construction schedule attached hereto as Exhibit C, as the same may be modified by or with the prior written approval of Development Manager, on behalf of Owner, based on the proposal of Project Manager.

 

“Development Budget” means the projected costs and expenses, in the form attached hereto as Exhibit B (which shall be based upon the Construction Schedule attached hereto as Exhibit C), prepared by Project Manager and approved in writing by Development Manager, on behalf of Owner, as the same may be modified by or with the prior written approval of Development Manager, on behalf of Owner, based on the proposal of Project Manager. The Development Budget is intended to reflect all projected costs and expenses to be incurred in connection with the acquisition and completion of the Project through Project Final Completion (including, without limitation or duplication, pre-development costs, financing costs, hard and soft costs of completing the Improvements (on-site and off-site), fixtures and equipment, design fees, and legal expenses).

 

  2  
 

 

“Development Manager” shall have the meaning ascribed to it in the preamble hereof.

 

“Development Plan” shall mean and consist of those materials which show the means, methods, sequences and schedules pursuant to which Project Manager shall complete the Improvements, develop the Property, and otherwise fulfill the purposes of this Agreement. Without limitation, these materials shall include the Development Budget, the Construction Schedule, and the Drawings and Specifications.

 

“Drawings and Specifications” means the construction drawings and specifications necessary or appropriate for completion of the Project, and all change orders, revisions, amendments or addenda thereto which are approved in writing by Owner or by Development Manager on behalf of Owner.

 

“General Contract” means the fixed price or guaranteed maximum price general contract entered into, or to be entered into, by Owner for construction of the Project.

 

“General Contractor” means the Contractor that is the party to the General Contract other than Owner.

 

“Improvements” means the improvements to the Land, which, as contemplated by the Drawings and Specifications, shall consist of, without limitation, a Class A apartment community consisting of approximately 300 apartment units in three-story, wood-frame, garden-style buildings with surface parking and attached garages, amenities comparable to the new apartment properties in the vicinity, a resort-style swimming pool and spa, a fitness center, a business center and a substantial amount of open space.

 

“Land” means the land legally described on Exhibit A attached hereto.

 

“Project” means the Improvements and the Land.

 

“Project Documents” means

 

(a) The Architect’s Contract;

 

(b) The Development Budget;

 

(c) All Construction Contracts;

 

(d) The Construction Schedule;

 

(e) This Agreement; and

 

  3  
 

 

(f) Any and all applications, permits, easements, approvals, surety bonds and all other contracts and agreements relating to the Project executed or otherwise approved in writing by Development Manager or which Project Manager is otherwise authorized to execute or enter into pursuant to this Agreement.

 

“Project Final Completion” refers to the completion of the Improvements, and shall mean and be effective at such time as (a) the satisfactory lien-free completion of all Improvements substantially in accordance with the Drawings and Specifications (including punchlist items), as evidenced by (i) final lien waivers by all Contractors (and, if applicable, the consent of each surety which shall have issued a performance and payment bond for the benefit of Owner or Development Manager with respect to the Project), (ii) an affidavit from the General Contractor substantially in the form of AIA document G704, and (iii) such other affidavits, waivers and releases from the General Contractor and/or the Contractors as Owner and its title insurer or Construction Lender may reasonably require in order to assure lien free completion of the Project (including any equitable lien claims), and (b) the receipt by Owner (or by Development Manager on behalf of Owner) of all final certificates of occupancy necessary for occupancy of all of the Project), (c) the receipt by Owner (or by Development Manager on behalf of Owner) of six copies of a final “as-built” survey, a final record set of Drawings and Specifications showing actual changes made during construction, and all warranties and operation manuals for all equipment, appliances and other components contained in the Project, (d) the General Contractor has completed its final site cleanup and restoration, including, without limitation, removal of all excess materials, rock, sand, paving, and miscellaneous debris, supplies, equipment and trailers; and (e) all temporary utilities are disconnected.

 

“Units” shall mean the Project’s apartment units.

 

ARTICLE II
APPOINTMENT

 

2.1           Development Manager hereby retains Project Manager as an independent contractor to provide the development management services set forth in this Agreement, with the authority to act on behalf of, and to bind, Development Manager, as agent for the Owner, but subject to the specific limitations set forth in this Agreement. Subject only to any specific limitations of Project Manager’s authority set forth elsewhere in this Agreement, Project Manager hereby agrees to provide the development management services provided for in this Agreement, including but not limited to all phases of the design, finance administration, administration of the construction draw requests and other financial and reporting under the Construction Loan and as required under the Construction Loan Documents, governmental approval process, construction and completion of the Improvements.

 

2.2           As an inducement to Development Manager to appoint Project Manager and enter into this Agreement, Project Manager covenants to Development Manager as follows:

 

(a) The duties of Project Manager hereunder shall be performed or supervised at all times during the term of this Agreement by Neil T. Brown, or by such successor as Development Manager may reasonably approve in writing from time to time.

 

  4  
 

 

(b)          Project Manager shall work diligently, in accordance with the level of professionalism and expertise expected of a first-class, multifamily real estate developer.

 

(c)          Project Manager shall use all reasonable efforts, at all times and in the most expeditious and economical manner, to further the interests of the Owner with respect to the Project and to cause timely Project Final Completion of the Project in accordance with the Project Documents, subject only to the specific reservations set forth herein.

 

(d)          Project Manager shall employ at its own cost and expense such qualified and capable personnel as may be necessary and appropriate to perform its obligations and carry out its responsibilities hereunder;

 

(e)          Project Manager shall use commercially reasonable efforts to cause the Improvements to be constructed, substantially in accordance with the Drawings and Specifications, and any material defect in the Improvements or any material departure from the Drawings and Specifications to be corrected by the Contractor.

 

(f)          Project Manager shall provide Development Manager with information relevant to the Project, including without limitation the issuance of the periodic reports required in section 8.1 below;

 

(g)          Project Manager shall provide day-to-day coordination and periodic evaluation of the activities of all surveyors, architects, Contractors, engineers, consultants and, to the extent bearing upon the Project, public utilities and governmental officials, and promptly advise Development Manager with respect to any significant issues that may arise;

 

(h)          Project Manager shall make recommendations to Development Manager in connection with decisions regarding the Project reserved to Development Manager, including, without limitation, the retention of consultants;

 

(i)          Project Manager shall cause the General Contractor to coordinate with the various public utility companies for the required removal of any existing utilities, for the installation of any temporary service, for the installation of any new permanent service and, upon Project Final Completion, disconnection of any temporary service;

 

(j)          Project Manager shall negotiate, enter into contracts in the name, and authorize on behalf, of Owner, any consulting engineering, planning, and surveying work in connection with the Project, all as provided for in the Development Budget, provided, however, no such contract will, by the terms thereof, continue in effect after Project Final Completion without the prior review and approval of Development Manager;

 

(k)          Project Manager shall in the event of an emergency at the Project, take any action required under the circumstances to protect Owner’s interest in the Project after first making all reasonable efforts to contact Development Manager orally for approval of such action and confirm in writing the action so taken promptly thereafter;

 

  5  
 

 

(l)          Project Manager shall cause the General Contractor to strictly supervise all work and ensure that the use and occupancy of the completed Project shall comply with all applicable laws;

 

(m)          Project Manager shall coordinate with the General Contractor, to the extent requested by the General Contractor, to accomplish the transfer of, the application for, and issuance or re-issuance of, a building permit (if not heretofore issued) and coordinate the application and approval process in connection with the issuance of certificates of occupancy, and periodic inspections conducted by governmental officials, and any other required licenses or permits relating to the development and construction of the Project.

 

(n)          Project Manager shall keep the Project free from unreasonable accumulations of waste materials and refuse at all times.

 

(o)          Project Manager shall notify Development Manager in writing, promptly after it has knowledge of any action, suit or proceeding filed in connection with the Project.

 

(p)          Development Manager and any other designated representative of Development Manager shall, at all times during the term of this Agreement, have the right of entry and free access to the Project and the right (but not the obligation) to inspect all work done, labor performed and materials furnished in and about the Project and the right (but not the obligation) to inspect and audit all books, records, and contracts relating to the Project.

 

(r)          Project Manager shall provide to Development Manager true copies of all licenses, permits, authorizations and approvals pertaining to the Project promptly after the same have been procured.

 

2.3           Development Manager shall, from time to time, designate in writing one or more “representatives” to act on behalf of Development Manager in all matters under this Agreement. Initially, Development Manager’s representatives shall be James Babb and Michael Konig. Actions by a Development Manager’s representative shall be deemed actions of Development Manager. Project Manager shall, from time to time, designate in writing one or more “representatives” to act on behalf of Project Manager in all matter under this Agreement. Initially, Project Manager’s representative shall be Neil T. Brown. Actions by Project Manager’s representative shall be deemed actions of Project Manager.

 

2.4           Development Manager is an affiliate of Bluerock Residential Growth REIT, Inc. and Bluerock Real Estate, LLC (collectively, “Bluerock”) and Project Manager is an affiliate of ArchCo Residential LLC (“ArchCo”), respectively. Their respective affiliates (“Bluerock Affiliates” and “ArchCo Affiliates”) are or may become indirect owners of Owner. Bluerock Affiliates and ArchCo Affiliates may have other rights and obligations with respect to the Project under other agreements. Nothing herein contained shall be construed or deemed to alter, change or modify any of the rights or obligations which any of those parties may otherwise have under any of the Project Documents, the limited liability company agreement of Owner, the limited liability company agreement of the sole member of Owner, or any other agreement.

 

  6  
 

 

ARTICLE III
INTENTIONALLY OMITTED

 

ARTICLE IV
INTENTIONALLY OMITTED

 

ARTICLE V
DESIGN ACTIVITIES

 

5.1           Project Manager shall exercise any and all rights and responsibilities of Owner, as authorized agent of Owner, under the Architect’s Contract, except (a) as otherwise directed in writing by Development Manager from time to time and (b) except any exercise which would result in (i) a modification (including any change order) or termination of the Architect’s Contract; (ii) any modification (including any change order) of the Drawings and Specifications that will, in the aggregate, increase or decrease the cost of construction or development of the Project by more than the Change Cap other than any change (each, a “Mandated Change”) (A) reasonably necessary for compliance with laws (including, without limitation, any such change which is reasonably necessary for the issuance of any permits or certificate of occupancy), (B) required to address a previously unknown condition (e.g., the environmental or physical condition of the Site) or (C) required by the Construction Lender; or (iii) any other matter which could have a material adverse affect on the Project and/or the Owner. Notwithstanding the foregoing, Project Manager shall obtain Development Manager’s consent prior to initiating any Mandated Change costing in the aggregate in excess of the Change Cap that would not otherwise be covered by the Development Budget, after taking into account cost savings and amounts available for contingency, or which would result in the foreseeable future of the Construction Loan falling “out of balance” as result of such expenditure.

 

5.2           Project Manager shall supervise Architect and other consultants with respect to the preparation of the Drawings and Specifications, as well as with respect to any and all proposed change orders, revisions, amendments or addenda thereto.

 

5.3           Project Manager shall review any and all requests for changes in the Drawings and Specifications and, with respect to changes requiring Owner’s approval pursuant to Section 5.1, make recommendations to Development Manager with regard to any such requested changes.

 

ARTICLE VI
CONSTRUCTION

 

6.1           Except as expressly provided to the contrary below, prior to re-commencing construction of the Project or at such later time as Project Manager deems appropriate during the course of construction in order to comply with the Construction Schedule, Project Manager shall (to the extent it has not already done so) do the following:

 

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(a)          Obtain, or cause the General Contractor to obtain, all necessary permits required by any governmental authority to re-commence and complete construction of the Improvements, and verify that the contemplated use thereof, upon completion, will comply with all zoning and land use laws.

 

(b)          Assist Development Manager in selecting and retaining the professional services of surveyors, special consultants and testing laboratories and coordinate their services to the extent the need for such services is known prior to the commencement of construction;

 

(c)          Negotiate for Owner’s approval any easements required for (i) access to or egress from the Land, (ii) the installation of any utilities, (iii) sanitary sewer systems and storm water sewer systems or storm water management;

 

(d)          Verify that all zoning and land use laws and all other statutes, ordinances, codes, rules, regulations, orders, or other applicable laws of any governmental or quasi-governmental authorities relating to the construction of the Project are being complied with and that no such law, statute, ordinance, rule, regulation, or order shall impair or inhibit in any way the development and construction of the Project;

 

(e)          Assist Development Manager in the selection of each Contractor and the negotiation of each Construction Contract; provided, however, that final selection of each Contractor and the approval and execution of each Construction Contract are reserved to Development Manager.

 

(f)          Prior to the execution of any Construction Contract, Project Manager shall cause the preparation, for approval by Development Manager, of the Construction Schedule identifying milestone events during construction thereunder. Project Manager shall prepare the Construction Schedule, in cooperation with the Contractor, or shall review and analyze the Construction Schedule if prepared by the Contractor.

 

6.2           Project Manager shall exercise any and all rights and responsibilities of Owner, as authorized agent of Owner, under each Construction Contract, except as otherwise instructed by Development Manager from time to time, except any exercise which would result in (i) any modification or termination of the Construction Contract, (ii) any change in the work covered by such Construction Contract, and/or (iii) any adverse affect on the Project and/or Owner.

 

6.3           Project Manager shall prepare the Development Budget and propose updates thereto on a periodic basis so that it remains an accurate reflection of the future costs and expenses through Project Final Completion. In addition, if at any time during the term of this Agreement it becomes reasonably apparent to Project Manager that the future credit availability under the Construction Loan Documents may be insufficient to fund the Project through and including Project Final Completion (i.e., the Construction Loan is at risk of going “out of balance”), then Project Manager shall immediately notify Development Manager, including in such notice the anticipated timing and extent to which the Construction Loan may go out of balance, together with Project Manager’s recommendations to prevent it from doing so or reducing the extent to which it goes out of balance.

 

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6.4           Changes to Drawings and Specifications.

 

(a)          Except otherwise provided in this Agreement, the Drawings and Specifications shall not be amended or modified by Project Manager without the prior written consent of the Development Manager and, unless the Development Manager so consents, the Project Manager shall cause the Project to be constructed substantially in accordance with the Drawings and Specifications as approved.

 

(b)          Project Manager shall evaluate all proposed changes to the Drawings and Specifications with respect to (i) the validity, necessity and cost thereof, and (ii) any implications to the overall job progress and costs, applicable Construction Contracts or engineering contracts and identify possible alternatives. Project Manager shall prepare and submit to Development Manager a written report, together with its recommendations, regarding any proposed changes, and any possible alternatives, requiring Development Manager’s approval of any changes thereto. No work shall be commenced based on, or with respect to, any such proposed change until Development Manager has approved a change order therefor.

 

(c)           If the proposed changes to the Drawings and Specifications (i) (A) do not modify the Development Budget or (B) do not require consent of the Construction Lender under the Construction Loan Documents, and (ii) if the Development Manager shall fail to respond to a request for approval of a proposed change order, or alternative thereto, within five (5) business days after such submission, then Development Manager shall be deemed to have approved Project Manager’s recommended action. If contrary to subsection (i)(A), the proposed change would result in an adverse economic impact or change to the Development Budget, then Project Manager may not go forward with the Project Manager’s recommended action until it shall have provided to Development Manager a proposed revised Development Budget and shall have affirmatively obtained Development Manager’s express approval thereof (which will be sufficient if given by electronic mail). If contrary to subsection (i)(B), the proposed change would require consent of the Construction Lender under the Construction Loan Documents, then Project Manager may not go forward with the recommended action, except with Construction Lender’s and the Development Manager’s prior written consent.

 

(d)          The Drawings and Specifications shall be at all times deemed the property of the Owner and neither the Development Manager nor the Project Manager shall have or claim any ownership interest therein.

 

6.5           The development and construction management services to be performed by the Project Manager shall consist of the services listed below and such other services which may reasonably be inferred therefrom or from the other terms of this Agreement, including the Development Plan. Without limitation, the Project Manager shall oversee, manage, and coordinate the development of the Project, including, without limitation, to: (i) cause the Project to be completed in an expeditious manner, (ii) cause the General Contractor substantially to comply with and adhere to any progress schedules adopted by the Development Manager for the Project (without limitation, the Construction Schedule); and (iii) cause the General Contractor to keep at the Project an adequate supply of workmen and materials. In connection with the foregoing , the Project Manager shall, without limitation:

 

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(a)          Advise on the division of the Project into individual Construction Contracts for various categories of work (e.g., site work, building, landscaping), including the method to be used for selecting Contractors and awarding Construction Contracts. If multiple Construction Contracts are to be awarded, Project Manager shall review the Construction Contracts and make recommendations as required to provide that (1) the work of the Contractors is coordinated, (2) all requirements for the Project have been assigned to the appropriate Construction Contract, (3) the likelihood of jurisdictional disputes has been minimized, and (4) proper coordination has been provided for phased construction.

 

(b)          Develop bidders’ interest in the Project, establish bidding schedules, issue, with the assistance of the Architect, bidding documents to bidders, conduct prebid conferences with prospective bidders and assist the Architect with regard to questions from bidders and the issuance of addenda. Notwithstanding the foregoing, Project Manager may negotiate a Construction Contract with a single Contractor on a “no-bid” basis, provided that such Construction Contract shall be subject to Development Manager’s approval.

 

(c)          Receive bids, prepare bid analyses and make recommendations to Development Manager for Owner’s award of Construction Contracts or rejection of bids.

 

(d)          Prepare and negotiate Construction Contracts, subject to Development Manager’s approval, and advise the Development Manager on the acceptability of subcontractors and material suppliers proposed by Contractors.

 

(e)          As necessary, inspect the progress of the work on the Project, and promptly notify Development Manager and the applicable Contractor of any defective work or any other default under a Construction Contract observed by Project Manager.

 

(f)          Identify and analyze alternative courses of action for unforeseen conditions, such as shortages, work stoppages, and/or accidents or casualties, as they occur.

 

(g)          Review each Contractor’s monthly payment requisitions and, if appropriate or necessary, negotiate revisions thereto with such Contractor.

 

(h)          Inspect all of the Improvements (including landscaping), review and ensure the accuracy and completeness of all monthly reports and punchlists prepared by Architect or an engineer and approved in writing by Development Manager for finalizing the work; supervise each Contractor to facilitate the satisfactory completion of all of the work to be done under such Contractor’s Construction Contract; and procure record drawings with notation of all changes and added details. Without limitation, Project Manager shall cause the Project to be equipped with all fixtures, equipment and items of personal property required for the completion and operation of the Project following completion, all substantially in accordance with the Drawings and Specifications.

 

(i)          Supervise the building start-up and initial system operation, including inspection for punchlist items, and cause the General Contractor to coordinate any modification of such systems as required.

 

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(j)          Provide administrative, management, financial and related services as required to (i) coordinate and supervise the work of each Contractor with the activities and responsibilities of Development Manager and Architect to complete the Project in accordance with the Development Plan, and (ii) comply with the draw requests and related requirements under the Construction Loan Documents so as to enable the Owner to draw fundings of Construction Loan is accordance with Development Budget. Development Manager reserves the right to approve all requisitions prepared by Project Manager, provided that such approval shall not cause a delay in the processing of pay applications, before they shall be authorized on behalf of the Owner.

 

(k)          Review any final claims and proposed final change orders and close-out of each Construction Contract, review the final payments on each Construction Contract and ensure, in a prompt fashion to allow Development Manager to cause Owner to timely make payments under the Construction Contract, that adequate final lien waivers have been collected in the correct amount from all subcontractors and materialmen working on the job; all such payments shall be made by Development Manager in the manner specified in the applicable Construction Contract, but only upon receipt by Development Manager of documentation reasonably satisfactory to Development Manager; be responsible for the collection of such documentation; prepare and submit to Development Manager at least fifteen (15) days before the final payment of retention is due, a written report with respect to such documentation (provided, however, that Development Manager acknowledges that the final unconditional lien waiver from each Contractor shall be submitted to Project Manager concurrently with the final payment of retainage and a copy shall promptly thereafter be forwarded to Development Manager). Development Manager reserves the right to approve all such matters before they are finalized on behalf of the Owner, such approval not to be unreasonably withheld or delayed.

 

(l)          Maintain or cause to be maintained separate true, complete and correct books of account and records pertaining to all costs incurred by Project Manager in connection with development and construction of the Improvements, including, without limitation, costs advanced prior to the date of this Agreement, and any reimbursements or refinancing proceeds to or on behalf of the Owner out of the proceeds of the initial advance under the Construction Loan for the Project, which books and records the Development Manager shall have the right to inspect and copy at its own expense during regular business hours, at the place where they are then regularly maintained, on reasonable advance notice to the Project Manager.

 

(m)          Consult with Architect and Development Manager if a Contractor requests interpretations of the meaning and intent of the Drawings and Specifications and assist in the resolution of questions which may arise.

 

(n)          Receive certificates of insurance from (and ensure that insurance is maintained for) each Contractor and forward such certificates to Development Manager.

 

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ARTICLE VII
OMITTED

 

ARTICLE VIII
REPORTS

 

8.1           Project Manager will submit written reports to Development Manager as necessary or appropriate, but no more frequently than monthly, which shall indicate (i) the progress of the construction of the Improvements, (ii) any proposed revisions to the Construction Schedule, the Development Budget or the Drawings and Specifications, with recommendations of action to be taken by Development Manager, and (iii) any other recommendations and information which Project Manager is requested by Development Manager to provide.

 

8.2           Upon Development Manager’s reasonable advance notice, Project Manager shall make it and sufficiently knowledgeable personnel available to meet with Development Manager and/or its designees (telephonically or in-person) and, in advance of each such meeting, Project Manager shall provide reports in such forms as may be reasonably required by the Development Manager or by the Construction Lender, including reports regarding (a) the costs incurred in connection with the development, construction and equipping of the Project, on a line by line basis as itemized in the Development Budget and on a cumulative basis; (b) a comparison of costs incurred to the date of such report with the Development Budget; and (c) any recommended revision of the Development Plan, the Development Budget, the Construction Schedule, or all of them.

 

8.3           All written data and materials, including all records, contracts, receipts for deposits, unpaid bills, and other papers or documents in the possession of the Project Manager or its affiliates which pertain to the Project or the business or affairs of the Owner or the Project are and shall remain the property of the Owner; and

 

ARTICLE IX
RESPONSIBILITIES OF THE PARTIES

 

9.1           Project Manager hereby agrees to indemnify, defend and hold Owner and Development Manager, and their respective members, officers, directors, employees and agents harmless from any and all loss, liability or damage, or any claim thereof, that Owner or Development Manager may incur or be subjected to as a result of the gross negligence or willful misconduct of Project Manager or default by Project Manager under this Agreement. Subject to the foregoing, except to the extent that any of the following could have been avoided by the diligent performance by the Project Manager of its duties hereunder, the Project Manager shall not be responsible for defaults by the General Contractor and subcontractors in performance of their respective contracts, or for defaults by the Architect and design engineers in performance of their respective contracts.

 

9.2           Development Manager shall respond to all written requests submitted by Project Manager, and make all necessary decisions called for in such requests as soon as practicable following receipt of such request taking into account the subject matter of such request.

 

9.3           Development Manager shall provide Project Manager with access to any information or documents which will reasonably assist Project Manager in meeting its obligations.

 

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9.4           Development Manager reserves the right of final approval as to all material documentation relating to the Project, including, without limitation all Project Documents, all other third party contracts for the development of the Project, all change orders and any substantial change in any of the foregoing. Notwithstanding the foregoing, material documentation shall not include equipment leases, temporary staging agreements and other similar documents in the ordinary course of developing the Project, none of which by the terms thereof will continue in effect after Project Final Completion without the prior review and approval of Development Manager.

 

9.5           Project Manager shall notify Development Manager of, and Development Manager shall have the right to participate in, all meetings concerning the development of the Project, including, without limitation, meetings with subcontractors regarding material disputes, meetings with consultants and other third parties regarding the Project, and all regularly scheduled project meetings with the General Contractor, provided, however, it is not intended that Project Manager notify Development Manager of day-to-day meetings involving only its employees and the General Contractor (and subcontractors) if no material dispute is involved).

 

ARTICLE X
FEES

 

10.1         In consideration of Project Manager’s services provided hereunder, Development Manager shall cause Owner to pay directly to Project Manager a Development Fee in the amount equal to 3.0% of the total amount of the Final Development Budget (as defined in Section 12.4) (but excluding from the Final Development Budget any Development Fee payable to Project Manager) (such amount, the “Development Fee”), which Development Fee (a) shall be payable twenty-five percent upon Commencement of Construction and (b) the balance earned and payable on a monthly basis in equal monthly installments beginning on the first day of the second calendar month following the Commencement of Construction and on the first day of each month thereafter during the construction period as set forth in the Construction Schedule. If the Construction Schedule is modified, appropriate adjustments to the amount of the monthly installments on account of the Development Fee shall be made.

 

10.2         In addition, Development Manager shall cause Owner to pay directly to Project Manager a Construction Management Fee in the amount equal to 1.0% of hard costs included in the Final Development Budget (the “CM Fee”), which CM Fee shall be payable on a monthly basis in equal monthly installments beginning on Commencement of Construction and on the first day of each month thereafter during the construction period.

 

10.3         In addition, Development Manager shall cause Owner to reimburse Project Manager for its reasonable and actually incurred out-of-pocket expenses for its reasonable and actually incurred out-of-pocket business expenses (together, the “Expense Reimbursements”), provided however, Project Manager’s expense reimbursements may not exceed $50,000 without the Development Manager’s prior consent. Expense Reimbursements shall be made only if Project Manager provides the Development Manager with receipts and other evidence reasonably required by the Development Manager to substantiate the amount to be reimbursed. For the avoidance of doubt, the Expense Reimbursements are not intended to include any amounts for salaries or other overhead expenses of Project Manager or ArchCo Affiliates.

 

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10.4         Owner hereby joins this Agreement for the limited purpose of confirming its obligation to pay the Development Fee and CM Fees (collectively, the “Fees”) and Expense Reimbursements if, as and when earned and/or payable.

 

10.5         Notwithstanding anything to the contrary in this Agreement, no Fees shall be deemed earned (or payable) unless and until there has been a Commencement of Construction, nor shall there be any obligation to pay or liability for Expense Reimbursements unless and until there has been a Commencement of Construction.

 

ARTICLE XI
TERM

 

11.1         The term of this Agreement shall commence on the date hereof and shall terminate at such time as (i) Project Final Completion has been achieved, Project Manager has performed its obligations hereunder, and all Fees due Project Manager hereunder have been paid, or (ii) if prior thereto, Project Manager receives a written notice from Development Manager to the effect that Owner or Development Manager are abandoning the Project, or (iii) the Agreement is terminated pursuant to Article XII hereof.

 

11.2         In the event that this Agreement is terminated under Section 11.1(ii) or if this Agreement is terminated under Section 11.1(iii) due to a default by the Development Manager or Owner under one or more of the provisions in Article XII hereof, the Project Manager shall be entitled to the full amount of its Fees and Development Manager shall cause the Owner to pay directly to Project Manager the balance of the unpaid Fees in a single lump sum payment within ten days of termination; provided however, any such payment otherwise called for under the preceding sentence shall not be earned, due or payable unless, as a threshold matter, there has first been a Commencement of Construction.

 

ARTICLE XII
DEFAULT AND TERMINATION

 

12.1         It shall be an event of default hereunder if

 

(a)          Either party fails to perform any of its obligations under this Agreement, and such failure to perform continues for a period of twenty (20) days after written notice of such failure to the defaulting party from the other party hereto; provided, however, that, unless the breach is by its nature not susceptible to cure, if the default cannot be cured within twenty (20) days and the defaulting party commences a cure within such twenty (20) day period and thereafter diligently pursues such cure, the cure period shall extend for not more than an additional 60 day period of time necessary to effect such cure.

 

(b)          Owner or Development Manager suffers or incurs any loss, liability or damage as a result of the gross negligence, willful misconduct, fraud or bad faith of Project Manager or any of its affiliates in connection with the Project.

 

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(c)          Owner, Development Manager or any of their affiliates causes Project Manager or ArchCo Domain Member LLC to incur any loss, liability or damage as a result of the gross negligence, willful misconduct, fraud or bad faith of Owner, Development Manager or any of their affiliates in connection with the Project.

 

(d)          Project Manager, ArchCo Domain Member LLC or ArchCo Domain CM LLC is the subject of any Bankruptcy/Dissolution Event.

 

(e)          Owner, Development Manager or the guarantor of the Construction Loan is the subject of any Bankruptcy/Dissolution Event.

 

(f)          Neil T. Brown does not own at least 51% of the equity interests in ArchCo Residential LLC or does not control, directly or indirectly, the day-to-day operations of ArchCo Residential LLC and Project Manager.

 

12.2         Upon the occurrence of an event of default by Owner or Development Manager, Project Manager, provided it is not in default hereunder, shall have the right to terminate this Agreement, by giving written notice to Development Manager.

 

12.3         Upon the occurrence of an event of default by Project Manager, Development Manager shall have the right to terminate this Agreement, by giving written notice to Project Manager, in which event the Project Manager upon termination shall be paid its Expense Reimbursements and Fees for services hereunder which had been earned prior to the date of Project Manager’s default (less any damages incurred by Owner or Development Manager as a result of such default), but which remain unpaid, but, upon termination, neither Owner nor Development Manager shall be obligated to make any further interim payments of Fees to Project Manager and no Fees shall be thereafter due or payable, and Development Manager shall be permitted to pursue any and all remedies available at law or in equity. For the avoidance of doubt, all liability of Project Manager accruing hereunder prior to such termination shall survive such termination.

 

12.4         For the avoidance of doubt, each of the following shall constitute an event of default on the part of Project Manager with respect to which there shall be notice and cure rights provided for in Section 12.1: (a) the Project Manager’s failure to maintain the progress called for under the final form of Construction Schedule that, at the time of Commencement of Construction, is prepared by Project Manager and approved in writing by Development Manager on behalf of Owner (“Final Construction Schedule”), but including any subsequent changes thereto proposed by Project Manager and, in its sole discretion, approved in writing by Development Manager on behalf of Owner (but in all cases other than by reason of delays resulting from force majeure events or acts of the Development Manager), or (b) actual or reasonably projected expenses under the Development Budget (as updated from time to time by the Project Manager as provided herein), less land cost, are in excess of two and one-half percent (2.5%) more than (i) the amount of the final Development Budget that, at the time of Commencement of Construction, is prepared by Project Manager and approved in writing by Development Manager on behalf of Owner, plus/minus any subsequent changes thereto proposed by Project Manager and, in its sole discretion, approved in writing by Development Manager on behalf of Owner (“Final Development Budget”), less (ii) land cost, in the aggregate.

 

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12.5         In addition to all other requirements of Project Manager hereunder, upon the expiration of the term of this Agreement, whether by completion of the Project or any earlier termination, Project Manager shall deliver to Development Manager the original of all materials relating to the Project prepared pursuant to this Agreement or any of the Project Documents and/or other materials prepared with respect to the Project which are in the possession of Project Manager.

 

ARTICLE XIII
SUCCESSORS AND ASSIGNS

 

The provisions of this Agreement shall be binding upon, and inure to the benefit of, Development Manager, Project Manager and their respective successors, assigns, and legal representatives; provided, however, that Project Manager shall not assign or transfer its interest in this Agreement without the written consent of Development Manager, which may be granted or withheld in its discretion.

 

ARTICLE XIV
INSURANCE

 

14.1         Project Manager shall place and maintain in force insurance with coverage, limits and amounts as follows:

 

(a)          Worker’s Compensation insurance (including employers’ liability insurance) covering employees of Project Manager, employed in, on or about the Project, in an amount sufficient to provide statutory benefits as required by applicable laws.

 

(b)          Commercial General Liability insurance, with limits of at least $2,000,000.00 per occurrence. The policy(ies) for such insurance shall: (i) name Owner, Construction Lender and Development Manager as an additional insured, (ii) be issued by insurers, and be in forms and for amounts, approved by Development Manager, (iii) be effected under valid and enforceable policies issued by insurers of recognized responsibility, and (iv) provide that such policy(ies) shall not be canceled without at least thirty (30) days’ prior written notice to Construction Lender and Development Manager; provided, however, if the insurer will not commit to give such notice to both Construction Lander and Development Manager, then Construction Lender will be entitled to such notice and Project Manager shall give immediate notice to Development Manager of any cancellation.

 

(c)          Auto Liability insurance with limits of at least $2,000,000 per occurrence. The policy(ies) for such insurance shall name the Development Manager as an additional insured.

 

14.2         The Development Manager shall place and maintain Builder’s Risk Property insurance covering the Project as a project expense.

 

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ARTICLE XV
MISCELLANEOUS

 

15.1         This Agreement and any Exhibits attached hereto represents the entire and integrated agreement between Development Manager and Project Manager with respect to the development of the Project and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be amended only by written instrument signed by both Development Manager and Project Manager. The Project Manager shall have no right or interest in the Project, nor any claim of lien with respect thereto arising out of this Agreement or the performance of its services or the services of any Affiliate (as hereinafter defined). The Project Manager shall not file, and shall prevent any ArchCo Affiliate from filing, any lien against the Project.

 

15.2         In performing its services hereunder, the Project Manager is and shall be, for federal tax purposes, an independent contractor and not an employee or agent of the Development Manager or the Owner and the Project Manager is and shall be authorized to act as the agent of the Development Manager solely to the extent required to perform the services and obligations set forth in this Agreement.

 

15.3         Project Manager shall use commercially reasonable efforts to ensure that construction of the Project is effected in compliance with all relevant provisions of the Construction Loan Documents disclosed to Project Manager.

 

15.4         The Development Manager and Project Manager hereby agree that this Agreement and any and all liens, rights (including the right to receive any and all fees) and interests ( whether choate or inchoate) owed, claimed or held by either such Manager in and to the Project or the rent and revenue generated therefrom, are and shall be in all respects subordinate and inferior to the liens and security interests created or to be created for the benefit of the Construction Lender under the Construction Loan Documents.

 

15.5         Whether or not expressly required by the other provisions hereof, no approval by Development Manager shall be effective unless contained in a writing signed by its Representative.

 

15.6         Nothing contained herein shall be deemed to create any contractual relationship between Project Manager and any of the Contractors, subcontractors, material suppliers, or consultants on the Project; nor shall anything contained herein be deemed to give any third party any claim or right of action against Project Manager which does not otherwise exist without regard to this Agreement.

 

15.7         This Agreement shall be governed under the laws of the State of Texas.

 

15.8         Time is of the essence with respect to all matters set forth herein.

 

15.9         Any obligation or liability whatsoever of either party hereto which may arise at any time under this Agreement or any obligation or liability which may be incurred by it pursuant to any other instrument, transaction or undertaking contemplated hereby shall be satisfied, if at all, only out of the assets of such party. No such obligation or liability shall be personally binding upon, nor shall resort for the enforcement thereof be had to, the property of any of such party’s shareholders, trustees, officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort or otherwise.

 

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ARTICLE XVI
NOTICES

 

16.1         All notices, requests, demands, and other communications required or permitted to be given under this instrument shall be in writing and shall be conclusively deemed to have been duly given or delivered, as the case may be, (i) when hand delivered or sent by facsimile (if confirmation of receipt has been received) to the addressee; (ii) upon transmission when sent in “PDF” format by electronic mail electronic; (iii) three (3) business days after having been sent by certified mail, postage prepaid return receipt requested; or (iv) one (1) business day after having been deposited, properly addressed and prepaid for guaranteed next-business-day delivery, with a nationally-recognized overnight courier service. All such notices, requests, or demands shall be addressed as set forth below, or to such other address as a party may from time to time designate by notice given to the other party(ies).

 

If to Owner: BRG Domain Phase 1 Development Manager, LLC
  c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th floor
  New York, New York 10019
  Attn:  R. Ramin Kamfar and James Babb
  Facsimile:  (212) 278-4220
  Email:  rkamfar@bluerockre.com and jbabb@bluerockre.com
   
With Copy to: Michael Konig, Esq.
  c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th floor
  New York, New York 10019
  Facsimile:  (212) 278-4220
  Email:  mkonig@bluerockre.com
   
If to Project Manager: ArchCo Domain PM LLC
  Attention:  Neil T. Brown
  7 Piedmont Center
  Suite 300
  Atlanta, GA  30305
  Email:  neil@ntbrown.com

 

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With Copy to: ArchCo Residential LLC
  Attn:  Dorrie Green
  6820 Cypress Point North, #29
  Austin, TX  78746
  Email:  dgreen@archcoresidential.com

 

Any time period following notice shall commence on the date of such delivery. Rejection or other refusal to accept or inability to deliver because of change of address as to which no notice has been given shall constitute receipt of any such notice, demand or request.

 

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IN WITNESS WHEREOF, the parties hereby have executed this Agreement as of the day and year first set forth above.

 

  PROJECT MANAGER:
   
  ARCHCO DOMAIN PM LLC,
  a Delaware limited liability company
   
  By: /s/ Neil T. Brown
    Name: Neil T. Brown
    Title: Authorized Signatory

 

 

 

 

 

BRG DOMAIN PHASE 1

DEVELOPMENT MANAGER, LLC

     
  By: Bluerock Real Estate, LLC, its manager
     
    By: /s/ Michael Konig
      Name: Michael Konig
      Title: Authorized Signatory

 

OWNER HEREBY JOINS IN THIS AGREEMENT FOR THE SOLE PURPOSE OF AGREEING TO BE BOUND BY THE TERMS OF SECTION 10.4.

 

  OWNER:
   
 

BR – ARCHCO DOMAIN PHASE 1, LLC,

a Delaware limited liability company

     
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorized Signatory

 

 

 

 

EXHIBIT A

PROPERTY DESCRIPTION

 

BEING a tract of land situated in the DANIEL CRIST SURVEY, ABSTRACT NO. 226, City of Garland, Dallas County, Texas and being part of that tract of land conveyed to RCM Firewheel, LLC, according to the document filed of record in Document Number 201200376857, Deed Records, Dallas County, Texas and being more particularly described as follows:

 

BEGINNING at a point for corner from which a 1 inch iron pipe found bears South 49° 15' 32" West, 0.22 feet, for the intersection of the southwest line of Bunker Hill Road, a variable width right-of-way, with the northwest line of Old Miles Road, a variable width right-of-way;

 

THENCE Continuing with said northwest line, the following three (3) courses and distances:

 

South 46° 11' 57" West, a distance of 276.09 feet to a point for corner from which a 5/8 inch iron rod with a red plastic cap bears South 89° 33' 56" West, 0.24 feet;

 

South 42° 12' 35" West, a distance of 385.91 feet to a point for corner from which a 5/8 inch iron rod with a red plastic cap found bears North 51° 55' 29" West, 0.39 feet, said being at the beginning of a curve to the left having a central angle of 18° 57' 47", a radius of 530.00 feet and a chord bearing and distance of South 34° 50' 33" West, 174.61;

 

With said curve to the left, an arc distance of 175.41 feet to a 1/2 inch iron rod with a red plastic cap found for the intersection of said northwest line with the north line of President George Bush Turnpike, a variable width right-of-way;

 

THENCE Leaving said northwest line, and with said north line, the following courses and distances:

 

South 79° 44' 25" West, a distance of 445.23 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

North 10° 15' 36" West, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

South 79° 44' 14" West, a distance of 590.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 10° 15' 47" East, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 79° 43' 52" West, a distance of 213.62 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set in the southeast line of a tract of land conveyed to Carol Swanzy, according to the document filed of record in Document Number 200419014254, Deed Records, Dallas County, Texas;

 

Exhibit A  

 

 

 

THENCE North 43° 18' 50" East, leaving the above mentioned north line and with the common line of the above mentioned RCM Firewheel, LLC tract and said Swanzy tract, a distance of 279.94 feet to a point for corner from which a 5/8 inch iron rod found bears North 71° 57' 58" West, 0.21 feet;

 

THENCE North 32° 11' 10" West, with said common line, a distance of 148.78 feet to a point for corner in creek;

 

THENCE South 43° 18' 11" West, continuing with said common line, a distance of 486.11 feet to a point for corner in the north line of the above mentioned President George Bush Turnpike, from which a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found bears North 10° 38' 57" East, 0.20 feet;

 

THENCE South 80° 03' 57" West, with said north line, a distance of 65.85 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” set for corner;

 

THENCE North 42° 12' 48" East, leaving said north line, over and across the above mentioned RCM Firewheel, LLC tract, a distance of 2,066.88 feet to a “X” set in the southwest line of the above mentioned Bunker Hill Road, said being at the beginning of a non-tangent curve to the right having a central angle of 06° 35' 39", a radius of 755.00 feet and a chord bearing and distance of South 49° 21' 45" East, 86.85 feet;

 

THENCE With said southwest line, the following courses and distances:

 

With said curve to the right, an arc distance of 86.89 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 46° 03' 56" East, a distance of 333.56 feet to the beginning of a curve to the left having a central angle of 01° 55' 43", a radius of 845.00 feet and a chord bearing and distance of South 47° 01' 46" East, a distance of 28.44 feet;

 

With said curve to the left, an arc distance of 28.44 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “DAA” found for corner;

 

South 45° 57' 50" East, a distance of 496.60 feet to the POINT OF BEGINNING and containing 30.038 acres of land, more or less.

 

Exhibit A

 

 

 

EXHIBIT B

DEVELOPMENT BUDGET

 

CAPITAL BUDGET SUMMARY

Domain at Garland, Phase I

Garland, TX

Update

 

    Total     Cost Per     Cost Per  
Budget Category   Cost     Unit     NRSF  
                   
LAND COSTS   $ 3,988,250     $ 13,250     $ 14.05  
Purchase Price & Deposits     -       -       -  
Commissions     219,648       730       0.77  
Other Land & Closing Costs     177,857       591       0.63  
Property Taxes                        
TOTAL LAND COSTS   $ 4,385,755     $ 14,571     $ 15.45  
                         
SOFT COSTS   $ 355,000     $ 1,179     $ 1.25  
Legal Costs     1,793,300       5,958       6.32  
Design Costs     942,037       3,130       3.32  
Permit & Fee Costs     940,000       3,123       3.31  
Marketing Costs                        
Finance Costs     655,063       2,176       2.31  
Construction Loan Interest & Fees     89,411       297       0.31  
Misc. Financing Costs                        
Other Soft Costs     1,326,459       4,407       4.67  
Development Fee     70,100       233       0.25  
Operating Deficits     1,053,500       3,500       3.71  
Soft Cost Contingency                        
TOTAL SOFT COSTS   $ 7,224,871     $ 24,003     $ 25.45  
                         
HARD COSTS   $ 31,285,898     $ 103,940     $ 110.20  
GMAX Contract     1,877,154       6,236       6.61  
Hard Cost Contingency     243,094       808       0.86  
Builder's Risk Insurance     339,311       1,127       1.20  
Construction Management Fee     525,000       1,744       1.85  
Misc. Hard Costs                        
TOTAL HARD COSTS   $ 34,270,457     $ 113,855     $ 120.72  
TOTAL EXPECTED INVESTMENT   $ 45,881,083     $ 152,429     $ 161.62  

 

Exhibit B

 

 

 

EXHIBIT C

CONSTRUCTION SCHEDULE

 

   

Construction

Start Date

 

First Units

Date

 

50% Units

Delivered

Date

 

100% Units

Delivered

Date

 
Domain Phase I                  
Target Date   Jun-2016   May-2017   Oct-2017   Feb-2018  
Default Date   TBD   TBD   TBD   TBD  

 

NOTE: The Default Date will be updated concurrent with the commencement of construction.

 

Exhibit C

 

 

 

 

 

Exhibit 10.297

 

DEVELOPMENT SERVICES AGREEMENT

 

THIS DEVELOPMENT SERVICES AGREEMENT (this "Agreement") is made as of November 20, 2015, by and between BRG Domain Phase 1 Development Manager, LLC, a Delaware limited liability company ("Development Manager") and BR - ArchCo Domain Phase 1, LLC, a Delaware limited liability company ("Owner").

 

WHEREAS, Owner is the owner or contract vendee of the Phase I land of the Domain at Firewheel. The Phase I land of the Domain site is comprised of approximately 30.038 gross acres of land, including approximately 10 developable acres of land, located adjacent to Bunker Hill Road in Garland, Texas (the "Property'');

 

WHEREAS , Owner is of desirous of retaining development services to expediently and cost-effectively complete construction of the Property to become a Class A apartment community consisting of, as currently planned, approximately 300 Class A apartment units in three-story, wood-frame, garden-style buildings with surface parking and attached garages. Amenities within the community will be comparable to the new apartment properties in the vicinity, and will include a resort-style swimming pool and spa, fitness center, business center and a substantial amount of open space.

 

WHEREAS, Development Manager is party to that certain Project Administration Agreement with Project Manager (as defined below), and Owner is desirous of entering into this Agreement whereby Development Manager will provide services to Owner in accordance with the terms and conditions of this Agreement, including to act on its behalf in connection with the Project Administration Agreement.

 

NOW, THEREFORE, the parties hereto, intending legally to be bound, hereby agree as follows:

 

ARTICLE I DEFINITIONS

 

1.1             Each of the following terms is defined as follows:

 

"Architect" means the architectural firm retained by Owner.

 

"Architect's Contract" means the contract entered into between Owner and Architect in connection with the Project.

 

"Change Cap" shall mean $250,000.

 

"Commencement of Construction" means the date on which Owner delivers a notice to commence construction to the General Contractor after the Owner has acquired the Property.

 

 

 

  

"Construction Contract" means any contract between Owner and a Contractor providing for the construction of any portion of the Improvements; such term includes the General Contract.

 

"Contractor" means each party who enters into a contract directly with the Owner and who provides labor, services or materials for any part of the Improvements under the terms of a Construction Contract; such term includes the General Contractor.

 

"Construction Lender" shall mean the lender that enters into Construction Loan Documents with the Owner for the Project.

 

"Construction Loan" shall mean the loan by Construction Lender pursuant to which Owner shall finance the development, construction and lease-up of the Project, all as more specifically provided in the Construction Loan Documents.

 

"Construction Loan Document" shall mean the loan and security documents and all instruments, agreements and all other documentation executed and delivered in connection with the Construction Loan.

 

"Construction Schedule" shall have the meaning set forth in the Project Administration Agreement.

 

"Development Budget" means the projected costs and expenses for development of the Project, prepared by Project Manager and approved in writing by Development Manager, on behalf of Owner, as defined in and determined under the Project Administration Agreement. The Development Budget is intended to reflect all projected costs and expenses to be incurred in connection with the acquisition and completion of the Project through Project Final Completion (including, without limitation or duplication, pre-development costs, financing costs, hard and soft costs of completing the Improvements (on-site and off-site), fixtures and equipment, design fees, and legal expenses).

 

"Development Manager" shall have the meaning ascribed to it in the preamble hereof.

 

"Development Plan" shall mean and consist of those materials which show the means, methods, sequences and schedules pursuant to which Development Manager shall complete the Improvements, develop the Property, and otherwise fulfill the purposes of this Agreement. Without limitation, these materials shall include the Development Budget, the Construction Schedule, and the Drawings and Specifications.

 

"Drawings and Specifications" means the construction drawings and specifications necessary or appropriate for completion of the Project, and all change orders, revisions, amendments or addenda thereto which are approved in writing by Owner or by Development Manager on behalf of Owner.

 

"General Contract" means the fixed price or guaranteed maximum price general contract entered into, or to be entered into, by Owner for construction of the Project.

 

 

 

  

"General Contractor" means the contractor that is party to the General Contract other than Owner.

 

"Improvements" means the improvements to the Land, which, as contemplated by the Drawings and Specifications, shall consist of, without limitation, a Class A, apartment community consisting of approximately 300 apartment units in three-story, wood-frame, garden style buildings with surface parking and attached garages, amenities comparable to the new apartment properties in the vicinity, a resort-style swimming pool and spa, a fitness center, a business center and a substantial amount of open space.

 

"Land" means the land legally described on Exhibit A attached hereto.

 

"Project" means the Improvements and the Land.

 

"Project Administration Agreement" means that certain agreement between Development Manager and Project Manager, concerning Development Manager's oversight and control over Project Manager, through which Development Manager has delegated certain of its obligations under this Agreement to Project Manager under the Project Administration Agreement.

 

"Project Documents" means

 

(a)           The Architect's Contract;

 

(b)           The Development Budget;

 

(c)           All Construction Contracts;

 

(d)           The Construction Schedule;

 

(e)           This Agreement; and

 

(f)           Any and all applications, permits, easements, approvals, surety bonds and all other contracts and agreements relating to the Project executed or otherwise approved in writing by Development Manager or which Project Manager is otherwise authorized to execute or enter into pursuant to this Agreement.

 

"Project Final Completion" refers to the completion of the Improvements, and shall mean and be effective at such time as (a) the satisfactory lien-free completion of all Improvements substantially in accordance with the Drawings and Specifications (including punchlist items), as evidenced by (i) final lien waivers by all Contractors (and, if applicable, the consent of each surety which shall have issued a performance and payment bond for the benefit of Owner or Development Manager with respect to the Project), (ii) an affidavit from the General Contractor substantially in the form of AIA document G704, and (iii) such other affidavits, waivers and releases from the General Contractor and/or the Contractors as Owner and its title insurer or construction lender may reasonably require in order to assure lien free completion of the Project (including any equitable lien claims), and (b) the receipt by Owner (or by Development Manager on behalf of Owner) of all final certificates of occupancy necessary for occupancy of all of the Project), (c) the receipt by Owner (or by Development Manager on behalf of Owner) of six copies of a final "as-built" survey, a final record set of Drawings and Specifications showing actual changes made during construction, and all warranties and operation manuals for all equipment, appliances and other components contained in the Project, (d) the General Contractor has completed its final site cleanup and restoration, including, without limitation, removal of all excess materials, rock, sand, paving, and miscellaneous debris, supplies, equipment and trailers; and (e) all temporary utilities are disconnected.

 

 

 

  

"Project Manager" shall mean ArchCo Domain PM LLC, a Delaware limited liability company.

 

"Units" shall mean the Project's apartment units.

 

ARTICLE II APPOINTMENT

 

2.1           Owner hereby retains Development Manager as an independent contractor to provide the development management services set forth in this Agreement, with the authority to act on behalf of, and to bind, Owner, subject to the specific limitations set forth in this Agreement.

 

2.2           As an inducement to Owner to appoint Development Manager and enter into this Agreement, Development Manager covenants to Owner as follows:

 

(a)          The duties of Development Manager hereunder shall be performed or supervised at all times during the term of this Agreement by James Babb, or by such successor as Owner may reasonably approve in writing from time to time.

 

(b)          Development Manager shall work diligently, in accordance with the level of professionalism and expertise expected of a first-class, multifamily real estate developer.

 

(c)          Development Manager shall use all reasonable efforts, at all times and in the most expeditious and economical manner, to further the interests of the Owner with respect to the Project and to cause timely Project Final Completion of the Project in accordance with the Project Documents, subject only to the specific reservations set forth herein.

 

(d)          Development Manager shall employ at its own cost and expense such qualified and capable personnel as may be necessary and appropriate to perform its obligations and carry out its responsibilities hereunder;

 

(e)          Development Manager shall use commercially reasonable efforts to cause the Improvements to be constructed, substantially in accordance with the Drawings and Specifications, and any material defect in the Improvements or any material departure from the Drawings and Specifications to be corrected by the Contractor.

 

 

 

  

(f)          Development Manager shall provide Owner with information relevant to the Project, including without limitation the issuance of the periodic reports required in section 8.1 below;

 

(g)          Development Manager shall provide day-to-day coordination and periodic evaluation of the activities of all surveyors, architects, Contractors, engineers, consultants and, to the extent bearing upon the Project, public utilities and governmental officials, and promptly advise Owner with respect to any significant issues that may arise;

 

(h)          Development Manager shall make recommendations to Owner in connection with decisions regarding the Project reserved to Owner, including, without limitation, the retention of consultants;

 

(i)          Development Manager shall cause the General Contractor to coordinate with the various public utility companies for the required removal of any existing utilities, for the installation of any temporary service, for the installation of any new permanent service and, upon Project Final Completion, disconnection of any temporary service;

 

(j)           Development Manager shall negotiate, enter into contracts in the name, and authorize on behalf, of Owner, any consulting engineering, planning, and surveying work in connection with the Project, all as provided for in the Development Budget, provided, however, no such contract will, by the terms thereof, continue in effect after Project Final Completion without the prior review and approval of Owner;

 

(k)          Development Manager shall in the event of an emergency at the Project, take any action required under the circumstances to protect Owner's interest in the Project after first making all reasonable efforts to contact Owner orally for approval of such action and confirm in writing the action so taken promptly thereafter;

 

(1)         Development Manager shall cause the General Contractor to strictly supervise all work and ensure that the use and occupancy of the completed Project shall comply with all applicable laws;

 

(m)          Development Manager shall coordinate with the General Contractor, to the extent requested by the General Contractor, to accomplish the transfer of, the application for, and issuance or re-issuance of, a building permit (if not heretofore issued) and coordinate the application and approval process in connection with the issuance of certificates of occupancy, and periodic inspections conducted by governmental officials, and any other required licenses or permits relating to the development and construction of the Project.

 

(n)          Project Manager shall keep the Project free from unreasonable accumulations of waste materials and refuse at all times.

 

(o)          Development Manager shall notify Owner in writing, promptly after it has knowledge of any action, suit or proceeding filed in connection with the Project.

 

 

 

  

(p)            Development Manager and any other designated representative of Development Manager shall, at all times during the term of this Agreement, have the right of entry and free access to the Project and the right (but not the obligation) to inspect all work done, labor performed and materials furnished in and about the Project and the right (but not the obligation) to inspect and audit all books, records, and contracts relating to the Project.

 

(r)            Development Manager shall provide to Owner true copies of all licenses, permits, authorizations and approvals pertaining to the Project promptly after the same have been procured.

 

2.3           Development Manager shall, from time to time, designate in writing one or more "representatives" to act on behalf of Development Manager in all matters under this Agreement. Initially, Development Manager's representatives shall be James Babb and Michael Konig. Actions by a Development Manager's representative shall be deemed actions of Development Manager.

 

2.4           Development Manager is an affiliate of Bluerock Residential Growth REIT, Inc. and Bluerock Real Estate, LLC (collectively, "Bluerock") and Project Manager is an affiliate of ArchCo Residential LLC ("ArchCo"), respectively. Their respective affiliates ("Bluerock Affiliates" and "ArchCo Affiliates") are or may become indirect owners of Owner. Bluerock Affiliates and ArchCo Affiliates may have other rights and obligations with respect to the Project under other agreements. Nothing herein contained shall be construed or deemed to alter, change or modify any of the rights or obligations which any of those parties may otherwise have under any of the Project Documents, the limited liability company agreement of Owner, the limited liability company agreement of the sole member of Owner, or any other agreement.

 

ARTICLE III INTENTIONALLY OMMITTED

 

ARTICLE IV INTENTIONALLY OMMITTED

 

ARTICLE V DESIGN ACTIVITIES

 

5.1            Development Manager shall exercise any and all rights and responsibilities of Owner, as authorized agent of Owner, under the Architect's Contract, except (a) as otherwise directed in writing by Owner from time to time and (b) except any exercise which would result in (i) a modification (including any change order) or termination of the Architect's Contract; (ii) any modification (including any change order) of the Drawings and Specifications that will, in the aggregate, increase or decrease the cost of construction or development of the Project by more than the Change Cap other than any change (each, a "Mandated Change") (A) reasonably necessary for compliance with laws (including, without limitation, any such change which is reasonably necessary for the issuance of any permits or certificate of occupancy), (B) required to address a previously unknown condition (e.g., the environmental or physical condition of the Site) or (C) required by the Construction Lender; or (iii) any other matter which could have a material adverse affect on the Project and/or the Owner. Notwithstanding the foregoing, Development Manager shall obtain Owner's consent prior to initiating any Mandated Change costing in the aggregate in excess of the Change Cap that would not otherwise be covered by the Development Budget, after taking into account cost savings and amounts available for contingency, or which would result in the foreseeable future of the Construction Loan falling "out of balance" as result of such expenditure.

 

 

 

  

5.2            Development Manager shall supervise Architect and other consultants with respect to the preparation of the Drawings and Specifications, as well as with respect to any and all proposed change orders, revisions, amendments or addenda thereto.

 

5.3            Development Manager shall review any and all requests for changes in the Drawings and Specifications and, with respect to changes requiring Owner's approval pursuant to Section 5.1, make recommendations to Owner with regard to any such requested changes.

 

ARTICLE VI CONSTRUCTION

 

6.1           Except as expressly provided to the contrary below, prior to re-commencing construction of the Project or at such later time as Development Manager deems appropriate during the course of construction in order to comply with the Construction Schedule, Development Manager shall (to the extent it has not already done so) do the following:

 

(a)          Obtain, or cause the General Contractor to obtain, all necessary permits required by any governmental authority to re-commence and complete construction of the Improvements, and verify that the contemplated use thereof, upon completion, will comply with all zoning and land use laws.

 

(b)          Select and retain the professional services of surveyors, special consultants and testing laboratories and coordinate their services to the extent the need for such services is known prior to the Commencement of Construction;

 

(c)          Negotiate for Owner's approval any easements required for (i) access to or egress from the Land, (ii) the installation of any utilities, (iii) sanitary sewer systems and storm water sewer systems or storm water management;

 

(d)          Verify that all zoning and land use laws and all other statutes, ordinances, codes, rules, regulations , orders, or other applicable laws of any governmental or quasi-governmental authorities relating to the construction of the Project are being complied with and that no such law, statute, ordinance, rule, regulation, or order shall impair or inhibit in any way the development and construction of the Project;

 

(e)          Select each Contractor and negotiate each Construction Contract;

 

(f)          Approve the Construction Schedule identifying milestone events during construction thereunder prepared by the Project Manager in cooperation with the Contractor; and

 

 

 

 

(g)           Exercise any and all rights and responsibilities of Owner, as authorized agent of Owner, under each Construction Contract, except any exercise which would result in (i) any modification or termination of the Construction Contract, (ii) any change in the work covered by such Construction Contract, and/or (iii) any adverse affect on the Project and/or Owner.

 

6.2           Except as may be reserved to the Owner's sole discretion in the Project Administration Agreement, Development Manager shall exercise any and all rights and responsibilities of Owner thereunder, as authorized agent of Owner.

 

6.3           Development Manager shall review the Development Budget on a periodic basis to determine that it remains an accurate reflection of the future costs and expenses through Project Final Completion.

 

6.4           Changes to Drawings and Specifications.

 

(a)           Development Manager shall evaluate all proposed changes to the Drawings and Specifications with respect to (i) the validity, necessity and cost thereof, and (ii) any implications to the overall job progress and costs, applicable Construction Contracts or engineering contracts and identify possible alternatives. Development Manager shall approve any proposed changes to the Drawings and Specifications. No work shall be commenced based on, or with respect to, any such proposed change until Development Manager has approved a change order therefor.

 

(b)           The Drawings and Specifications shall be at all times deemed the property of the Owner and the Development Manager shall not have or claim any ownership interest therein.

 

6.5           The development and construction management services to be performed by the Development Manager shall consist of the services listed below and such other services which may reasonably be inferred therefrom or from the other terms of this Agreement, including the Development Plan. Without limitation, the Development Manager shall directly or indirectly through the Project Manager oversee, manage, and coordinate the development of the Project, including, without limitation, to: (i) cause the Project to be completed in an expeditious manner, (ii) cause the General Contractor substantially to comply with and adhere to any progress schedules it, or the Project Manager, shall adopt for the Project (without limitation, the Construction Schedule); and (iii) cause the General Contractor to keep at the Project an adequate supply of workmen and materials. In connection with the foregoing, the Development Manager shall do or cause to be done the following:

 

(a)           In conjunction with the Project Manager, advise on the division of the Project into individual Construction Contracts for various categories of work (e.g., site work, building, landscaping), including the method to be used for selecting Contractors and awarding Construction Contracts. If multiple Construction Contracts are to be awarded, Development Manager shall review the Construction Contracts and make recommendations as required to provide that (1) the work of the Contractors is coordinated, (2) all requirements for the Project have been assigned to the appropriate Construction Contract, (3) the likelihood of jurisdictional disputes has been minimized, and (4) proper coordination has been provided for phased construction.

 

 

 

(b)           In conjunction with the Project Manager, develop bidders' interest in the Project, establish bidding schedules, issue, with the assistance of the Architect, bidding documents to bidders, conduct prebid conferences with prospective bidders and assist the Architect with regard to questions from bidders and the issuance of addenda.

 

(c)          In conjunction with the Project Manager, receive bids, prepare bid analyses and make recommendations to Owner as to whom to award of Construction Contracts or rejection of bids.

 

(d)          In conjunction with the Project Manager, prepare, negotiate and/or approve Construction Contracts, and determine the acceptability of subcontractors and material suppliers proposed by Contractors.

 

(e)          In conjunction with the Project Manager, as necessary, inspect the progress of the work on the Project.

 

(f)          In conjunction with the Project Manager, identify and analyze alternative courses of action for unforeseen conditions, such as shortages, work stoppages, and/or accidents or casualties, as they occur.

 

(g)          In conjunction with the Project Manager, review each Contractor's monthly payment requisitions and, if appropriate or necessary, negotiate revisions thereto with such Contractor.

 

(h)          In conjunction with the Project Manager, inspect all of the Improvements (including landscaping), approve in writing all monthly reports and punchlists prepared by Architect or an engineer for finalizing the work; supervise each Contractor to facilitate the satisfactory completion of all of the work to be done under such Contractor's Construction Contract; and procure record drawings with notation of all changes and added details.

 

(i)          In conjunction with the Project Manager, review the building start-up and initial system operation, including inspection for punchlist items, and cause the General Contractor to coordinate any modification of such systems as required.

 

(j)           In conjunction with the Project Manager, provide administrative, management, financial and related services as required to (i) coordinate and supervise the work of each Contractor with the activities and responsibilities of Architect to complete the Project in accordance with the Development Plan, and (ii) comply with the draw requests and related requirements under the Construction Loan Documents so as to enable the Owner to draw fundings of Construction Loan is accordance with Development Budget. Development Manager has the right, but not the obligation, to approve all requisitions prepared by Project Manager, provided that such approval shall not cause a delay in the processing of pay applications, before they shall be authorized on behalf of the Owner.

 

 

 

 

(k)          In conjunction with the Project Manager, review any final claims and proposed final change orders and close-out of each Construction Contract, review the final payments on each Construction Contract and ensure, in a prompt fashion to cause Owner to timely make payments under the Construction Contract, that adequate final lien waivers have been collected in the correct amount from all subcontractors and materialmen working on the job; all such payments shall be made in the manner specified in the applicable Construction Contract, but only upon receipt by Development Manager of documentation reasonably satisfactory to Development Manager; be responsible for the collection of such documentation; prepare and submit to Owner at least fifteen (15) days before the final payment of retention is due, a written report with respect to such documentation (provided, however, that Development Manager acknowledges that the final unconditional lien waiver from each Contractor shall be submitted by Project Manager concurrently with the final payment of retainage and a copy shall promptly thereafter be forwarded to Owner). Development Manager reserves the right to approve all such matters before they are finalized on behalf of the Owner, such approval not to be unreasonably withheld or delayed.

 

(1)         In conjunction with the Project Manager, maintain or cause to be maintained separate true, complete and correct books of account and records pertaining to all costs incurred by Development Manager and Project Manager in connection with development and construction of the Improvements, including, without limitation, costs advanced prior to the date of this Agreement, and any reimbursements or refinancing proceeds to or on behalf of the Owner out of the proceeds of the initial advance under the Construction Loan for the Project, which books and records the Owner shall have the right to inspect and copy at its own expense during regular business hours, at the place where they are then regularly maintained, on reasonable advance notice to the Development Manager.

 

(m)          Consult with Architect and Project Manager if a Contractor requests interpretations of the meaning and intent of the Drawings and Specifications and assist in the resolution of questions which may arise.

 

(n)          Receive certificates of insurance from (and ensure that insurance is maintained for) each Contractor and forward such certificates to Owner.

 

ARTICLE VII OMITTED

 

ARTICLE VIII REPORTS

 

8.1           Development Manager will submit or cause to be submitted to Owner written reports as necessary or appropriate, but no more frequently than monthly, which shall indicate (i) the progress of the construction of the Improvements, (ii) any proposed revisions to the Construction Schedule, the Development Budget or the Drawings and Specifications, with recommendations of action to be taken by Owner, and (iii) any other recommendations and information which Development Manager is requested by Owner to provide.

 

 

 

  

8.2           Upon Owner's reasonable advance notice, Development Manager shall make it and sufficiently knowledgeable personnel available to meet with Owner and/or its designees (telephonically or in-person) and, in advance of each such meeting, Development Manager shall provide reports in such forms as may be reasonably required by the Owner or by the Construction Lender, including reports regarding (a) the costs incurred in connection with the development, construction and equipping of the Project, on a line by line basis as itemized in the Development Budget and on a cumulative basis; (b) a comparison of costs incurred to the date of such report with the Development Budget; and (c) any recommended revision of the Development Plan, the Development Budget, the Construction Schedule, or all of them.

 

8.3           All written data and materials, including all records, contracts, receipts for deposits, unpaid bills, and other papers or documents in the possession of the Project Manager or Development Manager or their affiliates which pertain to the Project or the business or affairs of the Owner or the Project are and shall remain the property of the Owner; and

 

ARTICLE IX RESPONSIBILITIES OF THE PARTIES

 

9.1           Development Manager hereby agrees to indemnify, defend and hold Owner, and their respective members, officers, directors, employees and agents harmless from any and all loss, liability or damage, or any claim thereof, that Owner may incur or be subjected to as a result of the gross negligence or willful misconduct of Development Manager or default by Development Manager under this Agreement. Subject to the foregoing, except to the extent that any of the following could have been avoided by the diligent performance by the Development Manager of its duties hereunder, the Development Manager shall not be responsible for defaults by the General Contractor and subcontractors in performance of their respective contracts, or for defaults by the Architect and design engineers in performance of their respective contracts.

 

9.2           Development Manager shall respond to all written requests submitted by Owner, and make all necessary decisions called for in such requests as soon as practicable following receipt of such request taking into account the subject matter of such request.

 

9.3           Development Manager shall provide Owner with access to any information or documents which will reasonably assist Project Manager in meeting its obligations.

 

9.4           Development Manager reserves the right of final approval as to all material documentation relating to the Project, including, without limitation all Project Documents, all other third party contracts for the development of the Project, all change orders and any substantial change in any of the foregoing. Notwithstanding the foregoing, material documentation shall not include equipment leases, temporary staging agreements and other similar documents in the ordinary course of developing the Project, none of which by the terms thereof will continue in effect after Project Final Completion without the prior review and approval of Development Manager.

 

9.5           Development Manager shall notify Owner of all material meetings concerning the development of the Project, including meetings with subcontractors regarding material disputes, meetings with consultants and other third parties regarding the Project, and all regularly scheduled project meetings with the General Contractor, provided, however, it is not intended that Development Manager notify Owner of day-to-day meetings involving only its employees and the General Contractor (and subcontractors) if no material dispute is involved).

 

 

 

  

ARTICLE X FEES

 

10.1           Development Manager and Owner shall comply with the terms of Section 10 of the Project Administration Agreement, and Owner shall pay the fees set forth in Section 10 of the Project Administration Agreement as and when required thereby; provided, however , in the event Owner shall pay to Project Manager any fees due to Project Manager under the Project Administration Agreement, which fees are the obligation of Development Manager under the Project Administration Agreement, Owner shall receive a credit in the amount of such fees paid to Project Manager against any compensation due to Development Manager, if any.

 

ARTICLE XI

TERM

 

The term of this Agreement shall commence on the date hereof and shall terminate at such time as (i) Project Final Completion has been achieved and Development Manager has performed its obligations hereunder, or (ii) if prior thereto, Development Manager receives a written notice from Owner to the effect that Owner is abandoning the Project, (iii) the date upon which Owner dissolves, or (iv) the Agreement is terminated pursuant to Article XII hereof

 

ARTICLE XII

DEFAULT AND TERMINATION

 

12.1         It shall be an event of default hereunder if either party fails to perform any of its obligations under this Agreement, and such failure to perform continues for a period of twenty (20) days after written notice of such failure to the defaulting party from the other party hereto; provided, however, that, unless the breach is by its nature not susceptible to cure, if the default cannot be cured within twenty (20) days and the defaulting party commences a cure within such twenty (20) day period and thereafter diligently pursues such cure, the cure period shall extend for not more than an additional 60 day period of time necessary to effect such cure.

 

12.2         Upon the occurrence of an event of default by Owner, Development Manager shall have the right to terminate this Agreement, by giving written notice to Owner.

 

12.3         Upon the occurrence of an event of default by Development Manager, Owner shall have the right to terminate this Agreement, by giving written notice to Development Manager.

 

12.4         In addition to all other requirements of Development Manager hereunder, upon the expiration of the term of this Agreement, whether by completion of the Project or any earlier termination, Development Manager shall deliver to Owner the original of all materials relating to the Project prepared pursuant to this Agreement or any of the Project Documents and/or other materials prepared with respect to the Project which are in the possession of Development Manager.

 

 

 

  

12.5            Owner hereby indemnifies Development Manager for any costs or expenses incurred by Development Manager under the Project Administration Agreement that exceed the amounts due to Development Manager hereunder.

 

ARTICLE XIII

SUCCESSORS AND ASSIGNS

 

The provisions of this Agreement shall be binding upon, and inure to the benefit of, Development Manager and Owner and their respective successors, assigns, and legal representatives. Notwithstanding anything to contrary contained herein and subject to the prior approval and general oversight of Owner, Development Manager shall be entitled to assign some or all of its rights and obligations provided pursuant to the terms and conditions of this Agreement.

 

ARTICLE XIV

INSURANCE

 

14.1         At Owner's expense, Development Manager shall, or shall cause Project Manager to, place and maintain in force insurance at Owner's expense in accordance with the requirements of the Project Administration Agreement.

 

14.2         The Development Manager shall place and maintain Builder's Risk Property insurance covering the Project as a project expense.

 

ARTICLE XV

MISCELLANEOUS

 

15.1         This Agreement and any Exhibits attached hereto represents the entire and integrated agreement between Development Manager and Owner with respect to the development of the Project and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be amended only by written instrument signed by both Development Manager and Owner. The Development Manager shall have no right or interest in the Project, nor any claim of lien with respect thereto arising out of this Agreement or the performance of its services or the services of any Affiliate (as hereinafter defined).

 

15.2         In performing its services hereunder, the Development Manager is and shall be, for federal tax purposes, an independent contractor and not an employee or agent of the Owner and the Development Manager is and shall be authorized to act as the agent of the Owner solely to the extent required to perform the services and obligations set forth in this Agreement.

 

15.3         Development Manager shall use or cause to be used commercially reasonable efforts to ensure that construction of the Project is effected in compliance with all relevant provisions of the Construction Loan Documents.

 

 

 

 

15.4         The Development Manager and Owner hereby agree that this Agreement and any and all liens, rights (including the right to receive any and all fees) and interests ( whether choate or inchoate) owed, claimed or held by either such party in and to the Project or the rent and revenue generated therefrom, are and shall be in all respects subordinate and inferior to the liens and security interests created or to be created for the benefit of the Construction Lender under the Construction Loan Documents.

 

15.5         Whether or not expressly required by the other provisions hereof, no approval by Owner shall be effective unless contained in a writing signed by its Representative.

 

15.6         Nothing contained herein shall be deemed to create any contractual relationship between Development Manager and any of the Contractors, subcontractors, material suppliers, or consultants on the Project; nor shall anything contained herein be deemed to give any third party any claim or right of action against Project Manager which does not otherwise exist without regard to this Agreement.

 

15.7         This Agreement shall be governed under the laws of the State of New York.

 

15.8         Time is of the essence with respect to all matters set forth herein.

 

15.9         Any obligation or liability whatsoever of either party hereto which may arise at any time under this Agreement or any obligation or liability which may be incurred by it pursuant to any other instrument, transaction or undertaking contemplated hereby shall be satisfied, if at all, only out of the assets of such party. No such obligation or liability shall be personally binding upon, nor shall resort for the enforcement thereof be had to, the property of any of such party's shareholders, trustees, officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort or otherwise.

 

ARTICLE XVI

NOTICES

 

16.1          All notices, requests, demands, and other communications required or permitted to be given under this instrument shall be in writing and shall be conclusively deemed to have been duly given or delivered, as the case may be, (i) when hand delivered or sent by facsimile (if confirmation of receipt has been received) to the addressee; (ii) upon transmission when sent in "PDF" format by electronic mail; (iii) three (3) business days after having been sent by certified mail, postage prepaid return receipt requested; or (iv) one (1) business day after having been deposited, properly addressed and prepaid for guaranteed next-business-day delivery, with a nationally-recognized overnight courier service. All such notices, requests, or demands shall be addressed as set forth below, or to such other address as a party may from time to time designate by notice given to the other party(ies).

 

 

 

 

If to Owner: [OWNER]
  c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9th floor
  New York, New York 10019
  Attn:  R. Ramin Kamfar and James Babb
Facsimile: (212) 278-4220
  Email:
   
With Copy to: Michael Konig, Esq.
  c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9th floor
  New York, New York 10019
Facsimile: (212) 278-4220
Email:
   
If to Development  
Manager: [DEVELOPMENT MANAGER]
  c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9th floor
  New York, New York 10019
  Attn:  R. Ramin Kamfar and James Babb
Facsimile: (212) 278-4220
  Email:
   
With Copy to: Michael Konig, Esq.
  c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9th floor
  New York, New York 10019
Facsimile: (212) 278-4220
Email:

 

Any time period following notice shall commence on the date of such delivery. Rejection or other refusal to accept or inability to deliver because of change of address as to which no notice has been given shall constitute receipt of any such notice, demand or request.

 

 

 

 

IN WITNESS WHEREOF, the parties hereby have executed this Agreement as of the day and year first set forth above.

 

  DEVELOPMENT MANAGER:
       
  BRG Domain Phase 1 Development Manager, LLC, a Delaware limited liability company
       
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorize Signatory
       
  OWNER:
       
  BR - ArchCo Domain Phase 1, LLC, a Delaware limited liability company ("Owner")
       
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorize Signatory

 

 

 

 

EXHIBIT A
PROPERTY DESCRIPTION

 

BEING a tract ofland situated in the DANIEL CRIST SURVEY, ABSTRACT NO. 226, City of Garland, Dallas County, Texas and being part of that tract of land conveyed to RCM Firewheel, LLC, according to the document filed of record in Document Number 201200376857, Deed Records, Dallas County, Texas and being more particularly described as follows:

 

BEGINNING at a point for comer from which a 1 inch iron pipe found bears South 49° 15' 32" West, 0.22 feet, for the intersection of the southwest line of Bunker Hill Road, a variable width right-of-way, with the northwest line of Old Miles Road, a variable width right-of-way;

 

THENCE Continuing with said northwest line, the following three (3) courses and distances:

 

South 46° 11' 57" West, a distance of 276.09 feet to a point for comer from which a 5/8 inch iron rod with a red plastic cap bears South 89° 33' 56" West, 0.24 feet;

 

South 42° 12' 35" West, a distance of 385.91 feet to a point for comer from which a 5/8 inch iron rod with a red plastic cap found bears North 51° 55' 29" West, 0.39 feet, said being at the beginning of a curve to the left having a central angle of 18° 57' 47", a radius of 530.00 feet and a chord bearing and distance of South 34° 50' 33" West, 174.61;

 

With said curve to the left, an arc distance of 175.41 feet to a 1/2 inch iron rod with a red plastic cap found for the intersection of said northwest line with the north line of President George Bush Turnpike, a variable width right-of-way;

 

THENCE Leaving said northwest line, and with said north line, the following courses and distances:

 

South 79° 44' 25" West, a distance of 445.23 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA" set for corner;

 

North 10° 15' 36" West, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA" set for corner;

 

South 79° 44' 14" West, a distance of 590.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA" found for corner;

 

South 10° 15' 47" East, a distance of 15.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA" found for corner;

 

South 79° 43' 52" West, a distance of 213.62 feet to a 112 inch iron rod with a yellow plastic cap stamped "DAA" set in the southeast line of a tract of land conveyed to Carol Swanzy, according to the document filed of record in Document Number 200419014254, Deed Records, Dallas County, Texas;

 

 

 

 

THENCE North 43° 18' 50" East, leaving the above mentioned north line and with the common line of the above mentioned RCM Firewheel, LLC tract and said Swanzy tract, a distance of 279.94 feet to a point for corner from which a 5/8 inch iron rod found bears North 71° 57' 58" West, 0.21 feet;

 

THENCE North 32° 11' 10" West, with said common line, a distance of 148.78 feet to a point for comer in creek;

 

THENCE South 43° 18' 11" West, continuing with said common line, a distance of 486.11 feet to a point for comer in the north line of the above mentioned President George Bush Turnpike, from which a 1/2 inch iron rod with a yellow plastic cap stamped "DAA'' found bears North 10° 38' 57" East, 0.20 feet;

 

THENCE South 80° 03' 57" West, with said north line, a distance of 65.85 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA'' set for comer;

 

THENCE North 42° 12' 48" East, leaving said north line, over and across the above mentioned RCM Firewheel, LLC tract, a distance of 2,066.88 feet to a "X" set in the southwest line of the above mentioned Bunker Hill Road, said being at the beginning of a non-tangent curve to the right having a central angle of 06° 35' 39", a radius of 755.00 feet and a chord bearing and distance of South 49° 21' 45" East, 86.85 feet;

 

THENCE With said southwest line, the following courses and distances:

 

With said curve to the right, an arc distance of 86.89 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA'' found for comer;

 

South 46° 03' 56" East, a distance of 333.56 feet to the beginning of a curve to the left having a central angle of 01° 55' 43", a radius of 845.00 feet and a chord bearing and distance of South 47° 01' 46" East, a distance of 28.44 feet;

 

With said curve to the left, an arc distance of 28.44 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA'' found for comer;

 

South 45° 57' 50" East, a distance of 496.60 feet to the POINT OF BEGINNING and containing 30.038 acres of land, more or less.

 

 

 

Exhibit 10.298

 

EXECUTION COPY

 

AMENDED AND RESTATED OPERATING AGREEMENT

OF BR/CDP CB VENTURE, LLC

 

THIS AMENDED AND RESTATED OPERATING AGREEMENT (this “Agreement”) is executed this 16 th day of December, 2015, with an effective date of May 29, 2015, by and between CB DEVELOPER, LLC, a Georgia limited liability company (the “Catalyst Member”) and BR CHESHIRE MEMBER, LLC, a Delaware limited liability company (the “BR Member”).

 

BACKGROUND INFORMATION :

 

A.           BR/CDP CB VENTURE, LLC (the “Company”) was formed effective as of the 1st day of April, 2015 by the filing of its Certificate of Formation with the Secretary of State of Delaware.

 

B.           The Catalyst Member and BR Member previously executed an Operating Agreement for the Company dated May 29, 2015 (the “Original Operating Agreement”);

 

C.           The Company was, at the time the Original Operating Agreement was executed, both the sole member of CB Owner, LLC, a Delaware limited liability company (the “Borrower”) and a beneficiary of the Trust (as defined below) and the Borrower was the trustee under that certain BR/CDP Trust Agreement dated May 29, 2015 (as amended from time to time, the “Trust Agreement”);

 

D.           The Borrower has held legal title to the Property (as defined below) as trustee under the Trust Agreement for the benefit of the Company, Commander Habersham, LLC and Duke of Lexington, LLC, each an Ohio limited liability company (the “Brown Co-Tenants”), as beneficiaries under the Trust Agreement and as tenants-in-common pursuant to (x) the Trust Agreement and (y) that certain Tenancy In Common Agreement and that certain TIC Management Agreement, in each case dated May 29, 2015 (collectively, as amended from time to time, the “TIC Agreement”);

 

E.           In connection with, and concurrent with, the borrowing of the Loan (as defined below) by Borrower, the ownership of the Property is being restructured such that the Borrower will acquire title to the Property directly on its own behalf (rather than as trustee under the Trust Agreement), the membership interests in Borrower will be transferred from the Company to the Trust, and the Company will become the manager of the Borrower;

 

F.           The Catalyst Member and the BR Member desire to enter into this Amended and Restated Operating Agreement to reflect the current business arrangement among the Members and to supersede, in its entirety, the Original Operating Agreement.

 

NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the undersigned hereby agree as follows:

 

 

 

 

ARTICLE 1.
DEFINITIONS

 

In addition to terms defined in the body of this Agreement, the following terms used in this Operating Agreement shall have the following meanings (unless otherwise expressly provided herein);

 

“Act” means the Delaware Limited Liability Company Act, as amended from time to time.

 

“Additional Member.” A member other than an Initial Member, who has acquired a Membership Interest from the Company.

 

“Additional Capital Contributions.” With respect to each Member, all additional Capital Contributions made by such Member in excess of their Initial Capital Contribution amounts, including for the funding of Shortfalls but not on account of Section 8.04(a) Advances.

 

“Additional Contribution Priority Return.” An amount accruing at the rate of ten percent (10%) per annum on a Member’s unreturned Additional Capital Contributions. The Additional Contribution Priority Return shall be compounded monthly, calculated on a cumulative basis.

 

“Adjusted Capital Account Deficit.” The deficit balance, if any, in the Member’s Capital Account as of the end of the relevant taxable year, after giving effect to the following adjustments: (a) the deficit shall be decreased by the amounts which the Member is deemed obligated to restore pursuant to Regulation Section 1.704-1(b)(2)(ii)(c); and (b) the deficit shall be increased by the items described in Regulation Section 1.704-1(b)(2)(ii)(d)(4), (5), and (6).

 

“Affiliate.” (i) In the case of an individual, any relative of such Person, (ii) any officer, director, trustee, partner, manager, employee or holder of ten percent (10%) or more of any class of the voting securities of or equity interest in such Person; (iii) any corporation, partnership, limited liability company, trust or other entity controlling, controlled by or under common control with such Person; or (iv) any officer, director, trustee, partner, manager, employee or holder of ten percent (10%) or more of the outstanding voting securities of any corporation, partnership, limited liability company, trust or other entity controlling, controlled by or under common control with such Person.

 

“Available Cash.” The cash funds of the Company on hand as of a particular time after payment of all current operating expenses of the Company as of such time, less any Reserve(s) approved in accordance with this Agreement in order to provide for the payment of the Company’s and Borrower’s outstanding and unpaid obligations or for any other lawful purpose.

 

“Bankruptcy.” The filing by a Person of a voluntary petition or otherwise initiating proceedings (a) to have the Person adjudicated insolvent; (b) seeking an order for relief of the Person as debtor under the United States Bankruptcy Code; (c) file any petition seeking any composition, reorganization, readjustment, liquidation, dissolution, or similar relief under the present or any future federal bankruptcy laws or any other present or future applicable federal, state, or other statute or law relative to bankruptcy, insolvency, or other relief for debtors with respect to the Person; (d) or seek the appointment of any trustee, receiver, conservator, assignee, sequestrator, custodian, liquidator (or other similar official) of the Person, or of all or any substantial part of its property, or make any general assignment for the benefit of creditors of the Person.

 

  2  
 

 

“BR Section 8.04(a) Advance” shall have the meaning ascribed in Section 8.04(a).

 

“Capital Account.” A capital account maintained in accordance with the rules contained in Treas. Reg. Section 1.704-1(b)(2) as maintained in accordance with applicable rules under the Code and as set forth in Treas. Reg. Section 1-704-1(b)(2)(4) as amended from time to time.

 

“Capital Contribution.” The total amount of cash and the Gross Asset Value of any property contributed or agreed to be contributed to the Company by each Member pursuant to the terms of this Agreement (or previously contributed under the Original Operating Agreement) (minus any liabilities that the Company assumes or takes subject to).

 

“Capital Proceeds” means (a) the Company’s share of the net proceeds of a Capital Transaction after (i) payment of all expenses associated with the Capital Transaction, (ii) repayment of all secured and unsecured Company debts (other than an obligation incurred in order to effect a refinancing which is the applicable Capital Transaction) required to be paid in connection with such Capital Transaction or that the Managers determine should be paid in connection with such Capital Transaction, and (iii) such amounts retained as Reserves and (b) any amounts included in Reserves derived from Capital Contributions and/or Capital Transactions which the Managers reasonably determine to distribute.

 

“Capital Transaction” means (i) a transaction pursuant to which the indebtedness secured by the Project is fully financed or refinanced by the Borrower; (ii) a sale, condemnation, exchange or casualty not followed by reconstruction, or other disposition, whether by foreclosure or otherwise, of the Project or any part thereof by the Borrower; or (iii) an insurance recovery or any other transaction with respect to the Borrower which, in accordance with generally accepted accounting principles, is considered capital in nature.

 

“Catalyst Change of Control” shall be deemed to have occurred if any two of the four Principals should cease to maintain an ownership interest in and cease to be actively involved as principals of Catalyst Development Partners II, LLC.

 

“Catalyst Section 8.04(a) Advance” shall have the meaning ascribed in Section 8.04(a).

 

“Certificate of Formation.” The certificate of formation of the Company filed with the Delaware Secretary of State as required by the Act, as such certificate of formation may be amended or amended and restated from time to time.

 

“Co-Tenants.” Collectively, the Company and the Brown Co-Tenants.

 

“Code.” The Internal Revenue Code of 1986, as amended from time to time.

 

“Cost Savings” means the amount by which the total costs of developing and constructing the Project are less than the Total Project Budget.

 

  3  
 

 

“Cost-Sharing Agreement.” That certain Agreement Regarding Pre-Development Costs & Purchase and Sale Contract by and between Catalyst Development Partners II, LLC, an affiliate of the BR Member, and Bluerock Real Estate, L.L.C., an Affiliate of BR Member, dated March 20, 2015.

 

“Debt Service” means, for any period, scheduled principal, interest and other required payments (including any required loan rebalancing payments, except to the extent that such loan rebalancing is required by the Lender as a result of a Hard Cost Overrun or Soft Cost Overrun) owing on any Loan of the Company or the Borrower. Debt Service as used in this Agreement shall not mean any principal amounts due under the Loan at maturity or as a result of an acceleration after a default thereunder.

 

“Debt Service Shortfall” means for any period, the amount by which (i) the Company’s share of Debt Service exceeds (ii) the sum of (a) Available Cash for such period and (b) the Company’s share of amounts released from Reserves (including Reserves under the applicable Loan, as hereinafter defined, or any subsequent loan) during such period for payment of Debt Service.

 

“Default Action” is as defined in Section 6.06.

 

“Depreciation” means, for each fiscal year or other period, an amount equal to the depreciation, amortization and other cost recovery deductions allowable with respect to an asset for such fiscal year or other period, except that if the Gross Asset Value of an asset differs from its adjusted basis for federal income tax purposes at the beginning of such fiscal year or other period, Depreciation shall be an amount which bears the same ratio to such beginning Gross Asset Value as the federal income tax depreciation, amortization and other cost recovery deductions for such fiscal year or other period bears to such beginning adjusted tax basis; provided, however , if the adjusted basis for federal income tax purposes of an asset at the beginning of such fiscal year or other period is zero, Depreciation shall be determined with reference to such beginning Gross Asset Value using any reasonable method selected by the Managers.

 

“Developer.” CDP Developer I, LLC, a Georgia limited liability company.

 

“Development Agreement.” That certain Amended and Restated Development Agreement between the Borrower and Developer with an effective dated of May 29, 2015, as the same may be amended from time to time.

 

“Discretionary Changes” means any modifications or changes that the Members agree to make to the Plans or the Project (and any applicable corresponding changes to the Total Project Budget) that (i) are not required to complete the construction of the Project as originally contemplated by the Plans and (ii) are not necessitated by design or construction deficiencies in or government-mandated revisions of the Plans or the Project. Discretionary Changes include, for example, upgrades/downgrades of interior or exterior finishes, additional/fewer Project amenities, and increases/decreases in square footage.

 

“Distributions.” The distributions payable (or deemed payable) to a Member.

 

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“Economic Interest.” A Member’s or Economic Interest Owner’s share of one or more of the Company’s Profits, Losses and distributions of the Company’s assets pursuant to this Operating Agreement and the Act, but shall not include any right to vote on, consent to or otherwise participate in any decision of the Members or Managers.

 

“Economic Interest Owner.” The owner of an Economic Interest who is not a Member.

 

“Entity.” Any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative or association or any foreign trust or foreign business organization.

 

“Fiscal Year.” The Company’s fiscal year, which shall be the calendar year.

 

“Force Majeure Event” shall mean acts of God, war, riots, civil insurrections, hurricanes, tornados, floods, earthquakes, epidemics or plagues, acts or campaigns of terrorism or sabotage, interruptions to domestic or international transportation, trade restrictions, delays caused by any governmental or quasi-governmental entity, shortages of materials, natural resources or labor, labor strikes, governmental prohibitions or regulations including administrative delays in obtaining building permits, inability to obtain materials, or any other cause beyond the reasonable control of the Members.

 

“Foreign Corrupt Practices Act” shall mean the Foreign Corrupt Practices Act of the United States, 15 U.S.C. Sections 78a, 78m, 78dd-1, 78dd-2, 78dd-3, and 78ff, as amended, if applicable, or any similar law of the jurisdiction where the Property is located or where the Company or any of its Subsidiaries transacts business or any other jurisdiction, if applicable.

 

“Gross Asset Value.” With respect to any asset, the asset’s adjusted basis for federal income tax purposes, except as follows:

 

(a)          The initial Gross Asset Value of any asset contributed by a Member to the Company shall be the gross fair market value of such asset on the date of the contribution, as agreed to and set forth in Exhibit A and, otherwise, as determined by the Managers;

 

(b)          The Gross Asset Values of all Company assets shall be adjusted to equal their respective gross fair market values in accordance with Regulations Section 1.704-1(b)(2)(iv)(g) (taking Code Section 7701(g) into account), as determined by agreement of the Managers, as of the following times: (1) the acquisition of an additional Membership Interest by any new or existing Member in exchange for more than a de minimis Capital Contribution; (2) the distribution by the Company to a Member of more than a de minimis amount of property as consideration for a Membership Interest; (3) the grant of a Membership Interest in the Company (other than a de minimis interest) as consideration for the provision of services to or for the benefit of the Company by a new or existing Member acting in a Member capacity or in anticipation of being a Member; provided, however, that an adjustment pursuant to clauses (1), (2) and (3) shall be made only if the Managers reasonably determine that such adjustment is necessary or appropriate to reflect the relative economic interests of the Members in the Company; and (4) the liquidation of the Company within the meaning of Regulations Section 1.704-1(b)(2)(ii)( g );

 

  5  
 

 

(c)          The Gross Asset Value of any Company asset distributed to any Member (taking Code Section 7701(g) into account) shall be adjusted to equal the gross fair market value of such asset on the date of distribution as reasonably determined by the Managers; and

 

(d)          The Gross Asset Values of Company assets shall be increased (or decreased) to reflect any adjustments to the adjusted basis of such assets pursuant to Code Section 732(d), 734(b) or 743(b), but only to the extent that the adjustment is taken into account in determining Capital Accounts pursuant to Regulations Section 1.704-1(b)(2)(iv)( m ), provided that Gross Asset Values will not be adjusted under this paragraph (d) to the extent that the Managers determine that an adjustment under paragraph (b) above is necessary or appropriate in connection with a transaction that would otherwise result in an adjustment under this paragraph (d).

 

(e)          If the Gross Asset Value of an asset has been determined or adjusted pursuant to paragraph (a), (b) (c) or (d) hereof, such Gross Asset Value shall thereafter be adjusted by the Depreciation taken into account with respect to such asset for purposes of computing Profits and Losses.

 

(f)          In all other cases, Gross Asset Value of any Company asset means the adjusted basis of such asset for federal income tax purposes.

 

“Hard Costs” means all items under the category heading “Hard Cost” in the Total Project Budget. Notwithstanding the foregoing, in no event shall costs relating to Force Majeure Events, taxes, insurance premiums, Debt Service, Discretionary Changes and/or post-completion operating deficits of the Company or Borrower constitute Hard Costs.

 

“Hard Cost Overrun” means, from time to time, the amount by which the aggregate Hard Costs incurred in connection with the development and construction of the Project as of the date of measurement exceed the portion of the Total Project Budget allocated to Hard Costs, including the available Hard Cost contingency in the Total Project Budget. Hard Cost Overruns include, without duplication, loan rebalancing payments required by a Lender in connection with the Loan, but only to the extent that such loan rebalancing payments are required by the Lender as a result of an actual or projected Hard Cost Overrun. Hard Cost Overruns also include overruns resulting from Non-Discretionary Changes but not overruns resulting from Discretionary Changes.

 

“Initial Capital Contribution.” The initial contribution to the capital of the Company made by a Member pursuant to this Operating Agreement or the Original Operating Agreement, as the case may be. The Initial Capital Contributions of the Initial Members previously made under the Original Operating Agreement are included in the figures set forth on Exhibit A .

 

“Initial Members.” Those persons identified on Exhibit A attached hereto and made a part hereof by this reference, who have executed this Agreement.

 

“Internal Rate of Return” and “IRR.” As of any date, the internal rate of return on the IRR-Included Capital Contributions of a Member to such date (including, if applicable, giving credit for the 3:1 multiplier on the Member’s Additional Capital Contributions as may occur under Section 8.04(e) below), calculated to be that discount rate (expressed on a percentage basis) which, when divided by twelve (12), compounded monthly and applied to such IRR-Included Capital Contributions and the corresponding Distributions with respect thereto, causes the net present value, as of such date, of such Distributions and IRR-Included Capital Contributions to equal zero. For this purpose, Capital Contributions and Distributions shall be assumed to have occurred as of the first of the month nearest the actual date such Capital Contribution or Distribution is made. The formula used to calculate IRR shall be: (1+monthly IRR) ^ 12-1.

 

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“IRR-Included Capital Contributions.” A Member's Initial Capital Contributions and any Additional Capital Contributions that are made solely as a result of a change in the Total Project Budget occurring on or prior to the date of execution of the GMP Contract. For purposes of the waterfall in Section 9.01(e), any such Additional Capital Contributions made solely as a result of a change in the Total Project Budget occurring on or prior to the date of execution of the GMP Contract shall be (1) repaid as Additional Capital Contributions as provided in Sections 9.01(a) through (d), but (2) for purposes of determining whether the hurdles under Section 9.01(e) have been achieved, shall be included in the calculations required thereunder.

 

“Lender.” The PrivateBank and Trust Company (as lender and administrative agent) and all additional lenders that make the Loan to Borrower.

 

“Loan.” The construction loan to be obtained by Borrower for the development of the Project from Lender in the approximate loan amount of $38,130,000.

 

“Loan Documents.” The loan documents evidencing and securing the Loan.

 

“Managers.” The BR Member and the Catalyst Member, or any other Person(s) that succeed such Persons in their capacities as Managers.

 

“Member.” Each of the parties who executes a counterpart of this Operating Agreement as a Member and each of the parties who may hereafter become Members. To the extent a Manager has purchased a Membership Interest in the Company, he will have all the rights of a Member with respect to such Membership Interest, and the term “Member” as used herein shall include a Manager to the extent he has purchased such Membership Interest in the Company. If a Person is a Member immediately prior to the purchase or other acquisition by such Person of an Economic Interest, such Person shall have all the rights of a Member with respect to such purchased or otherwise acquired Membership Interest or Economic Interest, as the case may be. The initial Ownership Percentages associated with the Membership Interests of the Members are set forth on Exhibit A attached hereto and incorporated herein by reference.

 

“Membership Interest.” A Member’s entire interest in the Company including such Member’s Economic Interest and the right to participate in the management of the business and affairs of the Company, including the right to vote on, consent to, or otherwise participate in any decision or action of or by the Members granted pursuant to the Original Operating Agreement, this Operating Agreement or the Act.

 

“Minimum Gain.” The same meaning set forth in Regulation Section 1.704-2(d). Minimum Gain shall be computed separately for each Member in a manner consistent with the Regulations under Code Section 704(b).

 

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“Net Cash Flow” means, for any period, the total annual cash gross receipts of the Company during such period derived from Company’s co-tenancy interest in the Project and any and all sources, other than Capital Contributions or as a result of a Capital Transaction during such period, together with any amounts included in Reserves (other than Reserve amounts derived from Capital Contributions or Capital Transactions) or working capital from prior periods which the Managers reasonably determine to distribute, less (i) the Company’s share of Debt Service, (ii) the Operating Expenses of the Company paid during such period, and (iii) any increases or replacements in Company Reserves (other than from Capital Contributions or Net Cash from a Capital Transaction) during such period.

 

“Non-Development Cost Overrun” shall mean the Company’s share of any cost overruns with respect to the Project which are attributable to Force Majeure Events, taxes, insurance premiums, Debt Service, Discretionary Changes and/or post-completion operating deficits.

 

“Non-Discretionary Changes” means any modifications or changes that the Members are required to make (or have since the date of the Original Operating Agreement been required to make) to the Plans or to the Project (other than Discretionary Changes). Non-Discretionary Changes include, for example, changes to the Plans or the constructed portions of the Project to correct design or construction deficiencies or to implement government-mandated revisions, or general contractor claims under the GMP Contract for increased compensation in excess of the original “Contract Sum” (or similar term, as defined in the Construction Contract) for errors or inconsistencies in the Plans, concealed conditions, delays or other reasons (other than Discretionary Changes).

 

“Nonrecourse Deductions.” The same meaning set forth in Regulation Section 1.704-2(b)(1). The amount of Nonrecourse Deductions for a taxable year of the Company equals the net increase, if any, in the amount of Minimum Gain during that taxable year, determined according to the provisions of Regulation Section 1.704-2(c).

 

“Operating Agreement.” This Operating Agreement as originally executed and as amended from time to time, also referred to herein as the “Agreement,” from time to time.

 

“Operating Expenses” for the purposes herein, means the Company’s share of all cash expenditures made by the Borrower in connection with owning and operating the Project or otherwise conducting its business; provided, that, notwithstanding the foregoing, Operating Expenses shall not include any cash or capital expenditures expended out of established and accumulated cash Reserves of the Company or Borrower used for the particular purpose for which such Reserves were established or not otherwise allocated for specific purposes

 

“Ownership Percentage.” Subject to adjustment pursuant to other provisions of this Agreement, the initial Ownership Percentage of each Member is as described on Exhibit A.

 

“Person.” Any individual or Entity, and the heirs, executors, administrators, legal representatives, successors, and assigns of such “Person” where the context so permits.

 

“Principals” means Robert Meyer, Mark Mechlowitz, Jorge Sardinas and Robert Fishel.

 

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“Profits or Losses” means, for each Fiscal Year or other period, an amount equal to the Company’s taxable loss or income, respectively, for such year or period, determined in accordance with Section 703(a) of the Code (and for this purpose, all items of income, gain, loss, or reduction required to be stated separately pursuant to Section 703(a)(1) of the Code shall be included in taxable income or loss), with the following adjustments:

 

(a)          Any income of the Company that is exempt from federal income tax and not otherwise taken into account in computing Profits or Losses shall be added to such taxable income or loss;

 

(b)          Any expenditures of the Company described in Section 705(a)(2)(B) of the Code or treated as Section 705(a)(2)(B) expenditures pursuant to Regulation Section 1.704-1(b)(2)(iv)(i), and not otherwise taken into account in computing Profits or Losses shall be subtracted from such taxable income or loss;

 

(c)          In the event the Gross Asset Value of any Company asset is adjusted pursuant to paragraph (b) or (c) of the definition thereof, the amount of such adjustment shall be taken into account as gain or loss from the disposition of such asset for purposes of computing Profits or Losses;

 

(d)          Gain or loss resulting from any disposition of Company property with respect to which gain or loss is recognized for federal income tax purposes shall be computed by reference to the Gross Asset Value of the property disposed of notwithstanding that the adjusted tax basis of such property differs from its Gross Asset Value;

 

(e)          In lieu of the depreciation, amortization, and other cost recovery deductions taken into account in computing such taxable income or loss, there shall be taken into account Depreciation for the Fiscal Year or other period;

 

(f)          To the extent an adjustment to the tax basis of any Company asset pursuant to Code Section 734(b) is required pursuant to Treasury Regulation §1.704-1(b)(2)(iv)(m)(4) to be taken into account in determining Capital Accounts as a result of a distribution other than a complete liquidation of Member’s interest in the Company, the amount of such adjustment shall be treated as an item of gain (if the adjustment increases the basis of the asset) or loss (if the adjustment decreases the basis of the asset) from the disposition of the asset and shall be taken into account for purposes of computing Profits or Losses; and

 

(g)          Any items which are specially allocated pursuant to Article 10 hereof shall not be taken into account in computing Profits or Losses but shall be determined by applying rules analogous to those set forth in paragraphs (a) through (d) of this definition.

 

If the profit or loss for such Fiscal Year or other period, as adjusted in the manner provided herein, is a positive amount, such amount shall be the Profits for such Fiscal Year or other period; and if negative, such amount shall be the Losses for such Fiscal Year or other period.

 

“Project.” An approximately 285-unit Class A rental apartment complex to be constructed upon the Property.

 

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“Project Completion” means completion of construction of the Project and issuance of a Final Certificate of Occupancy and less than $100,000 of punchlist items.

 

“Project Stabilization” means completion of construction of the Project and the Project is at least 90% leased up by third party tenants.

 

“Property.” That certain property located in Atlanta, Georgia which is more particularly described in Exhibit B attached hereto and incorporated herein upon which the Borrower intends to develop the Project.

 

“REIT” shall mean a real estate investment trust as defined in Code Section 856.

 

“REIT Member” shall mean any Member, if such Member is a REIT or a direct or indirect subsidiary of a REIT.

 

“REIT Requirements” shall mean the requirements for qualifying as a REIT under the Code and Regulations.

 

“Reserves.” With respect to any fiscal period, funds set aside or amounts allocated to reserves for the Company’s co-tenancy interest in the Project during such period which shall be maintained in amounts deemed sufficient by the Catalyst Member for working capital, capital expenditures, repairs, replacements and anticipated expenditures for paying taxes, insurance, Debt Service or other costs or expenses incident to the ownership or operation of the Company’s business; provided that, BR Member shall have the right to reasonably approve the amount of any such Reserves.

 

“Section 8.04(a) Advance” shall have the meaning ascribed in Section 8.04(a).

 

“Soft Cost(s)” means all items under the category heading “Soft Cost” in the Total Project Budget. Soft Costs include, without limitation, interest reserve, architectural and engineering fees, and legal fees incurred by the Company. Notwithstanding the foregoing, in no event shall costs relating to Force Majeure Events, taxes, insurance premiums, Debt Service after Project Completion, Discretionary Changes and/or post-Project Completion operating deficits of the Company or Borrower constitute Soft Costs.

 

“Soft Cost Overrun” means, from time to time, the amount by which the aggregate Soft Costs incurred in connection with the development and construction of the Project as of the date of measurement exceed the portion of the Total Project Budget allocated to Soft Costs, including the available Soft Cost contingency in the Total Project Budget. Soft Cost Overruns include, without duplication, loan rebalancing payments required by the Lender in connection with the Loan, but only to the extent that such loan rebalancing payments are required by the Lender as a result of an actual or projected Soft Cost Overrun. Soft Cost Overruns includes overruns resulting from Non-Discretionary Changes but excludes overruns resulting from Discretionary Changes.

 

“Standard Market Financing” means non-recourse mortgage financing on commercially reasonable terms in an amount not to exceed 80% of the Project value and at an interest rate not to exceed the then-current yield on the 10-year Treasury Bond plus 350 basis points.

 

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“Total Project Budget.” The final budget annexed hereto as Exhibit C , as updated from time to time hereafter by the mutual consent of all of the Members and as approved by the Lender. For the avoidance of doubt, the Total Project Budget refers to the Borrower-level budget, inclusive of capital contributions required from the Company and the Brown Co-Tenants. The budget attached hereto supersedes the budget attached to the Original Operating Agreement.

 

“Transferring Member.” A Member or Economic Interest Owner who sells, assigns, pledges, hypothecates or otherwise transfers for consideration or gratuitously all or any portion of its Membership Interest or Economic Interest.

 

“Treasury Regulations” or “Regulations.” The Federal Income Tax Regulations, including any temporary regulations, promulgated under the Code, as such regulations may be amended from time to time (including corresponding provisions of succeeding regulations).

 

“Trust” shall mean the Trust created by the Trust Agreement, as from time to time modified and amended, in which the Company is, together with the other Co-Tenants, a beneficiary.

 

ARTICLE 2.

FORMATION OF COMPANY

 

2.01          Formation . On April 1, 2015, the Company was formed as a Delaware limited liability company by executing and delivering the Certificate of Formation to the Secretary of State of Delaware in accordance with the provisions of the Act.

 

2.02          Name . The name of the Company is BR-CDP CB Venture, LLC. The Company may do business under that name and under any other name or names the Members select. If the Company does business under a name other than that set forth in its Certificate of Formation, then the Company shall file a trade name certificate as required by law.

 

2.03          Principal Place of Business . The principal place of business of the Company is 880 Glenwood Avenue SE, Suite H, Atlanta, GA 30316. The Company may locate its places of business at any other place or places as the Managers may from time to time deem advisable.

 

2.04          Registered Office and Registered Agent . The Company’s initial registered office and the name of its initial registered agent shall be as set forth in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent with the Secretary of State of Delaware pursuant to the Act and the applicable rules promulgated thereunder.

 

2.05          Term . The term of the Company commenced on the date the Certificate of Formation was filed with the Secretary of State of Delaware and shall continue thereafter in perpetuity unless earlier dissolved in accordance with the provisions of this Operating Agreement or the Act.

 

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ARTICLE 3.

BUSINESS OF COMPANY

 

3.01          Permitted Businesses . The business of the Company shall be:

 

(a)          To acquire, develop, sell, exchange, construct, improve, subdivide, mortgage, lease, maintain, transfer, operate, own as an investment and/or otherwise engage in all general business activities related or incidental to the ownership and development of the Project, in its capacity as a Co-Tenant and beneficiary of the Trust;

 

(b)          To acquire and hold a beneficial interest in the Trust;

 

(c)          To serve as the manager of the Borrower; and

 

(d)          To engage in all activities necessary, customary, convenient, or incident to any of the foregoing.

 

ARTICLE 4.

NAMES AND ADDRESSES OF INITIAL MEMBERS

 

The names and addresses of the Initial Members are set forth on Exhibit A attached hereto and by this reference made a part hereof.

 

ARTICLE 5.

RIGHTS AND DUTIES OF MANAGERS

 

5.01          Management . The business and affairs of the Company shall be managed by its Managers. Except for situations in which the approval of the Members is expressly required by this Operating Agreement or by nonwaivable provisions of applicable law or as otherwise set forth in this Agreement, the Managers shall have full and complete authority, power and discretion to manage and control the business, affairs and properties of the Company, to make all decisions regarding those matters and to perform any and all other acts or activities customary or incident to the management of the Company’s business. The Managers will delegate (or cause the Borrower to delegate) the day-to-day administration and management of the development and construction of the Project to the Developer pursuant to the terms, conditions and obligations of the Development Agreement. In addition, the Managers hereby delegate to the Catalyst Member the authority to implement any Operating Budget approved in accordance with the terms of this Operating Agreement; provided, however, such delegation of authority shall be deemed rescinded if the Catalyst Member is removed as a Manager pursuant to Section 5.09 or any other applicable provision of this Agreement.

 

5.02          Number, Tenure and Qualifications . The Company shall have two (2) Managers, and BR Member and the Catalyst Member shall serve as the initial Managers. Subject to the foregoing, each Manager shall hold office until its successor shall have been elected and qualified or until his earlier death, resignation, or removal. Subject to the foregoing and Section 5.10, Managers shall be elected by the affirmative vote of all Members.

 

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5.03          Certain Powers of Managers . Subject to Sections 5.04 and 7.07 below, either Manager shall have power and authority, on behalf of the Company or in the Company’s capacity as a member of Borrower and/or as a Co-Tenant, as applicable:

 

(a)          To cause Borrower to acquire the Property and to construct and develop the Project.

 

(b)          To invest any Company funds (by way of example but not limitation) in time deposits, short-term governmental obligations, or other investments, provided the funds in any such investment vehicle are insured by the Federal Deposit Insurance Corporation (or its successor or replacement).

 

(c)          To execute all instruments and documents, including, without limitation, checks; drafts; notes and other negotiable instruments; purchase and sale agreements, mortgages or deeds of trust; security agreements; financing statements; deeds, contracts, settlement statements, agreements, affidavits and any other documents providing for the acquisition, mortgage or disposition of the Company’s or Borrower’s property; assignments; bills of sale; leases; partnership agreements; operating agreements of other limited liability companies; and any other instruments or documents necessary, in the opinion of the Managers, to the business of the Company.

 

(d)          To purchase liability and other insurance to protect employees, officers, property and business.

 

(e)          Subject to Section 5.14, to employ accountants, engineers, architects, surveyors, attorneys, managing agents, leasing agents, and other experts to perform services for the Company and to compensate them from Company funds.

 

(f)          To enter into (and modify and amend) any and all other agreements on behalf of the Company, with any other Person for any purpose, in such forms as the Managers may approve, including but not limited to the Trust Agreement and the TIC Agreement (including the applicable modifications thereto arising out of or necessitated by the restructuring described in the Background Information).

 

(g)          To create offices and designate officers, who need not be Members. Any such persons appointed to be officers of the Company may or may not be employees of the Company, any Member, or any Affiliate thereof. Any officers so appointed shall have such authority and perform such duties as the Managers may, from time to time, expressly delegate to them in writing and the officers so appointed shall serve at the pleasure of the Managers.

 

(h)          To the extent permissible in connection with the Loan, to borrow money for the Company from banks, other lending institutions, Managers, Members, or Affiliates of the Managers or Members on such terms as the Managers deem appropriate, and in connection therewith, to hypothecate, encumber and grant security interests in the assets of the Company to secure repayment of the borrowed sums. No debt shall be contracted or liability incurred by or on behalf of the Company except by the Managers or by agents or employees of the Company expressly authorized by the Managers to contract such debts or incur such liability by the Managers.

 

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(i)          To do and perform all other acts as may be necessary or appropriate to the conduct of the Company’s business, including but not limited to acting as the manager of the Borrower as provided in the Amended and Restated Limited Liability Company Agreement of Borrower and appointing successor trustees under the Trust Agreement, to the extent such acts are not reserved unto the Members pursuant to Section 7.07 of this Agreement.

 

Unless authorized to do so by this Operating Agreement (or previously authorized under the Original Operating Agreement) or by the Managers, no attorney-in-fact, employee or other agent of the Company shall have any power or authority to bind the Company in any way, to pledge its credit or to render it liable pecuniary for any purpose. No Member shall have any power or authority to bind the Company unless the Member has been authorized by the Managers or Members to act as an agent of the Company in accordance with the previous sentence.

 

5.04          Management Committee .

 

(a)          The Managers and Members hereby establish (and/or confirm the prior establishment under the Original Operating Agreement of) a management committee (the “Management Committee”) for the Company for the purpose of the Managers considering and approving actions pursuant to Section 5.03. The Management Committee shall consist of four (4) individuals appointed to act as “representatives” of the Manager and Member that appointed him or her (the “Representatives”) as follows: (i) BR Member shall be entitled to designate two (2) Representatives to represent the BR Member as Manager and Member; and (ii) Catalyst Member shall be entitled to designate two (2) Representatives to represent the Catalyst Member as Manager and Member. The current members of the Management Committee are set forth on Exhibit A .

 

(b)          Each Representative as a member of the Management Committee, subject to this Section 5.04(b), shall hold office until death, resignation or removal at the pleasure of the Managers and Member that appointed him or her. If a vacancy occurs on the Management Committee, the Manager with the right to appoint and remove such vacating Representative shall appoint his or her successor. A Manager shall lose its right to have its Representatives vote on any item as of the date on which such Manager ceases to be a Manager, including by means of removal under Section 5.09, or as otherwise provided in this Agreement. If the BR Member transfers all or a portion of its membership interest to a transferee permitted by Section 12.02(a), such transferee shall automatically, and without any further action or authorization by any Manager or Member, succeed to the rights and powers of the BR Member under this Section 5.04 as may be agreed to between the BR Member which is transferring the membership interest, on the one hand, and the permitted transferee to which the membership interest is being transferred, on the other hand, including the shared or unilateral right to appoint the Representatives that the BR Member was theretofore entitled to appoint pursuant to this Section 5.04. If the Catalyst Member transfers all or a portion of its membership interest to a transferee permitted pursuant to Section 12.02(b), such permitted transferee shall automatically, and without any further action or authorization by any Manager or Member, succeed to the rights and powers of the Catalyst Member under this Section 5.04 as may be agreed to between the Catalyst Member which is transferring the membership interest, on the one hand, and the permitted transferee to which the membership interest is being transferred, on the other hand, including the shared or unilateral right to appoint the Representatives that the Catalyst Member was theretofore entitled to appoint pursuant to this Section 5.04.

 

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(c)          The Management Committee shall meet at least once every quarter (unless waived by mutual agreement of the Managers) and as otherwise required. The only Representatives required to constitute a quorum for a meeting of the Management Committee shall be one (1) Representative appointed by BR Member and one (1) Representative appointed by Catalyst Member; provided, however, if any Representative fails to attend any meeting and as a result thereof the Company is unable to obtain a quorum, and thereafter such Representative fails to agree to reschedule and attend any such meeting within 15 days after receipt of written notice that the Company was unable to obtain a quorum (the “Absent Representative”), then a quorum can be obtained without the attendance of a Representative of the Member who selected the Absent Representative.

 

(d)          Each of the two (2) Representatives appointed by BR Member shall be entitled to cast two (2) votes on any matter that comes before the Management Committee and each of the Representatives appointed by Catalyst Member shall be entitled to cast one (1) vote on any matter that comes before the Management Committee. Approval by the Management Committee of any matter (other than matters which are Major Decisions under Section 7.07 or which may be made unilaterally by a Member, but only as expressly set forth in this Agreement) shall require the affirmative vote of at least a majority of the votes of the Representatives then in office voting at a duly held meeting of the Management Committee.

 

(e)          Any meeting of the Management Committee may be held by conference telephone call, video conference or through similar communications equipment by means of which all persons participating in the meeting can communicate with each other. Participation in a telephonic and/or video conference meeting held pursuant to this Section 5.04(e) shall constitute presence in person at such meeting.

 

(f)          Any action required or permitted to be taken at a meeting of the Management Committee may be taken without a meeting, without prior notice and without a vote if a consent or consents in writing, setting forth the action so taken, shall be signed by Representatives having not less than the minimum number of votes that would be necessary to authorize or take such action at a meeting at which all Representatives entitled to vote thereon were present and voted. All consents shall be filed with the minutes of the proceedings of the Management Committee.

 

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5.05          Limitation of Liability . No Manager has guaranteed nor shall have any obligation with respect to the return of a Member’s Capital Contributions or profits from the operation of the Company. Each Manager shall be entitled to rely on information, opinions, reports or statements, including but not limited to financial statements or other financial data prepared or presented in accordance with the provisions of the Act. No Manager shall be liable to the Company or to any Member for good faith negligence or for honest mistakes of judgment or losses or liabilities due to such good faith mistakes or due to the negligence, dishonesty, unlawful acts or bad faith of any employee, broker or other agent, accountant, attorney, other professional or person employed by the Company provided that such person was selected, engaged, retained and supervised by such Manager with reasonable care. No Manager shall have any liability to the Company or to any Member for any loss suffered by the Company which arises out of any action or inaction of such Manager if, prior thereto, such Manager, in good faith, determined that such course of conduct was in, and not opposed to, the best interests of the Company and such course of conduct did not constitute willful misconduct or a material breach of this Agreement or gross negligence. It is the express intention of the parties that the Managers’ standard of care be limited to acting in a manner reasonably believed by them in good faith to be in accordance with their authority under this Agreement, that the Managers’ obligations be limited to those expressly provided in this Agreement, and that any duties of loyalty or care and any and all other fiduciary duties arising at law or in equity, if any, are hereby strictly limited to accord with the provisions of this Section 5.05 and to the performance by the Managers of their express obligations under this Agreement, and any broader duty is hereby waived by the other Members.

 

5.06          Managers Have No Exclusive Duty to Company . A Manager shall not be required to manage the Company as his or its sole and exclusive function and he or it (or any Manager) may have other business interests and may engage in other activities in addition to those relating to the Company. Neither the Company nor any Member shall have any right, by virtue of this Operating Agreement, to share or participate in such other investments or activities of a Manager or to the income or proceeds derived therefrom. A Manager shall incur no liability to the Company or to any of the Members as a result of engaging in any other business or venture.

 

5.07          Bank Accounts . The Management Committee may from time to time open bank accounts, brokerage accounts and other accounts in the name of the Company, and the Managers shall be the sole signatories thereon, unless the Management Committee determines otherwise.

 

5.08          Resignation . Any Manager of the Company may resign at any time by giving written notice to the Members of the Company. The resignation of any Manager shall take effect upon receipt of notice thereof or at such later time as shall be specified in such notice; and, unless otherwise specified therein, the acceptance of such resignation shall not be necessary to make it effective. The resignation of a Manager shall also constitute the resignation of such Manager’s Representatives on the Management Committee. The resignation of a Manager who is also a Member shall not affect the Manager’s rights as a Member and shall not constitute a withdrawal of a Member.

 

5.09          Removal of Managers . At a meeting called expressly for that purpose, a Manager may be removed, by the affirmative vote of all Members (excluding the Membership Interests of BR Member or its permitted transferee in the event BR Member or its permitted transferee is the subject of such removal vote and excluding the Membership Interests of Catalyst Member or its permitted transferee in the event Catalyst Member or its permitted transferee is the subject of such removal vote), only in the event of any of the following (each a “ Removal Action ”): (a) a material breach of this Agreement (or a material breach of the Original Operating Agreement that is hereafter discovered) on the part of such Manager or its Affiliated Member, which breach shall continue uncured for thirty (30) calendar days after the giving of written notice thereof to such Manager specifying the nature of such breach; (b) a Default Action by a Member (or an Affiliate of such Member) affiliated with such Manager; (c) gross negligence or willful misconduct on the part of such Manager, its affiliated Member or any of their Affiliates (including any Affiliated developer or property manager); provided, however, with regard to such acts by Affiliates, only to the extent such acts result in a material adverse effect on the Property or the Company; or (d) in the case of a Manager designated by the Catalyst Member, the termination of the Development Agreement as a result of an event of default by the Developer thereunder. 

 

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The removal of a Manager as a result of a Removal Action shall also constitute the removal of such Manager’s Representatives on the Management Committee. The removal of a Manager who is also a Member shall not affect the Managers’ rights as a Member and shall not constitute a withdrawal of a Member. However, if the Catalyst Member is removed as Manager pursuant to clause (b) of the preceding paragraph as a result of the occurrence of an event described in either subsection (2) or subsection (3) of the definition of a Default Action, (x) the BR Member shall have the right to cause the Company and the Borrower to terminate the Developer under the Development Agreement and (y) if such removal occurs before Project Stabilization, the Catalyst Member will no longer be entitled to receive any portion of the ‘promote’ otherwise payable to it under the Section 9.01 (i.e., the 30.56% share payable under Section 9.01(g) or the 38.89% share payable under Section 9.01(h)), but rather will only be entitled to distributions to it under Sections 9.01(g) or (h) based on its Ownership Percentage.

 

In any instance where the Catalyst Member is removed as Manager and/or the Developer is removed as developer under the Development Agreement, regardless of the cause of such removal, the BR Member shall cause the Catalyst Member and/or any Affiliate that executed a guaranty to be released in full from any Loan Guaranty; provided, that, if the BR Member is unable to obtain such release despite its commercially reasonable efforts to do so, the BR Member (and certain Affiliates reasonably acceptable to the Catalyst Member) shall be obligated to indemnify and hold harmless the Catalyst Member and/or any Affiliate (each, a “Catalyst Indemnified Party”) pursuant to an indemnification agreement in form and substance reasonably satisfactory to the Catalyst Indemnified Parties, without prejudice to any other indemnification right under Section 15 , for any amount paid by the Catalyst Indemnified Parties under such Loan Guaranty or other guaranty or indemnity agreement and actual losses and expenses (including reasonable attorney’s fees and costs) incurred by the Catalyst Indemnified Parties in defending against a claim for performance under such Loan Guaranty or other guaranty or indemnity agreement, except to the extent (i) the Catalyst Indemnified Parties are separately obligated to the Company or the BR Member, without right of reimbursement, under a written agreement for the amount sought to be recovered under such Loan Guaranty or indemnity agreement or (ii) the amount sought to be recovered would never be collectible from, or claimed against, the Company but for the fraud, willful misconduct, gross negligence or willful misappropriation of funds by the Catalyst Indemnified Parties; provided, however, that the BR Member and its Affiliates shall not be obligated to indemnify the Catalyst Indemnified Parties if, with respect to any action taken by the BR Member after the date of removal, the Catalyst Member has expressly approved of or consented to the action taken by BR Member in writing within two (2) business days following the receipt of written notice from BR Member that BR Member intends to take such action (and if the Catalyst Member has not affirmatively responded to BR Member by the end of such two (2) business day period, the Catalyst Member shall be deemed to have expressly disagreed with the action).

 

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5.10          Vacancies . Any vacancy occurring for any reason in the number of Managers of the Company may be filled by the affirmative vote of all Members (excluding the Membership Interests of BR Member or its permitted transferee to the extent the vacancy results from BR Member or its permitted transferee being removed as Manager and excluding the Membership Interests of Catalyst Member or its permitted transferee to the extent the vacancy results from Catalyst Member or its permitted transferee being removed as Manager). A Manager elected to fill a vacancy shall be elected for the unexpired term of his predecessor in office and shall hold office until the expiration of such term and until his successor shall be elected and shall qualify or until his earlier death, resignation or removal.

 

5.11          Salaries . The salaries and other compensation of the Managers shall be fixed from time to time by an affirmative vote of all the Members, and no Manager shall be prevented from receiving such salary by reason of the fact that he is also a Member of the Company.

 

5.12 Development and Development Fee .

 

5.12.1 Development Agreement . The Borrower and Developer have entered into the Amended and Restated Development Agreement, the current form of which is attached as Exhibit D hereto and by this reference made a part hereof to govern the rights and responsibilities of the parties, including a Development Fee payable to Developer as described below. Developer will cause the Project to be constructed in a first class manner in accordance with the Plans and the Total Project Budget (including reasonable change orders within the scope of authority provided by Lender) as mutually agreed upon by Developer and BR Member. The Developer shall be responsible to obtain from the Project’s design professional certified documentation at Project completion that the Project has been built in accordance with the approved Plans.

 

5.12.2 General Contractor . Developer has arranged, and Borrower has executed, a guaranteed maximum price contract with Summit Contracting Group, Inc. for construction of the Project (the “GMP Contract”). BR Member has expressly approved the form of GMP Contract.

 

5.12.3 Development Fee . Under and subject to the Development Agreement, Developer will be entitled to earn a Development Fee equal to three percent (3%) of the Total Project Budget (exclusive of the Development Fee). The Development Fee shall compensate Developer for all development management and project management services (including financial reporting) required to complete the Project, through and including issuance of final certificates of occupancy for all buildings and apartments. To the extent permitted by the Lender, and as otherwise described in the Development Agreement, the Development Fee shall be paid in twenty two equal monthly installments beginning in November 2015. The Development Fee shall, from and after the execution of the Loan Documents, be payable from draws against the Loan.

 

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5.12.4 Development Information . During the construction process, Developer will provide to Borrower, Company and BR Member copies of all Loan-related and draw-related information, including but not limited to monthly copies of the construction draws, construction draws top sheets with budget-versus-actual information to Borrower, Company and BR Member, plus full physical access to the Property and all documentation in connection with the development and construction of the Project.

 

5.12.5 Developer Contribution . The Members acknowledge and agree that, for no additional charge or credit to the Catalyst Member’s Capital Account, Catalyst Member caused (or will hereafter cause) Developer to contribute to the Borrower all of (a) Developer’s ownership and contract rights in and to the subject lands and/or purchase agreements (including but not limited to Developer’s Affiliate’s rights to acquire the Property in accordance with the Purchase Agreement (as defined in the Cost-Sharing Agreement) (the “Land Contract”), (b) all design and construction plans for the Project (at Developer’s actual cost, free and clear of all liabilities), (c) all other tangible and intangible rights associated with the Project and (d) all other items appurtenant to the development of the Project (collectively, the “Developer Rights”).

 

5.12.6 BR Member’s Owner Representative . The BR Member will be entitled to staff the Project, at the expense of the Co-Tenants, with an owner’s representative throughout the construction period to oversee, supervise and assist the Developer in the administration of the Project as needed by the Developer. The reasonable cost of the owner’s representative, which shall not exceed $50,000, will be capitalized into the Total Project Budget and paid from the construction draws to the extent approved by Lender (or, to the extent not so paid, added to the Capital Account of the BR Member and set off on a dollar for dollar basis amounts owed for the owner’s representative).

 

5.12.7 Warranties . Catalyst Member shall cause the Developer to use commercially reasonable efforts to cause the general contractor to warrant to the Borrower and the Company the construction of the Project for twelve (12) months after the Certificate of Occupancy is received for the Project such that the general contractor must promptly correct and repair, at its sole cost and expense, all defects discovered during such period. The Company may assign such warranty and any subcontractor warranties to any third party who purchases the Project from the Borrower during such period.

 

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5.13          Investment Banking Fee . At the Closing of the acquisition of the Property, the BR Member or its designee earned an investment banking fee equal to one percent (1%) of the Total Project Budget (exclusive of the Development Fee and this investment banking fee); provided, however, any shortfall in the amount of the investment banking fee between what was paid at the time the Property was acquired and the amount of the investment banking fee determined based on the currently effective Total Project Budget at the time the Loan closes shall be paid at the closing of the Loan. In lieu of the Company paying the investment banking fee to the BR Member in cash, the BR Member shall be entitled to offset a portion of its Initial Capital Contribution by the amount of the investment banking fee.

 

5.14 Total Project Budget and Operating Budget .

 

5.14.1 Total Project Budget . The Members have attached the current agreed form of Total Project Budget to this Agreement as Exhibit C, which form replaces and supersedes the form previously attached to the Original Operating Agreement. Subject to the approval of the final Total Project Budget by the Members and the Lender, the Members hereby authorize Developer to construct the Project in accordance with the Total Project Budget, with such modifications as may be agreed to by the Members pursuant to Section 7.07.

 

5.14.2 Operating Budget . Other than with respect to the construction of the Project, the Company shall cause the Borrower and the Co-Tenants to operate the Project under a business plan and an annual operating budget (each, an “Operating Budget”) commencing for the 12-month period beginning as of the date of issuance of a temporary certificate of occupancy for the Project. The Catalyst Member’s Manager shall deliver to the Members for approval the initial proposed Operating Budget, and also by November 1st for each following calendar. After the Operating Budget has been approved, the Catalyst Member’s Manager shall administratively implement it on behalf of the Borrower, the Company and the other Co-Tenants and may incur the expenditures and obligations therein provided. No material changes or departures from any item in an approved Operating Budget shall be made by the Catalyst Member or the Catalyst Member’s Manager without the prior approval of the BR Member. If an Operating Budget has not been approved by January 1 st of any subsequent year, the Borrower, the Company and the other Co-Tenants shall continue to operate the Project under the Operating Budget for the previous year with such adjustments as may be necessary to reflect deletion of non-recurring expense items set forth in the previous Operating Budget and positive or negative adjustments in insurance costs, taxes, utility costs and Debt Service payments. The Catalyst Member’s Manager shall promptly advise and inform the BR Member of any transaction, notice, event or proposal directly relating to the management and operation of the Project, other assets of the Company or Borrower or the Company or the Borrower which does or is likely to significantly affect, either adversely or favorably, the Project, other assets of the Company or Borrower, or the Company or the Borrower or is expected to cause a material deviation from the Operating Budget.

 

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5.15          Management Company . The Managers shall agree upon and cause the Borrower to enter into a management agreement (the “Management Agreement”) with a management company mutually agreed upon by the Members (“Management Company”) to manage, lease-up and operate the Property pursuant to the Management Agreement. The Management Agreement shall require that Management Company operate the Project in a first class manner, and in accordance with the standards and conditions for the type, style, class, use and location of the Property, consistent with the Property’s Operating Budget. The Borrower shall pay Management Company a management fee in the amount of no more than three percent (3%) of annual gross cash revenues (except during the lease up phase), payable monthly.

 

5.16 Operation in Accordance with REOC/REIT Requirements .

 

5.16.1 The Members acknowledge that BR Member or one or more of its Affiliates (an “ BR Affiliate ”) intends to qualify as a “real estate operating company” or “venture capital operating company” within the meaning of U.S. Department of Labor Regulation 29 C.F.R. §2510.3-101 (a “ REOC ”), and agree that the Company and its Subsidiaries shall be operated in a manner that will enable BR Member and such BR Affiliate to so qualify; provided, however, in no event shall the foregoing require any loss of voting or decision rights to the Catalyst Member or result in any adverse effect on the economic rights of the Catalyst Member. Except as disclosed to BR Member, Catalyst Member (a) shall not fund any Capital Contribution with the ‘plan assets’ of any ‘employee benefit plan’ within the meaning of Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended, or any ‘plan’ as defined by Section 4975 of the Internal Revenue Code of 1986, as amended.

 

5.16.2 Except for the Property, neither the Company nor its Subsidiaries shall hold any investment, incur any indebtedness or otherwise take any action that would cause any Member of the Company (or any Person holding an indirect interest in the Company through an entity or series of entities treated as partnerships for U.S. federal income tax purposes) to realize any “unrelated business taxable income” as such term is defined in Code Sections 511 through 514, unless specifically agreed to by the Members in writing. No Manager or Member shall be liable for any income or other taxes, damages, costs or expenses incurred by the Company or any Member by reason of the recognition by the Company of UBTI, unless caused by its own willful misconduct or gross negligence and not related to the Property.

 

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5.16.3 The Company (and any direct or indirect Subsidiary of the Company ) may not engage in any activities or hold any assets that would constitute or result in the occurrence of a REIT Prohibited Transaction as defined herein. Notwithstanding anything to the contrary contained in this Agreement, during the time a REIT Member is a Member of the Company, none of the Company, any direct or indirect Subsidiary of the Company, nor any Member of the Company shall take or refrain from taking any action which, or the effect of which, would constitute or result in the occurrence of a REIT Prohibited Transaction by the Company or any direct or indirect Subsidiary thereof, including without limiting the generality of the foregoing, but in amplification thereof:

 

5.16.3.1 Entering into any lease, license, concession or other agreement or permitting any sublease, license, concession or other agreement that provides for rent or other payment based in whole or in part on the income or profits of any person, excluding for this purpose a lease that provides for rent based in whole or in part on a fixed percentage or percentages of gross receipts or gross sales of any person without reduction for any costs of the lessee (and in the case of a sublease, without reduction for any sublessor costs);

 

5.16.3.2 Leasing, as a lessor, personal property, excluding for this purpose a lease of personal property that is entered into in connection with a lease of real property where the rent attributable to the personal property is less than 15% of the total rent provided for under the lease;

 

5.16.3.3 Acquiring or holding any debt investments, excluding for these purposes “debt” solely between wholly-owned Subsidiaries of the Company, unless (I) the amount of interest income received or accrued by the Company under such loan does not, directly or indirectly, depend in whole or in part on the income or profits of any person, and (II) the debt is fully secured by mortgages on real property or on interests in real property. Notwithstanding anything to the contrary herein, in the case of debt issued to the Company by a Subsidiary which is treated as a “taxable REIT subsidiary” of the REIT Member, such debt shall be secured by a mortgage or similar security interest, or by a pledge of the equity ownership of a subsidiary of such taxable REIT subsidiary;

 

5.16.3.4 Acquiring or holding, directly or indirectly, more than 10% of the outstanding securities of any one issuer (by vote or value) other than an entity which either (i) is taxable as a partnership or a disregarded entity for United States federal income tax purposes, (ii) has properly elected to be a taxable REIT subsidiary of the REIT Member by jointly filing with REIT, IRS Form 8875, or (iii) has properly elected to be a real estate investment trust for U.S. federal income tax purposes;

 

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5.16.3.5 Entering into any agreement where the Company receives amounts, directly or indirectly, for rendering services to the tenants of any property that is owned, directly or indirectly, by the Company other than (i) amounts received for services that are customarily furnished or rendered in connection with the rental of real property of a similar class in the geographic areas in which the Property is located where such services are either provided by (A) an Independent Contractor (as defined in Section 856(d)(3) of the Code) who is adequately compensated for such services and from which the Company or REIT Member do not, directly or indirectly, derive revenue or (B) a taxable REIT subsidiary of REIT Member who is adequately compensated for such services or (ii) amounts received for services that are customarily furnished or rendered in connection with the rental of space for occupancy only (as opposed to being rendered primarily for the convenience of the Property’s tenants);

 

5.16.3.6 Entering into any agreement where a material amount of income received or accrued by the Company under such agreement, directly or indirectly, does not qualify as either (i) “rents from real property” or (ii) “interest on obligations secured by mortgages on real property or on interests in real property,” in each case as such terms are defined in Section 856(c) of the Code;

 

5.16.3.7 Holding cash of the Company available for operations or distribution in any manner other than a traditional bank checking or savings account;

 

5.16.3.8 Selling or disposing of any property, subsidiary or other asset of the Company prior to (i) the completion of a two (2) year holding period with such period to begin on the date the Company acquires a direct or indirect interest in such property and begins to hold such property, subsidiary or asset for the production of rental income, and (ii) the satisfaction of any other requirements under Section 857 of the Code necessary for the avoidance of a prohibited transaction tax on the REIT; provided, that such restriction shall not affect, restrict or be deemed to modify (i) either Member’s right to exercise its buy-sell rights under Section 12.06 ; or (ii) Catalyst Member’s rights pursuant to Section 6.05(c) or 12.09 ; or

 

5.16.3.9 Failing to make current cash distributions to REIT Member each year in an amount which does not at least equal the taxable income allocable to REIT Member for such year.

 

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5.16.4 Notwithstanding the foregoing provisions of Section 5.16.3, the Company may enter into a REIT Prohibited Transaction if it receives the prior written approval of the REIT Member specifically acknowledging that the REIT Member is approving a REIT Prohibited Transaction pursuant to this Section 5.16.4. For purposes of this Section 5.16.4, “REIT Prohibited Transactions” shall mean any of the actions specifically set forth in Sections 5.16.3(1) through (9).

 

5.17          FCPA . In compliance with the Foreign Corrupt Practices Act, each Member will not, and will ensure that its officers, directors, employees, shareholders, members, agents and Affiliates, acting on its behalf or on the behalf of the Company or any of its Subsidiaries or Affiliates do not, for a corrupt purpose, offer, directly or indirectly, promise to pay, pay, promise to give, give or authorize the paying or giving of anything of value to any official representative or employee of any government agency or instrumentality, any political party or officer thereof or any candidate for office in any jurisdiction, except for any facilitating or expediting payments to government officials, political parties or political party officials the purpose of which is to expedite or secure the performance of a routine governmental action by such government officials or political parties or party officials. The term “routine governmental action” for purposes of this provision shall mean an action which is ordinarily and commonly performed by the applicable government official in (i) obtaining permits, licenses, or other such official documents which such Person is otherwise legally entitled to; (ii) processing governmental papers; (iii) providing police protection, mail pick-up and delivery or scheduling inspections associated with contract performance or inspections related to transit of goods across country; (iv) providing phone service, power and water supply, loading and unloading of cargo, or protecting perishable products or commodities from deterioration; or (v) actions of a similar nature. The term routine governmental action does not include any decision by a government official whether, or on what terms, to award new business to or to continue business with a particular party, or any action taken by an official involved in the decision making process to encourage a decision to award new business to or continue business with a particular party. Each Member agrees to notify immediately the other Member of any request that such Member or any of its officers, directors, employees, shareholders, members, agents or Affiliates, acting on its behalf, receives to take any action that may constitute a violation of the Foreign Corrupt Practices Act.

 

ARTICLE 6.

RIGHTS AND OBLIGATIONS OF MEMBERS

 

6.01          Limitation on Liability . Each Members’ liability shall be limited as set forth in this Operating Agreement, the Act and other applicable law.

 

6.02          No Liability for Company Obligations . No Member will have any personal liability for any debts or losses of the Company beyond its respective Capital Contributions, except as provided by law or otherwise provided by separate agreement among the Members.

 

6.03          List of Members . Upon written request of any Member, the Company shall provide a list showing the names, addresses and Membership Interest and Economic Interest of all Members and any other information required by Section 18-305 of the Act and maintained pursuant to Section 11.02.

 

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6.04          Dissenters’ Rights . No Member shall have appraisal or dissenters’ rights pursuant to Section 18-210 of the Act.

 

6.05          Financing and Recourse Obligations; Refinancing .

 

(a)          The Members have jointly procured the Loan from the Lender.

 

(b)          In connection with the Loan, the Catalyst Member and/or one or more affiliates of the Catalyst Member acceptable to Lender in its sole discretion shall be obligated to provide, or cause its Affiliate(s) to provide (subject to the requirements of the applicable Lender), any required guaranty or indemnity, including, without limitation, any project completion and repayment guaranties (each, a “Recourse Guaranty”) and any “bad boy” non-recourse carveout guaranty and/or any environmental indemnification agreement (each a “Non-Recourse Carveout Guaranty”); provided, however, the terms and conditions of such guaranty or indemnity shall be subject to the approval of the Catalyst Member in its sole and absolute discretion (each, as the same may be amended or restated from time to time, a “Loan Guaranty”). The BR Member, in its sole and absolute discretion may, if it elects to do so, provide or cause one of its Affiliates to provide, a Non-Recourse Carveout Guaranty on terms and conditions satisfactory to BR Member in its sole discretion. Neither BR Member nor any Affiliate of BR Member shall be required to execute a Recourse Guaranty or Non-Recourse Carveout Guaranty.

 

(c)          Notwithstanding anything contained in this Agreement to the contrary, the Catalyst Member, for so long as the Catalyst Member or its Affiliate(s) has any outstanding Loan Guaranty, may unilaterally in the first instance make a call upon the Members for Additional Capital Contributions to fund on a timely basis (other for than Hard Cost Overruns or Soft Cost Overruns, or for any such portions of the capital that the Brown Co-Tenants would be obligated to fund under the TIC Agreement, or for amounts equivalent to Section 8.04(a) Advances) any Debt Service Shortfall or other payment which if unpaid would constitute a payment default on any such Loan Guaranty or under the Loan (a “Protection Payment”). Furthermore, if there is an imminent payment default under the Loan and the Catalyst Member has not initiated the capital call noted above, then the BR Member may do so to the same extent necessary to raise the necessary capital to make a Protection Payment.

 

In the event that either Member elects to make such capital call, the Company, as Manager of the Borrower, shall cause the Borrower to issue a Cash Call Notice (as that term is defined in the TIC Agreement) to the Co-Tenants, and they shall each have fourteen (14) days to fund their respective shares of the required capital; namely, the Brown Co-Tenants shall be obligated to fund ten percent (10%) as Additional Cash Contributions pursuant to the TIC Agreement, and the Company shall be required to fund the other ninety percent (90%) (all of which shall be funded by the BR Member as an Additional Capital Contribution pursuant to this Agreement). Notwithstanding the foregoing, if the Brown Co-Tenants do not timely fund their 10% share, then the Company shall be required to fund the full one hundred percent (100%) of the amount required pursuant to the Cash Call Notice (of which 90% shall be funded by the BR Member and 10% shall be funded by the Catalyst Member as an Additional Capital Contribution pursuant to this Agreement).

 

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If either the BR Member, on the one hand, or both the Brown Co-Tenants and the Catalyst Member, on the other hand, fails or refuses to timely contribute its above share of such call for Additional Capital Contributions, then the sole remedy against the Member that failed to fund (i.e. BR Member if it failed to fund, or Catalyst Member if the Brown Co-Tenant and/or the Catalyst Member failed to fund), shall be for the funding Member to unilaterally cause the Company, as the manager of the Borrower, to cause the Borrower to (1) refinance the Loan on commercially reasonable terms, (2) obtain commercially reasonable supplemental loans secured by assets of the Borrower, (3) enter into negotiations with the Lender to restructure the Loan and modify the terms of the Loan on commercially reasonable terms, (4) sell the Project, (5) exercise the Buy/Sell under Section 12.06 (notwithstanding any “lockout” period in Section 12.06) or (6) in the case of the Catalyst Member, initiate its Put Right. For avoidance of doubt, failure to fund such call for Additional Capital Contributions shall not give rise to Shortfall funding rights or treatment under Section 8.04(e) to the extent one Member, but not the other, funds such call.

 

(d)          The Catalyst Member shall have the unilateral right (i.e. notwithstanding Section 7.07(p)) to cause the Borrower to refinance the Loan with Standard Market Financing at any time; provided, however:

 

(A) (i) before closing the new refinancing loan the Catalyst Member must provide the terms of such proposed new loan to the BR Member (including without limitation a copy of a fully negotiated term sheet or similar evidence of the terms of the proposed Standard Market Financing), (ii) the BR Member shall have sixty (60) days from the date it receives the terms of such new proposed loan from the Catalyst Member within which to obtain a loan proposal with the same or better economic terms than those obtained by the Catalyst Member (without requirement for any guaranty or indemnity agreement by the Catalyst Member or any of its Affiliates, except as may have been included in the Standard Market Financing proposal provided by the Catalyst Member), (iii) if the BR Member is able to obtain better loan terms than those obtained by the Catalyst Member, the Company and the Members shall take any and all actions necessary to cause the Borrower to close the new loan proposed by the BR Member and (iv) if the BR Member is unable to obtain better loan terms, the Company and the Members shall take any and all actions necessary to cause the Borrower to close the Standard Market Financing obtained by the Catalyst Member; and

 

(B) in no event shall any such refinancing loan under this Section 6.05(d) , (i) include any prepayment lock-outs (but this provision does not prohibit breakage costs for loans based on LIBOR or other matched-funding arrangements or prepayment premiums not based on yield maintenance), (ii) provide for a principal amount in excess of the then-current principal amount of the Loan (except for an increase in principal to pay transactional costs for closing of the refinancing), (iii) provide for additional interest or similar payments to the lender based on cash flow or profits of the Company or capital proceeds realized by the Company, (iv) except for a standard CMBS financing transaction, be pooled (including as to collateralized or defaults) with any property not owned by the Company or (v) require the BR Member or its Affiliates to take on any guaranty obligations beyond that which it had in connection with the Loan.

 

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Notwithstanding the foregoing, (x) if the Catalyst Member has not prior to 120 days before maturity of the Loan, put forth a Standard Market Financing proposal to refinance the Loan or (y) if at any time following the date upon which the Project has achieved a physical occupancy of ninety-three percent (93%), the Catalyst Member has not put forth a Standard Market Financing proposal, then the BR Member may proceed (i.e. notwithstanding Section 7.07(p)) to refinance the Loan on commercially reasonable terms so long as such refinancing meets the same requirements and limitations in subsection (B) above and such financing does not require any guaranty or indemnity agreement by the Catalyst Member or any of its Affiliates beyond a Non-Recourse Carveout Guaranty of substantially similar scope to that signed by the BR Member or its Affiliates.

 

6.06          Default . If any Member or its Affiliate commits any Default Action (as defined below), then, provided the other Member and/or its Affiliate is not in material breach or default hereunder and has not otherwise committed a Default Action, in addition to the rights available under this Agreement (including but not limited to Section 5.09) and any other legal or equitable remedy available to the non-breaching Member, the non-breaching Member shall be entitled to recover its actual damages, including reasonable attorney’s fees (but specifically excluding special, consequential, punitive or exemplary damages) sustained by the non-breaching Member as a result of such Default Action. The following actions are collectively referred to as “Default Actions”: (1) Bankruptcy of a Member, (2) willful misconduct or gross negligence, (3) willful misappropriation of Company or Borrower funds, (4) the transfer of a Membership Interest in violation of this Agreement; (5) any action or omission that, to the extent caused solely by a Member’s actions or omissions, results in Lender asserting liability under a Non-Recourse Carveout Guaranty (but expressly excluding therefrom any liquidity based non-recourse carveout), (6) withdrawal of a Member in violation of the Agreement; (7) solely with respect to the Catalyst Member, the Bankruptcy of Developer or any Affiliate of Catalyst Member that has provided a Loan Guaranty, but only to the extent that the Bankruptcy by a Catalyst Member Affiliate triggers a default under the terms of the applicable Loan and (8) solely with respect to the BR Member, the Bankruptcy of Bluerock Residential Growth REIT, Inc. following the date that it first acquires a direct or indirect common interest in the Company or the Project; provided, that the non-defaulting Member shall provide notice to the defaulting Member of the occurrence of any Default Action under clauses (1), (4), (5), (6), (7) or (8) and the defaulting Member shall have thirty (30) days from the receipt of such notice to cure such Default Action; provided, however, that if more than thirty (30) days is reasonably required to cure such Default Action and if the defaulting Member has commenced to cure within the original thirty (30) day cure period and diligently continues to cure such default, then the defaulting Member shall receive such additional time as is reasonably necessary to cure the Default Action (not to exceed an additional thirty (30) days).

 

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ARTICLE 7.

MEETINGS OF MEMBERS

 

7.01          Meetings . Meetings of the Members, for any purpose or purposes, may be called by the Managers or any Member.

 

7.02          Place of Meetings . The Persons calling any meeting may designate any place in Atlanta, Georgia as the place of meeting for any meeting of the Members. If no designation is made, the place of meeting shall be the principal executive office of the Company in the State of Georgia.

 

7.03          Notice of Meetings . Written notice stating the place, day and hour of the meeting and the purpose or purposes for which the meeting is called shall be delivered not less than two (2) nor more than five (5) days before the date of the meeting, either personally or by mail, by or at the direction of the Managers or Person calling the meeting, to each Member entitled to vote at such meeting. If mailed, such notice shall be deemed to be delivered two (2) calendar days after being deposited in the United States mail, addressed to the Member at its address as it appears on the books of the Company, with postage thereon prepaid. Notice provided in accordance with this Section shall be effective notwithstanding anything in the Act to the contrary.

 

7.04          Meeting of all Members . If all of the Members shall meet at any time and place, either within or outside of the State of Georgia, and consent to the holding of a meeting at such time and place, such meeting shall be valid without call or notice, and at such meeting any lawful action may be taken.

 

7.05          Record Date . For the purpose of determining Members entitled to notice of or to vote at any meeting of Members or any adjournment thereof, or Members entitled to receive payment of any distribution, or in order to make a determination of Members for any other purpose, the date on which notice of the meeting is mailed or the date on which such distribution is made, as the case may be, shall be the record date for such determination of Members unless the Managers shall otherwise specify another record date. When a determination of Members entitled to vote at any meeting of Members has been made as provided in this Section, such determination shall apply to any adjournment thereof.

 

7.06          Quorum . All of the Members, represented in person or by proxy, shall constitute a quorum at any meeting of Members.

 

7.07          Manner of Acting . The affirmative consent of both the BR Member and the Catalyst Member shall be required to approve these actions (each, a “Major Decision”):

 

(a)          do any act in contravention of, or amend the Company’s Certificate of Formation or this Operating Agreement (and by their execution hereof, the affirmative consent by both Members to the amendment and restatement of the Original Operating Agreement is hereby evidenced);

 

(b)          do any act not specifically authorized herein which would make it impossible or impractical to own or develop the Project or to otherwise carry on the ordinary business of the Company or the Borrower;

 

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(c)          possess any property of the Company or assign the rights of the Company in any specific property of the Company for other than a Company purpose;

 

(d)          change or reorganize the Company into any other legal form or to cause any merger of the Company with another entity;

 

(e)          commence, or respond to, or settle any litigation involving the Company, the Borrower or the Property;

 

(f)          filing or initiating a Company or Borrower Bankruptcy;

 

(g)          permit or cause the Company or the Borrower to purchase or invest in real property other than its co-tenancy interest in the Project;

 

(h)          make loans using funds of the Company;

 

(i)          except as expressly provided in Section 12.02, the admission of additional Members to the Company;

 

(j)          take any action which would cause a default under the Loan or reasonably be expected to otherwise expose the Catalyst Member, BR Member or any Affiliate thereof to liability under any Loan Guaranty;

 

(k)          enter into any transaction with a Member and/or any Affiliate thereof (except as expressly authorized herein);

 

(l)          adoption of or modifications to the preliminary drawings or the final bid set of construction drawings and specifications for the Project (collectively, such plans, drawings and specifications, as they may be modified in accordance with this Agreement, are referred to as the “Plans”); and any changes to the final Plans, including, without limitation, any Discretionary Changes (as hereinafter defined); except for (i) government-mandated changes, (ii) supplemental instructions and clarifications issued by the Project architect, (iii) changes required by a Lender, and (iv) changes deemed appropriate by the Catalyst Member that individually do not increase or decrease Hard Costs by more than $75,000 and, when taken together with all other change orders that are not either approved by the Members or required by governmental authorities or a Lender, do not increase or decrease Hard Costs, on a net basis, by more than $200,000 in the aggregate; provided, however, that no such changes described in this clause (iv) shall be inconsistent with the Total Project Budget;

 

(m)          approve any modifications to the Total Project Budget (and by their execution hereof, the affirmative consent by both Members to the modification of the Total Project Budget from the version attached to the Original Operating Agreement is hereby evidenced);

 

(n)          make any expenditure or incur any obligation that varies from the Total Project Budget or Operating Budget, as applicable;

 

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(o)          approve any general contractor or co-developer for the Property, or any agreement with such Person, except (i) as provided in Section 5.12 or (ii) for the engagement of a replacement developer if the Catalyst Member is removed as a Manager under Section 5.09;

 

(p)          incur any indebtedness for borrowed money or grant a security interest in the Company’s or Borrower’s property;

 

(q)          enter into any one or more agreements or contractual commitments, on behalf of the Company or the Borrower obligating the Company or Borrower, as applicable, to make expenditures exceeding, in the aggregate for any one year, $30,000 (except as expressly authorized herein);

 

(r)           approve any Operating Budget or make any modifications thereto;

 

(s)          subject to Sections 6.05(c), 6.05(d), 12.06 and 12.09 , any sale, refinance or other capital transaction with regard to the Project;

 

(t)          in the event of a fire, other casualty or partial condemnation of the Property, a determination whether to construct or reconstruct improvements located in the Property, where such construction or reconstruction would cost in excess of One Hundred Thousand Dollars ($100,000) and is not required under the terms and provisions of any lease, mortgage or deed of trust affecting the damaged or condemned portion of the Property in question;

 

(u)          any material changes to the Company’s or Borrower’s business plan, including without limitation changes with regard to leasing strategy and rental rates;

 

(v)         hiring or terminating any property manager and the entry into any related property management agreement for the Property; and

 

(w)          making any decisions or elections under the TIC Agreement or under the Trust Agreement which would have the effect of circumventing the process set forth with respect to Major Decisions set forth above

 

Notwithstanding anything contained herein to the contrary, the items listed in subsections (p) through (w) above shall cease to be Major Decisions and shall only require the approval of the BR Member, after soliciting the viewpoint of the Catalyst Member, from and after the date that the Termination Conditions (as hereinafter defined) have been satisfied. As used herein, “Termination Conditions” shall mean (i) at least thirty (30) months have lapsed from the date of the Original Operating Agreement, and (ii) the Catalyst Member and/or any Affiliate have been or, upon consummation of the proposed Major Decision, will be released in full from any Loan Guaranty.

 

7.08          Proxies . A Member may vote in person or by proxy executed in writing by the Member or by a duly authorized attorney-in-fact. Such written proxy shall be delivered to the Company.

 

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7.09          Action by Members Without a Meeting . Action required or permitted to be taken by the Members at a meeting may be taken without a meeting if the action is evidenced by one or more written consents describing the action taken, signed by all of the Members. Action take under this Section is effective when the Members required to approve such action have signed the consent, unless the consent specifies a different effective date. The record date for determining Members entitled to take action without a meeting shall be the date the first Member signs a written consent.

 

7.10          Waiver of Notice . Pursuant to Section 18-302(c) of the Act, when any notice is required to be given to any Member, a waiver thereof in writing signed by the person entitled to such notice, whether before, at, or after the time stated therein, shall be equivalent to the giving of such notice.

 

7.11          Meeting by Telephone; Action by Consent . Pursuant to Section 18-302(d) of the Act, Members may also meet by conference telephone call if all Members can hear one another on such call and the requisite notice is given or waived.

 

ARTICLE 8.

CONTRIBUTIONS TO THE COMPANY AND CAPITAL ACCOUNTS

 

8.01          Members’ Initial Capital Contributions . Each Member has contributed the associated amount as is set forth in Exhibit “A” hereto as its share of the Initial Capital Contribution. In addition to the Members’ Initial Capital Contributions, Exhibit A for informational purposes only reflects the initial capital contributions into the Borrower that were required from and simultaneously made by the Brown Co-Tenants. Notwithstanding the foregoing, the Members agree that all Pursuit Costs (as such term is defined in the Cost-Sharing Agreement) previously incurred by a Member or its Affiliate were either (i) deemed an Initial Capital Contribution of such Member and reduced the amount otherwise to be contributed by it to the Company or (ii) refunded to such Member by the Borrower such that each of the Co-Tenants bears its pro rata share of such amount.

 

8.02          Additional Contributions . Except as set this Article 8, no Member shall be required to make any Capital Contributions to the Company.

 

8.03          Loans to Company . To the extent approved by the Managers and Members pursuant to Section 7.07, any Member may make a secured or unsecured loan to the Company or the Borrower.

 

8.04          Mandatory Additional Capital Contributions; Cost Savings .

 

(a)           Non-Development Cost Overruns . Except as separately addressed in Section 8.04(b) for Hard Cost Overruns and Soft Cost Overruns, in the event the Borrower is reasonably expected to incur a Non-Development Cost Overrun not solely caused by the Catalyst Member, the BR Member or their respective Affiliates and is expected to result in the Borrower having an imminent cash deficit, and such funds are not obtained pursuant to Section 8.03 above or pursuant to the TIC Agreement, the Catalyst Member as Manager shall in the first instance determine the amount of required funds (but if it fails to timely do so, the BR Member as Manager may do so), shall notify the Management Committee of same and shall recommend that the Management Committee make a capital call for such funds pursuant to this Section 8.04(a) .

 

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Upon the receipt of such recommendation, the Management Committee shall evaluate it in good faith and determine whether such capital call is reasonably required under the circumstances. In the event that the Management Committee elects to make such capital call, it shall cause the Company to cause the Borrower to issue a Cash Call Notice (as that term is defined in the TIC Agreement) to the Co-Tenants, and they shall each have fourteen (14) days to fund their respective shares of the required capital; namely, the Brown Co-Tenants shall be obligated to fund ten percent (10%) as Additional Cash Contributions pursuant to the TIC Agreement, and the Company shall be required to fund the other ninety percent (90%) (all of which shall be funded by the BR Member as an Additional Capital Contribution pursuant to this Agreement). Notwithstanding the foregoing, if the Brown Co-Tenants do not timely fund their 10% share, then the Company shall be required to fund the full one hundred percent (100%) of the amount required pursuant to the Cash Call Notice (of which 90% shall be funded by the BR Member and 10% shall be funded by the Catalyst Member as an Additional Capital Contribution pursuant to this Agreement).

 

Notwithstanding the foregoing: (i) the Catalyst Member must on its own account solely fund into the Company any Non-Development Cost Overrun caused by, or any other additional capital required by the Company or Borrower because of, a Default Action of the Catalyst Member or its Affiliates (a “Catalyst Section 8.04(a) Advance”) (to be paid back as provided in Section 9.01(f) below, but without any interest or return thereon); and (ii) the BR Member must on its own account solely pay over to the Company any Non-Development Cost Overrun caused by, or any other additional capital required by the Company or Borrower because of, a Default Action of the BR Member or its Affiliates (a “BR Section 8.04(a) Advance” and, generically with the Catalyst Section 8.04(a) Advance, the “Section 8.04(a) Advance”) (to be paid back as provided in Section 9.01(f) below, but without any interest or return thereon).

 

It is the intent of the Members that any such fundings by them under this Section 8.04(a) will, in turn, be contributed to the Borrower as Additional Cash Contributions (as that term is defined and used in the TIC Agreement) and then returned by the Borrower back to the Company on a priority basis, in accordance with the provisions of the TIC Agreement.

 

(b)           Hard Cost Overruns and Soft Cost Overruns . In the event the Borrower is reasonably expected to incur a Hard Cost Overrun or Soft Cost Overrun, the Catalyst Member shall determine the amount of required funds to keep the Loan “in balance,” and shall promptly notify the Management Committee of same and recommend that the Management Committee make a capital call for such funds pursuant to this Section 8.04(b). Upon the receipt of the recommendation of the Catalyst Member, the Management Committee shall evaluate it in good faith and determine whether such capital call is reasonably required under the circumstances. In the event that the Management Committee elects to make such capital call, it shall cause the Company to cause the Borrower to issue a Cash Call Notice (as that term is defined in the TIC Agreement) to the Co-Tenants, and they shall each have fourteen (14) days to fund their respective shares of the required capital; namely, the Brown Co-Tenants shall be obligated to fund ten percent (10%) as Additional Cash Contributions pursuant to the TIC Agreement, and the Company shall be required to fund the other ninety percent (90%) (of which 55.56% shall be funded by the BR Member and 44.44% shall be funded by the Catalyst Member as an Additional Capital Contribution pursuant to this Agreement). Notwithstanding the foregoing, if the Brown Co-Tenants do not timely fund their 10% share, then the Company shall be required to fund the full one hundred percent (100%) of the amount required pursuant to the Cash Call Notice (of which 50% shall be funded by the BR Member and 50% shall be funded by the Catalyst Member as an Additional Capital Contribution pursuant to this Agreement).

 

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(c)          In the event a Member fails (as applicable, the “Defaulting Member”) to make all the Additional Capital Contributions required above, or its Section 8.04(a) Advances, by the due date (the “Contribution Default Date”), the non-Defaulting Member(s) may (but shall not be obligated to) contribute the unpaid portion that the Defaulting Member was obligated to fund (the “Shortfall”). If there is more than one non-Defaulting Member desiring to contribute the Shortfall on behalf of a Defaulting Member, then such non-Defaulting Members shall be entitled to do so in such amounts as they may agree among each other, or, in the absence of such agreement, in proportion to their respective Ownership Percentages. For the avoidance of doubt, it is the intent of the Members that any such Shortfall will, in turn, be contributed to the Borrower and that the Borrower will then return such Shortfall to the Company on a priority basis, in accordance with the provisions of the TIC Agreement.

 

(d)           Cost Savings . With the approval of the Lender, the Catalyst Member may reallocate Cost Savings within Hard Costs or Soft Costs to other line items within either such category of the Total Project Budget (including the contingency for Hard Costs or Soft Costs) in order to pay for Hard Cost Overruns before having to make a capital call to pay for such Hard Cost Overruns or to pay for Soft Cost Overruns before having to make a capital call to pay for such Soft Cost Overruns. The Catalyst Member shall provide to the BR Member, on a monthly basis, a list of any proposed Cost Savings to be reallocated to another line item of the Total Project Budget, identifying the line item from which the Cost Savings originated and the line item to which the Cost Savings were reallocated if approved by the Lender. In the event Lender approves a construction draw on the Loan to pay the aggregate Cost Savings to Borrower, then in such event the Catalyst Member shall be entitled to 100% of the proceeds derived from such funding draw on the Loan.

 

(e)           Failure to Make Section 8.04(a) Advances or Fund Cost Overruns . Notwithstanding anything contained herein to the contrary, and in addition to any other rights available under this Agreement, if a non-Defaulting Member contributes a Shortfall amount on behalf of a Defaulting Member in connection with the failure to make Additional Capital Contributions required to fund Hard Cost Overruns or Soft Cost Overruns or Section 8.04(a) Advances, then the non-Defaulting Member shall be credited with Additional Capital Contributions at a 3:1 ratio for each such dollar of Shortfall/Additional Capital Contribution so made on behalf of the Defaulting Member. For example, if the Brown Co-Tenants fail to fund their share of a Hard Cost Overrun and the Catalyst Member fails on their behalf to do so as required under Section 8.04(b), the BR Member shall have the right but not the obligation to fund such amount to the Company as an Additional Capital Contribution and, to the extent that it does, shall be credited at a 3:1 ratio (meaning, for every $100,000 of Additional Capital Contribution made by the BR Member for that purpose, the BR Member would be credited with having made $300,000 of Additional Capital Contributions and the 10% Additional Contribution Priority Return will be calculated on such $300,000 figure). For the avoidance of doubt, as provided in the TIC Agreement, any such Shortfalls/Additional Capital Contributions made under this Section 8.04(e) and contributed to the Borrower will be entitled to the same 3:1 ratio at the Borrower level and shall be returned by the Borrower to the Company with the three times multiple, along with any further preferred return thereon, on a priority basis, in accordance with the TIC Agreement. For the avoidance of doubt, this Section 8.04(e) shall not apply with respect to the failure of a Member to fund Non-Development Cost Overruns.

 

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(f)          The remedies provided in this Section 8.04 with respect to any Member’s failure to make any Additional Capital Contribution or Section 8.04(a) Advance shall be the sole and exclusive remedies of the non-Defaulting Member for such failure.

 

8.05          Withdrawal or Reduction of Members’ Contributions to Capital .

 

(a)          A Member shall not receive out of the Company’s property any part of such Member’s Capital Contributions until all liabilities of the Company, except liabilities to Members on account of their Capital Contributions, have been paid or there remains property of the Company sufficient to pay them.

 

(b)          A Member, irrespective of the nature of such Member’s Capital Contribution, has only the right to demand and receive cash in return for such Capital Contribution.

 

8.06          Maintenance of Capital Accounts . The Company shall establish and maintain a Capital Account for each Member and Economic Interest Owner. Each Member’s Capital Account shall be increased by (a) the amount of any Capital Contribution contributed by the Member to the Company, (b) the fair market value of any property, as determined by the Company and the Member by arm’s length agreement at the time of contribution (net of liabilities assumed by the Company or subject to which the Company takes such property within the meaning of Section 752 of the Code), and (c) the Member’s share of Profits and of any separately allocated items of income or gain (including any gain or income allocated to the Member to reflect the difference between the book value and tax basis of assets contributed by such Member). Each Member’s Capital Account shall be decreased by (a) the amount of any money distributed to the Member by the Company (excluding payments received by a Member from the Company as repayment of a loan by the Company to the Member), (b) the fair market value of any property distributed to the Member (net of liabilities of the Company assumed by the Member or subject to which the Member takes such property within the meaning of Section 752 of the Code), and (c) the Member’s share of Losses and of any separately allocated items of deduction or loss (including any loss or deduction allocated to the Member to reflect the difference between the book value and tax basis of assets contributed by the Member).

 

ARTICLE 9.

DISTRIBUTIONS

 

9.01          Distributions . Subject to the Loan Documents, distributions of Net Cash Flow and Capital Proceeds shall be distributed and applied by the Managers in the following order and priority:

 

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(a)          First, to non-Defaulting Members, pari passu, in accordance with their accrued but unpaid Additional Contribution Priority Return, if any, until each non-Defaulting Member entitled to an Additional Contribution Priority Return is paid such amount in full;

 

(b)          Next, to non-Defaulting Members, pari passu, in accordance with their Additional Capital Contributions, until their unreturned Additional Capital Contributions are reduced to zero;

 

(c)          Next, to Defaulting Members, pari passu, in accordance with their accrued but unpaid Additional Contribution Priority Return, if any, until each Defaulting Member entitled to an Additional Contribution Priority Return is paid such amount in full;

 

(d)          Next, to Defaulting Members, pari passu, in accordance with their Additional Capital Contributions, until their unreturned Additional Capital Contributions are reduced to zero;

 

(e)          Next, to the Members, pari passu, in accordance with their Ownership Percentages, until such time as the BR Member has received an amount equal to the greater of (1) an Internal Rate of Return of ten percent (10%) and (2) 135% of the BR Member’s (i) Initial Capital Contributions and (ii) any Additional Capital Contributions that are made solely as a result of a change in the Total Project Budget occurring on or prior to the date of execution of the GMP Contract;

 

(f)          Next, to each applicable Member in accordance with their Section 8.04(a) Advances, without interest, pari passu to the Members based on the principal amounts advanced with respect to each Member;

 

(g)          Next, pari passu, 69.44% to the BR Member and 30.56% to the Catalyst Member, until such time as the BR Member has received an Internal Rate of Return of at least twenty percent (20%); and

 

(h)          Thereafter, pari passu, 61.11% to the BR Member and 38.89% to the Catalyst Member.

 

9.02          Limitation Upon Distributions . No distribution shall be made to Members if prohibited by Section 18-607 of the Act.

 

9.03          Interest On and Return of Capital Contributions . No Member shall be entitled to interest on its Capital Contribution or to return of its Capital Contribution, except as otherwise specifically provided for herein.

 

ARTICLE 10.

ALLOCATIONS OF NET PROFITS AND NET LOSSES

 

10.01          Allocation of Profits and Losses . Profits and Losses for any Fiscal Year or other period of the Company will be allocated to the Members as follows:

 

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(a)           Allocations of Profits and Losses for Capital Account Purposes . After giving effect to the special allocations set forth in Sections 10.02 and 10.03, Profits and Losses of the Company for any Fiscal Year or portion thereof shall be allocated among the Capital Accounts of the Members in such a manner that would cause, to the extent possible, the Capital Accounts of the Members as of the end of a Fiscal Year or portion thereof, after adjustment for all contributions and distributions during the year, and after adjustment for the special allocations set forth in Sections 10.02 and 10.03 (including the allocations of such Members’ shares of the “partnership minimum gain” and “partner nonrecourse debt minimum gain” (as such terms are used in Regulation Section 1.704-2) not otherwise required to be taken into account during such period), to equal the aggregate distributions that the Members would be entitled to receive pursuant to Section 9.01, in each case determined as if (i) all assets of the Company, including cash, were sold for their Gross Asset Values (which, for the avoidance of doubt, shall not be “booked up” to fair market value for this purpose outside of an actual liquidation), (ii) all Company liabilities, including the Company’s share of any liability of any entity treated as a partnership for U.S. federal income tax purposes in which the Company is a partner, were satisfied in cash according to their terms (each nonrecourse liability is limited to the book value of the assets securing such liability) and (iii) the remaining proceeds were distributed in accordance with Section 9.01. The Managers, based on the advice of the Company’s tax advisors, shall have the authority to correct or adjust any allocation provision hereunder as it determines to be necessary or appropriate (and not unfairly discriminatory against any Member) for such allocations, in the aggregate, to be made in the manner provided in the first sentence of this Section 10.01.

 

(b)           Limitations on Losses for Capital Account Purposes . Notwithstanding anything in Section 10.01(a) to the contrary, the Managers will not allocate any item of loss or deduction to a Member that would cause or increase a deficit balance in such Member’s Capital Account (as increased by such Member’s share of “partnership minimum gain” and “partner nonrecourse debt minimum gain”, as such terms are defined in Regulations Section 1.704-2 and applied to the Members of the Company), and will make special allocations of the Profits or Losses of the Company among the Members as necessary to cause the allocations under this Section 10.01 to be respected under Code Section 704(b) and Regulations Section 1.704 1(b)(1). The Managers shall, to the extent possible and in whatever manner they deem appropriate, make subsequent curative allocations of other items of income, gain, loss and deduction to offset any such special tax allocations.

 

10.02          Special Allocations . The following special allocations shall be made in the following order:

 

(c)           Minimum Gain Chargeback . Notwithstanding any other provision of this Article 10, if there is a net decrease in Company Minimum Gain during any Company Fiscal Year, each Member shall be specially allocated items of Company income and gain for such year (and, if necessary, subsequent years) in an amount equal to such Member’s share of the net decrease in Company Minimum Gain, determined in accordance with Regulations Section 1.704-2(g). Allocations pursuant to the previous sentence shall be made in proportion to the respective amounts required to be allocated to each Member pursuant thereto. The items to be so allocated shall be determined in accordance with Section 1.704-2(f) of the Regulations. This Section 10.02(a) is intended to comply with the minimum gain chargeback requirement in such Section of the Regulations and shall be interpreted consistently therewith.

 

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(d)           Member Minimum Gain Chargeback . Notwithstanding any other provision of this Article 10, except Section 10.02(a), if there is a net decrease in Member Minimum Gain attributable to a Member Nonrecourse Debt during any Company Fiscal Year, each Member who has a share of the Member Minimum Gain attributable to such Member Nonrecourse Debt, determined in accordance with Regulations Section 1.704-2(i)(5), shall be specially allocated items of Company income and gain for such year (and, if necessary, subsequent years) in an amount equal to such Member’s share of the net decrease in Company Minimum Gain attributable to such Member Nonrecourse Debt, determined in accordance with Regulations Section 1.704-2(i)(4). Allocations pursuant to the previous sentence shall be made in proportion to the respective amounts required to be allocated to each Member pursuant thereto. The items to be so allocated shall be determined in accordance with Section 1.704-2(i)(4) of the Regulations. This Section 10.02(b) is intended to comply with the minimum gain chargeback requirement in such Section of the Regulations and shall be interpreted consistently therewith.

 

(e)           Qualified Income Offset . In the event any Member unexpectedly receives any adjustments, allocations, or Distributions described in Regulations Sections 1.704-1(b)(2)(ii)(d)(4), (5), or (6), items of Company income and gain shall be specially allocated to each such Member in an amount and manner sufficient to eliminate, to the extent required by the Regulations, the Adjusted Capital Account Deficit of such Member as quickly as possible, provided that an allocation pursuant to this Section 10.02(c) shall be made if and only to the extent that such Member would have an Adjusted Capital Account Deficit after all other allocations provided for in this Article 10 have been tentatively made as if this Section 10.02(c) were not in the Agreement.

 

(f)           Gross Income Allocation . In the event any Member has a deficit Capital Account at the end of any Company Fiscal Year that is in excess of the sum of (i) the amount such Member is obligated to restore, and (ii) the amount such Member is deemed to be obligated to restore pursuant to the penultimate sentences of Regulations Sections 1.704-2(g)(1) and 1.704-2(i)(5), each such Member shall be specially allocated items of Company income and gain in the amount of such excess as quickly as possible, provided that an allocation pursuant to this Section 10.02(d) shall be made if and only to the extent that such Member would have a deficit Capital Account in excess of such sum after all other allocations provided for in this Article 10 have been tentatively made as if Section 10.02(c) hereof and this Section 10.02(d) were not in the Agreement.

 

(g)           Nonrecourse Deductions . Nonrecourse Deductions for any fiscal year or other period shall be specially allocated to the Members in accordance with their respective Ownership Percentages.

 

(h)           Member Nonrecourse Deductions . Any Member Nonrecourse Deductions for any fiscal year or other period shall be specially allocated to the Member who bears the economic risk of loss with respect to the Member Nonrecourse Debt to which such Member Nonrecourse Deductions are attributable in accordance with Regulations Section 1.704-2(i).

 

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(i)           Section 754 Adjustment . To the extent an adjustment to the adjusted tax basis of any Company asset pursuant to Code Section 734(b) or Code Section 743(b) is required, pursuant to Regulations Section 1.704-1(b)(2)(iv)(m), to be taken into account in determining Capital Accounts, the amount of such adjustment to the Capital Accounts shall be treated as an item of gain (if the adjustment increases the basis of the asset) or loss (if the adjustment decreases such basis) and such gain or loss shall be specially allocated to the Members in a manner consistent with the manner in which their Capital Accounts are required to be adjusted pursuant to such Section of the Regulations.

 

10.03          Curative Allocations .

 

(a)          The allocations set forth in Sections 10.01(b) and 10.2 (the “Regulatory Allocations”) are intended to comply with certain requirements of the Regulations. It is the intent of the Members that, to the extent possible, all Regulatory Allocations shall be offset either with other Regulatory Allocations or with special allocations of other items of Company income, gain, loss or deduction pursuant to this Section 10.03. Therefore, notwithstanding any other provision of this Article 10 (other than the Regulatory Allocations), the Managers shall make such offsetting special allocations of Company income, gain, loss or deduction in whatever manner they determine appropriate so that, after such offsetting allocations are made, each Member’s Capital Account balance is, to the extent possible, equal to the Capital Account balance such Member would have had if the Regulatory Allocations were not part of the Agreement and all Company items were allocated pursuant to Section 10.01.

 

(b)          The Managers shall have reasonable discretion, with respect to each Company Fiscal Year, to (i) apply the provisions of Section 10.03(a) hereof in whatever manner is likely to minimize the economic distortions that might otherwise result from the Regulatory Allocations, and (ii) divide all allocations pursuant to Section 10.03(a) hereof among the Members in a manner that is likely to minimize such economic distortions.

 

10.04          Tax Allocations .

 

(a)          Except as set forth in this Section 10.04, allocations for income tax purposes of items of income, gain, loss, deduction, and credits, and basis therefor, shall be made in the same manner as allocations for book purposes set forth in Sections 10.01, 10.02 and 10.03 hereof. In applying this Section 10.04, each item of income, gain, expense and loss for a period not specially allocated shall be allocated in the same proportions as the allocation of Profits and Losses for such period.

 

(b)          In the event of a contribution of property other than cash to the Company, income, gain, loss and deduction with respect to such contributed property shall be shared among the Members for tax purposes so as to take account of the variation between the basis of the property to the Company and its fair market value at the time of contribution in accordance with Code Section 704(c) and the Regulations thereunder.

 

(c)          In the event the book value of any Company asset is adjusted to equal its fair market value in accordance with Regulations Sections 1.704-1(b)(2)(iv)(d) and 1.704-1(b)(2)(iv)(f), subsequent allocations of income, gain, loss and deduction with respect to such asset shall take into account any variation between the adjusted basis of such asset for federal income tax purposes and its fair market value pursuant to Code Section 704(c) and the Regulations thereunder.

 

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(d)          In accordance with Sections 704(b) and 704(c) of the Code and applicable Treasury Regulations, including Treasury Regulations Section 1.704-1(b)(4)(i), items of income, gain, deduction and loss with respect to any property that is properly reflected on the books of the Company at a book value that differs from the adjusted tax basis of such property within the meaning of the Regulation 1.704-1(b)(2)(iv)(g)(1) (“Book Property”) (and, if necessary, any other property of the Company) shall, solely for tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of the Book Property to the Company for federal income tax purposes and its book value.

 

(e)          To the extent of any recapture income resulting from the sale or other taxable disposition of assets of the Company, the amount of any gain from such disposition allocated to a Member (or a successor in interest) for federal income tax purposes pursuant to the above provisions shall be deemed to be recapture income to the extent that such Member has been allocated or has claimed any deduction directly or indirectly giving rise to the treatment of such gain as recapture income.

 

(f)          The items of income, gain, deduction and loss for tax purposes allocated to the Members pursuant to this Section 10.04 shall not be reflected in the Members’ Capital Accounts. Any elections or other decisions relating to such allocations shall be made by the Managers in any manner that reasonably reflects the purpose and intent of this Agreement and is consistent with the economic arrangement among the Members.

 

(g)          Pursuant to Treasury Regulations Section 1.752-3(a)(3), the Members hereby agree to allocate excess nonrecourse liabilities of the Company in accordance with their respective Ownership Percentages.

 

10.05          Varying Interest in Company . Allocations to any Member whose Membership Interest changes during a Company Fiscal Year or to any Member who is a Member for less than a full Company Fiscal Year, whether by reason of the admission of a Member, the withdrawal of a Member, a non-pro rata contribution of capital to the Company or any other event described in Section 706(d)(1) of the Code and the Regulations issued thereunder, shall be made in accordance with Section 706(d) of the Code and the Regulations promulgated thereunder to take into account the varying Interests of the Members in the Company during the Company Fiscal Year.

 

ARTICLE 11.

BOOKS AND RECORDS

 

11.01          Accounting Period . The Company’s accounting period shall be the calendar year.

 

11.02          Records . Proper and complete records and books of accounts shall be kept or shall be caused to be kept by the Managers in which shall be entered fully and accurately all transactions and other matters relating to the Company’s business in such detail and completeness as is customary and usual for businesses of the type engaged in by the Company. The Company shall keep at its principal place of business the following records:

 

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(a)          A current list of the full name and last known address of each Member, Economic Interest Owner and Manager;

 

(b)          Copies of records to enable a Member to determine the relative voting rights, if any, of the Members;

 

(c)          A copy of the Certificate of Formation of the Company and all amendments thereto;

 

(d)          Copies of the Company’s federal, state and local income tax returns and reports, if any, for the three most recent years;

 

(e)          Copies of the Company’s written Operating Agreement, together with any amendments thereto;

 

(f)          Copies of any financial statements of the Company for the three (3) most recent years.

 

The books and records shall at all times be maintained at the principal office of the Company and shall be open to the reasonable inspection and examination of the Members, Economic Interest Owners, or their duly authorized representatives during reasonable business hours.

 

11.03          Reports and Financial Statements .

 

(a)          Within fifteen (15) days of the end of each Fiscal Year, the Catalyst Member shall cause each Member to be furnished with the following annual reports computed as of the last date of the Fiscal Year: (i) an unaudited balance sheet of the Company; (ii) an unaudited statement of the Company’s profit and loss; and (iii) a statement of the Members’ Capital Accounts and changes therein in such Fiscal Year.

 

(b)          Within fifteen (15) days of the end of each quarter of each Fiscal Year, the Catalyst Member shall cause to be furnished to the BR Member such information as reasonably requested by the BR Member, and to the extent not readily available, which may be reasonably prepared by the Catalyst Member at the expense of the Company, as is necessary for any REIT Member (whether a direct or indirect owner) to determine its qualification as a REIT and its compliance with REIT Requirements as shall be requested by the BR Member. Further, the Catalyst Member shall cooperate in a reasonable manner at the request of any Member, at the expense of the Company, to work in good faith with any designated accountants or auditors of such Member or its Affiliates so that such Member or its Affiliate is able to comply with any public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of the Member or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such Member or its Affiliates.

 

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11.04          Tax Returns . Until such time as the BR Member otherwise elects by written notice to the Catalyst Member to undertake such preparation and filing activities, the Catalyst Member shall cause the preparation and timely filing of all tax returns required to be filed by the Company pursuant to the Code and all other tax returns deemed necessary and required in each jurisdiction in which the Company does business and shall submit such returns to the Members for their review, comment and approval at least ten (10) days prior to the due date or extended due date thereof and shall thereafter cause the same to be filed in a timely manner (including extensions). No later than the due date or extended due date, the Member responsible for making such filings hereunder shall deliver or cause to be delivered to each Member a copy of the tax returns for the Company and such Subsidiaries with respect to such Fiscal Year, together with such information with respect to the Company and such Subsidiaries as shall be necessary for the preparation by such Member of its U.S. federal and state income or other tax and information returns.

 

ARTICLE 12.

TRANSFERABILITY

 

12.01          General Prohibition . Except as provided in Sections 12.02, 12.06 and 12.09 hereof, in which event no consent from any party shall be required to effectuate the transfer(s) described therein, no Member or Economic Interest Owner may assign, convey, sell, transfer, liquidate, encumber, or in any way alienate (collectively a “Transfer”), all or any part of its Interest without the prior written consent of the Members, which consent may be given or withheld in the sole discretion of any Member; provided, however, that nothing contained herein shall prohibit any transfers of direct or indirect equity interests in the Members so long as, in the case of the Catalyst Member, such transfers do not result in a Catalyst Change of Control until after the Termination Conditions have been satisfied. Any attempted Transfer of all or any portion of an Interest without the necessary consent, or as otherwise permitted hereunder, shall be null and void and shall have no effect whatsoever. Upon the transfer of a Membership Interest in accordance with this Article 12, the Ownership Percentages of the transferring Member and of the transferee shall be adjusted accordingly. Notwithstanding anything contained herein to the contrary, no Transfers shall be permitted that would violate the terms of any Loan documents.

 

12.02          Affiliate Transfers . Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 12.01:

 

(a)          Any Transfer by BR Member or a Bluerock Transferee of up to one hundred percent (100%) of its Interest to any Affiliate of Bluerock Real Estate, L.L.C., including but not limited to (A) Bluerock Residential Growth REIT, Inc. (“ BR REIT ”) or any Person that is directly or indirectly owned by BR REIT; (B) Bluerock Special Opportunity + Income Fund, LLC (“ BR SOIF ”) or any Person that is directly or indirectly owned by BR SOIF; (C) Bluerock Special Opportunity + Income Fund II, LLC (“ BR SOIF II ”) or any Person that is directly or indirectly owned by BR SOIF II, (D) Bluerock Special Opportunity + Income Fund III, LLC (“BR SOIF III”) or any Person that is directly or indirectly owned by BR SOIF III, (E) Bluerock Growth Fund, LLC (“ BR Growth ”) or any Person that is directly or indirectly owned by BR Growth, and/or (F) Bluerock Growth Fund II, LLC (“ BR Growth II ”) or any Person that is directly or indirectly owned by BR Growth II (collectively, a “ Bluerock Transferee ”); provided, that, following the date the BR REIT first acquires a direct or indirect common interest in the Company or the Project, in all instances, BR REIT shall either retain, direct or indirectly, more than a fifty percent (50%) equity interest in the BR Member or otherwise retain the power to control, directly or indirectly, the major activities of the BR Member such that BR REIT can consolidate the BR Member on its audited financial statements; and

 

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(b)          Provided only that the development of the Project is complete (as evidenced by the delivery of a final certificate of occupancy, the delivery of an architect’s certificate of completion and the release of the final contractor retainage), any Transfer by Catalyst Member or a Catalyst Transferee of up to one hundred percent (100%) of its Interest to any Affiliate of the Catalyst Member (a “Catalyst Transferee”).

 

12.03          Conditions of Transfer and Assignment . A transferee of an Interest pursuant to 12.01 or 12.02 shall become a Member only if the following conditions have been satisfied:

 

(a)          the transferor, his legal representative or authorized agent must have executed a written instrument of transfer of such Interest in form and substance satisfactory to the Managers;

 

(b)          the transferee must have executed a written agreement, in form and substance satisfactory to the Managers, to assume all of the duties and obligations of the transferor under this Operating Agreement with respect to the transferred Interest and to be bound by and subject to all of the terms and conditions of this Operating Agreement;

 

(c)          the transferor, his legal representative or authorized agent, and the transferee must have executed a written agreement, in form and substance satisfactory to the Managers to indemnify and hold the Company, the Managers and the other Members harmless from and against any loss or liability arising out of the transfer;

 

(d)          the transferee must have executed such other documents and instruments as the Managers may deem necessary to effect the admission of the transferee as a Member; and

 

(e)          unless waived by the Managers, the transferee or the transferor must have paid the expenses incurred by the Company in connection with the admission of the transferee to the Company.

 

12.04          Transfers of Economic Interest Only . A permitted transferee of an Economic Interest who does not become a Member shall be an Economic Interest Owner only and shall be entitled only to the transferor’s Economic Interest to the extent assigned. Such transferee shall not be entitled to vote on any question regarding the Company, and the Ownership Percentage associated with the transferred Economic Interest shall not be considered to be outstanding for voting purposes.

 

12.05          Successors as to Economic Rights . References in this Operating Agreement to Members shall also be deemed to constitute a reference to Economic Interest Owners where the provision relates to economic rights and obligations. By way of illustration and not limitation, such provisions would include those regarding Capital Accounts, distributions, allocations, and contributions. A transferee shall succeed to the transferor’s Capital Contributions and Capital Account to the extent related to the Economic Interest transferred, regardless of whether such transferee becomes a Member.

 

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12.06          Buy/Sell .

 

(a)          In the event the Members are deadlocked and are unable to agree unanimously on any Major Decision that requires unanimity, and the Members are unable through good faith and the exercise of their reasonable efforts to break such deadlock for a period of fifteen (15) days following notice from one Member to the other Member that a deadlock exists with regard to a Major Decision, the deadlock may be broken by the invocation of the provisions of this Section 12.06; provided, however, this Section 12.06 may be invoked if and only if such deadlock occurs after the date which is 24 months from the date of Project Stabilization. Prior to invoking the provisions of this Article, the Members shall in good faith meet within fifteen (15) days of such deadlock, and use their reasonable efforts to resolve any disagreements regarding any Major Decision. As used in this Section 12.06, “deadlock” shall mean the inability of the Members to unanimously agree with respect to a Major Decision that requires unanimity.

 

(b)          Either Member may initiate the buy/sell procedure by providing a written notice (the “Value Notice”) to the other Member. The Member which initiates the buy/sell procedure, is referred to herein as the “Offeror.” The Member who receives the Value Notice is referred to herein as the “Offeree.” The Value Notice shall include an offer by the Offeror to purchase all (and not less than all) of the Membership Interest(s) owned by the Offeree and an offer by the Offeror to sell all (and not less than all) of the Membership Interest(s) owned by the Offeror to the Offeree. In the case of the BR Member, the offer referred to in the preceding sentence shall also include an offer to purchase the co-tenancy interest of the Brown Co-Tenants; and in the case of the Catalyst Member, the offer referred to in the preceding sentence shall also include an offer to sell the co-tenancy interest of the Brown Co-Tenants (with respect to which the Catalyst Member represents to the BR Member that it has such drag-along rights). The Value Notice shall specify an amount (the “Stated Amount”), which shall in any case be not less than the aggregate of all indebtedness owed at that time by the Borrower, and which shall be used in the calculations of the purchase price pursuant to this Section 12.06. Notwithstanding the foregoing, upon the receipt of a Value Notice from the BR Member, the Catalyst Member shall have the right, to the extent available pursuant to Section 12.09, to exercise the Put Right contained in Section 12.09 below by issuing a Put Notice within ten (10) business days thereafter, in which case the Value Notice shall be deemed to have been rescinded by the BR Member.

 

(c)          The Offeree shall have forty-five (45) days from its receipt of the Value Notice to provide a written notice (the “Election Notice”) to the Offeror stating either that the Offeree will sell all (and not less than all) its Membership Interest(s) to the Offeror or that the Offeree will purchase all (and not less than all) the Offeror’s Membership Interest(s) at the purchase price referenced in Section 12.06(b) hereof. If the Offeree fails to give a timely Election Notice, the Offeree shall be deemed to have elected to sell all (and not less than all) its Membership Interest(s) to the Offeror. The Election Notice shall specify the date of closing (the “Buy-Sell Closing Date”), which date shall be at least thirty (30) days after the giving of the Election Notice, but in any event not later than the ninetieth (90th) day after such notice. If the Offeree fails to provide an Election Notice, the Buy-Sell Closing Date shall be held on the first Business Day which is at least ninety (90) days after the giving of the Value Notice. For the sake of clarity, all references in this Section and in Sections 12.07 and 12.08 to the Membership Interest of the Catalyst Member shall be deemed to include a reference to the co-tenancy interests of the Brown Co-Tenants, to the extent applicable.

 

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(d)          The Member (or Members) that finally becomes obligated to sell its or their Membership Interest(s) is sometimes referred to herein collectively as the “Seller,” and the Member or Members that finally becomes obligated to purchase the other Member’s or Members’ Membership Interest(s) is sometimes referred to herein as the “Buyer.” If the Catalyst Member is the Seller, then the term shall also be deemed to include the Brown Co-Tenants.

 

(e)          The aggregate purchase price for the Seller’s Membership Interest(s) pursuant to this Section 12.06 shall be that amount which would be distributed to the Seller pursuant to Section 9.01 above (after giving effect to all applicable provisions of this Agreement, but after liquidating all Reserves then existing and without establishing any additional Reserves) if the Project was sold by the Borrower on the Buy-Sell Closing Date for a gross sales price equal to the Stated Amount and all liabilities and obligations of the Borrower were satisfied from the proceeds from such sales price and any remaining proceeds were distributed to the Co-Tenants by the Borrower as required under applicable agreements, and then the proceeds received by the Company were distributed to the Members in accordance with Section 9.01. If the Catalyst Member is the Seller, then the purchase price shall also include that amount that would be distributed to the Brown Co-Tenants directly pursuant to the TIC Agreement in connection with the sale of the Project, with any such portion of the price allocable to the Brown Co-Tenants paid directly thereto in exchange for full and complete relinquishment of any and all of their rights in and to the Trust or the Property. No Member shall be entitled to any sales fee or commission if either Member exercises the buy/sell procedure set forth in this Section 12.06.

 

(f)          The closing of a purchase of Membership Interest(s) pursuant to this Section 12.06 shall be held on the Buy-Sell Closing Date, subject to the terms and conditions specified herein.

 

(g)          As of the effective date of any transfer of a Membership Interest(s) pursuant to this Section 12.06, the Buyer shall assume all obligations of the Seller with respect to the Membership Interest so transferred, including any liability of the Seller or any Affiliate thereof with respect to any Company liabilities. Upon such transfer, the Seller’s rights and obligations under this Agreement shall terminate with respect to such transferred Membership Interest, except as to indemnity rights of such Member under this Agreement attributable to acts or events occurring prior to the effective date of such transfer. If the Buyer is the BR Member, the Buyer shall also assume any obligations of the Brown Co-Tenants pursuant to the TIC Agreement.

 

(h)          Notwithstanding anything contained herein to the contrary, if the Catalyst Member is the Buyer, the Catalyst Member shall have the right to assign all of any portion of its rights under this Section 12.06 to one or more of the Brown Co-Tenants or their Affiliates.

 

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12.07          Escrow and Closing of Buy-Sell .

 

(a)           Closing Time and Location . Except as otherwise provided for in this Agreement, the closing of any offer of a Membership Interest between the Members pursuant to Section 12.06 shall take place through a mutually agreed escrow agent located in Atlanta, Georgia.

 

(b)           Required Documents . Prior to or at the closing, Seller shall supply to Buyer all documents customarily required (or reasonably required by Buyer) to make a good and sufficient conveyance of such Membership Interest to the Buyer, which documents shall be in form and substance reasonably satisfactory to the Buyer and Seller. All payments shall be by wire transfer of immediately available funds.

 

(c)           Conditions Precedent to Closing . The obligation of Buyer to pay the purchase price shall be conditioned upon the Membership Interest being transferred free and clear of all liens, claims and encumbrances (except for, in the case of the co-tenancy interest of the Brown Co-Tenants, non-monetary liens otherwise affecting the Property that were of record on the date hereof or that were otherwise previously approved by the Members (“Permitted Liens”)). This condition is for the sole benefit of Buyer and may be waived by Buyer in whole or in part in its sole discretion.

 

(d)           Closing Costs . Each party shall pay its own attorneys’ fees and expenses incurred in connection with the closing, and costs of the escrow or closing, including, without limitation all premiums for title insurance and any escrow fees, recording charges, and transfer taxes arising from the closing of the buy-sell transaction, shall be borne or allocated in the manner customary in the area in which the Project is located and, to the extent no custom exists, shall be shared equally by Seller and Buyer. Unless previously deducted in determining the price for the Membership Interest, the Buyer shall deduct from the price otherwise payable to the Seller an amount equal to all liens, claims and encumbrances of a definite or ascertainable amount, if any, which encumber the Seller’s Membership Interest being transferred which are not released or repaid on or prior to the closing (if Buyer elects to waive the conditions set forth in Section 12.07(c)).

 

(e)           Warranty of Title . The Seller shall represent, warrant and agree that its Membership Interest being sold hereunder is free of all liens, claims and encumbrances (except liens, claims or encumbrances that were deducted in determining the applicable price of the Membership Interest and except for Permitted Liens) and that the Seller shall defend, indemnify and hold harmless the Buyer from any such liens, claims and encumbrances.

 

(f)           Closing of Buy-Sell Transaction . At the closing of a sale of a Membership Interest by one Member to the other Member pursuant to Section 12.06 hereof, the following shall occur:

 

(i)          The Seller shall convey and assign to the Buyer or its designee the entire Membership Interest of the Seller, free and clear of all liens, claims and encumbrances (other than liens, claims and encumbrances that were waived by Buyer and deducted in determining the applicable price of the Membership Interest and except for Permitted Liens), and the Seller and the Buyer shall execute all documents which may be reasonably required to give effect to the sale and purchase of such Membership Interest.

 

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(ii)         The Buyer shall pay or cause to be paid to the Seller the applicable purchase price for the Membership Interest being purchased in cash or by wire transfer at the closing.

 

(iii)        Notwithstanding any provision herein to the contrary, it shall be a condition or requirement of any offer and the closing to obtain a release of the Seller and the Seller’s Affiliates from any personal liability arising out of any and all Recourse Guaranties and Non-Recourse Carveout Guaranties.

 

12.08          Default .

 

(a)           Events of Default . The failure of a Member to perform any of the obligations set forth in Sections 12.06 or 12.07 with respect to an offer of its Membership Interest or purchase of the other Member’s Membership Interest shall constitute an event of default (“Event of Default”) on the part of the Member with respect to whom such failure occurs.

 

(b)           Remedies . Upon the occurrence of an Event of Default, the non-defaulting Member may exercise, in addition to all other rights and remedies provided in this Agreement or available at law or in equity, any one or more of the remedies provided for in Section 12.08 (c) below.

 

(c)           Remedies for Failure to Transfer Membership Interest .

 

(i)           Seller’s Failure . In the event that the Seller fails to make conveyance of its Membership Interest pursuant to its obligations herein, then the Buyer shall have the option: (A) to demand and receive specific performance of the Seller’s obligations to convey its Membership Interest as provided for herein; (B) to recover damages on account of the Seller’s failure to make conveyance (which rights shall be in addition to the right granted under subparagraph (A) above, if the Buyer so elects); or (C) to terminate the obligations of the parties to proceed with the sale of the Membership Interest, whereupon the position of the parties shall revert to the status quo ante as if no notice to purchase from either party to the other had been given under the provisions of this Agreement.

 

(ii)          Buyer’s Failure . In the event that the Buyer defaults in the closing of a purchase of a Membership Interest as herein provided, then the Seller shall have the option to: (A) elect to purchase the Buyer’s Membership Interest on the terms and conditions otherwise set forth herein, by notice to the Buyer of the Seller’s intention so to do, given within fifteen (15) days after such default in which event the Seller shall become the Buyer and the Buyer shall become the Seller, and all the applicable terms, conditions and provisions of this Agreement with respect to such sales shall govern, except that the closing thereof shall take place thirty (30) days after such date of notice from the Seller (now the Buyer) to the Buyer (now the Seller) and except that the purchase price shall be ten percent (10%) less than the price which the Seller (now the Buyer) would have had to pay had such Buyer (now the Seller) originally elected to sell its Membership Interest; (B) terminate the Seller’s obligation to convey its Membership Interest to the Buyer by notice to the Buyer, in which case the position of the parties shall revert to the status quo ante as if no notice from either party to the other had been given under the provisions of this Agreement; or (C) sue Buyer in the appropriate court for specific performance.

 

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12.09          Catalyst Put Right .

 

(a)          Notwithstanding anything contained herein to the contrary, in the event that the Catalyst Member desires to either sell the Project or refinance the Loan, and in either such case the BR Member fails to provide its consent thereto, then at the Catalyst Member’s election, the Catalyst Member shall have the right to require that the BR Member purchase its Membership Interest on the terms contained herein, along with the purchase of the co-tenancy interest of the Brown Co-Tenants (the “Put Right”); provided, however, this Section 12.09 may only be invoked following Project Completion.

 

(b)          The Catalyst Member may exercise the Put Right by providing a written notice (the “Put Notice”) to the BR Member. The Put Notice shall state that the Catalyst Member is requiring the BR Member to purchase all (but not less than all) of the Membership Interest owned by the Catalyst Member along with the co-tenancy interest of the Brown Co-Tenants at a price to be derived from the Appraised Value of the Project. The Put Notice shall specify the date of closing (the “Put Closing Date”), which date shall be no earlier than the later of (i) the thirtieth (30th) day after the giving of the Put Notice and (ii) the tenth (10 th ) day following the final determination of Appraised Value, but in any event not later than the ninetieth (90th) day after such notice.

 

(c)          As used herein, the term “Appraised Value” means the fair market value for the Project, to be established through the following appraisal process. Each Member shall select an MAI certified appraiser, licensed in the State of Georgia, to value the Project. If the deviation between the two valuations is less than three percent (3%), then the average of the two appraisals shall form the basis of valuation for the Project. In the event the two appraised valuations deviate by more than three percent (3%), then the two appraisers shall select a third appraiser to appraise the Project. The average of the two closest appraisals shall form the basis of valuation for the Project. Catalyst shall have the right in its sole discretion to rescind its exercise of the Put Right if it is unsatisfied with the results of the appraisal process but only on the following conditions: (i) it agrees to bear all actual out-of pocket costs incurred in connection with the appraisal process; (ii) it agrees to waive all further rights to exercise the Put Right; and (iii) if the BR Member had previously exercised the Buy-Sell in accordance with Section 12.06 above, the BR Member shall have the right to return to the extant Buy-Sell.

 

(d)          The aggregate purchase price for the Catalyst Member’s Membership Interest pursuant to this Section 12.09 (the “Put Price”) shall be that amount which would be distributed to the Catalyst Member pursuant to Section 9.01 above (after giving effect to all applicable provisions of this Agreement, but after liquidating all Reserves then existing and without establishing any additional Reserves) if the Project were sold by the Borrower on the Put Closing Date for a gross sales price equal to the Appraised Value and all liabilities and obligations of the Borrower were satisfied from the proceeds from such sales price and any remaining proceeds were distributed to the Co-Tenants by the Borrower, and then the proceeds received by the Company were distributed to the Members in accordance with Section 9.01. In addition, the purchase price shall include that amount that would be distributed to the Brown Co-Tenants directly pursuant to the TIC Agreement in connection with the sale of the Project, with any such portion of the price allocable to the Brown Co-Tenants paid directly thereto in exchange for full and complete relinquishment of any and all of their rights in and to the Trust or the Property. No Member shall be entitled to any sales fee or commission if the Catalyst Member exercises the Put Right set forth in this Section 12.09 .

 

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(e)          Notwithstanding anything contained herein to the contrary, at any time prior to the commencement of vertical construction of the Project, in the event that: (i) the Catalyst Member desires to commence vertical construction of the Project but is prohibited from doing so as a result of the exercise by the BR Member of its rights pursuant to Section 7.07 above; and (ii) the Catalyst Member exercises the Put Right as a result of its desire to market and sell the Project because of the BR Member’s unwillingness to proceed with vertical construction, then the amount of the Put Price shall be an amount equal to the greater of: (x) the amount determined pursuant to Section 12.09(d) above and (y) the sum of the (i) amount of the Catalyst Member’s Initial Capital Contributions and (ii) the amounts contributed to the Borrower by the Brown Co-Tenants pursuant to the TIC Agreement.

 

(f)          The closing of a purchase of Membership Interest(s) pursuant to this Section 12.09 shall be held on the Put Closing Date, subject to the terms and conditions specified herein.

 

(g)          As of the Put Closing Date, the BR Member shall assume all obligations of the Catalyst Member with respect to the Membership Interest so transferred, including any liability of the Seller or any Affiliate thereof with respect to any Company liabilities. Upon such transfer, the Catalyst Member’s rights and obligations under this Agreement shall terminate with respect to such transferred Membership Interest, except as to indemnity rights of such Member under this Agreement attributable to acts or events occurring prior to the effective date of such transfer. In addition, the BR Member shall cause the TIC Agreement to be terminated in its entirety following the purchase of the co-tenancy interest of the Brown Co-Tenants.

 

(h)          The provisions of Sections 12.07 (including without limitation Section 12.07(f)(iii)) and 12.08 above shall apply to this Section 12.09, to the extent applicable.

 

12.10          Specific Performance . It is expressly agreed that the remedy at law for breach of any of the obligations set forth in this Article 12 is inadequate in view of (i) the complexities and uncertainties in measuring the actual damages that would be sustained by reason of the failure of a party to comply fully with each of said obligations, and (ii) the uniqueness of each Member’s business and assets and the relationship of the Members. Accordingly, each of the aforesaid obligations and restrictions shall be, and is hereby expressly made, enforceable by specific performance.

 

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ARTICLE 13.

ISSUANCE OF ADDITIONAL MEMBERSHIP INTERESTS

 

Except as otherwise provided for herein, any Person approved by all of the Members may become a Member in the Company by the issuance by the Company of Membership Interests for such consideration as all of the Members shall determine. No new Members shall be entitled to any retroactive allocation of losses, income or expense deductions incurred by the Company. The Managers may, upon the approval of all the existing Members, at the time a Member is admitted, close the Company books (as though the Company’s tax year had ended) or make pro rata allocations of loss, income and expense deductions to a new Member for that portion of the Company’s tax year in which a Member was admitted in accordance with the provisions of Section 706(d) of the Code and the Treasury Regulations promulgated thereunder.

 

ARTICLE 14.

DISSOLUTION AND TERMINATION

 

14.01 Dissolution .

 

(a) The Company shall be dissolved upon the occurrence of any of the following events:

 

i. by the unanimous written agreement of all Members; or

 

ii. by a decree of judicial dissolution under the Act.

 

To the maximum extent permitted under the Act, the Company shall not dissolve upon an event of dissociation with respect to the last remaining Member, but instead the legal successor to such Member shall automatically become a Member of the Company with all rights and obligations appurtenant thereto.

 

(b)          If a Member who is an individual dies or a court of competent jurisdiction adjudges him to be incompetent to manage his person or his property, the Member’s executor, administrator, guardian, conservator, or other legal representative may exercise all of the Member’s rights for the purpose of settling his estate or administering his property, but such person shall be a holder of an Economic Interest and shall not have the rights of a Member. Further, such Person shall be subject to the provisions of Article 12.

 

14.02         Effect of Dissolution . Upon dissolution, the Company shall cease to carry on its business, except as permitted by Section 18-803 of the Act.

 

14.03         Winding Up, Liquidation and Distribution of Assets .

 

(a)          Upon dissolution, an accounting shall be made by the Company’s independent accountants of the accounts of the Company and of the Company’s assets, liabilities and operations, from the date of the last previous accounting until the date of dissolution. The Managers or, if none, the Person or Persons selected by the Members (the “Liquidators”) shall immediately proceed to wind up the affairs of the Company.

 

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(b)          If the Company is dissolved and its affairs are to be wound up, the Liquidators shall:

 

i.         Sell or otherwise liquidate all of the Company’s assets as promptly as practicable;

 

ii.        Allocate any profit or loss resulting from such sales to the Members’ and Economic Interest Owners’ in accordance with Article 10 hereof as if the Company had distributed all distributable Capital Proceeds in accordance with Article 9 hereof;

 

iii.       Discharge all liabilities of the Company, including liabilities to Members and Economic Interest Owners who are creditors, to the extent otherwise permitted by law, other than liabilities to Members and Economic Interest Owners for distributions, and establish such Reserves as may be reasonably necessary to provide for contingent liabilities of the Company; and

 

iv.       Distribute the remaining proceeds to the Members in accordance with Section 9.01.

 

(c)          In the final Fiscal Year of the Company, before making the final distributions provided for in Section 14.03(b)(iv), Profits and Losses shall be credited or charged to Capital Accounts of the Members (which Capital Accounts shall be first adjusted to take into account all distributions other than liquidating distributions made during the Fiscal Year) in the manner provided in Article 10. The allocations and distributions provided for in this Agreement are intended to result in the Capital Account of each Member immediately prior to the liquidation distributions of the Company’s assets pursuant to Section 14.03(b)(iv) being equal to the amount distributable to such Member pursuant to Section 14.03(b)(iv). The Managers are authorized to make appropriate adjustments in the allocation of Profits and Losses and, if necessary, items of gross income and gross deductions of the Company, for the year of liquidation of the Company (or, if earlier, the year in which all or substantially all of the Company’s assets are sold, transferred or disposed of) as necessary to cause the amount of each Member’s Capital Account immediately prior to the distribution of the Company’s assets pursuant to Section 14.03(b)(iv) to equal the amount distributable to such Member pursuant to Section 14.03(b)(iv). Notwithstanding the foregoing, nothing in this Section 14.03(c) shall affect the amounts distributable to the Members under Section 14.03(b)(iv).

 

(d)          Notwithstanding anything to the contrary in this Operating Agreement, upon a liquidation within the meaning of Section 1.704-1(b)(2)(ii)(g) of the Treasury Regulations, if any Member has a deficit Capital Account (after giving effect to all contributions, distributions, allocations and other Capital Account adjustments for all taxable years, including the year during which such liquidation occurs), such Member shall have no obligation to make any Capital Contribution, and the negative balance of such Member’s Capital Account shall not be considered a debt owed by such Member to the Company or to any other Person for any purpose whatsoever.

 

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(e)          Upon completion of the winding up, liquidation and distribution of the assets, the Company shall be deemed terminated.

 

(f)          The Liquidators shall comply with any applicable requirements of applicable law pertaining to the winding up of the affairs of the Company and the final distribution of its assets.

 

14.04          Certificate of Cancellation . When all debts, liabilities and obligations have been paid and discharged or adequate provisions have been made therefor and all of the remaining property and assets have been distributed to the Members, a Certificate of Cancellation may be executed and filed with the Secretary of State of Delaware in accordance with Section 18-203 of the Act.

 

14.05          Return of Contribution Nonrecourse to Other Members . Except as provided by law or as expressly provided in this Operating Agreement, upon dissolution, each Member shall look solely to the assets of the Company for the return of its Capital Contribution. If the Company property remaining after the payment or discharge of the debts and liabilities of the Company is insufficient to return the cash contribution of one or more Members, such Member or Members shall have no recourse against any other Member.

 

ARTICLE 15.

INDEMNIFICATION

 

15.01        Indemnification by Company . The Managers, the Members or their respective members, managers, agents, employees and representatives (each, an “Indemnitee”) shall be indemnified by the Company to the fullest extent permitted by law, against any losses, judgments, liabilities, expenses and amounts paid in settlement of any claims sustained by it or any of them in connection with the Company (each, a “Claim”), provided that (i) such course of conduct was, in good faith, intended to be in, and not opposed to, the best interests of the Company and such liability or loss was not the result of willful misconduct, or a material breach of this Agreement or gross negligence on the part of such Indemnitee, and (ii) any such indemnification will only be recoverable from the assets of the Company and the Members shall not have any liability on account thereof except any obligations to return distributions received from the Company that are required to be returned to the Company in respect of such indemnification obligations under applicable law. No Member shall be authorized to make a call for capital to satisfy the Company’s indemnification obligations under this Section 15.01.

 

15.02        Indemnification by Members for Misconduct .

 

(a)          Catalyst Member hereby indemnifies, defends and holds harmless the Company, BR Member, each Bluerock Transferee and each of their subsidiaries and their officers, directors, members, managers, partners, shareholders, employees, agents and appointees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) incurred under any Loan Guaranty to the extent arising out of any fraud, gross negligence or willful misconduct on the part of, or by, Catalyst Member.

 

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(b)          BR Member hereby indemnifies, defends and holds harmless the Company, Catalyst Member, each Catalyst Transferee and each of their subsidiaries and their officers, directors, members, managers, partners, shareholders, employees, agents and appointees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) incurred under any Loan Guaranty to the extent arising out of any fraud, gross negligence or willful misconduct on the part of, or by, BR Member.

 

ARTICLE 16.

MISCELLANEOUS PROVISIONS

 

16.01        Application of Delaware Law . This Operating Agreement, and the application and interpretation thereof, shall be governed exclusively by its terms and by the laws of the State of Delaware, and specifically the Act.

 

16.02        No Action for Partition . No Member or Economic Interest Owner has any right to maintain any action for partition with respect to the property of the Company.

 

16.03        Construction . Whenever the singular number is used in this Operating Agreement and when required by the context, the same shall include the plural and vice versa, and the masculine gender shall include the feminine and neuter genders and vice versa.

 

16.04        Headings . The headings in this Operating Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent or intent of this Operating Agreement or any provision hereof.

 

16.05        Waivers . The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Operating Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

16.06        Rights and Remedies Cumulative . The rights and remedies provided by this Operating Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right not to use any or all other remedies. Such rights and remedies are given in addition to any other rights the parties may have by law, statute, ordinance or otherwise.

 

16.07        Severability . If any provision of this Operating Agreement or the application thereof to any person or circumstance shall be invalid, illegal or unenforceable to any extent, the remainder of this Operating Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

16.08        Heirs, Successors and Assigns . Each and all of the covenants, terms, provisions and agreements herein contained shall be binding upon and inure to the benefit of the parties hereto and, to the extent permitted by this Operating Agreement, their respective heirs, legal representatives, successors and assigns.

 

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16.09        Creditors . None of the provisions of this Operating Agreement shall be for the benefit of or enforceable by any creditors of the Company or by any Person not a party hereto.

 

16.10        Counterparts . This Operating Agreement may be executed in counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument.

 

16.11        Federal Income Tax Elections . All elections required or permitted to be made by the Company under the Code shall be made by the Members.

 

16.12        Certification of Non-Foreign Status . In order to comply with Section 1445 of the Code and the applicable Treasury Regulations thereunder, in the event of the disposition by the Company of a United States real property interest as defined in the Code and Treasury Regulations, each Member shall provide to the Company, an affidavit stating, under penalties of perjury, (i) the Member’s address, (ii) United States taxpayer identification number, and (iii) that the Member is not a foreign person as that term is defined in the Code and Treasury Regulations. Failure by any Member to provide such affidavit by the date of such disposition shall authorize the Managers to withhold ten percent (10%) of each such Member’s distributive share of the amount realized by the Company on the disposition.

 

16.13        Notices . Any and all notices, offers, demands or elections required or permitted to be made under this Agreement (“Notices”) shall be in writing and shall be delivered either by personally delivering it by hand or Federal Express or similar commercial courier service to the person to whom Notice is directed, or by electronic mail, or by depositing it with the United States Postal Service, certified mail, return receipt requested, with adequate postage prepaid, addressed to the appropriate party (and marked to a particular individual’s attention). Notice shall be deemed given and effective (i) when hand-delivered if by personal delivery or Federal Express or similar commercial courier service, (ii) as of the date and time it is transmitted by electronic mail if there is a written or electronic record of the date, time and email address to which the Notice was sent, or (iii) on the third (3rd) business day (which term means a day when the United States Postal Service, or its legal successor (“Postal Service”) is making regular deliveries of mail on all of its regularly appointed week-day rounds in Dover, Delaware) following the day (as evidenced by proof of mailing) upon which such Notice is deposited, postage pre-paid, certified mail, return receipt requested, with the Postal Service. Rejection or other refusal by the addressee to accept the Notice shall be deemed to be receipt of the Notice. In addition, the inability to deliver the Notice because of a change of address of the party of which no Notice was given to the other party as provided on Exhibit A hereof shall be deemed to be the receipt of the Notice sent. The addresses to which Notice is to be sent shall be those set forth below on Exhibit A or such other address as shall be designated in writing to Managers. Managers shall keep a list of all designated addresses and such list shall be available to any Member upon request thereof. Such addresses may be changed by designating the change of address to the Managers in writing.

 

16.14        Amendments . Any amendment to this Agreement shall be made in writing and signed by Members holding all of the Ownership Percentages; provided , however, the Managers shall have the right upon any transfer of Membership Interests or admission of any new Member in accordance herewith to unilaterally amend this Agreement without a writing signed by all Members to substitute Exhibit “A” attached hereto with an updated Exhibit “A” reflecting all of the current Members and their respective Ownership Percentages. The Members, by their execution hereof, approve the restatement and amendment of the Original Operating Agreement and, for all purposes, this Agreement supersedes and replaces the Original Operating Agreement from and after the date hereof.

 

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16.15        Invalidity . The invalidity or unenforceability of any particular provision of this Agreement shall not affect the other provisions hereof, and the Agreement shall be construed in all respects as if such invalid or unenforceable provision were omitted. If any particular provision herein is construed to be in conflict with the provisions of the Act, the Act shall control and such invalid or unenforceable provisions shall not affect or invalidate the other provisions hereof, and this Agreement shall be construed in all respects as if such conflicting provision were omitted.

 

16.16        Captions . Titles and captions are inserted for convenience only and in no way define, limit, extend or describe the scope or intent of this Agreement or any of its provisions and in no way are to be construed to affect the meaning or construction of this Agreement or any of its provisions.

 

16.17        Banking . All funds of the Company shall be deposited in its name in an account or accounts as shall be designated from time to time by the Managers. All funds of the Company shall be used solely for the business of the Company. All withdrawals from the Company bank accounts shall be made only upon check signed by the Managers or by such other persons as the Managers may designate from time to time.

 

16.18        Governing Law; Jurisdiction . This Agreement shall be governed by and construed in accordance with the laws of the State of Delaware. The parties hereto agree that any suit brought to enforce this Agreement shall be venued only in any court of competent jurisdiction in the State of New York, Borough of Manhattan, and, by execution and delivery of this Agreement, each of the parties to this Agreement hereby irrevocably accepts and waives all objection to, the exclusive jurisdiction of the aforesaid courts in connection with any suit brought to enforce this Agreement, and irrevocably agrees to be bound by any judgment rendered thereby. Each of the parties hereto hereby agrees that service of process in any such proceeding may be made by giving notice to such party in the manner and at the place set forth in 16.13 herein.

 

16.19        Further Assurances . The Members each agree to cooperate, and to execute and deliver in a timely fashion any and all additional documents or instruments necessary to effectuate the purposes of the Company and this Agreement or necessary to comply with any laws, rules or regulations.

 

16.20        Time . TIME IS OF THE ESSENCE OF THIS AGREEMENT, AND TO ANY PAYMENTS, ALLOCATIONS AND DISTRIBUTIONS SPECIFIED UNDER THIS AGREEMENT.

 

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16.21        Investment Representations and Indemnity Agreement . In addition to the restrictions on transfer set forth above, each Member understands that Members must bear the economic risk of this investment for an indefinite period of time because the Membership Interests are not registered under the Securities Act of 1933, as amended (the “1933 Act”) or the securities laws of any state or other jurisdiction. Each Member has been advised that there is no public market for the Membership Interests and that the Membership Interests are not being registered under the 1933 Act upon the basis that the transactions involving its sale are exempt from such registration requirements and that reliance by the Company on such exemption is predicated in part on the Member’s representations set forth in this Agreement. Each Member acknowledges that no representations of any kind concerning the Property or the future intent or ability to offer or sell the Membership Interest in a public offering or otherwise have been made to the Member by the Company or any other Person or entity. Each Member understands that the Company makes no covenant, representation or warranty with respect to the registration of securities under the Securities Exchange Act of 1933, as amended, or its dissemination to the public of any current financial or other information concerning the Company. Accordingly, the Members acknowledge that there is no assurance that there will ever by any public market for the Membership Interests, and that the Members may not be able to publicly offer or sell any thereof. Furthermore, each Member (and his/her/its assignees and transferees) agrees to indemnify the other Members, the Managers, the Company and any director, officer, employee, affiliate or legal counsel of such parties, from any and all losses, damage, liability, claims and expenses incurred, suffered or sustained by any of them in any manner because of the falsity of any representation contained in this Section including, without limitation, liability, for violation of the Securities Laws of the United States or of any state which violation would not have occurred had such representation been true.

 

16.22        No Partnership Interest for Non-Tax Purposes . The Members have formed the Company under the Act and expressly disavow any intention to form a partnership under Delaware’s Uniform Partnership Act, Delaware’s Uniform Limited Partnership Act, or the Partnership Act or laws of any other state. The Members do not intend to be partners one to another or partners as to any third party. To the extent any Member, by word or action, represents to another person that any other Member is a partner or that the Company is a partnership, the Member making such wrongful representations shall be liable to any other Member who incurs personal liability by reason of such wrongful representation.

 

16.23        Entire Agreement . This Agreement, along with the Cost-Sharing Agreement, the Trust Agreement and the TIC Agreement, contains the entire understanding among the parties hereto with respect to the subject matter hereof. This Agreement supersedes all prior and contemporaneous agreements and understandings, inducements or conditions, express or implied, oral or written, except for the Cost-Sharing Agreement, Trust Agreement and TIC Agreement, which shall survive in accordance with its respective terms.

 

(Signatures on following page)

 

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IN WITNESS WHEREOF , the parties have executed this Agreement as of the date first written above.

 

  BR MEMBER:
   
  BR Cheshire Member, LLC
   
  By: Bluerock Special Opportunity + Income Fund III, LLC, its Manager
       
    By: BR SOIF III Manager, LLC, its Manager
       
    By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory
       
  CATALYST MEMBER:
   
  CB DEVELOPER, LLC
       
  By: Catalyst Development
    Partners II , LLC,
    a Georgia limited liability company,
    as its Manager
       
    By: /s/ Robert Myer
    Name: Robert Myer
    Title: Manager

 

 

 

 

List of Exhibits :

 

Exhibit A Information Regarding Members
Exhibit B Property
Exhibit C Total Project Budget
Exhibit D Development Agreement

 

 

 

  

Exhibit A

 

INFORMATION REGARDING MEMBERS

 

Member Name
and Address
  Initial
Capital Contribution
    Ownership
Percentage
 
             

BR Cheshire Member, LLC

712 Fifth Avenue, 9 th Floor

New York, New York 10019

  $ 11,499,489       99.9 %
                 
CB Developer, LLC
880 Glenwood Avenue SE, Suite H Atlanta, GA 30316
  $ 11,511       0.1 %
                 
Total   $ 11,511,000       100 %

 

BROWN CO-TENANTS’ INITIAL CASH CONTRIBUTION TO BORROWER: $1,279,000

 

MANAGEMENT COMMITTEE REPRESENTATIVES:

 

Catalyst Member

 

1. Rob Meyer

2. Mark Mechlowitz

 

BR Member

 

1. Ryan McDonald

2. Michael Konig

 

 

 

  

Exhibit B

 

LEGAL DESCRIPTION OF PROPERTY

 

All that tract of land lying or being Land Lot 6, 17 th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way;

 

THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road:

 

South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found;

 

THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found;

 

THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found;

 

THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found;

 

THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found;

 

THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found;

 

THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found;

 

THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found;

 

THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point;

 

THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85; THEN continue the following courses along said southerly right of way of Interstate 85;

 

North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found;

 

THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point;

 

THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Together with and subject to covenants, easements, and restrictions of record.

 

Said property contains 4.877 acres more or less.

 

 

 

  

Exhibit C

 

TOTAL PROJECT BUDGET

 

Total Project Budget - Hard/Soft Cost Breakout

 

SOURCES:      
Equity   $ 12,790,000  
Debt     38,130,000  
TOTAL SOURCES   $ 50,920,000  
         
USES-SOFT COSTS        
Purchase Price   $ 5,971,688  
Doc Stamps     147,500  
Project Feasibility Costs     46,795  
Design Costs     814,500  
Legal Costs     390,000  
Real Estate Taxes     465,422  
Insurance Costs     220,000  
Financing Costs     969,221  
Government Costs     752,947  
Misc. Direct Costs     79,000  
FF&E Costs     630,000  
Interest Reserve     638,549  
Operating Deficit Reserve     370,759  
Capitalized Development Fee     1,531,650  
Contingency     1,563,595  
I-Banking Fee     509,200  
Marketing Costs     150,000  
TOTAL USES - SOFT COSTS   $ 15,250,827  
         
TOTAL USES - HARD COSTS   $ 35,669,173  
         
TOTAL COSTS   $ 50,920,000  

  

 

 

 

Exhibit D

 

DEVELOPMENT AGREEMENT

 

 

 

Exhibit 10.299

 

AMENDED AND RESTATED

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR CHESHIRE Member, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

 
 

 

AMENDED AND RESTATED

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR CHESHIRE Member, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

THE UNITS HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “ SECURITIES ACT ”) OR UNDER THE SECURITIES LAWS OF ANY STATE AND ARE BEING OFFERED AND SOLD IN RELIANCE ON EXEMPTIONS FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND SUCH LAWS. THE UNITS HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND EXCHANGE COMMISSION, ANY STATE SECURITIES COMMISSION, OR ANY OTHER REGULATORY AUTHORITY. ACCORDINGLY, THESE SECURITIES MAY NOT BE RESOLD OR OTHERWISE TRANSFERRED OR CONVEYED IN THE ABSENCE OF REGISTRATION OF THE SAME PURSUANT TO THE APPLICABLE SECURITIES LAWS UNLESS AN OPINION OF COUNSEL SATISFACTORY TO THE COMPANY IS FIRST OBTAINED THAT SUCH REGISTRATION IS NOT THEN NECESSARY. ANY TRANSFER CONTRARY HERETO SHALL BE VOID.

 

THIS AMENDED AND RESTATED LIMITED LIABILITY COMPANY AGREEMENT OF BR CHESHIRE Member, LLC (herein referred to as the “ Agreement ”), is made and entered into dated as of December 16, 2015 (the “Effective Date”), by and among BRG Cheshire, LLC , a Delaware limited liability company, as the Class A Member (“ BRG ”), and Bluerock Special Opportunity + Income Fund III, LLC , a Delaware limited liability company (“ SOIF III ”), as the Class B Member (BRG and SOIF III, together with any additional members hereinafter admitted, are referred to as the “ Members ”).

 

RECITALS

 

A.           The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the “ Act ”) on May 6, 2015.

 

B.           The Company was formed to hold a membership interest in the Company Subsidiary (as defined below) (the “ Subsidiary Interest ”).

 

C.           The Company Subsidiary previously acquired all of the membership interests in CB Owner, LLC, a Delaware limited liability company which, in its capacity as Trustee under the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015 (in such capacity, the “Prior Property Owner”), acquired the fee interest in the Property (as defined below).

 

 
 

 

D.            The Members previously set forth their agreement and understanding with respect to the operation of the Company as a Delaware limited liability company pursuant to a Limited Liability Company Agreement for the Company dated May 29, 2015 (the “Original LLC Agreement”).

 

E.            In connection with a restructuring of the ownership of the Property, (i) the Prior Property Owner will transfer fee title to CB Owner, LLC, a Delaware limited liability company (in such capacity, the “Property Owner”) to be held by it in its individual capacity (i.e. not as trustee under the above referenced trust agreement), (ii) the Company Subsidiary will transfer its membership interest in Property Owner to Michael Konig and Robert G. Meyer, as co-trustees under the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015 and amended and restated effective as of May 29, 2015 (the “Trust Agreement” and the trust established thereunder, the “Trust”), (iii) Company Subsidiary will be appointed the Manager of Property Owner and (iv) the plan for the construction of the project on the Property will be modified, including the establishment of a new development budget and the election to borrow the construction financing from a different lender.

 

F.            The Members hereby wish to herein set forth their agreement as to the operation and management of the Company and to supersede and replace, in its entirety, the Original LLC Agreement.

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned Members hereby covenant and agree (i) that this Agreement supersedes and replaces the Original LLC Agreement in its entirety and (ii) further as follows:

 

ARTICLE 1

DEFINITIONS

 

For purposes of this Agreement, the following terms have the meanings set forth below:

 

1.1           “ Accountant ” shall mean the certified public accounting firm that, from time to time, represents the Company.

 

1.2            “ Act ” has the meaning set forth in the preamble to this Agreement.

 

1.3           “ Additional Capital Contributions ” shall have the meaning set forth in Section 5.3 .

 

1.4           “ Adjustment Period ” shall mean a period of time as follows: The first Adjustment Period shall commence on the date of the Original LLC Agreement and each succeeding Adjustment Period shall commence on the date immediately following the last day of the immediately preceding Adjustment Period; each Adjustment Period shall end on the earliest to occur after the commencement of such Adjustment Period of (i) the last day of each Fiscal Year as now exists or as may, from time to time, be selected by the Manager, (ii) a Capital Date, (iii) the day immediately preceding the date of the “liquidation” of a Member’s Membership Interest in the Company (within the meaning of Section 1.704-1(b)(2)(ii)(g) of the Treasury Regulations), (iv) the day immediately preceding the date of an increase in the Membership Interest of a Member, or (v) the date on which the Company is terminated under Article 3 or Section 12.1 of this Agreement.

 

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1.5           “ Affiliate ” shall mean (i) any Entity more than five percent (5%) of the issued and outstanding stock of which, or more than five percent (5%) interest in which, is owned, directly or indirectly, by any Member or (ii) any Entity that now or hereafter owns, directly or indirectly, more than a ten percent (10%) interest in the Company or in any Member or (iii) any Entity who is an agent, trustee, officer, director, employee, member or shareholder or member of the family (or any member of the family of any agent, trustee, officer, director, employee, partner, member or shareholder) of the Company or of any Member or (iv) any Entity that, directly or indirectly, through one or more intermediaries, controls, or is controlled by, or is under common control with, the Company or any Member. The term “control” (including the terms “controlled by” and “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of an Entity, whether through the ownership of voting securities, by contract or otherwise. The term “family” shall be deemed to include spouses, children, parents, brothers and sisters, and the spouse, children, parents, brothers and sisters of such spouse’s children, parents, brothers and sisters.

 

1.6           “ Agreement ” shall mean this Amended and Restated Limited Liability Company Agreement of BR Cheshire Member, LLC, as it now exists and as it may from time to time hereafter be amended, restated or supplemented or otherwise modified from time to time.

 

1.7           “ Annual Financial Statements ” shall have the same meaning as set forth in Section 13.3 hereof.

 

1.8           “ Bankruptcy ” means, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if one hundred twenty (120) days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within ninety (90) days after the appointment without such Person’s consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within ninety (90) days after the expiration of any such stay, the appointment is not vacated.

 

1.9           “ Basic Documents ” means the (a) documents to be executed by the Property Owner in favor of the Lender as of the closing of the Loan, and all documents and certificates contemplated thereby or delivered in connection therewith; and (b) all similar documentation required by and delivered to any successor Lender and/or Mortgagee.

 

1.10         “ Benefit Plan Investor ” means (i) any “employee benefit plan” as defined by the Employee Retirement Income Security Act of 1974, as amended (“ ERISA ”), regardless of whether it is subject to ERISA, (ii) any plan as defined in Section 4975 of the IRC, and (iii) any entity deemed for any purpose of ERISA or Section 4975 of the IRC to hold assets of any such employee benefit plan or plan due to investments made in such entity by such employee benefit plans and plans.

 

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1.11         “ BGF ” shall mean Bluerock Growth Fund, LLC, a Delaware limited liability company.

 

1.12         “ BGF II ” shall mean Bluerock Growth Fund II, LLC, a Delaware limited liability company.

 

1.13         “ BRG ” shall have the meaning set forth in the introductory paragraph above.

 

1.14         “ Budgeted Development Capital Calls ” shall have the meaning as set forth in Section 5.3(a).

 

1.15         “ Capital Accounts ” shall mean the capital accounts established by the Company for each Member pursuant to Section 5.5 hereof. Capital Accounts shall be determined and maintained throughout the full term of the Company for each Member in accordance with the rules of this definition. The balance of each Member’s Capital Account, as of any particular date, shall be an amount equal to the sum of the following:

 

(a)          The cumulative amount of cash and the value of all other property that has been contributed to the capital of the Company by such Member as a Capital Contribution; plus

 

(b)          The cumulative amount of the Company’s Net Profit and Gain that has been allocated to such Member hereunder; minus

 

(c)          The cumulative amount of the Company’s Net Loss and Loss that has been allocated to such Member hereunder; and minus

 

(d)          The cumulative amount of cash and the agreed upon value of all other property that has been distributed by the Company to such Member (other than in repayment of any loans).

 

A Member’s Capital Account shall also be increased or decreased to reflect any items described in Section 1.704-1(b)(2)(iv) of the Treasury Regulations that are required to be reflected in such Member’s Capital Account and that are not otherwise taken into account in computing such Capital Account under this definition.

 

1.16         “ Capital Contributions ” shall mean all amounts paid by a Member for its Membership Interests and any Additional Capital Contributions or Class A Priority Capital Contributions made by a Member.

 

1.17         “ Capital Date ” means the date on which any Gain or Loss is recognized by the Company.

 

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1.18         “ Capital Transaction ” shall mean any (i) direct or indirect sale or other disposition of the Property or substantially all of the assets of the Company (including the Subsidiary Interest, the membership interests held by the Trust in Property Owner, or the Property) outside the ordinary and customary course of business, (ii) payment, on account of a casualty, for the Property or substantially all of the assets of the Company, Company Subsidiary, Trust or Property Owner to the extent such assets are not replaced or repaired, (iii) refinancing of any indebtedness incurred by the Company, the Company Subsidiary, the Trust or Property Owner, including the Obligations, and (iv) similar items or transactions relating to the Property, the Subsidiary Interest, the membership interests held by the Trust in Property Owner, or substantially all of the assets of the Company, the Company Subsidiary, the Trust or Property Owner, the proceeds of which under generally accepted accounting principles are deemed attributable to capital. The foregoing notwithstanding, the transfer of the membership interests in the Property Owner from Company Subsidiary to the Trust concurrently herewith shall not constitute a Capital Transaction.

 

1.19         “ Cash Flow From Operations ” shall mean, for a given period, the amount of cash received by the Company from the Company Subsidiary, the Trust and/or Property Owner other than on account of a Capital Transaction, minus administrative expenses of the Company, all determined in accordance with cash basis accounting principles, consistently applied.

 

1.20         “ Certificate of Formation ” means the Certificate of Formation of the Company filed with the Secretary of State of the State of Delaware on May 6, 2015, as amended or amended and restated from time to time.

 

1.21         “ Class A Capital Commitment ” shall mean the amount of the Capital Contribution committed to be made by the Class A Member (including the projected amount of the Class A Preferred Reserve that will be required of the Company), exclusive of any Class A Priority Capital Contribution, as set forth on Schedule I . The Class A Capital Commitment represents the total amount of projected capital, together with the Class B Members’ initial Capital Contributions, that will be required of the Company by the Company Subsidiary and/or Property Owner to develop and lease-up the Project, as estimated under the Project Budget.

 

1.22         “ Class A Capital Contributions ” shall mean the amount of the Capital Contribution made by a Class A Member (including any Class A Preferred Reserve), but exclusive of any Class A Priority Capital Contribution.

 

1.23         “ Class A Mandatory Redemption Date ” shall mean that date which is the earlier of six (6) months following the maturity date of the Loan (including the exercise of any extensions, but not any refinancings thereof), or any earlier acceleration or due date thereof.

 

1.24         “ Class A Member ” means BRG and, with respect to those Units transferred from a Class A Member, any Person who has been admitted as a Substitute Member as to the Class A Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class A Member shall not be considered a Class A Member.

 

1.25         “ Class A Membership Interest ” means with respect to any Class A Member the membership interest allocated to such Class A Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class A Member is the numerator and the aggregate number of Units that are then owned by all Class A Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class A Membership Interest”.

 

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1.26         “ Class A Preferred Reserve ” shall have the meaning set forth in Section 5.2.

 

1.27         “ Class A Priority Capital Contribution ” shall have the meaning set forth in Section 5.3(b).

 

1.28         “ Class A Sinking Fund ” shall have the meaning set forth in Section 6.6(a).

 

1.29         “ Class A Units ” means the Units held by the Class A Members.

 

1.30         “ Class A Unit Redemption Amount ” shall mean, as of the date of redemption of the Class A Units pursuant to Section 10.5, the sum of (i) the aggregate Net Capital Contributions of the Class A Members plus (ii) the accrued but unpaid Current Class A Return and the accrued but unpaid Priority Class A Return of the Class A Members.

 

1.31         “ Class B Member ” means SOIF III, and, with respect to those Units transferred from a Class B Member, any Person who has been admitted as a Substitute Member as to the Class B Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class B Member shall not be considered a Class B Member.

 

1.32         “ Class B Membership Interest ” means with respect to any Class B Member the membership interest allocated to such Class B Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class B Member is the numerator and the aggregate number of Units that are then owned by all Class B Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class B Membership Interest”.

 

1.33         “ Class B Units ” means the Units held by the Class B Members.

 

1.34         “ Company ” shall refer to BR Cheshire Member, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.35         “ Company Subsidiary ” shall refer to BR/CDP CB Venture, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.36         “ Company Subsidiary LLC Agreement ” shall refer to the Amended and Restated Limited Liability Company Agreement of Company Subsidiary dated as of December 16, 2015, as may be further amended or restated from time to time.

 

1.37         “ Conversion Date ” shall have the meaning set forth in Section 10.4(b).

 

1.38         “ Conversion Period ” shall mean the six (6) month period of time that commences on the Conversion Trigger Date.

 

1.39         “ Conversion Right ” shall mean the Class A Member’s right to convert its Class A Units to Class B Units, as provided in Section 10.4.

 

1.40          “ Conversion Trigger Date ” shall mean the date on which seventy percent (70%) of the Project’s apartments have been leased.

 

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1.41         “ Current Class A Return ” means an amount equal to the product of fifteen percent (15.0%) per annum, determined on the basis of 365 or 366 days, as the case may be, for the actual number of days in the period for which the Current Class A Return is being determined, times the sum of the Net Class A Capital Contributions, commencing on the date the initial Class A Capital Contribution is (or was) made.

 

1.42         “ Default Event ” shall have the meaning as set forth in Section 8.6(c).

 

1.43          “ Entity ” shall mean any Person or other business entity, other than an individual.

 

1.44          “ Fiscal Year ” shall mean the fiscal year of the Company as set forth in Section 13.2 hereof.

 

1.45          “ Gain ” shall mean the gain recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

1.46         “ IRC ” shall mean the Internal Revenue Code of 1986, Title 26 of the United States Code, as the same may now or hereafter be amended.

 

1.47         “ Lender ” shall mean The PrivateBank and Trust Company (as administrative agent and lender) and all additional lenders that make the Loan to Property Owner, their successors and/or assigns.

 

1.48         “ Liquidating Trustee ” shall have the meaning as set forth in Section 12.4.

 

1.49         “ Loan ” shall refer to that certain construction loan in the approximate amount of $38,130,000 to be hereafter borrowed by the Property Owner, as the same will be more specifically described in the Basic Documents, including any successor in interest to the Loan.

 

1.50          “ Loss ” shall mean the loss recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

1.51          “ Majority ” means a collection of Members owning, in the aggregate, more than 50% of the Membership Interests of all Members and, in the context of voting, means a collection of Members who approve, consent to, or vote in favor of a matter before the Members and who own, in the aggregate, more than 50% of the Membership Interests of all Members entitled to vote thereon. When used in the context of a class of Membership Interests, “Majority” shall mean a collection of those class Members owning, in the aggregate, more than 50% of the Membership Interests of all Members of that class, and, in the context of voting, means a collection of class Members who approve, consent to, or vote in favor of a matter before the class Members and who own, in the aggregate, more than 50% of the class Membership Interests of all class Members entitled to vote thereon.

 

1.52         “ Management Committee ” means the management committee of the Company Subsidiary as more fully described in the Company Subsidiary LLC Agreement.

 

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1.53         “ Manager ” or “ Managers ” shall mean the Person or Persons selected to be the manager or managers of the Company from time to time by either a Majority of the Class B Members or pursuant to Section 7.4 herein. The initial Manager is SOIF III. A Member simply by virtue of its status as a member in the Company shall not be a Manager of the Company unless so selected by a Majority of the Class B Members or pursuant to Section 7.4 herein. A Manager does not have to be a Member of the Company. The term “Manager” as used herein shall specifically mean all of the then incumbent Managers of the Company where the context requires.

 

1.54         “ Material Action ” means to file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, to institute proceedings under any applicable insolvency law, to seek any relief under any law relating to relief from debts or the protection of debtors, or consent to the institution of bankruptcy or insolvency proceedings against the Company or file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy, or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator (or other similar official) of the Company or a substantial part of its property, or make any assignment for the benefit of creditors of the Company, or admit in writing the Company’s inability to pay its debts generally as they become due, or take action in furtherance of any such action.

 

1.55         “ Member ” or “ Members ” shall refer to the Persons listed above as Members and any other Persons who shall subsequently be admitted as Substitute Members in the Company, each in its capacity as a Member of the Company, including both Class A Members and Class B Members.

 

1.56         “ Membership Interest ” means with respect to any Member the membership interest allocated to such Member, which membership interest will be determined by using a fraction in which the number of Units owned by a Member is the numerator and the aggregate number of Units that are then outstanding is the denominator.

 

1.57         “ Minimum Gain ” shall mean, as of any particular date, an amount determined with respect to the Company on such date in accordance with Section 1.704-1(b)(4)(ii)(c) of the Treasury Regulations interpreting the IRC.

 

1.58         “ Mortgage ” means any deed to secure debt, mortgage, deed of trust, security agreement or other similar instrument at any time and from time to time constituting a lien upon, security interest in or security title to any of the assets of the Company, the Company Subsidiary, the Trust or the Property Owner.

 

1.59         “ Mortgagee ” shall mean the holder of a Mortgage.

 

1.60         “ Net Cash Proceeds ” shall mean the proceeds received by the Company from a Capital Transaction less (i) any amounts retained by a Mortgagee and (ii) any costs incurred by the Company, the Company Subsidiary, the Trust or the Property Owner in connection with such Capital Transaction not paid to an Affiliate of a Member.

 

1.61         “ Net Class A Capital Contributions ” means the Class A Capital Contributions, less all distributions made to the Class A Members under Section 6.8(f).

 

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1.62         “ Net Class A Priority Capital Contributions ” means the Class A Priority Capital Contributions, less all distributions made to the Class A Members under Section 6.8(d).

 

1.63         “ Net Capital Contributions ” means, with respect to any Member, its aggregate Capital Contributions less any distributions delineated as return of Capital Contributions.

 

1.64         “ Net Profit ” or “ Net Loss ” shall mean, for each Adjustment Period, the Company’s taxable income or taxable loss for such Adjustment Period, as determined under Section 703(a) of the IRC and Section 1.703-1 of the Treasury Regulations interpreting the IRC (for this purpose, all items of income, gain, loss or deduction are required to be stated separately pursuant to Section 703(a)(1) of the IRC and shall be included in taxable income or taxable loss), with the following adjustments:

 

(a)          any tax-exempt income, as described in Section 705(a)(1)(B) of the IRC, realized by the Company during such Adjustment Period shall be taken into account in computing such Net Profit or Net Loss as if it were taxable income;

 

(b)          any expenditures of the Company described in Section 705(a)(2)(B) of the IRC for such Adjustment Period, including any items treated under Section 1.704-1(b)(2)(iv)(i) of the Treasury Regulations interpreting the IRC as items described in Section 705(a)(2)(B) of the IRC, shall be taken into account in computing such Net Profit or Net Loss as if they were deductible items;

 

(c)          any items of income, deduction, gain or loss that are specially allocated pursuant to Sections 6.4, 6.5 and 6.9 shall not be taken into account in computing Net Profit or Net Loss;

 

(d)          if the Company’s taxable income or taxable loss for such Adjustment Period, as adjusted in the manner provided above, is a positive amount, such amount shall be the Company’s Net Profit for such Adjustment Period, and if negative, such amount shall be the Company’s Net Loss for such Adjustment Period.

 

1.65         “ Obligations ” shall mean the indebtedness, liabilities and obligations of the Company, Company Subsidiary, the Trust or Property Owner under or in connection with the Basic Documents or any related document in effect as of any date of determination.

 

1.66         “ Person ” means any individual, corporation, partnership, joint venture, limited liability company, limited liability partnership, association, joint stock company, trust, unincorporated organization or other organization, whether or not a legal entity, and any governmental authority.

 

1.67         “ Priority Class A Return ” shall have the meaning set forth in Section 5.3(b) .

 

1.68         “ Project ” means an approximately 285–unit Class A rental apartment complex to be constructed on the Property and owned by Property Owner, as more fully described in the Company Subsidiary LLC Agreement.

 

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1.69         “ Project Budget ” means the Total Project Budget for the construction of the Project as those terms are used in the Company Subsidiary LLC Agreement.

 

1.70         “ Property ” shall mean that certain real property located in Atlanta, Georgia and more fully described in the Company Subsidiary LLC Agreement in which a fee interest is held by Property Owner and upon which the Project is to be located.

 

1.71         “ Property Owner ” shall have the meaning set forth in the preamble of this Agreement.

 

1.72         “ Property Owner LLC Agreement ” shall mean the Amended and Restated Limited Liability Company Agreement of the Property Owner.

 

1.73         “ Representative ” means a representative to the Management Committee.

 

1.74         “ SOIF II ” shall mean Bluerock Special Opportunity+ Income Fund II, LLC, a Delaware limited liability company.

 

1.75         “ SOIF III ” shall have the meaning set forth in the introductory paragraph above.

 

1.76         “ Subsidiary Interest ” shall have the meaning set forth in the preamble to this Agreement.

 

1.77          “ Substitute Member ” shall mean a transferee of a Member’s Membership Interest who has complied with the requirements under Article 10 of this Agreement and is a Member of the Company.

 

1.78         “ Tax Rate ” shall mean, for any Fiscal Year, the sum of (i) the highest then marginal income tax rate for individual taxpayers as set forth in the IRC and (ii) the highest then marginal income tax rate for individual taxpayers in effect in the State of Delaware.

 

1.79         “ Taxing Jurisdiction ” means the federal, state, local, or foreign government that collects tax, interest, or penalties, however designated, on any Member’s share of the income or gain attributable to the Company.

 

1.80         “ Treasury Regulations ” shall mean the Income Tax Regulations promulgated under the IRC, as such regulations may be amended from time to time including corresponding provisions of succeeding regulations.

 

1.81         “ Unit ” means one or more of the units of limited liability company interest, or fractional portions thereof, representing a Member’s ownership rights in the Company, classified as Class A or Class B. Except as may be specifically otherwise provided in this Agreement (e.g., Section 10.4) a Member will be issued one (1) Unit for each dollar of Capital Contributions made by such Member.

 

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ARTICLE 2

NAME, OFFICE, REGISTERED AGENT, AND
MEMBER’S NAMES AND MAILING ADDRESSES

 

2.1            Name : The name of the limited liability company is:

 

“BR CHESHIRE MEMBER, LLC”

 

2.2            Principal Business Office . The address of the principal business office of the Company shall be located at 712 Fifth Avenue, 9 th Floor, New York, New York 10019, and shall also be at such other place or places as the Manager may hereafter determine.

 

2.3            Registered Office . The address of the registered office of the Company in the State of Delaware is c/o National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

2.4            Registered Agent . The name and address of the registered agent of the Company for service of process on the Company in the State of Delaware is National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

2.5            Members’ Names and Number of Units . The names and addresses of the Members, number of Class A and Class B Units owned by each Member, Class A Membership Interests, and Class B Membership Interests are set forth on Schedule I .

 

ARTICLE 3

DURATION

 

The term of the Company shall commence on the date of the filing of a Certificate of Formation with the Office of the Secretary of State of the State of Delaware, and its duration shall be perpetual. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation.

 

ARTICLE 4

PURPOSE

 

The Company is organized for the purpose of: (i) acquiring, owning, holding, financing, hypothecating, pledging and disposing of the Subsidiary Interest; and (ii) engaging in any lawful business, purpose or activity that may be undertaken by a limited liability company organized under and governed by the Act. The Company shall possess and may exercise all of the powers and privileges granted by the Act, by any other law or by this Agreement, together with any powers incidental thereto, including such powers and privileges as are necessary or convenient to the conduct, promotion or attainment of the business, purposes or activities of the Company.

 

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ARTICLE 5

CAPITAL CONTRIBUTIONS, MEMBERSHIP INTERESTS, ETC.

 

5.1            Admission of Member . The Members are admitted to the Company as the sole equity members of the Company upon their respective execution and delivery of a counterpart signature page to this Agreement.

 

5.2            Capital Contribution of the Members; Payment . The Members have made their respective initial Capital Contributions to the Company as set forth on Schedule I , and shall contribute such additional amounts of capital as provided in this Agreement. The Members agree that the Class A Member’s initial Capital Contributions, and each subsequent Capital Contribution pursuant to its Class A Capital Commitment, shall include an interest reserve calculated at a fifteen percent (15%) annual interest rate which shall be segregated by the Company from all other Capital Contributions made by the Class A Member pursuant to its Class A Capital Commitment, and from all other funds held by the Company, and shall be solely used to establish a specific reserve to the benefit of the Class A Member (the “ Class A Preferred Reserve ”). Except as otherwise provided in Sections 6.7 and 10.4(b), the funds on deposit in the Class A Preferred Reserve shall be earmarked and used specifically for the monthly draw and payment of a portion of the Current Class A Return equivalent to a 15% annualized return on all Class A Capital Contributions, and the Manager shall not have the authority to use the funds in the Class A Preferred Reserve for any other purpose without the prior written approval of the Class A Member (or if there is more than one Class A Member, Members owning a Majority of the Class A Membership Interests). Until such time as the Class A Units are redeemed or converted to Class B Units as provided in Section 10.4, the Company must at all times maintain not less than three (3) months’ worth of payments in the Class A Preferred Reserve.

 

5.3            Additional Contributions .

 

(a)          To the extent necessary and as required of the Company by the Company Subsidiary, the Trust and/or Property Owner to develop and lease-up the Project under the Project Budget, the Manager may call for additional capital from the Members, and, until such time as the Class A Member has fully funded the Class A Capital Commitment, the Class A Member shall be obligated to fund its share (based on 89.5% Class A Member share and 10.5% Class B Member share) of all such capital calls (“ Budgeted Development Capital Calls ”). If Class A Member fails to fund its share of any Budgeted Development Capital Calls within ten (10) days of written notification of the need therefor, its Current Class A Return shall be as of that date reduced to seven percent (7%) per annum. All other capital calls shall be made as and in the amount determined by the Manager, including but not limited to for the funding of any Current Class A Return after payments thereon are drawn from the Class A Preferred Reserve, Priority Class A Return, or if additional funds are required by or called for pursuant to the Company Subsidiary LLC Agreement, the Trust Agreement and/or Property Owner LLC Agreement (all such additional funds, other than Budgeted Development Capital Calls, are referred to as “ Additional Capital Contribution(s) ”). For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis as required under Sections 6.6(b) and (c), Manager shall be obligated to make a call for Additional Capital Contributions in such amounts as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in Sections 6.6(b) and (c). Additional Capital Contributions shall be solely the obligation of the Class B Members, and the Class A Member shall have no obligation to make Additional Capital Contributions. All additional funds contributed by the Class B Members shall be contributed as additional capital to the Company by the Class B Members Pro Rata as to the Class B Membership Interest (or in any such other percentages as they shall agree) within ten (10) days of written notification of the need therefor; provided, that no Additional Capital Contributions funded shall be distributed to the Members without the prior written consent of the Class A Member. Any Additional Capital Contributions made by the Class B Members will be treated on the same basis and parity as the initial Capital Contributions of the Class B Members made in accordance with Section 5.2 above.

 

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(b)          If the Class B Members fail to contribute all of their share (based on 89.5% Class A Member share and 10.5% Class B Member share) of any Budgeted Development Capital Call or to make all of an Additional Capital Contribution, the Class A Member may, but shall not be obligated to, contribute as additional capital to the Company (if there is more than one Class A Member, Pro Rata as to the Class A Membership Interest (or in any such other percentages as they shall agree)) all or a portion of the amount that the Class B Members failed to fund. Any such Capital Contributions made by the Class A Member shall be referred to as the “ Class A Priority Capital Contributions. ” Any Class A Priority Capital Contributions made by the Class A Member will be treated on the same basis as its prior Capital Contributions of the Class A Member made in accordance with Section 5.2 above, except that the Current Class A Return on such Class A Priority Capital Contributions shall be twenty percent (20%) per annum (the “ Priority Class A Return ”) and the Class A Member shall have a priority return of its Priority Class A Return and Class A Priority Capital Contributions in distributions from Capital Transactions and Liquidations, as set forth in Section 6.8.

 

(c)          Additional Capital Contributions shall be made in cash unless the Manager and Class A Member agree otherwise.

 

(d)          Except as provided in Sections 5.2, 5.3(a) and 5.3(b), no Capital Contributions may be made to the Company without the prior written consent of the Class A Member.

 

5.4            Return of Capital Contributions; Interest on Capital Contributions .

 

(a)          No Member shall have the right to withdraw his Capital Contributions or demand or receive the return of his Capital Contributions or any part thereof, except as provided in Section 10.5 with respect to the Class A Member and as otherwise provided in this Agreement.

 

(b)          The Manager shall not be liable for the return of the Capital Contributions of the Members. If and to the extent that any such return is required, such return shall be made solely from the assets of the Company.

 

(c)          The Company shall not pay interest on the Capital Contributions of any Member, except as otherwise provided in this Agreement (or the Original LLC Agreement).

 

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5.5            Capital Accounts . The Capital Accounts of the Company shall be established and maintained for each Member hereunder in accordance with the federal income tax accounting practices and rules established under Section 704(b) of the IRC and the Treasury Regulations thereunder.

 

5.6            Membership Interests . The Class A Membership Interests and Class B Membership Interests in the Company are set forth on Schedule I .

 

5.7            Admission of Additional Members . The Company shall not be permitted to admit additional Members hereunder without consent of: (1) the Manager and (2)(a) the Members owning a Majority of the Membership Interests and (b) the Class A Membership Interest, to the extent outstanding. Except as expressly permitted in this Agreement, no other Person shall be admitted as a Member of the Company, and no additional interest in the Company shall be issued, without such approval of a Majority of the Membership Interests and the Class A Membership Interest.

 

ARTICLE 6

ALLOCATION AND DISTRIBUTION OF CERTAIN ITEMS

 

6.1            Net Profit . After giving effect to the special allocations set forth in Sections 6.4, 6.5 and 6.9, all Net Profit shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)          After giving effect to the allocations contained in Section 6.1(b), the Company’s Net Profit shall be allocated one hundred percent to the Class B Members’ Capital Accounts.

 

(b)          To the extent Net Loss was allocated to the Members’ Capital Accounts pursuant to Section 6.2(a), then prior to making the allocations under Section 6.1(a), Net Profit shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Loss was allocated.

 

6.2            Net Loss . After giving effect to the special allocations set forth in Sections 6.4, 6.5, and 6.9, all Net Loss shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)          After giving effect to the allocations contained in Section 6.2(b), the Company’s Net Loss shall be allocated in the following manner and order of priorities:

 

(i)          First, one hundred percent (100%) to the Class B Members’ Capital Accounts until the cumulative Net Loss allocated to the Class B Members’ Capital Accounts pursuant to this Section 6.2(a)(i) equals the amount of the Class B Members’ capital contributions to the Company;

 

(ii)         Second, one hundred percent (100%) to the Class A Members’ Capital Accounts until the cumulative Net Loss allocated to the Class A Members’ Capital Accounts pursuant to this Section 6.2(a)(ii) equals the amount of the Class A Members’ capital contributions to the Company; and

 

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(iii)        Third, the balance, to the Members who bear the risk of such loss or if no Members bears the risk of loss, one hundred percent (100%) to the Class B Members’ Capital Accounts.

 

(b)          To the extent Net Profit was allocated to the Members’ Capital Accounts pursuant to Section 6.1(a), then prior to making any allocations of Net Loss under Section 6.2(a), Net Loss shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Profit were allocated.

 

6.3            Composition of Special Allocation Items . Except as required otherwise under the IRC or the Regulations issued thereunder, all special allocations of income, gain or deduction made pursuant to Sections 6.4, 6.5 and 6.9 shall consist of a proportionate part of each item of gross income, gain or deduction, as the case may be, that the Company recognizes in the year such allocation is to be made.

 

6.4            Special Current Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Current Class A Return distributed to each Member pursuant to Sections 6.6(b), 6.7(a) and 6.8(e) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of income and Gain allocated to such Member pursuant to this Section 6.4 for all prior Adjustment Periods.

 

6.5            Special Priority Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Priority Class A Return distributed to each Member pursuant to Sections 6.6(c), 6.7(b) and Section 6.8(c) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of Gain allocated to such Member pursuant to this Section 6.5 for all prior Adjustment Periods.

 

6.6            Distributions of Cash Flow From Operations . Distributions of Cash Flow From Operations shall be made monthly. Distributions made pursuant to this Section shall be made monthly to the Members in the following order of priority:

 

(a)          On and after the Class A Mandatory Redemption Date, to the Class A Members until such Class A Members have received distributions in an amount equal to the Class A Unit Redemption Amount; provided, that, if distributions of Cash Flow From Operations to be made under this Section 6.6(a) are insufficient to fully satisfy the Class A Unit Redemption Amount, all Cash Flow From Operations shall be segregated in a separate account of the Company (the “ Class A Sinking Fund ”) until such time as distributions to be made under this Section 6.6(a) plus the amounts in the Class A Sinking Fund are sufficient, and are used, to fully satisfy the Class A Unit Redemption Amount;

 

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(b)          Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(b), Section 6.7(a) and Section 6.8(e);

 

(c)          Third, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(c), Section 6.7(b) and Section 6.8(c); and

 

(d)          Fourth, to the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis, Manager shall be obligated to make a call for Additional Capital Contributions in such amount as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in subsections (b) and (c) above.

 

6.7            Distributions from Class A Preferred Reserve . The Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay a portion of the unpaid Current Class A Return equivalent to a 15% annualized return on all Class A Capital Contributions; provided however , from and after the occurrence of a Default Event, the Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay any unpaid Current Class A Return and all unpaid Priority Class A Return, in the following order of priority:

 

(a)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(b), this Section 6.7(a) and Section 6.8(e); and

 

(b)          Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(c), this Section 6.7(b) and Section 6.8(c).

 

6.8            Distributions From Capital Transactions and on Liquidations . Net Cash Proceeds in connection with Capital Transactions and/or in connection with the liquidation of the Company shall be distributed within thirty (30) days of the completion of the applicable event. Distributions made pursuant to this Section shall be made in the following amounts and order of priority:

 

(a)          To discharge the debts and obligations of the Company;

 

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(b)          To fund reasonable and necessary reserves (i) as determined in good faith by the Manager and (ii) approved by the Class A Members;

 

(c)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Priority Class A Return until it is paid in full pursuant to this Section 6.8(c), Section 6.7(b) and Section 6.6(c);

 

(d)          To the Class A Members (to be shared among them, pro rata, according to their respective Net Class A Priority Capital Contributions) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective Net Class A Priority Capital Contributions until it is paid in full pursuant to this Section 6.8(d);

 

(e)          To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Current Class A Return until it is paid in full pursuant to this Section 6.8(e), Section 6.7(a) and Section 6.6(b);

 

(f)          To the Class A Members (to be shared among them, pro rata, according to their respective aggregate Net Class A Capital Contributions), until such Class A Members have received distributions of Net Cash Proceeds in the amount equal to their respective aggregate Net Class A Capital Contributions until they are repaid in full pursuant to this Section 6.8(f);

 

(g)          To the Class B Members pro rata, in accordance with (and in reduction of) their respective positive Capital Accounts; and

 

(h)          To the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

6.9            Special Tax Allocations . The allocations in this Section 6.9 shall be given effect before giving effect to the allocations contained in Sections 6.1 through Section 6.5:

 

(a)          Notwithstanding any provision contained herein to the contrary, if the amount of Net Loss and Loss for any Adjustment Period that would otherwise be allocated to a Member hereunder would cause or increase a deficit balance in such Member’s Capital Account to an amount in excess of the sum of such Member’s share of Minimum Gain as of the last day of such Adjustment Period, then a proportionate part of such Net Loss and Loss equal to such excess shall be allocated proportionately first to the other Members in an amount up to, but not in excess of, the amount that would cause or increase a deficit balance in each of such Member’s Capital Accounts to an amount equal to the sum of their respective shares of Minimum Gain as of the last day of such Adjustment Period. For purposes of this Section 6.9(a), each Member’s Capital Account shall be computed as of the last day of such Adjustment Period in the manner provided in the definition of Capital Account, but shall be reduced for the items described in Section 1.704-1(b)(2)(ii)-(d)(4), (5) and (6) of the Treasury Regulations interpreting the IRC.

 

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(b)          Notwithstanding any provision in this Agreement to the contrary, if any of the Members, as of the last day of any Adjustment Period, has a deficit balance in its Capital Account that exceeds the sum of its share of Minimum Gain as of such last day, then all items of income and gain of the Company (consisting of a prorata portion of each item of Company income, including gross income and Gain) for such Adjustment Period shall be allocated to such Members in the amount and in the proportions required to eliminate such excess as quickly as possible. For purposes of this Section, a Member’s Capital Account shall be computed as of the last day of an Adjustment Period in the manner provided in the definition of Capital Account, but shall be increased by any allocation of income to such Member for such Adjustment Period under Section 6.9(c).

 

(c)          Notwithstanding any provision in this Agreement to the contrary, if there is a net decrease in the Minimum Gain during any Adjustment Period, then all items of gross income and Gain of the Company for such Adjustment Period (and, if necessary, for subsequent Adjustment Periods) shall be allocated to each Member in proportion to, and to the extent of, an amount equal to the greater of (i) the portion of such Member’s share of the net decrease that is allocable to the disposition of Company property subject to one or more nonrecourse liabilities of the Company or (ii) the deficit balance in such Member’s Capital Account (determined before any allocation for such Adjustment Period) in excess of the sum of such Member’s share of the Minimum Gain as of the close of such Adjustment Period. The items required to be allocated to the Members under this Section 6.9(c) shall be determined in accordance with Section 1.704-2(f) of the Treasury Regulations.

 

(d)          Notwithstanding any other provision contained herein, any item of Company loss, deduction or IRC Section 705(a)(2)(B) expenditure that is attributable to a nonrecourse liability of the Company for which any Member bears the economic risk of loss (e.g., a Member or an Affiliate makes the nonrecourse loan to the Company) shall be allocated to the Member or Members who bear the economic risk of loss with respect to such liability to the extent required in Section 1.704-2(i) of the Treasury Regulations interpreting the IRC.

 

6.10          Curative Allocations. The allocations set forth in Section 6.9 (the “ Regulatory Allocations ”) are intended to comply with the requirements of the Treasury Regulations. The Regulatory Allocations may not be consistent with the manner in which the Members intend to divide Company distributions. Accordingly, notwithstanding any other provision of this Article (other than the Regulatory Allocations), the Manager may make such offsetting special allocations of income, gain, loss, or deduction in whatever manner it determines appropriate so as to prevent the Regulatory Allocations from distorting the manner in which the Company’s distributions would otherwise be divided among the Members. In general, the Members anticipate that this will be accomplished by specially allocating other profit, losses, gain, and deductions among the Members so that, after such offsetting special allocations are made, the amount of each Member’s Capital Account will be, to the extent possible, equal to the Capital Account balance such Member would have had if the Regulatory Allocations were not a part of this Agreement and all Company items had been allocated to the Members solely pursuant to Sections 6.1 through 6.5.

 

6.11          IRC Section 704(c) Tax Allocations . In accordance with IRC Section 704(c) and the Treasury Regulations thereunder, income, gain, loss, and deduction with respect to any property contributed to the capital of the Company shall, solely for tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for federal income tax purposes and its fair market value. Any elections or other decisions relating to such allocations shall be made by the Manager in its sole discretion.

 

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6.12          Distribution Limitations . Notwithstanding any provision to the contrary contained in this Agreement, the Company shall not be required to make a distribution to the Members on account of their interests in the Company if such distribution would violate the Act or any other applicable law or would constitute a default under any Basic Document.

 

6.13          Amounts Withheld for Taxes or Paid on Composite Returns . All amounts withheld pursuant to the IRC or any provision of any state or local tax law with respect to any payment, distribution or allocation to the Company or one or more of the Members shall be treated as amounts paid or distributed, as the case may be, to the Members for whom such amounts were withheld pursuant to this Article for all purposes under this Agreement. The Manager may allocate any such amount among the Members in any manner that is in accordance with applicable law. The Company is authorized to withhold from payments and distributions to one or more Members, or with respect to allocations to one or more Members, and to pay over to any federal, state or local government, any amounts so withheld under this Agreement, the IRC or any provisions of any other federal, state, or local law, and shall allocate any such amounts to the Members for whom such amounts were withheld. To the extent required by any provision of any state or local tax law, the Company shall file a composite tax return on behalf of one or more of its Members and shall report and pay income taxes required by law to be paid with such composite tax returns to any Taxing Jurisdiction, and any such amounts shall be treated as a distribution to the Member for whom such composite tax return is filed. The Company shall have the power and authority to determine (a) whether a Member should be included in a composite tax return required to be filed by any provision of any applicable tax law, and (b) whether the Member is subject to withholding, pursuant to this Section, on payments, distributions or allocations from the Company. A Member shall be limited to an action against the applicable Taxing Jurisdiction(s) with respect to any claims based on over-withholding or over-payment on a composite tax return, and neither the Company, nor the Manager shall have any liability to any Member with respect to any withholding or composite tax return filings or payments made pursuant to this Section.

 

6.14          Timing of Distributions of Current Class A Return and Priority Class A Return . Distributions of Current Class A Return under Section 6.6(b) or Section 6.8(e) and Priority Class A Return under Section 6.6(c) or Section 6.8(c) will be made on a monthly basis on or before the 10 th day of each calendar month following the calendar month to which the Current Class A Return or Priority Class A Return relates. If a distribution of Current Class A Return or Priority Class A Return is not made on or before the 10 th day of a calendar month (a “ Delayed Distribution ”), the Current Class A Return and the Priority Class A Return (if any) shall be calculated by increasing the annual percentage rate therein by 3.5% from the 11 th day of such calendar month until such time as all Delayed Distributions are made.

 

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ARTICLE 7

APPOINTMENT OF MANAGER; OBLIGATIONS, REPRESENTATIONS AND
WARRANTIES OF THE MANAGER

 

7.1            Appointment of the Manager . Subject to Section 8.6, the business and affairs of the Company shall be managed by or under the direction of the Manager. The Manager shall hold office until such Manager’s earlier dissolution, death, resignation, expulsion or removal. Any successor Manager shall be appointed by a Majority of the Class B Membership Interest prior to the Conversion Date and by a Majority of the Membership Interest on and after the Conversion Date, unless otherwise provided in this Agreement. A Manager need not be a Member. A Member shall not be deemed to be a Manager simply by virtue of being a Member in the Company. The initial Manager designated by the Class B Members is SOIF III.

 

7.2            Compensation of Manager; Removal of Manager . The Manager shall receive no compensation for serving as the Manager of the Company. The Manager shall be reimbursed for all reasonable expenses incurred in managing the Company. The Manager and Affiliates of a Member or the Manager may provide services to the Company, the Company Subsidiary, the Trust, the Property Owner and the Property in addition to those contemplated to be provided by a manager and receive additional compensation therefor; provided that any fee paid by the Company, the Company Subsidiary, the Trust or the Property Owner for such services shall be at rates customarily charged for similar services by Persons engaged in the same or substantially similar activities in the relevant geographical area and the provisions of each such contract shall be at least as favorable to the Company as the terms reasonably expected by the Manager to be available in an arm’s-length transaction with an independent third party and, provided further, that any such contract with an Affiliate of the Manager, Class B Members and/or their Affiliates must be approved by the Class A Members, which approval will not be unreasonably withheld, conditioned or delayed. Unless otherwise restricted by law or the Basic Documents, the Manager may resign by written notice to the Company, in which case if there are no persons or entities appointed by or willing to serve as Manager under the Class B Members, then any vacancy may be filled by the written consent of the Members owning a Majority of the Class A Membership Interests. Notwithstanding the foregoing and except as provided in Section 7.4, a Manager may not be removed or expelled as the Manager and no additional Manager may be appointed unless there is cause for removal. For purposes hereof, “cause for removal” shall mean (i) an event of default under the Loan or Basic Documents has been declared by the Lender, (ii) the assertion by the Class A Members that any action by the Manager constitutes fraud against the Company, the Company Subsidiary, the Class A Members, or the Project, (iii) the good faith assertion by the Class A Members that any action or failure to act by the Manager constitutes (or constituted) gross negligence, willful misconduct, bad faith or a material violation of law in the performance of its duties to the Company, (iv) the assertion by the Class A Members of a violation by the Manager of its fiduciary obligations to the Company, and (v) the good faith assertion by the Class A Members of any material breach by the Manager of the material terms of this Agreement; provided, however, that such alleged breach of this Agreement by the Manager described in subpart (v) has not been cured by the Manager within sixty (60) days after such time as it may be demonstrated that the Manager had actual knowledge of such alleged material breach; provided, however that if such breach cannot reasonably be cured within such sixty (60) day period and the Manager is diligently pursuing such cure, the sixty (60) day period shall be extended to ninety (90) days.

 

In the event that a “cause for removal” described in the definition of “cause for removal” above occurs, upon the giving of written notice by the Class A Members to the Manager that the Manager is replaced, then the current Manager shall be replaced by the Manager designated in such notice (the “ Class A Manager ”) and the Class A Manager shall be the sole Manager of the Company with all powers of the Manager of the Company and the initial Manager shall have no further rights as and shall immediately cease to act as Manager of the Company, and notwithstanding anything in this Agreement to the contrary, such Class A Manager may not thereafter be removed without the consent of the Class A Members.

 

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7.3            Manager as Agent . To the extent of its powers set forth in this Agreement and subject to Section 8.6, the Manager is an agent of the Company for the purpose of the Company’s business, and the actions of the Manager taken in accordance with such powers set forth in this Agreement shall bind the Company.

 

7.4            Manager Following Class A Conversion Date . As of the date of closing of BRG’s exercise of its Conversion right as provided in Section 10.4 (the “ Conversion Date ”), SOIF III, and any then current Manager shall each and all be deemed to have automatically resigned as Managers and cease to be Managers of the Company, whereupon BRG shall become the sole Manager of the Company. Notwithstanding Section 7.2, on and after the Conversion, the Manager may only be removed by a Majority Vote of the Members for an act or omission by the Manager related to the Company constituting gross negligence or fraud causing a material diminution of value in the Company or the Subsidiary Interest.

 

ARTICLE 8

STATUS OF THE MANAGER’S POWERS
AND TRANSFERABILITY OF INTERESTS

 

8.1            Control and Responsibility . Except as otherwise expressly provided herein, the Manager shall be responsible for the management of the Company business and shall have all powers conferred by law as well as those that are necessary, advisable or consistent in connection therewith. Except as otherwise provided in Section 8.6(d) as to the Class A Member, any note, contract, management agreement, deed, bill of sale, assignment, conveyance, mortgage, lease or other commitment purporting to bind the Company or any third party to any action shall be executed and delivered by the Manager on behalf of the Company and no other signature whatsoever shall be required.

 

8.2            Status of Manager’s Interests . The Manager shall not have the right to transfer or assign the interests it holds as Manager in the Company; provided, however, to the extent that BRG or a BRG Transferee Transfers all or a portion of its Interest in accordance with Article 10 to a BRG Transferee, then after a Conversion such BRG Transferee may be appointed as an additional Manager under Section 7.1 by BRG or a BRG Transferee then holding all or a portion of an Interest without any further action or authorization by any Member. 

 

8.3            No Right to Partition . To the fullest extent permitted by law, neither the Members nor the Manager shall have the right to bring an action for partition or any sale for division against the Company or any of its properties. Except as otherwise expressly provided in this Agreement, to the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to cause the Company or any of its assets to be partitioned, to cause the appointment of a receiver for all or any portion of the assets of the Company, to compel any sale of all or any portion of the assets of the Company pursuant to any applicable law or to file a complaint or to institute any proceeding at law or in equity to cause the dissolution, liquidation, winding up or termination of the Company. To the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to reject this Agreement in any bankruptcy or insolvency proceedings relating to such Person. The Members shall not have any interest in any specific assets of the Company, and the Members shall not have the status of a creditor with respect to any distribution pursuant to Agreement. The interest of the Members in the Company is personal property.

 

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8.4            Extent of Obligation . The Manager shall devote such time to the business and affairs of the Company as the Manager shall reasonably deem necessary to conduct properly such business and affairs in accordance with this Agreement and applicable law.

 

8.5            Rights and Powers . In addition to any other rights and powers that it may possess under applicable law or by virtue of this Agreement, but in any event subject to Section 8.6 hereof and the Basic Documents to the contrary, the Manager shall have the full and absolute power and authority to bind the Company and take any and all actions and do anything and everything it deems necessary or appropriate in performing its duties hereunder and shall have all rights and powers required or appropriate to its management of the Company business (and indirectly the business of the Company Subsidiary, the Ttrust and/or the Property Owner), including, but not limited to, the following specific rights and powers. If there is more than one Manager at any time, any action taken by the Managers must be agreed to by each Manager.

 

8.6            Limitations on Authority of the Manager .

 

(a)          It is expressly understood that the Manager shall not do or perform any of the following acts on behalf of the Company without first obtaining the approval of the Members holding at least a Majority of the Membership Interests:

 

(i)          any act in contravention of this Agreement;

 

(ii)         any act that would make it impossible to carry on the ordinary business of the Company, the Company Subsidiary, the Trust or the Property Owner;

 

(iii)        confess a judgment against the Company;

 

(iv)        possess Company (or Company Subsidiary, Trust or Property Owner) property or assign the rights of the Company (or Company Subsidiary, Trust or Property Owner) in specific Company (or Company Subsidiary, Trust or Property Owner) property for other than Company (or Company Subsidiary, Trust or Property Owner) purposes;

 

(v)         admit a Person as a Manager, except as provided in Section 7.2;

 

(vi)        admit a Person as a Member except as otherwise provided herein;

 

(vii)       continue the business of the Company in contravention of Section 12.1 hereof; or

 

(viii)      cause or permit the Company to extend credit to or to make any loans or become surety, guarantor, endorser, or accommodation endorser for any Entity.

 

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(b)          It is expressly understood that, without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, and subject to the Basic Documents, the Manager shall not undertake or perform any of the actions set forth in Section 8.6(a) if doing so would cause any dilution of or material adverse economic effect upon the Class A Member’s Membership Interest or its rights under this Agreement or the Company Subsidiary LLC Agreement, the Trust Agreement or the Property Owner LLC Agreement, nor may the Manager undertake or perform any of the following acts on behalf of the Company without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, subject to the Basic Documents:

 

(i)          cause the Company to approve any Major Decision (as defined in Section 7.07 of the Company Subsidiary LLC Agreement, or any successor section thereto);

 

(ii)         cause the Company to approve any amendment to the Company Subsidiary LLC Agreement;

 

(iii)        file or consent to any filing any reorganization, receivership, insolvency, bankruptcy or other similar proceedings as to the Company, the Company Subsidiary, the Trust or the Property Owner pursuant to any federal or state law affecting debtor and creditor rights;

 

(iv)        to the fullest extent permitted by law, dissolve or liquidate the Company;

 

(v)         distribute any cash or property of the Company other than as provided in this Agreement;

 

(vi)        merge or consolidate with any other Entity;

 

(vii)       amend, modify or alter this Agreement, except as otherwise provided herein; or

 

(viii)      cause the Company, the Company Subsidiary, the Trust or the Property Owner to consent to any REIT Prohibited Transaction, as defined in the Company Subsidiary LLC Agreement.

 

(c)          Any action or failure to act by the Manager to comply with the provisions of Sections 8.6(a) or (b), or any other breach of this Agreement by the Manager or any Class B Member, shall constitute a “ Default Event .”

 

(d)          Notwithstanding any provision herein to the contrary, on and after the Conversion Date (if applicable), any decision to be made by the Company or its Representatives on the Management Committee, or pursuant to Sections 7.07 or 12.06 of the Company Subsidiary LLC Agreement, shall only require the approval of and be subject to the direction of BRG and not any other Member of the Company;  provided further , that on and after the Conversion Date (if applicable) only BRG, and not any other Member of the Company, shall have the power and authority to exercise the powers and privileges of the Company as manager of the Company Subsidiary.

 

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ARTICLE 9

STATUS OF MEMBERS

 

9.1            Liability . Except as otherwise provided by the Act, a Member shall not be bound by, or be personally liable for, the expenses, liabilities or obligations of the Company, solely by reason of being a member of the Company.

 

9.2            Business of the Company . Except as otherwise provided herein, a Member shall take no part in the conduct or control of the business of the Company and shall have no right or authority to act for or to bind the Company in any manner whatsoever. Whenever this Agreement provides for the approval or action of the Class B Members, unless specifically stated otherwise, such approval or action shall be made by the Class B Members owning a Majority of the Class B Membership Interest. Whenever this Agreement provides for the approval or action of the Class A Members, unless specifically stated otherwise, such approval or action shall be made by the Class A Member (or if there is more than one Class A Member, the Class A Members owning a Majority of the Class A Membership Interest).

 

9.3            Status of Member’s Interest . Except as otherwise provided in this Agreement, a Member’s Membership Interest shall be fully paid and non-assessable. No Member shall have the right to withdraw or reduce its Capital Contribution to the Company except as a result of (i) the dissolution and termination of the Company or (ii) as otherwise provided in this Agreement and in accordance with applicable law.

 

ARTICLE 10

TRANSFER OF MEMBERSHIP INTEREST; CLASS A CONVERSION RIGHT AND REDEMPTION

 

10.1          Sale, Assignment, Transfer or Other Disposition of Membership Interest .

 

(a)           Prohibited Transfers . Except as otherwise provided in this Article 10, or as approved by the Manager, no Member shall have the right to sell, transfer, assign, pledge or encumber (“ Transfer ”) all or any part of its Membership Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Membership Interest (and such Transfer) shall be null and void and of no effect. Notwithstanding the foregoing, any Member shall have the right, with the consent of the other Members, at any time to pledge to a lender or creditor, directly or indirectly, all or any part of its Membership Interest in the Company for such purposes as it deems necessary in the ordinary course of its business and operations.

 

(b)            Affiliate Transfers .

 

(i)          Subject to the provisions of Section 10.1(b)(ii) hereof, and subject in each case to the prior written approval of each Member (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Membership Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Membership Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Membership Interest, such cessation shall be a non-permitted Transfer and shall be deemed  void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under the Basic Documents.

 

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(ii)         Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 10.1(b)(i):

 

(a) Intentionally Omitted

 

(b) Any Transfer by SOIF III or a SOIF III Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of SOIF III, including but not limited to (A) BRG or any Person that is directly or indirectly owned by BRG; (B) SOIF II or any Person that is directly or indirectly owned by SOIF II; (C) BGF or any Person that is directly or indirectly owned by BGF; and/or (D) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ SOIF III Transferee ”);

 

(c) Any Transfer by BRG or a BRG Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of BRG, including but not limited to (A) SOIF II or any Person that is directly or indirectly owned by SOIF II; (B) SOIF III or any Person that is directly or indirectly owned by SOIF III; (C) BGF or any Person that is directly or indirectly owned by BGF and/or (D) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ BRG Transferee ”);

 

provided however, as to subparagraphs (b)(ii)(a), (b), and (c), and as to subparagraph (b)(i), no Transfer shall be permitted and shall be  void ab initio  if it shall violate any “Transfer” provision of the Basic Documents. Upon the execution by any such SOIF III Transferee or BRG Transferee of such documents necessary to admit such party into the Company and to cause the SOIF III Transferee or BRG Transferee (as applicable) to become bound by this Agreement, the SOIF III Transferee or BRG Transferee (as applicable) shall become a Member, without any further action or authorization by any Member.

 

(c)           Admission of Transferee; Partial Transfers . Notwithstanding anything in this Article 10 to the contrary, no Transfer of Membership Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 10.1(c):

 

(i)          If a Member Transfers all or any portion of its Membership Interest in the Company, such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the remaining Members as may be required by applicable law or otherwise advisable; and

 

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(ii)         Notwithstanding the foregoing, any Transfer or purported Transfer of any Membership Interest, whether to another Member or to a third party, shall be of no effect and  void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Membership Interest, if the Manager determines in its sole discretion that:

 

(a) the Transfer would require registration of any Membership Interest under, or result in a violation of, any federal or state securities laws;

 

(b) the Transfer would result in a termination of the Company under IRC Section 708(b);

 

(c) as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(d) if as a result of such Transfer the aggregate value of Membership Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(e) as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this  Section 10.1(c)(ii)(e) , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the IRC) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Manager, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation; or

 

(f) the transferor failed to comply with the provisions of Sections 10.1(b)(i) or (ii).

  

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The Manager may require the provision of a certificate as to the legal nature and composition of a proposed transferee of a Membership Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 10.1(c).

 

10.2          Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Membership Interest in the Company permitted under the terms of this Agreement and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Article 12. No Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Membership Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

10.3          Death, Incapacity or Dissolution of a Member .

 

(a)          The death, insanity or incompetency of a Member who is an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the legally authorized personal representative of such Member shall have all the rights of a Member for the purpose of settling or managing his estate, and shall have such power as such party possessed to make an assignment of his interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

(b)          The dissolution or other cessation to exist as a legal entity of any Member that is not an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the authorized representative of such entity, possessed of the rights of such Member for the purpose of winding up, in any orderly fashion, and disposing of the business of such entity, shall have such power as such entity possessed to make an assignment of its interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

10.4          BRG Class A Conversion Right . During the Conversion Period and for so long as BRG holds Class A Units in the Company, BRG shall have the right to convert all, but not less than all, of its Class A Units into Class B Units in accordance with this Section 10.4.

 

(a)          During the Conversion Period, and so long as BRG then holds a Majority of the Class A Membership Interests, BRG may deliver a notice to the Company (a “ Conversion Notice ”) indicating that BRG is exercising its conversion right under this Section 10.4. From and after the date of the Company’s receipt of the Conversion Notice (the “ Receipt Date ”), Current Class A Return and Priority Class A Return shall cease to accrue on BRG’s Net Capital Contributions to the Company; however, BRG shall retain all other rights of a Class A Member until the Conversion Date.

 

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(b)          Within one (1) day of the date of the Receipt Date of the Conversion Notice, the Company shall simultaneously issue to BRG a number of Class B Units as determined in accordance with Section 10.4(c) below (the “ Conversion Units ”), cancel all of BRG’s Class A Units, and return to BRG any remaining funds in the Class A Preferred Reserve. The date of such issuance, cancellation and return of funds shall be referred to in this Agreement as the “ Conversion Date .” From and after the Conversion Date, BRG shall cease to be a Class A Member and, if not previously admitted as a Class B Member, shall be admitted as a Class B Member with no further action required by the Company, the Manager or the Members. The Manager shall amend Schedule I as of the Conversion Date to reflect the conversion, including but not limited to an updated enumeration of all Class B Units and Membership Interests as of the Conversion Date.

 

(c)          The number of Conversion Units to be issued to BRG on the Conversion Date shall equal the number of Class B Units that would cause the Class B Membership Interest acquired by BRG pursuant to this Section 10.4 to hold a proportional eighty seven percent (87.0%) Class B Membership Interest and a Capital Account in an amount equal to the same proportion. The foregoing conversion ratio assumes the Members have fully funded their respective initial Capital Contributions, that the Class A Capital Commitment has been fully funded, that the Project was developed and funded as provided in the Project Budget, that Additional Capital Contributions have been made by the Class B Members as projected, and that all Current Class A Returns and Priority Class A Returns have been paid.  In the event that the Class B Members’ Capital Contributions were substantially more than projected, the Members will confer and in good faith determine a commensurate conversion ratio.

 

10.5          Class A Mandatory Redemption .

 

(a)          Notwithstanding the restrictions on Transfer contained in this Article 10, but subject to the Basic Documents, the Company shall redeem all, but not less than all, of the Class A Units on the Class A Mandatory Redemption Date for payment of the Class A Unit Redemption Amount in immediately available funds to the Class A Members, unless prohibited by law, and in such event, on the earliest practicable date such redemption would not be prohibited by law; provided, however, this Section 10.5 shall not be applicable to the extent the Class A Member has exercised its Conversion Right under Section 10.4 prior to the Class A Mandatory Redemption Date.

 

(b)          Subjection to Section 10.5(a), on the Class A Mandatory Redemption Date (or earliest practicable date), upon receipt of the Class A Unit Redemption Amount, the Class A Member shall transfer its Class A Units to the Company free and clear of any and all liens, encumbrances or other restrictions and execute and acknowledge a written instrument of assignment, together with such other instruments as the Manager, in its reasonable discretion, may deem necessary or desirable to effect the Transfer to the Company of the Class A Units, all in form and substance reasonably satisfactory to the Manager.

 

(c)          Without limiting the generality of any other provision of this Agreement, following the redemption of the Class A Units, the Class A Members shall have no rights in the Company.

 

(d)          To the extent the Company does not redeem the Class A Units on the Class A Mandatory Redemption Date, the Class A Units shall continue to accrue the Current Class A Return except that the Current Class A Return shall be twenty percent (20%) per annum on and after the Class A Mandatory Redemption Date until and through the date the Class A Unit Redemption Amount is paid in full.

 

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ARTICLE 11

CESSATION OF A MEMBER

 

A Member shall cease to be a Member of the Company upon the assignment of all of the Member’s Membership Interest in the Company.

 

ARTICLE 12

DISSOLUTION AND TERMINATION OF THE COMPANY

 

12.1          Dissolution and Termination . The Company shall be dissolved, and its affairs shall be wound up upon the first to occur of the following: (i) the decision of the Manager, with the written concurrence of the Members owning more than fifty percent (50%) of the Membership Interests, that it would be in the best interest of the Company to dissolve; (ii) the termination of the legal existence of the last remaining Member of the Company or the occurrence of any other event that terminates the continued membership of the last remaining Member of the Company in the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act; (iii) the entry of a decree of judicial dissolution under the Act; or (iv) the filing by the Secretary of State of a Certificate of Dissolution. Upon the occurrence of any event that causes the last remaining Member of the Company to cease to be a Member of the Company (other than upon continuation of the Company without dissolution upon (i) an assignment by the last remaining Member of all of its Membership Interest in the Company and the admission of the transferee pursuant to Article 10, or (ii) the resignation of the last remaining Member and the admission of an additional member of the Company pursuant to Article 10), to the fullest extent permitted by law, the personal representative of such Member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such Member in the Company, agree in writing (i) to continue the Company and (ii) 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 such Member in the Company.

 

(a)          Notwithstanding any other provision of this Agreement, the Bankruptcy of a Member shall not cause such Member to cease to be a Member of the Company and upon the occurrence of such an event, the Company shall continue without dissolution.

 

(b)          In the event of dissolution, the Company shall conduct only such activities as are 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 12.2.

 

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(c)          The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Members in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act.

 

12.2          Distribution Upon Dissolution . Upon the dissolution of the Company, the Manager shall take full account of the Company assets and liabilities, the assets shall be liquidated as promptly as is consistent with obtaining fair value thereof, and the proceeds therefrom, to the extent sufficient therefor, after payment of or due provision for all debts, liabilities and obligations of the Company as required by the Act and applicable law, shall be applied and distributed in accordance with Section 6.8 hereof. In the event it becomes necessary or desirable, in the sole discretion of the Manager, to make a distribution of the Company property in kind, then such property shall be transferred and conveyed to the Members, or their assigns, so as to vest in each of them as a tenant-in-common, a percentage interest in the whole of said property equal to the percentage interest he or she would have received had the aforesaid property not been distributed in kind.

 

12.3          Time . A reasonable time, as determined by the Manager, from the date of an event of dissolution, shall be allowed for the orderly liquidation of the assets of the Company and the discharge of Company liabilities.

 

12.4          Liquidating Trustee. In the event of a dissolution of the Company, liquidation of the assets of the Company and discharge of its liabilities may, in the sole discretion of the Manager, be carried out by a liquidation trustee or receiver, who shall be selected by the Manager and shall be a bank or trust company or other person or firm having experience in managing, liquidating or otherwise handling property of the type then owned by the Company. This trustee (the “ Liquidating Trustee ”) shall not be personally liable for the debts of the Company but otherwise shall have such obligations and authorities as are given the Manager pursuant to this Agreement.

 

12.5          Statement of Termination . The Members shall be furnished by the Manager with a statement prepared, at Company expense, by the Accountant that shall set forth the assets and liabilities of the Company as of the date of complete liquidation and distribution as herein provided. Such statement shall also schedule the receipts and disbursements made with respect to the termination hereunder.

 

ARTICLE 13

ACCOUNTING AND REPORTS

 

13.1          Books and Records .

 

(a)          The Manager shall maintain full and accurate books of the Company, showing all receipts and expenditures, assets and liabilities, profits and losses, and all other records necessary for recording the Company’s business and affairs, including those sufficient to record the allocations and distributions provided for in Article 6 and Section 12.2 hereof. Such books and records shall be open for the inspection and examination by any Member, in person or by its duly authorized representative, at reasonable times at the offices of the Company upon prior written notice.

 

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(b)          The Company books and records shall be kept in accordance with Generally Accepted Accounting Principles and any change in method shall be made by the Manager in its sole discretion.

 

13.2          Fiscal Year . The annual accounting period of the Company shall be the calendar year. The cutoff date of the accounting period shall be the last day of the calendar month.

 

13.3          Reports . The Company shall create an internally prepared annual statement showing the revenue and expenses of the Company, the balance sheet thereof and a statement of change in cash flow at the end of each Fiscal Year (the “ Annual Financial Statements ”). The Annual Financial Statements shall be mailed to each Member within fifteen (15) days following the end of the Fiscal Year for which such statements were prepared. Each Member’s Schedule K-1 will be mailed to the Member no later than thirty (30) days after the end of each Fiscal Year of the Company. The Company shall transmit all reports received under Section 11.03 of the Company Subsidiary LLC Agreement to the Class A Members immediately upon the Company’s receipt of such reports.

 

13.4          Bank Accounts . All funds of the Company shall be deposited in its name in such checking and savings accounts or time certificates as shall be designated by the Manager. Withdrawals therefrom shall be made upon such signature(s) as the Manager may designate.

 

13.5          Tax Returns . In addition to the Annual Financial Statements, the Manager shall, at Company expense, cause all tax returns for the Company to be timely prepared and filed with the appropriate authorities.

 

13.6          Tax Matters . SOIF III is hereby charged with the responsibility for all tax-related matters affecting the Company and is hereby designated as the “ Tax Matters Representative ”. It shall, within ten (10) days of receipt thereof, forward to each Member a photocopy of any relevant correspondence relating to the Company received from any Federal and/or State taxing authority (the “ Taxing Authority ”). It shall, within five (5) days thereof, advise each Member in writing of the substance of any material conversation held with any representative of a Taxing Authority. Any reasonable costs incurred by the Tax Matters Representative for retaining accountants and/or attorneys on behalf of the Company in connection with any Taxing Authority audit of the Company shall be expenses of the Company. The Tax Matters Representative shall, if applicable, comply with all requirements concerning the registration of tax shelters pursuant to Section 6111 of the IRC and the Treasury Regulations thereunder, and Form 8264 (or any successor thereto), including, but not limited to, registering the Company with the Taxing Authority and furnishing to each Member any identification numbers assigned by any Taxing Authority to the Company.

 

ARTICLE 14

SPECIAL LIMITED POWER OF ATTORNEY

 

14.1          Grant of Power .

 

(a)          Each Member does hereby irrevocably constitute and appoint the Manager as its true and lawful attorney, in its name, place and stead, to make, execute, sign, acknowledge, swear to (where appropriate), and file or record:

 

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(i)          any articles, certificates, documents or instruments (including this Agreement) that may be required to be filed by the Company under applicable laws of any jurisdiction(s) to the extent that the Manager deems such filing(s) to be necessary or required;

 

(ii)         any and all amendments or modifications of the instruments described in subparagraph (a)(i) above; provided, that such amendments or modifications are necessary to effect the terms and intent of this Agreement, including, for example, but not limited to, the substitution of a Member, and to evidence or effect the consent, approval or acceptance of the Member to any action approved by the Member where this Agreement provides that such consent, approval or acceptance by the Member binds the Member with regard thereto;

 

(iii)        all certificates and other instruments that may be required to effect the dissolution and termination of the Company pursuant to the terms of this Agreement; and

 

(iv)        any and all consents or other instruments deemed necessary or desirable by the Manager for the admission of the Member and Substitute Members, pursuant to the terms of this Agreement;

 

(b)          It is expressly understood and intended by the Members that the grant of the foregoing powers of attorney are coupled with an interest and are irrevocable.

 

(c)          The foregoing powers of attorney are durable powers of attorney and shall not be affected by the disability, incompetency, and/or incapacity of the principal. Furthermore, the foregoing powers of attorney shall survive the death of any Member who shall die during the term of the Company.

 

(d)          The foregoing powers of attorney may be exercised by the Manager acting for any Member individually.

 

14.2          Limitation on Powers . To the fullest extent permitted by law, the foregoing power of attorney shall in no way cause a Member to be liable in any manner for the acts or omissions of the Manager.

 

14.3          Substitute Members . Each Substitute Member, upon admission to the Company, shall be deemed to have appointed, ratified and reaffirmed the appointment of the Manager as its true and lawful attorney for the purposes and on the same terms as set forth in Article 14 hereof.

 

ARTICLE 15

AMENDMENTS

 

(a)          Except as otherwise provided herein, this Agreement may only be amended by the unanimous written consent of all Members.

 

(b)          This Agreement shall be amended by the Manager without the consent of the Members whenever:

 

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(i)          to reflect the transfer of Units, the admission of a Member, the change in any Unit, the change in the Membership Interests, or any other alteration in the matters set forth on Schedule I ; and

 

(ii)         it is necessary or appropriate, in the opinion of counsel to Company, to satisfy the requirements of the IRC, Treasury Regulations thereunder or administrative guidelines or interpretations relating thereto, to maintain the status of partnership taxation or to satisfy the requirements of federal and/or state securities laws.

 

(c)          Notwithstanding anything herein to the contrary, no amendment shall be made to this Agreement that, in the opinion of counsel for the Company:

 

(i)          is in violation of the provisions of applicable law; or

 

(ii)         would result in the Company being treated as other than a partnership for federal income tax purposes.

 

ARTICLE 16

INVESTMENT REPRESENTATION

 

Each of the Members, by executing this Agreement, represents and warrants to the Company and the Manager as follows:

 

(a)          Each Member or individual executing this Agreement on behalf of an Entity that is a Member hereby represents and warrants that such Member has acquired such Member’s Membership Interest in the Company for investment solely for such Member’s own account with the intention of holding such Membership Interest for investment, without any intention of participating directly or indirectly in any distribution of any portion of such Membership Interest, including an economic interest, and without the financial participation of any other Person in acquiring such Membership Interest in the Company.

 

(b)          Each Member hereby acknowledges that such Member is aware that such Member’s Membership Interest in the Company has not been registered (i) under the Securities Act of 1933, as amended (the “ Securities Act ”), (ii) under applicable Delaware securities laws or (iii) under any other state securities laws. Each Member further understands and acknowledges that his representations and warranties contained in this Section are being relied upon by the Company as the basis for the exemption of the Members’ Membership Interests in the Company from the registration requirements of the Securities Act and from the registration requirements of applicable state securities laws. Each Member further acknowledges that the Company will not and has no obligation to recognize any sale, transfer, or assignment of all or any part of such Member’s Membership Interest, including an economic interest in the Company to any Person unless and until the provisions of this Agreement hereof have been fully satisfied.

 

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(c)          Each Member hereby acknowledges that prior to its execution of this Agreement, such Member received a copy of this Agreement and that such Member has examined this Agreement or caused this Agreement to be examined by such Member’s representative or attorney. Each Member hereby further acknowledges that such Member or such Member’s representative or attorney is familiar with this Agreement and with the Company’s business plans. Each Member acknowledges that such Member or such Member’s representative or attorney has made such inquiries and requested, received, and reviewed any additional documents necessary for such Member to make an informed investment decision and that such Member does not desire any further information or data relating to the Company. Each Member hereby acknowledges that such Member understands that the purchase of such Member’s Membership Interest in the Company is a speculative investment involving a high degree of risk and hereby represents that such Member has a net worth sufficient to bear the economic risk of such Member’s investment in the Company and to justify such Member’s investing in a highly speculative venture of this type.

 

ARTICLE 17

MISCELLANEOUS

 

17.1          Meetings . Meetings of the Company may be called by the Manager and shall be called by the Manager upon the written request of the Members holding at least twenty-five (25%) percent of the Membership Interests of the Company.

 

17.2          Members’ Action by Consent in Lieu of Meeting. Any action required by law to be taken at any annual or special meeting of Members, or any action which may be taken at a meeting of the Members, may be taken without a meeting, without prior notice and without a vote, if a consent in writing, setting forth the action so taken is signed by the Members having not less than the Membership Interests that would be necessary to authorize such action at a meeting at which all Members entitled to vote thereon were present and voted. Such consents shall have the same force and effect as the unanimous consent of the Members at a meeting duly held. Such consents shall be filed with the minutes of the meetings of the Members.

 

17.3          Other Ventures . Notwithstanding any duty otherwise existing at law or in equity, except as otherwise provided in this Agreement to the contrary, any of the Members, the Manager, BRG’s direct and indirect parents, SOIF II’s members, SOIF III’s members, BGF’s members, BGF II’s members or any of their Affiliates may engage in or possess an interest in other profit-seeking or business ventures of every nature and description, independently or with others, including those that may compete with the Company without any obligation to share any profits therefrom with the Company or the Members. The doctrine of corporate opportunity or any analogous doctrine, shall not apply to any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or any of their Affiliates. No Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or any of their Affiliates who acquires knowledge of a potential transaction, agreement, arrangement or other matter that may be an opportunity for the Company shall have any duty to communicate or offer such opportunity to the Company, and such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or Affiliate shall not be liable to the Company or to the other Members for breach of any fiduciary or other duty by reason of the fact that such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or Affiliate pursues or acquires for, or directs such opportunity to, another Person or does not communicate such opportunity or information to the Company. Neither

 

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the Company nor any Member shall have any rights or obligations by virtue of this Agreement or the relationship created hereby in or to such independent ventures or the income or profits or losses derived therefrom, and the pursuit of such ventures, even if competitive with the activities of the Company, shall not be deemed wrongful or improper.

 

Nothing in this Agreement shall be deemed to preclude any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, SOIF III, BGF or BGF II, or any Affiliate of any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, or member of SOIF II, SOIF III, BGF or BGF II, from conducting its business in any manner it may elect, including, without limitation, entering into any transaction with any Person affiliated in any way with such Person, provided that no such conduct of its business shall result in a breach by such Member or Manager of its obligations under this Agreement.

 

17.4          Exculpation and Indemnification .

 

(a)          To the fullest extent permitted by applicable law, neither the Members, the Manager, SOIF III, BRG, direct or indirect parent of BRG, the members of SOIF III, nor any officer, manager, director, employee, agent or Affiliate of the foregoing (collectively, the “ Covered Persons ”) shall be liable to the Company or any other Person who is 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.

 

(b)          To the fullest extent permitted by applicable law, a Covered Person shall be entitled to indemnification from the Company for any loss, damage or claim incurred by such Covered Person 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 no Covered Person shall be entitled to be indemnified in respect of any loss, damage or claim incurred by such Covered Person by reason of such Covered Person’s gross negligence or willful misconduct with respect to such acts or omissions; provided , however , that any indemnity under this Section by the Company shall be provided out of and to the extent of Company assets only, and the Members and the Manager shall not have personal liability on account thereof; and provided , further , that so long as any Obligations are outstanding, no indemnity payment from funds of the Company (as distinct from funds from other sources, such as insurance) of any indemnity under this Section shall be payable from amounts allocable to any other Person pursuant to the Basic Documents.

 

(c)          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 Section.

 

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(d)          A Covered Person shall be fully protected in relying in good faith upon the records of the Company and upon such information, opinions, reports or statements presented to the Company by any Person as to matters the Covered Person reasonably believes are within such other Person’s professional or expert competence and who has been selected with reasonable care by or on behalf of the Company, including information, opinions, reports or statements as to the value and amount of the assets, liabilities, or any other facts pertinent to the existence and amount of assets from which distributions to the Members might properly be paid.

 

(e)          To the extent that, at law or in equity, a Covered Person has duties (including fiduciary duties) and liabilities relating thereto to the Company or any other Member, any Covered Person acting under this Agreement or otherwise shall not be liable to the Company or any Member for its good faith reliance on the provisions of this Agreement. The provisions of this Agreement, to the extent that they restrict or eliminate the duties and liabilities of a Covered Person to the Company or its members otherwise existing at law or in equity, are agreed by the parties hereto to replace such other duties and liabilities of such Covered Person.

 

(f)          Any liability of the Company shall be satisfied out of the income or assets of the Company (including the proceeds of any insurance that the Company may recover) and no Member shall have any liability with respect thereto.

 

(g)          Notwithstanding the foregoing provisions, any indemnification set forth herein shall be fully subordinate to the Loan, and to the fullest extent permitted by law, shall not constitute a claim against the Company in the event that the Company’s Cash Flow From Operations (including any additional capital contributions by the Members, if any) are insufficient to pay all of its monthly obligations to creditors.

 

(h)          The foregoing provisions of this Section shall survive any termination of this Agreement.

 

17.5          Notices . All notices under this Agreement shall be in writing, duly signed by the party giving such notice, and transmitted by registered or certified mail (and such notice shall be deemed delivered three (3) business days after deposit in the mail) or by a national overnight delivery service, such as Federal Express (and such notice will be deemed delivered the next business day after it is deposited with such delivery service) addressed as follows:

 

(a) If given to the Company:

 

BR Cheshire Member, LLC

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

(b) If given to the Manager:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

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(c)          If given to any Member, at the address set forth on Schedule I , or at such other address as any Member may hereafter designate by notice to the Company and all other Members.

 

Any party to this Agreement may change the address to which notices are to be sent in accordance with this Section by notifying the other parties hereto in writing of such new address.

 

17.6          Captions . Article and Section titles or captions contained in this Agreement are inserted only as a matter of convenience and for reference and in no way define, limit, extend or describe the scope of this Agreement or the intent of any provision hereof.

 

17.7          Identification . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and vice versa; and the masculine gender shall include the feminine and neuter genders, and vice versa. The words “include” and “including” shall be deemed to be followed by the phrase “without limitation.” The terms “herein,” “hereof” and “hereunder” and other words of similar import refer to this Agreement as a whole and not to any particular Section, paragraph or subdivision.

 

17.8          Counterparts . This Agreement may be executed in any number of counterparts and all of such counterparts shall be deemed an original and for all purposes constitute one agreement binding on the parties hereto, notwithstanding that all parties are not signatory to the same counterpart.

 

17.9          Governing Law . This Agreement shall be governed by and construed in accordance with the laws of the State of Delaware, without regard to principles of conflict of laws.

 

17.10          Members’ Competence . Anything in this Agreement to the contrary notwithstanding, no Member, or any Assignee of the Membership Interest thereof, shall be a person or organization prohibited by law from becoming such. Any assignment of an interest in the Company to any Person not meeting such standard shall be, to the fullest extent permitted by law, void and ineffectual and shall not bind the Company.

 

17.11          Binding Agreement . Except as otherwise provided herein to the contrary, this Agreement shall be binding upon and inure to the benefit of the parties hereto, their personal representatives, successors and assigns, and shall be enforceable in accordance with its terms.

 

17.12          Severability . If any provision of this Agreement shall be declared invalid or unenforceable, the remainder of this Agreement will continue in full force and effect so far as the intent of the parties can be carried out, and the parties further understand and agree that any non-waiveable provision of the Act shall supersede any provision of the Agreement.

 

17.13          Entire Agreement . This Agreement constitutes the entire agreement of the parties with respect to the subject matter hereof. This Agreement amends, restates and supersedes the Original LLC Agreement in its entirety.

 

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17.14          Benefits of Agreement; No Third-Party Rights . None of the provisions of this Agreement shall be for the benefit of or enforceable by any creditor of the Company or by any creditor of the Members. Nothing in this Agreement shall be deemed to create any right in any Person (other than Covered Persons) not a party hereto, and this Agreement shall not be construed in any respect to be a contract in whole or in part for the benefit of any third Person (other than Covered Persons).

 

17.15          Member’s Rights .      In addition to all other rights and remedies that a Member may have at law and in equity, including, but not limited to, under the Act, a Member may bring any action against the Manager, another Member and/or the Company to enforce the terms and provisions of this Agreement, to obtain a judgment for damages for a breach of this Agreement, and/or to cause the Manager and/or a Member to perform its obligations under this Agreement.

 

17.16          Jurisdiction and Venue . Regardless of what venue would otherwise be permissive or required, the Members and Managers stipulate that all actions arising under or affecting this Agreement shall be brought in the appropriate city and/or county courts in the City of New York, State of New York (the “ State Courts ”) or the United States District Court for the Southern District of New York in the State of New York (the “ Federal Court ”), the Members and Managers agreeing that such forums are mutually convenient and bear a reasonable relationship to this Agreement.

 

17.17          Consent to Jurisdiction and Service of Process. The parties irrevocably submit to the jurisdiction of the State Courts and the Federal Court for the purpose of any suit, action, or other proceeding arising under or affecting this Agreement. In addition to all other proper forms of service of process, the Members and Managers hereby agree that service of process may be accomplished by providing such service in accordance with the notice provisions of Section 17.5.

 

17.18          Attorneys’ Fees . In any action or suit arising out of this Agreement, the prevailing party, as determined by the trier of fact, shall be entitled to recover from the other party its reasonable attorneys’ fees and costs incurred in such action or suit. Reasonable attorneys’ fees shall be based upon such fees actually incurred at the customary hourly rates of attorneys in the New York, New York area for the expertise required and shall not be based upon any statutory presumptions or rates.

 

17.19          Waiver of Right to Jury Trial . The Manager and Members do each hereby waive to the fullest extent of the law their right to a jury trial in regard to any matter, issue, dispute or other claim which arises out of this Agreement or the transactions contemplated by this Agreement. The Manager and each Member represent to one another that each has sought the advice of legal counsel in waiving its right to a jury trial and makes such waiver willingly and freely.

  

[SIGNATURES APPEAR ON THE IMMEDIATELY FOLLOWING PAGES]

 

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COMPANY AND MANAGER SIGNATURES

 

The Company and the Manager, agreeing to be bound by the foregoing, execute this Agreement as of the 16 th day of December, 2015.

 

  COMPANY:
   
  BR CHESHIRE MEMBER, LLC
   
  By: Bluerock Special Opportunity + Income Fund III, LLC, a Delaware limited liability company, its Manager
     
    By:

BR SOIF III Manager, LLC, a Delaware limited liability company, its Manager

       
      By: /s/ Jordan Ruddy
         Jordan Ruddy, Authorized Signatory

  

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  MANAGER:
   
 

BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND III, LLC, a Delaware limited liability company

     
  By:

BR SOIF III Manager, LLC, a Delaware limited liability company, its Manager

     
    By: /s/ Jordan Ruddy
      Jordan Ruddy, Authorized Signatory

  

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MEMBER SIGNATURE

 

The undersigned Member, agreeing to be bound by the foregoing executes this Agreement as of the 16 th day of December, 2015.

 

  CLASS A MEMBER:
   
  BRG CHESHIRE, LLC, a Delaware limited liability company
   
  By: Bluerock Residential Holdings, LP, a Delaware limited partnership, its Sole Member
     
    By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its General Partner
     
      By: /s/ R. Ramin Kamfar
         R. Ramin Kamfar
      Its:  Chief Executive Officer
       
  CLASS B MEMBER:
       
  BLUEROCK SPECIAL OPPORTUNITY + INCOME FUND III, LLC, a Delaware limited liability company
       
  By:

BR SOIF III Manager, LLC, a Delaware limited liability company, its Manager

       
    By: /s/ Jordan Ruddy
      Jordan Ruddy, Authorized Signatory

 

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SCHEDULE I

 

Class A Member : BRG Cheshire, LLC

 

Class A Initial Capital Contribution: $16,359,368

 

Class B Members

 

Member  

Class B

Membership

Interest

   

Initial Capital

Contribution

(cash)

 
             
Bluerock Special Opportunity + Income Fund III, LLC     100.0 %   $ 1,918,591  
                 
Total     100.00 %   $ 1,918,591  

 

 

 

 

Exhibit 10.300

 

AMENDED AND RESTATED

LIMITED LIABILITY COMPANY AGREEMENT

OF

CB OWNER, LLC

A Delaware Limited Liability Company

 

This Amended and Restated Limited Liability Company Agreement (together with the schedules attached hereto, this " Agreement ") of CB Owner, LLC, a Delaware limited liability company (the " Company "), is entered into by Michael Konig and Robert G. Meyer, in their capacity as co-trustees under the Amended and Restated BR/CDP Cheshire Bridge Trust Agreement bearing an effective date of May 29, 2015 (the “ Trust Agreement ”), as the successor and sole equity member as of the date hereof (the " Member "). Capitalized terms used and not otherwise defined herein have the meanings set forth on Schedule A hereto.

 

RECITALS

 

WHEREAS, the Company was initially formed as a limited liability company by BR/CDP CB Venture, LLC (in such capacity, the “ Prior Member ”), the initial sole member of the Company, by execution of a prior Limited Liability Company Agreement (the “ Prior LLC Agreement ”), pursuant to and in accordance with the Delaware Limited Liability Company Act (6 Del. C. § 18-101 et seq .), as amended from time to time (the " Act ").

 

WHEREAS, the Company previously acquired, in its capacity as the then trustee under the original BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015 (the “ Original Trust Agreement ” and, the trust established thereunder, the “ Trust ”), fee title to the Property (as hereafter defined).

 

WHEREAS, in connection with the restructuring of the ownership of the Property, (i) the Company, in its capacity as the original trustee under the Original Trust Agreement, will transfer fee title to the Property to itself in its individual capacity (i.e. not as trustee under the above referenced Original Trust Agreement), (ii) the Trust (acting by and through its trustees) will become the sole equity member of the Company (in such capacity, the Member) by and through the Prior Member transferring its membership interest in the Company to Member, (iii) the Prior Member (although no longer a member of the Company) will be appointed the Manager of the Company, and (iv) the plan of construction of the project to be developed on the Property will be modified, including the establishment of a new development budget and the election to borrow the construction financing from a different lender than initially contemplated under the Prior LLC Agreement.

 

WHEREAS, the Member wishes to herein set forth its agreement as to the operation and management of the Company, and to supersede and amend and restate in its entirety the Prior LLC Agreement.

 

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NOW THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned Member hereby covenants and agrees (i) that this Agreement hereby supersedes and amends and restates the Prior LLC Agreement in its entirety and (ii) further as follows:

 

Section 1. Name .

 

The name of the limited liability company formed hereby is CB OWNER, LLC.

 

Section 2. Principal Business Office .

 

The principal business office of the Company shall be located at 880 Glenwood Ave SE, Suite H, Atlanta, GA 30316.

 

Section 3. Registered Office .

 

The address of the registered office of the Company in the State of Delaware is c/o Paracorp Incorporated, 2140 S. Dupont Highway, Camden, DE 19934.

 

Section 4. Registered Agent .

 

The name and address of the registered agent of the Company for service of process on the Company in the State of Delaware is Paracorp Incorporated, 2140 S. Dupont Highway, Camden, DE 19934.

 

Section 5. Member .

 

The mailing address of the Member is set forth on Schedule B attached hereto. The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

Section 6. Existence of the Company .

 

The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

Section 7. Purposes .

 

(a) Notwithstanding anything to the contrary in this Agreement or in any other document governing the formation, management or operation of the Company, the sole purpose to be conducted or promoted by the Company is to engage in the following activities:

 

(i)       to acquire, own, hold, lease, operate, manage, maintain, develop and improve, the real property described in the Loan Documents (the “ Property ”), to borrow the Loan and to mortgage the Property and to pledge any or all other assets of the Company as security for the performance of its obligations under the Loan Documents, and each officer of the Company is authorized to execute and deliver the Loan Documents on such terms as may be acceptable to such officer, and each action of each officer of the Company heretofore taken in connection with the foregoing is hereby ratified and affirmed;

 

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(ii)       to enter into and perform its obligations under the Loan Documents;

 

(iii)      to sell, transfer, service, convey, dispose of, pledge, assign, borrow money against, finance, refinance or otherwise deal with the Property to the extent permitted under the Loan Documents; and

 

(iv)       to engage in any lawful act or activity and to exercise any powers permitted to be exercised by limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

(b)       The Company, and the Member, or the Manager (and/or any authorized officers) on behalf of the Company, may enter into and perform their obligations under the Basic Documents and all documents, agreements, certificates, or financing statements contemplated thereby or related thereto, all without any further act, vote or approval of the Member, the Manager or other Person notwithstanding any other provision of this Agreement, the Act or applicable law, rule or regulation. The foregoing authorization shall not be deemed a restriction on the powers of the Member or the Manager to enter into other agreements on behalf of the Company.

 

Section 8. Powers .

 

Subject to Section 9(j) , the Manager of the Company, acting on behalf of the Company, (i) shall have and exercise all powers necessary, convenient or incidental to accomplish its purposes as set forth in Section 7 and (ii) shall have and exercise all of the powers and rights conferred upon limited liability companies formed pursuant to the Act.

 

Section 9. Management .

 

(a)        Manager . Subject to Section 9(j), the business and affairs of the Company shall be managed exclusively by the Manager, who shall be BR/CDP CB Venture, LLC, a Delaware limited liability company or, subject to the terms of the Loan for so long as any Obligation is outstanding, a replacement entity appointed by the Member to act as the Manager. The Manager is hereby designated as a "manager" of the Company within the meaning of the Act.

 

(b)        Powers . Subject to Sections 9(j) and 10, and the other terms of this Agreement, the Manager shall have the full and exclusive right to manage and control the business and affairs of the Company and to make all decisions regarding the business of the Company. All documents to be signed by the Company may be executed on behalf of the Company by the Manager of the Company (or if so authorized, by the applicable officers of the Company). Any non-Member transacting business with the Company may rely on the signature of the Manager (or such officers) of the Company on any document or other instrument as creating a valid and binding obligation of the Company in accordance with its terms, and such non-Member shall not be required to inquire as to the authorization of the Manager (or such officers).

 

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(c)        Intentionally omitted.

 

(d)        Intentionally omitted.

 

(e)        Intentionally omitted.

 

(f)        Intentionally omitted.

 

(g)        Intentionally omitted.

 

(h)        Intentionally omitted .

 

(i)        Intentionally omitted.

 

(j)        Single Purpose Entity Requirements. Until the Loan made by Lender to the Company is paid in full, the Company will remain a “ Single Purpose Entity ,” which means at all times since its formation and thereafter it will satisfy each of the following conditions:

 

i.      Maintain its assets, accounts, books, records, financial statements, stationery, invoices, and checks separate from and not commingled with any of those of any other person or entity;

 

ii.      Conduct its own business in its own name, pay its own liabilities out of its own funds, allocate fairly and reasonably any overhead for shared employees and office space, and to maintain an arm’s length relationship with its Affiliates;

 

iii.      Hold itself out as a separate entity, correct any known misunderstanding regarding its separate identity, maintain adequate capital in light of its contemplated business operations, (provided, nothing herein shall require any Member to make additional Capital Contributions to the Company following the Loan opening) and observe all organizational formalities;

 

iv.      Not guarantee or become obligated for the debts of any other entity or person or hold out its credits as being available to satisfy the obligations of others, including not acquiring obligations or securities of its partners, members or shareholders, except in connection with the Loan;

 

v.      Not pledge its assets for the benefit of any other entity or person or make any loans or advances to any person or entity, except in connection with the Loan;

 

vi.      Not enter into any contract or agreement with any Affiliate, except upon terms and conditions that are intrinsically fair and substantially similar to those that would be available on an arms-length basis with third parties other than any Affiliate;

 

vii.      Not, and shall not permit any constituent party of the Company to seek the dissolution or winding up, in whole or in part, of the Company and/or such constituent party of the Company, nor merge with or be consolidated into any other entity;

 

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viii.      Maintain its assets in such a manner that it will not be unreasonably costly or difficult to segregate, ascertain or identify its individual assets from those of any constituent party of the Company, any Affiliate, any guarantor of the Loan or any other person; and

 

ix.      Except for the Obligations, not incur or become liable for any indebtedness other than customary trade payables paid within sixty (60) days after they are incurred.

 

Section 10. Officers .

 

(a)        Officers . The Company may have such officers, representatives or agents as are appointed from time to time by the Manager (the “ Officers ”). The initial Officers are hereby designated by the Manager as listed on Schedule C hereto. The additional or successor Officers shall be chosen by the Manager and may consist of a President, a Secretary and a Treasurer. The Manager may also choose one or more Vice Presidents, Assistant Secretaries and Assistant Treasurers. Any number of offices may be held by the same person. The Manager may appoint such other Officers and agents as it shall deem necessary or advisable who shall hold their offices for such terms as shall be determined from time to time by the Manager. The salaries of all Officers and agents of the Company shall be fixed by or in the manner prescribed by the Manager. The Officers of the Company shall hold office until their successors are chosen and qualified. Any Officer may be removed at any time, with or without cause, by the Manager. Any vacancy occurring in any office of the Company shall be filled by the Manager.

 

(b)        Powers of the Officers . Notwithstanding anything else in this Agreement, including any other provision of this Section 10, the Officers shall have the authority to act on behalf of and bind the Company only to the extent that the Manager approves such action in writing in each particular instance. For the sake of clarity and without limiting the foregoing, the Officers shall not have the power and authority to take any action without the specific prior written approval or consent of the Manager to take such action.

 

(c)        President . The President shall be the chief executive officer of the Company, shall be responsible for the general and active management of the business of the Company and, subject to Section 10(b) , shall see that all specific orders and resolutions of the Manager are carried into effect. When expressly authorized by the Manager, the President or any other Officer authorized by the President or the Manager shall execute all bonds, mortgages and other contracts, except where required or permitted by law or this Agreement to be otherwise signed and executed.

 

(d)        Vice President . In the absence of the President or in the event of the President’s inability to act, the Vice President, if any (or in the event there be more than one Vice President, the Vice Presidents in the order designated by the Manager, or in the absence of any designation, then in the order of their election), shall perform the duties of the President expressly authorized by the Manager, and when so acting, shall have all the powers of and be subject to all the restrictions upon the President. In accordance with Section 10(b) , the Vice Presidents, if any, shall perform such other duties and have such other powers as the Manager may from time to time prescribe.

 

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(e)        Secretary and Assistant Secretary . The Secretary shall be responsible for filing legal documents and maintaining records for the Company. The Secretary shall record all the proceedings of the meetings of the Company in a book to be kept for that purpose and shall perform like duties for the standing committees when required. The Secretary shall give, or shall cause to be given, notice of all meetings of the Member or Manager, if any, and, subject to Section 10(b) , shall perform such other duties as may be prescribed by the Manager or the President, under whose supervision the Secretary shall serve. The Assistant Secretary, or if there be more than one, the Assistant Secretaries in the order determined by the Manager (or if there be no such determination, then in order of their election), shall, in the absence of the Secretary or in the event of the Secretary’s inability to act, perform the duties and exercise the powers of the Secretary and shall perform such other duties and have such other powers as the Manager may from time to time prescribe in accordance with Section 10(b) .

 

(f)        Treasurer and Assistant Treasurer . The Treasurer shall have the custody of the Company funds and securities and shall keep full and accurate accounts of receipts and disbursements in books belonging to the Company and shall deposit all moneys and other valuable effects in the name and to the credit of the Company in such depositories as may be designated by the Manager. The Treasurer shall disburse the funds of the Company as may be expressly ordered by the Manager, taking proper vouchers for such disbursements, and shall render to the President and to the Manager an account of all of the Treasurer’s transactions and of the financial condition of the Company. The Assistant Treasurer, or if there shall be more than one, the Assistant Treasurers in the order determined by the Manager (or if there be no such determination, then in the order of their election), shall, in the absence of the Treasurer or in the event of the Treasurer’s inability to act, perform the duties and exercise the powers of the Treasurer and shall perform such other duties and have such other powers as the Manager may from time to time prescribe in accordance with Section 10(b) .

 

(g)        Officers as Agents . The Officers, to the extent their powers are vested in them by specific action of the Manager not inconsistent with this Agreement, are agents of the Company for the purpose of the Company’s business and the actions of the Officers taken in accordance with such powers shall bind the Company.

 

(h)        Duties of Officers . Except to the extent otherwise provided herein, each Officer shall have a fiduciary duty of loyalty and care similar to that of officers of business corporations organized under the General Corporation Law of the State of Delaware.

 

Section 11. Intentionally omitted.

 

Section 12. Limited Liability .

 

Except as otherwise expressly provided by the Act, the debts, obligations and liabilities of the Company, whether arising in contract, tort or otherwise, shall be the debts, obligations and liabilities solely of the Company, and neither the Member nor the Manager shall be obligated personally for any such debt, obligation or liability of the Company solely by reason of being a Member or Manager of the Company.

 

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Section 13. Capital Contributions .

 

The Member has contributed to the Company the Property listed on Schedule B attached hereto.

 

Section 14. Additional Contributions .

 

The Trust shall make additional capital contributions to the Company as required by the Manager. To the extent that additional capital contributions are made to the Company, the Manager shall revise Schedule B of this Agreement. Neither the Trust nor the Member have any duty or obligation to any creditor of the Company to make any contribution to the Company, nor shall the Manager have any duty to issue any call for capital pursuant to this Agreement.

 

Section 15. Allocation of Profits and Losses .

 

The Company's profits and losses shall be allocated to the Member.

 

Section 16. Distributions .

 

Distributions shall be made at the times and in the aggregate amounts determined by the Manager (and thereafter distributed by the Trust to its beneficiaries in accordance with the terms of the Trust Agreement). Notwithstanding any provision to the contrary contained in this Agreement, the Company shall not make a distribution of capital to the Member on account of its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law or any Basic Document or would constitute a default under the Loan Documents.

 

Section 17. Books and Records .

 

The Manager shall keep or cause to be kept complete and accurate books of account and records with respect to the Company's business. The books of the Company shall at all times be maintained by the Manager. The Member and its duly authorized representatives shall have the right to examine the Company books, records and documents during normal business hours. The Company, and the Manager on behalf of the Company, shall not have the right to keep confidential from the Member any information that the Manager would otherwise be permitted to keep confidential from the Member pursuant to Section 18-305(c) of the Act. The Company's books of account shall be kept using the method of accounting determined by the Manager. The Company's independent auditor, if any, shall be an independent public accounting firm selected by the Manager.

 

Section 18. Intentionally omitted.

 

Section 19. Other Business .

 

The Member, the Manager and any Affiliate of the Member or Manager may engage in or possess an interest in other business ventures (unconnected with the Company) of every kind and description, independently or with others notwithstanding any provision to the contrary at law or at equity. The Company shall not have any rights in or to such independent ventures or the income or profits therefrom by virtue of this Agreement.

 

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Section 20. Exculpation and Indemnification .

 

(a)       To the fullest extent permitted by law, none of the Member (including the Trustees of the Trust), the Manager, or any employee, representative or agent of the Company nor any employee, representative, agent or Affiliate of the Member or the Manager (collectively, the " Covered Persons ") shall, to the fullest extent permitted by law, have any fiduciary duties or 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 arising out of or resulting from such Covered Person’s fraud, gross negligence or criminal actions.

 

(b)       To the fullest extent permitted by applicable law, a Covered Person shall be entitled to indemnification from the Company for any loss, damage or claim incurred by such Covered Person 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 no Covered Person shall be entitled to be indemnified in respect of any loss, damage or claim incurred by such Covered Person arising out of or resulting from such Covered Person’s fraud, gross negligence or criminal actions with respect to such acts or omissions; provided, however, that any indemnity under this Section 20 by the Company shall be provided out of and to the extent of Company assets only, and neither the Member (including the Trustees) nor the Manager shall have any personal liability on account thereof; and provided further, that so long as any Obligation is outstanding, no indemnity payment from funds of the Company (as distinct from funds from other sources, such as insurance) of any indemnity under this Section 20 shall be payable from amounts allocable to any other Person pursuant to the Basic Documents.

 

(c)       To the fullest extent permitted by applicable law, expenses (including 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 Section 20 .

 

(d)       A Covered Person shall be fully protected in relying in good faith upon the records of the Company and upon such information, opinions, reports or statements presented to the Company by any Person as to matters the Covered Person reasonably believes are within such other Person's professional or expert competence and who has been selected with reasonable care by or on behalf of the Company, including information, opinions, reports or statements as to the value and amount of the assets, liabilities, or any other facts pertinent to the existence and amount of assets from which distributions to the Member might properly be paid.

 

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(e)       The Manager shall be liable, responsible, and accountable in damages to the Company and the Member for any acts performed by the Manager arising out of or resulting from the fraud, gross negligence or criminal actions of the Manager or the failure of the Manager to comply in any material respect with any covenant, condition or other agreement of the Manager contained herein (“ Excluded Acts of the Manager ”). Nothing in this Section 20 shall be deemed to make the Manager liable, responsible, or accountable to Persons other than the Company and the Member (inclduing the Trustees). 

 

(f)      Notwithstanding the foregoing provisions, any indemnification set forth herein shall be fully subordinate to the Loan and, to the fullest extent permitted by law, shall not constitute a claim against the Company in the event that the Company’s cash flow is insufficient to pay all its obligations to creditors.

 

(g)       The foregoing provisions of this Section 20 shall survive any termination of this Agreement.

 

Section 21. Assignments .

 

(a)      Subject to Section 23 and any transfer restrictions contained in the Loan Documents, the Member may assign its limited liability company interest in the Company. Subject to Section 23 , if the Member transfers all of its limited liability company interest in the Company pursuant to this Section 21 , the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, the transferor Member shall cease to be a member of the Company. Any successor to a Member by merger or consolidation in compliance with the Basic Documents 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.

 

(b)      Notwithstanding anything to the contrary contained in this Agreement for so long as any Obligation remains outstanding, the Company shall always have one and only one Member.

 

Section 22. Resignation .

 

So long as any Obligation is outstanding, the Member may not resign, except as permitted under the Basic Documents and if the Lender consents in writing and if an additional member is admitted to the Company pursuant to Section 23 . If the Member is permitted to resign pursuant to this Section 22 , an additional member of the Company shall be admitted to the Company, subject to Section 23 , 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.

 

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Section 23. Admission of Additional Members .

 

One or more additional members of the Company may be admitted to the Company with the written consent of the Member; provided, however, that, notwithstanding the foregoing, for so long as any Obligation remains outstanding, no additional member may be admitted to the Company pursuant to Sections 21 , 22 or 23 , without the prior written consent of the Lender, other than pursuant to Section 24(a) or except as may be expressly provided otherwise in the Loan Documents.

 

Section 24. Dissolution .

 

(a) The Company shall be dissolved, and its affairs shall be wound up upon the first to occur of the following: (i) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company in the Company unless the Company is continued without dissolution in a manner required under this Section 24(a) or permitted by this Agreement or the Act or (ii) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 Sections 21 and 23 , or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Sections 22 and 23 ), 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 (i) to continue the Company and (ii) 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.

 

(b)       Notwithstanding any other provision of this Agreement, the Bankruptcy of the Member or any additional member shall not cause the Member or additional member, respectively, to cease to be a member of the Company and upon the occurrence of such an event, the Company shall continue without dissolution.

 

(c)       Notwithstanding any other provision of this Agreement, each of the Member and any additional member waive any right it might have to agree in writing to dissolve the Company upon the Bankruptcy of the Member or additional member, or the occurrence of an event that causes the Member or additional member to cease to be a member of the Company.

 

(d)       In the event of dissolution, the Company shall conduct only such activities as are 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.

 

(e)       The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act.

 

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Section 25. Waiver of Partition; Nature of Interest .

 

To the fullest extent permitted by law, the Member and any additional member admitted to the Company hereby irrevocably waives any right or power that such Person might have to cause the Company or any of its assets to be partitioned, to cause the appointment of a receiver for all or any portion of the assets of the Company, to compel any sale of all or any portion of the assets of the Company pursuant to any applicable law or to file a complaint or to institute any proceeding at law or in equity to cause the dissolution, liquidation, winding up or termination of the Company. The Member shall not have any interest in any specific assets of the Company, and the Member shall not have the status of a creditor with respect to any distribution pursuant to Section 16 hereof. The interest of the Member in the Company is personal property.

 

Section 26. Tax Status .

 

It is intended that the Company shall be a disregarded entity for federal, state, and local income tax purposes.

 

Section 27. Benefits of Agreement; No Third-Party Rights .

 

Except for the Lender, its successors or assigns as holders of the Loan with respect to the Special Purpose Provisions, (1) none of the provisions of this Agreement shall be for the benefit of or enforceable by any creditor of the Company or by any creditor of the Member and (2) nothing in this Agreement shall be deemed to create any right in any Person (other than Covered Persons) not a party hereto, and this Agreement shall not be construed in any respect to be a contract in whole or in part for the benefit of any third Person, except as provided in Section 30 . The Lender, its successors or assigns are intended third-party beneficiaries of this Agreement and may enforce the Special Purpose Provisions.

 

Section 28. Severability of Provisions .

 

Each provision of this Agreement shall be considered severable and if for any reason any provision or provisions herein are determined to be invalid, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal.

 

Section 29. Entire Agreement .

 

This Agreement constitutes the entire agreement of the parties with respect to the subject matter hereof.

 

Section 30. Binding Agreement .

 

The Member agrees that this Agreement, including, without limitation, the provisions in Section 9(j) , constitutes a legal, valid and binding agreement of the Member.

 

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Section 31. Governing Law .

 

This Agreement shall be governed by and construed under the laws of the State of Delaware (without regard to conflict of laws principles), all rights and remedies being governed by said laws.

 

Section 32. Amendments .

 

Subject to Section 9(j) , this Agreement may be modified, altered, supplemented or amended pursuant to a written agreement executed and delivered by the Member. Notwithstanding anything to the contrary in this Agreement, so long as any Obligation is outstanding, this Agreement may not be modified, altered, supplemented or amended unless the Lender consents in writing except: (i) to cure any ambiguity or (ii) to convert or supplement any provision in a manner consistent with the intent of this Agreement and the other Basic Documents.

 

Section 33. Counterparts .

 

This Agreement may be executed in any number of counterparts, each of which shall be deemed an original of this Agreement and all of which together shall constitute one and the same instrument.

 

Section 34. Notices .

 

Any notices required to be delivered hereunder shall be in writing and personally delivered, or sent by overnight delivery by a nationally recognized carried (e.g. FedEx) and shall be deemed to have been duly given upon receipt (a) in the case of the Company, to the Company at its address in Section 2 , (b) in the case of the Member, to the Member at its address as listed on Schedule B attached hereto and (c) in the case of either of the foregoing, at such other address as may be designated by written notice to the other party.

 

Section 35. Venue-Jury Trial Waiver .

 

The parties hereto agree that any suit brought to enforce this Agreement shall be venued only in any court of competent jurisdiction in the State of New York, Borough of Manhattan, and, by execution and delivery of this Agreement, each of the parties to this Agreement hereby irrevocably accepts and waives all objection to, the exclusive jurisdiction of the aforesaid courts in connection with any suit brought to enforce this Agreement, and irrevocably agrees to be bound by any judgment rendered thereby. Each of the parties hereto hereby agrees that service of process in any such proceeding may be made by giving notice to such party in the manner and at the place set forth in Section 34 of this Agreement. The parties further mutually agree to waive all rights to trial by jury.

 

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IN WITNESS WHEREOF, the undersigned, intending to be legally bound hereby, have duly executed this Agreement as of the date set forth above.

 

MEMBER:

 

  /s/ Robert Myer
  Robert G. Meyer, as Trustee under the Amended and Restated BR/CDP Cheshire Bridge Trust Agreement bearing an effective date of May 29, 2015
   
  /s/ Michael Konig
  Michael Konig, as Trustee under the Amended and Restated BR/CDP Cheshire Bridge Trust Agreement bearing an effective date of May 29, 2015

 

  S-1  
 

 

 

 

  MANAGER:
   
  BR/CDP CB VENTURE, LLC, a Delaware limited liability company

 

  By: BR CHESHIRE MEMBER, LLC, a Delaware limited liability company, its co-Manager

 

  By: Bluerock Special Opportunity + Income Fund III, LLC, a Delaware limited liability company, its Manager

 

  By: BR SOIF III Manager, LLC, a Delaware limited liability company, its Manager

 

  By: /s/ Jordan Ruddy
  Jordan Ruddy,
  Authorized Signatory

 

  By: CB DEVELOPER, LLC, a Georgia limited liability company, its co-Manager

 

  By: Catalyst Development Partners II, LLC, a Georgia limited liability company, its Manager

 

  By: /s/ Robert Myer
  Name: Robert Myer
  Its: Manager

 

  S-2  
 

 

SCHEDULE A

 

Definitions

 

A. Definitions

 

When used in this Agreement, the following terms not otherwise defined herein have the following meanings:

 

" Act " shall have the meaning given thereto in the preamble to this Agreement.

 

" Affiliate " means, with respect to any Person, any other Person directly or indirectly Controlling or Controlled by or under direct or indirect common Control with such Person or any Person who has a direct familial relationship, by blood, marriage or otherwise with the Company or any Affiliate of the Company.

 

" Agreement " shall have the meaning given thereto in the preamble to this Agreement.

 

" Bankruptcy " means, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

" Bankruptcy Action " means to file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, to institute proceedings under any applicable insolvency law, to seek any relief under any law relating to relief from debts or the protection of debtors, to consent to the filing or institution of bankruptcy or insolvency proceedings against the Company, to file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy or insolvency, to seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official of or for the Company or a substantial part of its property, to make any assignment for the benefit of creditors of the Company, to admit in writing the Company's inability to pay its debts generally as they become due, or to take action in furtherance of any of the foregoing.

 

" Basic Documents " means this Agreement, any property management agreement, any construction related documents, the Loan Documents, and all documents and certificates contemplated thereby or delivered in connection therewith.

 

" Certificate of Formation " means the Certificate of Formation of the Company filed with the Secretary of State of the State of Delaware on April 1, 2015, as amended or amended and restated from time to time.

 

  A-1  
 

 

" Company " shall have the meaning given thereto in the preamble to this Agreement.

 

" Control " means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of a Person, whether through the ownership of voting securities or general partnership or managing member interests, by contract or otherwise. "Controlling" and "Controlled" shall have correlative meanings. Without limiting the generality of the foregoing, a Person shall be deemed to Control any other Person in which it owns, directly or indirectly, 49% or more of the ownership interests.

 

" Covered Persons " shall have the meaning given thereto in Section 20(a) of this Agreement.

 

Lender ” means, collectively, The PrivateBank and Trust Company (as administrative agent and lender) and all additional lenders that make the Loan to the Company, their successors and assigns.

 

Loan ” means that certain construction loan or loans in the aggregate approximate amount of $38,130,000 to be hereafter borrowed by the Company as the same will be more specifically described in the Loan Documents.

 

Loan Documents ” means the documents memorializing the Loan which is secured by the first lien on the Property.

 

" Manager " means BR/CDP CB Venture, LLC, a Delaware limited liability company.

 

" Member " shall have the meaning given thereto in the preamble to this Agreement.

 

" Obligations " shall mean the indebtedness, liabilities and obligations of the Company under or in connection with the Loan Documents.

 

" Person " means any individual, corporation, partnership, joint venture, limited liability company, limited liability partnership, association, joint stock company, trust, unincorporated organization, or other organization, whether or not a legal entity, and any governmental authority.

 

Property ” shall have the meaning given thereto in Section 7(a) of this Agreement.

 

Special Purpose Entity ” shall have the meaning given thereto in Section 9(j) of this Agreement.

 

Special Purpose Provisions ” means Sections 7 , 9 , 10 , 16 , 20(f) , 21 , 22 , 23 , 24 , 25 , 27 , 30 , 32 and Schedule A (to the extent that the terms defined in Schedule A are used in any of the foregoing sections).

 

B. Rules of Construction

 

Definitions in this Agreement apply equally to both the singular and plural forms of the defined terms. The words "include" and "including" shall be deemed to be followed by the phrase "without limitation." The terms "herein," "hereof" and "hereunder" and other words of similar import refer to this Agreement as a whole and not to any particular Section, paragraph or subdivision. The Section titles appear as a matter of convenience only and shall not affect the interpretation of this Agreement. All Section, paragraph, clause, Exhibit or Schedule references not attributed to a particular document shall be references to such parts of this Agreement.

 

  A-2  
 

 

SCHEDULE B

 

Member

 

 

 

Name

 

 

 

Mailing Address

 

 

 

Capital Contribution

 

 

Membership

Interest

Michael Konig and Robert G. Meyer, in their capacities as co-trustees under the Amended and Restated BR/CDP Cheshire Bridge Trust Agreement bearing an effective date of May 29, 2015

 

 

880 Glenwood Ave SE, Suite H, Atlanta, GA 30316

With a copy to:

 

Bluerock Real Estate, LLC

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 
 

$ 100
 

 

100%

 

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SCHEDULE C

 

  OFFICERS   TITLE  
         
  Robert G. Meyer   President  
  Christopher Vohs   Treasurer  
  Michael Konig   Secretary  
  James G. Babb, III   Vice President  
  Jordan Ruddy   Vice President  
  Mark Mechlowitz   Vice President  

 

  4  

 

Exhibit 10.301

 

AMENDED AND RESTATED

TIC MANAGEMENT AGREEMENT

 

THIS AMENDED AND RESTATED TIC MANAGEMENT AGREEMENT (the "Agreement") is made and entered into with an effective date of May 29, 2015 (the "Effective Date") by and among the following:

 

DUKE DUKE OF LEXINGTON, LLC,
  an Ohio limited liability company
  c/o Fred Keith
  Keith & Associates
  715 Bakewell Street
  Covington, KY 41011
   
  As to a 9.99% undivided interest
   
COMMANDER COMMANDER HABERSHAM,
  LLC, an Ohio limited liability company
  One Grandin Lane
  Cincinnati, Ohio 45208
  Attn: J. Robert Brown
  Facsimile No. (513) 321-5169
   
  As to a 0.01% undivided interest
   
BR CDP BR/CDP CB VENTURE, LLC
  a Delaware limited liability company
  c/o Bluerock Real Estate, LLC
  712 Fifth Avenue, 9 th Floor
  New York, NY 10019
  Attn. Michael Konig
  Facsimile No. (646) 278-4220
   
  and:
   
  880 Glenwood Avenue SE
  Suite H
  Atlanta, Georgia 30316
  Attn: Rob Meyer
  Facsimile No. (404) 890-5681
   
  As to a ninety percent (90%) undivided interest

 

Duke, Commander and BR CDP shall be known collectively as the "Co-Tenants."

 

  A- 1
 

 

WHEREAS, the Co-Tenants previously entered into that certain TIC Management Agreement dated May 29, 2015 (the "Original TIC Management Agreement") with respect to the acquisition and holding of certain real property located in Fulton County, Georgia as described in Exhibit "A" attached hereto and made a part hereof by this reference (the "Property");

 

WHEREAS, the Co-Tenants wish to amend and restate the Original TIC Management Agreement effective as of May 29, 2015, to reflect the restructured ownership of the Property ( i.e. , the transfer of the legal title to the Property to CB Owner, LLC, a Delaware limited liability company (“CB”) as the holder of such title in its own name), which Property shall be held by CB as an investment for the benefit of the Co-Tenants as set forth in the Trust Agreement (as hereinafter defined);

 

WHEREAS, the Co-Tenants have entered into: (i) that certain Amended and Restated Tenancy-In-Common Agreement with an effective date of May 29, 2015 (the "TIC Agreement"), and (ii) that certain Amended and Restated BR/CDP Cheshire Bridge Trust Agreement (the "Trust Agreement") bearing an effective date of May 29, 2015, governing the BR CDP Cheshire Bridge Trust (the "Trust") and have pursuant thereto named Robert G. Meyer and Michael Konig as co-trustees (collectively, the "Trustee");

 

WHEREAS, the Co-Tenants are the sole Beneficiaries under the Trust, the Trust (by and through its trustees) is the sole member of CB and BR CDP is the sole manager of CB;

 

WHEREAS, pursuant to the TIC Agreement, the Co-Tenants entered into a Development Agreement (the “Original Development Agreement”) with CDP Developer I, LLC, a Georgia limited liability company ("Catalyst," and together with its successors and assigns, as the "Developer"). In connection with the above described restructuring, CB, in its capacity as owner of the Property, and Developer have entered into that certain Amended and Restated Development Agreement with an effective date of May 29, 2015 (the “Development Agreement”), which Development Agreement amends and restates the Original Development Agreement in its entirety;

 

WHEREAS, the Co-Tenants desire to enter into this Agreement to amend and supersede certain terms and conditions set forth in the TIC Agreement, and Duke and Commander shall hereby subordinate and waive certain of their rights under the TIC Agreement as provided herein;

 

NOW THEREFORE, in consideration of the mutual promises of the Co-Tenants hereto, and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, the Co-Tenants hereby agree that (i) this Agreement amends and restates the Original TIC Management Agreement and (ii) as follows:

 

1.           Recitals . The above recitals are true and correct and are incorporated herein by this reference. For so long as BR CDP, or any successor in interest to BR CDP's Co-Tenancy interest, shall have any interest in the Property, the terms and conditions of this Agreement shall be effective. In the event Duke and/or Commander acquire one hundred percent (100%) of the Co-Tenancy interests of BR CDP, then said entities may, at their election, terminate this Agreement.

 

2.           Defined Terms . Capitalized terms used herein and not otherwise defined shall have the meanings ascribed to said terms in the TIC Agreement.

 

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3.           Management .   The Co-Tenants hereby grant to BR CDP the full, sole and exclusive authority (i.e., without the approval, vote or consent of Duke and/or Commander) to make, decide or cause the Trustee to make, decide or implement any and/or all decisions that affect the Trustee, the Co-Tenants, the Property, or that arise under the TIC Agreement, the Amended and Restated Limited Liability Company Agreement of CB (the “CB LLC Agreement”), or the Development Agreement, including, without limitation, those decisions set forth in Section 11A of the TIC Agreement, which such decisions include, without limitation, the following:

 

a. A sale, transfer, lease, deed restriction, or grant of easement of/on any portion of the Property.

 

b. Entering into, and administering, any loan or other debt secured by the Property or the income therefrom, or upon which any of the Co-Tenants are or may be personally liable.

 

c. Initiation of a Cash Call Notice for any Additional Cash Contributions.

 

d. Approval of all budgets (for development, operations and/or capital expenditures).

 

e. Entering into and administering the Development Agreement and any modifications to the Development Agreement.

 

f. Entering into and administering any contracts and transactions with parties affiliated with the Developer.

 

g. Replacing the Developer and/or the Trustee (including without limitation, any replacement of the Trustee contemplated under Section 15 of the Trust Agreement).

 

h. Taking such other acts or decisions reserved to the Co-Tenants as set forth in the Development Agreement.

 

i. Entering into or renewing and administering any property management agreement with respect to the Property.

 

4.           Tax Treatment . In no event shall CB or BR CDP, its principals, members, attorneys or affiliates (collectively, the "BR CDP Indemnified Parties") have any liability to Duke and/or Commander with regard to any determination or ruling by the Internal Revenue Service that results in the organizational structure of the tenancy-in-common created by the TIC Agreement, as modified, amended, expanded or otherwise affected by this Agreement, the CB LLC Agreement, the Development Agreement and/or the Trust Agreement, to be characterized as anything other than a tenancy-in-common for tax purposes ("Characterization Issues"), and each of Duke and Commander hereby agrees to indemnify the BR CDP Indemnified Parties against any and all attorney's fees and costs, claims, losses or damages associated with any proceeding or hearing instituted by the Internal Revenue Service in connection with the Characterization Issues.

 

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5.           Buy/Sell; Drag Along . BR CDP, Duke and Commander each acknowledge and agree that BR CDP shall acquire the Co-Tenancy interests of Duke and Commander in the event BR JV Member (as hereinafter defined) exercises any so-called "buy/sell" rights or similar rights against CDP JV Member (as hereinafter defined) in that certain Amended and Restated Operating Agreement for BR CDP, by and between BR Cheshire Member, LLC, a Delaware limited liability company ("BR JV Member") and CB Developer, LLC, a Georgia limited liability company ("CDP JV Member") (the "BR CDP JV Agreement"). For avoidance of doubt, the intent of the foregoing is to effect a "drag along" so that all Co-Tenancy and ownership interests of Duke and/or Commander shall be acquired by BR JV Member in the event BR JV Member acquires the interests of CDP JV Member in BR CDP pursuant to the "buy/sell" rights or put rights established under the BR CDP JV Agreement, including, without limitation, Sections 12.06 and 12.09 thereof. The terms and conditions, including, without limitation, terms pertaining to price and timing, governing the method by which the BR JV Member shall acquire the interests of Duke and Commander shall be as set forth in the BR CDP JV Agreement, a copy of which Duke and Commander acknowledge has been provided to them. For the avoidance of doubt, not only, if applicable, shall BR JV Member acquire the Duke and Commander Co-Tenancy interests under such circumstances, but Duke and Commander expressly acknowledge and agree that they are required to, and shall, convey their Co-Tenancy interests to BR JV Member in such circumstances.

 

6.           Waiver Regarding Right of Partition, Sale, Refinancing and Exchange . Notwithstanding Section 4 of the TIC Agreement, each of Duke and Commander hereby fully and irrevocably waive their right to partition the Property and/or to vote on any sale, refinancing or exchange of the Property.

 

7.           Developer . The Co-Tenants have approved the Development Agreement. The Co-Tenants hereby agree that Developer will be paid a Development Fee as set forth in the Development Agreement together with such other fees as are set forth in the Development Agreement. Notwithstanding the provisions of Section 11 of the TIC Agreement, and in addition to any rights BR CDP has under the TIC Agreement, BR CDP (either directly or in its capacity as manager of CB, as applicable) shall have the exclusive right and authority to unilaterally declare a "default" or "Event of Default" under the Development Agreement and to exercise, in the name and on behalf of the Co-Tenants and the Owner (as such term is defined in the Development Agreement), any right of termination contained therein as a result of such default or Event of Default (after the expiration of any applicable cure period). BR CDP shall have the right, but not the obligation, to (a) replace Catalyst Developer I, LLC ("Catalyst") and/or Trustee with a new Developer and a new Trustee reasonably qualified to complete the Project (as such term is defined in the Development Agreement); and (b) take such other actions as BR CDP deems, in its sole but reasonable discretion as necessary or appropriate for the benefit of the Co-Tenants to protect the Property and/or to complete the Project. Notwithstanding the foregoing, as a condition precedent to removing or replacing Catalyst as set forth in this Section 7, (x) BR CDP must cause Catalyst (or any affiliate or principal of Catalyst) who has executed a guaranty in connection with the Loan to be prospectively released from such guaranty or (y) if the lender under the Loan refuses to release Catalyst or its affiliates or principals, BR CDP (and certain Affiliates of the BR JV Member reasonably acceptable to Catalyst) must indemnify and hold harmless such parties with respect to any losses, costs or expenses incurred thereunder except to the extent that (x) Catalyst or its affiliates are otherwise obligated to BR CDP or to BR JV Member, without right of reimbursement, under a written agreement for the amount sought to be recovered under such guaranty or (y) the amount sought to be recovered would never be collectible from, or claimed against, BR CDP but for the fraud, willful misconduct, gross negligence or willful misappropriation of funds by Catalyst or its affiliates; provided, that BR CDP shall not be obligated to indemnify Catalyst with respect to any action which Catalyst has expressly approved of or consented to in writing within two (2) business days following the receipt of written notice from BR CDP that BR CDP intends to take such action. If Catalyst has not affirmatively responded to BR CDP by the end of such two (2) business day period, Catalyst shall be deemed to have expressly disagreed with the action.

 

  4  
 

 

8.           Administration . The Co-Tenants hereby appoint BR CDP to administer and enforce the rights and obligations of the Co-Tenants under this Agreement, the TIC Agreement, the Development Agreement and the CB LLC Agreement.

 

9.           Investment Banking Fee . Each of the Co-Tenants acknowledges and agrees that they have previously proportionally borne (and will in connection with the execution of this Agreement proportionally bear) the expense of an investment banking fee to BR JV Member equal to one percent (1%) of the Project’s Total Project Budget (as defined in the BR CDP JV Agreement) (exclusive of the Development Fee payable pursuant to the Development Agreement and this investment banking fee).

 

10.          Capital Contribution Obligations; Distributions of Net Cash From Operations and Net Cash From Sales or Refinancings; Failure to Make Required Cash Contributions .

 

a.     Duke/Commander Cash Contribution . In the event Additional Cash Contributions are required from time to time under the TIC Agreement, the Co-Tenants have agreed that, notwithstanding Duke’s and Commander’s failure to make any Additional Cash Contribution, (i) Duke and Commander shall not be deemed to be in default under Section 8 of the TIC Agreement and (ii) BR CDP shall not be entitled to make a Default Loan as described in Section 8 of the TIC Agreement, if the following condition is satisfied: CDP JV Member fully funds Duke’s and Commander’s share of the Additional Cash Contributions required under the Cash Call Notice. If Duke and Commander do in fact make their Additional Cash Contributions as required under a Cash Call Notice, they shall be entitled to repayment on a fourth priority basis as provided in Section 10(b)(D) below. If they do not, but CDP JV Member instead makes Duke’s and Commander’s share of the Additional Cash Contribution, then BR CDP (for the benefit of the CDP JV Member) shall get credit for making such Additional Cash Contribution under the TIC Agreement and shall be entitled to repayment on a fourth priority basis as provided in Section 10(b)(D) below.

 

b.     Section 12 of the TIC Agreement is hereby deleted in its entirety, and restated below as follows:

 

"Distribution of Net Cash from Operations, Sales or Refinancings . Subject to any applicable restrictions in any loan document created with respect to the Property, Net Cash from Operations and Net Cash from Sales or Refinancings shall be distributed, through the Trust, to the Co-Tenants, in the following order and priority:

 

A.           First, to repay any Default Loan, with payment of interest first and then principal;

 

B.           Second, to BR CDP in connection with any funded Shortfall to the extent provided under Sections 10(c) of the TIC Management Agreement;

 

  5  
 

 

C.           Third, to repay any loan (excluding a Default Loan made on behalf of a Defaulting Co-Tenant pursuant to Section 8 above) approved by BR CDP and made by any Co-Tenant for the benefit of the Property or in furtherance of the ownership or operation thereof. Payments to the Co-Tenants to repay loans shall be made, pari passu, in proportion to each Co-Tenant’s share of the total of such loans, with payment of interest first and then principal;

 

D.           Fourth, to the Co-Tenants until they have been repaid in full their Additional Cash Contributions and their Additional Cash Contribution Preferred Return (i.e., an amount accruing at the rate of ten percent (10%) per annum on each Co-Tenant’s unreturned Additional Cash Contributions, compounded monthly and calculated on a cumulative basis). Payment to the Co-Tenants shall be pari passu, and made pro-rata in accordance with each Co-Tenant’s percentage share of all such Additional Cash Contributions;

 

E.           Fifth, to the Co-Tenants until they have been repaid in full their Initial Cash Contributions. Payment to the Co-Tenants shall be made in proportion to their Pro Rata Shares;

 

F.           Sixth, to BR CDP in return of its Section 8.04(a) Advances, to the extent provided under Section 10(d) of the TIC Management Agreement; and

 

G.          Seventh, to the Co-Tenants, in proportion to their Pro Rata Shares.

 

c.     Failure to fund Hard Cost Overruns, Soft Cost Overruns or Section 8.04(a) Advances. In accordance with Section 8.04(b) of the BR CDP JV Agreement, if there is a Hard Cost Overrun or Soft Cost Overrun that needs to be funded, then BR CDP shall issue a Cash Call Notice under the TIC Agreement and it shall be funded 10% by the Duke and Commander Co-Tenants and 90% by BR CDP (of which 55.56% shall be funded by the BR JV Member and 44.44% shall be funded by the CDP JV Member); provided however, if Duke and Commander do not timely fund their 10% share, then BR CDP shall be required to fund the full one hundred percent (100%) of the amount required pursuant to the Cash Call Notice (of which 50% shall be funded by the BR JV Member and 50% shall be funded by the CDP JV Member). In addition, in accordance with Section 8.04(a) of the BR CDP JV Agreement, the CDP JV Member must on its own account solely fund into BR CDP a Catalyst Section 8.04(a) Advance (as defined in the BR CDP JV Agreement); and the BR JV Member must on its own account solely fund into BR CDP a BR Section 8.04(a) Advance (as defined in the BR CDP JV Agreement). To the extent any party fails to fund their share as aforesaid, then the other party(ies) that funded their share shall have the right (but not the obligation) to do so on behalf of the non-funding party(ies) (a "Shortfall"). Any Shortfall so funded shall be entitled to repayment on a second priority basis as provided in Section 10(b)(B) above, in an amount equal to the sum of: (A) the product of (x) three (3), multiplied by (y) the Shortfall, plus (B) the product of (x) ten percent (10%) per annum, multiplied by (y) the figure which is three (3) times the Shortfall. For example, if Duke and Commander were obligated but failed to fund a $10,000.00 Additional Cash Contribution for a Hard Cost Overrun, and CDP JV Member likewise failed to do so, but in fact BR JV Member funded said $10,000.00 to BR CDP, then prior to any distribution of Net Cash from Operations or Net Cash from Sales or Refinancings to Duke and/or Commander, BR CDP, for the benefit solely of BR JV Member, would first receive a distribution equal to the sum of (x) $30,000.00 plus (y) ten percent (10%) of $30,000.00 per year, and pro rata for partial years, for each year that the $30,000.00 remains unreturned.

 

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d.     Return of Section 8.04(a) Advances . Notwithstanding anything contained herein to the contrary, the parties acknowledge and agree that certain Section 8.04(a) Advances under the BR CDP JV Agreement could relate solely to BR CDP and not to the Property and therefore would not be contributed in turn to CB, in its capacity as the Borrower. Any such Section 8.04(a) Advances will be disregarded for purposes of the TIC Agreement and TIC Management Agreement.

 

11.          Loan Guarantees . BR CDP agrees that certain of its principals shall personally guarantee any Loan; provided, however, (i) in no event shall principals of BR CDP comprising any affiliate of Bluerock Real Estate, LLC be obligated to provide such a guaranty, and (ii) the content of such guarantees shall be on terms and conditions reasonably acceptable to BR CDP.

 

12.          Modifications to TIC Agreement and Trust Agreement .

 

A.          Nothing in Section 8 of the TIC Agreement is intended to affect the Co-Tenants’ right to exercise any other available remedies with respect to any failure to make the Cash Contributions described in the TIC Agreement.

 

B.          Nothing in Section 10 of the TIC Agreement is intended to limit the obligations of the members of BR CDP to make any required capital contributions required under the BR CDP JV Agreement, nor shall Section 10 of the TIC Agreement limit any Co-Tenant's obligation to make their pro rata share of the called capital.

 

C.           Additional Capital Contributions to avoid Loan Defaults . Without limiting Section 7 of the TIC Agreement, and notwithstanding anything herein to the contrary, if: (i) an event of default occurs under the Loan or, in the reasonable opinion of the CDP JV Member, an event of default under the Loan is imminent; (ii) funds sufficient to cure or avoid such event of default under the Loan are not available from existing cash flow or applicable reserves; and (iii) such default is not a result of any act or omission involving knowing violations of the law, material breach of the TIC Agreement or any loan agreement pertaining to the Loan, fraud, bad faith or gross negligence on the part of CDP JV Member or any of its Affiliates (as defined in the BR CDP JV Agreement), and (iv) the CDP JV Member or its Affiliates have an outstanding Loan guaranty, then, if appropriate, CDP JV Member shall have the unilateral right (on behalf of BR CDP) to make a Cash Call for a Protection Payment (as defined in the BR CDP JV Agreement); provided, however, if CDP JV Member has failed to initiate the Cash Call then the BR JV Member shall have the right to do so. Each such authorized Cash Call Notice shall be in writing and shall set forth: (i) the total amount of the Additional Cash Contribution; (ii) each Co-Tenant’s Pro Rata Share thereof; and (iii) the specific proposed use of the funds requested. Each Co-Tenant shall deliver to BR CDP said Co-Tenant’s Pro Rata Share of the Additional Cash Contribution as set forth in the Cash Call Notice within ten (10) days from the date of said notice, and such funds shall thereafter be used solely in the manner described in the Cash Call Notice.

 

  7  
 

 

Solely in the event of a Cash Call pursuant to this Section 12.C, if either or both of Duke or Commander elects not to or fails to contribute its Pro Rata Share of such Cash Call, then CDP JV Member or BR JV Member if BR JV Member has made the Cash Call in accordance with the preceding paragraph (in either case, on behalf of BR CDP) shall have the unilateral right to do one or more of the following: (1) cause CB to borrow the required funds (whether from a Co-Tenant or an unrelated third party), (2) cause CB to sell the Property (whether to a Co-Tenant or an unrelated third party), (3) cause CB to negotiate, compromise or settle any outstanding claim arising in connection with the Loan, or (4) directly fund any amounts necessary to cure any default under the Loan, in which event an amount equal to the product of (x) the amount so funded to cure the default under the Loan multiplied by (y) the aggregate percentage ownership in the Property of each of Duke and Commander, shall be deemed a Default Loan by BR CDP to each of Duke and Commander and treated accordingly pursuant to Section 8(A)(i) of the TIC Agreement. This provision shall not be for the benefit of any creditor of the Trustee or CB (including a trustee in bankruptcy), and no creditor (including a trustee in bankruptcy) shall have the right to force any of the Co-Tenants to make any such contributions or loans. The exercise of these rights on behalf of BR CDP are, as between the BR JV Member and the CDP JV Member, subject to any and all restrictions and limitations within Section 6.05(c) of the BR CDP JV Agreement .

 

D.          Section 5 of the Trust Agreement is hereby modified by inserting the following phrase at the beginning of the first sentence thereof: "Except as otherwise agreed in writing by the Beneficiaries."

 

E.          Section 6 of the TIC Agreement is hereby modified by deleting the following phrase: "who, unless otherwise agreed to by the Beneficiaries in writing, shall serve for a one (1) year term, and at the end of said one (1) year term, if no other replacement manager has been appointed, shall continue to serve as manager until another manager is appointed." It is the intent of the Co-Tenants that BR CDP retain the appointment made pursuant to Section 6 of the TIC Agreement until such time as BR CDP elects to appoint a successor, which BR CDP shall have the right to do in its sole discretion.

 

F.          The Co-Tenants have funded their respective Initial Cash Contributions, as set forth on Exhibit "B" to the TIC Agreement, in a single installment when called for under Section 7.A. of the TIC Agreement.

 

13.          Miscellaneous Provisions .

 

A.            Notice .

 

(i)           Delivery Method . Any notice, election, or other communication required or permitted hereunder shall be in writing addressed to the address set forth on the first page of this Agreement and shall be either: (a) delivered in person to the Co-Tenants, (b) sent by same day or overnight courier service, (c) sent via facsimile with next business day delivery by one of the methods set forth herein, or (d) sent by certified or registered United States mail, return receipt requested, postage and charges prepaid, to the Co-Tenants at the addresses referenced herein.

 

(ii)          Effective Date . Any notice, election, or other communication delivered or mailed as aforesaid ("Notice") shall, (a) if delivered in person, be effective upon date of delivery; (b) if delivered by same day or overnight delivery service, be effective on the date of delivery to such address or addresses regardless if accepted; (c) if delivered by facsimile transmission, be effective on the date the same was delivered if received at the recipient’s facsimile machine prior to 5:00 p.m. EST/EDT, on a business day, or on the next business day if received at the recipient’s facsimile machine on a non-business day or after 5:00 p.m. EST/EDT on a business day; and (d) if delivered by mail, be effective upon the earlier of the date of actual receipt, or five (5) business days after deposit with the U.S. Postal Service regardless if actually received.

 

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(iii)         Change of Address . Each party hereto may change its address and addresses for notice, election and other communication from time to time by notifying the other parties hereto of the new address in the manner provided for giving notice herein.

 

B.            Applicable Law . It is the intention of the Co-Tenants that all questions with respect to the construction, enforcement and interpretation of this Agreement and the rights and liabilities of the Co-Tenants shall be determined in accordance with the laws of the State of Georgia, without regard to principles of conflicts of laws.

 

C.            Separability . This Agreement is intended to be performed in accordance with, and only to the extent permitted by, all applicable laws, ordinances, rules and regulations. If any provision of this Agreement or the application thereof to any person or circumstances shall, for any reason and to any extent, be invalid or unenforceable, the remainder of this Agreement and the application of such provision to other persons or circumstances shall not be affected thereby, but rather shall be enforced to the greatest extent permitted by law.

 

D.            Binding Effect . This Agreement is binding upon, and inures to the benefit of, the Co-Tenants and their respective spouses, heirs, executors and administrators, personal and legal representatives, successors and assigns; provided, however, that no party to this Agreement shall be permitted to assign any or all of its rights or obligations under this Agreement, except as provided in Paragraph E below.

 

E.            Transfers; Assignments; Right of First Refusal . No party, including all Co-Tenants and principal owners of the Co-Tenants, shall be permitted to assign any of its rights or obligations under this Agreement, without the prior written consent of BR CDP. Any assignment or attempted assignment of any of the rights or obligations under this Agreement without complying with this Paragraph E shall be void ab initio. Notwithstanding the foregoing, interparty transfers of Co-Tenancy interests in the Property between Duke and Commander shall be permitted provided the ownership composition of Duke and Commander does not change from the ownership composition which existed as of the date of this Agreement.

 

F.            Construction . In the event of any conflict between the terms and provisions of the TIC Agreement (including, without limitation, Section 11(A) of the TIC Agreement), and the terms and provisions of this Agreement, the terms and provisions of this Agreement shall control and supersede over the TIC Agreement. Duke and Commander expressly acknowledge and agree that the provisions of and powers granted under this Agreement to BR CDP supersede any contrary or inconsistent provisions or powers that they may have under the TIC Agreement or the Trust Agreement with the intent that all such powers may be exercised only by BR CDP and not by Duke or Commander.

 

  9  
 

 

G.            Entire Agreement/Amendment/Waiver . Except as otherwise set forth herein, together with the Development Agreement, the TIC Agreement, the Trust Agreement and the CB LLC Agreement, this Agreement contains all of the agreements of the Co-Tenants. All prior or contemporaneous agreements or understandings, oral or written, are merged in this Agreement and shall not be effective for any purpose. No amendment of this Agreement or waiver of any provisions hereof shall be valid or binding on the parties hereto unless such amendment or waiver shall be in writing and signed by or on behalf of all the parties hereto, and no waiver on one occasion shall be deemed to be a waiver of the same or any other provision hereof in the future. In the event of any conflict or inconsistency between the terms of this Agreement and the terms of the TIC Agreement, the Trust Agreement or any other agreement entered into by all of the Co-Tenants, the terms of this Agreement shall control.

 

H.            Counterparts . This Agreement and any amendments hereto may be executed in several counterparts, each of which shall be deemed to be an original copy, and all of which together shall constitute one agreement binding on all Co-Tenants, notwithstanding that all the Co-Tenants shall not have signed the same counterpart.

 

I.            Venue-Jury Trial Waiver . The parties hereto agree that any suit brought to enforce this Agreement, the TIC Agreement, the Trust Agreement or the CB LLC Agreement shall be venued only in any court of competent jurisdiction in the State of New York, Borough of Manhattan, and, by execution and delivery of this Agreement, each of the parties to this Agreement hereby irrevocably accepts and waives all objection to, the exclusive jurisdiction of the aforesaid courts in connection with any suit brought to enforce this Agreement, and irrevocably agrees to be bound by any judgment rendered thereby. Each of the parties hereto hereby agrees that service of process in any such proceeding may be made by giving notice to such party in the manner and at the place set forth in Section 15 A. of the TIC Agreement. The parties further mutually agree to waive all rights to trial by jury.

 

(SIGNATURES ON FOLLOWING PAGE)

 

  10  
 

 

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective Date set forth above.

 

Signed and Acknowledged    
in the presence of:    
    DUKE OF LEXINGTON, LLC , an Ohio limited liability company

 

/s/ Nicole L. Ottke   By: /s/ Jeanne Miller
Print Name: Nicole L. Ottke   Name: Jeanne Miller
    Title: Manager
/s/ Michael T. Chambers      
Print Name: Michael T. Chambers      

 

    COMMANDER HABERSHAM, LLC, an Ohio limited liability company

 

/s/ Nicole L. Ottke   By: /s/ J. Robert Brown
Print Name: Nicole L. Ottke   Name: J. Robert Brown
    Title: Manager
/s/ Michael T. Chambers      
Print Name: Michael T. Chambers      

 

    BR/CDP CB VENTURE, LLC, a Delaware limited liability company

 

/s/ Lindsey Schaknowski   By: CB Developer, LLC, a Georgia limited
Print Name: Lindsey Schaknowski     liability company, a Manager

 

/s/ Stephanie Woodall   By: Catalyst Development Partners
Print Name: Stephanie Woodall     II, LLC, a Georgia limited
      liability company, its Manager
       
      By: /s/ Robert G. Meyer
      Name: Robert G. Meyer
      Title: Manager
           

  11  
 

 

The Trustees join in the execution of this Agreement to evidence their agreement to the terms of Section 12 D and 13 I:

 

Signed and Acknowledged    
in the presence of:    
    /s/ Michael Konig
    MICHAEL KONIG
     
/s/ Molly Brown    
Print Name: Molly Brown    
     
/s/ Natalie Murphy    
Print Name: Natalie Murphy    
     
Signed and Acknowledged    
in the presence of:    
    /s/ Robert G. Meyer
    ROBERT G. MEYER
/s/ Lindsey Schaknowski    
Print Name: Lindsey Schaknowski    
     
/s/ Stephanie Woodall    
Print Name: Stephanie Woodall    

 

  12  
 

 

CB Owner, LLC joins in this Agreement solely for purposes of acknowledging the existence and applicability of this Agreement to the Co-tenancy.

 

    CB OWNER, LLC, a Delaware limited liability company
     
/s/ Molly Brown   By: /s/ Jordan Ruddy
Print Name: Molly Brown   Name: Jordan Ruddy
      Its: Authorized Signatory
/s/ Natalie Murphy      
Print Name: Natalie Murphy      

 

  13  
 

 

EXHIBIT "A"

 

Legal Description

 

  14  
 

 

All that tract of land lying or being Land Lot 6, 17th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way;

 

THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road:

 

South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found;

 

THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found;

 

THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found;

 

THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found;

 

THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found;

 

THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found;

 

THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found;

 

THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found;

 

THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point;

 

THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85;

 

THEN continue the following courses along said southerly right of way of Interstate 85;

 

North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found;

 

THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point;

 

THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Together with and subject to covenants, easements, and restrictions of record.

 

Said property contains 4.877 acres more or less.

 

  A- 1

 

 

Exhibit 10.302

 

AMENDED AND RESTATED

BR/CDP CHESHIRE BRIDGE TRUST AGREEMENT

 

THIS AMENDED AND RESTATED BR/CDP CHESHIRE BRIDGE TRUST AGREEMENT (the "Trust Agreement") is entered into with an effective date of May 29, 2015, by and between DUKE OF LEXINGTON, LLC , an Ohio limited liability company (“Duke”), COMMANDER HABERSHAM, LLC , an Ohio limited liability company (“Commander”) and BR/CDP CB VENTURE, LLC , a Delaware limited liability company (“BR CDP”) (referred to herein individually as a "Beneficiary" and collectively as "Beneficiaries") and ROBERT G. MEYER , individually and MICHAEL KONIG , individually (each, a "Co-Trustee" and collectively, the "Trustee").

 

WITNESSETH :

 

WHEREAS, the Beneficiaries previously entered into the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015 (the “Original Trust Agreement”) with respect to the formation of a trust for purposes of acquiring and holding the beneficial interest in certain property described in Exhibit "A" , attached hereto and incorporated by reference herein (the "Property");

 

WHEREAS , the Beneficiaries wish to amend and restate the Original Trust Agreement, with an effective date as of May 29, 2015, to replace the original trustee thereunder with the Co-Trustees and to reflect the restructured ownership of the Property (i.e. the transfer of the legal title to the Property to CB Owner, LLC a Delaware limited liability company (“CB”) as the holder of such title in its own name);

 

WHEREAS , the Beneficiaries, as tenants-in-common pursuant to that certain Amended and Restated Tenancy in Common Agreement made by and among the Beneficiaries with an effective date of May 29, 2015 (as from time further modified and amended, the “TIC Agreement”), are the beneficial owners of the Property;

 

WHEREAS , pursuant to the Amended and Restated Limited Liability Company Agreement of CB (the “CB LLC Agreement”), BR CDP is the sole manager of, and the Trust, acting by and through the Trustee, is the sole member of, CB;

 

WHEREAS , the Beneficiaries and Trustee desire that CB hold legal title to the Property for the benefit of the Beneficiaries; and

 

WHEREAS , the Beneficiaries and the Trustee desire to enter into this Trust Agreement to reflect the terms upon which title to the Property is to be held by CB.

 

NOW, THEREFORE , it is agreed that (i) this Trust Agreement amends and restates the Original Trust Agreement in its entirety and (ii) CB shall hold title to the Property (as such ownership is governed and controlled by the CB LLC Agreement and this Trust Agreement), for the uses and purposes and subject to the terms and conditions hereinafter set forth.

 

 

 

 

1.                    CB shall hold legal title to the Property (as governed and controlled by the CB LLC Agreement and this Trust Agreement) for the benefit of the Beneficiaries whose undivided tenancy-in-common interests therein are as follows:

 

Duke:     9.99 %
Commander:     0.01 %
BR CDP:     90.00 %

 

2.                    Intentionally Omitted.

 

3.                    The Trustee shall have no power or duty whatsoever to maintain, improve, manage, sell, finance or operate the Property (or the membership interests in CB) except as set forth herein. All authority to make any decisions with respect to the Property shall vest and reside solely in the Beneficiaries, subject only to the TIC Agreement, the CB LLC Agreement and any other written agreement among the Beneficiaries.

 

4.                    Subject to the TIC Agreement, the CB LLC Agreement and any other agreements entered into by the Beneficiaries, the Trustee shall comply (or, subject to the terms of the CB LLC Agreement, cause CB to comply) with the Beneficiaries’ written directions, including to convey and transfer that Beneficiary’s interest in the Property (or in the membership interests in CB), mortgage the Property or otherwise deal with the Property (or the membership interests in CB). Otherwise, except as specifically provided herein or otherwise agreed in writing by all Beneficiaries, neither the Trust nor the Trustee shall have any power or duty to sell, transfer, convey, mortgage or otherwise deal with title to the Property (or the membership interests in CB). Pursuant to the terms of this Trust Agreement, the CB LLC Agreement or as otherwise agreed in writing by the Beneficiaries, the Trustee shall hold, maintain and protect (or, subject to the CB LLC Agreement, cause CB to continue to hold, maintain and protect) title to the Property.

 

5.                    The Beneficiaries are intended to be the beneficial owners of the Property in all respects and, subject to any other written agreement between them, each shall be entitled to the benefit of its percentage interest (initially as set forth in Section 1 of this Trust Agreement) of all revenues and profits realized from, and shall be likewise proportionally responsible for all losses, costs, expenses, damages, fines, penalties and taxes incurred in connection with, the Property and its operation (and/or the membership interests in CB); provided further, that this Trust Agreement is not intended to establish or reflect a partnership or joint venture between the Beneficiaries with respect to the Property (or the membership interests in CB), it being the intention of the Beneficiaries that their relationship be solely that of tenants in common with respect to their interest in the Property.

 

6.                    The Trust created by this Trust Agreement (the “Trust”) shall terminate upon any of the following events:

 

2

 

 

(a) Any event authorized by the TIC Agreement or as otherwise agreed in writing by all of the Beneficiaries; or

 

(b) Conveyance of title to the Property (or to the extent the Property is sold in separate parcels, upon the sale of the last parcel thereof) or the membership interests in CB to the Beneficiaries or their successors or to any other person other than a successor Trustee, to the extent that such conveyance is in accordance with the terms of this Trust Agreement.

 

7.                    Intentionally Omitted.

 

8.                    Unless notified to the contrary, the Trustee shall be entitled to rely upon any direction given by the Beneficiaries or any designated successors thereto, or by any Beneficiary or its successors, with respect to such Beneficiary’s interest in the Property (or in the membership interests in CB), to the extent such direction does not contravene the terms and conditions of the TIC Agreement, the CB LLC Agreement or any other agreement entered into by the Beneficiaries. Further, the Trustee may rely upon any direction given by any agent appointed by the Beneficiaries (any such party, a “Manager”) to act on their behalf as set forth in any written agreement between and among them, including but not limited to BR CDP.

 

9.                    No instrument of conveyance or transfer executed by the Trustee shall contain any covenants of warranty, unless specifically agreed upon in writing by the Trustee and authorized in writing by the Beneficiaries.

 

10.                  In no case shall any third party dealing with the Trustee be obliged to see that the terms of this Trust Agreement have been complied with, or be obliged to inquire into the necessity and expediency of any act of the Trustee, or be obliged to inquire into any of the terms of this Trust Agreement, and every instrument executed by the Trustee shall be conclusive evidence in favor of every person relying upon or claiming under the same that:

 

(a) at the time of the delivery thereof, the Trust created by this Trust Agreement was in full force and effect;

 

(b) such instrument was executed in accordance with the terms and conditions contained in this Trust Agreement and is binding upon the Beneficiaries hereunder; and

 

(c) the Trustee was duly authorized and empowered to execute such instrument.

 

11.                  Subject to this Trust Agreement or the terms of any other written agreement between the Beneficiaries, the Trustee shall not incur any liability on behalf of the Property, CB or the Beneficiaries without the prior written consent of the Beneficiaries.

 

3

 

 

12.                 The Trustee shall distribute promptly any monies derived from the Property or CB coming into its possession to the Beneficiaries as directed by the TIC Agreement, the CB LLC Agreement or any other written agreements among the Beneficiaries.

 

13.                 Subject to the terms of the TIC Agreement, the CB LLC Agreement or any other written agreement between the Beneficiaries (including the Amended and Restated TIC Management Agreement executed by the Beneficiaries), any decision to be made by the Trustee hereunder or otherwise with respect to the Trust or the Property (or with respect to the membership interest in CB) shall be made only upon unanimous agreement of the Co-Trustees and any such decision made without such unanimous agreement shall be void ab initio . In the event that the Co-Trustees fail, after exercising commercially reasonable efforts, to reach unanimous agreement with respect to any decision to be made hereunder or otherwise with respect to the Trust or the Property (or the membership interest in CB), the manager of CB under the CB LLC Agreement shall determine and control the disposition and resolution of such disagreement.

 

14.                 Intentionally Omitted.

 

15.                 In the event that any named Trustee, Co-Trustee or any successor Trustee or Co-Trustee appointed pursuant to the provisions of this Trust Agreement should at any time: (i) resign as Trustee; (ii) die or otherwise become physically or mentally unable to perform his/her duties as Trustee; (iii) be relieved of his/her duties as Trustee by vote of a simple majority (i.e. in excess of 50%) of the interests of the Beneficiaries (or as authorized by the TIC Agreement or as otherwise agreed and signed in writing by all of the Beneficiaries); or (iv) otherwise cease for any reason to act as Trustee or Co-Trustee, then the Trustee or Co-Trustee (or any successor Trustee or Co-Trustee appointed as agreed in writing by all of the Beneficiaries), shall execute such documents as may be reasonably required to accept his, her or its appointment as successor Co-Trustee. In the event that the current Trustee or Co-Trustee is unable or unwilling to execute such documents as may be necessary to acknowledge the change in Co-Trustees, the Beneficiaries shall, acting unanimously or through their Manager (or as applicable through the manager of CB), have the right to:

 

(a) amend and cause to be restated this Trust Agreement to reflect the new Co-Trustees;

 

(b) deliver to any third party having possession or control over the assets of the Trust written direction to transfer such possession or control over said assets to the successor Trustee or Co-Trustee (as applicable) designated in such written notice; or

 

(c) bring an action in any court of law having competent jurisdiction over the Trustee or the assets of the Trust for the appointment of a successor Trustee or Co-Trustee and for such other relief as the Beneficiaries deem appropriate, including, without limitation, an order transferring beneficial title to the Property (or legal title to the membership interests in CB) to said successor Trustee or Co-Trustee (as applicable); and/or

 

4

 

 

(d) take such other actions as may be permitted by law to preserve the assets of the Trust.

 

In the event that it becomes necessary to appoint a successor Trustee under this paragraph, such successor shall be appointed by a vote of a simple majority of the interests of the Beneficiaries, or as authorized by the TIC Agreement or as otherwise agreed in writing by all of the Beneficiaries.

 

Any successor or substitute Trustee or Co-Trustee hereunder shall, upon acceptance of such Trustee or Co-Trustee, succeed to and be vested with all of the title, powers, immunities and privileges, and shall be subject to all of the duties, of the Trustee or Co-Trustee hereunder (as applicable). Any Trustee may at any time resign upon delivery of written notice to the Beneficiaries and conveyance of beneficial title to the Property (or legal title to the membership interests in CB) to a successor Trustee determined in accordance herewith. If the Trustee is unable to determine to its satisfaction the proper successor, the Trustee may convey beneficial title to the Property (or legal title to the membership interests in CB) to the Beneficiaries in accordance with their respective interests. Any Co-Trustee may at any time resign upon delivery of written notice to the Beneficiaries. Reference in this Trust to "Trustee" shall be deemed to include the Co-Trustees and any successor or substitute Trustees, as well as the Trustee.

 

16. (a) The Trustee shall not be responsible for, and the Beneficiaries hereby agree, jointly and severally, to indemnify, defend and hold harmless the Trustee, individually and as Trustee, its heirs, personal representatives, successors and assigns, against all loss, claim, damage, cost or expense, including the obligation to advance reasonable attorney’s fees, arising out of or in connection with this Trust Agreement and/or the Property and/or the membership interests in CB, excepting, however, matters resulting from the Trustee’s fraud or gross negligence. Unless otherwise agreed to among the Beneficiaries and the Trustee, the Trustee shall not be liable personally on any note, mortgage or other instrument of indebtedness, or on any warranty, covenant or representation contained in any deed or other instrument, with respect to the Property or the membership interests in CB that the Trustee may, at the request of all of the Beneficiaries, execute.  The Trustee shall in no event be required to advance any money in connection with this Trust Agreement or the Property or the membership interests in CB. The Trustee shall in no event be required to take any action hereunder which, in the judgment of the Trustee, may involve or result in liability of the Trustee, without first being indemnified by all of the Beneficiaries to the reasonable satisfaction of the Trustee.

 

5

 

 

  (b) The Beneficiaries hereby agree that they shall, at all times during the existence of the Trust created by this Trust Agreement, maintain (or cause CB to maintain), with respect to the Property:  (i) a broad form comprehensive policy of public liability insurance; (ii) fire and extended hazard coverage insurance with respect to any improvements on the Property; and (iii) an Errors and Omissions insurance policy in favor of Trustee.  Such policies shall be in such amounts, with such companies and with such endorsements as shall be satisfactory to the Beneficiaries and the Trustee and such policies shall name the Trustee (or as long as legal title is held by CB, CB) as the insured or as an additional insured. The Beneficiaries shall provide the Trustee with evidence of the foregoing upon request.

 

  (c) The Beneficiaries acknowledge and agree that Trustee is an affiliate of BR CDP and CDP Developer 1, LLC ("Developer"), that the Trustee and their affiliates may engage in and possess interests in other business ventures of any and every type and description, independently or with others, including ones in competition with the Property, with no obligation to offer to the Beneficiaries the right to participate therein or to account therefor.  For and in consideration of Trustee’s agreement to serve as Trustee, the Beneficiaries hereby waive and release Trustee from any and all claims, including, without limitation, claims of a fiduciary nature, which may arise from the relationship between Trustee and Developer, as a result of Developer taking certain actions in connection with the Property (provided, such actions are consistent with the TIC Agreement and/or such other documents entered into between the Beneficiaries).
     
  (d) The Beneficiaries acknowledge and agree that BR CDP will be serving as the manager of CB under the CB LLC Agreement and, as a result thereof, will be making decisions on behalf of, and directing CB to undertake certain actions with respect to, the Property.  For and in consideration of BR CDP’s agreement to serve as manager of CB, the Beneficiaries hereby waive and release BR CDP from any and all claims, including, without limitation, claims of a fiduciary nature arising hereunder, which may arise as a result of BR CDP serving in the capacity as manager of CB and taking, or causing CB to take, certain actions in connection with the Property (provided, such actions are consistent with the TIC Agreement, the CB LLC Agreement and/or such other documents entered into between the Beneficiaries).

 

17.                 The Trustee, at the direction of the Beneficiaries pursuant to the TIC Agreement, the CB LLC Agreement or any other written agreement among the Beneficiaries, may file a complaint for appropriate relief in any court of competent jurisdiction relative to any matter arising in connection with this Trust Agreement.

 

18.                 This Trust Agreement may be amended at any time upon written direction by all of the Beneficiaries (excluding any Beneficiary who has directed the Trustee to convey out that Beneficiary’s beneficial interest in the Property or legal title to the membership interests in CB), provided that the Trustee shall not be bound to accept any amendment which, in the judgment of the Trustee, increases the duties, obligations, responsibilities or liabilities of the Trustee.

 

6

 

 

19.                  Notices .         Any notification, instruction, direction or other notice permitted or required under this Trust Agreement shall be in writing and shall be delivered (a) by hand, (b) by U.S. Certified Mail, return receipt requested, (c) by facsimile transmission, with a copy thereof simultaneously forwarded by U.S. First Class Mail, or (d) by nationally recognized overnight delivery service, to the party to whom directed at the following addresses:

 

Beneficiaries :

 

Duke of Lexington, LLC

c/o Fred Keith

Keith & Associates

715 Bakewell Street

Covington, KY 41011

Facsimile No. (859) 261-6882

 

Commander Habersham, LLC

c/o J. Robert Brown

One Grandin Lane

Cincinnati, OH 45208

Facsimile No. (513) 321-5169

 

BR/CDP Cheshire Bridge Venture, LLC

880 Glenwood Avenue SE

Suite H

Atlanta, Georgia 30316

Attn: Rob Meyer

Facsimile No. (404) 890-5681

 

With a copy to :

Nelson Mullins Riley & Scarborough LLP

201 17th Street NW, Suite 1700

Atlanta, Georgia 30363

Attn: Eric R. Wilensky, Esq.

Facsimile No. (404) 322-6050

 

7

 

 

With a copy to :

Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9th Floor

New York, New York 10019

Attention: James Babb and Mike Konig

Email: jbabb@bluerockre.com and mkonig@bluerockre.com

Facsimile No. (646) 278-4220

Trustee:

c/o CB Owner, LLC

880 Glenwood Avenue SE

Suite H

Atlanta, Georgia 30316

Attn: Rob Meyer

Facsimile No. (404) 890-5681

 

With a copy to :

Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9th Floor

New York, New York 10019

Attention: James Babb and Mike Konig

Email: jbabb@bluerockre.com and mkonig@bluerockre.com

Facsimile No. (646) 278-4220

 

Delivery shall be deemed complete, if by hand, upon actual delivery to the party to whom directed; if by Certified Mail, the earlier of actual delivery to the party’s address by the U.S. Postal Service, or three (3) business days after deposit thereof with the U.S. Postal Service; if by facsimile, the date of the written delivery confirmation of the sender if such confirmation indicates a time prior to 5:00 p.m. EST/EDT on a business day, or if the written delivery confirmation indicates a day other than a business day or a time after 5:00 p.m. EST/EDT on a business day, then on the next business day; and if by overnight delivery service, upon delivery by such service to the party’s address. Any party may change the address to which notices, instructions or directions shall be delivered by giving the other parties notice in accordance with this Section.

 

20.                  Governing Law . This Trust Agreement shall be governed by the laws of the State of Georgia.

 

21.                  Venue-Jury Trial Waiver . The parties hereto agree that any suit brought to enforce this Trust Agreement shall be venued only in any court of competent jurisdiction in the State of New York, Borough of Manhattan, and, by execution and delivery of this Trust Agreement, each of the parties to this Trust Agreement hereby irrevocably accepts and waives all objection to, the exclusive jurisdiction of the aforesaid courts in connection with any suit brought to enforce this Trust Agreement, and irrevocably agrees to be bound by any judgment rendered thereby. Each of the parties hereto hereby agrees that service of process in any such proceeding may be made by giving notice to such party in the manner and at the place set forth in Section 19 of this Trust Agreement. The parties further mutually agree to waive all rights to trial by jury.

 

[signature pages to follow]

 

8

 

 

IN WITNESS WHEREOF, the undersigned have hereunto set their hands as of the date first above written.

 

TRUSTEE:    
     
Signed and Acknowledged   /s/ Michael Konig
in the presence of:   Michael Konig
     
/s/ Molly Brown    
Print Name: Molly Brown    
     
/s/ Natalie Murphy    
Print Name: Natalie Murphy    
     
    /s/ Robert G. Meyer
    Robert G. Meyer
     
/s/ Lindsey Schaknowski    
Print Name: Lindsey Schaknowski    
     
/s/ Stephanie Woodall    
Print Name: Stephanie Woodall    

 

[signatures continue on following page]

 

9

 

 

BENEFICIARIES:    
     
Signed and Acknowledged in the presence of:   DUKE OF LEXINGTON, LLC , an Ohio limited liability company
     
/s/ Nicole L. Ottke   By: /s/  Jeanne Miller
Print Name: Nicole L. Ottke       Name: Jeanne Miller
        Title: Manager
/s/ Michael T. Chambers    
Print Name: Michael T. Chambers    
     
Signed and Acknowledged in the presence of:   COMMANDER HABERSHAM, LLC , an Ohio limited liability company
     
/s/ Nicole L. Ottke   By: /s/  J. Robert Brown
Print Name: Nicole L. Ottke       J. Robert Brown
        Title:  Manager
/s/ Michael T. Chambers    
Print Name: Michael T. Chambers    

 

[signatures continue on following page]

 

10

 

 

Signed and Acknowledged in the presence of:   BR/CDP CB VENTURE, LLC,
Delaware limited liability company
     
    By: CB Developer, LLC, a Georgia limited liability company, a Manager
/s/ Lindsey Schaknowski    
Print Name: Lindsey Schaknowski   By:  Catalyst Development Partners
    II, LLC, a Georgia limited liability
    company, as its Manager
/s/ Stephanie Woodall    
Print Name: Stephanie Woodall   By: /s/ Robert G. Meyer
    Name: Robert G. Meyer
    Title: Manager

 

[end of signatures]

 

11

 

 

EXHIBIT A

 

Legal Description

 

All that tract of land lying or being Land Lot 6, 17th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way;

 

THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road:

 

South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found;

 

THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found;

 

THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found;

 

THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found;

 

THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found;

 

THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found;

 

THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found;

 

THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found;

 

THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point;

 

THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85;

 

THEN continue the following courses along said southerly right of way of Interstate 85;

 

North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found;

 

THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point;

 

THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Together with and subject to covenants, easements, and restrictions of record.

 

Said property contains 4.877 acres more or less.

 

 

 

Exhibit 10.303

 

AMENDED AND RESTATED

TENANCY IN COMMON AGREEMENT

 

THIS AMENDED AND RESTATED TENANCY IN COMMON AGREEMENT (the “Agreement”) is made and entered into with an effective date of May 29, 2015 (the “Effective Date”) by and among the following:

 

DUKE DUKE OF LEXINGTON, LLC
  an Ohio limited liability company
  c/o Fred Keith
  Keith & Associates
  715 Bakewell Street
  Covington, KY 41011
   
  As to a 9.99% undivided interest
   
COMMANDER COMMANDER HABERSHAM, LLC
  an Ohio limited liability company
  One Grandin Lane
  Cincinnati, Ohio 45208
  Attn: J. Robert Brown
  Facsimile No. (513) 321-5169
   
  As to a 0.01% undivided interest
   
BR CDP BR/CDP CB VENTURE, LLC
  a Delaware limited liability company
  712 Fifth Avenue, 9 th Floor
  New York, NY 10019
  Attn: Michael Konig
  Facsimile No. (646) 278-4220
   
  and:
   
  880 Glenwood Avenue SE
  Suite H
  Atlanta, Georgia 30316
  Attn: Rob Meyer
  Facsimile No. (404) 890-5681
   
  As to a ninety percent (90%) undivided interest

 

Duke, Commander and BR CDP shall be known collectively as the "Co-Tenants."

 

 

 

 

RECITALS :

 

WHEREAS, the Co-Tenants previously entered into that certain Tenancy In Common Agreement dated May 29, 2015 (the "Original TIC Agreement") with respect to the acquisition and holding of certain real property located in Fulton County, Georgia as described in Exhibit "A" attached hereto and made a part hereof by this reference (the "Property");

 

WHEREAS, the Co-Tenants wish to amend and restate the Original TIC Agreement effective as of May 29, 2015, to reflect the restructured ownership of the Property ( i.e. , the transfer of the legal title to the Property to CB Owner, LLC, a Delaware limited liability company (“CB”) as the holder of such title in its own name), which Property shall be held by CB as an investment for the benefit of the Co-Tenants as set forth in the Trust Agreement (as hereinafter defined);

 

WHEREAS, the Co-Tenants have entered into that certain Amended and Restated BR/CDP Cheshire Bridge Trust Agreement (the “Trust Agreement”) bearing an effective date of May 29, 2015, governing the BR CDP Cheshire Bridge Trust (the “Trust”) and have pursuant thereto named Robert G. Meyer and Michael Konig as co-trustees thereunder (collectively, the “Trustee”);

 

WHEREAS, the Co-Tenants are the sole Beneficiaries under the Trust, the Trust (acting through the Trustee) is the sole member of CB and BR CDP is the sole manager of CB;

 

WHEREAS, the Co-Tenants have appointed BR CDP as manager to administer their affairs and enforce their rights and obligations under this Agreement; and

 

WHEREAS, the Co-Tenants desire to enter into this Agreement to govern their rights and obligations concerning the Property.

 

AGREEMENT :

 

NOW THEREFORE, in consideration of the mutual promises of the Co-Tenants hereto, and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, the Co-Tenants hereby agree (i) that this Agreement amends and restates the Original TIC Agreement and (ii) as follows:

 

1.           Recitals . The above recitals are true and correct and are incorporated herein by this reference.

 

2.           Purposes . The Co-Tenants intend to take and hold the Property for investment purposes only, title to which shall be held by CB for the benefit of the Co-Tenants pursuant to the terms of the Trust Agreement.

 

3.           Transfer and Assignment . Subject to Section 11A, the Co-Tenants must unanimously approve any sale or exchange of the Property; provided, however each of the Co-Tenants reserve the right to transfer or assign its own interest in the Property subject to the rights of the other Co-Tenants set forth in Section 15 E.

 

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4.           Partition . Subject to any restrictions imposed by any Lender as set forth in any Loan Documents, each Co-Tenant shall have the right to partition the Property; provided further, that each Co-Tenant acknowledges a partition may result in a forced sale of the Property and, to seek to avoid the inequity of a forced sale, each Co-Tenant agrees that as a condition precedent to seeking partition that it shall first make a written offer to sell its interest in the Property to the other Co-Tenants at fair market value.

 

5.           Election out of IRC Subchapter K . The Co-Tenants elect pursuant to IRC §761(a) not to be treated as a partnership and to be excluded from Subchapter K of the Code.

 

6.           Appointment of BR CDP to Administer . The Co-Tenants hereby appoint BR CDP to manage and implement the provisions of this Agreement and oversee the development of the Property, who, unless otherwise agreed to by the Beneficiaries in writing, shall serve for a one (1) year term, and at the end of said one (1) year term, if no other replacement manager has been appointed, shall continue to serve as manager until another manager is appointed.

 

7.           Cash Contributions .

 

A.          Initial Cash Contribution . BR CDP, Duke and Commander have made (or are concurrently with the execution of this Agreement making) an initial cash contribution to acquire the Property ("Initial Cash Contribution"), as shown on Exhibit “B” . All cash contributions occurring through the date of the execution (as contrasted with the effective date) of this Agreement shall constitute part of the Initial Cash Contribution (even if made subsequent to the acquisition of the Property and even if made in multiple tranches). BR CDP, as manager, notified Duke and Commander in writing of the timing for the Initial Cash Contribution to be delivered setting forth: (i) the total amount required; and (ii) each Co-Tenant’s Pro Rata Share thereof. Each Co-Tenant delivered (or is concurrently with the execution of this Agreement delivering) said Co-Tenant’s Pro Rata Share as set forth in BR CDP’s written notice within one (1) day from the date of said notice. The Co-Tenants agree that all pre-development costs, earnest money deposits, due diligence costs, professional fees and other pursuit costs previously incurred by BR CDP shall be trued up by Duke and Commander contributing their Pro Rata Share thereof.

 

B.          Additional Cash Contributions . If, after expenditure in full of the Initial Cash Contribution, additional cash contributions are required in the reasonable discretion of BR CDP to accomplish the intent of this Agreement beyond those funds contemplated in Exhibit B (each, an “Additional Cash Contribution”), then BR CDP may make a request in writing (a "Cash Call Notice") for said Additional Cash Contribution (a “Cash Call”). Each Cash Call Notice shall set forth: (i) the total amount of the Additional Cash Contribution; (ii) each Co-Tenant’s Pro Rata Share thereof; and (iii) the specific proposed use of the funds requested. Each Co-Tenant shall deliver to BR CDP said Co-Tenant’s Pro Rata Share of the Additional Cash Contribution as set forth in the Cash Call Notice within fourteen (14) days from the date of said notice. The terms “Initial Cash Contribution” and “Additional Cash Contribution” may be hereinafter referred to together as “Cash Contributions” where appropriate.

 

C.            Interest on Cash Contributions . Except as specifically provided in this Agreement, no interest shall be paid to any Co-Tenant with respect to any Cash Contributions.

  

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8.           Failure to Make Required Cash Contributions .

 

A.        If any Co-Tenant fails to honor an appropriate request to fund its Pro-Rata Share of its Initial Cash Contributions, its Pro Rata Share of the Trust shall be reduced to zero percent (0.00%) and it shall have no further rights or obligations under this Agreement or in the Property or the Trust. If any Co-Tenant fails to honor an appropriate request to fund its Pro Rata Share of any Additional Cash Contribution requested in any Cash Call Notice in accordance with the terms hereof, such failure shall be a default hereunder and the other Co-Tenants may, in their sole discretion, fund the shortfall and elect to treat these funds as a Default Loan pursuant to Section 8(A)(i) below.

 

(i)          Loan . Any non-defaulting Co-Tenant may advance the Defaulting Co-Tenant’s share of the shortfall described in the preceding paragraph on behalf of the defaulting Co-Tenant (“Defaulting Co-Tenant”) and such funds shall be treated as a loan to the Defaulting Co-Tenant from the advancing Co-Tenant ("Default Loan"), and such Default Loan shall bear interest at a rate equal to ten percent (10%) per annum until repaid. If one or more Co-Tenants (the "Lending Co-Tenants") make a Default Loan to a Defaulting Co-Tenant, then all subsequent cash distributions from the Co-Tenancy that would otherwise be payable to the Defaulting Co-Tenant shall be paid to the Lending Co-Tenants until the Default Loan(s) is paid in full, including all interest due thereon.

 

9.            Reserved .

 

10.          Borrowing Additional Cash Requirements . Notwithstanding anything hereinabove to the contrary, in the event that BR CDP shall determine at any time (except as set forth in Section 7.B., in which event, Section 7.B. shall control) that there exists a need for additional cash beyond the Initial Cash Contribution, BR CDP shall use commercially reasonable efforts to raise such additional cash through a loan from a third party private or institutional lender prior to initiating a Cash Call Notice unless the Co-Tenants shall unanimously direct BR CDP otherwise in writing. The terms of any such loan or loans, including the interest rate, payment terms and security therefore, shall be subject to the prior unanimous approval of the Co-Tenants, which approval shall not be unreasonably withheld.

 

11.          Decisions of the Co-Tenants .

 

A.           Subject to the terms of any other agreement entered into by the Co-Tenants, and/or the Trustee (including the Amended and Restated Limited Liability Company Agreement of CB (the “CB LLC Agreement”), the Trustee shall have the absolute authority and right to manage, develop, operate and sell the Property; provided, however, the unanimous written approval of the Co-Tenants shall be required to approve the following (for avoidance of doubt, in the event of any conflict between the terms of this Section 11A and Section 8 or 10 of this Agreement, Section 8 or 10, as applicable, shall control):

 

(i)          Any sale, transfer, lease, deed restriction, or grant of easement of/on any portion of the Property.

 

(ii)         Any loan or other debt secured by the Property or the income therefrom, or upon which any of the Co-Tenants are or may be personally liable.

 

(iii)        Any Cash Call Notice for Additional Cash Contributions.

 

(iv)        All Budgets.

 

(v)         Any matters reserved to the members under the CB LLC Agreement.

 

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(vi)        Such other acts or decisions reserved to the Co-Tenants as set forth in the Development Agreement.

 

B.         In no event shall any person dealing with BR CDP be obligated to determine BR CDP’s authority to make any undertaking in connection with the Property, or be obligated to determine any fact or circumstance bearing upon the existence of BR CDP’s authority, or be obligated to see that the terms of this Agreement have been complied with, or be obligated to inquire into the necessity or expediency of any act or action of BR CDP. Every contract, agreement, lease or other instrument or document executed by BR CDP with respect to the affairs of the Property shall be conclusive evidence in favor of any and every person relying thereon or claiming thereunder that such instrument or document was duly executed in accordance with the terms and provisions of this Agreement and is binding upon the Property and all Co-Tenants hereof, and that BR CDP was duly authorized and empowered to execute and deliver any and every such instrument or document for and on behalf of the Property.

 

12.        Distribution of Net Cash from Operations, Sales or Refinancings . Subject to any applicable restrictions in any loan document created with respect to the Property, Net Cash from Operations and Net Cash from Sales or Refinancings shall be distributed to the Co-Tenants, in the following order and priority:

 

A.          First, to repay any Default Loan to the Lending Co-Tenant(s);

 

B.          Second, to repay any loan (excluding a Default Loan made on behalf of a Defaulting Co-Tenant pursuant to Section 8 above) approved by BR CDP and made by any Co-Tenant for the benefit of the Property or in furtherance of the ownership or operation thereof. Payments to the Co-Tenants to repay loans shall be made, pari passu, in proportion to each Co-Tenant’s share of the total of such loans;

 

C.          Third, to the Co-Tenants until they have been repaid in full their Additional Cash Contributions. Payment to the Co-Tenants shall be pari passu, and made pro-rata in accordance with each Co-Tenant’s percentage share of all such Additional Cash Contributions;

 

D.          Fourth, to the Co-Tenants until they have been repaid in full their Initial Cash Contributions. Payment to the Co-Tenants shall be made in proportion to their Pro Rata Shares; and;

 

E.           Fifth, to the Co-Tenants, in proportion to their Pro Rata Shares.

 

13.         Right to Vote . Whenever this Agreement provides that the Co-Tenants shall be entitled to vote upon a matter, each Co-Tenant shall be entitled to vote in proportion to its Pro Rata Share.

 

14.         Bank Accounts . The funds of the Co-Tenancy shall be deposited in such separate Co- Tenancy bank account or accounts in such bank or banks as shall be determined by the Trustee. Any Co-Tenant shall be entitled to receive copies of monthly bank statements from all accounts maintained for the benefit of the Co-Tenants.

  

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15.         Miscellaneous Provisions .

 

A.           Notice .

 

(i)           Delivery Method . Any notice, election, or other communication required or permitted hereunder shall be delivered in writing to the address set forth on the first page of this Agreement and shall be either: (a) delivered in person to the Co-Tenants, (b) sent by same day or overnight courier service, (c) delivered via facsimile with next business day delivery by one of the methods set forth herein, or (d) sent by certified or registered United States mail, return receipt requested, postage and charges prepaid, to the Co-Tenants at the addresses referenced herein.

 

(ii)          Effective Date . Any notice, election, or other communication delivered or mailed as aforesaid ("Notice") shall, (a) if delivered in person, be effective upon date of delivery; (b) if delivered by same day or overnight delivery service, be effective on the date of delivery to such address or addresses regardless if accepted; (c) if delivered by facsimile transmission, be effective on the date the same was delivered if received at the recipient’s facsimile machine prior to 5:00 p.m. EST/EDT, on a business day, or on the next business day if received at the recipient’s facsimile machine on a non-business day or after 5:00 p.m. EST/EDT on a business day; and (d) if delivered by mail, be effective upon the earlier of the date of actual receipt, or five (5) business days after deposit with the U.S. Postal Service regardless if actually received.

 

(iii)         Change of Address . Each party hereto may change its address and addresses for notice, election and other communication from time to time by notifying the other parties hereto of the new address in the manner provided for giving notice herein.

 

B.            Applicable Law . It is the intention of the Co-Tenants that all questions with respect to the construction, enforcement and interpretation of this Agreement and the rights and liabilities of the Co-Tenants shall be determined in accordance with the laws of the State of Georgia, without regard to principles of conflicts of laws.

 

C.            Separability . This Agreement is intended to be performed in accordance with and, and only to the extent permitted by, all applicable laws, ordinances, rules and regulations. If any provision of this Agreement or the application thereof to any person or circumstances shall, for any reason and to any extent, be invalid or unenforceable, the remainder of this Agreement and the application of such provision to other persons or circumstances shall not be affected thereby, but rather shall be enforced to the greatest extent permitted by law.

 

D.            Binding Effect . This Agreement is binding upon, and inures to the benefit of, the Co-Tenants and their respective spouses, heirs, executors and administrators, personal and legal representatives, successors and assigns; provided, however, that no party to this Agreement shall be permitted to assign any or all of its rights or obligations under this Agreement, except as provided in Paragraph E below.

 

E.            Transfers; Assignments . No party, including all Co-Tenants and principal owners of the Co-Tenants, shall be permitted to assign any of its rights or obligations under this Agreement, without the prior written consent of BR CDP. Any assignment or attempted assignment of any of the rights or obligations under this Agreement without complying with this Paragraph E shall be void ab initio. Notwithstanding the foregoing, to the extent permitted under any Loan, interparty transfers of Co-Tenancy interests in the Property between Duke and Commander shall be permitted provided the ownership composition of Duke and Commander does not change from the ownership composition which existed as of the date of this Agreement. The Co-Tenants agree among themselves to cause Trustee and CB to use commercially reasonable efforts when negotiating Loan Documents to provide for such interparty transfers under the Loan.

 

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F.            Entire Agreement / Amendment / Waiver . Except as otherwise set forth herein or in any other agreement entered into by the Co-Tenants and/or the Trust, this Agreement contains all of the agreements of the Co-Tenants. All prior or contemporaneous agreements or understandings, oral or written, are merged in this Agreement and shall not be effective for any purpose. No amendment of this Agreement or waiver of any provisions hereof shall be valid or binding on the parties hereto unless such amendment or waiver shall be in writing and signed by or on behalf of all the parties hereto.

 

G.            Counterparts . This Agreement and any amendments hereto may be executed in several counterparts, each of which shall be deemed to be an original copy, and all of which together shall constitute one agreement binding on all Co-Tenants, notwithstanding that all the Co-Tenants shall not have signed the same counterpart.

 

16.         Tenancy-in-Common Covenants. The Co-Tenants acknowledge and agree that they shall acquire, own and deal with the Property, subject to the terms of the Trust Agreement and the CB LLC Agreement, as tenants-in-common pursuant to applicable law of the State of Georgia. The Co-Tenants are not partners, joint venturers or joint tenants with right of survivorship. No Co-Tenant has any right to act on behalf of the other Co-Tenants, except as expressly set forth in this Agreement and the CB LLC Agreement. No Co-Tenant shall, by virtue of this Agreement, have any liability for any undertaking, act or omission of the other Co-Tenants, except as expressly set forth in this Agreement. No Co-Tenant shall cause or permit its Co-Tenant Interest to become subject to a lien or liens in favor of third parties, except for the security interest derivative of the Loan, and in the event such Co-Tenant Interest becomes subject to an involuntary lien, such affected Co-Tenant shall have such lien promptly discharged.

 

17.         Further Assurances . The Co-Tenants agree to execute and deliver to each other such additional agreements and documents to accommodate the reasonable requirements of future lenders.

 

18.         Definitions .

 

A.          "Code" means the Internal Revenue Code of 1986, as amended, and all regulations promulgated thereunder by the United States Department of the Treasury.

 

B.           "Lender" means any lender under any Loan.

 

C.          "Loan" means any construction or development loan secured by the Property and Approved by the Co-Tenants under Section 11(A), and any other loan approved by the Co-Tenants under Section 11(A), and secured by the Property.

 

D.          "Loan Documents” means any and all documents evidencing the Loan and/or securing the Property with respect to the Loan, including, without limitation, any mortgage, note, guaranty, loan agreement and indemnity.

 

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E.           "Net Cash From Operations" means the net cash proceeds from rents and other income (excluding Net Cash from Sales or Refinancings) (net of all operating expenses and payments required to lenders for secured debt of the Co-Tenancy), less any portion thereof used to establish reserves, all as determined by BR CDP.

 

F.           "Net Cash From Sales or Refinancings" means the net cash proceeds from all sales, other dispositions, and refinancings of all or any portion of the Property (net of all expenses of sale, disposition fees payable and payments required to be paid to lenders for secured debt of the Co-Tenancy), less any portion thereof used to establish reserves, all as determined by BR CDP.

 

G.          "Pro Rata Share" means, with respect to any Co-Tenant, the percentage interest set for such Co-Tenant in the Preamble on page 1 hereof, as adjusted from time to time pursuant to the terms hereof.

 

(Signatures on following page)

 

8  
 

 

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective Date set forth above.

 

Signed and Acknowledged    
in the presence of:    
       
     

DUKE OF LEXINGTON, LLC , an Ohio limited

liability company

         
/s/ Nicole L. Ottke   By: /s/ Jeanne Miller
Print Name: Nicole L. Ottke   Name: Jeanne Miller
      Title: Manager
/s/ Michael T. Chambers      
Print Name: Michael T. Chambers      
         
     

COMMANDER HABERSHAM, LLC, an

Ohio limited liability company

         
/s/ Nicole L. Ottke   By: /s/ J. Robert Brown
Print Name: Nicole L. Ottke   Name: J. Robert Brown
      Title: Manager
/s/ Michael T. Chambers      
Print Name: Michael T. Chambers      
         
      BR/CDP CB VENTURE, LLC, a Delaware limited liability company
         
/s/ Lindsey Schaknowski   By: CB Developer, LLC, a Georgia limited
Print Name: Lindsey Schaknowski     liability company, a Manager
         
/s/ Stephanie Woodall   By: Catalyst Development Partners
Print Name: Stephanie Woodall     II, LLC, a Georgia limited
        liability company, its Manager
         
      By: /s/ Robert G. Meyer
      Name: Robert G. Meyer
      Title: Manager

 

9  
 

 

CB Owner, LLC joins herein solely for purposes of acknowledging the existence and applicability of this Agreement to the Co-Tenancy.

 

   

CB OWNER, LLC, a Delaware limited liability

company

       
/s/ Molly Brown   By: /s/ Jordan Ruddy
Print Name: Molly Brown   Name: Jordan Ruddy
      Its: Authorized Signatory
/s/ Natalie Murphy      
Print Name: Natalie Murphy      

 

10  
 

 

EXHIBIT “A”

 

Legal Description

 

All that tract of land lying or being Land Lot 6, 17th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way;

 

THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road:

 

South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found;

 

THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found;

 

THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found;

 

THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found;

 

THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found;

 

THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found;

 

THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found;

 

THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found;

 

THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point;

 

THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85;

 

THEN continue the following courses along said southerly right of way of Interstate 85;

 

North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found;

 

THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point;

 

THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Together with and subject to covenants, easements, and restrictions of record.

 

Said property contains 4.877 acres more or less.

 

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EXHIBIT “B”

 

Initial Cash Contribution

 

duke   $ 1,279,000.00  
         
commander   $ 0.00  
         
BR CDP   $ 11,511,000.00  
         
Total   $ 12,790,000.00  

 

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Exhibit 10.304

 

AMENDED AND RESTATED

DEVELOPMENT AGREEMENT

 

THIS AMENDED AND RESTATED DEVELOPMENT AGREEMENT, made and entered into this 15 th day of December, 2015, with an effective date of May 29, 2015, by and between CB OWNER, LLC , a Delaware limited liability company (hereinafter referred to as “Owner” ), and CDP DEVELOPER I, LLC, a Georgia limited liability company (hereinafter referred to as “Developer” ).

 

WITNESSETH:

 

WHEREAS, Owner, in its capacity as trustee under that certain BR/CDP Cheshire Bridge Trust Agreement, dated May 29, 2015, acquired that certain tract or parcel of land located lying and being in Fulton County, Georgia holding title in trust for the "Beneficiaries" as such term is defined in the BR/CDP Cheshire Bridge Trust Agreement, dated May 29, 2015 and being more particularly described on Schedule "A" attached hereto and by this reference made a part hereof (the “Property” );

 

WHEREAS, the Owner, in such prior capacity entered into a Development Agreement with Developer dated May 29, 2015 (the “ Original Development Agreement ”) with respect to the development of the Property;

 

WHEREAS, in connection with the restructuring of the ownership of the Property, Owner has now taken title to the Property in its own name, rather than as trustee under the BR/CDP Cheshire Bridge Trust Agreement, dated May 29, 2015, and in connection therewith, Owner and Developer now wish to amend and restate the Original Development Agreement;

 

WHEREAS, Owner is desirous of engaging Developer as an independent contractor for the purpose of performing the Development Work (defined herein) upon the terms, conditions and covenants herein described; and

 

WHEREAS, Developer is desirous of performing the Development Work as an independent contractor of Owner.

 

NOW, THEREFORE, for and in consideration of the above premises, the sum of Ten Dollars ($10.00) in hand paid by each party to the other, and the mutual promises, obligations and agreements contained herein, Owner and Developer, intending to be legally bound, do hereby (x) amend and restate the Original Development Agreement and (y) further agree as follows:

 

ARTICLE 1
DEFINITIONS

 

As used herein, the following terms shall have the following meanings:

 

 

 

 

Affiliate ” means with respect to any Person, (i) any relative of the Person in question, if such Person is an individual, or (ii) any other Person directly or indirectly controlled by, controlling or under common control with the Person in question, (whether directly or indirectly through one or more intermediaries), or (iii) any shareholder, member or partner of any Person described in (ii) above. For the purpose of this definition, “control” means the possession, directly or indirectly, of the power to decide, affirmatively (by direction) or negatively (by veto), management and policies, whether through the ownership of voting securities or by contract or otherwise.

 

Agreement ” shall mean this Amended and Restated Development Agreement, together with all amendments hereto, all exhibits attached hereto and all other instruments and documents incorporated herein by reference.

 

Architect ” shall mean the architect engaged by Owner in connection with the design and construction of the Project.

 

Architect’s Contract ” shall mean the architect’s contract entered into by Owner and Architect providing for the plans, drawings, specifications, contract administration and related materials necessary or appropriate for the construction of the Project.

 

BR Investor ” shall mean BR Cheshire Member, LLC, a Delaware limited liability company.

 

Budget Category ” shall mean the line item categories of costs and/or expenses set forth on Exhibit A attached hereto and by this reference made a part hereof.

 

Business Day ” means a day which is not a Saturday or Sunday or a legally recognized public holiday in the United States of America, the State of New York or the State of Georgia.

 

Completion Date ” shall mean, with respect to the Development Work, the date upon which the last of the following shall have occurred: (i) the construction and equipping of the Project shall have been substantially completed in accordance with the Architect’s Contract and the Construction Contract (inclusive of landscaping plans, to the extent that landscaping can feasibly be installed due to the season), including completion of all punch list items, as evidenced by a certificate to such effect from the Architect and the Specialists and Consultants (exclusive, however, of any interior designer), provided, however, that punch list items which in the aggregate do not exceed $25,000 (exclusive of seasonal landscaping work) shall be deemed completed for the purpose of this requirement, (ii) all required utilities are available, (iii) all permits for the construction and equipping of the Project have been issued, and (iv) a certificate of occupancy has been issued with respect to the Project by the appropriate governmental authority.

 

Construction Contract ” shall mean that certain guaranteed maximum price construction contract dated October 5, 2015, as may be from time modified and amended, between the Owner and Contractor for the construction of the Project.

 

“Construction Lender” shall mean, collectively, The PrivateBank and Trust Company (as administrative agent and lender) and all additional lenders that make the Construction Loan to the Owner, their successors and assigns.

 

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" Construction Loan " shall mean that certain $38,130,000 loan, by and between Owner and Construction Lender, secured by the Project, for the purpose of financing the construction of the Project.

 

Contractor ” shall mean Summit Contracting Group, Inc..

 

Developer ” shall have the meaning set forth in the Preamble.

 

Development Budget ” shall mean the final budget, approved by Owner and the Construction Lender for the Project, of all expenses estimated and projected to be incurred with respect to the planning, design, development and construction of the Development Work, as such initial budget may, from time to time, be amended in accordance with this Agreement. The current approved budget is attached hereto as Exhibit D . For avoidance of doubt, the budget attached hereto as Exhibit D replaces and supersedes the prior Budget attached to the Original Development Agreement in its entirety.

 

Development Consultant ” shall mean the development consultant to the extent selected by BR Investor to the extent contemplated in the LLC Agreement to monitor and review, on behalf of Owner at Owner’s expense, the construction and development of the Project. For avoidance of doubt, if BR Investor fails to select a Development Consultant, then there shall be no Development Consultant.

 

Development Costs ” shall mean all costs set forth on the Development Budget and incurred in connection with the Development Work.

 

Development Fee ” shall mean the fee payable by Owner to Developer pursuant to the provisions of Section 11.1 of this Agreement with respect to the Development Functions.

 

Development Functions ” shall mean those obligations, responsibilities and functions of Developer set forth in this Agreement.

 

Development Period ” shall mean the period commencing on the date hereof and terminating on the date upon which Final Completion is achieved.

 

Development Work ” shall mean the work described on Exhibit B attached hereto and by reference made a part hereof.

 

Development Work Control Report ” shall have the meaning set forth in Section 6.2 hereof.

 

Draw Request ” shall have the meaning set forth in Section 6.2 hereof.

 

Event of Default ” shall mean any one or more of the events described in Section 12.4 of this Agreement.

 

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Final Completion ” shall have the meaning set forth in the Construction Contract, or if such term is not defined in the Construction Contract, the corresponding definition in the Construction Contract applicable to the satisfaction of all construction related obligations and meeting the requirements for the final release of all retainage thereunder.

 

Force Majeure ” shall mean acts of God, war, riots, civil insurrections, hurricanes, tornados, floods, earthquakes, epidemics or plagues, acts or campaigns of terrorism or sabotage, interruptions to domestic or international transportation, trade restrictions, delays caused by any governmental or quasi-governmental entity, shortages of materials, natural resources or labor, labor strikes, governmental prohibitions or regulations including administrative delays in obtaining building permits, inability to obtain materials or any other cause beyond the reasonable control of the Developer.

 

Key Persons ” shall have the meaning set forth in Section 3.3 hereof.

 

LLC Agreement ” shall mean that certain Amended and Restated Operating Agreement of Venture, as the same may be amended from time to time.

 

Members ” shall mean the members of the Venture as defined in the LLC Agreement.

 

Monthly Draw Package ” shall have the meaning set forth in Section 6.2.1 hereof.

 

Monthly Financial Reporting Package ” shall have the meaning set forth in Section 6.2 hereof.

 

Monthly Reports ” shall have the meaning set forth in Section 6.2 hereof.

 

Owner ” shall have the meaning set forth in the Preamble.

 

Owner LLC Agreement ” shall mean the Amended and Restated Limited Liability Company Agreement of the Owner.

 

Person ” shall mean an individual, partnership, corporation, limited liability company, trust, real estate investment trust, unincorporated association, joint stock company or other entity or association.

 

Plans and Specifications ” shall mean the plans and specifications with respect to the Project approved in writing by Owner, including, without limitation, the plans and specifications more particularly described on Exhibit C attached hereto and by reference made a part hereof.

 

Prime ” shall mean the rate of interest published in the Wall Street Journal from time to time as the “Prime Rate” and, if such prime rate is not available, a rate of interest which is a reasonable substitute therefor as mutually agreed to by Owner and Developer.

 

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Project ” shall mean the apartment project and associated site work intended to be completed upon the Property as a result of the Development Work.

 

Project Development Schedule ” shall have the meaning set forth in Section 3.2.1(m) hereof.

 

Property ” shall have the meaning set forth in the Recitals.

 

Property Manager ” shall mean the management agent selected by the Owner to provide property management services in respect of the Project.

 

Specialists and Consultants ” shall have the meaning set forth in Section 3.2.1(b) hereof.

 

Term ” shall have the meaning set forth in Section 12.1 hereof.

 

TIC Documents ” shall mean the Amended and Restated Tenancy in Common Agreement, the Amended and Restated TIC Management Agreement, the Amended and Restated Trust Agreement and the Owner LLC Agreement entered into or to be concurrently entered into by the Beneficiaries that govern the relationship among the Beneficiaries with respect to the Property and the construction of the Project.

 

"Venture" shall mean BR/CDP CB Venture, LLC, a Delaware limited liability company.

 

ARTICLE 2
ENGAGEMENT OF DEVELOPER

 

2.1            Engagement . Owner hereby engages Developer as the exclusive development manager with respect to the Development Work during the Term of this Agreement as provided herein, for the purpose of managing, arranging, supervising and coordinating, the planning, design, permitting, scheduling, construction and completion of the Development Work, all in accordance with and subject to the terms, conditions and limitations herein set forth. Developer hereby accepts such engagement and hereby agrees to diligently perform its duties and the Development Functions hereunder, which performance shall be carried out in a manner at least equal to the standard of care and quality of services rendered by the leading and most reputable companies performing the same or similar type professional services in connection with institutional grade multifamily apartments in the area of the Property. Developer further agrees to apply commercially reasonable business practices in the performance of its duties hereunder, and to comply with all laws and regulations applicable thereto. Developer acknowledges the existence of, and agrees to be bound by, and perform in accordance with, the terms of, the TIC Documents, including the delegation of certain rights by the Beneficiaries to one or more of the Beneficiaries or to one or more managers appointed by such Beneficiaries thereunder.

 

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2.2            Relationship . With respect to Owner, Developer shall at all times be an independent contractor. No provision hereof shall be construed to constitute Developer or any of its officers or employees as an employee or employees of Owner, nor shall any provision of this Agreement be construed as creating a partnership or joint venture between Developer and Owner. Neither Owner nor Developer shall have the power to bind the other party except pursuant to the terms of this Agreement. This Agreement is not intended to provide or create any agency relationship between Owner and Developer, and Developer shall have no right or authority, express or implied, to commit or otherwise obligate Owner in any manner whatsoever, except as expressly provided herein, and Developer agrees that it shall not hold itself out as having authority to act on behalf of Owner in any manner, except as expressly provided herein.

 

ARTICLE 3
RESPONSIBILITIES OF DEVELOPER

 

3.1            General Responsibility . Developer’s general responsibility hereunder as Owner’s development manager shall be to manage, arrange, supervise and coordinate, in all respects, the planning, design, construction, leasing, and completion of the Development Work.

 

3.2            Development Functions . In discharging its general responsibility hereunder with respect to the Development Work, Developer shall perform and discharge (and has performed and discharged under the Original Development Agreement) the specific responsibilities set forth in this Section 3.2, subject to the terms of this Agreement.

 

3.2.1            Pre-Development Phase . During the pre-development phase of the Development Work, Developer’s responsibilities will include, without limitation, the following:

 

(a)          Preparing and refining the Development Budget, the current approved form of which is attached to this Agreement as Exhibit D . The Development Budget shall be broken down into such major categories as Owner may request of Developer, including without limitation, estimated costs of procuring and maintaining entitlements and other permits, design costs, construction costs (both hard and soft costs), tenant improvement costs, marketing costs, project administration costs, financing costs and contingencies, but in all respects separated as between the items constituting “hard costs” and the items constituting “soft costs”, as the same is approved by the Construction Lender;

 

(b)          Recommending to Owner planning, architectural, engineering, interior design and other specialists and consultants for the Development Work (collectively, the “Specialists and Consultants” ), coordinating the process for the selection by Owner of such Specialists and Consultants for the Development Work (including a competitive bidding process), reviewing and analyzing proposals from such Specialists and Consultants, and, following approval thereof by Owner, preparation and/or review and evaluation of proposed contracts between Owner and such Specialists and Consultants, and the negotiation of such proposed contracts (it being understood that all contracts shall be signed by Owner and, therefore, are subject to Owner’s prior approval);

 

(c)          Assisting Owner in establishing the design criteria of the Development Work;

 

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(d)          Supervising the preparation of boundary and topographic surveys of the Property or applicable portions thereof;

 

(e)          Supervising the preparation of environmental site assessments and geotechnical reports of the Property to the extent not yet prepared by or on behalf of Owner by Developer;

 

(f)          Supervising the preparation of site plans showing the location of roads, utilities, buildings, parking areas and other improvements to be constructed in connection with the Development Work;

 

(g)          Supervising the preparation of preliminary drawings and specifications in accordance with the approved design criteria;

 

(h)          Defining the concept for the proposed Project including, without limitation, uses, sizes, physical arrangements and utility requirements;

 

(i)          Analyzing the entitlements required for the proposed Project including zoning, parking requirements, traffic studies, site plan approvals, wetlands permits, DOT access permits, resubdivision requirements, offsite improvements, environmental approvals, etc.;

 

(j)          If applicable, analyzing major tenant restrictions in the supplemental agreements, leases, and other documents pertaining to the Project;

 

(k)          Assessing the potential tenants, rents, leasing pace, tenant concessions, and other enticements to tenants;

 

(l)          Preparing preliminary financial analyses of the proposed Project and recommending whether the proposed Project has sufficient probability of a successful implementation to warrant continuing with the Development Work; and

 

(m)          Prepare for Owner’s and Construction Lender’s review and approval a detailed project development schedule for the Project ( “Project Development Schedule” ), including subcategories for permitting, design and construction of the Project. The Project Development Schedule shall be reviewed by Developer and updated on a regular basis by the Contractor and any revisions will be promptly submitted to Owner and the Construction Lender for review and approval.

 

3.2.2            Design Development Phase . During the design development phase of the Development Work, which shall continue after commencement of the construction phase as to those elements of the Development Work for which final Plans and Specifications, final Development Budget items, and final changes to the Construction Contract have not then been approved by Owner, Developer shall coordinate with Owner, Development Consultant and with the Architect and the Specialists and Consultants, to obtain final drawings and specifications (including mock-ups and color samples) acceptable to Owner, and Developer’s responsibilities will include, without limitation, the following:

 

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(a)          Securing, on Owner’s behalf, the necessary entitlements to construct the proposed Project (all such entitlements and terms thereof subject to Owner’s prior written approval);

 

(b)          Cooperating and coordinating with the Property Manager;

 

(c)          Confirming leasing assumptions, construction costs, offsite improvement costs, and other costs to implement the Project;

 

(d)          Preparing a recommendation to proceed or not proceed with the construction phase of the Development Work;

 

(e)          Reviewing, commenting on and coordinating changes in preliminary design and working drawings, specifications and site plans that are requested by Owner or Development Consultant;

 

(f)          Working with Owner, Development Consultant and with the Architect and the other Specialists and Consultants to enhance compatibility of architectural drawings with other elements of the Development Work such as interior design;

 

(g)          Preparing a description of standard interior finishes for the interior of the Development Work, together with a proposed budget for the installation of such finishes, for Owner’s approval;

 

(h)          Obtaining cost estimates from Specialists and Consultants and/or contractors and preparing revisions to the Development Budget for the construction phase in light of design development;

 

(i)          Advising Owner and Development Consultant with respect to preferred construction methods;

 

(j)          With the Architect and other appropriate Specialists and Consultants, undertaking cost analysis, value engineering and constructability reviews for the Project and evaluating design alternatives;

 

(k)          Coordinating the finalization and approval by Owner of final drawings and specifications, including landscaping plans, mechanical and electrical drawings, architectural appearance, and interior design schemes for common areas;

 

(l)          Identifying and recommending to Owner and Development Consultant proposed major subcontractors for the Development Work, coordinating the process for the approval by Owner of the major subcontractors that are selected by the Contractor to the extent required under the LLC Agreement or the TIC Documents, analyzing proposals from such proposed major subcontractors and reviewing for acceptability the bids received from major subcontractors;

 

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(m)          Preparing and/or reviewing and evaluating agreements with Contractor, which agreements may require Contractor or specified major subcontractors to furnish payment and performance bonds for work on the Development Work, if such requirement is requested in writing by Owner or Development Consultant, and, if requested by Owner or Development Consultant, negotiating such agreements (it being understood that all agreements with the Contractor shall be signed by Owner and, therefore, subject to Owner’s prior approval);

 

(n)          Administering and overseeing the selection by Contractor of major subcontractors and others as appropriate for construction of any improvements Owner authorizes to be constructed on the Development Work;

 

(o)          Obtaining, through Contractor and on behalf of Owner, all building, development, and other permits and governmental approvals necessary to commence construction of the Development Work.

 

3.2.3            Construction Phase . Once construction of the Development Work commences, Developer will serve as a general construction consultant, and Developer’s responsibilities with respect to the Development Work will include, without limitation, the following:

 

(a)          Making visits to the job site as and when necessary to perform its obligations pursuant to, and in accordance with, the terms of this Agreement to review the work and progress of construction with Contractor and with the Architect and the other Specialists and Consultants, including, without limitation, observing Contractor’s final testing, start-up and initial operation, which initial operation shall be in good working order, of all utilities, operational systems and equipment. Developer shall oversee the testing and delivery of all building systems in consultation with Owner to ensure complete working operation prior to acceptance by the Owner;

 

(b)          Consulting with Owner and Development Consultant regarding proposed changes and modifications to the Plans and Specifications which are material in nature (i.e. which will result in increases to the Development Budget of more than $25,000 per change, and $75,000 in the aggregate, provided, however, that for any changes and modifications that do not reach such levels Developer may implement such changes at its discretion), obtaining Owner’s written approval, subject to Section 4.1, as a condition of implementation of any changes and modifications, coordinating issuance of change orders if and when changes as described above are approved in writing by Owner, Contractor, and other necessary parties;

 

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(c)          Responding promptly (and in writing if requested) to any questions from Owner and/or Development Consultant regarding the work or progress of construction, construction methods, scheduling, and the like;

 

(d)          Coordinating the turnover of portions of the Development Work as and when the same are appropriately completed, including performing walk-throughs to identify punch list items and timely ensuring the follow through completion of all such punch list items;

 

(e)          Coordinating, overseeing and managing in a commercially reasonable and efficient manner all efforts by all appropriate parties to complete the Development Work in accordance with the Plans and Specifications thereof and within the Project Development Schedule, as the same may be amended from time to time with the approval of all necessary parties, such efforts to include, without limitation, assisting in the scheduling of inspections and the preparation and timely disposition of all punch lists;

 

(f)          Coordinating, overseeing and managing in a commercially reasonable and efficient manner all efforts by all appropriate parties to timely complete the punch list items identified by Development Consultant, Owner, Architect, Specialists and Consultants, Contractor and Developer;

 

(g)          Managing compliance by Contractor with the Construction Contract, including, without limitation, monitoring insurance certificates of the Contractor and all subcontractors, submission of applications for payment and supporting documentation;

 

(h)          Causing the Contractor to maintain at the Project site for Owner and Development Consultant one record copy of all contracts, drawings, specifications, addenda, change orders and other modifications, in good order and marked currently in readable form to record changes and selections made during construction, and in addition, approved shop drawings, product data, samples and similar required submittals. Developer shall further cause the Contractor to maintain records, in duplicate, of principal building layout lines, elevations of the bottom of the footings, floor levels and key site elevations certified by a qualified surveyor or professional engineer. All such, and all other, project and construction related documents shall be always available to Owner for inspection and shall be copied for Owner by Developer at Owner’s expense on reasonable written notice;

 

(i)          Arranging for the delivery, storage, protection and security of Owner-purchased materials, systems and equipment that are a part of the Project until such items are incorporated into the Project;

 

(j)          Facilitating and implementing in a commercially reasonable and expedient manner all close-out duties to complete the Development Work;

 

(k)          Obtaining, or causing the Contractor to obtain, on behalf of Owner, a permanent certificate of occupancy (or other appropriate and necessary governmental permission to occupy) with respect to the portions of the Development Work which will require the same;

 

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(l)          Obtaining all final warranties (and all related documentation), to the extent provided for in the Construction Contract from Contractor and any subcontractors with respect to the Development Work and construction of the Project and all materials provided in connection therewith for the benefit of Owner; and

 

(m)          Subject in all cases to the approval of the Owner and the Construction Lender under the Construction Loan, facilitating and implementing the process of submitting Draw Requests for approvals, collecting and providing all applicable back up and documentation necessary for such Draw Requests to be processed by the Construction Lender in accordance with the terms of the Construction Loan and overseeing the proper expenditure or distribution of all such funds to the parties entitled thereto once released by the Construction Lender or Owner for purposes of paying such related expenses. Developer shall be responsible for all associated accounting and record keeping on behalf of Owner with respect to any Draw Requests and fund disbursements, and in connection therewith shall provide contemporaneous notices to the Owner of any Draw Requests submitted in connection with the Development Work and the construction of the Project along with copies of all documentation submitted in connection with any Draw Request and any disbursements from Construction Lender related thereto. Developer will further cooperate with Owner in providing complete access (upon reasonable written notice) to all associated records of Developer in connection therewith, at Owner’s cost.

 

3.2.4            All Phases . During all phases of the Development Work, Developer’s responsibilities will include, without limitation, the following:

 

(a)          Providing Owner and Development Consultant with the Monthly Reports as provided in Section 6.2 hereof so as to keep Owner fully apprised of the progress of development;

 

(b)          Preparing and submitting to Owner and Development Consultant supplements and refinements to the Development Budget for Owner’s approval as development of the Development Work moves through its various phases to completion;

 

(c)          Monitoring the Project Development Schedule and the progress of development and construction of the Project in comparison thereto;

 

(d)          Notifying Owner and Development Consultant of any actual or anticipated change in the Project Development Schedule of which Developer becomes aware, including promptly advising Owner of any delays in the Project Development Schedule and the reasons for any such delay;

 

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(e)          Recommending to Owner and Development Consultant any application of contingency (which application of contingency shall be subject to Owner’s prior written approval);

 

(f)          Advising Owner with respect to obtaining any variances or rezoning of such portion of the land included within the Development Work as are necessary or appropriate to cause the Development Work to be in compliance with applicable codes, laws, regulations and ordinances. Upon receipt of Owner’s written approval, make or agree to any changes to the site-plan, subdivision or zoning of the Development Work or any portion thereof;

 

(g)          Advising Owner with respect to (1) all dealings with all governmental authorities who have control over the development of the Development Work and the construction of all improvements, and (2) the contest by Owner of any law, regulation or rule which Owner deems to adversely affect the Development Work;

 

(h)          Coordinating and managing the performance of Contractor, the Architect and the other Specialists and Consultants under their respective contracts with Owner and giving or making Owner’s instructions, requirements and approvals provided for in such contracts after obtaining Owner’s written approval with respect thereto;

 

(i)          Using commercially reasonable and diligent efforts to resolve and settle any conflict among Contractor, the Architect and the Specialists and Consultants and keeping Owner and Development Consultant fully informed with respect to such conflicts and settlement discussions;

 

(j)          Assisting Owner and Development Consultant with respect to Owner’s negotiations with all applicable utility companies, whether governmental or otherwise, for the installation of all applicable utility services to the Project on a timely basis, with Owner bearing the cost of all required utility deposits and costs of installation;

 

(k)          Organizing and coordinating a schedule of monthly draw meetings or teleconferences to be attended by Developer, Owner and Development Consultant, which such schedule shall set forth the dates on which the monthly draw meetings will be held;

 

(l)          Reviewing applications for payment submitted by Contractor and other Specialists and Consultants and preparing documentation for all requests for payments from Owner, in form and content sufficient to permit Owner and Development Consultant to determine the appropriateness of such payments;

 

(m)          Coordinating the performance of any tests and inspections required by lender or governmental authority;

 

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(n)          Subject to the terms of this Agreement, taking whatever actions are appropriate to accomplish completion of the Development Work in accordance with the Project Development Schedule, within the approved Development Budget, and in accordance with standards and specifications approved by Owner and in compliance with the Plans and Specifications and applicable law;

 

(o)          Subject to the terms of this Agreement, using reasonable efforts to comply or cause compliance by the appropriate party with the Owner’s obligations relating to the development of the Project undertaken by Owner in any written agreement (including loan agreements, mortgages and leases) and notifying Owner and Development Consultant promptly in the event Developer becomes aware of any noncompliance;

 

(p)          In addition to, and in furtherance of, the obligations under 3.2.3 (m) above, sending to Owner and Development Consultant the Monthly Draw Package and, at Owner's request, copies of all notices received by Developer from the Architect, Contractor, the Specialists and Consultants and governmental authorities;

 

(q)          Advising Owner with respect to any master planning issues relating to the Development Work, including, but not limited to, traffic planning issues, historic preservation issues, aesthetic issues relating to buildings and sites, and building occupancy criteria issues;

 

(r)          Timely filing on behalf of, and as agent for, Owner any notices of completion required or permitted to be filed and taking such action as may be required to obtain required licenses or permits;

 

(s)          Recording and reporting to Owner and Development Consultant the progress of the construction of the Development Work, which reports shall be made on a monthly basis in accordance with Section 6.2;

 

(t)          Causing complete and accurate files, books of account and other records of all development and construction costs and expenses of the Development Work incurred by Owner to be prepared and maintained;

 

(u)          Cooperating in all respects with Owner, the Members of the Owner, and their respective agents and representatives (including, without limitation, Development Consultant) in connection with construction of the Project and the performance of the Development Work; and

 

(v)         Performing generally such other acts and things as may be required in accordance with this Agreement for the full and complete supervision and coordination of the planning, design, development and construction of the Development Work and advising and consulting with Owner and Development Consultant with respect thereto.

 

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No delegation by Developer of any of its obligations hereunder (except pursuant to Owner-approved agreements with Specialists and Consultants) shall be permitted without the prior written consent of Owner in its sole discretion and no such delegation shall relieve Developer of any responsibility or liability with respect to such obligations hereunder.

 

3.2.5            Completion of the Development Work . Developer hereby agrees to diligently use its commercially reasonable efforts and shall devote sufficient time and personnel to cause the Development Work to be completed in compliance with the time parameters established therefor by Owner as herein provided and in compliance with such contractual obligations of Owner, including obligations under loan agreements, mortgages and leases, and to cause the construction of those improvements approved by Owner within the Development Work to be completed on or before the projected completion date of the Development Work (as determined from the Project Development Schedule), in accordance with the Development Budget (as the same may be revised as contemplated herein) for the Development Work, and in compliance with applicable law and the Plans and Specifications, to the extent the Owner has provided funds therefore to the extent required under this Agreement, but in all instances, subject to delays caused by Force Majeure, no later than November 30, 2017, as determined by the issuance of a final certificate of occupancy for the Project measured from Effective Date.

 

3.3            Employees . Developer shall have in its employ at all times a sufficient number of capable employees to enable Developer to properly perform its duties and obligations under this Agreement including, without limitation, managing, arranging, supervising and coordinating activities necessary to achieve completion of the Development Work in accordance with the Project Development Schedule. Except as expressly included in the Development Budget, or as otherwise provided in Section 11.2 hereof, Developer shall be responsible out of Developer’s own funds for all costs and expenses related to the employment of such personnel. All persons employed by Developer in the performance of its responsibilities hereunder shall be the employees of Developer and not of Owner (provided that any independent contractors shall not be deemed employees of either Developer or Owner), and shall be exclusively controlled by Developer and not by Owner, and Owner shall have no liability, responsibility or authority with respect thereto. The identity of the “Development Manager” and other key personnel involved in the development of the Development Work are listed on Exhibit E attached hereto ( “Key Persons” ) and by reference made a part hereof.

 

3.4            Information . Developer shall use reasonable efforts to keep Owner and Development Consultant fully informed on an up-to-date basis of the progress of the development, design and construction of any work to be accomplished in connection with this Agreement, including (a) all scheduled meetings to be held with governmental officials, (b) all meetings of the Development Work construction team, which may include Owner and Development Consultant and the contractors, architects and engineers engaged in connection therewith, and (c) any defaults, or potential defaults, of any material nature under this Agreement or any of the agreements entered into in connection with this Agreement (including, without limitation, loan agreements, mortgages and leases). All notices, Monthly Reports, documents and other such information required to be delivered by Developer to Owner under this Agreement shall be delivered to the parties set forth in Section 13.7 hereof.

 

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3.5            Mechanic’s Liens . If any mechanic’s lien or other encumbrance shall be filed against the Project or the Property or any portion thereof because of any negligence or willful misconduct by Developer, whether or not arising from the development of the Project or subsequent repair, maintenance, alteration or otherwise, unless such lien shall be filed as a result of Owner’s breach of its obligations hereunder or Owner's negligence or willful misconduct, Developer shall, at its own cost and expense, cause the same to be discharged of record, bonded over (as provided under applicable laws of the state in which the Project is located and subject to any additional requirements of the Construction Lender) and/or insured over (in form and amount as required by the Construction Lender) by the title insurer for the benefit of Owner and/or the Construction Lender, within thirty (30) days after the filing of any such mechanic’s lien or such earlier period required under any applicable loan documents. So long as Developer complies with the preceding sentence, Developer may contest any such lien or encumbrance so long as such contest does not create an imminent danger of foreclosure of such lien or encumbrance. If Developer fails to comply with the foregoing provisions, Owner shall have the option, on ten (10) Business Days’ prior notice to Developer, to discharge, bond or insure over any such lien, charge, order or encumbrance, and Developer shall reimburse Owner for all reasonable costs and expenses thereof, including reasonable attorneys’ fees and costs (provided that Owner may, at its option, elect to offset such sums against the next installment of the Development Fee that may be due and payable to Developer under this Agreement).

 

3.6            Warranties and Guarantees . Developer shall secure in the name of Owner all warranties and guarantees of the work by the Contractor, suppliers and manufacturers of components of the Project. Such warranties shall be assigned to Owner. After final completion of the Project and during the period of time which any particular warranty survives, Developer shall assist Owner with enforcing any warranties or guarantees with respect to the Project upon request and shall be reimbursed for its reasonable out-of-pocket costs in connection therewith. If there is an opportunity to purchase extended warranties or guarantees from the Contractor or any subcontractor, manufacturer or supplier with respect to the mechanical systems, roof or structural components of the Project, Developer shall present such opportunity to Owner promptly upon Developer being made aware of the availability thereof. If Owner so elects, Developer shall purchase such extended warranty or guaranty at Owner’s cost for Owner’s benefit and Owner shall reimburse Developer for the cost of such extended warranty.

 

ARTICLE 4
DEVELOPMENT BUDGET

 

4.1            Implementation of Development Budget . Developer is hereby authorized and directed to implement the Development Work in compliance with the Development Budget and as otherwise provided in this Agreement. Developer may, subject to the terms of this Agreement, make any expenditures and incur any obligations provided for in the Development Budget, as it may be revised from time to time as provided herein. Developer shall use prudence and diligence and shall employ its commercially reasonable efforts to ensure that the actual costs incurred for each Budget Category as set forth in the Development Budget shall not exceed such category in the Development Budget. Developer shall advise Owner in Monthly Reports if it appears that the total costs in any Budget Category specified in the Development Budget is reasonably expected to exceed the amount budgeted therefor. All expenses shall be charged to the proper Budget Category in the Development Budget, and no expenses may be classified or reclassified for the purpose of avoiding an excess in the budgeted amount of a Budget Category without Owner’s prior written approval. The Developer shall be permitted to make any reallocations among line items and/or to apply savings and contingency amounts under the Development Budget without Owner’s prior approval to the extent CB Developer, LLC has such rights in the LLC Agreement. Developer shall secure Owner’s prior written approval before incurring and paying any cost which exceeds the budgeted amount therefor in the Development Budget.

 

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4.2            Revision of Development Budget . If Developer at any time determines that the Development Budget for the Development Work is not compatible with the then-prevailing status of the Development Work and does not or is not reasonably expected to adequately provide for the completion of the Development Work under the remaining and unspent portion of the applicable categories of the Development Budget, Developer shall promptly prepare and submit to Owner and Development Consultant an appropriate revision of the Development Budget for Owner’s consideration. Any such revision shall require the prior written approval of Owner (not to be unreasonably withheld, conditioned or delayed) and consent of the Construction Lender as provided in the Construction Loan documents, and if Owner objects to any such revision or if any required authorization from the Construction Lender has not been obtained, then the Developer will not have the authority to incur any cost or expense reflected in the proposed revision.

 

4.3            Emergencies . Notwithstanding any limitations herein provided, but subject in all events to the terms of the Construction Loan, Developer may spend funds in reasonable amounts or incur reasonable expenses on behalf of Owner in circumstances which Developer reasonably and in good faith believes constitute an Emergency (any circumstance in which immediate harm to person or property is present an "Emergency"). Developer shall, in any case, notify Owner and Development Consultant as soon as reasonably practicable, both orally and in writing, of the existence of such Emergency, of the action taken by Developer with respect thereto and the related cost thereof.

 

ARTICLE 5
AUTHORITY OF DEVELOPER

 

5.1            General Authority . Developer shall carry out and discharge the responsibilities and obligations of Developer under this Agreement (including, without limitation, all of the responsibilities imposed upon Developer under Article 3 hereof); provided, however, that Developer shall have no right or authority, express or implied, to commit or otherwise obligate Owner in any manner whatsoever except to the extent specifically provided herein or otherwise specifically authorized in writing by Owner or any agent or manager of Owner or its Beneficiaries to whom such approval authority may, from time to time, have been delegated.

 

5.2            Execution of Documents and Agreements . Owner agrees to review any contracts or agreements submitted by Developer to Owner for Owner’s signature and to execute any such contracts or agreements approved by Owner so as to not cause any undue delay in the Project Development Schedule.

 

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5.3            Certain Owner Approvals . Notwithstanding any provisions of this Agreement (including, without limitation, Section 4.1 hereof), but without limiting the other restrictions on Developer’s authority contained herein, Developer shall not take any action, expend any sum, make any decision, give any consent, approval or authorization, enter into any agreement or incur any obligation with respect to any of the following matters unless and until the same have been approved in writing by Owner (which approvals Owner shall grant or withhold within three (3) Business Days after receipt of a written request, provided that if the Construction Lender’s consent or approval is required therefor under the loan documents or under the LLC Agreement, then such 3 Business Day period shall be tolled until the Construction Lender’s or Owner's consent or approval, as the case may be, is granted):

 

(a)          Entering into any construction or architectural contracts or any contract with any Specialists or Consultants or any other contract related to, or in connection with, the Development Work or any amendments to such contracts, or taking any action, omitting to take action or giving any notice, the taking, omission or giving of which will (i) result in the release or discharge of any party to any such contract, or (ii) consent to any other party to any contract to assign or otherwise transfer its rights or obligations thereunder.

 

(b)          Authorizing the preparation of any architectural plans, specifications and drawings.

 

(c)          Subject to Section 3.2.3(b) of this Agreement, authorizing or approving any proposed change in construction or in the Plans and Specifications therefor as previously approved by Owner or in the cost thereof, or any other change which would materially affect design, value or quality of the Development Work.

 

(d)          Entering into or amending any agreement or other arrangement for the furnishing to or by Owner of goods or services, to the extent Owner’s obligation under such agreement or arrangement exceeds, in any calendar year, Thirty Thousand Dollars ($30,000).

 

(e)          Commence, settle or otherwise compromise any litigation for or on behalf of Owner.

 

(f)          Except as expressly provided in this Agreement, commit or otherwise obligate Owner in any manner with any party including, without limitation, any governmental authority, utility company, lender, tenant, Specialist or Consultant, Contractor or Architect.

 

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ARTICLE 6
ACCOUNTING AND REPORTS

 

6.1            Books of Account . Developer shall maintain or cause to be maintained for a period of not less than two (2) years after the Completion Date of the Development Work, proper and complete records and books of account which shall fully and accurately reflect the planning, design, permitting, scheduling, construction, leasing and completion of the Development Work. All entries to such books of account shall be supported by sufficient documentation to permit Owner, the Members and Managers of Owner, Development Consultant and any of their respective auditors to ascertain that said entries are properly and accurately recorded. Such books of account shall be located at Developer’s principal office and shall be maintained in accordance with Developer's standard accounting methods consistently applied. Developer shall keep vouchers, statements, receipted bills and invoices and all other records covering all collections, if any, disbursements and other data prior to final completion of construction. During the requisite two (2) year period, at Owner’s request the originals of all such accounts and records, including all correspondence, shall be delivered to Owner without charge therefor. Records and accounts shall be maintained on a basis sufficient to permit the preparation therefrom of financial statements in accordance with generally accepted accounting principles and shall be adequate to provide Owner, the Members of Owner and their respective representatives with all financial information as may reasonably be needed by any of the foregoing. Upon the expiration of the requisite two (2) year period or later , if Developer seeks to destroy such records, Developer shall provide BR Investor and Owner with the opportunity to copy or maintain the original records and accounts at no additional cost. This Section 6.1 shall survive any termination of this Agreement.

 

6.2            Monthly Reports . On a date to be specified by Owner for each calendar month during the Development Period for the Development Work, Developer shall prepare a “Draw Request ,” a “ Development Work Control Report” and a “Monthly Financial Reporting Package” with respect to the Development Work, and shall cause the same to be delivered to Owner and Development Consultant certified by Developer as true, complete and correct (collectively, the “Monthly Reports” ).

 

6.2.1            Draw Request; Monthly Draw Package . The Draw Request for the month shall include a Development Work cost summary spreadsheet which shall be a static financial account of all costs incurred (hard and soft) substantially in the form of the monthly draw package attached hereto as Exhibit F (as the same may be modified by any requirements of the Construction Lender that is disbursing such funds on behalf of Owner) and with which Developer shall submit (or cause the Contractor to submit) AIA documents G 702 Application for Payment (approved and notarized, where applicable, by the Architect) and G 703 Continuation Sheet for each direct contract in place, along with completed lien waivers (the “Monthly Draw Package” ) and statement of any funding required from Owner.

 

6.2.2            Development Work Control Report . The Development Work Control Report shall include an updated Project Development Schedule, the most current progress reports or other written reports received from the Contractor, Architect or the Specialists or Consultants, and a comparison of the amount of actual costs incurred as of the effective date of such report to the budgeted costs as of such date, shown on a line item basis using the same categories or line items set forth in the applicable Development Budget. The Development Work Control Report shall also include information with respect to the status of claims, contractor defaults, Force Majeure events or other such problems encountered during the Development Period, and shall otherwise be in a form and contain types of information satisfactory to Owner.

 

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6.2.3            Monthly Financial Reporting Package . The Monthly Financial Reporting Package shall include the following statements: (i) a balance sheet as of the twenty-fifth (25th) day of the preceding calendar month, (ii) the Draw Request as of the twenty-fifth (25th) day of the preceding calendar month, (iii) a reconciliation between the Draw Request and the Development Budget as of the twenty-fifth (25th) day of the preceding calendar month, reflecting a comparison of the amount of actual costs incurred as of such date to the budgeted costs as set forth in the Development Budget and (iv) a monthly bank statement and reconciliation. All documents shall be type written and shall not have any handwritten changes to dollar values. Any handwritten changes of a non-dollar nature shall be initialed and dated by the person who made the change. Each such report shall be certified by an officer of Developer. Neither the giving of notice by Developer to Owner of excess expenditures in any month nor the payment of such excess expenditures, shall act to amend or otherwise modify the Development Budget unless such modification is specifically approved by Owner in writing. Developer shall provide the reports set forth in this Section 6.2.3 on or before the twenty-fifth (25 th ) day of the month following the month for which reporting is being provided.

 

6.3            Examination of Books and Records . Owner, the Members and Managers of Owner, and their respective agents and representatives, at Owner’s expense, shall have the right at all reasonable times during normal business hours and upon at least twenty-four (24) hours’ advance notice, to audit, examine, and make copies of or extracts from the books of account and records maintained by Developer with respect to the Development Work. If Owner shall notify Developer of either weaknesses in internal controls or errors in record keeping, Developer shall correct such weaknesses and errors as soon as possible after they are disclosed to Developer. Developer shall notify Owner in writing of the actions taken to correct such weaknesses and errors. If any such audit shall disclose any overpayment by Owner to Developer, written notice of such overpayment shall be provided to Developer and the amount of such overpayment shall be promptly reimbursed by Developer to Owner together with interest at the Prime rate plus one percent (1%) from the date of overpayment by Owner until the date repaid by Developer. This Section 6.3 shall survive any termination of this Agreement.

 

6.4            REIT Compliance . Within fifteen (15) days of the end of each quarter of each fiscal year of Venture, upon receipt of a written request therefor, Developer shall cause to be furnished to Venture (or any member of Venture making the request) such information as reasonably requested by such party, and to the extent not readily available, which may be reasonably prepared by the Developer at the expense of the requesting party, as is necessary for any such party (whether a direct or indirect owner) to determine its qualification as a Real Estate Investment Trust and its compliance with REIT Requirements (as defined in the LLC Agreement) as shall be requested by the requesting party. Further, the Developer shall cooperate in a reasonable manner at the request of Venture (or any member of Venture making the request), at the expense of the requesting party, to work in good faith with any designated accountants or auditors of such requesting party or its affiliates so that such requesting party or its affiliate is able to comply with any public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of such requesting party or any of its affiliates in connection therewith, including for purposes of testing internal controls and procedures of such requesting party or its affiliates.

 

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ARTICLE 7
DEVELOPMENT COSTS

 

7.1            Payment of Costs . Except as otherwise provided in this Agreement, the TIC Documents and the LLC Agreement, all costs and expenses incurred in connection with the development of the Development Work shall be the sole responsibility of Owner.

 

7.2            Method of Payment of Development Costs . On a date to be specified by Owner for each month (in no event earlier than the 10 th day of any month in question), Developer shall deliver to Owner and Development Consultant the Monthly Report detailing the Development Costs incurred prior to the twenty-fifth (25th) day of the preceding month and the amounts that need to be paid. Owner shall, subject to the provisions of Section 8.2 below, within fifteen (15) calendar days (or such longer period as necessary to obtain Construction Lender’s approval or consent and to obtain the corresponding disbursement of loan proceeds under the Construction Loan, as applicable, or as otherwise approved by Owner), advance the funds to Developer necessary for payment and Developer shall promptly thereafter make such payments, or Owner may elect to make such payments directly.

 

ARTICLE 8
OWNER’S FUNDS

 

8.1            Separate Accounts . Payments made by Owner (and the Construction Lender under the Construction Loan, if applicable) pursuant to an approved Monthly Report may be made, at Owner’s (or the Construction Lender’s) discretion, directly to the parties to whom payment is owed or may be made to an account of Owner over which Developer has signature authority for further disbursement to the Architect(s), Contractor, the Specialists and Consultants, suppliers, tenants and other creditors. Such account or accounts shall be subject to withdrawal only upon the signature or signatures of individuals approved by Owner. Owner shall have the right at any time to terminate Developer’s authority with respect to such accounts. Such account or accounts shall be maintained by Owner in such financial institutions as may be selected by Owner. All such funds shall be and shall remain the property of Owner and shall be disbursed by Developer in payment of the obligations of Owner incurred in connection with the development and construction of the Project and the performance of the Development Work, or, subject to the provisions of Section 8.2 below, shall be disbursed to Owner at Owner’s request. Developer shall not commingle Owner’s funds with the funds of any other Person and shall disburse Owner’s funds only in accordance with Draw Requests approved by Owner and, if applicable, the Construction Lender under the Construction Loan.

 

8.2            Owner’s Duty to Provide Funds . Except as otherwise provided herein and in the TIC Documents, Owner agrees that Owner will provide, as and when necessary, all such amounts as are required to pay when due all current obligations of Owner in connection with the development and construction of the Project and the performance of the Development Work, including all obligations of Owner to Developer hereunder. Lien waivers will be accepted not more than one (1) month in arrears. In addition to the actual lien waivers, a “lien waiver summary spreadsheet” shall be supplied by either Contractor or Developer such that a Development Work-to-date review of lien waivers submitted can be reviewed. Developer shall promptly notify Owner with a reasonably detailed explanation if there are insufficient funds in the account described in Section 8.1 above. Provided Developer has delivered the Monthly Draw Package in accordance with the provisions of Article 7 and Owner and the Construction Lender has approved same, the Development Costs set forth in such Monthly Draw Package shall be payable as provided in Section 7.2.

 

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8.3            Investment of Owner’s Funds . If at any time there are in the bank account or accounts established pursuant to Section 8.1 above, funds of Owner, from whatever sources, temporarily exceeding the immediate cash needs of the Development Work, Developer shall promptly advise Owner of the existence of such excess funds, and Developer may (and at the direction of Owner shall) invest such excess funds in such savings accounts, certificates of deposit, United States Treasury obligations, commercial paper, money market accounts, repos, and the like, as Owner shall direct, provided that the form of any such investment shall be consistent with Developer’s need to be able to liquidate any such investment to meet the cash needs of the Development Work from time to time. All interest or other income resulting from such investment shall be the property of Owner and shall be held and disbursed by Developer in accordance with this Article 8.

 

ARTICLE 9
INDEMNITY; LIABILITY; PLANS

 

9.1            Indemnity of Owner . Developer hereby agrees to indemnify, defend and hold harmless Owner and its respective officers, directors, shareholders, partners, managers, members, parents, subsidiaries, trustees, beneficiaries, investment advisors, licensees, agents, employees and successors and assigns (each, an “Indemnified Party” ), to the extent of any and all claims, demands, losses, liabilities, actions, lawsuits and other proceedings, judgments and awards, and costs and expenses (including without limitation reasonable and actual attorneys’ fees and court costs incurred in connection with the enforcement of this indemnity or otherwise), suffered or incurred by such Indemnified Party to the extent of (i) fraud, gross negligence or willful misconduct of Developer in connection with this Agreement, the Original Development Agreement or Developer’s services or work hereunder or thereunder, (ii) Developer acting outside the scope of its duties or authority hereunder, (iii) any Event of Default or (iv) any violation by Developer of applicable law. Developer shall have the right to defend, and shall defend, at its expense and by counsel of its own choosing (subject to the applicable Indemnified Party’s approval of such counsel, not to be unreasonably withheld), against any claim or liability to which the indemnity agreement set forth in this Section 9.1 would apply. Any settlement of any such claim or liability by Developer shall be subject to the reasonable approval of the applicable Indemnified Party. The right of any Indemnified Party to be defended hereunder, to defend or settle any such claim shall be limited to those cases where Developer has failed or refused to defend after written notice to Developer or to where any Indemnified Party to be defended hereunder reasonably determines that a conflict of interest exists. Developer or Owner, as applicable, shall regularly apprise the other of the status of all proceedings.

 

9.2            Survival of Indemnity . The provisions of Section 9.1 hereof shall survive the completion of Developer’s services hereunder or any termination of this Agreement.

 

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9.3            No Obligation to Third Parties . Except as otherwise provided in Section 9.1 hereof, none of the responsibilities and obligations of Developer or Owner under this Agreement shall in any way or in any manner be deemed to create any liability of Developer or Owner to, or any rights in, any Person other than Owner or Developer.

 

9.4            Ownership of Plans . As between Owner and Developer, all plans, drawings and specifications prepared for Owner pursuant to this Agreement shall remain the property of Owner whether or not the Development Work is completed, and Developer shall not make use of any of such plans, drawings or specifications for any other Development Work or for any other purpose.

 

9.5            Nature of Developer’s Duties and Responsibilities . Owner hereby acknowledges that Developer’s duties and responsibilities hereunder with respect to the development and construction of the Project and the performance of the Development Work consist only in managing, arranging, supervising and coordinating the planning, design, permitting, scheduling, construction, and completion of the Development Work and the performance of the other Development Functions and duties under this Agreement which relate to the Development Work, all in accordance with, and subject to the limitations of, the terms of this Agreement; that Developer is not itself preparing any architectural or engineering plans, designs, specifications or performing any construction required for the development or completion of the Development Work; and that Developer is not responsible for, and will not be liable for, any work, act, omission, negligence, gross negligence or intentional misconduct of any other party (other than parties affiliated with Developer) employed by Owner or performing work for Owner in connection with the Development Work. Nothing in this Section 9.5 shall be deemed to relieve Developer from any responsibility or liability it may have for fraud, gross negligence, willful misconduct or a breach by Developer of its obligations under this Agreement.

 

ARTICLE 10
INSURANCE

 

10.1          Insurance Requirements . Throughout the Term of this Agreement, insurance with respect to the Development Work shall be carried and maintained in force in accordance with the provisions contained in Exhibit G attached hereto and incorporated herein by this reference, with the premiums and other costs and expenses for such required insurance to be borne as provided in Exhibit G attached hereto. A copy of a certificate of insurance in force, issued by the insurer as provided in Exhibit G attached hereto, shall be delivered by the party required to maintain such insurance to the other party on or before the commencement of development activities on the Property, and with respect to renewal or replacement policies, not less than thirty (30) calendar days prior to the expiration of the policy being renewed or replaced.

 

10.2          Waiver of Subrogation . Each insurance policy maintained by Owner and Developer with respect to the Development Work shall contain a waiver of subrogation clause, so that no insurer shall have any claim over or against Owner or Developer, as the case may be, by way of subrogation or otherwise, with respect to any claims which are insured under any such policy.

 

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ARTICLE 11
COMPENSATION OF DEVELOPER

 

11.1          Development Fee for the Development Work .

 

(a)          For and in consideration of the services rendered by Developer with respect to the Development Work, Owner shall, subject to and in accordance with the terms and provisions of this Agreement and the Construction Loan, pay to Developer during each month of the Term, the Development Costs for the applicable month together with the applicable monthly installment of the Development Fee. The Development Fee shall be $1,481,650.

 

(b)          The Development Fee shall be deemed earned and payable, subject to any Construction Lender requirements under the Construction Loan, in twenty two equal monthly installments beginning with a November 2015 payment, payable together with the Development Costs for the applicable month in accordance with the provisions of Section 7.2. Owner agrees to use commercially reasonable efforts to negotiate terms in the Construction Loan documents to reflect the payment schedule set forth in this Section 11.1(b). To the extent the Construction Loan provides for a different schedule for the funding and payment of the Development Fee, the payment provisions set forth herein shall be deemed automatically modified and amended to comply with the terms of the Construction Loan, including any modification to the timing of the payment of any unpaid amount of the Development Fee not disbursed through the Monthly Draws under the Construction Loan until Final Completion as provided for in the Construction Loan; and

 

(c)          The Development Fee shall not exceed the amount listed in the Development Budget annexed hereto as Exhibit D as the “Development Fee”, provided, however, that if there is a material change in the scope of the Development Work, Developer and Owner shall negotiate in good faith to adjust, upward or downward, as applicable the Development Fee to reflect the increase or decrease in the Development Budget resulting from such change in scope.

 

11.2          Reimbursement of Advances . Developer shall not be required to advance any of its own funds for the payment of any costs and expenses incurred by or on behalf of Owner in connection with the Development Work, but if Developer, pursuant to authority granted to Developer by Owner in writing, advances Developer’s own funds in payment of any of such costs and expenses covered by the Development Budget or that Developer is permitted to incur hereunder, Owner agrees to reimburse Developer for such costs and expenses. The amounts to be reimbursed by Owner to Developer pursuant to this Section 11.2 shall be paid monthly, within thirty (30) calendar days after receipt by Owner of a bill therefor accompanied by supporting statements, invoices, documents or, if such bill and supporting documentation is not available due to the nature of the cost or expense incurred, an explanation in reasonable detail from Developer of the costs and expenses to be reimbursed.

 

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11.3          Late Payments . Any amounts or sums due from Owner to Developer under this Agreement which are not paid when due (where such non-payment continues for sixty (60) calendar days after written notice from Developer to Owner specifying the payment Owner has failed to make) shall bear interest at the Prime rate plus one percent (1%) from the date such payment was due.

 

11.4          Duplicate Payments . Any particular fees payable or expenses or costs reimbursed to Developer under this Agreement shall not be paid or reimbursable to Developer or any Affiliate of Developer under any other agreement, and any fees payable or expense or cost reimbursed to Developer or any Affiliate of Developer under any other agreement shall not be paid or reimbursed to Developer under this Agreement, it being the intention and agreement of the parties that Developer and its Affiliates shall be paid or reimbursed only once for any particular fee or reimbursable expense or cost.

 

ARTICLE 12
TERM AND TERMINATION

 

12.1          Term . The term of this Agreement (the “Term” ) shall commence on the effective date of this Agreement and shall continue until the date upon which Final Completion is achieved, unless this Agreement is earlier terminated pursuant to the provisions contained in this Agreement.

 

12.2          Intentionally Omitted.

 

12.3          Termination Upon Sale; Change in Control . This Agreement shall be terminable by Owner upon written notice to Developer of (a) the sale by Owner of all of its right, title and interest in and to the entire Property (including any sale by assignment, foreclosure, deed in lieu of foreclosure, foreclosure or sale of all of the ownership interests in Owner, or otherwise); or (b) the sale by Owner of all of its right, title and interest in and to the entire Project (including any sale by assignment, foreclosure, deed in lieu of foreclosure, foreclosure or sale of all of the ownership interests in Owner, or otherwise), (c) the sale or other transfer of the membership interest held by CB Developer, LLC in Venture (other than to an affiliate thereof as permitted under the LLC Agreement) or (d) any sale or transaction or series of transactions which result in any two of Rob Meyer, Mark Mechlowitz, Robert Fishel and Jorge Sardinas no longer owning a majority of, and having control over the management of, Developer.

 

12.4          Developer Default . Upon the happening of any Event of Default by Developer, Owner shall have the absolute unconditional right, in addition to all other rights and remedies available to Owner at law or in equity, to terminate this Agreement by giving written notice of such termination to Developer. Any one or more of the following events shall constitute an “Event of Default” by Developer under this Agreement:

 

(a)          If Developer shall fail to observe, perform or comply with any term, covenant, agreement or condition of this Agreement which is to be observed, performed or complied with by Developer under the provisions of this Agreement, and such failure shall continue uncured for thirty (30) calendar days after the giving of written notice thereof by Owner to Developer specifying the nature of such failure, unless such failure can be cured but is not susceptible of being cured within said thirty (30) calendar day period, in which event such a failure shall not constitute an Event of Default if Developer commences curative action within said thirty (30) calendar day period, and thereafter prosecutes such action to completion with all due diligence and dispatch and completes such cure within ninety (90) calendar days after the giving of such notice.

 

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(b)          If Developer shall make a general assignment for the benefit of creditors;

 

(c)          If any petition shall be filed by or against Developer in any court, whether or not pursuant to any statute of the United States or of any State, in any bankruptcy, reorganization, dissolution, liquidation, composition, extension, arrangement or insolvency proceedings, and Developer files, consents to or directly or indirectly acquiesces to such petition;

 

(d)          If, in any proceeding, a receiver, trustee, liquidator or similar court-appointed agent be appointed for all or a substantial portion of the property or assets of Developer, and same shall not be discharged within thirty (30) calendar days after such appointment;

 

(e)          If (i) Developer shall intentionally fail or willfully refuse, in bad faith, to perform any of its duties or obligations hereunder, (ii) Developer shall misappropriate any funds of Owner or the Construction Lender in the possession or control of Developer (unless such misappropriation is caused by an employee of Developer and such employee's employment is immediately terminated and the misappropriated funds are restored within five (5) Business Days of such misappropriation), (iii) Developer shall commit willful misconduct, gross negligence or an act of fraud against Owner or otherwise in connection with the Construction Loan, the Project or the Development Work, or (iv) if CB Developer, LLC, a Georgia limited liability company, and an Affiliate of Developer, is removed as a "manager" of the Venture; or

 

(f)          Failure to achieve the Completion Date by the date of completion required by the Construction Lender under the applicable loan documents governing Owner's Construction Loan, subject to the following sentence. Such date shall be adjourned to the extent the failure to achieve the Completion Date by such date is caused by Force Majeure and Developer promptly notifies Owner of the delay arising from said Force Majeure, to the extent such failure is not otherwise a default (i.e. beyond applicable grace periods, including, without limitation, any applicable "force majeure" provisions) under the Construction Loan.

 

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12.5          Default of Owner . If Owner fails to comply with or perform in any respect any of the material terms and provisions to be complied with or any of the obligations to be performed by Owner under this Agreement, and such failure continues uncured for a period of thirty (30) calendar days after written notice to Owner specifying the nature of such default (or such longer period of time as may be needed in the exercise by Owner of due diligence to effect a cure of any non-monetary default), then Developer shall have the right, in addition to all other rights and remedies available to Developer at law or in equity, at its option, to terminate this Agreement by giving written notice thereof to Owner, in which event Owner shall promptly pay to Developer, in cash, the sums payable to Developer upon termination as provided in Section 12.6 hereof, and upon the payment of such amounts, subject to Sections 3.6, 6.1, 6.3, 9.2 and 12.7 hereof, Owner and Developer shall have no further rights, duties, liabilities or obligations whatsoever under this Agreement (Developer hereby waiving all other rights and remedies that may be available under applicable law).

 

12.6          Obligation for Fees and Expenses Upon Termination . Upon any termination of this Agreement pursuant to Sections 12.3 or 12.5 herein, Owner shall pay to Developer all amounts due to Developer as of the date of termination pursuant to the terms of this Agreement (including, without limitation, any earned but unpaid installments of the Development Fee), and upon the payment of all such amounts payable under this Section, subject to Sections 3.6, 6.1, 6.3, 9.2 and 12.7 hereof, Owner and Developer shall have no further rights, duties, liabilities or obligations whatsoever under this Agreement (unless such termination is effective only as to a portion of the Development Work). The foregoing notwithstanding, unpaid portions of the Development Fee otherwise payable to Developer shall not be payable to Developer in the event that this Agreement has terminated as a result of acts that are the subject of Subsections (c) and (d) of Section 12.3 or if the Project is foreclosed or transferred pursuant to a deed in lieu as a result of the acts or omissions of Developer or its affiliates, including Catalyst Development Partners II, LLC.

 

12.7          Actions Upon Termination . Upon any termination of this Agreement, Developer shall promptly account for and deliver to Owner any monies due Owner under this Agreement, whether received before or after such termination, and shall deliver to Owner or to such other Person as Owner shall designate in writing, all materials, supplies, equipment, keys, contracts, documents and books and records pertaining to this Agreement or the development of the Property within the possession or control of Developer. Developer shall also furnish all such information, take all such other action and shall cooperate with Owner as Owner shall reasonably require in order to effectuate an orderly and systematic termination of Developer’s duties and activities hereunder and an orderly and systematic transfer of duties to Developer’s successor. This Section 12.7 of this Agreement shall survive any termination of this Agreement.

 

ARTICLE 13
MISCELLANEOUS

 

13.1          Governing Law; Venue . This Agreement shall be governed by and construed in accordance with the laws of the state in which the Project is located. Each party hereby consents to the exclusive venue and jurisdiction of any state or federal court located within New York, waives personal service of any and all process upon such party, consents to service of process by registered mail directed to such party at the address stated in Section 13.7, and acknowledges that service so made shall be deemed to be completed upon actual delivery thereof (whether accepted or refused). In addition, each party consents and agrees that venue of any action instituted under this Agreement or any agreement executed in connection herewith shall be proper only in New York, and each party hereby waives any objection to venue.

 

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13.2          Counterparts . This Agreement may be executed in multiple counterparts, each of which shall be deemed an original but all of which shall constitute one and the same Agreement.

 

13.3          Entire Agreement . This Agreement contains the entire understanding among the parties and supersedes any prior understanding and agreements between them respecting the within subject matter (including the Original Development Agreement), subject only to the TIC Documents and the LLC Agreement. There are no representations, agreements, arrangements or understandings, oral or written, between or among the parties hereto relating to the subject matter of this Agreement which are not fully expressed herein.

 

13.4          Severability . This Agreement is intended to be performed in accordance with, and only to the extent permitted by, all applicable laws, ordinances, rules and regulations. If any provision of this Agreement, or the application thereof to any Person or circumstance, shall, for any reason and to any extent, be invalid or unenforceable, the remainder of this Agreement and the application of such provision to other Persons or circumstances shall not be affected thereby, but rather shall be enforced to the greatest extent permitted by law.

 

13.5          Section Headings . The section headings are inserted only as a matter of convenience and for reference and in no way define, limit or describe the scope or intent of this Agreement or in any way affect this Agreement.

 

13.6          No Partnership; Competition . Owner shall not and does not by this Agreement in any way or for any purpose become a partner of Developer in the conduct of its business, or otherwise, or a joint venturer of or a member of a joint enterprise with Developer, but rather Developer is and shall, for all purposes of this Agreement and the development of the Development Work, be deemed an “independent contractor” of Owner. It is expressly understood and agreed by the parties hereto that either party may engage in any other business or investment, including the ownership of, or investment in, real estate and the development, operation, leasing and management of office, retail and residential apartment units and buildings and that the other party hereto shall have no rights in and to any such business or investment or the income or profit derived therefrom.

 

13.7          Notices . All notices or other communications required or permitted hereunder shall be in writing and shall be delivered or sent, as the case may be, by any of the following methods: (a) personal delivery with signed receipt; (b) nationally recognized overnight commercial carrier or delivery service providing a receipt of delivery; (c) registered or certified mail (with postage prepaid and return receipt requested); or (d) by electronic mail, provided that confirmation of delivery thereof is received and a confirmation copy is delivered within one (1) Business Day thereafter by one of the methods set forth in clauses (a), (b) or (c) of this Section 13.7. The effective date of any such notice or other communication shall be deemed to be the earlier of (i) if personally delivered, the date of delivery to the address of the party to receive such notice; (ii) if delivered by overnight commercial carrier or delivery service, one (1) Business Day following the receipt of such communication by such carrier or service from the sender, as shown on the sender’s delivery invoice from such carrier or service, as the case may be; (iii) if mailed, three (3) Business Days after the date of posting as shown on the sender’s registry or certification receipt; or (iv) if delivered by electronic mail, upon the date of transmission (provided a notice of transmission failure is not received by the sender (for avoidance of doubt, an "automatic out-of office reply" shall not constitute a notice of transmission failure), provided such additional notice is given as described in clause (d) of this Section 13.7. Any reference herein to the date of receipt, delivery, or giving, as the case may be, of any notice or other communication shall refer to the date such communication becomes effective under the terms of this Section 13.7. The addresses for purposes of the giving of notices hereunder are:

 

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If to Developer:

 

c/o Catalyst Development Partners, LLC

880 Glenwood Ave SE

Suite H

Atlanta, Georgia 30316

Attn: Rob Meyer

Email: robm@catalystdp.com

 

With a copy to:

 

Nelson Mullins Riley & Scarborough LLP

201 17th Street NW, Suite 1700

Atlanta, GA 30363

Attn: Eric R. Wilensky

Email: eric.wilensky@nelsonmullins.com

 

If to Owner:

 

c/o Catalyst Development Partners, LLC

880 Glenwood Ave SE

Suite H

Atlanta, Georgia 30316

Attn: Rob Meyer

Email: robm@catalystdp.com

 

With a copy to:

 

Bluerock Real Estate, L.L.C.

712 Fifth Avenue

9th Floor

New York, NY 10019

Attn: James Babb and Michael Konig, Esq.

Email: jbabb@bluerockre.com and mkonig@bluerockre.com

 

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and

 

Nelson Mullins Riley & Scarborough LLP

201 17th Street NW, Suite 1700

Atlanta, GA 30363

Attn: Eric R. Wilensky

Email: eric.wilensky@nelsonmullins.com

 

and

 

Kaplan Voekler Cunningham & Frank, PLC

1401 East Cary Street

Richmond, VA 23219

Attn: S. Edward Flanagan

Email: EFlanagan@kv-legal.com

 

13.8          Assignment .

 

(a)          Except as otherwise provided in Section 13.8(b) below, neither party hereto shall have the right to assign this Agreement or any of its rights hereunder without the prior written consent of the other party, and any such assignment in the absence of such written consent shall for all purposes be deemed null and void.

 

(b)          Notwithstanding the provisions of Section 13.8(a) hereof, Owner shall have the absolute right and privilege, at its sole option and in its sole discretion, at any time and from time to time, to assign Owner’s rights and interests under this Agreement, subject to the provisions hereof and all of the rights of Developer hereunder, in whole or in part, to any Affiliate of Owner or to any person or entity owning an interest in or participating with Owner in the acquisition, ownership or development of all or any portion of the Property, Project or Development Work. Owner may also assign this Agreement to the Construction Lender as collateral in connection with any related construction financing procured by Owner and, in any such case, Developer will execute any Construction Lender required documentation in connection therewith.

 

13.9          Successors and Assigns . This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective successors and permitted assigns. Whenever the terms “Owner” and “Developer” are used herein, they shall be deemed to mean and include Owner and Developer and their respective successors and permitted assigns in the same manner and to the same extent as if specified each time said terms appear herein.

 

13.10          Estoppel Certificates . Each party hereto shall, from time to time, upon not less than fifteen (15) calendar days notice from the other party, execute and deliver to the other party a certificate stating that this Agreement is unmodified and in full force and effect, or, if modified, that this Agreement is in full force and effect as modified, and stating the modifications and stating whether or not, to the best of the certifying party’s knowledge, the other party is in default in any respect under this Agreement, and, if in default, specifying the nature and character of such default.

 

  29  
 

 

13.11          Amendment . This Agreement may not be amended, altered or modified except by an instrument in writing and signed by the parties hereto. The foregoing notwithstanding, the Developer and Owner agree to modify and amend this Agreement in the manner and to the extent reasonably required by the Construction Lender (or any prospective lender) under the Construction Loan in order to obtain the Construction Loan or in order to obtain satisfactory terms, in Owner’s reasonable discretion, under the Construction Loan.

 

13.12          Construction . The parties agree that they have both participated equally in the negotiation and preparation of this Agreement and no court construing this Agreement or the rights of the parties hereunder shall be prejudiced toward either party by reason of the rule of construction that a document is to be construed more strictly against the party or parties who prepared the same.

 

13.13          No Waiver . No waiver by either party of any default of any other party or of any event, circumstance or condition permitting a party to terminate this Agreement shall constitute a waiver of any other default of the other party or of any other event, circumstance or condition, permitting such termination, whether of the same or of any other nature or type and whether preceding, concurrent or succeeding; and no failure on the part of either party to exercise any right it may have by the terms hereof or by law upon the default of the other party and no delay in the exercise of such right shall prevent the exercise thereof by the non-defaulting party at any time when the other party may continue to be so in default, and no such failure or delay and no waiver of default shall operate as a waiver of any other default, or as a modification in any respect of the provisions of this Agreement. The subsequent acceptance of any payment or performance pursuant to this Agreement shall not constitute a waiver of any preceding default by a defaulting party or of any preceding event, circumstance or condition permitting termination hereunder, other than default in the payment of the particular payment or the performance of the particular matter so accepted, regardless of the non-defaulting party’s knowledge of the preceding default or the preceding event, circumstance or condition, at the time of accepting such payment or performance, nor shall the non-defaulting party’s acceptance of such payment or performance after termination constitute a reinstatement, extension or renewal of this Agreement or revocation of any notice or other act by the non-defaulting party.

 

13.14          Attorneys’ Fees . Should any litigation be commenced between the parties hereto or their representatives concerning any provision of this Agreement or the rights and duties of any Person in relation thereto, the party or parties prevailing in such litigation shall be entitled, in addition to such other relief as may be granted, to an award of all actual attorneys’ fees and costs incurred in such litigation, without regard to any schedule or rule of court purporting to restrict such an award, including, without limitation, actual attorneys’ fees, costs and expenses incurred in connection with (a) enforcing, perfecting and executing such judgment, (b) post-judgment motions; (c) contempt proceedings; (d) garnishment, levee, and debtor and third-party examinations; (e) discovery; and (f) bankruptcy litigation.

 

  30  
 

  

13.15          Mutual Waivers of Jury Trial . Developer and Owner each hereby expressly, irrevocably, fully and forever releases, waives and relinquishes any and all rights to trial by jury in any claim, demand, action, suit, proceeding or cause of action in which Developer or Owner is a party, which in any way (directly or indirectly) arises out of, results from or relates to any of the following, in either case whether now existing or hereafter arising and whether based on contract or tort or any other legal basis: (a) this Agreement, any past, present or future act, omission, conduct or activity with respect to this Agreement; (b) any transaction, event or occurrence contemplated by this Agreement; (c) the performance of any obligation or the exercise of any right under this Agreement; or (d) the enforcement of this Agreement. Developer and Owner each understands that trial by jury is a federal and state constitutional right and Developer and Owner each acknowledge that it is their intent to waive such rights herein. Developer and Owner each further acknowledge that the consideration specified in this Agreement includes consideration for waivers of trial by jury by Developer and Owner.

 

13.16          Equitable Remedies . Each party hereto shall, in addition to all other rights provided herein or as may be provided by law, and subject to the limitations set forth herein, be entitled to all equitable remedies including those of specific performance and injunction, to enforce such party’s rights hereunder.

 

13.17          Remedies Cumulative . Each right, power, and remedy provided for herein or now or hereafter existing at law, in equity, by statute or otherwise shall be cumulative and concurrent and shall be in addition to every other right, power, or remedy provided for herein or now or hereafter existing at law, in equity, by statute or otherwise, and the exercise or beginning of the exercise or the forbearance of exercise by any party of any one or more of such rights, powers, or remedies shall not preclude the simultaneous or later exercise by such party of any or all of such other rights, powers or remedies.

 

[ Signature Page Follows ]

 

  31  
 

  

IN WITNESS WHEREOF, Owner and Developer have caused this Agreement to be executed on the day, month and year first above dated.

 

OWNER:  
   

CB OWNER, LLC , a Delaware limited liability company,

 

 
By: /s/ Jordan Ruddy  
Name: Jordan Ruddy  
Title: Authorized Signatory  
     
DEVELOPER:  
     

CDP DEVELOPER I, LLC , a Georgia limited liability company

 

 
  By: Catalyst Development Partners II, LLC, a Georgia limited liability company, its Managing Member  
       
    By: /s/ Robert Myer  
    Name: Robert Myer  
    Title: Manager  

 

[ Signature Page to Development Agreement ]

 

 

 

 

Schedule "A"

Legal Description

 

All that tract of land lying or being Land Lot 6, 17 th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way;

 

THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road:

 

South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found;

 

THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found;

 

THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found;

 

THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found;

 

THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found;

 

THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found;

 

THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found;

 

THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found;

 

THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point;

 

THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85;

 

THEN continue the following courses along said southerly right of way of Interstate 85;

 

North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found;

 

THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point;

 

THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Together with and subject to covenants, easements, and restrictions of record.

 

Said property contains 4.877 acres more or less.

 

  A- 1  
 

 

EXHIBIT A

 

BUDGET CATEGORIES

 

Purchase Price

Closing Costs

Project Feasibility Costs

Design Costs

Legal Costs

Real Estate Taxes

Insurance Costs

Financing Costs

Government Costs

Misc. Direct Costs

Construction Costs

FF&E Costs

Lease-Up Period Operating Costs

Capitalized Development Fee

Development Contingency

Marketing Costs

 

  A- 2  
 

 

EXHIBIT B

 

DESCRIPTION OF THE DEVELOPMENT WORK

 

1. Acquisition of the Property;

 

2. Engineering and Design,

 

3. Permits, approvals and entitlements,

 

4. Construction of Project, and

 

5. Delivery/Turnover of units to Property Manager.

 

  B- 1  
 

 

EXHIBIT C

 

PLANS AND SPECIFICATIONS

 

(see attached)

 

  C- 1  
 

 

EXHIBIT D

 

DEVELOPMENT BUDGET

 

(see attached)

 

  D- 1  
 

 

Total Project Budget - Hard/Soft Cost Breakout

 

SOURCES:      
Equity   $ 12,790,000  
Debt     38,130,000  
TOTAL SOURCES   $ 50,920,000  
         
USES - SOFT COSTS        
Purchase Price   $ 5,971,688  
Doc Stamps     147,500  
Project Feasibility Costs     46,796  
Design Costs     814,500  
Legal Costs     390,000  
Real Estate Taxes     465,422  
Insurance Costs     220,000  
Financing Costs     969,221  
Government Costs     752,947  
Misc. Direct Costs     79,000  
FF&E Costs     630,000  
Interest Reserve     638,549  
Operating Deficit Reserve     370,759  
Capitalized Development Fee     1,531,650  
Contingency     1,563,595  
I-Banking Fee     509,200  
Marketing Costs     150,000  
TOTAL USES - SOFT COSTS   $ 15,250,827  
         
TOTAL USES - HARD COSTS   $ 35,669,173  
         
TOTAL COSTS   $ 50,920,000  

  

  D- 2  
 

 

EXHIBIT E

 

KEY PERSONS

 

Name   Title   Telephone No.
         
Mark Mechlowitz   Principal   (678) 949-9678
         
Rob Meyer   Principal   (678) 949-9678
         
Jorge Sardinas   Principal   (678) 949-9678

 

  E- 1  
 

 

EXHIBIT F

 

SAMPLE MONTHLY DRAW PACKAGE

 

(see attached)

 

  F- 1  
 

 .

EXHIBIT G

 

INSURANCE REQUIREMENTS

 

General Information

 

1. All insurance policies referred to herein shall be in form and substance acceptable to The PrivateBank.

 

2. The PrivateBank must receive evidence / certificates of insurance at least ten (10) business days prior to closing. Original policies must be provided to The PrivateBank as soon as they are available from insurers. Certified copies should be available within 60 to 90 days.

 

3. Proof of coverage must be on the following forms:

Commercial Property: ACORD 28 (2003/10) - EVIDENCE OF COMMERCIAL PROPERTY INSURANCE form.

Personal Property: ACORD 27 (2003/10) EVIDENCE OF PERSONAL PROPERTY INSURANCE form.

Liability Insurance: Must be written on ACORD 25S or its equivalent.

 

4. All property policies shall contain a standard mortgage clause in favor of The PrivateBank and shall provide for a thirty (30) day written notice to The PrivateBank of any material change or cancellation. Certificates with disclaimers will NOT be accepted.

 

5. The borrower must be the named insured. TBD

 

6. Commercial / Personal Property & Builders Risk certificates must show The PrivateBank as Mortgagee and or Lender's Loss Payee as follows:

The PrivateBank and Trust Company

Its Successors and/ or Assigns

P.O. Box 5034

Troy, MI 48007-5034

 

(The PrivateBank may be shown as "Mortgagee and or Lender's Loss Payee As Their Interests May Appear" until the insurance agent receives release of interest from the prior lender. At that time, the insurance policies will need to be endorsed to show The PrivateBank as Mortgagee and or Lender's Loss Payee.

 

7. The property address must be identified as the insured property.

TBD

2740 Cheshire Bridge Road

Atlanta, GA 30324

 

8. All insurance companies must have the following ratings from AM Best's Rating Guide:

Policy Rating        A

Financial Rating   VIII

9. The insurance documentation must be signed by an authorized representative.

 

Specific Requirements

 

1. If the property policy is a blanket policy or limit, The PrivateBank must receive a schedule of the amount allocated to the property/rents or the amounts allocated to the property must be indicated on the certificate.

 

2. Coverage must be on an "all risk" (Special Perils), 100% replacement cost basis without deduction for foundations and footings, and WITHOUT co-insurance. The co-insurance must be waived or an Agreed Amount endorsement must be included and either "No Co-insurance" or "A greed Amount" must be indicated on the certificate.

 

3. Ordinance or Law coverage providing for demolition and increased cost of construction, must be provided and indicated on the certificate.

 

   G- 1  
 

 

4. Other coverages such as earthquake, boiler and machinery (which includes the mechanics of the building, such as elevators), and flood will be required when these risks are present.

 

5. Rent Loss or Business Income coverage shall be in an amount equal to 100% of the projected annual rents or revenue with a minimum period of indemnity of 12 months, or such greater period as The PrivateBank may require. This coverage needs to be written on a Gross Rental Income, Gross Profits or Extended Period of Indemnity form, not on an actual loss sustained basis which may terminate as soon as the premises are tenantable or operational.

 

6. The PrivateBank and TBD must be named as Additional Insured for all general liability coverage, with a minimum limit of $2,000,000 for any one occurrence.

 

Additional Requirements – Construction Loans

 

1. Coverage must be All Risk Builders Risk Course of Construction, including earthquake and flood when these risks are present. The Builders Risk insurance amount must cover at least 100% of hard costs and not less than 25% of recurring soft costs.

 

2. Under the Evidence of Property form - The builders risk coverage should make the following statement: "The General Contractor (name) and all subcontractors of any tier are named insured with respect to builders' risk."

 

3. Rent coverage must be 100% of the anticipated annual rents (assuming full occupancy) written on a delayed income basis. The policy shall allow for partial or full occupancy.

 

4. Coverage should also include permission to occupy clause.

 

ARCHITECT'S & ENGINEER'S INSURANCE REQUIREMENTS

 

General Information

 

1. All insurance policies referred to herein shall be in form and substance acceptable to The PrivateBank.

 

2. The PrivateBank must receive evidence / certificates of insurance at least ten (10) business days prior to closing. Original policies must be provided to The PrivateBank as soon as they are available from insurers. Certified copies should be available within 60 to 90 days.

 

3. Liability insurance must be written on ACORD 25S or its equivalent.

 

4. The property address must be identified as the insured property.

TBD

2740 Cheshire Bridge Road

Atlanta, GA 30324

 

5. All insurance companies must have the following ratings from AM Best's Rating Guide:

Policy Rating - A

Financial Rating - VIII

6. The insurance documentation must be signed by an authorized representative.

 

Specific Requirements

 

1. Errors and Omission (professional liability) insurance is required in the minimum amount of $3,000,000.

 

GENERAL CONTRACTOR'S INSURANCE REQUIREMENTS

 

General Information

 

1. All insurance policies referred to herein shall be in form and substance acceptable to The PrivateBank.

 

2. The PrivateBank must receive evidence / certificates of insurance at least ten (10) business days prior to closing. Original policies must be provided to The PrivateBank as soon as they are available from insurers. Certified copies should be available within 60 to 90 days.

 

3. Liability insurance must be written on ACORD 25S or its equivalent.

 

   G- 2  
 

 

4. All property policies shall contain a standard mortgage clause in favor of The PrivateBank and shall provide for a thirty (30) day written notice to The PrivateBank of any material change or cancellation. Certificates with disclaimers will NOT be accepted.

 

5. The borrower must be named additional insured. TBD

 

6. Certificate holder must be: The PrivateBank and Trust Company, Its Successors and/ or Assigns, P.O. Box 5034, Troy, MI 48007-5034.

 

7. The property address must be identified as the insured property.

TBD

2740 Cheshire Bridge Road

Atlanta, GA 30324

 

8. All insurance companies must have the following ratings from AM Best's Rating Guide:

Policy Rating - A

Financial Rating - VIII

9. The insurance documentation must be signed by an authorized representative.

Specific Requirements

 

1. The PrivateBank and TBD must be named as Additional Insured as Additional Insured for general liability with a minimum limit of $2,000,000 for any one occurrence.

 

2. Contractor's Workers Compensation is required including the "all states" endorsement, covering all employees working on the site

 

   G- 3  

 

Exhibit 10.305

 

ASSIGNMENT OF CONTRACTS, LICENSES AND PERMITS

 

THIS ASSIGNMENT OF CONTRACTS, PERMITS, PLANS AND SPECIFICATIONS (this “Assignment”), is made and entered into this ____ day of December, 2015, by and between CB OWNER, LLC , a Delaware limited liability company, having an address of c/o Catalyst Development Partners, 880 Glenwood Avenue., Suite H, Atlanta, Georgia 30316 (hereinafter referred to as “Borrower”) and THE PRIVATEBANK AND TRUST COMPANY , an Illinois state chartered bank in its capacity as agent and administrative bank (in such capacity, “ Administrative Agent ”), having a business address of 120 S. LaSalle Street, Chicago, Illinois 60603, for and on behalf of The PrivateBank and Trust Company, in its capacity as a lender, together with any other lenders that acquire an interest in the Loan (defined below) after the date hereof (individually, a “ Lender ” and collectively, the “ Lenders ”).

 

Borrower, Administrative Agent and Lenders entered into that certain Construction Loan and Security Agreement dated of even date herewith (together with all amendments, extensions, modifications, restatements, and supplements thereto, being referred to hereinafter as the “ Loan Agreement ”) (all capitalized terms used herein and not otherwise defined herein shall have the same meanings given to such terms in the Loan Agreement).

 

WITNESSETH

 

FOR VALUE RECEIVED, to the extent assignable, Borrower hereby grants, transfers and assigns to Administrative Agent, for the benefit of Administrative Agent and Lenders, all of the right, title and interest of Borrower in, to and under all present and future plans, specifications, drawings, surveys, plats, contracts, permits, certificates, reports, insurance policies, contracts, and all other items, rights, privileges and documents affecting or relating to the Property or Borrower's ownership, use or development thereof (together with any changes, extensions, revisions or modifications thereof, hereinafter collectively referred to as the “ Contract Documents ”), for the purpose of providing additional security for the payment and performance and discharge of each obligation, covenant and agreement of Borrower contained herein or in the Loan Documents (the “ Indebtedness ”).

 

Administrative Agent agrees that upon the payment and performance in full of all obligations of Borrower under this Assignment and the other Loan Documents, as evidenced by the recording or filing of an instrument of satisfaction or full release of the Mortgage (without the recording at that time of another security conveyance in favor of Lender affecting the Property), that this Assignment shall become and be void and of no further force and effect.

 

Borrower warrants that:

 

(a)          There is no assignment of any of Borrower's rights under any of the Contract Documents to any other person.

 

 
 

 

(b)          Borrower is not in default under any of the Contract Documents and knows of no default on the part of any other party to any of the Contract Documents.

 

(c)          Borrower has not done or omitted to do any act so as to be estopped from exercising any of its rights under any of the Contract Documents.

 

(d)          Borrower is not prohibited under any agreement with any other person or under any judgment or decree from the execution and delivery of this Assignment or the performance of each and every covenant of Borrower hereunder or in the Contract Documents.

 

(e)          No action has been brought or threatened against Borrower which would in any way prohibit or impair the execution and delivery of this Assignment or the performance of each and every covenant of Borrower hereunder or in the Contract Documents.

 

(f)          None of the Contract Documents has been modified or amended.

 

Borrower agrees and covenants unto Administrative Agent as follows:

 

(a)          Borrower will (i) fulfill, perform and observe each and every condition and covenant of Borrower contained in any of the Contract Documents; (ii) give prompt notice to Administrative Agent of any claim of default by any party of which Borrower is aware under any of the Contract Documents, together with a complete copy or statement of any information submitted or referenced in support of such claim; (iii) at no cost to Administrative Agent, enforce the performance and observance of each and every covenant and condition of the Contract Documents to be performed or observed by any third party; and (iv) to the extent applicable (as determined by Borrower in its sole but reasonable discretion), appear in and defend any action growing out of or in any manner connected with any of the Contract Documents; and (v) furnish Administrative Agent with copies of any and all material notices given or received by Borrower under the terms of the Contract Documents.

 

(b)          Except in connection with change orders permitted under the Loan Agreement, without the prior written consent of Administrative Agent, Borrower will not (i) modify the material terms of the Contract Documents, or (ii) waive or release any person from the satisfaction or performance of any liability or material obligation under the terms of the Contract Documents.

 

(c)          The rights assigned hereunder include all of Borrower's right and title (i) to modify the Contract Documents; (ii) to terminate the Contract Documents in accordance with the terms thereof; and (iii) to waive or release the performance or observance of any obligation or condition of the Contract Documents; provided, however, that notwithstanding anything herein to the contrary, no rights or remedies under this Agreement shall be exercised by Administrative Agent unless there has occurred and is continuing an “Event of Default” (as hereinafter defined) or an Event of Default under the Loan Documents, subject to the applicable notice and cure periods set forth therein.

 

2  
 

 

(d)          Upon the occurrence of any of the following events (herein referred to as an “Event of Default”):

 

(i)          any default by Borrower under this Assignment or under the Loan Agreement or any other Loan Documents not cured within any applicable cure period as provided for in the Loan Agreement; or

 

(ii)         any default by Borrower under the Contract Documents which default excuses, waives or alters any obligation of any other party to one or more of the Contract Documents (which obligation is not reinstated within thirty (30) days following waiver or alteration thereof);

 

Administrative Agent shall have the right, following any applicable grace and cure periods as provided in the Loan Agreement: (a) declare the entire Indebtedness immediately due and payable without further notice or demand; (b) proceed to exercise any or all of Administrative Agent's rights, powers and remedies under the Mortgage or under any other Loan Document; (c) proceed to perform any and all obligations of Borrower contained in any of the Contract Documents and exercise any and all rights of Borrower therein contained as fully as Borrower itself could, and without regard to the adequacy of security for the Indebtedness and with or without the bringing of any legal action or the causing of any receiver to be appointed by any court; (d) take possession of the Contract Documents; or (e) take any other action which Administrative Agent may reasonably deem necessary or proper to protect its interests in and to the Property. Borrower hereby constitutes Administrative Agent as its attorney-in-fact to take such actions and execute such documents as Administrative Agent may deem appropriate in the exercise of the rights and remedies of Administrative Agent granted herein. The powers herein granted shall include, but shall not be limited to, the power to sue on the Contract Documents, in the name of Borrower or Administrative Agent or both. The power of attorney granted hereby shall be irrevocable and coupled with an interest and shall terminate only upon the payment of all sums due Administrative Agent and Lenders by Borrower under the Loan Documents. Borrower shall indemnify and hold harmless Administrative Agent and Lenders for all losses, costs, damages, fees and expenses whatsoever associated with the exercise of this power of attorney, excluding such losses, costs, damages, fees and expenses to the extent resulting from the gross negligence or willful misconduct of Administrative Agent or any Lender or accruing as a result of matters occurring after Administrative Agent acquires title to the Property by foreclosure or deed-in-lieu of foreclosure, and shall release Administrative Agent from all liability whatsoever for the exercise of the foregoing power of attorney and all actions taken pursuant thereto, except to the extent such liability results from the gross negligence or willful misconduct of Administrative Agent or accrues after Administrative Agent acquires title to the Property by foreclosure or deed-in-lieu of foreclosure.

 

(e)          Should Borrower fail to perform or observe any covenant or comply with any condition contained in any of the Contract Documents that is not cured within any applicable cure period, then Administrative Agent, without notice to or demand on Borrower, and without releasing Borrower from its obligation to do so, may (but shall not be obligated to) perform or satisfy such covenant or condition and, to the extent that Administrative Agent shall incur any costs or pay any monies (including payment of the purchase price for property covered by the Contract Documents) in connection therewith, including any costs or expenses of litigation, such costs, expense or payment shall be included in the Indebtedness and shall bear interest per annum from the incurring or payment thereof at a rate equal to the rate charged for late payments under the Notes.

 

3  
 

 

(f)          Administrative Agent shall not be obligated to perform or discharge any obligation of Borrower under any of the Contract Documents, and Borrower agrees to indemnify and hold Administrative Agent and Lenders harmless against any and all liability, loss or damage which Administrative Agent or any Lender may incur under any of the Contract Documents or under or by reason of this Assignment, except such liability, loss or damage as may result from the gross negligence or willful misconduct of Administrative Agent or any Lender or accrues as a result of matters occurring after Administrative Agent acquires title to the Property by foreclosure or deed-in-lieu of foreclosure, and of and from all claims and demands whatsoever which may be asserted against it by reason of an act of Administrative Agent under this Assignment or under the Contract Documents, excluding such claims and demands as may result from the gross negligence, bad faith or willful misconduct of Administrative Agent or any Lender or which accrue after Administrative Agent acquires title to the Property by foreclosure or deed-in-lieu of foreclosure.

 

(g)          The rights, powers and remedies herein provided shall be in addition to and not in substitution for the rights, powers and remedies which would otherwise be vested in Administrative Agent under the Loan Documents, or in law or equity, all of which rights, powers and remedies are specifically reserved by Administrative Agent. The rights, powers and remedies herein provided or otherwise available to Administrative Agent shall be cumulative and may be exercised concurrently. The failure to exercise any of the rights, powers and remedies herein provided shall not constitute a waiver thereof, nor shall the use of any of the rights, powers and remedies hereby provided prevent the subsequent or concurrent resort to any other rights, powers and remedy or remedies. It is intended that this clause shall be broadly construed so that all rights, powers and remedies herein provided for or otherwise available to Administrative Agent shall continue to be available to Administrative Agent until all obligations of Borrower under the Loan Documents, the Contract Documents and this Assignment have been paid and performed in full.

 

(h)          All notices, demands or requests provided for or permitted to be given pursuant to this Assignment must be in writing and shall be deemed to have been properly given or served by depositing in the United States Mail, postpaid and registered or certified, return receipt requested, and addressed to the addresses set forth on the first page hereof. All notices, demands and requests shall be effective upon being deposited in the United States Mail. However, the time period in which a response to any notice, demand or request must be given, if any, shall commence to run from the date of receipt (as disclosed by the return receipt) of the notice, demand or request by the addressee thereof. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given shall be deemed to be receipt of the notice, demand or request sent. By giving at least thirty (30) days written notice thereof, Borrower or Administrative Agent shall have the right from time to time and at any time during the term of this Assignment to change their respective addresses for notice purposes and each shall have the right to specify as its address any other address within the United States of America.

 

4  
 

 

(i)          This Assignment was executed and delivered by Borrower in the State of Georgia and shall be construed in accordance with and governed by the laws of the State of Georgia.

 

(j)          This Assignment shall be binding upon and inure to the benefit of the parties hereto and their heirs, legal representatives and assigns.

 

[SIGNATURE PAGE FOLLOWS]

 

5  
 

 

IN WITNESS WHEREOF, Borrower has executed this Assignment under seal on the date first above written.

 

  BORROWER :
   
  CB OWNER, LLC , a Delaware limited liability
company
   
  By: /s/ Robert Myer  
  Name: Robert Myer  
  Title: President  
    (SEAL)                

 

6  

 

Exhibit 10.306

 

THE PRIVATEBANK AND TRUST COMPANY

120 South LaSalle Street

Chicago, Illinois 60603

 

December 16, 2015

 

CONFIDENTIAL

 

CB Owner, LLC

c/o Catalyst Development Partners

880 Glenwood Avenue, Suite H

Atlanta, Georgia 30316

Attn: Mr. Rob Meyer

 

Re: Fee Letter

 

Ladies and Gentlemen:

 

Reference is made to that certain Construction Loan and Security Agreement, dated as of the date hereof (the “ Loan Agreement ”), by and between CB OWNER, LLC, a Delaware limited liability company (“ Borrower ”), and The PrivateBank and Trust Company (“ Lender ”). Terms defined in the Loan Agreement have the same meanings when used herein. This Fee Letter sets forth our agreement relating to the loan fee to be paid to Lender for making the Loan.

 

In addition to any other fees, expenses or other amounts payable by Borrower under the terms of the Loan Agreement including, without limitation, the annual loan administration fee in the amount of $3,000.00, you agree to pay to Lender a loan fee in the amount of $261,190.55, which is equal to 0.685% of the Loan Amount. This fee shall be payable on the date hereof, shall be deemed fully earned when required to be paid, and shall be nonrefundable when paid.

 

This Fee Letter may be executed in counterparts. Delivery of an executed counterpart of this Fee Letter by facsimile or other electronic transmission shall constitute valid delivery. This Fee Letter shall be governed by the laws of the State of Georgia applicable to contracts made and to be performed entirely within such State, without regard to conflict of laws principles.

 

You agree not to disclose any or all of the terms of this Fee Letter to any person other than your employees, attorneys or accountants, in each case, to whom it is necessary to disclose the information (and who, in each case, shall be made aware of this agreement not to disclose) or as may be required by law or any court or regulatory agency having jurisdiction over you.

 

 
 

 

Please indicate your agreement and acceptance to the foregoing by signing below and returning this Fee Letter to us.

 

    Sincerely,
     
    THE PRIVATE BANK AND TRUST COMPANY
       
    By: /s/ Brad Barton
      Brad Barton
      Managing Director

 

AGREED AND ACCEPTED:    
     
CB OWNER, LLC , a Delaware limited liability company    
       
By: /s/ Robert Myer    
Name: Robert Myer    
Title: President    
  (SEAL)    

 

  2  

 

 

 

Exhibit 10.307

 

ASSIGNMENT AND SUBORDINATION OF DEVELOPMENT AGREEMENT

 

THIS ASSIGNMENT AND SUBORDINATION OF DEVELOPMENT AGREEMENT (this “ Assignment ”) is made as of the 16 th day of December, 2015, by CB OWNER, LLC , a Delaware limited liability company (“ Assignor ”), to and for the benefit of and in favor of THE PRIVATEBANK AND TRUST COMPANY , an Illinois state chartered bank in its capacity as administrative agent (in such capacity, referred to herein as “ Assignee ”), for and on behalf of The PrivateBank and Trust Company, in its capacity as a lender, together with any other lenders that acquire an interest in the Loan (defined below) after the date hereof (individually, a “ Lender ” and collectively, the “ Lenders ”).

 

Recitals

 

A.           Assignor is the owner of certain real estate situated in the County of Fulton, State of Georgia, legally described on Exhibit A attached hereto and by this reference made a part hereof (the “ Premises ”).

 

B.           Assignor and CDP DEVELOPER I, LLC, a Georgia limited liability company (“ Developer ”) are parties to that certain Amended and Restated Development Agreement, made and entered into as of the date hereof, with an effective date of May 29, 2015 (the “ Development Agreement ”), a true, correct and complete copy of which Assignor represents and warrants is attached hereto as Exhibit B , to oversee the development of the Premises.

 

C.           Assignee has agreed to make a loan (the “ Loan ”) to Assignor in an amount equal to $38,130,000.00. The Loan is evidenced by that certain Promissory Note of even date herewith (the “ Note ”), executed by Assignor and made payable to the order of Assignee in the principal amount of the Loan. The Note is secured by, among other things, a Deed to Secure Debt, Assignment of Rents and Leases and Security Agreement of even date herewith (the “ Security Deed ”), executed by Assignor to Assignee, granting a lien on the Premises and to be recorded with the Clerk of the Superior Court for the County of Fulton, State of Georgia. Assignor has also executed certain other instruments and agreements as additional security for repayment of the Loan (collectively, the “ Loan Documents ”).

 

D.           Assignee requires, as a condition precedent to its making the Loan, that the indebtedness evidenced by the Note and the lien and security interests created by the Security Deed and the other Loan Documents (collectively, the “ Senior Liens ”) be paramount and prior to any and all obligations, expenses and indebtedness owing to Developer which arise from the Development Agreement (collectively, the ” Junior Liabilities ”) and any and all existing liens and security interests or future rights to liens and security interests of Developer or anyone claiming by, through or under Developer which arise from the Junior Liabilities (collectively, the “ Junior Liens ”).

 

E.            As additional security for the Note, Assignee has also required an assignment of the interest of Assignor in, to and under the Development Agreement.

 

 
 

 

F.           Assignor is willing to transfer, assign and convey its rights, privileges, powers and interest in, to and under the Development Agreement to Assignee, subject to the terms and conditions herein contained.

 

Agreement

 

NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Assignor hereby agrees as follows:

 

1.             Assignment . Assignor hereby transfers, assigns and conveys all of its rights, powers, privileges and interests in, to and under the Development Agreement to Assignee, its successors and assigns, fully intending that Assignee, its successors and assigns, shall have the rights and powers and be entitled to the benefits thereunder to the same degree and extent as though the Development Agreement had been made between Assignee and Developer.

 

2.             Exercise of Assignee’s Remedies . Although it is the intention of the parties that the assignment hereunder is a present assignment, it is expressly understood and agreed, anything herein contained to the contrary notwithstanding, that Assignee shall not exercise any of the rights and powers conferred upon it herein until and unless there shall occur and continue an “Event of Default” (as defined in the Loan Agreement). Upon the occurrence and during the continuance of an Event of Default, Assignee shall have the right (but not the obligation) to (a) terminate the Development Agreement upon written notice to Developer and thereafter, the Development Agreement shall be of no further force or effect, or (b) assume all obligations of Assignor under the Development Agreement. Nothing herein contained shall be deemed to affect or impair any rights which Assignee may have under the Note, the Security Deed or the other Loan Documents.

 

3.             Assignee’s Right to Cure . In the event of any default by Assignor under the Development Agreement or the occurrence of an Event of Default, and during the continuation thereof, Assignee shall have the right, upon notice to Assignor and Developer, and until such default is cured, to cure any default and take any action under the Development Agreement to preserve the same. Assignor hereby grants to Assignee the right of access to the Premises for this purpose, if such action is necessary. Such action by Assignee shall not be deemed an election by Assignee as provided in Section 2 hereof. Assignor hereby authorizes Developer to accept the performance of Assignee in such event, without question. Any advances made by Assignee to cure a default hereunder shall bear interest at the Default Rate under the Loan Agreement and shall be secured by the Security Deed and the other Loan Documents.

 

4.             Representations and Warranties of Assignor . Assignor hereby represents and warrants to Assignee that (a) Assignor has not executed any prior assignment of the Development Agreement, nor has it performed any acts or executed any other instrument which might prevent Assignee from operating under any of the terms and conditions of this Assignment, or which would limit Assignee in such operation, (b) Assignor has not executed or granted any modification whatsoever of the Development Agreement, either orally or in writing, and (c) the Development Agreement is in full force and effect and constitutes a valid and legally enforceable obligation of the parties thereto and that there are no defaults now existing thereunder by Assignor or to Assignor's knowledge, by Developer, as of the date hereof.

 

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5.             Other Agreements . Assignee shall not be obligated to perform or discharge any obligation, duty or liability under the Development Agreement by reason of this Assignment, until its election as provided in Section 2 hereof, and that this Assignment or Assignee’s performance hereunder shall not release Assignor of any liability under the Development Agreement.

 

6.             Covenants of Assignor . Assignor agrees not to do, or suffer to be done, any of the following acts without the prior written consent of Assignee first being had and obtained, such consent, in the case of clauses (a), (b) or (c), not to be unreasonably withheld to-wit: (a) cancel, terminate or surrender the Development Agreement; (b) forgive any obligation thereunder; (c) materially modify the Development Agreement; (d) assign Assignor’s interest in the Development Agreement or any portion thereof; or (e) fail to perform any obligation of Assignor in accordance with the provisions thereof, which failure would constitute a default under the Development Agreement and which failure shall continue beyond any applicable cure period provided under the Development Agreement. Any of said acts, if done or suffered to be done without Assignee’s prior written consent, shall constitute an Event of Default hereunder.

 

7.             Election of Remedies . The provisions set forth in this Assignment shall be deemed a special remedy given to Assignee and shall not be deemed exclusive of any of the remedies granted in the Note or the Loan Documents but shall be deemed an additional remedy and shall be cumulative with the remedies therein and elsewhere granted Assignee, all of which remedies shall be enforceable concurrently or successively. No exercise by Assignee of any of its rights hereunder shall cure, waive or affect any default hereunder or any Event of Default under the Security Deed or the Loan Documents. No inaction or partial exercise of rights by Assignee shall be construed as a waiver of any of its such rights and remedies, and no waiver by Assignee of any such rights and remedies shall be construed as a waiver by Assignee of any of its other rights and remedies.

 

8.             Notices . Any notice, demand or other communication required or permitted hereunder shall be (i) delivered in person, (ii) mailed, postage prepaid, either by registered or certified mail, return receipt requested, or (iii) sent by overnight express carrier, addressed in each case as follows:

 

  If to Assignee : The PrivateBank and Trust Company
    Atlanta Financial Center
    3343 Peachtree Road NE
    Atlanta, Georgia  30326
    Attention:  Brad Barton
     
  and to: The PrivateBank and Trust Company
    70 West Madison Street
    Chicago, Illinois  60602
    Attention:  Commercial Real Estate

 

3
 

 

  with a copy to: Miller & Martin PLLC
    1180 West Peachtree Street NW
    Suite 2100
    Atlanta, Georgia  30309
    Attention:  Charles A. Brake, Jr., Esq.
     
  If to Assignor : CB Owner, LLC
    c/o Catalyst Development Partners
    880 Glenwood Avenue, Suite H
    Atlanta, Georgia 30316
    Attn: Mr. Rob Meyer
     
  with copy to: Nelson Mullins Riley & Scarborough LLP
    201 17th Street NW, Suite 1700
    Atlanta, Georgia  30363
    Attn: Eric R. Wilensky, Esq
     
  with copy to: Bluerock Real Estate, LLC
    712 Fifth Avenue, 9th Floor
    New York, NY 10019
    Attn:  Michael L. Konig, General Counsel
     
  If to Developer : CDP Developer I, LLC
    c/o Catalyst Development Partners, LLC
    880 Glenwood Ave SE
    Suite H
    Atlanta, Georgia  30316
    Attention:  Rob Meyer
     
  with copy to: Nelson Mullins Riley & Scarborough LLP
    201 17th Street NW, Suite 1700
    Atlanta, Georgia  30363
    Attn: Eric R. Wilensky, Esq

 

or to any other address as to any of the parties hereto, as such party shall designate in a written notice to the other party hereto. All notices sent pursuant to the terms of this section shall be deemed received (i) if personally delivered, then on the date of delivery, (ii) if sent by overnight, express carrier, then on the next federal banking day immediately following the day sent, or (iii) if sent by registered or certified mail, then on the earlier of the third federal banking day following the day sent or when actually received.

 

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9.            Power of Attorney . Assignor hereby irrevocably appoints Assignee as Assignor’s attorney-in-fact to exercise any or all of Assignor’s rights in, to, and under the Development Agreement as provided herein, to give appropriate receipts, releases, and satisfactions on behalf of Assignor in connection with Developer’s performance under the Development Agreement, and to do any or all other acts, in Assignor’s name or in Assignee’s own name, that Assignor could do under the Development Agreement with the same force and effect as if this Assignment had not been made. This power of attorney is coupled with an interest and can not be revoked, modified or amended without the written consent of Assignee. Notwithstanding the foregoing, Assignee agrees that it shall not exercise its rights under this Section 9 unless or until an Event of Default has occurred and is continuing under the Security Deed or the other Loan Documents.

 

10.           Successors and Assigns . All the covenants and agreements on the part of Assignee and Assignor contained herein shall inure to the benefit of and bind their successors and assigns, respectively, including any purchaser at a foreclosure sale other than Assignee.

 

11.           Counterparts, Facsimile Signatures . This Assignment may be executed in any number of counterparts, all of which shall be taken to be one and the same instrument, for the same effect as if all parties hereto had signed the same signature page. Receipt of an executed signature page to this Assignment by facsimile or other electronic transmission shall constitute effective delivery thereof.

 

5
 

 

IN WITNESS WHEREOF, this Assignment has been executed and delivered as of the date first above written.

 

  ASSIGNOR :
     
  CB OWNER, LLC , a Delaware limited liability company
     
  By: /s/ Robert Myer
  Name: Robert Myer
  Title: President

 

Signature Page – Assignment and Subordination of Development Agreement

 

 
 

 

EXHIBIT A

TO

ASSIGNMENT AND SUBORDINATION OF DEVELOPMENT AGREEMENT

 

LEGAL DESCRIPTION OF THE PREMISES

 

Exhibit A
Page 1
 

 

Exhibit “A”

 

All that tract of land lying or being Land Lot 6, 17 th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way;

 

THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road: South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found;

 

THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found;

 

THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found;

 

THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found;

 

THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found;

 

THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found;

 

THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found;

 

THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found;

 

THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point;

 

THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85;

 

THEN continue the following courses along said southerly right of way of Interstate 85;

 

North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found;

 

THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point;

 

THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Together with and subject to covenants, easements, and restrictions of record.

 

Said property contains 4.877 acres more or less.

 

Exhibit A
Page 2
 

 

EXHIBIT B

TO

ASSIGNMENT AND SUBORDINATION OF DEVELOPMENT AGREEMENT

 

THE DEVELOPMENT AGREEMENT

 

[See attached pages.]

 

[ Development Agreement filed as Exhibit to the registrant’s Annual Report on Form 10-K for the year ended December 31, 2015, filed with the SEC on or about February 24, 2016]

 

Exhibit B
Page 1
 

 

CONSENT TO ASSIGNMENT AND SUBORDINATION
OF DEVELOPMENT AGREEMENT AND ESTOPPEL

 

THIS CONSENT TO ASSIGNMENT AND SUBORDINATION OF DEVELOPMENT AGREEMENT AND ESTOPPEL dated as of December ____, 2015 (this “ Consent ”), is executed by CDP DEVELOPER I, LLC , a Georgia limited liability company (“ Developer ”), to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation, and its successors and assigns (“ Assignee ”).

 

Recitals :

 

A.           CB OWNER, LLC, a Delaware limited liability company (“ Assignor ”), is the owner of certain real estate situated in the County of Fulton, State of Georgia, legally described on Exhibit A attached hereto and by this reference made a part hereof (the “ Premises ”).

 

B.           Assignor and Developer have entered into that certain Amended and Restated Development Agreement, made and entered into as of the date hereof, with an effective date of May 29, 2015 (the “ Development Agreement ”), a true, correct and complete copy of which the Developer represents and warrants is attached hereto as Exhibit B , pursuant to which Developer will develop the Premises.

 

C.           In connection with, and as collateral for, a loan (the “ Loan ”) from Assignee to Assignor, Assignee has required an assignment of the interest of Assignor in, to and under the Development Agreement under and pursuant to that certain Assignment and Subordination of Development Agreement dated as of even date herewith, executed by and between Assignor and Assignee (the “ Assignment ”).

 

D.           Developer acknowledges that the execution and delivery of this Consent is required by Assignee prior to making any disbursements of the Loan and, without the execution and delivery of this Consent, Assignee will not make the Loan.

 

Agreement :

 

NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Developer hereby agrees as follows:

 

1.           Capitalized words and phrases not otherwise defined herein shall have the meanings assigned to such terms in the Assignment.

 

2.           As of the date hereof, the Development Agreement is in full force and effect and has not been amended or modified as of the date hereof.

 

1
 

 

3.           The Junior Liabilities and the Junior Liens are hereby subordinated to each and every one of the Note, the Security Deed, and the other Loan Documents and the Senior Liens and all indebtedness, liabilities and obligations of any kind whatsoever (whether now existing or hereafter arising and regardless of the aggregate amount thereof) owing by Assignor to Assignee with respect to the Property (collectively, the “ Senior Liabilities ”). No default exists as of the date hereof with respect to the Junior Liabilities. The payment of all Junior Liabilities shall be subordinated to the payment in full of all Senior Liabilities. No payment in respect of any Junior Liabilities shall be made at any time on or after the date Developer has been notified by Assignee of any default in the payment or performance of any of the Senior Liabilities (a “ Senior Default ”). If Developer receives any such payment, the same shall be received in trust for Assignee and immediately turned over by Developer to Assignee.

 

4.           Developer hereby consents to the foregoing Assignment by Assignor of the Development Agreement. Developer agrees that, if Assignee delivers written notice to Developer that Assignee is exercising its rights under the Assignment: (i) Developer will continue at Assignee’s direction to perform services for Assignee pursuant to and in accordance with the terms of the Development Agreement provided that Assignee pays to Developer the fees due and performs the other obligations of Assignor in accordance with the Development Agreement from and after the date such notice is given, irrespective of any contrary instructions, direction or requests from Assignor; (ii) Developer will perform its obligations under the Development Agreement for Assignee notwithstanding any counterclaim, right of set-off, defense or like right of Developer against Assignor or Assignor’s default under or breach of the Development Agreement and Assignee shall not be liable for any act or omission of Assignor; and (iii) Assignee shall have the right, upon written notice to Developer of same, to terminate the Development Agreement without premium or penalty and upon such termination, the Development Agreement shall be of no further force and effect. The Development Agreement is currently in full force and effect.

 

5.           There exists no default by Assignor or otherwise under the terms, covenants or provisions of the Development Agreement, nor any state of facts which, with the giving of notice, passage of time or both, would constitute a default thereunder.

 

6.           Developer has not assigned its interest in the Development Agreement and has no notice of any prior assignment, hypothecation or pledge of Assignor’s interest under the Development Agreement.

 

7.           Developer hereby agrees that, upon its receipt of a notice that there has been an Event of Default by Assignor under any of the documents evidencing or securing the Loan, all accounts receivable in connection with the operation of the Premises and/or the proceeds thereof (including all monies held by Developer under the Development Agreement) which would otherwise have been paid to Assignor thereunder shall be paid to Assignee or as Assignee shall direct. However, nothing contained in the foregoing sentence shall prevent Developer from making expenditures for expenses of operation, management fees and other fixed charges in accordance with the Development Agreement.

 

8.           No changes or modifications shall be made to the Development Agreement, nor shall the Development Agreement be surrendered or cancelled by agreement between Assignor and Developer, except pursuant to any termination rights specifically set forth in of the Development Agreement, without the prior written consent of Assignee.

 

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9.           Assignee neither assumes nor has any obligations to Developer to exercise its rights under the Assignment or to declare an Event of Default, but the option to exercise such rights or declare an Event of Default rests in the sole and absolute discretion of Assignee. If Assignee exercises its rights under the foregoing Assignment, Developer agrees that Assignee shall have no personal obligations or liabilities to Developer under the Development Agreement or this Consent (Developer’s recourse being limited to Assignee’s interest in the Premises).

 

10.         As of the date hereof, Developer represents that it has no counterclaim, right of set-off, defense or like right against Assignor and that Developer has been paid all amounts due under the Development Agreement.

 

11.         The statements herein made shall be binding upon Developer, its successors and assigns, and shall inure to the benefit of Assignee and the benefit of Assignee’s successors and assigns.

 

12.         Each entity, person and/or officer executing this certification is duly empowered to do so on behalf of Developer.

 

[remainder of page intentionally left blank]

 

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IN WITNESS WHEREOF, Developer has caused this Consent to Assignment and Subordination of Development Agreement and Estoppel to be executed as of the day and year first above written.

 

  DEVELOPER :
   
  CDP DEVELOPER I, LLC, a Georgia limited liability company
   
  By:   Catalyst Development Partners II, LLC, a  Georgia limited liability company, its Managing Member
   
  By:  
  Name:  
  Title:  

 

Signature Page – Consent to Assignment and
Subordination of Development Agreement and Estoppel

 

 
 

 

EXHIBIT A

to

CONSENT TO ASSIGNMENT AND SUBORDINATION

OF DEVELOPMENT AGREEMENT AND ESTOPPEL

 

LEGAL DESCRIPTION OF THE PREMISES

 

Exhibit A
Page 1
 

 

EXHIBIT B

to

CONSENT TO ASSIGNMENT AND SUBORDINATION

OF DEVELOPMENT AGREEMENT AND ESTOPPEL

 

THE DEVELOPMENT AGREEMENT

 

[See attached pages.]

 

Exhibit B
Page 1

 

Exhibit 10.308

 

SECURITY AGREEMENT

 

THIS SECURITY AGREEMENT is made as of the 16 day of December, 2015, by CB OWNER, LLC , a Delaware limited liability company (“ Debtor ”) for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois state chartered bank in its capacity as agent and administrative bank (in such capacity, hereinafter referred to as “ Administrative Agent ” or “ Secured Party ”), in its capacity as a lender, together with any other lenders that acquire an interest in the Loan (defined below) after the date hereof (individually, a “ Lender ” and collectively, “ Lenders ”). Administrative Agent, Debtor and certain Lenders have entered into that certain Construction Loan and Security Agreement dated of even date herewith (together with all amendments, modifications, restatements, and supplements thereto, the “ Loan Agreement ”), whereby the Lenders agreed to make a loan (the “ Loan ”) to Debtor in the maximum principal amount of THIRTY EIGHT MILLION ONE HUNDRED THIRTY THOUSAND AND NO/100 DOLLARS ($38,130,000.00) secured by, among other things, that certain Deed to Secure Debt, Assignment of Rents and Leases and Security Agreement dated of even date herewith from Debtor to Administrative Agent (the “ Security Instrument ”) (all capitalized terms used herein and not otherwise defined herein shall have the same meanings given to such terms in the Loan Agreement).

 

Secured Party . In consideration of and as security for the prompt payment when due of the Loan, Debtor hereby grants to Secured Party a security interest in all of the right, title and interest of Debtor in and to the following:

 

(a)          All furniture, fixtures, equipment and personal property now or hereafter owned by Debtor as described on Exhibit “B” attached hereto and made a part hereof, and used in connection with the ownership and operation of the property described in Exhibit “A” attached hereto and made a part hereof (the “Premises”).

 

(b)          All proceeds from (a) above, and all additions and replacements of (a) above.

 

All of the foregoing being hereinafter referred to collectively as “Collateral.”

 

The indebtedness advanced under the Notes, to the extent that it is used for the purpose of purchasing Collateral, shall be a purchase money security interest in the Collateral so purchased.

 

The Collateral shall secure the obligations owing under the Notes and all extensions, amendments or modifications thereof and any and all other indebtedness now or hereafter owed to Lenders by Debtor. The security interest granted hereby shall continue to be effective irrespective of any retaking or repossession of Collateral, until all indebtedness and obligations secured hereby are fully paid in money. Upon the payment of all indebtedness and obligations secured hereby, the Collateral shall be immediately released from all security interests and liens granted hereby, such security interests and liens shall be null and void and the Collateral shall be thereafter free and clear of all security interests and liens in favor of the Secured Party and/or the Lenders (or any Lender).

 

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Debtor warrants and agrees (as of the date hereof or the date that any Collateral is hereafter acquired by Debtor): (a) that Debtor lawfully possesses and owns the Collateral; (b) that except for the security interest granted hereby and by the Security Instrument, the Collateral is free from all liens, claims, security interests and encumbrances; (c) that the Collateral shall be kept at the locations hereinafter mentioned and Debtor will not remove, except in the normal course of business, any Collateral or books or records relating thereto from such locations without the prior written consent of Secured Party, which consent shall not be unreasonably withheld, conditioned or delayed; (d) to defend at Debtor's own cost any action, proceeding or claim affecting the Collateral; (e) subject to applicable contest rights (as set forth in the Loan Agreement), to pay promptly all taxes, assessments, licenses, fees, and other public or private charges when levied or assessed against the Collateral; (f) in any event to do everything which Secured Party may reasonably deem necessary or expedient to preserve or perfect or continue the security interest of Secured Party, including without limitation, the execution of amendments to this Security Agreement and additional descriptions of Collateral, and including authorizing Secured Party to file such financing statements, continuation statements and the like as Secured Party may deem necessary. Debtor agrees to pay reasonable attorney's fees actually incurred at standard hourly rates and other reasonable expenses actually incurred by Secured Party in enforcing its rights after an Event of Default and to pay promptly all taxes, assessments, license fees and other expenses incurred by Secured Party in enforcing its rights after Debtor's default.

 

Debtor warrants that it has a business address of c/o Catalyst Development Partners, 880 Glenwood Ave., Suite H, Atlanta, Georgia 30316, where the books and records relating to the Collateral shall be located, and that the Collateral itself is or will be located at the Premises.

 

CB OWNER, LLC is the correct legal name of Debtor as shown on the public records of the state where Debtor is organized.

 

Debtor further agrees that it shall be in default hereunder if any amendment to or termination of a financing statement naming CB OWNER, LLC, as debtor, and The PrivateBank and Trust Company, as secured party, or any correction statement with respect thereto, is filed in any jurisdiction by any party other than Secured Party or its counsel without Secured Party's prior written consent, and Debtor is unable to restore Secured Party’s first priority secured status with respect to the personal property secured by said financing statement within thirty (30) days of the time Debtor is notified of the termination or amendment of said financing statement.

 

All risks of loss of, damage to or destruction of the Collateral shall at all times be on Debtor.

  

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If any of Debtor's obligations to Secured Party shall be not paid or performed promptly when due and such failure is not cured within any applicable period for cure, or if Debtor breaches any warranty or provision of this Security Agreement, or upon the occurrence of any Event of Default, then the indebtedness secured hereby shall at Secured Party's option become immediately due and payable. Upon and during the continuation of an Event of Default, Secured Party shall have all of the rights and remedies of a secured party under the Uniform Commercial Code as enacted in the State of Georgia and any other applicable laws, including, but not limited to, the rights and remedies specified in this Security Agreement, the Loan Agreement, the Notes and in any other agreement between Debtor and Secured Party.

 

Upon and during the continuation of an Event of Default by Debtor as referenced above, Secured Party shall have under this Security Agreement, in addition to all other rights and remedies which Secured Party may have as provided in the paragraph next above, the following rights and remedies, all of which may be exercised with or without further notice to Debtor: (a) to foreclose the liens and security interests created under this Security Agreement or any other agreement relating to any and all Collateral by any available procedure, with or without judicial process; (b) subject to the rights of tenants under any Leases, to enter any premises where Collateral may be located for the purpose of taking possession or removing the same; (c) to sell, assign, lease or otherwise dispose of the Collateral or any part thereof, either at public or private sale, in lots or in bulk, for each, on credit or otherwise, and upon such terms as shall be acceptable to Secured Party; such rights and remedies to be exercised at Secured Party's option and Secured Party may bid or become a purchaser at any such sale, if public, free from any right of redemption, which right of redemption is hereby expressly waived by Debtor to the extent permitted by law.

 

Debtor acknowledges that Secured Party does not assume any of Debtor's obligations or duties under any agreement containing rights to payment which rights are included in the Collateral, and does not assume any of Debtor's obligations in connection with the acquisition, preparation or holding of the Collateral.

 

Secured Party will give Debtor reasonable notice of the time and place of any public sale of Collateral or of the time after which any private sale of the Collateral or any other intended disposition thereof is to be made. Unless otherwise provided by law, the requirement of reasonable notice shall be met if such notice is mailed, postage prepaid, to Debtor at Debtor's chief place of business at least ten (10) days before the time of the sale or disposition. Expenses of retaking, holding or preparing the Collateral or any portion thereof for sale, selling the same and the like shall include reasonable attorneys’ fees at standard hourly rates actually incurred (without regard to any statutory attorneys' fees provisions) and other legal costs and expenses actually incurred.

 

The net cash proceeds resulting from the collection, liquidation, sale or other disposition of the Collateral shall be applied first to the expenses (including attorney's fees actually incurred at standard hourly rates) of retaking, holding, storing, processing and preparing the Collateral or any portion thereof for sale, selling, collecting and liquidating the same and the like, and then to the satisfaction of indebtedness and obligations owing by Debtor to Secured Party, application as to particular obligations or against principal or interest to be in Secured Party's absolute discretion, with the balance to Debtor. If any Collateral shall require repair, maintenance, preparation or the like, or is in process or other unfinished state, Secured Party shall have the right to perform such repair, maintenance, preparation or other processing or completion of manufacture for the purpose of putting the same in such salable form as Secured Party shall deem appropriate, but Secured Party shall have the right to sell or dispose of such Collateral without such processing.

 

- 3  -
 

 

Debtor will, at Secured Party's request, assemble all Collateral and make it available to Secured Party at the Premises, and will make available to Secured Party the Premises and the facilities of Debtor for the purpose of Secured Party's taking possession of the Collateral or of removing or putting the Collateral in salable form. To facilitate the exercise by Secured Party of the rights and remedies set forth in this Security Agreement, Debtor authorizes Secured Party to take or bring, in Secured Party's name or in the name of Debtor, all steps, actions, suits or proceedings reasonably deemed by Secured Party necessary or desirable to effect collection of or to realize upon accounts and any other Collateral.

 

If Debtor shall fail to make any payments or if Debtor shall fail to do any act as required by this Security Agreement, the Loan Agreement or the Notes, and such failure is not cured within the applicable monetary or non-monetary notice and cure periods provided in the Notes or the Loan Agreement, then Secured Party may, but without obligation to do so, make such payments and do such acts as Secured Party may deem necessary to protect its security interest, and any costs expended by Secured Party in doing so shall be payable by Debtor on demand and shall become part of the indebtedness secured by this Security Agreement. No failure on the part of Secured Party to exercise, and no delay in exercising, any right or remedy shall operate as a waiver thereof or of any Event of Default, nor shall any single or partial exercise of any right or remedy preclude any other or further exercise thereof or the exercise of any other right or remedy. The rights and remedies herein provided are cumulative and not exclusive of any remedies provided by law. The unenforceability or invalidity of any provision hereof shall not render any other provision or provisions unenforceable or invalid. This Security Agreement shall be governed by and construed according to the laws of the State of Georgia.

 

All obligations of Debtor shall bind its heirs, legal representatives, successors and assigns.

 

The provisions of this Security Agreement shall work in conjunction with and shall be in addition to (and not in lieu of) the provisions of the Security Instrument that provide for the granting of a security interest in personal property from Debtor to Secured Party. To the extent that there may be a direct conflict between the provisions of this Security Agreement and the provisions of the Security Instrument, the provisions of the Security Instrument shall control.

 

[EXECUTION ON FOLLOWING PAGE]

 

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IN WITNESS WHEREOF, the undersigned Debtor has executed this Security Agreement under seal, as of the date first above written.

  

  DEBTOR :
   
 

CB OWNER, LLC, a Delaware limited liability company

   
  By: /s/ Robert Myer
  Name: Robert Myer
  Title: President
      (SEAL)

 

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EXHIBIT “A”

(Legal Description)

 

All that tract of land lying or being Land Lot 6, 17th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way; THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road: South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found; THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found; THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found; THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found; THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found; THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found; THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found; THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found; THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point; THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85; THEN continue the following courses along said southerly right of way of Interstate 85; North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found; THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point; THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Said property contains 4.877 acres more or less on that certain Survey for Catalyst Development Partners; fidelity National Title Insurance Company; Bluerock Real Estate, LLC; CB Owner, LLC, as Trustee under the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015; and The Private Bank dated March 12, 2015, last revised November 20, 2015 by Bentley-Cranton Group, bearing the seal and certification of Douglas R. Bentley, GRLS No. 2535, said survey being incorporated herein by this reference.

 

 
 

 

EXHIBIT “B” TO SECURITY AGREEMENT

 

DEBTOR: CB OWNER, LLC
SECURED PARTY: THE PRIVATEBANK AND TRUST COMPANY

 

All right, title and interest of Debtor, whether now existing or owned or hereafter acquired, in the following types of collateral:

 

(a) all buildings, structures and other improvements now or hereafter located on the real property described in Exhibit “A”, or on any part or parcel of the real property (the “ Property ”); (b) all rents, issues, income, revenues and profits now or hereafter accruing from and all accounts and contract rights now or hereafter arising in connection with the Property or any part or parcel of the Property or any of the improvements, including without limitation all rents, issues, income, revenues and profits accruing from, and all accounts and contract rights arising in connection with the leases, together with all monies and proceeds now or hereafter due or payable with respect thereto or on account thereof, and all security deposits, damage deposits and other funds paid by any lessee, sublessee, tenant, subtenant, licensee, permittee or other obligee under any of the leases, whether paid in a lump sum or installments, all of which are hereinafter collectively called the “rents”; (c) all equipment, machinery, apparatus, fittings, furniture, furnishings and personal property of every kind or description whatsoever now or hereafter located on the Property or on any part or parcel of the Property or in or on any of the improvements, and used in connection with the construction, operation or maintenance of the Property or any of the improvements, all accessions and additions to and replacements of the foregoing and all proceeds (direct and remote) of the foregoing, including without limitation all plumbing, heating, lighting, ventilating, refrigerating, water heating, incinerating, air-conditioning and heating, and sprinkling equipment and systems, and all screens, awnings and signs; (d) all fixtures (including all trade, domestic and ornamental fixtures) now or hereafter on the Property or on any part or parcel of the Property or in or on any of the improvements, whether actually or constructively attached or affixed, including without limitation all plumbing, heating, lighting, ventilating, refrigerating, water heating, incinerating, air-conditioning and heating, and sprinkling fixtures, and all screens, awnings and signs which are fixtures; (e) all building materials, supplies, goods, machinery and equipment delivered to the Property and placed on the Property for the purpose of being affixed to or installed or incorporated or otherwise used in or on the Property or any part or parcel of the Property or any of the improvements, and all accessions and additions to and replacements of the foregoing and all proceeds (direct or remote) of the foregoing; (f) all payments, awards, judgments and settlements (including interest thereon) to which Debtor may be or become entitled as a result of the exercise of the right of eminent domain with respect to the Property or any part or parcel of the Property or any of the improvements; (g) all life insurance policies, if any, now or hereafter pledged as collateral for the indebtedness secured by this instrument and all policies of insurance which insure against loss or damage to any property described above and all proceeds from and payments under such policies; and (h) all names, tradenames, signs, marks and trademarks under which any business located on the Property is operated or known.

 

A portion of the described collateral is or is to be affixed to the real estate described in Exhibit “A.”

 

 

 

Exhibit 10.309

 

Prepared by and Return To:

Charles A. Brake, Jr., Esq.

Miller & Martin PLLC

1180 West Peachtree Street NW

Suite 2100

Atlanta, Georgia 30309

 

 

 

ASSIGNMENT OF LEASES, rents AND PROFITS

 

THIS ASSIGNMENT OF LEASES, RENTS AND PROFITS (this “ Assignment ”) is made and entered into as of the 16 day of December, 2015, by CB OWNER, LLC, a Delaware limited liability company (“ Borrower ”), having an address of c/o Catalyst Development Partners, 880 Glenwood Ave., Suite H, Atlanta, Georgia 30316, in favor of THE PRIVATEBANK AND TRUST COMPANY, an Illinois state chartered bank in its capacity as agent and administrative bank (in such capacity, “ Administrative Agent ”), having a business address of 120 S. LaSalle Street, Chicago, Illinois 60603, for and on behalf of The PrivateBank and Trust Company, in its capacity as a lender, together with any other lenders that acquire an interest in the Loan (defined below) after the date hereof (individually, a “ Lender ” and collectively, the “ Lenders ”).

 

WITNESSETH:

 

THAT FOR AND IN CONSIDERATION of the sum of Ten and No/100 Dollars ($10.00) and other good and valuable considerations, the receipt and sufficiency whereof are hereby acknowledged, and in order to secure the indebtedness and other obligations of Borrower hereinafter set forth, Borrower does hereby grant, transfer and assign to Administrative Agent, its successors, successors-in-title and assigns, all of Borrower’s right, title and interest in, to and under all of those leases, licenses, occupancy agreements of whatever form, and rental agreements now existing and hereafter made, including any and all extensions, renewals and modifications thereof, guaranties of the performance or obligations of any tenants or lessees thereunder, and all security deposits and other refundable and non-refundable deposits paid by the tenants thereunder (said leases and rental agreements are hereinafter referred to collectively as the “ Leases ”, and the tenants and lessees thereunder are hereinafter referred to collectively as “ Tenants ” or individually as “ Tenant ” as the context requires), which Leases cover or shall cover portions of certain real property described in Exhibit ”A” attached hereto and by this reference made a part hereof and/or the improvements thereon (said real property and improvements hereinafter collectively referred to as the “ Premises ”); together with all of Borrower’s right, title and interest, legal and equitable, in and to all incomes, rents, issues, revenues and profits from the Leases and from the Premises.

 

  - 1 -  
 

 

TO HAVE AND TO HOLD unto Administrative Agent, its successors and assigns, forever, subject to and upon the terms and conditions set forth herein.

 

This Assignment is made for the purpose of securing (a) the full and prompt payment when due, whether by acceleration or otherwise, with such interest as may accrue thereon, either before or after maturity thereof, of those certain Notes (as defined in the Loan Agreement). As hereafter defined) made by Borrower to the order of Lenders in the principal amount of THIRTY EIGHT MILLION ONE HUNDRED THIRTY THOUSAND AND NO/100 DOLLARS ($38,130,000.00) (hereinafter, together with any renewals, modifications, consolidations and extensions thereof and amendments thereto and all advances of principal thereunder, referred to collectively as the “ Notes ”), (b) the full amount and prompt payment and performance of any and all obligations of Borrower to Administrative Agent and Lenders under the terms of that certain Construction Loan and Security Agreement between Administrative Agent, Borrower and Lenders, dated of even date herewith (hereinafter, together with any renewals, modifications, consolidations and extensions thereof and amendments thereto, referred to as the “ Loan Agreement ”), and that certain Deed to Secure Debt, Assignment of Rents and Leases and Security Agreement from Borrower to Administrative Agent, dated of even date herewith and securing the indebtedness evidenced by the Notes (hereinafter, together with any renewals, modifications, consolidations and extensions thereof and amendments thereto, referred to as the “ Security Deed ”), and (c) the full and prompt payment and performance of any and all other obligations of Borrower to Administrative Agent and Lenders under any other instruments now or hereafter evidencing, securing, or otherwise relating to the indebtedness evidenced by the Notes, the Loan Agreement and the Security Deed, together with any renewals, modifications, consolidations and extensions thereof and amendments thereto (the Notes, the Loan Agreement, the Security Deed, and said other instruments are hereinafter referred to collectively as the “ Loan Documents ,” and said indebtedness evidenced by the Notes is hereinafter referred to as the “ Indebtedness ”).

 

ARTICLE I.

 

WARRANTIES AND COVENANTS

 

1.1.         Warranties of Borrower . Borrower hereby warrants and represents as to any Leases executed prior to the date hereof, as follows:

 

(a)          Borrower is the sole holder of the landlord’s interest under the Leases, is entitled to receive the income, rents, issues, revenues, and profits from the Leases and from the Premises, and has good right to sell, assign, transfer and set over the same and to grant to and confer upon Administrative Agent the rights, interests, powers, and authorities herein granted and conferred;

 

(b)          Borrower has made no assignment other than this Assignment of any of the rights of Borrower under any of the Leases or with respect to any of said income, rents, issues, revenues, or profits;

 

  - 2 -  
 

 

 

(c)          To Borrower’s actual knowledge, Borrower has neither done any act nor failed to do any act which might prevent Administrative Agent from, or limit Administrative Agent in, acting under any of the provisions of this Assignment;

 

(d)          All Leases provide for rental to be paid monthly, in advance, and Borrower has not accepted payment of rental under any of the Leases for more than one (1) month in advance of the due date thereof;

 

(e)          To Borrower’s actual knowledge, there exists no default or event of default or any state of facts which would, with the passage of time or the giving of notice, or both, constitute a default or event of default on the part of Borrower or by any Tenant under the terms of any of the Leases;

 

(f)          Neither the execution and delivery of this Assignment or any of the Leases, the performance of each and every covenant of Borrower under this Assignment and the Leases, nor the meeting of each and every condition contained in this Assignment, conflicts with, or constitutes a breach or default under any agreement, indenture or other instrument to which Borrower is a party, or any law, ordinance, administrative regulation or court decree which is applicable to Borrower;

 

(g)          No action has been brought or, to Borrower’s actual knowledge, is threatened, which would interfere in any way with the right of Borrower to execute this Assignment and perform all of Borrower’s obligations contained in this Assignment and in the Leases; and

 

(h)          Such Leases, if any, are valid, enforceable and in full force and effect.

 

1.2.         Covenants of Borrower . Borrower hereby covenants and agrees as follows:

 

(a)          Borrower shall (i) fulfill, perform and observe each and every condition and covenant of landlord or lessor contained in each of the Leases; (ii) give prompt notice to Administrative Agent of any claim of a “material default” (as defined below) under any of the Leases, whether given by Tenant to Borrower, or given by Borrower to Tenant, together with a complete copy of any such notice; (iii) at no cost or expense to Administrative Agent or Lenders, use commercially reasonable efforts to enforce the performance and observation of each and every covenant and condition of each of the Leases to be performed or observed by Tenant thereunder; and (iv) appear in and defend any action arising out of, or in any manner connected with, any of the Leases, or the obligations or liabilities of Borrower as the landlord thereunder, or of Tenant or any guarantor thereunder.

 

(b)          Borrower shall not enter into any new Leases except as permitted by Section 7.24 of the Loan Agreement. Borrower shall not materially modify or amend any non-residential Lease affecting the Secured Property without the prior written consent of Administrative Agent, which consent shall not be unreasonably withheld, conditioned or delayed. Except in the ordinary course of business, Borrower shall not, without the prior written consent of Administrative Agent, which consent shall not be unreasonably withheld, conditioned or delayed, (i) terminate the term or accept the surrender of any of the Leases, except in connection with the exercise of landlord’s rights with respect to any defaulted Lease, (ii) waive or release Tenant from the performance or observance by Tenant of any material obligation or condition of any of the Leases, (iii) materially modify or amend any residential Lease affecting the Secured Property, (iv) accept, or permit to be made, any prepayment of any installment of rent or fees thereunder for more than one (1) month prior to the actual accrual thereof (except for security deposits and customary prepaid rents collected at execution of a Lease), or (vi) assign its interest in, to or under the Leases or the income, rents, issues, profits and revenues from the Leases and from the Premises to any person or entity other than Administrative Agent.

 

  - 3 -  
 

 

(c)          Borrower shall take no action which will cause or permit the estate of any Tenants under any of the Leases to merge with the interest of Borrower in the Premises or any portion thereof.

 

(d)          Borrower shall protect, indemnify and save harmless Administrative Agent and Lenders from and against all liabilities, obligations, claims, damages, penalties, causes of action, costs and expenses (including, without limitation, reasonable attorneys’ fees actually incurred at standard hourly rates without regard to any statutory attorneys’ fees provisions) imposed upon or incurred by Administrative Agent and/or Lenders by reason of this Assignment and any claim or demand whatsoever which may be asserted against Administrative Agent and/or Lenders by reason of any alleged obligation or undertaking to be performed or discharged by Administrative Agent and/or Lenders, as applicable, under this Assignment, other than with respect to any such matters arising out of the gross negligence or willful misconduct of Administrative Agent or any Lender. In the event Administrative Agent and/or Lenders incurs any liability, loss or damage by reason of this Assignment, or in the defense of any claim or demand arising out of or in connection with this Assignment, the amount of such liability, loss or damage shall be added to the Indebtedness, shall bear interest at the rate of default interest specified in the Loan Agreement from the date incurred until paid and shall be payable on demand.

 

(e)          Borrower shall authorize and direct, and does hereby authorize and direct each and every present and future Tenant of the whole or any part of the Premises to pay all rentals to Administrative Agent upon receipt of written demand from Administrative Agent to so pay the same which Administrative Agent may (and agrees to) only deliver in connection with an Event of Default.

 

(f)          The warranties and representations of Borrower made in Paragraph 1.1 hereof and the covenants and agreements of Borrower made in this Paragraph apply to each Lease in effect as of the time of execution of this Assignment, and shall apply to each Lease hereafter made at the time each such future Lease becomes effective.

 

(g)          At the request of Administrative Agent following the occurrence of an Event of Default which is continuing, Borrower immediately shall deliver to Administrative Agent all security deposits and other deposits (whether refundable or non-refundable) paid by Tenants under the Leases; and Administrative Agent shall hold such deposits in a custodial account controlled by Administrative Agent, subject to the terms and conditions of the Leases.

 

The term “material default” as used in Paragraph 1.2(a) above shall mean any such default notice relating to termination of a Lease for cause, eviction, the failure to pay rent for more than one month or any claim of a substantial nature relating to the maintenance, management or safety of the Premises or applicable portion thereof.

 

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1.3.         Covenants of Administrative Agent . Administrative Agent and Borrower hereby covenant and agree as follows:

 

(a)          This Assignment constitutes a present, absolute, current and unconditional assignment to Administrative Agent of all of the income, rents, issues, profits and revenues from the Premises and the Leases; provided, however, that so long as there shall exist no Event of Default, as defined in Paragraph 2.1 below, Administrative Agent shall not demand that such income, rents, issues, profits and revenues be paid directly to Administrative Agent, and Borrower shall have a revocable license to collect, but not more than one (1) month prior to accrual thereof, the income, rents, issues, profits and revenues from the Premises and to otherwise administer the leasing of the Premises. Upon the occurrence and during the continuation of any Event of Default, such revocable license shall be, without notice or the requirement of further action by Administrative Agent, automatically revoked. Any amounts collected by Borrower during the continuation of an Event of Default shall be deemed to be held in trust for the benefit of Administrative Agent.

 

(b)          Upon the payment in full of the Indebtedness, as evidenced by the recording or filing of an instrument of satisfaction or full release of the Security Deed without the recording of another Security Deed in favor of Administrative Agent affecting the Premises, this Assignment shall be terminated and released of record by Administrative Agent and shall thereupon be of no further force or effect.

 

ARTICLE II.

 

DEFAULT

 

2.1.         Default . The term, “Event of Default,” wherever used in this Assignment, shall mean any one or more of the following events:

 

(a)          The occurrence of any “Event of Default” under any of the Loan Documents;

 

(b)          Failure by Borrower to duly observe or perform any term, covenant, condition or agreement of this Assignment; provided, however, that if such failure by its nature can be cured, then so long as the continued operation and safety of the Premises, and the priority, validity and enforceability of the liens created by this Agreement, the Security Deed or any of the other Loan Documents and the value of the Premises is not impaired, threatened or jeopardized by Borrower's efforts in effecting such a cure, then Borrower shall have a period (“Cure Period”) of thirty (30) days after Borrower obtains actual knowledge of such failure, or receives written notice of such failure, whichever first occurs, in which to cure the same and an Event of Default shall not be deemed to exist during the Cure Period (provided, however, such period shall be limited to ten (10) days if such failure can be cured by the payment of money); provided, however, that (i) if the subject failure cannot reasonably be cured within the Cure Period or has not been cured within the Cure Period but is reasonably capable of cure, and (ii) Borrower continues to use good faith efforts to cure such failure, the Cure Period shall be extended for a reasonable amount of time (not to exceed an additional thirty (30) days) in order to allow Borrower a bone fide opportunity to cure such failure, during which time an Event of Default shall not be deemed to exist or to have occurred; or

 

  - 5 -  
 

 

(c)          Any warranty of Borrower contained in this Assignment, any Loan Document or in any other instrument, document, transfer, conveyance, assignment or loan agreement given by Borrower with respect to the indebtedness secured hereby, proves to be untrue or misleading in any material respect; provided, however, that any such material inaccuracy or untruth shall not constitute an Event of Default if Administrative Agent determines in its reasonable discretion that the same is susceptible to being cured and then is secured by Borrower in such a way as to make the original true and not misleading within thirty (30) days after receipt of notice from Administrative Agent identifying such material inaccuracy or untruth.

 

2.2.         Remedies . Upon the occurrence of any Event of Default (and the giving of any notice and expiration of any cure period, if applicable), Administrative Agent may at its option, with or without notice or demand of any kind, exercise any or all of the following remedies:

 

(a)          Declare any part or all of the Indebtedness to be due and payable, whereupon the same shall become immediately due and payable;

 

(b)          Perform any and all obligations of Borrower under any or all of the Leases or this Assignment and exercise any and all rights of Borrower herein or therein as fully as Borrower itself could do, including, without limitation of the generality of the foregoing: enforcing, modifying, extending or terminating any or all of the Leases; collecting, modifying, compromising, waiving or increasing any or all the rents payable thereunder; and obtaining new Tenants and entering into new leases on the Premises on any terms and conditions deemed desirable by Administrative Agent; and, to the extent Administrative Agent shall incur any costs in connection with the performance of any such obligations of Borrower, including costs of litigation, then all such costs shall become a part of the Indebtedness, shall bear interest from the incurring thereof at the rate of default interest specified in the Loan Agreement, and shall be due and payable on demand;

 

(c)          In Borrower’s or Administrative Agent’s name, institute any legal or equitable action which Administrative Agent in its sole discretion deems desirable to collect and receive any or all of the rents, issues and profits assigned herein;

 

(d)          Collect the income, rents, issues, revenues and profits and any other sums due under the Leases and with respect to the Premises, and apply the same in such order as Administrative Agent in its sole discretion may elect against (i) all costs and expenses, including attorneys’ fees, actually incurred in connection with the operation of the Premises, the performance of Borrower’s obligations under the Leases and collection of the rents thereunder; (ii) all the costs and expenses, including reasonable attorneys’ fees at standard hourly rates (without regard to any statutory attorneys’ fees provisions) actually incurred, and all reasonable costs incurred in seeking to realize on or to protect or preserve Administrative Agent’s and Lenders’ interest in any other collateral securing any or all of the Indebtedness; and (iii) any or all unpaid principal and interest on the Indebtedness.

 

  - 6 -  
 

 

Administrative Agent shall have the full right to exercise any or all of the foregoing remedies without regard to the adequacy of security for any or all of the Indebtedness, and with or without the commencement of any legal or equitable action or the appointment of any receiver or trustee, and shall have full right to enter upon, take possession of, use and operate all or any portion of the Premises which Administrative Agent in its sole discretion deems desirable to effectuate any or all of the foregoing remedies.

 

Notwithstanding anything to the contrary contained in this Assignment, the exercise by Administrative Agent of any of its rights and remedies under this Assignment if an Event of Default shall occur shall be subject to the provisions regarding notice and cure periods set forth herein and in the Loan Agreement but without duplication.

 

ARTICLE III.

 

GENERAL PROVISIONS

 

3.1.          Successors and Assigns . This Assignment shall inure to the benefit of and be binding upon Borrower and Administrative Agent and their respective legal representatives, heirs, executors, successors and assigns. Whenever a reference is made in this Assignment to “Borrower”, “Administrative Agent” or “Lender(s)”, such reference shall be deemed to include a reference to the legal representatives, heirs, executors, successors and assigns of Borrower, Administrative Agent or Lender.

 

3.2.          Terminology . All personal pronouns used in this Assignment, whether used in the masculine, feminine or neuter gender, shall include all other genders, and the singular shall include the plural, and vice versa. Titles of articles are for convenience only and neither limit nor amplify the provisions of this Assignment.

 

3.3.          Severability . If any provision of this Assignment or the application thereof to any person or circumstance shall be invalid or unenforceable to any extent, the remainder of this Assignment and the application of such provisions to other persons or circumstances shall not be affected thereby and shall be enforced to the greatest extent permitted by law.

 

3.4.          Applicable Law . This Assignment shall be governed by and construed and enforced in accordance with the substantive, and not the conflict, laws of the state in which the Premises is situated.

 

3.5.          Consent to Jurisdiction and Venue . Borrower irrevocably and unconditionally submits to the jurisdiction of the state and federal courts sitting in Fulton County, Georgia with respect to any action or proceeding arising out of or related to this Assignment or any other contract or agreement entered into between Borrower and Administrative Agent. The state and federal courts sitting in Fulton County, Georgia shall be the exclusive venue for any action or proceeding arising out of or related to this Assignment.

 

3.6.          Reserved .

 

  - 7 -  
 

 

3.7.          No Third Party Beneficiaries . This Assignment is made solely for the benefit of Administrative Agent and its assigns. No Tenant under any of the Leases or any other person shall have standing to bring any action against Administrative Agent as the result of this Assignment, or to assume that Administrative Agent will exercise any remedies provided herein, and no person other than Administrative Agent shall under any circumstances be deemed to be a beneficiary of any provision of this Assignment.

 

3.8.          No Oral Modifications . Neither this Assignment nor any provisions hereof may be changed, waived, discharged or terminated orally, but only by an instrument in writing signed by the party against whom enforcement of the change, waiver, discharge or termination is sought.

 

3.9.          Cumulative Remedies . The remedies herein provided shall be in addition to and not in substitution for the rights and remedies vested in Administrative Agent in or by any of the Loan Documents or in law or equity, all of which rights and remedies are specifically reserved by Administrative Agent. The remedies herein provided or otherwise available to Administrative Agent shall be cumulative and may be exercised concurrently. The failure to exercise any of the remedies herein provided shall not constitute a waiver thereof, nor shall use of any of the remedies herein provided prevent the subsequent or concurrent resort to any other remedy or remedies. It is intended that this clause shall be broadly construed so that all remedies herein provided or otherwise available to Administrative Agent shall continue to be each and all available to Administrative Agent until the Indebtedness shall have been paid in full.

 

3.10.         Cross-Default . An Event of Default by Borrower under this Assignment shall constitute an Event of Default under the other Loan Documents.

 

3.11.         Counterparts . This Assignment may be executed in any number of counterparts, all of which taken together shall constitute one and the same instrument, and any of the parties or signatories hereto may execute this Assignment by signing any such counterpart.

 

3.12.         Further Assurance . At any time and from time to time, upon request by Administrative Agent, Borrower will make, execute and deliver, or cause to be made, executed and delivered, to Administrative Agent and, where appropriate, cause to be recorded and/or refiled at such time and in such offices and places as shall be deemed reasonably necessary by Administrative Agent, any and all such other and further assignments, deeds to secure debt, mortgages, deeds of trust, security agreements, financing statements, continuation statements, instruments of further assurance, certificates and other documents as may, in the reasonable opinion of Administrative Agent, be necessary in order to effectuate, complete or perfect, or to continue and preserve (a) the obligations of Borrower under this Assignment and (b) the security interest created by this Assignment as a first and prior security interest upon the Leases and the rents, income, issues, revenues and profits from the Premises. Upon any failure by Borrower so to do, Administrative Agent may make, execute, record, file, re-record and/or refile any and all such assignments, deeds to secure debt, mortgages, deeds of trust, security agreements, financing statements, continuation statements, instruments, certificates, and documents for and in the name of Borrower, and Borrower hereby irrevocably appoints Administrative Agent the agent and attorney-in-fact of Borrower so to do.

 

  - 8 -  
 

 

3.13.         Notices . All notices, demands or requests provided for or permitted to be given pursuant to this Assignment shall be given pursuant to the notice provision set forth in the Security Deed.

 

3.14.         Modifications, etc . Borrower hereby consents and agrees that Administrative Agent may at any time, and from time to time, without notice to or further consent from Borrower, either with or without consideration, surrender any property or other security of any kind or nature whatsoever held by it or by any person, firm or corporation on its behalf or for its account, securing the Indebtedness; substitute for any collateral so held by it, other collateral of like kind, or of any kind; agree to modification of the terms of the Notes or the Loan Documents; extend or renew the Notes or any of the other Loan Documents for any period; grant releases, compromises and indulgences with respect to the Notes or the other Loan Documents to any persons or entities now or hereafter liable thereunder or hereunder; release any guarantor or endorser of the Notes, the Security Deed, or any other Loan Document; or take or fail to take any action of any type whatsoever, and no such action which Administrative Agent shall take or fail to take in connection with the Loan Documents, or any of them, or any security for the payment of the Indebtedness or for the performance of any obligations or undertakings of Borrower, nor any course of dealing with Borrower or any other person, shall release Borrower’s obligations hereunder, affect this Assignment in any way or afford Borrower any recourse against Administrative Agent. Time is of the essence in this Assignment. The provisions of this Assignment shall extend and be applicable to all renewals, amendments, extensions, consolidations and modifications of the Loan Documents and the Leases, and any and all references herein to the Loan Documents or the Leases shall be deemed to include any such renewals, amendments, extensions, consolidations or modifications thereof.

 

3.15.         No Oral Representations Authorized. This Assignment, together with the other Loan Documents, constitute the entire agreement between the parties with respect to the subject matter hereof and hereby supersedes all prior communications, understandings, and agreements related to this transaction, whether oral or written. Borrower represents and warrants that it has not relied on any representations or statements of Administrative Agent (other than those representations explicitly set forth in the Loan Documents) and Borrower further agrees that Borrower shall not be entitled to rely in the future on any representations, actions, omissions or statements of Administrative Agent that are not incorporated into a formal amendment to the Loan Documents.

 

[SIGNATURES BEGIN ON FOLLOWING PAGE]

 

  - 9 -  
 

 

IN WITNESS WHEREOF, Borrower has executed this Assignment under seal, as of the date first above written.

 

Signed, sealed and delivered by Borrower in the presence of:   CB OWNER, LLC , a Delaware limited liability company
       
/s/ [illegible]   By: /s/ Robert G. Meyer
Unofficial Witness   Name: Robert G. Meyer
    Title: President
/s/ Stephanie M. Woodall   (SEAL)
Notary Public    
     
My Commission Expires:    
11/24/17    
     
NOTARIAL SEAL    
Stephanie M. Woodall    
Cobb County    
Notary Public    
Georgia    
Expires Nov. 24, 2017    

 

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EXHIBIT “A”

 

Legal Description of the Premises

 

All that tract of land lying or being Land Lot 6, 17th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way; THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road: South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found; THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found; THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found; THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found; THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found; THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found; THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found; THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found; THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point; THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85; THEN continue the following courses along said southerly right of way of Interstate 85; North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found; THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point; THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Said property contains 4.877 acres more or less on that certain Survey for Catalyst Development Partners; fidelity National Title Insurance Company; Bluerock Real Estate, LLC; CB Owner, LLC, as Trustee under the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015; and The Private Bank dated March 12, 2015, last revised November 20, 2015 by Bentley-Cranton Group, bearing the seal and certification of Douglas R. Bentley, GRLS No. 2535, said survey being incorporated herein by this reference.

 

  - 11 -  

 

 

 

Exhibit 10.310

 

INDEMNITY AGREEMENT REGARDING HAZARDOUS MATERIALS

 

THIS INDEMNITY AGREEMENT REGARDING HAZARDOUS MATERIALS (this “ Agreement ”) is made as of the 16 day of December, 2015, by CB OWNER, LLC, a Delaware limited liability company (referred to herein as the “ Borrower Indemnitor ”), and ROBERT MEYER, an individual resident of the State of Georgia, MARK MECHKOWITZ, an individual resident of the State of Georgia, JORGE SARDINAS, an individual resident of the State of Florida, ROBERT FISHEL, an individual resident of the State of Florida and ALSAR LIMITED PARTNERSHIP, a Nevada limited partnership (collectively, jointly and severally referred to herein as the “ Guarantor Indemnitors ”; the Borrower Indemnitor and the Guarantor Indemnitors shall be jointly and severally referred to herein as the “ Indemnitors ”), for the benefit of THE PRIVATEBANK AND TRUST COMPANY, an Illinois state chartered bank in its capacity as agent and administrative bank (in such capacity, “ Administrative Agent ”), in its capacity as a lender, together with any other lenders that acquire an interest in the Loan (defined below) after the date hereof (individually, a “ Lender ” and collectively, “ Lenders ”),

 

WITNESSETH :

 

WHEREAS, Administrative Agent and Borrower Indemnitor have entered into that certain Construction Loan and Security Agreement dated of even date herewith (together with all amendments, modifications, restatements, and supplements thereto, the “ Loan Agreement ”), whereby the Lenders agreed to make a loan to the Borrower Indemnitor (the “ Loan ”), secured by, among other things, that certain Deed to Secure Debt, Assignment of Rents and Leases and Security Agreement dated of even date herewith from Borrower Indemnitor to Administrative Agent (the “ Deed to Secure Debt ”);

 

WHEREAS, the Borrower Indemnitor is the owner of certain real property located in the State of Georgia as more particularly described in the Deed to Secure Debt (the “ Property ”);

 

WHEREAS, the Guarantor Indemnitors have each executed and delivered in favor of Administrative Agent those certain Unconditional Guaranties of Payment and Performance dated of even date herewith (together with all amendments, modifications, restatements, and supplements thereto, collectively, the “ Guaranties ”), whereby the Guarantor Indemnitors guaranteed to Administrative Agent and Lenders the complete payment and performance of certain of the Borrower Indemnitor’s liabilities, obligations, and indebtedness to Administrative Agent and Lenders;

 

WHEREAS, as a condition to making the Loan, Administrative Agent and Lenders have required Indemnitors to jointly and severally provide certain indemnities concerning Hazardous Materials (as hereinafter defined) presently upon, in or under the Property or adjacent to the Property, or hereafter placed or otherwise located thereon or therein and it is the intention of Indemnitors and Administrative Agent that this Agreement be separate and distinct from the Loan Documents (as defined in the Loan Agreement) and that this Agreement not be secured by the Deed to Secure Debt;

 

  - 1 -  
 

  

NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Indemnitors hereby, jointly and severally, agree as follows:

 

1.             Definitions . The following definitions shall apply for purposes of this Agreement:

 

(a)          “ Environmental Law ” or “ Environmental Laws ” shall mean any and all applicable Laws, Federal, state, regional, county or local statutes, rules, regulations or ordinances, orders or any judicial or administrative decrees or decisions or common law or guidance documents, whether now existing or hereinafter enacted, promulgated or issued, with respect to human health or the environment, public or occupational health or safety, any Hazardous Materials, drinking water, groundwater, wetlands, landfills, open dumps, storage tanks, underground storage tanks, solid waste, waste water, storm water run-off, waste emissions or wells. Without limiting the generality of the foregoing, the term “Environmental Law” shall mean and include, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. Section 9601 et seq.), the Resource Conservation and Recovery Act of 1976 (42 U.S.C. §6901 et seq.), the Federal Water Pollution Control Act (33 U.S.C. §1251 et seq.), and the Clean Air Act (42 U.S.C. §7401 et seq.), and any applicable state law derived from or implementing the federal laws recited above, in effect as of the date of this Agreement or as amended in the future.

 

(b)          “ Environmental Reports ” shall mean that certain Brownfields Compliance Status Report dated October 20, 2014, prepared by AMEC Foster Wheeler Environmental & Infrastructure, Inc. for Duke at Lenox, LLC, as revised December 8, 2014 and all documents referenced in Section 1.2 therein to extent such documents (i) have been provided to Administrative Agent, or (ii) are covered by the final limitation of liability available to Borrower under the Georgia Brownfield Act, O.C.G.A. Section 12-8-200, et seq.

 

(c)          “ Existing Contamination ” shall mean the presence or Release of any Hazardous Materials, if any, located in, on or under or affecting the Property prior to the effective date of the Loan Agreement, where set forth and described in the laboratory data in the Environmental Reports.

 

(d)          “ Hazardous Materials ” shall mean each and every element, compound, chemical mixture, contaminant, pollutant, material, waste or other substance which is listed or defined or determined or identified as “hazardous” or “toxic” under any Environmental Law. Without limiting the generality of the foregoing, the term shall mean and include:

 

(i)          “hazardous substances” as defined in the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, the Superfund Amendment and Reauthorization Act of 1986, or Title III of the Superfund Amendment and Reauthorization Act, each as amended, and regulations promulgated thereunder;

 

(ii)         “hazardous waste” as defined in the Resource Conservation and Recovery Act of 1976, as amended, and regulations promulgated thereunder; and

 

  - 2 -  
 

 

(iii)        petroleum or petroleum based substances or wastes.

 

(e)          “ Indemnified Parties ” shall mean Administrative Agent, each Lender and the respective parents, subsidiaries, attorneys and affiliates, each of their respective shareholders, directors, employees and agents, and the successors and assigns of any of them.

 

(f)          “ Release ” shall mean any spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, dumping, or discarding, burying, abandoning, or disposing into the environment.

 

(g)          “ Threat of Release ” shall mean a substantial likelihood of a Release which requires action to prevent or mitigate damage to the environment which may result from such Release.

 

All of the capitalized terms in this Agreement not otherwise defined herein shall have the same meanings as set forth in the Loan Agreement.

 

2.           Indemnitors’ Representations.

 

(a)        Indemnitors represent, covenant, warrant and agree that: (i) the Property shall not be used to generate, manufacture, refine, transport, treat, store, handle, dispose, transfer, produce, or process Hazardous Materials other than in compliance with all Environmental Laws (including any Brownfields program requirements under Georgia law with respect to any Existing Contamination); (ii) Indemnitors shall not cause, permit the installation of, or suffer the presence of Hazardous Materials in, on, over or under the Property other than in compliance with all Environmental Laws or cause or permit a Release or Threat of Release of Hazardous Materials onto or from the Property; (iii) Indemnitors shall comply with, and cause and ensure compliance by all tenants and other parties with, all applicable Environmental Laws relating to or affecting the Property, and Indemnitors shall keep the Property free and clear of any liens imposed pursuant to any applicable Environmental Laws, all at Indemnitors’ sole cost and expense; (iv) Indemnitors have obtained and will at all times continue to obtain and/or maintain all licenses, permits and/or other governmental or regulatory approvals necessary to comply with the Environmental Laws (the “ Permits ”), and Indemnitors are and will continue to be and at all times remain in compliance with the terms and provisions of the Permits; (v) Indemnitors shall timely implement and diligently perform all investigation, remediation, mitigation, monitoring and other activities required in order to obtain or preserve, as applicable, Georgia EPD approval of the prospective purchaser compliance status report including the final limitation of liability (“ LOL ”) contemplated by the Georgia Brownfield Act, O.C.G.A. § 12-8-200, et seq. (the “ Brownfield Act ”); and(vi) Indemnitors shall conduct and complete all investigations, studies, sampling, and testing, and all remedial, removal required or directed by any state or federal governmental regulatory agency with authority over the Property, pursuant to Environmental Law, to clean up and remove Hazardous Materials on, from or affecting the Property in accordance with all applicable Environmental Laws; provided further, however, that nothing contained in the foregoing shall be deemed to require any additional remediation or clean up with respect to the Existing Contamination, except where: (x) such Existing Contamination is not maintained in compliance with Environmental Law; (y) the presence of such Existing Contamination requires reporting, clean-up or remedial obligations pursuant to Environmental Law; or (z) remediation or clean-up is required in order to obtain or preserve, as applicable, the final LOL contemplated by the Brownfield Act.

 

  - 3 -  
 

 

(b)          Subject to the terms of the Loan Agreement and the rights of any tenants under any Leases, Administrative Agent reserves the right, to inspect and investigate the Property and operations on it at any time and from time to time, and Indemnitors shall cooperate fully with Administrative Agent in such inspection and investigations.

 

(c)          In the event Indemnitors have violated any of the covenants, warranties, or representations contained in this Paragraph 2, or the Property is not in compliance with the Environmental Laws for any reason, Indemnitors shall, at Indemnitors’ expense, take such steps as necessary to bring the Property into compliance with Environmental Law and to correct the violation(s) of such covenants, warranties or representations contained in this Paragraph 2. In the event that Indemnitors fail to take such action, Administrative Agent may take such reasonable actions, and the cost of such actions taken by Administrative Agent, including, without limitation, Administrative Agent’s attorney’s fees, may be added to the indebtedness secured by the Deed to Secure Debt.

 

3.           Indemnity Agreement . Indemnitors, jointly and severally, covenant and agree, at their sole cost and expense, to indemnify, defend (at trial and appellate levels and with attorneys, consultants and experts reasonably acceptable to Administrative Agent) and hold each Indemnified Party harmless against and from any and all liens, damages, losses, liabilities, obligations, settlement payments, penalties, assessments, citations, directives, claims, litigation, demands, defenses, judgments, suits, proceedings, costs, disbursements or out-of-pocket expenses of any kind or of any nature whatsoever (including, without limitation, attorneys’, consultants’ and experts’ fees and disbursements actually incurred in investigating, defending against, settling or prosecuting any claim, litigation or proceeding) which may at any time be imposed upon, incurred by or asserted or awarded against such Indemnified Party arising directly or indirectly from or out of: (a) the Release or Threat of Release of any Hazardous Materials on, in, under or affecting (i) all or any portion of the Property regardless of whether or not caused by or within the control of any Indemnitor or (ii) any surrounding areas for which Release or Threat of Release any Indemnitor may be liable under any Environmental Law; (b) the violation of any Environmental Laws by any Indemnitor or with respect to the Property, whether or not caused by or within the control of any Indemnitor; (c) the failure of any Indemnitor to comply fully with the terms and conditions of this Agreement, including without limitation, any breach by Indemnitor of the covenants, warranties, or representations contained in Paragraph 2 of this Agreement; (d) the violation of any Environmental Laws in connection with other real property of any Indemnitor which gives or may give rise to any rights whatsoever in any party with respect to the Property by virtue of any Environmental Laws; or (e) the enforcement of this Agreement, including, without limitation, (i) the costs of assessment, containment and/or removal of any and all Hazardous Materials from all or any portion of the Property or any surrounding areas, (ii) the costs of any actions taken in response to a Release or Threat of Release of any Hazardous Materials on, in, under or affecting all or any portion of the Property or any surrounding areas to prevent or minimize such Release or Threat of Release, and (iii) costs incurred to comply with the Environmental Laws in connection with all or any portion of the Property or any surrounding areas; provided, however, that the Indemnitors shall not be responsible for indemnifying, holding harmless or defending the Indemnified Parties with respect to any such matters arising out of the Indemnified Parties' gross negligence or willful misconduct. Nothing contained in the foregoing shall be deemed to require any additional remediation or clean up with respect to the Existing Contamination, except where: (x) such Existing Contamination is not maintained in compliance with Environmental Law; (y) the presence of such Existing Contamination requires reporting, clean-up or remedial obligations pursuant to Environmental Law; or (z) remediation or clean-up is required in order to obtain or preserve the final LOL contemplated by the Brownfield Act.

 

  - 4 -  
 

  

The Indemnified Parties’ rights under this Agreement shall be in addition to all rights of Administrative Agent and Lenders under the other Loan Documents, and payments by any Indemnitor under this Agreement shall not reduce the obligations and liabilities under any of the other Loan Documents (other than with respect to any related claim thereunder that is the subject of such payments).

 

4.             Survival .

 

(a)          The indemnity set forth above in Paragraph 3 shall survive the repayment of the Loan and any exercise by Administrative Agent of any remedies under the Deed to Secure Debt and Loan Agreement, including without limitation, the power of sale, or any other remedy in the nature of foreclosure, and shall not merge with any deed given by any Indemnitor to Administrative Agent in lieu of foreclosure or any deed under a power of sale. Notwithstanding any provision of the Agreement to the contrary, if: (i) through the exercise of the Administrative Agent's rights under the Loan Agreement, the Notes, or any other Loan Document, the Administrative Agent shall obtain ownership and operational control of the Property, and Borrower Indemnitor is divested of control and management thereof, (ii) the Administrative Agent shall become a mortgagee in possession and Borrower Indemnitor is thereby divested of control and management of the Property, or (iii) at Administrative Agent's request, a receiver shall have been appointed and Borrower Indemnitor is divested of control and management thereof, then Indemnitors shall have no indemnification obligation to Indemnified Parties under this Agreement for those liabilities where Indemnitors conclusively prove that (x) such liabilities first arose after Administrative Agent assumed ownership of the Property, Administrative Agent became a mortgagee in possession, or such receiver was so appointed, as the case may be, (y) Indemnitors (or any of them) shall not have contributed in any way to the cause, existence or occurrence of such liabilities and the same are unrelated to the Borrower Indemnitor’s ownership, operation or use of the Property, and (z) the events or conditions resulting (or with the passage of time eventually result) in any such liabilities did not exist or occur prior to the time of such transfer.

 

(b)          It is agreed and intended by Indemnified Parties and Indemnitors that the indemnity set forth above in Paragraph 3 of this Agreement may be assigned or otherwise transferred by any Indemnitee to its respective successors and assigns without notice to Indemnitors and without any further consent of Indemnitors. To the extent consent of any such assignment or transfer is required by law, advance consent to any such assignment or transfer is hereby given by Indemnitors in order to maximize the extent and effect of the indemnity given hereby.

 

  - 5 -  
 

  

5.           No Waiver . The joint and several liabilities of Indemnitors under this Agreement shall in no way be limited or impaired by any amendment or modification of the other Loan Documents. In addition, notwithstanding any terms of any of the Loan Documents to the contrary, the joint and several liability of Indemnitor under this Agreement shall in no way be limited or impaired by: (i) any extensions of time for performance required by any of the Loan Documents; (ii) any sale, assignment or foreclosure of the Deed to Secure Debt or any sale or transfer of all or part of the Property; (iii) the accuracy or inaccuracy of the representations and warranties made by any Indemnitor under any of the other Loan Documents; (iv) the release of any other Indemnitor or any other person from performance or observance of any of the agreements, covenants, terms or conditions contained in the Loan Documents by operation of law, the Indemnified Parties’ voluntary act, or otherwise; (v) the release or substitution, in whole or in part, of any security for the Loan; or (vi) the Administrative Agent’s failure to record the Deed to Secure Debt or file any UCC-1 Financing Statements (or the Administrative Agent’s improper recording or filing of any thereof) or to otherwise perfect, protect, secure or insure any security interest or lien given as security for the Loan, and, in any such case, whether with or without notice to Indemnitors and with or without consideration.

 

6.           Waiver by Indemnitor . Indemnitors, jointly and severally, waive any right or claim of right to cause a marshalling of any assets or to cause Administrative Agent to proceed against any of the security for the Loan before proceeding under this Agreement against Indemnitors. Indemnitors, jointly and severally, agree that any payments required to be made hereunder shall become due on demand. Indemnitors, jointly and severally, expressly waive and relinquish all rights and remedies (including any rights of subrogation) afforded by applicable law to Indemnitors.

 

7.           Delay . No delay on the part of Administrative Agent or any Lender in exercising any right, power or privilege under any of the Loan Documents shall operate as a waiver of any privilege, power or right hereunder.

 

8.           Releases . Any Indemnitor or any other party liable upon or in respect of this Agreement or the Loan may be released by Administrative Agent in writing without affecting the liability of any party not so released.

 

9.           Notices . All notices given under or pursuant to this Agreement shall be made in the manner set forth in the Deed to Secure Debt (if to Borrower Indemnitor) or the Guaranties (if to Guarantor Indemnitors).

 

10.          Amendments . No provision of this Agreement may be changed, waived, discharged or terminated except by an instrument in writing signed by the party against whom enforcement of the change, waiver, discharge or termination is sought.

  - 6 -  
 

  

11.          Binding Effect . Except as herein provided, this Agreement shall be binding upon Indemnitors and their respective heirs, personal representatives, successors and assigns, and shall inure to the benefit of the Indemnified Parties and their respective successors and assigns.

 

12.          GOVERNING LAW; CONSENT TO JURISDICTION . THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER SHALL IN ALL RESPECTS BE GOVERNED BY, AND INTERPRETED AND DETERMINED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF GEORGIA (EXCLUDING THE LAWS APPLICABLE TO CONFLICTS OR CHOICE OF LAW). INDEMNITORS EACH HEREBY IRREVOCABLY AND UNCONDITIONALLY (A) SUBMIT TO PERSONAL JURISDICTION IN FULTON COUNTY, GEORGIA OVER ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT, AND (B) WAIVE ANY AND ALL PERSONAL RIGHTS UNDER THE LAWS OF ANY STATE TO OBJECT TO JURISDICTION WITHIN THE STATE OF GEORGIA OR VENUE IN FULTON COUNTY, GEORGIA . The state and federal courts sitting in FULTON County, Georgia shall be the exclusive venue for any action or proceeding arising out of or related to this AGREEment. INDEMNITORS EACH AGREE THAT, IN ADDITION TO ANY METHODS OF SERVICE OF PROCESS PROVIDED FOR UNDER APPLICABLE LAW, ALL SERVICE OF PROCESS IN ANY SUCH SUIT, ACTION OR PROCEEDING MAY BE MADE BY CERTIFIED OR REGISTERED MAIL, RETURN RECEIPT REQUESTED, DIRECTED TO INDEMNITORS IN THE MANNER SET FORTH IN PARAGRAPH 9 ABOVE, AND SERVICE MADE SHALL BE COMPLETE FIVE (5) DAYS AFTER THE SAME SHALL BE SO MAILED. NOTHING CONTAINED HEREIN, HOWEVER, SHALL PREVENT ANY INDEMNIFIED PARTY FROM BRINGING ANY SUIT, ACTION OR PROCEEDING OR EXERCISING ANY RIGHTS AGAINST ANY INDEMNITORS WITHIN ANY OTHER STATE. INITIATING SUCH SUIT, ACTION OR PROCEEDING OR TAKING SUCH ACTION IN ANY STATE SHALL IN NO EVENT CONSTITUTE A WAIVER OF THIS AGREEMENT.

 

13.          Time of Essence . Time is of the essence with respect to this Agreement.

 

14.          Severability . If any provision of this Agreement or the application thereof to any person or circumstance shall be invalid or unenforceable to any extent, the remainder of this Agreement and the application of such provisions to other persons or circumstances shall not be affected thereby and shall be enforced to the greatest extent permitted by law.

 

15.          No Oral Representations Authorized . This Agreement, together with the other Loan Documents, constitute the entire agreement between the parties with respect to the subject matter hereof and hereby supersedes all prior communications, understandings, and agreements related to this transaction, whether oral or written. Indemnitors represent and warrant that it/they has/have not relied on any representations or statements of Administrative Agent (other than those representations explicitly set forth in the Loan Documents) and Indemnitors further agree that Indemnitors shall not be entitled to rely in the future on any representations, actions, omissions or statements of Administrative Agent that are not incorporated into a formal amendment to the Loan Documents.

 

  - 7 -  
 

 

IN WITNESS WHEREOF, the undersigned have duly executed this Agreement under seal as of the date first written above.

 

  INDEMNITORS:
   
  BORROWER INDEMNITOR:
   
  CB OWNER, LLC , a Delaware limited liability company
     
  By: /s/ Robert Meyer
  Name: Robert Meyer
  Title: President
  (SEAL)

 

[SIGNATURES CONTINUED ON FOLLOWING PAGE]

 

Signature Page – Indemnity Agreement Regarding Hazardous Materials

 

 

 

 

  GUARANTOR INDEMNITORS:
   
  /s/ Robert Meyer
  Name: Robert Meyer (SEAL)
   
  /s/ Robert Fishel
   Name: Robert Fishel (SEAL)
   
  /s/ Jorge Sardinas
  Name: Jorge Sardinas (SEAL)
   
  /s/ Mark Mechkowitz
  Name: Mark Mechkowitz (SEAL)
   
  ALSAR LIMITED PARTNERSHIP, a Nevada limited partnership
   
  By: SARAL Corporation, a Nevada corporation, its General Partner
     
  By: /s/ Robert Fishel
  Name:  Robert S. Fishel
  Title:    President
  [SEAL]

 

Signature Page – Indemnity Agreement Regarding Hazardous Materials

 

 

 

 

 

Exhibit 10.311

 

PROMISSORY NOTE

 

$38,130,000.00 Date:  December 16, 2015

 

THIS PROMISSORY NOTE , (the “ Note ”) is made in Atlanta, Georgia as of December ___, 2015 by CB OWNER, LLC , a Delaware limited liability company (“ Borrower ”) for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois state chartered bank (“ Lender ”), in the original principal amount of THIRTY EIGHT MILLION ONE HUNDRED THIRTY THOUSAND AND NO/100 DOLLARS ($38,130,000.00), as provided herein and as provided in that certain Construction Loan and Security Agreement (the “ Loan Agreement ”) dated as of even date herewith by and among Borrower, The PrivateBank and Trust Company (“ Administrative Agent ”) and the other financial institutions identified therein.

 

Borrower promises to pay to the order of Lender at the principal office of Administrative Agent in Chicago, Illinois, on or before the Maturity Date (as defined in the Loan Agreement), the lesser of (i) THIRTY EIGHT MILLION ONE HUNDRED THIRTY THOUSAND SEVEN AND NO/100 DOLLARS ($38,130,007.00), or (ii) the aggregate principal amount of all Loans made to Borrower by the Lender under and pursuant to the Loan Agreement. Capitalized words and phrases not otherwise defined herein shall have the meanings assigned thereto in the Loan Agreement.

 

Borrower further promises to pay interest on the unpaid principal amount of all Loans outstanding from time to time, at the rate(s) and at the time(s) set forth in the Loan Agreement. The outstanding principal amount of all Loans shall be repaid by Borrower on the Maturity Date, unless payable sooner pursuant to the provisions of the Loan Agreement. Payments of both principal and interest are to be made in lawful money of the United States of America.

 

This Note evidences indebtedness incurred under, and is subject to the terms and provisions of, the Loan Agreement, to which Loan Agreement reference is hereby made for a statement of the terms and provisions under which this Note may or must be paid prior to the Maturity Date, or pursuant to which the Maturity Date may be accelerated. The holder of this Note is entitled to all of the benefits and security provided for in the Loan Agreement.

 

Except for such notices as may be expressly required under the Loan Documents, Borrower waives presentment, demand, notice, protest, and all other demands, or notices, in connection with the delivery, acceptance, performance, default, or enforcement of this Note, and assents to any extension or postponement of the time of payment or any other indulgence. No failure to exercise, and no delay in exercising, any rights under any of the Loan Documents by Administrative Agent of any holder of this Note shall operate as a waiver of such rights.

 

This Note shall be governed and construed in accordance with the laws of the State of Georgia applicable to contracts made and to be performed entirely within such State.

 

[EXECUTION ON FOLLOWING PAGE]

 

 
 

 

IN WITNESS WHEREOF, Borrower has executed this Promissory Note as of the date set forth above.

 

  BORROWER:
     
  CB OWNER, LLC , a Delaware limited liability company
     
  By: /s/ Robert Meyer
  Name: Robert Meyer
  Title: President

  

 

 

 

Exhibit 10.312

 

CONSTRUCTION LOAN AND SECURITY AGREEMENT

 

AMONG

 

CB OWNER, LLC , a Delaware limited liability company, as Borrower

 

AND

 

THE FINANCIAL INSTITUTIONS PARTY HERETO

AND THEIR ASSIGNEES ,

as Lenders

 

AND

 

THE PRIVATEBANK AND TRUST COMPANY ,

an Illinois state chartered bank,

as Administrative Agent on behalf of Lenders

 

 

 

 

 

 

Table of Contents

 

    Page
     
SECTION 1.   RECITALS 1
   
SECTION 2.   DEFINITIONS 1
   
SECTION 3.   LOAN TERMS 18
     
3.1. Commitments, Loans and Notes 18
3.2. Interest Rates, Late Charges 20
3.3. Payments 22
3.4. Prepayments 22
3.5. Extension of Maturity Date 23
3.6. Payments, Fees and Other General Provisions 26
3.7. Defaulting Lenders 29
3.8. Taxes 30
3.9. Yield Protection, etc 32
     
SECTION 4.   CONDITIONS TO LOAN OPENING DATE 35
     
4.1. The Loan Documents 36
4.2. Survey 36
4.3. Insurance 36
4.4. Title Policy 36
4.5. Title Documents 37
4.6. Recorded Documents 37
4.7. Searches 37
4.8. Opinions 37
4.9. Geotechnical Reports 38
4.10. Flood Hazards 38
4.11. Organizational Documents 38
4.12. Environmental Report 38
4.13. No Material Adverse Occurrences 38
4.14. Appraisal 38
4.15. Leases 39
4.16. Budget 39
4.17. Guarantor Financial Statements 39
4.18. Required Equity 39
4.19. Rate Management Agreement 39
4.20. Commitment 39
4.21. Construction Schedule 39
4.22. Intentionally deleted 39
4.23. Material Subcontracts 39
4.24. Utilities 39
4.25. Property Management Contract 39
4.26. Intentionally Omitted 39
4.27. Plans and Specifications 39
4.28. Site Plan 39
4.29. Development Agreement 40
4.30. Bonding 40
4.31. Consents 40

 

i  

 

 

4.32. Contracts 40
4.33. Subcontracts 40
     
SECTION 5.   DISBURSEMENT OF THE LOAN 40
     
5.1. Conditions Precedent in General 40
5.2. Amount of Disbursements; Retainage 42
5.3. Certifications, Representations and Warranties 42
5.4. Costs 43
5.5. Release of Retainage 43
5.6. Interest Reserve 45
     
SECTION 6.   REPRESENTATIONS AND WARRANTIES 45
     
6.1. Organization of Parties 46
6.2. Title 46
6.3. Improvements 46
6.4. Validity and Enforceability of Documents 46
6.5. Litigation and Liens 46
6.6. Utilities; Authorities 47
6.7. Solvency 47
6.8. Financial Statements 47
6.9. Compliance with Laws 47
6.10. Event of Default 48
6.11. Leases 48
6.12. Construction, Architectural and Engineering Contracts and Subcontracts, etc 48
6.13. Budget 48
6.14. No Defects 48
6.15. Additional Agreements 49
     
SECTION 7.   BORROWER’S COVENANTS; SECURITY INTERESTS 49
     
7.1. Compliance with Laws 49
7.2. Inspection 49
7.3. Appraisal 50
7.4. Liens 50
7.5. Concerning the Premises 51
7.6. Financial Statements; Reports 51
7.7. Affirmation of Representations and Warranties 52
7.8. Taxes and Assessments 52
7.9. Proceedings Affecting Property 53
7.10. Disposal and Encumbrance of Property 53
7.11. Insurance 53
7.12. Performance of Obligations; Notice of Default 54
7.13. Restrictions Affecting Obligors 54
7.14. Use of Receipts Bank; Accounts; Limitation on Distributions 54
7.15. Additional Documents 55
7.16. Ineligible Securities 55
7.17. OFAC 55
7.18. Loan Expenses 56

ii  

 

 

7.19. Management 56
7.20. Single Asset Entity 56
7.21. No Debt 57
7.22. Use of Loan Advances 57
7.23. Financial Covenants 57
7.24. Approved Leases 58
7.25. Manner of Construction 58
7.26. Certificate of Completion 58
7.27. Change Orders 59
7.28. Material Subcontracts 59
7.29. Budget 59
7.30. Loan In Balance 60
7.31. Development Fee 60
7.32. Collateral Assignment of Plans, Permits and Contracts 60
7.33. Take-Out Commitments 60
7.34. Transfer of Ownership Interests 60
     
SECTION 8.   EVENTS OF DEFAULT 60
   
SECTION 9.   REMEDIES 64
   
SECTION 10.   ADMINISTRATIVE AGENT 65
   
10.1. Authorization and Action 65
10.2. Administrative Agent’s Reliance, Etc 66
10.3. Notice of Defaults 66
10.4. Administrative Agent as Lender 67
10.5. Approvals of Lenders 67
10.6. Lender Credit Decision, Etc 68
10.7. Indemnification of Administrative Agent by Lenders 68
10.8. Successor Administrative Agent 69
10.9. Other Loans by Lenders to Borrower 69
10.10. Request for Administrative Agent Action 70
10.11. Assignments/Participations 70
10.12. Approval by Lenders 72
10.13. Post Foreclosure Plans 74
     
SECTION 11.   MISCELLANEOUS 75
     
11.1. Additional Indebtedness 75
11.2. Additional Acts 75
11.3. Loan Agreement Governs 75
11.4. Amendment; Waiver; Approval 76
11.5. Notice 76
11.6. Successors and Assigns of Borrower 77
11.7. Confidentiality 77
11.8. Governing Law 78
11.9. Indemnity by Borrower 78
11.10. Administrative Agent’s Representatives 79
11.11. Rules of Construction 79

 

iii  

 

 

11.12. Headings 79
11.13. No Partnership or Joint Venture 79
11.14. Time is of the Essence 79
11.15. Invalid Provisions 80
11.16. Acts by Lenders 80
11.17. Offset 80
11.18. Binding Provisions 80
11.19. Counterparts 80
11.20. No Third Party Beneficiary 80
11.21. Publicity 80
11.22. JURISDICTION AND VENUE 81
11.23. JURY WAIVER 81
11.24. Additional Provisions 81

 

Exhibits    
Exhibit A - Legal Description
Exhibit B - Form of Note
Exhibit C - Permitted Exceptions
Exhibit D - Budget
Exhibit E - Form of Assignment and Acceptance
Exhibit F - Form of Disbursement Request
Exhibit G - Required Insurance
Exhibit H - Compliance Certificate Form for Borrower
Exhibit I - Additional Provisions

 

iv  

 

 

CONSTRUCTION LOAN AGREEMENT

 

This Construction Loan Agreement (this “ Agreement ”) is dated as of December 16, 2015, by and among CB OWNER, LLC , a Delaware limited liability company (“ Borrower ”), each of the financial institutions identified on Schedule 1 hereto and their successors and assigns (collectively, the “ Lenders ” and individually, a “ Lender ”) and THE PRIVATEBANK AND TRUST COMPANY , an Illinois state chartered bank, and its successors and assigns (in such capacity “ Administrative Agent ”), as administrative agent for the Lenders in accordance with the terms of Section 10 hereof.

 

SECTION 1.
RECITALS

 

1.1            Borrower is, or on the Loan Opening Date will be, the fee owner of the Land (these and all other capitalized terms used in this Section 1 and not otherwise defined shall have the meanings ascribed thereto in Section 2 below).

 

1.2            Borrower has requested that the Lenders make a construction loan to Borrower in the aggregate, maximum principal amount of THIRTY EIGHT MILLION ONE HUNDRED THIRTY THOUSAND AND NO/100 DOLLARS ($38,130,000.00) to pay a portion of the amounts needed to finance the Project Costs associated with the Project. The Lenders have agreed to make the Loans subject to the terms and conditions set forth herein.

 

1.3            In consideration of the mutual agreements set forth herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Borrower, the Lenders, and Administrative Agent agree as follows:

 

SECTION 2.
DEFINITIONS

 

As used in this Agreement, the following terms shall have the following meanings:

 

Additional Costs ” has the meaning ascribed to such term in Section 3.9(a)(i) of this Agreement.

 

Adjusted LIBOR Rate ” shall mean, for any Interest Period for any LIBOR Rate Loan, a rate per annum equal to two and one-half percent (2.50%) plus the LIBOR Rate for such Interest Period.

 

Affected Lender ” has the meaning ascribed to such term in Section 3.9(e) of this Agreement.

 

Affiliate ” shall mean any Person directly or indirectly controlling or controlled by, or under direct or indirect common control with, another Person. A Person shall be deemed to control another Person for the purposes of this definition if such first Person possesses, directly or indirectly, the power to direct, or cause the direction of, the management and policies of the second Person, whether through the ownership of voting securities, common directors, trustees or officers, by contract or otherwise.

 

 

 

  

Applicable Laws ” shall mean all laws, statutes, ordinances, rules, regulations, judgments, decrees or orders of any state, federal or local government or agency which are applicable to the Obligors and/or the Project.

 

Approved Manager ” shall mean the Property Manager or any other reputable and creditworthy property manager, subject to the prior approval of Administrative Agent (not to be unreasonably withheld), with a portfolio of properties comparable to the Property under active management.

 

Architect ” shall mean Poole and Poole Architecture, who has performed or shall perform architectural services with respect to the construction of the Improvements.

 

Architect’s Consent ” shall mean that certain Architect’s Consent, Certificate and Agreement made by Architect in favor of Administrative Agent for the benefit of the Lenders.

 

Architectural Contract ” shall mean that certain contract dated April 22, 2015 between Borrower and the Architect regarding the architectural services performed or to be performed by the Architect in connection with the construction of the Improvements, which is in form and substance reasonably acceptable to Administrative Agent.

 

Assignee ” has the meaning assigned to such term in Section 10.11(c) of this Agreement.

 

Assignment and Acceptance Agreement ” shall mean an Assignment and Acceptance Agreement among a Lender, an Assignee and Administrative Agent, substantially in the form set forth as Exhibit E .

 

Assignment of Leases and Rents ” shall mean that certain Assignment of Leases, Rents and Profits dated as of even date herewith from Borrower to Administrative Agent for the benefit of the Lenders, as the same may be amended, restated, modified or supplemented and in effect from time to time.

 

Assignment of Management Agreement ” shall mean that certain Assignment of Management Agreement to be executed post-closing by Borrower to Administrative Agent for the benefit of the Lenders, and consented to by the Property Manager, as the same may be amended, restated, modified or supplemented and in effect from time to time.

 

Available Proceeds ” shall mean the sum of (A) the undisbursed proceeds from the Loans (net of any unpaid accrued interest on the Loans) allocated to each line item in the Budget (including any reserve specifically set aside for such line item) plus (B) the aggregate amount of all amounts deposited by Borrower pursuant to Section 3.4(c) , plus (C) upon the completion of construction of the Project, any rental payment, inclusive of any additional rent, late fees and accrued late payment interest and any other sums received by and for the benefit of Borrower in relation or pursuant to any Lease or other agreement affecting the Project.

 

2  

 

  

Bankruptcy Proceeding ” has the meaning ascribed to such term in Section 8(f)(i) of this Agreement.

 

Base Rate ” shall mean the Prime Rate.

 

Base Rate Loan ” shall mean any portion of the outstanding principal amount of the Loans that is bearing interest at the Base Rate.

 

BSA ” has the meaning ascribed to such term in Section 7.17 of this Agreement.

 

Budget ” shall mean the detailed budget of all costs to be incurred in connection with the Work, including both hard costs and soft costs, as set forth on Exhibit D attached hereto and made a part hereof, as the same may be amended, restated or modified or supplemented from time to time, as provided herein.

 

Business Day ” shall mean a day of the week (but not a Saturday, Sunday or holiday) on which the Chicago, Illinois offices of Administrative Agent are open to the public for carrying on substantially all of Administrative Agent’s business functions, provided, however, that when used in the definition of Interest Period or Interest Rate Determination Date, or when otherwise used in connection with a rate determination, borrowing or payment in respect of a LIBOR Rate Loan, the term “Business Day” shall also exclude any day on which banks in London, England are not open for dealings in deposits of Dollars in the London interbank market. Unless specifically referenced in this Agreement as a Business Day, all references to “days” shall be to calendar days.

 

Calculation Period ” shall mean, for purposes of the Debt Service Coverage Ratio, the three (3) month period immediately prior to the relevant Determination Date; provided, for purposes of the calculation of all Operating Expenses other than real estate taxes and insurance premiums (which shall be calculated for the period following the Determination Date on an annualized basis off of the most recently received tax statement and insurance premium invoice, respectively), the Calculation Period shall mean the twelve (12) month period immediately prior to the relevant Determination Date.

 

Collateral ” shall mean all of the property (including all personal, real, tangible and intangible property) in which the Loan Documents grant Administrative Agent, for the benefit of Lenders, a security interest.

 

Commitment ” shall mean, as to each Lender, such Lender’s obligation to make Loans pursuant to Section 3.1 in the amount set forth for such Lender on Schedule 1 attached hereto as such Lender’s Commitment or as set forth in the applicable Assignment and Acceptance Agreement, or as appropriate to reflect any assignments to or by such Lender effected in accordance with Section 10.11 .

 

Commitment Percentage ” shall mean, as to each Lender, the ratio, expressed as a percentage, of (a) the amount of such Lender’s Commitment to (b) the aggregate amount of the Commitments of all Lenders hereunder; provided, however, that if at the time of determination the Commitments have terminated or been reduced to zero (0), the “Commitment Percentage” of each Lender shall be the Commitment Percentage of such Lender in effect immediately prior to such termination or reduction.

 

3  

 

  

Complete ,” “ Completion ” or similar phrases, when referring to the Project, shall mean completion of the Work in accordance with this Agreement in addition to any other requirements that may specifically be required in this Agreement.

 

Compliance Certificate ” shall mean a certificate in the form of Exhibit H .

 

Construction Commencement Date ” shall mean October 26, 2015.

 

Construction Completion Date ” shall mean November 30, 2017.

 

Construction Contract ” shall mean that certain GC GMP Contract dated as of October 5, 2015 between Borrower and the Contractor regarding the general contracting services to be performed in connection with the construction of the Improvements, as the same may be amended, restated, modified or supplemented and in effect from time to time, in accordance with the terms and requirements set forth in this Agreement.

 

Construction Schedule ” shall mean a reasonably detailed project development and construction schedule specifying all of the projected start and completion dates (or delivery dates) for each component of the development of the Project remaining to be completed, including each separate component of performance of the Work and each license, permit or other public or private approval.

 

Consultant ” shall mean an independent third party architect or engineer selected by Administrative Agent, which consultant shall not be an employee of Administrative Agent or any of Administrative Agent’s Affiliates and which shall not be engaged by Administrative Agent on a contingency fee basis.

 

Contingency means the “Contingency” or equivalent line item in the Budget.

 

Continue ,” “ Continuation ” and “ Continued ” each shall mean the continuation of a LIBOR Loan from one Interest Period to another Interest Period pursuant to Section 3.2(h) of this Agreement.

 

Contractor ” shall mean Summit Contracting Group, Inc., who shall perform general contracting services with respect to the construction of the Improvements.

 

Contractor’s Consent ” shall mean that certain Contractor’s Consent, Certificate and Agreement made by Contractor in favor of Administrative Agent for the benefit of the Lenders.

 

Convert ,” “ Conversion ” and “ Converted ” each shall mean the conversion of a Loan of one Type into a Loan of another Type.

 

Cure Period ” has the meaning ascribed to such term in Section 8(b) of this Agreement.

 

4  

 

  

Debt Service shall mean an amount equal to the payments of principal and interest that would have been payable under a hypothetical loan during the Calculation Period, assuming (i) an initial loan balance equal to the sum of the Principal Balance at the inception of the Calculation Period plus any unfunded Commitment for the Loans, (ii) an interest rate equal to the Notional Interest Rate, and (iii) amortization of the sum of the Principal Balance over a thirty (30) year amortization period.

 

Debt Service Coverage Ratio shall mean the ratio, as determined by Administrative Agent, of Net Operating Income to Debt Service.

 

Declarations ” shall mean any documents containing covenants, conditions, restrictions, easements, operating agreements or the like, which benefit or burden the Property, or both, whether or not recorded.

 

Defaulting Lender ” has the meaning ascribed to such term in Section 3.7(a) of this Agreement.

 

Default Notice ” has the meaning ascribed to such term in Section 3.7(b) of this Agreement.

 

Default Rate ” shall mean the lesser of (a) five percent (5.0%) per annum plus the greater of (i) the Base Rate and (ii) the Adjusted LIBOR Rate and (b) the maximum rate provided by Applicable Law.

 

Determination Date ” shall mean each of December 31, 2017, June 30, 2018, the date of the First Extension Request, quarterly after the Initial Maturity Date, the date of the Second Extension Request and quarterly after the Second Extended Maturity Date, as applicable; provided, that all such dates are subject to a day for day extension (not to exceed thirty (30) days) in the event of any occurrence of Force Majeure.

 

Developer ” shall mean CDP Developer I, LLC, a Georgia limited liability company, who shall perform certain development services with respect to the construction of the Improvements.

 

Development Fee ” shall mean the fee paid to the Developer for performance of the development services with respect to the construction of the Improvements, as set forth in the Budget. The Development Fee shall be paid to Developer in twenty-two (22) equal monthly installment payments and as further described in this Agreement and the Budget.

 

Eligible Assignee ” shall mean any Person who is: (i) currently a Lender; (ii) a commercial bank, trust company, insurance company, investment bank or pension fund organized under the laws of the United States of America, or any state thereof, and having total assets in excess of Two Hundred Fifty Million Dollars ($250,000,000.00); (iii) a savings and loan association or savings bank organized under the laws of the United States of America, or any state thereof, and having a tangible net worth of at least Five Hundred Million Dollars ($500,000,000.00); or (iv) a commercial bank organized under the laws of any other country which is a member of the Organization for Economic Cooperation and Development, or a political subdivision of any such country, and having total assets in excess of Ten Billion Dollars ($10,000,000,000.00), provided that such bank is acting through a branch or agency located in the United States of America.

 

5  

 

   

Engineer ” shall mean J. Lancaster Associates, Inc., who shall perform certain engineering services with respect to the construction of the Improvements.

 

Engineer’s Consent ” shall mean that certain Engineer’s Consent, Certificate and Agreement made by Engineer in favor of Administrative Agent for the benefit of the Lenders.

 

Engineering Contract ” shall mean that certain contract between Owner and Engineer dated as of December 31, 2014 between Borrower and the Engineer regarding the engineering services to be performed in connection with the construction of the Improvements.

 

Environmental Laws ” shall mean any and all applicable Laws, Federal, state, regional, county or local statutes, rules, regulations or ordinances, orders or any judicial or administrative decrees or decisions or common law, whether now existing or hereinafter enacted, promulgated or issued, with respect to human health or the environment, any Hazardous Materials, drinking water, groundwater, wetlands, landfills, open dumps, storage tanks, underground storage tanks, solid waste, waste water, storm water run-off, waste emissions or wells. Without limiting the generality of the foregoing, the term “Environmental Law” shall mean and include, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. Section 9601 et seq.), the Resource Conservation and Recovery Act of 1976 (42 U.S.C. §6901 et seq.), the Federal Water Pollution Control Act (33 U.S.C. §1251 et seq.), and the Clean Air Act (42 U.S.C. §7401 et seq.), and any applicable state law derived from or implementing the federal laws recited above, in effect as of the date of this Agreement or as amended in the future.

 

Equity Requirements ” shall mean an equity investment by Borrower in the Project of at least Twelve Million Seven Hundred Ninety Thousand and No/100 Dollars ($12,790,000.00). For purposes of calculating the amount of the equity investment, Land and Improvements held by Borrower shall be valued at the cost to Borrower of such Land and Improvements unless otherwise approved by Administrative Agent in writing.

 

Event of Default ” has the meaning ascribed to such term in Section  8 of this Agreement.

 

Extended Maturity Date ” means the First Extended Maturity Date or the Second Extended Maturity Date, as applicable.

 

Federal Funds Rate ” shall mean for any day, a fluctuating interest rate equal for each day during such period to the weighted average of the rates on overnight federal funds transactions with members of the Federal Reserve System arranged by federal funds brokers, as published for such day (or, if such day is not a Business Day, for the next preceding Business Day) by the Federal Reserve Bank of New York, or, if such rate is not so published for any day which is a Business Day, the average of the quotations for such day on such transactions received by Administrative Agent from three federal funds brokers of recognized standing selected by Administrative Agent. Administrative Agent’s determination of such rate shall be binding and conclusive absent manifest error.

 

6  

 

 

Fee Letter ” shall mean that separate fee letter dated as of even date herewith by and between Borrower and Administrative Agent.

 

First Extended Maturity Date shall mean December 16, 2019.

 

First Extension Option ” has the meaning ascribed to such term in Section 3.5(a) of this Agreement.

 

First Extension Request ” has the meaning ascribed to such term in Section 3.5(a)(i) of this Agreement.

 

Force Majeure ” shall mean any event, documented to Administrative Agent’s reasonable satisfaction, beyond the reasonable control of Borrower, including, without limitation, acts of God, war, riots, civil insurrections, hurricanes, tornados, floods, other weather events beyond normal conditions as determined by NOAA, earthquakes, epidemics or plagues, acts or campaigns of terrorism or sabotage, unusually significant interruptions to domestic or international transportation, trade restrictions, labor strikes, changes after the date hereof in governmental prohibitions or regulations, and/or any other unforeseeable circumstances beyond the reasonable control of Borrower. Without limiting matters that do not constitute Force Majeure events, the following shall not be Force Majeure events: (i) lack of funds or financial resources, or (ii) inability to obtain any governmental licenses, approvals or permits unless due to changes after the date hereof in governmental prohibitions, laws, rules, regulations, or ordinances.

 

Gross Revenues shall mean all rental income (including minimum rent, additional rent, escalation and pass-through payments but excluding tenant security deposits) and any other income projected to be received by Borrower from ownership and operation of the Project during the Calculation Period under Leases that have been executed and approved by Administrative Agent (or which, in accordance with the terms set forth in this Agreement, do not require Administrative Agent’s approval) and are in effect as of the relevant Determination Date.

 

Guarantor ” shall mean, individually and collectively, Robert Meyer, Mark Mechlowitz, Jorge Sardinas, Robert Fishel, ALSAR Limited Partnership, a Nevada limited partnership and to the extent applicable and/or required by Administrative Agent, any Replacement Guarantor (as hereinafter defined), jointly and severally.

 

Guaranty ” shall mean, collectively, those certain Guaranties of Payment and Guaranties of Completion each dated as of even date herewith from each Guarantor in favor of Administrative Agent for the benefit of the Lenders, as the same may be amended, restated, modified or supplemented and in effect from time to time.

 

“Hazardous Materials ” shall mean any hazardous substance or any pollutant or contaminant defined as such in, or for purposes of, any federal, state or local statute, law, ordinance, code, rule, regulation, order or decree, in each case as now or hereafter in force and effect; asbestos or any substance or compound containing asbestos; polychlorinated biphenyls or any substance or compound containing any polychlorinated biphenyl; petroleum and petroleum products; pesticides; and any other hazardous, toxic or dangerous waste, substance or material but excluding materials customarily used in the construction and maintenance of buildings, and cleaning materials, office products and other materials customarily used in the operation of properties such as the Property, provided that, in each case, such materials are stored, handled, used and disposed of in compliance with applicable laws and regulations and are individually and in the aggregate not in such quantities as may result in contamination of the Property or any part thereof.

 

7  

 

 

Improvements ” shall mean all structures, all paving, lighting, landscaping, utility lines and equipment and all other site improvements and all other improvements to be constructed on the Land in accordance with the Plans and Specifications.

 

In Balance ” shall mean that, as of any date of determination, as determined in Administrative Agent’s sole and absolute discretion: (1) the Available Proceeds are sufficient to pay (i) the unpaid costs and expenses that will be incurred to complete all Project items and all operating expenses to be incurred in connection with the Project, and (ii) all Project Costs remaining unpaid and all operating, management and other expenses of the Project, (2) the costs and expenses to complete each line item in the Budget do not exceed the Available Proceeds allocated therefor and (3) the remaining Contingency as a percentage of the remaining Budget is at least as great as such percentage was on the Loan Opening Date.

 

Indemnifiable Amounts ” has the meaning ascribed to such term in Section 10.7 of this Agreement.

 

Indemnified Party ” has the meaning ascribed to such term in Section 11.9 of this Agreement.

 

Indemnity Agreement ” shall mean that certain Environmental Indemnity Agreement dated as of even date herewith by Borrower and Guarantors in favor of Administrative Agent for the benefit of the Lenders, as the same may be amended, restated, modified or supplemented and in effect from time to time.

 

Initial Advance ” shall mean the first draw or disbursement made from the proceeds of the Loans.

 

Initial Maturity Date ” shall mean December 16, 2018.

 

Interest Period ” shall mean a period of one (1) month provided that:

 

(a)           if any Interest Period would otherwise end on a day that is not a Business Day, such Interest Period shall be extended to the following Business Day unless the result of such extension would be to carry such Interest Period into another calendar month, in which event such Interest Period shall end on the preceding Business Day; and

 

(b)           any Interest Period that begins on a day for which there is no numerically corresponding day in the calendar month at the end of such Interest Period shall end on the last Business Day of the calendar month at the end of such Interest Period.

 

Interest Rate ” shall mean the Adjusted LIBOR Rate, unless Converted to the Base Rate pursuant to Section 3.9(a)(ii) or Section 3.9(b) .

 

8  

 

 

Interest Rate Determination Date ” shall mean, for the initial disbursement of the Loans, the date of such disbursement, and for all other purposes, the second (2 nd ) Business Day prior to the proposed commencement of a LIBOR Rate Loan or a Base Rate Loan or the Continuation of a LIBOR Rate Loan or the Conversion of a LIBOR Rate Loan to a Base Rate Loan.

 

Interest Reserve ” shall have the meaning ascribed to such term in Section 5.6 of this Agreement.

 

Land ” shall mean the tract or tracts of land located in the City of Atlanta, Fulton County, Georgia 30324, commonly known as 2740 Cheshire Bridge Road, NE and legally described in Exhibit A attached hereto.

 

Lease ” or “ Leases ” shall have the meanings ascribed to such terms in the Mortgage.

 

Lending Office ” means, for each Lender and for each Type of Loan, the office of such Lender specified as such on its signature page hereto or in the applicable Assignment and Acceptance Agreement, or such other office of such Lender as such Lender may notify Administrative Agent in writing from time to time.

 

LIBOR Rate ” shall mean, on the Interest Rate Determination Date thereof, a variable rate of interest equal to, at Administrative Agent’s election (i) the rate described as the “London Interbank Offered Rate” for the applicable Interest Period in the Money Rates section of The Wall Street Journal, or (ii) the rate of interest determined by Administrative Agent in accordance with its usual procedures (which determination shall be conclusive absent manifest error) to be the London interbank offered rate for U.S. Dollars for the applicable Interest Period based upon the information presented on Bloomberg, L.P., page “BBAM”, or such other page as may replace page BBAM on that service (the “Libor Index Page”), as of 11:00 a.m. (London time) on the day of determination of such LIBOR Rate. If the Libor Index Page or The Wall Street Journal ceases to provide such quotes, a comparable replacement, as determined by Administrative Agent, may be used by Administrative Agent. If on any date of determination (a) more than one “London Interbank Offered Rate” for the applicable Interest Period is published in The Wall Street Journal, or (b) more than one London interbank offered rate for the applicable Interest Period appears on the Libor Index Page, the highest of such rates will be the rate used for such day. Administrative Agent’s determination of the LIBOR Rate shall be conclusive, absent manifest error and shall remain fixed during such Interest Period.

 

LIBOR Rate Loan ” shall mean each portion of the outstanding Principal Balance of the Loans that is bearing interest at an applicable Adjusted LIBOR Rate.

 

Loan ” or “ Loans ” shall mean the loans from Lenders to Borrower in an amount not to exceed Thirty Eight Million One Hundred Thirty Thousand and No/100 Dollars ($38,130,000.00) in the aggregate, which are to be disbursed pursuant to this Agreement and which loans shall otherwise be governed by the provisions hereof.

 

Loan Advance ” shall mean a disbursement of all or any portion of the Loans.

 

9  

 

 

Loan Documents ” shall mean this Agreement, the Mortgage, the Notes, the Assignment of Leases and Rents, the Assignment of Management Agreement, the Pledge Agreement, the Indemnity Agreement, the Guaranty, the Rate Management Agreement, if any, the Fee Letter, the UCC-1 financing statements to be filed against Borrower, the UCC-1 fixture filing to be recorded against the Real Property and every other document now or hereafter evidencing, securing or otherwise executed in conjunction with the Loans, together with all amendments, restatements, supplements and modifications thereof.

 

Loan Expenses ” shall mean, collectively, the expenses, charges, costs (including both hard costs and soft costs) and fees relating to the making, administration, negotiation, documentation or any other aspect of the Loans or relating to the performance of the Work, including, without limitation, Administrative Agent’s and Lenders’ reasonable attorneys’ fees and costs actually incurred at standard hourly rates (without regard to any statutory attorneys' fees provisions) in connection with the negotiation, documentation and enforcement of the Loans, the fees of the Consultant, all recording fees and charges, title insurance charges and premiums, escrow fees, fees of insurance consultants, costs of surveys and of other bonds required by the Title Company in connection with clearing title to the Real Property or the issuance of title reports, binders, policies and the like, and all other costs, expenses, charges and fees referred to in or necessitated by the terms of this Agreement or any of the other Loan Documents.

 

Loan Opening Date ” shall mean the date of this Agreement.

 

Material Adverse Occurrence ” shall mean an occurrence of any nature (including any adverse determination in any litigation, arbitration or governmental investigation or proceeding) which materially adversely affects the financial condition or operations of Borrower and/or any Guarantor, with respect to the Project such that the Borrower and/or any Guarantor (as applicable) no longer meets any material requirement or threshold used by Administrative Agent in underwriting the Loan, or materially impairs the ability of Borrower and/or any Guarantor to perform its obligations under the Loan Documents or the ability of Administrative Agent or any Lender to enforce its rights or remedies under the Loan Documents.

 

Material Subcontract ” shall mean those certain contacts for subcontractor work by and between Borrower or Contractor and the following entities: (i) Eagle Excavating, (ii) Earth Tech, (iii) Atlanta Precast, (iv) Arango, (v) Roswell, (vi) Sunshine State, (vii) JR Hobbs, (viii) FLSA, and (ix) Power Design.

 

Maturity Date ” shall mean the Initial Maturity Date or the Extended Maturity Date, as applicable and as they may be earlier terminated or extended in accordance with the terms of this Agreement.

 

Mortgage ” shall mean the Deed to Secure Debt, Security Agreement, Assignment of Leases and Rents and Fixture Filing encumbering the Property dated as of even date herewith by Borrower for the benefit of Administrative Agent for the benefit of the Lenders to secure the Loans, as the same may be amended, restated, modified or supplemented and in effect from time to time.

 

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Net Operating Income ” shall mean all Gross Revenues minus all Operating Expenses.

 

Non-Consenting Lender has the meaning ascribed to such term in Section 10.12(g) of this Agreement.

 

Note ” or “ Notes ” shall mean the Promissory Note or Promissory Notes evidencing the Loans to Borrower payable to the order of each Lender in the maximum principal amount of such Lender’s Commitment, as the same may be amended, restated, modified or supplemented and in effect from time to time.

 

Notional Interest Rate ” shall mean a rate of interest equal to the greatest of (i) the interest rate of six percent (6.0%) per annum and (ii) the aggregate per annum rate equal to the Treasury Rate plus two and one-half percent (2.5%) and (iii) the actual rate of interest accruing on the Loans as of the Determination Date taking into account any interest rate risk management agreement that exists).

 

Obligations ” means, individually and collectively: (a) the aggregate Principal Balance of, and all accrued and unpaid interest on, all Loans; (b) all Rate Management Obligations; and (c) all other indebtedness, liabilities, obligations, covenants and duties of Borrower and the other Obligors owing to Administrative Agent or any Lender of every kind, nature and description, under or in respect of this Agreement or any of the other Loan Documents, including, without limitation, the fees and indemnification obligations, whether direct or indirect, absolute or contingent, due or not due, contractual or tortious, liquidated or unliquidated, and whether or not evidenced by any promissory note.

 

Obligors ” shall mean any Person now or hereafter primarily or secondarily obligated to pay all or any part of the Obligations, including, without limitation, Borrower and the Guarantors.

 

OFAC ” has the meaning ascribed to such term in Section 7.17 of this Agreement.

 

Operating Expenses ” shall mean the greater of (i) the estimated annual expenses with respect to the operation or the ownership of the Property as set forth in the most current appraisal of the Property in Administrative Agent’s possession, and (ii) all actual expenditures of all kinds for the applicable Calculation Period (excluding any extraordinary non-recurring expenses), borne by Borrower without actual reimbursement, calculated on an annualized basis, made with respect to the operation or the ownership of the Property in the normal course of business determined on an accrual basis consistent with industry standards for such period (as determined by GAAP including, but not limited to, as applicable, expenditures for taxes (assuming the full assessment of the Property as provided and confirmed by the applicable taxing authorities, provided however, such assumption shall not include any abatement of the taxes on the Improvements during the term of the Loans), insurance, repairs, replacements, maintenance, tenant improvements, leasing commissions, management fees (such management fees to be in an amount equal to the greater of (a) the actual fees due under the Property Management Contract (or any replacement thereof as approved by Administrative Agent) and (b) three percent (3%) per annum), salaries, advertising expenses, professional fees, wages and utility costs, amounts payable with respect to the Property under or with respect to any title exceptions reasonably permitted by Administrative Agent and reserves for repairs and replacements and for capital expenditures (such reserves for capital expenditures to be in an amount equal to Two Hundred Fifty and No/100 Dollars ($250.00) per unit per annum) and reasonable additions thereto; but expressly excluding: (a) any debt service on the Notes, (b) expenditures made out of reserves previously created; and (c) non-cash charges, specifically including depreciation. Notwithstanding the foregoing, if at the time of any determination of Operating Expenses under this Agreement, the expenses cited in the appraisal referred to in part (i) of this definition are greater than the expenses referenced in part (ii) of this definition, Administrative Agent shall consider in good faith and acting with reasonable discretion whether to approve and utilize such expenses in determining the Operating Expenses.

 

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Owner ” has the meaning ascribed to such term in Section 7.14(d) of this Agreement.

 

Participant ” has the meaning ascribed to such term in Section 10.11(b) of this Agreement.

 

Permitted Exceptions ” shall mean the exceptions to the title of the Real Property listed on Exhibit C attached hereto and all Leases of the Property (approved by Administrative Agent if such approval is required) hereafter executed in accordance with the terms of the Loan Documents.

 

Permitted Transfers ” means the following so long as (i) the original guaranties signed by each party comprising Guarantor remain in full force and effect (unless replaced by a Replacement Guarantor in accordance with this Agreement) and (ii) management of the Project (including, without limitation, management of the construction of the Project if construction has not been completed) remains reasonably satisfactory to the Administrative Agent:

 

(c)           a Transfer by devise or descent or by operation of law upon the death of an individual member, partner or shareholder of any Person that is an indirect legal or beneficial owner of Borrower;

 

(d)           a Transfer of the membership interests in BR/CDP CB Venture LLC (“ Venture ”), the sole manager of Borrower and a beneficiary of the BR/CDP Cheshire Bridge Trust (the “Trust”), the sole member of Borrower, by BR Cheshire Member, LLC (“ BR Member ”) to CB Developer LLC, a Georgia limited liability company (the “ CDP Member ”);

 

(e)           as long as the Control Condition remains satisfied after the Transfer, any Transfer of direct or indirect ownership interests in CDP Member or in any entity which owns, directly or indirectly, any ownership interests in CDP Member or any such owner of any direct or indirect ownership interests in CDP Member;

 

(f)           a Transfer of interests in BR Member by Bluerock Special Opportunity + Income Fund III, LLC, (together with any permitted successor or assign, the “ Existing Member ”) or a direct or indirect interest in an Existing Member to another Existing Member or to Affiliates of BR Member, further provided after such Transfer (i) the BR Member continues to be Controlled, directly or indirectly, by Bluerock Real Estate, L.L.C. and/or BR REIT; (ii) BR Member continues to be a member of Venture and Venture continues to be both the sole manager of CB Owner, LLC and a beneficiary of the Trust and (iii) the Trust continues to be the sole member of Borrower;

 

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(g)           a Transfer of direct or indirect interests in BR Member by (1) the admission of Bluerock Residential Growth REIT, Inc (“ BR REIT ”), Bluerock Residential Holdings, LP (“ BR Operating Partnership ”) or an Affiliate directly or indirectly owned and controlled by BR REIT or BR Operating Partnership as a preferred equity member of BR Member holding typical preferred equity rights in BR Member as the owners of BR Member approve, including but not limited to, the right to a preferred return with respect to the other members of BR Member, consent rights over certain major decisions of BR Member, additional management control over BR Member in the event of a default under the preferred equity terms, and the right to dilute the ownership and other rights of the other members of BR Member in connection with any failure to comply with the preferred equity terms (and the associated modification of the limited liability company agreement of BR Member in order to reflect such terms), (2) the conversion of such preferred equity membership interest, anticipated to occur within six (6) months before or after the stabilization of the Property, into a common membership interest in, and management control over, BR Member by the preferred equity party (and the associated modification of the limited liability company agreement of BR Member to reflect such terms), and (3) the redemption by the BR Member of the preferred equity party’s preferred equity membership interest in accordance with the terms of Article X of the Bluerock Member’s operating agreement; provided after such Transfer (i) Administrative Agent receives written notice of, and an organizational chart reflecting, the new structure; (ii) BR Member continues to be a member of Venture and Venture continues to be both the sole manager of Borrower and a beneficiary of the Trust; (iii) the Trust continues to be the sole member of the Borrower; and (iv) the parties exercising Control of Borrower, including without limitation principals of the Guarantors, continue to maintain substantially the same degree of Control, directly or indirectly, over Borrower as they did on the date of this Agreement;

 

(h)           a Transfer (including any issuance or redemption) of non-controlling membership interests, corporate stock, partnership interests or other ownership interests in any direct or indirect owner of the BR Member, including the Existing Members and, following a Transfer pursuant to subsection (e) above, BR REIT and/or BR Operating Partnership (or an Affiliate directly or indirectly owned or controlled by BR REIT or BR Operating Partnership (the “ Affected Entity ”), provided after such Transfer (i) the Affected Entity continues to be Controlled by the same Person or Persons that Controlled the Affected Entity prior to such Transfers; (ii) BR Member continues to be a member of Venture and Venture continues to be both the sole manager of Borrower and a beneficiary of the Trust; (iii) the Trust continues to be the sole member of Borrower; and (iv) the parties exercising Control of Borrower continue to maintain substantially the same degree of Control, directly or indirectly, over Borrower as they did on the date of this Agreement;

 

(i)           any Transfers, issuances or redemptions of direct or indirect ownership interests in CDP Member so long as following such Transfer: (1) the Control Condition is satisfied, (2) CDP Member continues to be Controlled by Catalyst Development Partners II, LLC and (3) no less than 51% of the ownership interests in Catalyst Development Partners II, LLC continue to be owned directly or indirectly by Robert Meyer, Mark Mechlowitz, Jorge Sardinas or Robert Fishal.

 

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(j)           a transfer of direct or indirect interests in BR Member in conjunction with a sale of a majority (or all) of the outstanding shares (or partnership interests) of BR REIT or BR Operating Partnership, or a merger, combination or “roll-up” of BR REIT (or its operating partnership) into a partnership, limited liability company or other entity or participation in an UPREIT, DOWNREIT or similar transaction with a real estate investment trust or other entity (any of the foregoing hereinafter referred to as a “ REIT Sale ”), where the succeeding entity has a net worth and liquidity no less than the greater of (a) $200,000,000 and $25,000,000, or (b) that of BR REIT or BR Operating Partnership, its operating partnership, as the case may be, have on the date of the transfer and is engaged in the business of owning and operating commercial real estate properties.;

 

(k)           a transfer of membership interests in Venture by the CDP Member to the BR Member (and the corresponding transfer of the tenant in common/beneficial trust interests of Commander Habersham, LLC and Duke of Lexington, LLC to the BR Member); provided, however, that notwithstanding anything to the contrary contained herein, any Transfer of membership interests in Venture by CDP Member to BR Member pursuant to the buy/sell provisions in the operating agreement of Venture or any other Transfer that results in CDP Member no longer being a Manager of Venture and neither the CDP Member nor any principals of the Guarantors exercising substantially the same degree of Control, directly or indirectly, over Venture as they exercised on the date of this Agreement, shall be subject to the prior written approval of Administrative Agent in Administrative Agent’s sole but reasonable discretion; and

 

(l)           a transfer of the tenant in common/beneficial trust interests held by Commander Habersham, LLC and Duke of Lexington, LLC to one another or to Venture, whether pursuant to the exercise of remedies under the Tenant in Common Documents or otherwise.

 

For purposes hereof “Control Condition” will mean that the current guarantors will continue to exercise substantially the same degree of control over the Borrower and Venture as they do at Closing or if the BR REIT has become a Replacement Guarantor, the BR REIT continues to exercise substantially the same degree of control over the Borrower and Venture as it does at the time that it became the Replacement Guarantor .

 

Person ” shall mean any individual, firm, corporation, business enterprise, trust, association, joint venture, partnership, governmental body or other entity, whether acting in an individual, fiduciary or other capacity.

 

Personal Property ” shall have the meaning ascribed to such term in the Mortgage.

 

Plans and Specifications ” shall mean, collectively, the architectural and engineering plans and specifications relating to the Work, or any portion thereof, all of which must be acceptable to Administrative Agent in its sole but reasonable discretion.

 

Post-Foreclosure Plan ” shall have the meaning ascribed to such term in Section 10.13 .

 

Prime Rate ” shall mean an annual rate of interest equal to the prime rate as announced from time to time by Administrative Agent or its parent (which is not necessarily the lowest rate charged to any customer), adjusted and changing immediately when and as said prime rate changes.

 

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Principal Balance ” shall mean the unpaid principal balance of the Loans outstanding from time to time.

 

Principal Office ” shall mean 120 S. LaSalle Street, Chicago, Illinois 60603.

 

Project ” shall mean a multi-family development with 282 Class “A” apartment units and related Improvements to be developed in accordance with the terms of this Agreement.

 

Project Costs ” shall mean all costs required to complete the Project, including, without limitation, each of the following items, but only to the extent specifically set forth in the Budget and only to the extent specifically required to complete the Project:

 

(a)           The actual hard costs of completing construction of the Improvements, including demolition and environmental remediation costs, if any;

 

(b)           The actual costs of acquiring the Land and acquiring and installing the Personal Property;

 

(c)           Premiums for title, casualty, liability and other insurance required by Administrative Agent;

 

(d)           The cost of recording and filing the applicable Loan Documents;

 

(e)           Real estate taxes and other assessments which Borrower is obligated to pay during the term of the Loans;

 

(f)           Interest, fees and similar charges payable by Borrower to Administrative Agent or any Lender hereunder or under the Notes or any of the other Loan Documents;

 

(g)           Legal and other closing costs;

 

(h)           Architectural and consulting fees;

 

(i)           The Development Fee (paid over twenty-two (22) months in equal monthly installments);

 

(j)           Such other soft costs as may be set forth in the Budget or as may be hereafter approved in writing by Administrative Agent; and

 

(k)           All other Loan Expenses.

 

Property ” shall mean the Real Property and the Personal Property (whether before or after completion of the Work) and all other tangible and intangible assets benefitting or otherwise appertaining to the Project, including, without limitation, all of the collateral for the Loans described in the Loan Documents.

 

Property Management Contract ” shall mean that certain Management Agreement to be executed post-closing by and between Borrower and the Property Manager, as amended, restated, modified or supplemented in accordance with the terms of this Agreement.

 

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Property Manager ” shall mean Greystar Real Estate Partners LLC, who shall serve as the property manager for the Property in connection with the terms of the Property Management Contract.

 

Purchase Notice ” has the meaning ascribed to such term in Section 3.7(b) of this Agreement.

 

Purchasing Party ” has the meaning ascribed to such term in Section 10.12(g) of this Agreement.

 

Rate Management Agreement ” shall mean any agreement, device or arrangement providing for payments which are related to fluctuations of interest rates, exchange rates, forward rates, or equity prices, including, but not limited to dollar-denominated or cross-currency interest rate exchange agreements, forward currency exchange agreements, interest rate cap or collar protection agreements, forward rate currency or interest rate options, puts and warrants, and any agreement pertaining to equity derivative transactions (e.g., equity or equity index swaps, options, caps, floors, collars and forwards), including, without limitation, any ISDA Master Agreement between Borrower and Administrative Agent or any Affiliate of Administrative Agent, and any schedules, confirmations and documents and other confirming evidence between the parties confirming transactions thereunder, all whether now existing or hereafter arising, and in each case as the same may be amended, restated, modified or supplemented and in effect from time to time.

 

Rate Management Obligations ” shall mean any and all obligations of Borrower to Administrative Agent or any Affiliate of Administrative Agent, whether absolute, contingent or otherwise and howsoever and whensoever (whether now or hereafter) created, arising, evidenced or acquired (including all renewals, extensions and modifications thereof and substitutions therefore), under or in connection with (i) any and all Rate Management Agreements, and (ii) any and all cancellations, buy-backs, reversals, terminations or assignments of any Rate Management Agreement.

 

Real Property ” shall mean the Land, the Improvements and all easements and appurtenants thereto.

 

Register ” has the meaning ascribed to such term in Section 10.11(d) of this Agreement.

 

Regulatory Change ” shall mean, with respect to any Lender, any change in Applicable Law effective after the date hereof (including without limitation, Regulation D of the Board of Governors of the Federal Reserve System) or the adoption or making after such date of any interpretation, directive or request applying to a class of banks, including such Lender, of or under any Applicable Law (whether or not having the force of law and whether or not failure to comply therewith would be unlawful) by any Governmental Authority or monetary authority charged with the interpretation or administration thereof or compliance by any Lender with any request or directive regarding capital adequacy.

 

Requisite Lenders ” shall mean, as of any date, Lenders whose aggregate Commitment Percentage equals or exceeds sixty-six and two thirds of one percent (66-2/3%) (excluding Defaulting Lenders who, accordingly, are not entitled to vote), or if the Commitments (or any part thereof) are no longer in effect, Lenders holding at least sixty-six and two thirds of one percent (66-2/3%) of the aggregate outstanding principal amount of the Loans (excluding Defaulting Lenders who, accordingly, are not entitled to vote).

 

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Replacement Guarantor ” shall mean any Person who becomes a Guarantor in accordance with this Agreement and replaces one or more of the original Guarantors.

 

Reserves ” shall mean the reserves described in Section 3.1(b) of this Agreement.

 

Retainage ” shall mean the portion of each Loan Advance retained by Administrative Agent in accordance with Section 5.2 of this Agreement.

 

Second Extended Maturity Date ” shall mean December 16, 2020.

 

Second Extension Option ” has the meaning ascribed to such term in Section 3.5(b) of this Agreement.

 

Second Extension Request ” has the meaning ascribed to such term in Section 3.5(b)(i) of this Agreement.

 

Signing Entity shall mean any entity (other than Borrower itself) that appears in the signature block of Borrower in any Loan Document, if any.

 

State ” shall mean the state in which the Real Property is located.

 

Subcontractor ” shall mean any person or entity having a contract with Contractor or any Subcontractor for the construction, equipping or supplying by such Subcontractor of any portion of the Project.

 

Subcontracts ” shall mean all subcontracts now or hereafter entered into by the Contractor or Borrower for the construction of any of the Improvements or the installation of any of the Personal Property or the performance of any other aspect of the Work, together with all sub-subcontracts, material or equipment purchase orders, equipment leases and other agreements entered into by the Contractor, any Subcontractor or any other party supplying labor or materials in connection with the Work.

 

Survey ” shall mean the plat of survey of the Real Property as described in Section 4.2 of this Agreement.

 

Taking ” has the meaning ascribed to such term in Section 10.10 of this Agreement.

 

Taxes ” has the meaning ascribed to such term in Section 3.8 of this Agreement.

 

Tenant ” shall mean each tenant hereafter occupying space at the Real Property pursuant to a Lease.

 

Title Company ” shall mean Calloway Title and Escrow, LLC as agent for First American Title Insurance Company.

 

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Title Policy ” shall mean the title insurance policy described in Section 4.4 of this Agreement.

 

Treasury Rate ” shall mean the yield (converted as necessary to an annual interest rate) on the United States Treasury Security (as hereinafter defined) having a maturity date closest to ten (10) years from the Determination Date as displayed in the Bloomberg Financial Markets system at approximately 8:00 a.m. Chicago, Illinois time on the second (2nd) Business Day preceding the Determination Date, provided, however, if the Bloomberg Financial Markets system is no longer available, Administrative Agent, in its sole discretion, shall designate another daily financial or governmental news service or publication of national circulation to be used to determine such yield and/or such spread. As used herein “United States Treasury Security” shall mean any actively traded United States Treasury bond, bill or note, and if more than one issue of United States Treasury Security is scheduled to mature on or about ten (10) years from the Determination Date then to the extent possible, the United States Treasury Security maturing closest and prior to the tenth (10 th ) anniversary of the Determination Date will be chosen as the basis of the yield.

 

Type ” shall mean with respect to any Loan, refers to whether such Loan is a LIBOR Rate Loan or Base Rate Loan.

 

Unmatured Default ” shall mean an event or circumstance that with the giving of notice, the passage of time, or both, would constitute an Event of Default: provided no Unmatured Default shall prohibit Borrower from exercising any rights hereunder, realizing any benefits hereunder or obtaining or realizing any threshold or benchmark set forth in the Loan Documents if the event or circumstance that constitutes the Unmatured Default is cured within the applicable cure period. By way of example, an Unmatured Default shall not prohibit or impede (i) Borrower’s ability to extend the term of the Loan pursuant to Section 3.5 hereof, or (ii) the reduction of the Principal Cap pursuant to the terms of any Guaranty if the event or circumstance that constitutes the Unmatured Default is cured within the applicable cure period.

 

Work ” shall mean the performance of all work to be performed and the supplying of all materials to be supplied in connection with the building, furnishing, fixturing and equipping of the Project, all in accordance with the provisions of this Agreement and with the Plans and Specifications, the Budget and the other documentation approved by Administrative Agent and as necessary to receive a final certificate of occupancy from the appropriate governing municipality.

 

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SECTION 3.
LOAN TERMS

 

3.1.          Commitments, Loans and Notes.

 

(a)           Generally . Subject to the terms and conditions hereof, each Lender severally and not jointly agrees to make Loans to Borrower in an aggregate principal amount at any one time outstanding up to, but not exceeding, the amount of such Lender’s Commitment less such Lender’s Commitment Percentage of the Reserves; provided that, the Lenders shall not be required to disburse any Loan Advances at any time that the Loan is not In Balance or if the requested disbursement would cause the Loan to not be In Balance. Borrower shall request and Lenders shall be required to make, subject to the terms and conditions provided herein, disbursements of the Loan not more frequently than once each calendar month, except as otherwise reasonably approved by Administrative Agent. Administrative Agent, on account of the Lenders, may at any time take such action as it deems appropriate to verify that the conditions precedent to each disbursement have been satisfied, including, without limitation, verification of any amounts due under the Construction Contract or any Subcontract. Borrower agrees to cooperate with Administrative Agent in any such action. If in the course of any such verification, any amount shown on any contract or Subcontract entered into for the performance of any portion of the Work, or any application for payment, sworn statement or waiver of lien is subject to a possible discrepancy, Borrower shall resolve such discrepancy to Administrative Agent’s reasonable satisfaction prior to any disbursements being made. Borrower hereby requests and authorizes Administrative Agent to make Loan Advances directly to itself or the Lenders, as applicable, for payment and reimbursement of all Loan Expenses incurred by the Lenders and Administrative Agent in connection with the Loans.

 

(b)           Reserves . In addition to any reserves for specific line items that are already established in the Budget, Administrative Agent, on behalf of the Lenders, may establish and set aside out of the undisbursed proceeds of the Loans, reserves (collectively, the “ Reserves ”) in such amounts as may be reasonably estimated by Administrative Agent from time to time to provide for payment of the items of any Project Cost as the same may accrue or become payable prior to the repayment in full of the Loan. Except as may be approved in advance by Administrative Agent (which approval shall not be unreasonably withheld, conditioned or delayed), amounts set aside as Reserves shall not be available for disbursement to Borrower for any purpose other than payment of the item or group of items for which the Reserve was established. Based upon the facts then available to Administrative Agent, Administrative Agent may adjust and reallocate the amount of any Reserve from time to time upon delivery of prior written notice to Borrower. Items for which Reserves may be established shall include, but not be limited to, (i) Loan Expenses, (ii) interest on the Loans, (iii) real estate taxes and assessments, (iv) premiums on insurance policies and bonds (if any) required to be furnished by Borrower hereunder, (v) leasing commissions and tenant improvements, if applicable, and (vi) contingencies. The reasonable determination of the amount of the Reserves by Administrative Agent from time to time, and the reasonable estimates made by Administrative Agent from time to time in connection therewith, shall be controlling; provided that the calculations of such determinations and estimates shall be provided to Borrower upon request therefor. Interest shall not accrue on the Reserves until same are disbursed. Provided that no Unmatured Default or Event of Default has occurred and is continuing under this Agreement or any of the other Loan Documents, Administrative Agent shall disburse the Reserves for the purposes and uses thereof, by paying the items for which the Reserves were set aside, or by reimbursing Borrower for having paid the same upon production of satisfactory evidence of such payments.

 

(c)           Notes. The Loans made by each Lender shall be evidenced by certain Promissory Notes of Borrower, each substantially in the form of Exhibit B hereto, with appropriate insertions therein as to payee, date and principal amount, payable to the order of such Lender. The date, amount and type of each advance and payment or prepayment of principal with respect thereto, each Continuation thereof, and, in the case of LIBOR Rate Loans, the length of each Interest Period with respect thereto, shall be recorded by each Lender on its books and (at the discretion of each Lender) endorsed by each Lender on the schedules annexed to and constituting a part of its Note. Each such recordation, to the extent consistent with the reasonable determination of Administrative Agent, shall constitute prima facie evidence of the accuracy of the information so recorded in the absence of manifest error. The Note of each Lender shall (i) be dated the date hereof or, if a Lender’s interest is hereafter assigned, the effective date of such assignment, (ii) be stated to mature on the Maturity Date, and (iii) provide for the payment of principal and interest in accordance with Section 3.3 hereof.

 

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(d)           Commitments Several . The failure of any Lender to make a requested Loan on any date shall not relieve any other Lender of its obligation (if any) to make a Loan on such date, but no Lender shall be responsible for the failure of any other Lender to make any Loan to be made by such other Lender.

 

(e)           Fees . Administrative Agent has fully earned a non-refundable loan fee in the amount set forth in the Fee Letter and certain construction administrative fees as set forth in the Fee Letter.

 

(f)           Replacement Guarantors . Borrower's Obligations hereunder are guaranteed by the Guarantors pursuant to the Guaranty. Any provision of this Agreement or any other Loan Document to the contrary notwithstanding, in the event of death or incapacity of any Guarantor, no Event of Default shall be deemed to have occurred provided, that (i) management of the Project (including, without limitation, management of the construction of the Project if construction has not been completed) remains satisfactory to Administrative Agent and (ii) a Replacement Guarantor satisfactory to Administrative Agent in its sole discretion executes a Guaranty in substantially the same form as the Guaranty signed by the deceased or incapacitated Guarantor. Bluerock Residential Growth REIT, Inc. shall be deemed an acceptable Replacement Guarantor for part (ii) above as long as it can demonstrate to Administrative Agent’s reasonable satisfaction that its publicly reported liquidity is in excess of $15,000,000.00 and it is not in default under any material agreement, indenture or instrument to which it is a party or by which it is bound.

 

3.2.          Interest Rates, Late Charges.

 

(a)           Interest Rate . Borrower promises to pay to Administrative Agent, for the account of each Lender, interest on the unpaid principal amount of each Loan made by such Lender for the period from and including the date of the making of such Loan, to (but excluding) the date such Loan shall be paid in full, at the Adjusted LIBOR Rate for such Loan for the Interest Period therefore, subject to Section 3.2(b) , Section 3.9(a) , Section 3.9(a) , and Section 3.9(b) hereof.

 

(b)           Default Rate . Upon the occurrence of an Event of Default under this Agreement or any of the other Loan Documents and thereafter until such Event of Default is cured (to the satisfaction of Administrative Agent), and after the Maturity Date or following the acceleration of the maturity of the Loans, Administrative Agent, at its option, may, if permitted under Applicable Law, increase the rate of interest on the Principal Balance and any other amounts then owing by Borrower to Administrative Agent or Lenders to the Default Rate until paid in full.

 

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(c)           Late Charge . If any payment under this Agreement or any other Loan Document is not made within five (5) days after such payment is due (except for any principal payment due on the Maturity Date), and such failure of timely payment is not caused (in whole or in part) by any wrongful act, wrongful failure or wrongful delay by Administrative Agent or any Lender, then, in addition to the payment of the amount so due, Borrower shall pay to Administrative Agent for the account of Lenders a “late charge” equal to five percent (5.0%) of the amount of that payment. This late charge may be assessed without notice, shall be immediately due and payable and shall be in addition to all other rights and remedies available to Administrative Agent. Borrower agrees that the damages to be sustained by the Lenders for the detriment caused by any late payment are extremely difficult and impractical to ascertain, and that the amount of five cents ($0.05) for each one dollar due is a reasonable estimate of such damages, does not constitute interest, and is not a penalty.

 

(d)           Number of Interest Periods . N/A

 

(e)           Minimum Amounts for Borrowings . N/A

 

(f)           Computations . Unless otherwise expressly set forth herein, any accrued interest on any Loan, any fees or any other Obligations due hereunder shall be computed on the basis of a year of three hundred sixty (360) days and the actual number of days elapsed.

 

(g)           Initial Interest Period . The Interest Period shall be a one-month Interest Period.

 

(h)           Continuation . Each LIBOR Rate Loan will automatically, on the last day of the current Interest Period therefor, continue as a LIBOR Rate Loan with a one-month Interest Period.

 

(i)           Usury . In no event shall the amount of interest due or payable on the Loans or other Obligations exceed the maximum rate of interest allowed by Applicable Law and, if any such payment is paid by Borrower or received by any Lender, then such excess sum shall be credited as a payment of principal, unless Borrower shall notify the respective Lender in writing that Borrower elects to have such excess sum returned to it forthwith. It is the express intent of the parties hereto that Borrower not pay and the Lenders not receive, directly or indirectly, in any manner whatsoever, interest in excess of that which may be lawfully paid by Borrower under Applicable Law. Borrower agrees to the effective rate of interest provided herein plus any additional rate of interest resulting from any other charges in the nature of interest paid or to be paid by Borrower in connection with the Notes or this Agreement.

 

(j)           Agreement Regarding Interest and Charges . The parties hereto hereby agree and stipulate that the only charge imposed upon Borrower for the use of money in connection with this Agreement is and shall be the interest specifically described in Section 3.2(a) and Section 3.3(a) . Notwithstanding the foregoing, the parties hereto further agree and stipulate that all agency fees, syndication fees, arrangement fees, amendment fees, up-front fees, commitment fees, facility fees, unused fee, exit fees, closing fees, letter of credit fees, underwriting fees, default charges, late charges, funding or “breakage” charges, increased cost charges, reasonable attorneys’ fees and costs actually incurred at standard hourly rates (without regard to any statutory attorneys' fees provisions) and reimbursement for costs and expenses paid by Administrative Agent or any Lender to third parties or for damages incurred by Administrative Agent or any Lender, or any other similar amounts are charges made to compensate Administrative Agent or any such Lender for underwriting or administrative services and costs or losses performed or incurred, and to be performed or incurred, by Administrative Agent and the Lenders in connection with this Agreement and shall under no circumstances be deemed to be charges for the use of money. Any use by Borrower of certificates of deposit issued by any Lender or other accounts maintained with any Lender has been and shall be voluntary on the part of Borrower. All charges other than charges for the use of money shall be fully earned and nonrefundable when due.

 

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3.3.          Payments.

 

(a)           Payments of Interest. Commencing January 1, 2016 and on the first (1 st ) day of each calendar month thereafter, Borrower shall pay accrued interest on each Loan in arrears. In addition, upon the payment, prepayment or Continuation of such Loan, Borrower shall pay accrued interest on the principal amount so paid, prepaid, or Continued. Interest payable at the Default Rate shall be payable from time to time on demand, in accordance with the provisions of Section 3.2(b). Promptly after the determination of any interest rate provided for herein or any change therein, Administrative Agent shall give notice thereof to the Lenders to which such interest is payable and to Borrower. All determinations of an Interest Rate hereunder, made by Administrative Agent in accordance with the applicable provisions of this Agreement, shall be conclusive and binding on the Lenders and Borrower for all purposes, absent manifest error.

 

(b)           Principal Payments. In addition to the interest payments required to be made pursuant to Section 3.3(a) above, in the event Borrower elects to extend the Initial Maturity Date pursuant to Section 3.5 below, Borrower shall make monthly payments of principal, each of which shall equal the principal portion of the payment for the applicable month that would be due based upon an amortization of the full committed Loan amount over a period of thirty (30) years using an assumed interest rate of six percent (6%) per annum. For clarification, if Borrower exercises the “First Extension Option” as provided in Section 3.5 below, the monthly principal payments that shall be due during such extension shall be the first twelve (12) payments from said amortization schedule and, if Borrower exercises the “Second Extension Option” as provided in Section 3.5 below, the monthly principal payments that shall be due during such extension will be the principal portion of the thirteenth (13 th ) through the twenty-fourth (24 th ) payments from said amortization schedule.

 

(c)           Repayment of Loans . Borrower shall repay the entire outstanding principal amount of, and all accrued but unpaid interest on, the Loans, together with all other amounts then outstanding under this Agreement on the Maturity Date (as the same may be extended pursuant to Section 3.5, hereunder).

 

3.4.          Prepayments .

 

(a)           Optional . Subject to Section 3.9(d) and except for any Rate Management Obligations, if applicable, Borrower may prepay in whole or in part any Loan at any time without premium or penalty. Borrower shall give Administrative Agent at least ten (10) days prior written notice of the prepayment of any Loan. Prepayments shall be accompanied by the payment of all accrued interest on the amount so prepaid and, in the case of prepayments of each LIBOR Rate Loan, by the amounts set forth in Section 3.9(a)(i) and Section 3.9(d) , if applicable.

 

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(b)           Mandatory . If at any time the aggregate principal amount of all outstanding Loans, exceeds the amount of the total Commitment in effect at such time, Borrower shall immediately pay to Administrative Agent for the accounts of the Lenders the amount of such excess. Such payment shall be applied by Administrative Agent to pay all amounts of principal outstanding on the Loans. If Borrower is required to pay any outstanding LIBOR Rate Loans by reason of this Section 3.4(b) prior to the end of the applicable Interest Period therefor, Borrower shall pay all amounts due under Section 3.9(d).

 

(c)           Out of Balance Payments . If Administrative Agent deems the Project to not be In Balance, Borrower shall, within five (5) Business Days after written request by Administrative Agent, deposit into an account maintained by Administrative Agent (and hereby pledged to Administrative Agent for the benefit of the Lenders as additional security for the Loans) an amount equal to the amount Administrative Agent in its sole discretion determines is required in order for the Loan to be In Balance; provided that if the Work has been completed, Borrower shall prepay the Loan by such amount rather than make such deposit. The sums thus deposited (but not the sums prepaid, if applicable, per the proviso in the preceding sentence) with Administrative Agent will be disbursed by Administrative Agent to complete the Work prior to any further disbursement of Loan proceeds. No interest shall be payable to Borrower on the amounts so deposited pursuant to this subparagraph.

 

3.5.          Extension of Maturity Date .

 

(a)           First Extension Option . Borrower shall have the option (the “ First Extension Option ”) to extend the Initial Maturity Date to the First Extended Maturity Date upon satisfaction of the following conditions precedent which must be satisfied prior to the Initial Maturity Date:

 

(i)           Extension Request . Borrower shall deliver written notice of such request (the “ First Extension Request ”) to Administrative Agent not later than the date which is sixty (60) days prior to the Initial Maturity Date;

 

(ii)          Payment of the Extension Fee . Borrower shall pay to Administrative Agent an extension fee for such extension in the amount of Ninety-Five Thousand Three Hundred Twenty-Five and No/100 Dollars ($95,325.00);

 

(iii)         No Default . On the date the First Extension Request is submitted and on the Initial Maturity Date, there shall exist no Unmatured Default or Event of Default;

 

(iv)         DSCR . As of the date of the First Extension Request, the Project has achieved a Debt Service Coverage Ratio of not less than 1.15 to 1.0;

 

(v)          Loan to Value . The aggregate Commitment of the Lenders shall not exceed seventy percent (70%) loan-to-value ratio on an “as-is” basis as determined by Administrative Agent based upon an appraisal satisfactory to Administrative Agent, at Borrower’s cost (which appraisal shall be a then current appraisal, at Borrower’s cost, if required by Administrative Agent);

 

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(vi)         Completion of Project . At the time of the First Extension Request, (i) the lien-free full completion of the Work and the construction of the Improvements shall have been completed in a manner acceptable to Administrative Agent acting in good faith, in accordance with the Loan Documents and the Construction Schedule, and substantially in accordance with the Plans and Specifications; and (ii) a final certificate of occupancy with respect to the Project shall have been issued by the applicable governmental authority. For the purposes of this provision, the completion of the Work and the construction of the Improvements shall be deemed to occur only at such time as Administrative Agent has received the following: (A) a certificate of completion from the Architect attesting to final completion of the Work, (B) a certificate of occupancy for the Project, and (C) construction date-down and interim mechanics’ lien endorsements to the Title Policy.

 

(vii)        Compliance Certificate; Financial Statements . Borrower shall have delivered to Administrative Agent (i) a Compliance Certificate executed by Borrower which shall be certified by Borrower as fairly and accurately presenting the information contained therein, (ii) compliance certificates in such form and content as may be reasonably required by Administrative Agent from each of the parties that comprise Guarantor as required under the Loan Agreement to confirm their collective compliance with the liquidity and net worth covenants in Section 11 of the Guaranty and (iii) current financial statements regarding Borrower and each Guarantor (dated not earlier than thirty (30) days prior to the First Extension Request) and all other financial statements and other information as may be required under the Loan Documents regarding Borrower, each Guarantor and the Property, and there shall not have occurred, in the reasonable opinion of Administrative Agent, any Material Adverse Occurrence or any event or condition which materially adversely affects the financial condition or operations of the Property or any material adverse change in any other state of facts submitted to Administrative Agent or any of the Lenders in connection with the Loan Documents, from that which existed on the date of this Agreement;

 

(viii)       Costs and Expenses . Whether or not the extension becomes effective, Borrower shall pay all actual out-of-pocket costs and expenses incurred by Administrative Agent and the Lenders in connection with the proposed extension (pre- and post-closing), including, without limitation, appraisal fees, environmental audit and legal fees; all such costs and expenses incurred up to the time of Administrative Agent’s written agreement to the extension shall be due and payable prior to Administrative Agent’s execution of that agreement (or if the proposed extension does not become effective, then upon demand by Administrative Agent), and any future failure to pay such amounts shall constitute an Event of Default under the Loan Documents ;

 

(ix)          Regulatory Requirements . All applicable regulatory requirements, including appraisal requirements, shall have been satisfied with respect to the extension; and

 

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(x)           Additional Documents; Searches . Not later than the Initial Maturity Date, (A) the extension shall have been consented to and documented to Administrative Agent’s reasonable satisfaction by Borrower, each Guarantor, Administrative Agent, and all other parties deemed reasonably necessary by Administrative Agent; (B) Administrative Agent shall have been provided with such information as Administrative Agent shall reasonably require to confirm that the parties comprising Guarantor collectively have minimum liquidity of at least Ten Million and No/100 Dollars ($10,000,000.00) and minimum net worth of at least Twenty Million and No/100 Dollars ($20,000,000.00); and (C) Administrative Agent shall have been provided with updated title report and judgment and lien searches, and appropriate title insurance endorsements shall have been issued as reasonably required by Administrative Agent.

 

(b)           Second Extension Option . Borrower shall have the option (the “ Second Extension Option ”) to extend the first Extended Maturity Date to the Second Extended Maturity Date upon satisfaction of the following conditions precedent which must be satisfied prior to the First Extended Maturity Date:

 

(i)           Extension Request . Borrower shall deliver written notice of such request (the “ Second Extension Request ”) to Administrative Agent not later than the date which is sixty (60) days prior to the First Extended Maturity Date;

 

(ii)          Payment of the Extension Fee . Borrower shall pay to Administrative Agent an extension fee for such extension, in the amount Ninety-Five Thousand Three Hundred Twenty-Five and No/100 Dollars ($95,325.00);

 

(iii)         No Default . On the date the Second Extension Request is submitted and on the First Extended Maturity Date, there shall exist no Unmatured Default or Event of Default;

 

(iv)         DSCR . The Project has achieved (as of the date of the Second Extension Request) a Debt Service Coverage Ratio of not less than 1.25 to 1.0;

 

(v)          Loan to Value . The aggregate Commitment of the Lenders shall not exceed seventy percent (70%) loan-to-value ratio on an “as stabilized” basis as determined by Administrative Agent based upon an appraisal reasonably satisfactory to Administrative Agent, at Borrower’s cost (which appraisal shall be a then current appraisal, at Borrower’s cost, if required by Administrative Agent);

 

(vi)         Compliance Certificate; Financial Statements . Borrower shall have delivered to Administrative Agent (i) a Compliance Certificate executed by Borrower which shall be certified by Borrower as fairly and accurately presenting the information contained therein, (ii) compliance certificates in such form and content as may be reasonably required by Administrative Agent from each of the parties that comprise Guarantor as required under the Loan Agreement to confirm their collective compliance with the liquidity and net worth covenants in Section 11 of the Guaranty and (iii) current financial statements regarding Borrower and each Guarantor (dated not earlier than thirty (30) days prior to the Second Extension Request) and all other financial statements and other information as may be required under the Loan Documents regarding Borrower, each Guarantor and the Property, and there shall not have occurred, in the reasonable opinion of Administrative Agent, any Material Adverse Occurrence or any event or condition which materially adversely affects the financial condition or operations of the Property or any material adverse change in any other state of facts submitted to Administrative Agent or any of the Lenders in connection with the Loan Documents, from that which existed on the date of this Agreement;

 

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(vii)        Costs and Expenses . Whether or not the extension becomes effective, Borrower shall pay all actual out-of-pocket costs and expenses incurred by Administrative Agent and the Lenders in connection with the proposed extension (pre- and post-closing), including, without limitation, appraisal fees, environmental audit and legal fees; all such costs and expenses incurred up to the time of Administrative Agent’s written agreement to the extension shall be due and payable prior to Administrative Agent’s execution of that agreement (or if the proposed extension does not become effective, then upon demand by Administrative Agent), and any future failure to pay such amounts shall constitute an Event of Default under the Loan Documents ;

 

(viii)       Regulatory Requirements . All applicable regulatory requirements, including appraisal requirements, shall have been satisfied with respect to the extension; and

 

(ix)          Additional Documents; Searches . Not later than the First Extended Maturity Date, (A) the extension shall have been consented to and documented to Administrative Agent’s reasonable satisfaction by Borrower, each Guarantor, Administrative Agent, and all other parties deemed reasonably necessary by Administrative Agent; (B) Administrative Agent shall have been provided with such information as Administrative Agent shall reasonably require to confirm that the parties comprising Guarantor collectively have minimum liquidity of at least Ten Million and No/100 Dollars ($10,000,000.00) and minimum net worth of at least Twenty Million and No/100 Dollars ($20,000,000.00); and (C) Administrative Agent shall have been provided with an updated title report and judgment and lien searches, and appropriate title insurance endorsements shall have been issued as reasonably required by Administrative Agent.

 

(x)           First Extension . Borrower shall have extended the Initial Maturity Date to the First Extended Maturity Date in accordance with the terms and provisions of Section 3.5(a) above.

 

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3.6.          Payments, Fees and Other General Provisions .

 

(a)           Payments by Borrower . Except to the extent otherwise provided herein, all payments of principal, interest and other amounts to be made by Borrower under this Agreement or any other Loan Document shall be made in Dollars, in immediately available funds, without deduction, set-off or counterclaim, to Administrative Agent at its Principal Office, not later than 2:00 p.m. on the date on which such payment shall become due (each such payment made after such time on such due date to be deemed to have been made on the next succeeding Business Day). Subject to Section 3.6(b) and Section 3.6(d), Administrative Agent on behalf of the Lenders, may (but shall not be obligated to) debit the amount of any such payment which is not made by such time from any special or general deposit account of Borrower with Administrative Agent. Borrower shall, at the time of making each payment under this Agreement or any Note, specify to Administrative Agent the amounts payable by Borrower hereunder to which such payment is to be applied. Each payment received by Administrative Agent for the account of a Lender under this Agreement or any Note shall be paid to such Lender as provided by separate wiring instructions from such Lender no later than one (1) Business Day after receipt. If Administrative Agent fails to pay such amount to a Lender as provided in the previous sentence, Administrative Agent shall pay interest on such amount until paid at a rate per annum equal to the Federal Funds Rate from time to time in effect. If the due date of any payment under this Agreement or any other Loan Document would otherwise fall on a day which is not a Business Day such date shall be extended to the next succeeding Business Day and interest shall be payable for the period of such extension. If a court of competent jurisdiction shall adjudge that any amount received and distributed by Administrative Agent is to be repaid, each Person to whom any such distribution shall have been made shall either repay to Administrative Agent its proportionate share of the amount so adjudged to be repaid or shall pay over the same in such manner and to such Persons as shall be determined by such court.

 

(b)           Pro Rata Treatment . Except to the extent otherwise provided herein: (i) each borrowing from the Lenders under Section 3.1 shall be made from the Lenders, (ii) each payment of the fees under Section 3.1(e) shall be made for the account of the Lenders, pro rata according to the amounts of their respective Commitments; (iii) each payment or prepayment of principal of Loans by Borrower shall be made for the account of the Lenders pro rata in accordance with the respective unpaid principal amounts of the Loans held by them, provided that if immediately prior to giving effect to any such payment in respect of any Loans the outstanding principal amount of the Loans shall not be held by the Lenders pro rata in accordance with their respective Commitments in effect at the time such Loans were made, then such payment shall be applied to the Loans in such manner as shall result, as nearly as is practicable, in the outstanding principal amount of the Loans being held by the Lenders pro rata in accordance with their respective Commitments; (iv) each payment of interest on Loans by Borrower shall be made for the account of the Lenders pro rata in accordance with the amount of interest on such Loans then due and payable to the respective Lenders; (v) the making and Continuation of Loans of a particular Type (other than Conversions provided for by Section 3.9(f) ) shall be made pro rata among the Lenders according to the amounts of their respective Commitments (in the case of making of Loans) or their respective Loans (in the case of Continuations of Loans) and the then current Interest Period for each Lender’s portion of each Loan of such Type shall be coterminous; and (vi) the Lenders’ participation in, and payment obligations in respect of, Loans under Section 3.1 , shall be in accordance with their respective Commitments. All payments of principal, interest, fees and other amounts in respect of the Loans shall be for the account of the Lenders.

 

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(c)           Advances by Administrative Agent . Unless Administrative Agent shall have been notified by any Lender prior to the specified date of borrowing that such Lender does not intend to make available to Administrative Agent the Loan to be made by such Lender on such date, Administrative Agent may assume that such Lender will make the proceeds of such Loan available to Administrative Agent on the date of the requested borrowing and Administrative Agent may (but shall not be obligated to), in reliance upon such assumption, make available to Borrower the amount of such Loan to be provided by such Lender and such Lender shall be liable to Administrative Agent for the amount of such advance. Notwithstanding the preceding sentence, if Administrative Agent elects to make available to Borrower the amount of such Loan to be provided by such Lender before Administrative Agent has received the funds to be provided by such Lender, Administrative Agent agrees not to do so without Borrower’s consent. If, with Borrower’s consent, Administrative Agent makes available to Borrower the amount of such Loan to be provided by such Lender before Administrative Agent has received the funds to be provided by such Lender and then such Lender does not pay such corresponding amount upon Administrative Agent’s demand therefor, Administrative Agent will promptly notify Borrower, and Borrower shall promptly pay such corresponding amount to Administrative Agent. Administrative Agent shall also be entitled to recover from the Lender or Borrower, as the case may be, interest on such corresponding amount in respect of each day from the date such corresponding amount was made available by Administrative Agent to Borrower to the date such corresponding amount is recovered by Administrative Agent at a per annum rate equal to (i) from Borrower at the applicable rate for such Loan as provided in Section 3.2 or (ii) from a Lender at the Federal Funds Rate. Subject to the terms of this Agreement, Borrower does not waive any claim that it may have against a Defaulting Lender. For clarification, the requirement in this Section 3.6(c) for Borrower’s consent in no way affects, reduces or impairs a Lender’s liability to Administrative Agent if, as permitted by this Section 3.6(c), Administrative Agent makes available to Borrower the amount of a Loan to be provided by such Lender even if Administrative Agent does so without Borrower’s consent.

 

(d)           Sharing of Payments, Etc . If a Lender shall obtain payment of any principal of, or interest on, any Loan made by it to Borrower under this Agreement, or shall obtain payment on any other Obligation owing by Borrower through the exercise of any right of set-off, banker’s lien or counterclaim or similar right or otherwise or through voluntary prepayments directly to a Lender or other payments made by Borrower to a Lender not in accordance with the terms of this Agreement and such payment should be distributed to some or all of the Lenders pro rata in accordance with Section 3.6 , such Lender shall promptly purchase from the other applicable Lenders participations in (or, if and to the extent specified by such Lender, direct interests in) the Loans made by such other Lenders or other Obligations owed to such other Lenders in such amounts, and make such other adjustments from time to time as shall be equitable, to the end that all the applicable Lenders shall share the benefit of such payment (net of any reasonable expenses which may be incurred by such Lender in obtaining or preserving such benefit) pro rata in accordance with Section 3.6 . To such end, all the applicable Lenders shall make appropriate adjustments among themselves (by the resale of participations sold or otherwise) if such payment is rescinded or must otherwise be restored. Borrower agrees that any Lender so purchasing a participation (or direct interest) in the Loans or other Obligations owed to such other Lenders may exercise all rights of set-off, banker’s lien, counterclaim or similar rights with respect to such participation as fully as if such Lender were a direct holder of Loans in the amount of such participation. Nothing contained herein shall require any Lender to exercise any such right or shall affect the right of any Lender to exercise, and retain the benefits of exercising, any such right with respect to any other indebtedness or obligation of Borrower.

 

(e)           Several Obligations . No Lender shall be responsible for the failure of any other Lender to make a Loan or to perform any other obligation to be made or performed by such other Lender hereunder, and the failure of any Lender to make a Loan or to perform any other obligation to be made or performed by it hereunder shall not relieve the obligation of any other Lender to make any Loan or to perform any other obligation to be made or performed by such other Lender.

 

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3.7.          Defaulting Lenders .

 

(a)           Generally . If for any reason any Lender (a “ Defaulting Lender ”) shall fail or refuse to perform any of its obligations under this Agreement or any other Loan Document to which it is a party within the time period specified for performance of such obligation or, if no time period is specified, if such failure or refusal continues for a period of two (2) Business Days after notice from Administrative Agent, then, in addition to the rights and remedies that may be available to Administrative Agent, Borrower or Lenders under this Agreement or Applicable Law, such Defaulting Lender’s right to participate in the administration of the Loans, this Agreement and the other Loan Documents, including without limitation, any right to vote in respect of, to consent to or to direct any action or inaction of Administrative Agent or to be taken into account in the calculation of all of the Lenders or the Requisite Lenders, shall be suspended during the pendency of such failure or refusal. If a Lender is a Defaulting Lender because it has failed to make timely payment to Administrative Agent of any amount required to be paid to Administrative Agent hereunder, in addition to the other rights and remedies which Administrative Agent, Borrower or Lenders may have under the immediately preceding provisions or otherwise, Administrative Agent shall be entitled (i) to collect interest from such Defaulting Lender on such delinquent payment for the period from the date on which the payment was due until the date on which the payment is made at the Federal Funds Rate, (ii) to withhold or setoff and to apply in satisfaction of the defaulted payment and any related interest, any amounts otherwise payable to such Defaulting Lender under this Agreement or any other Loan Document, and (iii) to bring an action or suit against such Defaulting Lender in a court of competent jurisdiction to recover the defaulted amount and any related interest. Any amounts received by Administrative Agent in respect of a Defaulting Lender’s Loans shall not be paid to such Defaulting Lender and shall be held uninvested by Administrative Agent and either applied against the purchase price of such Loans under Section 3.7(b) or paid to such Defaulting Lender upon the Defaulting Lender’s curing of its default.

 

 

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(b)           Purchase or Cancellation of Defaulting Lender’s Commitment . Promptly after any Lender becomes a Defaulting Lender, Administrative Agent shall deliver notice (“ Default Notice ”) of same to the other Lenders and Borrower. Any Lender who is not a Defaulting Lender shall have the right, but not the obligation, in its sole discretion, to acquire all of a Defaulting Lender’s Commitment as set forth in this Section 3.7(b). Any Lender desiring to exercise such right shall give written notice (“ Purchase Notice ”) thereof to Administrative Agent, such Defaulting Lender, the other Lenders and Borrower no sooner than two (2) Business Days and not later than fifteen (15) Business Days after Lenders receive the Default Notice and Defaulting Lender shall have an additional two (2) Business Days after receipt of the Purchase Notice to cure its default prior to Lender exercising such purchase right. If more than one Lender exercises such right resulting in greater funds than are necessary, the amount funded by each such Lender shall be reduced if necessary such that each purchasing Lender’s amount funded is in proportion to the Commitments of the other Lenders exercising such right (calculated without regard to the Commitments of the Defaulting Lender and any other Lender who has not elected to fund). If after such fifteenth (15th) Business Day, the Lenders have not elected to purchase all of the Commitment of such Defaulting Lender and Defaulting Lender has not cured its default, then Borrower may, by giving written notice thereof to Administrative Agent, such Defaulting Lender and the other Lenders, either (i) demand that such Defaulting Lender assign its Commitment to an Eligible Assignee approved by Administrative Agent (such approval not to be unreasonably withheld or delayed) subject to and in accordance with the provisions of Section 10.11(c) for the purchase price provided for below or (ii) terminate the Commitment of such Defaulting Lender, whereupon such Defaulting Lender shall no longer be a party hereto or have any rights or obligations hereunder or under any of the other Loan Documents (except as expressly provided in this Section 3.7(b)) provided that Defaulting Lender shall have an additional two (2) Business Days after receipt of such termination notice from Borrower to cure its default. Administrative Agent shall provide commercially reasonable assistance to Borrower in finding an Eligible Assignee, but Administrative Agent shall not be in default hereunder or have any liability to Borrower or otherwise if an Eligible Assignee is not located, and neither Administrative Agent nor any Lender shall have any obligation whatsoever to fund any portion of the terminated commitment. Upon any such purchase or assignment, the Defaulting Lender’s interest in the Loans and its rights hereunder (but not its liability in respect thereof or under the Loan Documents or this Agreement to the extent the same relate to the period prior to the effective date of the purchase) shall terminate on the date of purchase, and the Defaulting Lender shall promptly execute all documents reasonably requested to surrender and transfer such interest to the purchaser or assignee thereof, including an appropriate Assignment and Acceptance Agreement and, notwithstanding Section 10.11(c), shall pay to Administrative Agent an assignment fee in the amount of Three Thousand Five Hundred Dollars ($3,500.00). The purchase price for the Commitment of a Defaulting Lender shall be equal to the amount of the Principal Balance of the Loans outstanding and owed by Borrower to the Defaulting Lender. Prior to payment of such purchase price to a Defaulting Lender, Administrative Agent shall (i) be entitled to retain any amount from the purchase price that is due Administrative Agent from such Defaulting Lender hereunder and (ii) apply against such purchase price (as a credit to the purchaser) any amounts retained by Administrative Agent that Administrative Agent shall pay to such Defaulting Lender upon the closing of the purchase. The Defaulting Lender shall be entitled to receive amounts owed to it by Borrower under the Loan Documents which accrued prior to the date of the default by the Defaulting Lender, to the extent the same are received by Administrative Agent from or on behalf of Borrower. There shall be no recourse against any Lender or Administrative Agent for the payment of such sums except to the extent of the receipt of payments from any other party or in respect of the Loans.

 

3.8.          Taxes .

 

(a)           Taxes Generally . All payments by Borrower of principal of, and interest on, the Loans shall be made free and clear of and without deduction for any present or future excise, stamp or other taxes, fees, duties, levies, imposts, charges, deductions, withholdings or other charges of any nature whatsoever imposed by any taxing authority, but excluding (x) franchise taxes, and (y) any taxes imposed on or measured by any Lender’s assets, net income, receipts or branch profits (such non-excluded items being collectively called “ Taxes ”). If any withholding or deduction from any payment to be made by Borrower hereunder is required in respect of any Taxes pursuant to any Applicable Law, then Borrower will:

 

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(i) pay directly to the relevant Governmental Authority the full amount required to be so withheld or deducted;

 

(ii) promptly forward to Administrative Agent an official receipt or other documentation satisfactory to Administrative Agent evidencing such payment to such Governmental Authority, upon receipt of request therefor; and

 

(iii) pay to Administrative Agent for its account or the account of the applicable Lender, as the case may be, such additional amount or amounts as is necessary to ensure that the net amount actually received by Administrative Agent or such Lender will equal the full amount that Administrative Agent or such Lender would have received had no such withholding or deduction been required.

 

(b)           Tax Indemnification. If Borrower fails to pay any Taxes when due to the appropriate Governmental Authority or fails to remit to Administrative Agent, for its account or the account of the respective Lender, as the case may be, the required receipts or other required documentary evidence, Borrower shall indemnify Administrative Agent and the Lenders for any incremental Taxes, interest or penalties that may become payable by Administrative Agent or any Lender as a result of any such failure. For purposes of this Section 3.8(b), a distribution hereunder by Administrative Agent or any Lender to or for the account of any Lender shall be deemed a payment by Borrower.

 

(c)           Tax Forms . Prior to the date that any Lender or Participant organized under the laws of a jurisdiction outside the United States of America becomes a party hereto, such Person shall deliver to Borrower and Administrative Agent (but only so long as such Lender or Participant is or remains lawfully able to do so) such certificates, documents or other evidence, as required by the Internal Revenue Code or Treasury Regulations issued pursuant thereto, properly completed, currently effective and duly executed by such Lender or Participant indicating whether payments to it hereunder and under the Notes are (i) not subject to United States Federal backup withholding tax or (ii) not subject to United States Federal withholding tax under the Internal Revenue Code because such payment is either effectively connected with the conduct by such Lender or Participant of a trade or business in the United States or totally exempt from United States Federal withholding tax by reason of the application of the provisions of a treaty to which the United States is a party or such Lender is otherwise wholly exempt; provided that nothing herein (including, without limitation, the failure or inability to provide any of such certificates, documents or other evidence) shall relieve Borrower of its obligations under this Section 3.8. In addition, any such Lender or Participant shall deliver to Borrower and Administrative Agent (but only so long as such Lender or Participant is or remains lawfully able to do so) further copies of any such certificate, document or other evidence on or before the date that any such certificate, document or other evidence expires or becomes obsolete.

 

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3.9.          Yield Protection, etc .

 

(a)           Additional Costs; Capital Adequacy .

 

(i)           Additional Costs . Borrower shall promptly pay to Administrative Agent for the account of a Lender from time to time such amounts as such Lender may reasonably and in good faith determine to be necessary to reimburse such Lender for any costs incurred by such Lender that are not reasonably attributable to any act or failure on the part of Administrative Agent or any Lender and that it reasonably and in good faith determines are attributable to its making or maintaining of any LIBOR Rate Loans or its obligation to make any LIBOR Rate Loans hereunder, any reduction in any amount receivable by such Lender under this Agreement or any of the other Loan Documents in respect of any of such Loans or such obligation or the maintenance by such Lender of capital in respect of its Loans or its Commitment (such increases in costs and reductions in amounts receivable being herein called “ Additional Costs ”), resulting from any Regulatory Change that: (i) materially changes the basis of taxation of any amounts payable to such Lender under this Agreement or any of the other Loan Documents in respect of any of such Loans or its Commitment (other than taxes which are excluded from the definition of Taxes pursuant to the first sentence of Section 3.8(a) ); or (ii) imposes or modifies any reserve, special deposit or similar requirements (other than Regulation D of the Board of Governors of the Federal Reserve System or other reserve requirement to the extent utilized in the determination of the Adjusted LIBOR Rate for such Loan) relating to-any extensions of credit or other assets of, or any deposits with or other liabilities of, such Lender, or any commitment of such Lender (including, without limitation, the Commitments of such Lender hereunder); or (iii) has or would have the effect of reducing the rate of return on capital of such Lender to a level below that which such Lender could have achieved but for such Regulatory Change (taking into consideration such Lender’s policies with respect to capital adequacy).

 

(ii)          Lender’s Suspension of LIBOR Rate Loans . Without limiting the effect of the provisions of Section 3.8(a) , if, by reason of any Regulatory Change, any Lender either (i) incurs Additional Costs based on or measured by the excess above a specified level of the amount of a category of deposits or other liabilities of such Lender that includes deposits by reference to which the interest rate on LIBOR Rate Loans is determined as provided in this Agreement or a category of extensions of credit or other assets of such Lender that includes LIBOR Rate Loans or (ii) becomes subject to restrictions on the amount of such a category of liabilities or assets that it may hold, then, if such Lender so elects by notice to Borrower (with a copy to Administrative Agent), the obligation of such Lender to make or Continue LIBOR Rate Loans hereunder shall be suspended until such Regulatory Change ceases to be in effect (in which case the provisions of Section 3.9(f) shall apply).

 

(iii)         Notification and Determination of Additional Costs . Each of Administrative Agent and each Lender agrees to notify Borrower of any event occurring after the date of this Agreement entitling Administrative Agent or such Lender to reimbursements under any of the preceding subsections of this Section 3.9(a) as promptly as practicable; provided, however, the failure of Administrative Agent or any Lender to give such notice shall not release Borrower from any of its obligations hereunder; provided, however, that notwithstanding the foregoing provisions of this Section 3.9(a)(iii) , Administrative Agent or a Lender, as the case may be, shall not be entitled to reimbursement for any such amount relating to any period ending more than six (6) months prior to the date that Administrative Agent or such Lender, as applicable, first notifies Borrower in writing thereof. Administrative Agent and or such Lender agrees to furnish to Borrower a certificate setting forth the basis and amount of each request by Administrative Agent or such Lender for reimbursement under this Section 3.9(a)(iii) . Absent manifest error, determinations by Administrative Agent or any Lender of the effect of any Regulatory Change shall be conclusive, provided that such determinations are made on a reasonable basis and in good faith.

 

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(b)           Suspension of LIBOR Rate Loans . Anything herein to the contrary notwithstanding, if, on or prior to the determination of any Adjusted LIBOR Rate for any Interest Period:

 

(i)           Administrative Agent reasonably determines (which determination shall be conclusive) that by reason of circumstances affecting the relevant market, adequate and reasonable means do not exist for ascertaining the Adjusted LIBOR Rate for such Interest Period, or

 

(ii)          Administrative Agent reasonably determines (which determination shall be conclusive) that the Adjusted LIBOR Rate as determined by Administrative Agent will not adequately and fairly reflect the cost to the Lenders of making or maintaining LIBOR Rate Loans for such Interest Period;

 

then Administrative Agent shall give Borrower and each Lender prompt notice thereof and, so long as such condition remains in effect, the Lenders shall be under no obligation to, and shall not, make additional LIBOR Rate Loans or Continue LIBOR Rate Loans and Borrower shall, on the last day of each current Interest Period for each outstanding LIBOR Rate Loan, either repay such Loan or Convert such Loan into a Base Rate Loan.

 

(c)           Illegality . Notwithstanding any other provision of this Agreement, if it becomes unlawful for any Lender to honor its obligation to make or maintain LIBOR Rate Loans hereunder, then such Lender shall promptly notify Borrower thereof (with a copy to Administrative Agent) and such Lender’s obligation to make or Continue Loans of any other Type into, LIBOR Rate Loans shall be suspended until such time as such Lender may again make and maintain LIBOR Rate Loans (in which case the provisions of Section 3.9(f) shall be applicable).

 

(d)           Compensation . Borrower shall pay to Administrative Agent for the account of each Lender, upon the request of such Lender through Administrative Agent, such amount or amounts as shall be sufficient (in the reasonable opinion of such Lender) to reimburse it for any loss, cost or expense, that is not reasonably attributable to any act or failure on the part of Administrative Agent or any Lender, that such Lender has incurred and reasonably and in good faith determines is attributable to:

 

(i)           any payment or prepayment (whether mandatory or optional) of a LIBOR Rate Loan, or Conversion of a LIBOR Rate Loan, made by such Lender for any reason (including, without limitation, acceleration) on a date other than the last day of the Interest Period for such Loan; or

 

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(ii)          any failure by Borrower for any reason, not reasonably attributable to any act or failure on the part of Administrative Agent or any Lender (including, without limitation, the failure of any of the applicable conditions precedent specified in Section 5.1 to be satisfied), to borrow a LIBOR Rate Loan from such Lender on the date for such borrowing, or Continue a LIBOR Rate Loan on the requested date of such Continuation.

 

Upon Borrower’s request, any Lender requesting reimbursement under this Section 3.9(d) shall provide Borrower with a statement setting forth the basis for requesting such reimbursement and the method for determining the amount thereof along with written evidence in support thereof. Each Lender may use any reasonable averaging and attribution methods generally applied by such Lender, and absent manifest error, determinations by any Lender in any such statement shall be conclusive, provided that such determinations are made on a reasonable basis and in good faith.

 

(e)           Affected Lenders . If (i) a Lender requests reimbursement pursuant to Section 3.8 or Section 3.9(a) , and the Requisite Lenders are not also doing the same, or (ii) the obligation of any Lender to make LIBOR Rate Loans or to Continue LIBOR Rate Loans shall be suspended pursuant to Section 3.9(a)(ii) or Section 3.9(c) , but the obligation of the Requisite Lenders shall not have been suspended under such Sections, then, so long as there does not then exist any Unmatured Default or Event of Default, Borrower, within thirty (30) days of such request for reimbursement or suspension, as applicable, may either (x) demand that each Lender consent to the assignment of the Loans of such Lender (the “ Affected Lender ”) to an Eligible Assignee, and upon such demand the Affected Lender shall promptly, assign its Commitments to an Eligible Assignee subject to and in accordance with the provisions of Section 10.11(c)10.11(b) for a purchase price equal to the aggregate principal balance of Loans then owing to the Affected Lender plus any accrued but unpaid interest thereon and accrued but unpaid fees owing to the Affected Lender, or (y) pay to the Affected Lender the aggregate principal balance of Loans then owing to the Affected Lender plus any accrued but unpaid interest thereon and accrued but unpaid fees owing to the Affected Lender, whereupon the Affected Lender shall no longer be a party hereto or have any rights or obligations hereunder or under any of the other Loan Documents. Each of Administrative Agent and the Affected Lender shall reasonably cooperate in effectuating the replacement of such Affected Lender under this Section 3.9(e) but at no time shall Administrative Agent, such Affected Lender nor any other Lender be obligated in any way whatsoever to initiate any such replacement or to assist in finding an Eligible Assignee. The exercise by Borrower of its rights under this Section 3.9(e)3.9(e) shall be at Borrower’s sole cost and expense and at no cost or expense to Administrative Agent, the Affected Lender or any of the other Lenders. The terms of this Section 3.9(e) shall not in any way limit Borrower’s obligation to pay to any Affected Lender reimbursement owing to such Affected Lender pursuant to Section 3.8 , Section 3.9(a) or Section 3.9(d) .

 

(f)           Treatment of Affected Loans . If the obligation of any Lender to make LIBOR Rate Loans or to Continue LIBOR Rate Loans shall be suspended pursuant to Section 3.9(a)(ii) , Section 3.9(b) or Section 3.9(b) , then such Lender’s LIBOR Rate Loans shall be automatically Converted into Base Rate Loans on the last day(s) of the then current Interest Period(s) for LIBOR Rate Loans (or, in the case of a Conversion required by Section 3.9(a)(ii) or Section 3.9(b) , on such earlier date as such Lender may specify to Borrower with a copy to Administrative Agent) and, unless and until such Lender gives notice as provided below that the circumstances specified in Section 3.9(a) or Section 3.9(b) that gave rise to such Conversion no longer exist:

 

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(i)           to the extent that such Lender’s LIBOR Rate Loans have been so Converted, all payments and prepayments of principal that would otherwise be applied to such Lender’s LIBOR Rate Loans shall be applied instead to its Base Rate Loans; and

 

(ii)          all Loans that would otherwise be made or Continued by such Lender as LIBOR Rate Loans shall be made or Continued instead as Base Rate Loans.

 

If such Lender gives notice to Borrower (with a copy to Administrative Agent) that the circumstances specified in Section 3.9(a) or Section 3.9(b) that gave rise to the Conversion of such Lender’s LIBOR Rate Loans pursuant to this Section 3.9(f) no longer exist (which such Lender agrees to do promptly upon such circumstances ceasing to exist) at a time when LIBOR Rate Loans made by other Lenders are outstanding, then such Lender’s Loans that are Base Rate Loans shall be automatically Converted, on the first day(s) of the next succeeding Interest Period(s) for such outstanding LIBOR Rate Loans, to the extent necessary so that, after giving effect thereto, all Loans held by the Lenders holding LIBOR Rate Loans and by such Lender are held pro rata (as to principal amounts, Types and Interest Periods) in accordance with their respective Commitments.

 

(g)           Change of Lending Office . Each Lender agrees that it shall designate an alternate Lending Office with respect to any of its Loans affected by the matters or circumstances described in Section 3.8, Section 3.9(a) or Section 3.9(c) to reduce the liability of Borrower or avoid the results provided thereunder, so long as such designation is not materially disadvantageous to such Lender as determined by such Lender in its sole but reasonable discretion, except that such Lender shall have no obligation to designate a Lending Office located in the United States of America.

 

(h)           Assumptions Concerning Funding of LIBOR Rate Loans . Calculation of all amounts payable to a Lender under this Section 3 shall be made as though such Lender had actually funded LIBOR Rate Loans through the purchase of deposits in the relevant market bearing interest at the rate applicable to such LIBOR Rate Loans in an amount equal to the amount of the LIBOR Rate Loans and having a maturity comparable to the relevant Interest Period; provided, however, that each Lender may fund each of its LIBOR Rate Loans in any manner it sees fit (so long as such manner is in accordance with Applicable Law and this Agreement) and the foregoing assumption shall be used only for calculation of amounts payable under this Section 3 .

 

SECTION 4.
CONDITIONS TO LOAN OPENING DATE

 

Prior to the Loan Opening Date, Borrower shall execute and/or deliver to Administrative Agent the following documents and other items required to be executed and/or delivered by Borrower, and shall cause to be executed and/or delivered to Administrative Agent the following documents and other items required to be executed and/or delivered by others, all of which documents and other items shall contain such provisions as shall be required to conform to this Agreement and otherwise shall be satisfactory in form and substance to Administrative Agent:

 

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4.1.           The Loan Documents . The Loan Documents.

 

4.2.           Survey. A plat of survey (“ Survey ”) of the Real Property made by a land surveyor licensed in the State, showing:

 

(a)           the proposed location of all foundations, driveways, parking areas, number of parking spaces, fences and other improvements on the Land including the Project;

 

(b)           the location (and recording numbers, to the extent recorded) of all visible or recorded easements (including appurtenant easements), water courses, drains, sewers, public and private roads (including the names and widths thereof and recording numbers for the dedications thereof), other rights of way, and curb cuts, if any, within, adjacent to or serving the Real Property or to which the Real Property is subject, and the proposed location of any such easements to be granted; that the same are, and after construction of the Project and granting of easements will be, unobstructed; and that all portions of the Project will have access to dedicated public roads;

 

(c)           the location of the servient estate of any easements, if the Land is the dominant estate thereunder;

 

(d)           the common street address of the Real Property and the dimensions, boundaries and acreage or square footage of the Land;

 

(e)           that there are no encroachments onto the Land from improvements located on adjoining property;

 

(f)           the location and course of all utility lines;

 

(g)           if the Real Property comprises more than one parcel, interior lines and other data sufficient to insure contiguity; and

 

(h)           such additional information which may be required by Administrative Agent or the Title Company.

 

The Survey shall be made in accordance with (i) the 2011 survey standards of the American Land Title Association and American Congress on Surveying and Mapping including items 1, 2, 3, 4, 6(b), 7(a) and (b), 8, 9, 11(a) and (b), of Table A thereof and (ii) the laws of the State. To the extent that there is any conflict or inconsistency among the Survey standards described above, the more restrictive standard shall apply. The Survey shall be dated not more than sixty (60) days prior to the date of this Agreement, and shall bear a proper certificate by the surveyor, which certificate shall recite compliance with the laws and standards enumerated above, shall include the legal description of the Land and shall run in favor of Borrower, Administrative Agent on behalf of the Lenders, and the Title Company.

 

4.3.           Insurance . The certificates of insurance and the policies of insurance as provided in Exhibit G of this Agreement.

 

4.4.           Title Policy. An ALTA 2006 Loan Policy of Title Insurance (the “ Title Policy ”) issued by the Title Company in the full amount of the Notes insuring that the Mortgage will be a first priority lien upon the fee simple title to the Real Property to the extent of advances of the Loan made by Lenders from time to time under this Agreement, subject to no liens, claims, exceptions or encumbrances except the Permitted Exceptions and containing the following endorsements:

 

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(a)           Modified ALTA Broad Form 3.1-06 Zoning Endorsement (in the form modified for construction loans), including coverage for parking and for loading docks and bays and deleting the marketability limitation, based upon the completion of the Project in accordance with the Plans and Specifications;

 

(b)           Modified Comprehensive Endorsement (Endorsement 9.3-06) (in form modified for construction loans);

 

(c)           Access Endorsement (ALTA Endorsement 17-06);

 

(d)           Survey Endorsement;

 

(e)           Tax Parcel Endorsement (ALTA Endorsement 18-06 or 18.1-06 as applicable);

 

(f)           Contiguity Endorsement, if applicable (ALTA Endorsement 19-06);

 

(g)           Utility Facilities Endorsement;

 

(h)           Usury Endorsement;

 

(i)           Full mechanics lien coverage;

 

(j)           First Loss Endorsement;

 

(k)           Pending Disbursement (Future Advance) Endorsement (ALTA Endorsement 14-06); and

 

(l)           Such additional endorsements as may be reasonably required by Administrative Agent based upon its review of the Title Policy and Survey.

 

4.5.           Title Documents. Copies of such documents, if any, as Borrower has provided the Title Company in connection with the issuance and underwriting of the Title Policy.

 

4.6.           Recorded Documents. Copies of all recorded documents described in the Title Policy.

 

4.7.           Searches. Current Uniform Commercial Code, federal and state tax lien and judgment searches, pending suit and litigation searches and bankruptcy court filings searches covering Borrower and Guarantors and disclosing no matters objectionable to Administrative Agent.

 

4.8.           Opinions. Opinion letters from legal counsel for Borrower and Guarantors (which counsel must be reasonably approved by Administrative Agent with respect to the issuance of such opinion), opining to the authority of said parties to execute, deliver and perform their respective obligations under the Loan Documents, to the validity and binding effect and enforceability of the Loan Documents and to such other matters as Administrative Agent and its counsel shall reasonably require.

 

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4.9.           Geotechnical Reports. A soil test report prepared by a licensed soil engineer reasonably approved by Administrative Agent and otherwise reasonably satisfactory in all respects to Administrative Agent containing, among other things, boring logs and the locations of all borings and confirming that no condition exists with respect to the Land which would cause subsidence of any portion of the Land and showing that no state of facts exists which would adversely affect the completion of the Work in accordance with the Plans and Specifications or would require any costs with respect thereto not otherwise provided for in the Budget.

 

4.10.          Flood Hazards. Evidence that (a) no portion of the Real Property is located in an area designated by the Secretary of Housing and Urban Development as having special flood hazards, or if any portion of the Real Property is so located, evidence that flood insurance is in effect; and (b) no portion of the Real Property is located in a federally, state or locally designated wetland or other type of government protected area.

 

4.11.          Organizational Documents. Certified copies of (a) Borrower’s, each Guarantor’s and each Signing Entity (if applicable) certificate of formation or articles of organization, including all amendments thereto; (b) the limited liability company agreement of Borrower, each Guarantor and each Signing Entity (if applicable), including all amendments thereto; and (c) such documents as Administrative Agent deems reasonably appropriate evidencing the authority of Borrower, Guarantor and each Signing Entity (if applicable) to borrow the proceeds of the Loan and execute and deliver this Agreement and the other Loan Documents.

 

4.12.          Environmental Report. Evidence that the environmental condition of the Property is, and the environmental condition of the Land upon completion will be satisfactory to Administrative Agent. Such evidence shall include, but shall not be limited to, a Phase I Environmental Audit certified to Borrower and Administrative Agent, for the benefit of the Lenders, setting forth an asbestos evaluation and other environmental investigations of the Property and the areas surrounding the Property and information regarding the Property’s acceptance into the Georgia Brownfields program and any “no further action” letters issued with respect to the Property. Such testing and investigation shall be performed by an environmental professional reasonably acceptable to Administrative Agent in a manner satisfactory to Administrative Agent.

 

4.13.          No Material Adverse Occurrences. Evidence that, as of the date of the Loan Opening, there has been no Material Adverse Occurrence and there has been no material adverse change in the financial or other projections for the Project, the physical condition of the Property since the date of the most recent financial statements or projections delivered to Administrative Agent or the most recent inspections of the condition of the Property made by the Consultant, as the case may be.

 

4.14.          Appraisal. An MAI appraisal satisfactory to Administrative Agent prepared in accordance with the requirements of FIRREA by a licensed or certified appraiser acceptable to Administrative Agent showing an appraised value of the Property sufficient to satisfy a seventy percent (70%) loan-to-value ratio on an “as stabilized” basis of the Property.

 

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4.15.          Leases. A certified copy of a form Lease for the Property in form and substance reasonably acceptable to Administrative Agent.

 

4.16.          Budget . The Budget, including a proposed monthly draw schedule.

 

4.17.          Guarantor Financial Statements . Personal financial statements of each Guarantor on Administrative Agent’s standard form or another form acceptable to Administrative Agent that shall include a detailed real estate schedule, cash flow statement and a schedule of contingent liabilities, certified by the applicable Guarantor as fairly and accurately presenting the information contained therein.

 

4.18.          Required Equity. Borrower has demonstrated that it has or has already invested in the Project all funds reasonably necessary to satisfy the Equity Requirements.

 

4.19.          Rate Management Agreement. If applicable, a fully executed copy of a Rate Management Agreement which contains terms and is in a form which is satisfactory to Administrative Agent.

 

4.20.          Commitment. Evidence that in no event shall the maximum aggregate Commitment of the Lenders exceed the lesser of (i) Thirty Eight Million One Hundred Thirty Thousand and No/100 Dollars ($38,130,000.00); (ii) a seventy percent (70%) loan-to-value ratio on an “as stabilized” basis based upon an appraisal satisfactory to Administrative Agent; or (iii) a seventy-five percent (75%) loan-to-cost ratio based upon the Project Costs set forth in the Budget.

 

4.21.          Construction Schedule. The Construction Schedule.

 

4.22.          Intentionally deleted .

 

4.23.          Material Subcontracts. At Administrative Agent’s request, copies of all Material Subcontracts.

 

4.24.          Utilities. Reasonable evidence that all major utility services for the Project are available at the Real Property.

 

4.25.          Property Management Contract. A copy of the Property Management Contract for the Property.

 

4.26.          Intentionally Omitted .

 

4.27.          Plans and Specifications. Copies of the Plans and Specifications, which have been approved by Borrower and Administrative Agent and approved and stamped by the appropriate governmental authorities, including detailed descriptions (with drawings and specifications).

 

4.28.          Site Plan. A copy of the site plan, in form and substance satisfactory to Administrative Agent, showing the proposed location of the Improvements.

 

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4.29.          Development Agreement. A copy of the Development Agreement for the Property.

 

4.30.          Bonding. Reasonable evidence of the issuance of any payment or performance bonds requested by Administrative Agent, any governmental body or other person related to the Project.

 

4.31.          Consents. The Architect’s Consent, the Engineer’s Consent, and the Contractor’s Consent.

 

4.32.          Contracts. Copies of the Construction Contract, the Engineering Contract and the Architectural Contract.

 

4.33.          Subcontracts . Reasonable evidence that at least eighty-five percent (85%) of the subcontracts to be performed under the Construction Contract have been fully executed; provided, however, that instead of this Section 4.33 being a requirement to be satisfied prior to the Loan Opening Date, this Section 4.33 must be satisfied before Borrower may request a Loan Advance.

 

SECTION 5.
DISBURSEMENT OF THE LOAN

 

5.1.           Conditions Precedent in General. In addition to the other conditions set forth herein, the obligation of Lenders to make the Initial Advance and each subsequent Loan Advance under this Agreement shall be conditioned upon and subject to the payment to Administrative Agent of all loan fees then owing from Borrower to Administrative Agent and Lenders and to satisfaction of all of the following conditions:

 

(a)           All representations and warranties contained in this Agreement and in the other Loan Documents shall be true in all material respects on and as of the date of such Loan Advance.

 

(b)           Borrower shall have performed all of its obligations under all Loan Documents which are required to be performed on or prior to the date of such Loan Advance.

 

(c)           The cash portion of the Equity Requirement shall have been disbursed (or if the Loan Advance is the Initial Advance, shall be disbursed simultaneously with such Initial Advance).

 

(d)           Both before and after giving effect to the Loan Advance, the Loan is In Balance.

 

(e)           There shall have been no Material Adverse Occurrence to Borrower or any Guarantor since the Loan Opening Date, as reasonably determined by Administrative Agent.

 

(f)           No Event of Default shall have occurred that has not been waived in writing by the Requisite Lenders (or all Lenders if so required by Section 10.12(d) ), and no Unmatured Default shall then exist.

 

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(g)           No litigation or proceedings are pending (including proceedings under Title 11 of the United States Code) against Borrower, any Guarantor, or the Project, which litigation or proceedings, in the reasonable judgment of Administrative Agent, could constitute a Material Adverse Occurrence.

 

(h)           Borrower shall have delivered to Administrative Agent a request for disbursement in the form attached hereto as Exhibit F not more than ten (10) days prior to the requested Loan Advance, specifying in detail the amount and mode of each Loan Advance and accompanied by the following, all in form and substance satisfactory to Administrative Agent:

 

(i)           An owner’s sworn statement and disbursement request;

 

(ii)          An application for payment and sworn Contractor’s statement from Contractor, and a statement of a duly authorized officer of Contractor that all items of construction cost have been incorporated into the Project in accordance with the Plans and Specifications, together with waivers of lien with respect to the current disbursement and all previous disbursements from the Contractor and all Subcontractors and materialmen to whom payment is to be made, as are required by the Title Company as a condition to issuing the mechanic’s lien endorsement described in Section 5.1(j) ;

 

(iii)         Invoices for all soft costs which are the subject of the Loan Advance;

 

(iv)         A certificate of the Architect on a form reasonably satisfactory to Administrative Agent;

 

(v)          Building and other applicable permits issued by the appropriate governmental bodies for all Work for which a Loan Advance is requested;

 

(vi)         An updated schedule of all Leases entered into by Borrower; and

 

(vii)        Such other documents, assignments, certificates and opinions as are reasonably required by the Title Company, or as may be reasonably required by Administrative Agent.

 

(i)           An inspection report of the Consultant certifying the percentages of completion of the components of the Work and setting forth the amount authorized for disbursement and such other matters as Administrative Agent may reasonably require (including compliance with the Plans and Specifications and the Construction Schedule).

 

(j)           Administrative Agent shall be satisfied as to the continuing accuracy of the Budget.

 

(k)           Upon the disbursement of the Loan Advance, an endorsement to the Title Policy shall be issued by the Title Company, updating the same to the date of such Loan Advance and increasing the amount of coverage (including mechanics lien coverage) thereunder to the Principal Balance (taking into account the then current Loan Advance), and insuring the lien of the Mortgage to be superior to all defects in title other than the Permitted Exceptions and other exceptions approved by Administrative Agent in writing after the Loan opening. No Loan Advance shall be made until Borrower furnishes Administrative Agent with a mechanic’s lien endorsement for such Loan Advance.

 

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(l)           If such Loan Advance is to be made in whole or in part for materials purchased by Borrower but not yet installed or incorporated into the Project, (i) Administrative Agent shall be reasonably satisfied with the conditions under which such materials are purchased and stored, (ii) the materials involved shall have been delivered to the Land or stored with a bonded warehouseman, with satisfactory evidence of security, insurance both during storage and transit and suitable storage, (iii) a copy of a bill of sale or other evidence of title in Borrower, together with a copy of UCC searches against Borrower and the warehouseman, if applicable, indicating no liens or claims which may affect such materials shall have been delivered to Administrative Agent and (iv) Borrower shall have provided Administrative Agent, any architect and any applicable governmental agency or testing authority having jurisdiction over the Project with access to inspect, test or otherwise examine such stored and unincorporated materials.

 

(m)           If requested by Administrative Agent, within thirty (30) days subsequent to the completion of the foundation of the Project, the Survey shall be updated to show the location of such foundation, that such foundation is within all applicable lot, side, rear and set-back lines; and that there are no encroachments by the improvements over easements or adjoining property.

 

(n)           If requested by Administrative Agent, within thirty (30) days subsequent to the completion of the exterior walls and roof of the Project, the Survey shall be updated to show the Building “as built” and to show the location of all utilities and any additional easements or other matters of record affecting the Project.

 

5.2.           Amount of Disbursements; Retainage. Subject to the other conditions and limitations set forth herein, the amount of each disbursement shall be the amount requested by Borrower; provided, however, that (a) Administrative Agent, on behalf of the Lenders, shall have the right to retain ten percent (10%) of each item of Project Costs pertaining to materials and labor (as delineated and described in the Construction Contract), until the Project is fifty percent (50%) complete after which there shall no further Retainage shall be retained. This Retainage shall be disbursed in accordance with the provisions of Section 5.5 , and (b) in no event shall Lenders be obligated to disburse for any item an amount in excess of the amount allocated for such item pursuant to the Budget, including any Reserve set aside specifically for such item as provided in Section 3.1(b) .

 

5.3.           Certifications, Representations and Warranties. Each request for a Loan Advance by Borrower shall constitute (a) Borrower’s certification that the representations and warranties contained in Section 6 below are true and correct in all material respects as of the date of such request, (b) Borrower’s certification that Borrower is in compliance with the conditions contained in this Section 5 , and (c) Borrower’s representation and warranty to Administrative Agent, with respect to the Work, materials and other items for which payment is requested that (i) such Work and materials for which Loan proceeds were previously disbursed have been incorporated into the Project (or otherwise satisfy the terms and conditions of Section 5.1(l) hereof), free and clear of liens, claims and encumbrances, (ii) the value thereof is as estimated therein, (iii) such Work and materials substantially conform to the Plans and Specifications, this Agreement and all Applicable Laws, and (iv) the requisitioned value of such Work and materials and the amounts of all other items of cost for which payment is requested by Borrower have theretofore been in fact paid for in cash by Borrower or the same are then due and owing by Borrower and will in fact be paid in cash by Borrower within ten (10) days after Borrower’s receipt of the requested Loan Advance. Neither review nor approval by Administrative Agent of requests for disbursement or any information contained therein or any other information provided to Administrative Agent in accordance with the other provisions of this Section 5 shall constitute the acceptance or approval by Administrative Agent of any portion of the Work.

 

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5.4.           Costs. For purposes of this Agreement (a) the cost of labor and material (except stored and unincorporated materials) furnished for the Work shall be deemed to be incurred by Borrower when the labor and material have been incorporated into the Project and the payment therefor is due and payable, (b) the cost of stored and unincorporated materials shall be deemed to be incurred by Borrower when such materials are purchased by Borrower, (c) the cost of services (other than labor included in the Work) shall be deemed to be incurred by Borrower when the services are actually rendered and the payment therefor is due and payable, (d) real estate taxes, interest and insurance premiums shall be deemed to be incurred by Borrower when such items become due and payable, and (e) any other costs shall be deemed to be incurred by Borrower when the payment therefor is due and payable, but not before the value to be received in return for such cost has been received by Borrower.

 

(a)           Method and Application of Disbursements. Loan Advances shall be made through the Title Company, and Borrower will cause the Contractor to comply with the requirements of the Title Company in order to enable said escrowee to issue to Administrative Agent a “date down” endorsement to the Title Policy, make disbursements and obtain necessary sworn statements and waivers of lien, provided, however, that Administrative Agent, in its sole discretion, may make payments of Project Costs directly to Borrower or upon the occurrence and continuation of an Unmatured Default or an Event of Default, to the person or entity Administrative Agent determines is entitled to payment or jointly to Borrower and such person or entity. Once the Loan Advance is funded to the Title Company or to the person or entity Administrative Agent determines is entitled to payment, such Loan Advance shall be deemed to have been funded to Borrower.

 

(b)           Notwithstanding the foregoing, neither Administrative Agent nor any Lender shall be responsible, liable or obligated to the Contractor, Subcontractors, suppliers, materialmen, laborers, architects, engineers, or any other parties, for services or work performed, or for goods delivered by them or any of them, in and upon the Land or employed directly or indirectly in the performance of the Work, or for any debts or claims whatsoever accruing in favor of any such parties and against Borrower or others, or against the Project. It is expressly understood and agreed that Borrower is not and shall not be an agent of Administrative Agent or any Lender for any purpose whatsoever. Without limiting the generality of the foregoing, advances made at Administrative Agent’s option, directly to the Contractor, any Subcontractor or supplier of labor or materials, or any other party, shall not be deemed a recognition by Administrative Agent of any third party beneficiary status of any such Person or entity.

 

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5.5.           Release of Retainage. Retainage(s) shall be released as follows:

 

(a)           Retainage on any Subcontract shall be released within thirty (30) days after such Subcontract has been fully performed and the following conditions have been satisfied:

 

(i)           Borrower has delivered final and unconditional waivers of lien from the Subcontractor whose individual Subcontract has been fully performed to the Title Company with copies to Administrative Agent;

 

(ii)         All conditions precedent to disbursement of Loan Advances as set forth in Section 5.1 have been fully satisfied; and

 

(ii)          Administrative Agent has received a certificate in writing signed by a duly authorized officer of Contractor and the Architect certifying that the Work provided for in the Subcontract has been fully and satisfactorily completed in accordance with the Plans and Specifications, and in compliance with all Applicable Laws, and the Consultant has approved all such Work.

 

(b)           Ninety percent (90%) of the Retainage then being held shall be released to the Contractor within thirty (30) days after the following conditions have been satisfied:

 

(i)           All conditions precedent to disbursement of Loan Advances as set forth in Section 5.1 have been fully satisfied; and

 

(ii)         Administrative Agent has received a certificate in writing signed by a duly authorized officer of Contractor and the Architect certifying that the Work provided for in the Subcontract has been substantially and satisfactorily completed in accordance with the Plans and Specifications, and in compliance with all Applicable Laws, and the Consultant has approved all such Work.

 

(c)           Final disbursement of Retainages to the Contractor not previously released shall be made upon satisfaction of the following conditions in addition to satisfaction of the other conditions set forth in Section 5.1:

 

(i)           Borrower has delivered to Administrative Agent (A) a certificate in writing signed by a duly authorized officer of the Contractor certifying that all obligations of the Contractor under the Construction Contract and all obligations of the Subcontractors under the Subcontracts have been fully performed, and (B) a certificate signed by the Architect certifying that the construction of the Work has been completed in all respects in accordance with the Plans and Specifications and the use and occupancy of the Project is permitted under all Applicable Laws;

 

(ii)          Borrower has delivered to Administrative Agent all applicable licenses or permits necessary for the use of the Project, including without limitation, a final, unconditional certificate of occupancy for the Project (or a local equivalent, if applicable);

 

(iii)         Borrower has delivered to Administrative Agent certificates of fire and extended coverage insurance as herein required (or, if requested by Administrative Agent, copies of such policies), and if any Tenants are in occupancy and if requested by Administrative Agent, rent loss insurance in form and substance reasonably satisfactory to Administrative Agent, with Administrative Agent named as mortgagee and as an additional insured party and loss payee;

 

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(iv)         The Title Company is unconditionally prepared to issue its final updated date down endorsement to the Title Policy covering the Principal Balance of the Loan, subject only to the Permitted Exceptions and other exceptions approved by Administrative Agent in writing, and including full coverage against all mechanics’ liens and such other endorsements as are required by Administrative Agent;

 

(v)          Borrower has delivered to the Title Company and Administrative Agent final and unconditional waivers of lien from the Contractor and all Subcontractors and materialmen who have supplied labor or material in connection with the Work and who have not previously submitted such final waivers; and

 

(vi)         Borrower has delivered to Administrative Agent a final Survey of the Project locating the completed Project, satisfying the terms of Section 4.2 hereof.

 

5.6.           Interest Reserve. An aggregate amount equal to Six Hundred Thirty-Eight Thousand Five Hundred Forty-Nine and No/100 Dollars ($638,549.00) exists as a line item in the Budget for the payment of interest under the Loan (the “ Interest Reserve ”). If Borrower provides Administrative Agent with evidence reasonably satisfactory to Administrative Agent that the cash proceeds available to Borrower from the Project are in an amount which is insufficient to make the payment of interest on the Principal Balance on the next interest payment date, together with such other information as Administrative Agent may reasonably require, Administrative Agent agrees to make Loan Advances from the Interest Reserve on the next monthly interest payment date to itself directly for such applicable interest payment. Borrower acknowledges and agrees that Administrative Agent shall have no obligation to disburse funds from the Interest Reserve if there exists an Unmatured Default or an Event of Default or there are sufficient cash proceeds available to Borrower from the Project to make the payment of interest on the Principal Balance. If the amounts contained in the Interest Reserve are insufficient to pay interest on the Loans thereafter to become due, as estimated by Administrative Agent in its sole, but reasonable discretion, Borrower shall, within five (5) Business Days after receipt of written notice, deposit with Administrative Agent sufficient funds (as determined by Administrative Agent) so as to maintain an adequate Interest Reserve.

 

SECTION 6.
REPRESENTATIONS AND WARRANTIES

 

In order to induce Administrative Agent and the Lenders to execute this Agreement and to make the Loan, Borrower represents and warrants to Administrative Agent and the Lenders as follows:

 

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6.1.           Organization of Parties. Borrower and each Signing Entity are duly organized, validly existing and in good standing under the laws of its respective state of organization, have all necessary power and authority to carry on its present business, and have full right, power and authority to enter into and deliver the Loan Documents to which it is party, and to perform and consummate the transactions contemplated hereby and thereby. The direct and indirect ownership of Borrower is as shown on Schedule 6.1 , as the same may be modified or supplemented from time to time in accordance with this Agreement. The organizational documents of Borrower and each Signing Entity, copies of which have been furnished to Administrative Agent, are in effect, unamended, and are the true, correct and complete documents relating to each such entity’s creation and governance.

 

6.2.           Title. Borrower owns good and marketable fee simple title to the Real Property and the Personal Property. To the actual knowledge of Borrower, the Real Property and the Personal Property are owned free and clear of all liens, claims and encumbrances, except the Permitted Exceptions.

 

6.3.           Improvements. Subject to the terms and conditions contained in this Agreement, Borrower intends to improve the Land with the Improvements. The Work will be performed in accordance with the provisions of the Plans and Specifications and the Budget and all of the other requirements of this Agreement.

 

6.4.           Validity and Enforceability of Documents.

 

(a)           Each of the Loan Documents, has been duly authorized, executed and delivered by Borrower, Guarantor, as applicable, and are valid and binding upon the parties thereto enforceable in accordance with the respective provisions thereof, subject only to applicable bankruptcy, reorganization, insolvency, moratorium and other similar laws affecting the enforcement of creditor’s rights. Execution, delivery and performance of the Loan Documents do not and will not contravene, conflict with, violate or constitute a default under the certificate of formation, the operating agreement or any other organizational documents of Borrower and Guarantor or any other Signing Entity, or any agreement, indenture or instrument to which Borrower or any Guarantor or any other Signing Entity is a party or is bound or which is binding upon or applicable to the Project or any portion thereof. To the actual knowledge of Borrower, execution, delivery and performance of the Loan Documents do not and will not contravene, conflict with, violate or constitute a default under any Applicable Law.

 

(b)           To the actual knowledge of Borrower, all plans, contracts, budgets, agreements, surveys, consents, waivers, documents and writings of every kind or character relating to the transactions contemplated hereby delivered to Administrative Agent, whether pursuant to the provisions of this Agreement or otherwise, are or will at the time of delivery be valid and enforceable and in all respects what they purport to be, and to the extent that any such writing shall impose any obligation or duty on Borrower or Guarantor or shall constitute a waiver of any rights which Borrower or Guarantor might otherwise have, such writing shall be valid and enforceable against Borrower or Guarantor in accordance with its terms.

 

6.5.           Litigation and Liens. To the actual knowledge of Borrower, there is not any condition, event or circumstance existing, or any litigation, arbitration, governmental or administrative proceeding, action, examination, claims or demand pending or threatened affecting Borrower, any Guarantor or the Project, or involving the validity or enforceability of the Loan Documents or involving any risk of a judgment or liability which, if satisfied, would result in a Material Adverse Occurrence. To the actual knowledge of Borrower, there is no Uniform Commercial Code financing statement on file that names Borrower or Guarantor as debtor and covers any of the Collateral and there is no judgment or tax lien outstanding against Borrower or Guarantor.

 

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6.6.           Utilities; Authorities. To the actual knowledge of Borrower, all utilities necessary for the use, operation and occupancy of the Project (including, without limitation, water, storm sewer, sanitary sewer and drainage, electric, gas and telephone facilities) are available at the Land, and all requirements for the use of such utilities have been fulfilled. To the actual knowledge of Borrower, all building, zoning, safety, disabled persons, health, fire, water district, sewerage and environmental protection agency permits and other licenses and permits which are required by any governmental authority for construction of the Improvements, and the use, occupancy and operation of the Project in accordance with the Plans and Specifications have been obtained by or furnished to Borrower and are in full force and effect.

 

6.7.           Solvency. Each Obligor is solvent and able to pay such Obligor’s debts as such debts become due, and has capital sufficient to carry on such Obligor’s present business transactions. To the actual knowledge of Borrower, the value of each Obligor’s property, at a fair valuation, is greater than the sum of such Obligor’s debts. No Obligor is bankrupt or insolvent, nor has any Obligor made an assignment for the benefit of such Obligor’s creditors, nor has there been a trustee or receiver appointed for the benefit of such Obligor’s creditors, nor has there been any bankruptcy, reorganization or insolvency proceedings instituted by or against any Obligor, nor will any Obligor be rendered insolvent by such Obligor’s execution, delivery or performance of the Loan Documents or by the transactions contemplated thereunder.

 

6.8.           Financial Statements. All financial statements submitted to Administrative Agent relating to Borrower, the Guarantor and the Project are true, complete and correct in all material respects, and have been prepared in accordance with generally accepted accounting principles or other accounting standards approved by Administrative Agent consistently applied and fairly present the financial condition of the Person to which they pertain and the other information therein described and do not contain any untrue statement of a material fact or omit to state a fact material to the financial statement submitted or this Agreement. No Material Adverse Occurrence has occurred in the financial condition of Borrower, any Guarantor or the Project and no material increase in the contingent liabilities of Borrower or Guarantor has occurred, in each case, since the dates of each such financial statement.

 

6.9.           Compliance with Laws. To the actual knowledge of Borrower, upon completion of the Work in accordance with the Plans and Specifications, the Project and the use, occupancy and operation thereof for their intended purposes will not violate any Applicable Laws, any contractual arrangements with third parties, or any covenants, conditions, easements, rights of way or restrictions of record affecting the Project. Neither Borrower nor any agent thereof has received any written notice alleging any such violation, which violation has not previously been cured. To the actual knowledge of Borrower, upon completion of the Work in accordance with the Plans and Specifications, the Project will be in full compliance and conformity with all zoning requirements, including without limitation, those relating to setbacks, height, parking, floor area ratio, fire lanes and percentage of land coverage, and will not be a non-conforming or special use. No right to any off-site facilities will be necessary to insure compliance by the Project with all Applicable Laws.

 

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6.10.         Event of Default. To the actual knowledge of Borrower, no Unmatured Default or Event of Default exists.

 

6.11.         Leases. Borrower has not entered into any and, to the actual knowledge of Borrower, there are no Leases for use or occupancy of any part of the Property.

 

6.12.         Construction, Architectural and Engineering Contracts and Subcontracts, etc.

 

(a)           Construction Contract . Pursuant to the Construction Contract, the Contractor will construct the Improvements. The Construction Contract is in full force and effect, unamended, and to the actual knowledge of Borrower, no default exists thereunder by any party thereto. In the event of any conflict between the terms of the Construction Contract, any Subcontracts and this Agreement or any other Loan Document, Borrower shall abide by and shall use its best efforts to cause the Contractor to act in accordance with the provisions of the Loan Documents.

 

(b)           Architectural Contract . Pursuant to the Architectural Contract, the Architect has agreed to perform architectural services in connection with the design and construction of the Improvements. The Architectural Contract is in full force and effect, unamended, and to the actual knowledge of Borrower, no default exists thereunder by any party thereto.

 

(c)           Engineering Contract . Pursuant to the Engineering Contract, the Engineer has agreed to perform engineering services in connection with the design and construction of the Improvements. The Engineering Contract is in full force and effect, unamended, and to the actual knowledge of Borrower, no default exists thereunder by any party thereto.

 

(d)           Subcontracts . Borrower has delivered to Administrative Agent true, complete and correct copies of all Material Subcontracts that have been entered into prior to the date hereof, if any. The Material Subcontracts that have been entered into prior to the date hereof are in full force and effect, unamended, and to the actual knowledge of Borrower, no default exists thereunder by any party thereto.

 

(e)           Plans and Specifications . To the actual knowledge of Borrower, Borrower has delivered to Administrative Agent true, complete and correct copies of the Plans and Specifications.

 

(f)           Construction Schedule . To the actual knowledge of Borrower, the Construction Schedule is realistic and can be adhered to in completing the Project in accordance with the Plans and Specifications.

 

6.13.          Budget . The Budget is a true, correct and complete budget with respect to all the estimated costs of the Work (including both hard costs and soft costs associated therewith) and indicates a total development cost of $50,920,000.00.

 

6.14.          No Defects . To the actual knowledge of Borrower, there are no defects in the design or construction of the Project which would result in a Material Adverse Occurrence or materially adversely affect the value, safety or intended use of the Project.

 

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6.15.          Additional Agreements . Borrower has not entered into any and, to the actual knowledge of Borrower, there are no, management, leasing, development or other agreements in existence that affect the Project, other than the Construction Contract, the Subcontracts, the Property Management Contract, the Development Agreement, or those described in the schedule of Permitted Exceptions or as previously delivered to Administrative Agent.

 

All representations and warranties which have been made by Borrower in this Agreement or the other Loan Documents shall be true in all material respects at the time of each Loan Advance, and in the event of any material breach, misrepresentation or omission, Lenders shall have the absolute right to terminate their obligations under this Agreement (without any obligation to refund any loan or other fees previously paid), and upon demand by Administrative Agent, Borrower shall reimburse Lenders for the Loan Expenses; provided, however, that such a false or misleading misrepresentation shall not constitute an Event of Default (and Lenders shall not have the right to terminate, as aforesaid) if Administrative Agent determines in its reasonable discretion that the same is susceptible to being cured and then is secured by Borrower in such a way as to make the original representation true and not misleading within thirty (30) days after receipt of notice from Administrative Agent identifying such misrepresentation.

 

SECTION 7.
BORROWER’S COVENANTS; SECURITY INTERESTS

 

7.1.           Compliance with Laws . Borrower shall comply or cause compliance with all Applicable Laws, including without limitation, laws governing the construction, development, use and operation of the Project and ERISA. Reasonable evidence of such compliance shall be submitted to Administrative Agent on request.

 

7.2.           Inspection . Upon reasonable prior written or oral notice (which shall not be required in the event of an emergency), and subject to the rights of tenants under any then effective Leases, Borrower shall permit inspection of the Property by Administrative Agent, the Consultant and any other agent or designee of Administrative Agent; provided, that no such inspection or entry upon the Property shall unreasonably interfere with or disrupt the activities then occurring on the Property in any manner. In addition, upon reasonable prior written or oral notice (which notice shall not be required in the event of an emergency. Borrower shall permit Administrative Agent and/or its agents and designees access to and the right to inspect, audit and copy all books, records, contracts and other documents and information relating to Borrower, any Guarantor or the Property. All such books, records and accounts of operations relating to the Property shall be kept in accordance with sound accounting practices consistently applied. Borrower shall promptly respond to any inquiry from Administrative Agent for information with respect to the Property, which information may be verified by Administrative Agent at Borrower's expense; provided, however, that Lenders shall at all times be entitled to rely upon any statements or representations made by Borrower or any agent thereof. If Administrative Agent or the Consultant determine in their sole, but reasonable discretion that any Work does not materially conform with the requirements of this Agreement or the Plans and Specifications, Administrative Agent shall have the right to require, and Borrower shall promptly perform, or cause to be performed, the necessary corrective work for the Work to materially conform to the Plans and Specifications or this Agreement, as applicable. Borrower acknowledges and agrees that any and all inspections of the Work made by Administrative Agent, on behalf of the Lenders, the Consultant or their respective agents, employees and/or designees shall be solely for Administrative Agent’s own information and shall not be deemed to have been made for or on account of Borrower or any other party, and neither Administrative Agent nor any Lender shall have any liability or responsibility relating in any way whatsoever to the construction of the Project, including, but not limited to, the Work thereon, the material or labor supplied in connection therewith, and any errors, inconsistencies or other defects in the Plans and Specifications.

 

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7.3.           Appraisal . Borrower acknowledges and agrees that Administrative Agent may obtain from time to time an appraisal of all or any part of the Property prepared in accordance with written instructions from Administrative Agent by a third-party appraiser engaged directly by Administrative Agent. Subject to the requirements of Section 7.2, above, Borrower shall permit access to the Property in connection with any appraisal and shall otherwise reasonably cooperate with any such third-party appraiser. The cost of any such appraisal shall be borne by Borrower (i) if such appraisal is obtained per Section 3.5(a)(v), (ii) if such appraisal is the first appraisal since the Loan Opening Date (other than a previous appraisal obtained per Section 3.5(a)(v)), and (iii) in all events if Administrative Agent obtains such appraisal after the occurrence of an Event of Default. The cost of any such appraisal shall be otherwise borne by Administrative Agent. Any appraisal costs for which Borrower is responsible (as aforesaid) shall be due and payable by Borrower on demand and shall constitute an Obligation hereunder. Administrative Agent shall provide a copy of such appraisal to each Lender upon receipt. Administrative Agent shall also provide a copy of any such appraisal to Borrower if Borrower pays the cost of the appraisal.

 

7.4.           Liens .

 

(a)           Borrower shall keep fee simple title to the Project and shall not create, incur, assume or suffer to exist any mortgage, pledge or other lien claims or encumbrances against the Project, any Real Property or any Personal Property or against any funds due Contractor or Subcontractor, other than (i) those under the Loan Documents, (ii) Leases permitted under the Loan Documents, (iii) liens for real estate taxes and special assessments that are not delinquent, (iv) mechanics and materialmen’s liens which Borrower in good faith contests so long as Borrower in fact contests such mechanics or materialmen’s liens by appropriate legal proceedings diligently prosecuted, and then only if Borrower shall furnish to the Title Company such security or indemnity as the Title Company requires to induce the Title Company to issue an endorsement to the Title Policy insuring over the exception created by such lien, and provided further, that Lenders shall not be required to make any further disbursements of the Loan until any mechanics’ lien claims have been so insured against by the Title Company.

 

(b)           With respect to the matters set forth in Section 7.4(a) above, if Borrower shall (i) fail promptly to discharge any asserted liens or claims filed of record, or (ii) fail promptly to contest liens or claims filed of record or to give security or indemnity in the manner provided in Section 7.4(a) above, or (iii) having commenced to contest the same, and having given such security or indemnity, fail to prosecute such contest with reasonable diligence, or to maintain such indemnity or security so required by the Title Company for its full amount, or (iv) upon adverse conclusion of any such contest, fail promptly to cause any judgment or decree to be satisfied and lien to be released, then Administrative Agent may, but shall not be required to, procure the release and discharge of any such claim and any judgment or decree thereon upon delivery of prior written notice to Borrower and, further, may, in its sole discretion, effect any settlement or compromise of the same, or may furnish such security or indemnity to the Title Company, and any amounts so expended by Administrative Agent, including premiums paid or security furnished in connection with the issuance of any surety company bonds, shall be deemed to constitute disbursements of the proceeds of the Loan hereunder and shall bear interest from the date so disbursed until paid at the Default Rate. In settling, compromising or discharging any claims for lien, Administrative Agent shall not be required to inquire into the validity or amount of any such claim.

 

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7.5.           Concerning the Premises .

 

(a)           Borrower shall at all times duly perform and observe all of the terms, provisions, conditions and agreements on its part to be performed and observed under the Declarations, and shall not suffer or permit any default or event or default on the part of Borrower to exist thereunder, and shall not agree or consent to, or suffer or permit, any modification, amendment or termination thereof without the prior written consent of Administrative Agent. Borrower shall promptly furnish to Administrative Agent copies of all notices of default and other material documents and communications sent or received by Borrower under or relating to any Declaration.

 

(b)           Borrower shall maintain, preserve and keep the Property in good repair, working order and condition and shall from time to time make all necessary repairs, renewals, replacements, additions and betterments thereto so that at all times the Property and the Improvements shall be fully preserved and maintained.

 

(c)           Borrower shall not allow any Hazardous Materials to be stored, located, discharged, possessed, managed, processed or otherwise handled on the Property in violation of any Environmental Laws, and shall comply with all Environmental Laws applicable to the Property.

 

(d)           Borrower shall cause the Property to be taxed as one or more separate tax parcels which do not include any property other than the Property.

 

(e)           Borrower shall ensure that under applicable law, the Property may be mortgaged, conveyed and otherwise dealt with as a separate legal parcel.

 

7.6.           Financial Statements; Reports . Borrower shall deliver or cause to be delivered to Administrative Agent each month, a detailed report showing the progress of the Work. In addition to such progress reports and any other financial statements required to be delivered to Administrative Agent pursuant to the provisions of any of the other Loan Documents, Borrower will furnish the following to Administrative Agent:

 

(a)           after the Construction Completion Date, within one hundred twenty (120) days after the end of each fiscal year (or more frequently upon receipt of written request from Administrative Agent), (i) financial statements of Borrower on a form reasonably acceptable to Administrative Agent, containing income and expense statements and a balance sheet, and (ii) the personal financial statement of each Guarantor on Administrative Agent’s standard form or another form reasonably acceptable to Administrative Agent that shall include a detailed real estate schedule, cash flow statement and a schedule of contingent liabilities, certified by the applicable Guarantor as fairly and accurately presenting the information contained therein. The financial statements shall be certified by Borrower as fairly and accurately presenting the information contained therein.

 

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(b)           By February 15, 2018 and August 15, 2018, an executed Compliance Certificate from Borrower which shall be certified by Borrower as fairly and accurately presenting the information contained therein.

 

(c)           Starting with August 15, 2016, by February 15 and August 15 of each year, compliance certificates with respect to each Guarantor’s net worth and liquidity in such form and content as may be reasonably required by Administrative Agent together with copies of statements demonstrating the unencumbered liquid assets of each Guarantor, all of which shall be certified by the particular Guarantor as fairly and accurately presenting the information contained therein.

 

(d)           Within thirty (30) days after the filing thereof (but not later than May 15 unless proper extension requests have been filed and copies of such extensions have been delivered to Administrative Agent by May 15, in which case this May 15 date shall automatically be changed to November 30), copies of the federal and state income tax returns for each Obligor, together with all supporting schedules.

 

(e)           After a certificate of occupancy has been issued for the Project, within fifteen (15) days after the end of each calendar quarter, (i) a rent roll covering all Leases which shall be certified by Borrower as fairly and accurately presenting the information contained herein, and (ii) a quarterly leasing report for the Project in a form acceptable to Administrative Agent and certified by Borrower as fairly and accurately presenting the information contained therein.

 

(f)           In addition to such the foregoing and any other financial statements required to be delivered to Administrative Agent pursuant to the provisions of any of the other Loan Documents, Borrower will, upon receipt (on each occasion) of written request from Administrative Agent furnish to Administrative Agent such information and reports, financial and otherwise, concerning each Obligor, the performance of the Work and the operation of the Project as Administrative Agent reasonably requires from time to time,

 

7.7.           Affirmation of Representations and Warranties . Borrower agrees that all representations and warranties of Borrower contained in Section 6 hereof shall remain true in all material respects at all times until the Loan is repaid in full.

 

7.8.           Taxes and Assessments . Borrower shall pay when due and before any penalty attaches all general taxes and all special taxes, special assessments, water charges, drainage and sewer charges and all other charges of any kind whatsoever, ordinary or extraordinary, which may be levied, assessed, imposed or charged on or against it or on the Property, and shall, upon written request, exhibit to Administrative Agent official receipts evidencing such payments; provided, that so long as in Administrative Agent’s sole but reasonable discretion Administrative Agent’s interest in the Collateral is not jeopardized, Borrower may, in good faith, protest and/or contest any such taxes, assessments or charges in accordance with the procedures established for such protest and/or contest pursuant to Applicable Law, during which time the foregoing requirement shall be abated with respect to the taxes, assessments and/or charges being protested and/or contested, and no Event of Default shall then exist. As a condition to the right to protest and/or contest any such taxes, assessments or charges, Administrative Agent may require Borrower to post security therefor as determined by Administrative Agent.

 

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7.9.           Proceedings Affecting Property . If any proceedings are filed seeking to enjoin or otherwise prevent or declare invalid or unlawful the construction, occupancy, use, maintenance or operation of the Project, or any portion thereof, Borrower shall cause such proceedings to be contested in good faith, in a manner satisfactory to Administrative Agent and in the event of an adverse ruling or decision, prosecute all allowable appeals therefrom, and shall, without limiting the generality of the foregoing, resist the entry or seek the stay of any temporary or permanent injunction that may be entered, and use its best efforts to bring about a favorable and speedy disposition of all such proceedings. All such proceedings, including without limitation, all of Administrative Agent’s reasonable and actual costs, and fees and disbursements of Administrative Agent’s counsel in connection with any such proceedings, whether or not Administrative Agent is a party thereto, shall be at Borrower’s expense. To the extent that Administrative Agent incurs any such expenses, including reasonable attorneys’ fees and costs actually incurred at standard hourly rates (without regard to any statutory attorneys' fees provisions) and fees and charges for court costs actually incurred, bonds and the like, Borrower shall reimburse Administrative Agent for such expenses and the amount due Administrative Agent shall bear interest from the date so incurred by Administrative Agent until repaid to Administrative Agent at the Default Rate and shall be payable to Administrative Agent on demand. The foregoing provisions of this Section 7.9 shall not limit or affect the provisions of Section 8(h) below.

 

7.10.          Disposal and Encumbrance of Property . Borrower shall not, without Administrative Agent’s prior written consent(unless such consent is not required, as expressly provided in the Loan Documents), suffer, permit or enter into any agreement for any sale, lease, transfer, or in any way encumber or dispose of or grant or suffer any security or other assignment (collateral or otherwise) of or in all or any portion of the Project. Any consent given by Administrative Agent or any waiver of default under this Section 7.10 , shall not constitute a consent to, or waiver of any right, remedy or power of Administrative Agent under any subsequent default hereunder.

 

7.11.          Insurance . Borrower shall, at its expense, during the term of this Agreement, procure and keep in force, or cause to be kept in force, the insurance coverages described in Exhibit G attached to this Agreement and conforming to the insurance requirements contained in the Mortgage. In addition, all insurance shall be in form, content and amounts approved by Administrative Agent and written by an insurance company or companies licensed to do business in the State and domiciled in the United States or a governmental agency or instrumentality approved by Administrative Agent. The policies for such insurance shall have attached thereto standard mortgagee clauses in favor of and permitting Administrative Agent to collect any and all proceeds payable thereunder and shall include a thirty (30) day (except for nonpayment of premium, in which case, a ten (10) day) notice of cancellation clause in favor of Administrative Agent. All policies or certificates of insurance shall be delivered to and held by Administrative Agent as further security for the payment of obligations arising under the Loan Documents, with evidence of renewal coverage delivered to Administrative Agent at least thirty (30) days before the expiration date of any policy.

 

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7.12.          Performance of Obligations; Notice of Default . Borrower shall promptly and fully perform and comply in all respects with the obligations, terms, agreements, provisions and requirements of this Agreement and the other Loan Documents and will not permit to occur any default or breach hereunder or thereunder. Borrower shall promptly give to Administrative Agent notice of the occurrence of any Unmatured Default or of any event that would constitute a Material Adverse Occurrence.

 

7.13.          Restrictions Affecting Obligors . Borrower covenants and agrees that, without the prior written consent of Administrative Agent, which consent shall not be unreasonably withheld, there shall not occur any amendment or modification of the articles of organization establishing any Obligor. At all times prior to the repayment of the Loans, (a) Borrower shall not enter into any contract or agreement for the provision of services or otherwise with respect to the Project with any member or manager or Affiliate of Borrower unless such contract or agreement is an arms-length, market rate agreement and is cancelable upon thirty (30) days written notice from any owner of the Project; and (b) no Obligor shall be dissolved or its existence terminated and each Obligor shall remain in good standing.

 

7.14.          Use of Receipts Bank; Accounts; Limitation on Distributions .

 

(a)           Borrower shall cause all rents and other income and receipts realized and received by Borrower, if any, from and in connection with the Project to be used for the purpose of paying the actual costs and expenses incurred by Borrower in connection with the ownership, operation, management and repair of the Project, including without limitation, operating expenses, real estate taxes, insurance premiums and interest on the Loans.

 

(b)           Borrower shall maintain all of its bank accounts at The PrivateBank and Trust Company, and shall maintain all of its cash and investments on deposit in deposit accounts at The PrivateBank and Trust Company.

 

(c)           Borrower shall deposit all Gross Revenues promptly upon receipt thereof, into a bank account or accounts maintained by Borrower at The PrivateBank and Trust Company. As additional security for the payment and performance of all of the obligations of Borrower under this Agreement and the other Loan Documents, Borrower hereby pledges and assigns to Administrative Agent, and grants to Administrative Agent a first lien on and a first priority security interest in, the Gross Revenues, all of Borrower’s present and future Accounts (as defined in the Code), and the proceeds of all of the foregoing.

 

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(d)           Borrower shall apply all Gross Revenues first to pay all Operating Expenses and amounts due to Administrative Agent and Lenders under the Notes and pursuant to the Loan Documents. Neither Gross Revenues nor any other funds or other property of Borrower: (i) shall be used to make, directly or indirectly, any Distributions (as defined below), Borrower acknowledging that no withdrawal of capital including internally generated capital, may be made at any time while the Loan is outstanding; (ii) shall be applied to the payment of any obligations, debts or expenses of any Affiliate not set forth on the Budget; and (iii) shall be disbursed or used for any other purpose without the prior written approval of Administrative Agent. For such purposes, the term Distribution means (A) any distribution of money or property for compensation (and not reimbursement) to any owner of a direct or indirect interest in Borrower (each an Owner ) or to any Affiliate of any Owner, (B) any loan or advance to any Owner or to any Affiliate of any Owner, (C) any payment of principal or interest on any indebtedness due to any Owner or to any Affiliate of any Owner, and (D) any payment of any fees or other compensation (and not reimbursement) to any Owner or to any Affiliate of any Owner; provided, however, that notwithstanding the foregoing, the following are specifically excluded from the foregoing definition and shall not, under any circumstances, be considered a Distribution under this Agreement or any other Loan Document: (y) distribution by any Owner of any other funds of such Owner that do not constitute Borrower funds, and (z) reallocations of any unused Contingencies or remaining line item amounts (as set forth in the Budget) in accordance with this Agreement. Notwithstanding the foregoing, if (i) the rules that were issued by the OCC, FDIC and Federal Reserve Board for High Volatility Commercial Real Estate (“ HVCRE ”) and which apply to the Loan and are in effect as the date hereof are revised or clarified to permit distributions of capital generated by the Project without the Loan being classified as an HVCRE loan, (ii) the Project has been completed as provided in Section 3.5(a)(vi) , and (iii) Borrower demonstrates to Administrative Agent’s reasonable satisfaction that the Project has achieved a Debt Service Coverage Ratio of at least 1.25 to 1.0, so long as no Unmatured Default or Event of Default exists, distributions of capital generated by the Project will be permitted to the extent permitted by such revised or clarified HVCRE requirements without causing the Loan to be classified as a HVCRE loan.

 

7.15.          Additional Documents . Borrower shall not execute or record any document pertaining to, affecting or running with all or any portion of the Property, including, without limitation, any condominium declaration or plat, without the prior written approval of Administrative Agent of the form and substance of such documents, which approval shall not be unreasonably withheld, conditioned or delayed. This Agreement is intended to be a security agreement under the Code for the purpose of creating the security interests provided for herein. Borrower shall execute and deliver such additional security agreements and other documents as the Administrative Agent shall from time to time reasonably request in order to create and perfect such security interests.

 

7.16.          Ineligible Securities . Borrower shall not use any portion of any Loan Advance or Loans made hereunder to be used directly or indirectly to purchase ineligible securities, as defined by applicable regulations of the Federal Reserve Board.

 

7.17.          OFAC . Borrower shall (a) ensure that no Person or entity that owns a controlling interest in or otherwise controls Borrower is or shall be listed on the Specially Designated Nationals and Blocked Person List or other similar lists maintained by the Office of Foreign Assets Control (“ OFAC ”), the Department of the Treasury or included in any Executive Orders, (b) not use or permit the use of any proceeds of the Loans to violate any of the foreign asset control regulations of OFAC or any enabling statute or Executive Order relating thereto, and (c) comply with all applicable Bank Secrecy Act (“ BSA ”) laws and regulations, as amended.

 

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7.18.          Loan Expenses . Borrower agrees to pay all of the Loan Expenses as required by and in accordance with the applicable provisions of this Agreement. Any Loan Expenses paid by Administrative Agent and/or the Lenders shall bear interest commencing on the date demand for repayment thereof is made by Administrative Agent and/or the Lenders until repaid to Administrative Agent, for the benefit of the Lenders, at the Default Rate and shall be paid by Borrower upon demand or may be paid by Lenders at any time by disbursement of proceeds of the Loans. Any Loan Expenses paid by Administrative Agent and/or the Lenders shall be reimbursed to Administrative Agent and/or the Lenders by Borrower regardless of whether there shall be any disbursements of the Loans.

 

7.19.          Management . Borrower at all times shall provide for the competent and responsible management and operation of the Property. At all times, Borrower shall cause the Property to be managed by an Approved Manager. All management and brokerage contracts affecting the Property shall be terminable upon thirty (30) days’ written notice without penalty or charge (except for unpaid accrued management and brokerage fees). All management and brokerage contracts and any amendment, extension or substitution thereof must be approved in writing by Administrative Agent prior to the execution of the same, which approval shall not be unreasonably withheld, conditioned or delayed. In the event that Administrative Agent grants such consent, Borrower shall cause the manager or broker under any agreement to enter into an agreement with Administrative Agent, reasonably acceptable in form and substance to Administrative Agent, pursuant to which said manager or broker subordinates its liens for unpaid fees to the liens of the Mortgage and the other Loan Documents.

 

7.20.          Single Asset Entity . Borrower shall not hold or acquire, directly or indirectly, any ownership interest (legal or equitable) in any real or personal property other than the Property and/or relating thereto, or become a shareholder of or a member or partner in any entity which acquires any property other than the Property, until such time as the Obligations have been fully repaid. The organizational documents of Borrower shall limit its purpose to the acquisition, operation, management and disposition of the Property and/or matters relating thereto, shall adopt the covenants contained in this Section 7.20 , and such purposes shall not be amended without the prior written consent of Administrative Agent, which consent shall not be unreasonably withheld, conditioned or delayed. Borrower shall:

 

(a)           Maintain its assets, accounts, books, records, financial statements, stationery, invoices, and checks separate from and not commingled with any of those of any other person or entity;

 

(b)           Conduct its own business in its own name, pay its own liabilities out of its own funds, allocate fairly and reasonably any overhead for shared employees and office space, and to maintain an arm’s length relationship with its Affiliates;

 

(c)           Hold itself out as a separate entity, correct any known misunderstanding regarding its separate identity, maintain adequate capital in light of its contemplated business operations, (provided, nothing herein shall require any Owner to make additional Capital Contributions to Borrower following the Loan opening, but even though nothing herein requires any Owners to make additional Capital Contributions to Borrowers, this provision does not relieve the Borrower from its obligations to keep the Loan In Balance) and observe all organizational formalities;

 

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(d)           Not guarantee or become obligated for the debts of any other entity or person or hold out its credits as being available to satisfy the obligations of others, including not acquiring obligations or securities of its partners, members or shareholders, except in connection with the Loans;

 

(e)           Not pledge its assets for the benefit of any other entity or person or make any loans or advances to any person or entity, except in connection with the Loans;

 

(f)           Not enter into any contract or agreement with any Affiliate, except upon terms and conditions that are intrinsically fair and substantially similar to those that would be available on an arms-length basis with third parties other than any Affiliate;

 

(g)           Not, and shall not permit any constituent party of Borrower to seek the dissolution or winding up, in whole or in part, of Borrower and/or such constituent party of Borrower, nor merge with or be consolidated into any other entity; and

 

(h)           Maintain its assets in such a manner that it will not be unreasonably costly or difficult to segregate, ascertain or identify its individual assets from those of any constituent party of Borrower, any Affiliate, Guarantor or any other person.

 

7.21.          No Debt . Except for the Obligations, Borrower shall not incur or become liable for any indebtedness other than customary trade payables paid within sixty (60) days after they are incurred.

 

7.22.          Use of Loan Advances . Borrower covenants and agrees that all Loan Advances to be made hereunder by Lenders shall be used solely for the payment (or reimbursement to others for payment) of the bills for the labor and materials used in the performance of the Work for which such Loan Advances were requested by Borrower, and for the payment of the other items of Project Cost for which such Loan Advances were requested by Borrower (no Project Cost shall include expenses relating to any development, construction, operating or other cost attributable to any project other than the Project specifically described in this Agreement), and for no other purpose whatsoever; however, nothing herein shall impose upon Administrative Agent or any Lender any obligation whatsoever to see to the proper application of any such monies by Borrower. Whenever so requested by Administrative Agent, Borrower shall promptly furnish Administrative Agent written evidence reasonably satisfactory to Administrative Agent that all monies theretofore advanced by the Lenders pursuant to this Agreement have actually been or will be paid or applied in payment of the cost of performance of the Work and in payment of the other items of Project Cost for which such funds were advanced by the Lenders, and until such evidence is produced, at the option of Administrative Agent, no future or additional payments or Loan Advances need be made hereunder.

 

7.23.          Financial Covenants . The Debt Service Coverage Ratio must be (i) at least 1.00 to 1.00 on December 31, 2017, (ii) at least 1.10 to 1.00 on June 30, 2018, (iii) provided that the First Extension Option is exercised, at least 1.15 to 1.00 on the date of the First Extension Request and quarterly after the Initial Maturity Date, and (iv) provided that the Second Extension Option is exercised, at least 1.25 to 1.00 on the date of the Second Extension Request and quarterly after the First Extended Maturity Date provided, that all such dates are subject to a day for day extension (not to exceed thirty (30) days) in the event of any occurrence of Force Majeure. Without limiting any other provisions of this Agreement, Borrower shall promptly provide Administrative Agent with such information as Administrative Agent may request to calculate the Debt Service Coverage Ratios described in this Section 7.23 .

 

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7.24.          Approved Leases . Borrower shall not enter into any tenant lease of non-residential space in the Improvements unless approved in writing by Administrative Agent. Borrower shall not enter into any tenant lease of residential space in the Improvements with a tenant leasing more than five (5) units in the Project unless approved in writing by Administrative Agent. Except as provided in the preceding sentence, Borrower may enter into tenant leases of residential space in the Improvements without Administrative Agent’s approval so long as such leases are on Borrower's standard form of tenant lease without any material adverse changes. Borrower’s standard form of tenant lease for residential space, and any revisions thereto, must have the prior written approval of Administrative Agent, which approval shall not be unreasonably withheld, conditioned or delayed. Borrower shall, throughout the term of this Agreement, pay all reasonable costs incurred by Administrative Agent in connection with Administrative Agent’s review and approval of tenant leases and each guarantee thereof (if any), including reasonable attorneys’ fees and costs actually incurred at standard hourly rates (without regard to any statutory attorneys' fees provisions); provided, however, that Administrative Agent shall use good faith discretion with regard to incurring such review costs in order to minimize the same.

 

7.25.          Manner of Construction. Borrower shall, at its sole cost and expense, cause the construction of the Project to be diligently and expeditiously carried out, in a good and workmanlike manner, in accordance with the Plans and Specifications and all Applicable Laws. All materials, fixtures, equipment or articles used in the renovation, construction or equipping of the Project shall materially comply with the Plans and Specifications. Without limiting the generality of the foregoing, Borrower will use best efforts to commence construction of the Project on or prior to the Construction Commencement Date and use best efforts to cause construction to continue without interruption until completion in accordance with the Construction Schedule, and to be completed in accordance with the Plans and Specifications and Applicable Laws prior to the Construction Completion Date. Construction of the Project shall not be deemed to be complete until the Architect has certified that all space located within the Project can be used and occupied in accordance with all Applicable Laws and a final, unconditional certificate of occupancy (or local equivalent) has been issued therefor. Borrower shall forthwith upon completion of the Improvements and each portion thereof cause the same to be inspected by each applicable governmental authority, shall cause to be corrected any defects and deficiencies which may be disclosed by any such inspection and shall cause to be duly issued all occupancy certificates and other licenses, permits and authorizations necessary for the operation and occupancy of the Improvements and each portion thereof; and in any event, Borrower shall use best efforts to do and perform, or cause to be done and performed, all of the foregoing acts and things and cause to be issued and executed all such occupancy permits, licenses and authorizations on or before the Construction Completion Date, including without limitation, correcting any defect in the Improvements demanded by an governmental authority.

 

7.26.          Certificate of Completion . Within fifteen (15) days after the Project is completed, Borrower shall deliver to Administrative Agent a certificate of the Architect stating that the Project has been completed in accordance with the Plans and Specifications and all Applicable Laws.

 

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7.27.          Change Orders . Borrower shall not, without the prior written approval of Administrative Agent, make or permit any modification of the Plans and Specifications, or amend or modify the Construction Contract or Architectural Contract or enter into any change orders or additional contracts for the performance of any portion of the Work; provided, however, Borrower shall have the right to enter into one or more change orders without Administrative Agent’s consent, so long as (a) no Event of Default or Unmatured Default exists under this Agreement or any of the other Loan Documents, (b) the change order does not individually result in a change in the cost of constructing the Project of more than Fifty Thousand Dollars ($50,000.00) after allocation of any and all Contingency and reallocated line-item amounts, (c) the change order does not, together with all other change orders, result in a change in the cost of constructing the Project of more than Three Hundred Thousand Dollars ($300,000.00), (d) the change order does not affect any structural portion of the Project, the overall appearance of the Project or the use or operation of the Project in any materially adverse respect, and (e) any increased cost resulting from the change order is paid for from the contingency line item in the Budget or any additional funds deposited by Borrower with Administrative Agent (in accordance with Section 3.4(c) hereof). In any event, Borrower shall deliver to Administrative Agent copies of all such change orders not requiring Administrative Agent’s prior approval, together with all related documentation, no later than ten (10) days after the execution thereof.

 

7.28.          Material Subcontracts . If requested by Administrative Agent, within ten (10) days after being executed, Borrower shall deliver to Administrative Agent a copy of each Material Subcontract entered into by the Contractor. Borrower shall not enter any contract or subcontract that shall cause the Loan to not be In Balance.

 

7.29.          Budget . Except as provided hereinbelow, Borrower shall not amend the Budget without Administrative Agent’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. Borrower shall not reallocate any line items within the Budget unless Borrower can demonstrate to Administrative Agent’s satisfaction that sufficient funds remain (i) in the line item from which the amount is to be reallocated to pay all Project Costs which may be paid from that line item and (ii) in the Budget to complete the Work in accordance with the Plans and Specifications. If any funds are to be reallocated, unless otherwise approved in writing by Administrative Agent, which approval shall not be unreasonably withheld, conditioned or delayed, such funds from a hard cost line item may only be reallocated to another hard cost line item and such funds from a soft cost line item may only be reallocated to another soft cost line item; provided, however, in no event may funds be reallocated to or from the Interest Reserve or reallocated to the Developer Fee without Administrative Agent’s prior written consent. For the avoidance of doubt, notwithstanding any provision of this Agreement to the contrary but only so long as the Loan is In Balance, Borrower may, in its sole and absolute discretion and without obtaining prior approval of Administrative Agent or any Lender, reallocate any and all remaining Contingency amounts and unused line item amounts (as set forth in the Budget); provided, that the dedicated Project Cost associated with any such line item amounts (as set forth in the Budget) has been fully satisfied and provided further that in no event may such funds be reallocated to the Interest Reserve or reallocated to the Developer Fee without Administrative Agent’s prior written consent.

 

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7.30.          Loan In Balance . Borrower shall maintain the Loan In Balance at all times.

 

7.31.          Development Fee . Borrower shall pay the Development Fee to the Developer in twenty-two (22) equal monthly installments commencing November, 2015. Borrower shall not disburse the Development Fee in excess of the amount set forth in the Budget to the Developer and may not pay or disburse any Development Fee to the Developer at any time that an Event of Default or any Unmatured Default exists.

 

7.32.          Collateral Assignment of Plans, Permits and Contracts . As additional security for the payment and performance of all of the Obligations, Borrower hereby pledges and assigns to Administrative Agent, and grants to Administrative Agent a first lien on and a first priority security interest in, (a) all present and future Plans and Specifications for the construction of the Improvements; (b) all present and future applications, permits, licenses and approvals between Borrower and others, or given or to be given to Borrower by governmental authorities, relating to the Improvements, together with all of Borrower’s rights, options and privileges thereunder; and (c) all present and future architectural, engineering and construction contracts relating to Improvements.

 

7.33.          Take-Out Commitments . Borrower shall at all times duly perform and observe all of the terms, provisions, conditions and agreements on its part to be performed and observed under any present or future commitment for permanent or take-out financing for the Property and the Improvements, and under any multi-party agreement entered into in connection with such a commitment, and shall not suffer or permit any default or event of default to exist under any such commitment or multi-party agreement, and shall not agree or consent to, or suffer or permit, any termination, modification or amendment of any such commitment. As additional security for the payment and performance of all of the obligations of Borrower under this Agreement and the other Loan Documents, Borrower hereby pledges and assigns to Administrative Agent for the benefit of the Lenders, and grants to Administrative Agent a first lien on and a first priority security interest in, all such present and future commitments for permanent or take-out financing for the Property and the Improvements and all loan proceeds payable under all such commitments.

 

7.34.          Transfer of Ownership Interests . There shall be no transfer or assignment of any ownership interest in Borrower or transfer or assignment of any ownership interest in any entity that directly or indirectly owns an ownership interest in Borrower; provided, however, that the foregoing restriction shall not apply to any Permitted Transfer (and the occurrence of same shall not constitute an Event of Default).

 

SECTION 8.
EVENTS OF DEFAULT

 

The occurrence of any one or more of the following shall constitute an “ Event of Default ”:

 

(a)           Failure by Borrower or any other Obligor to make: (i) any payment of principal or interest hereunder or under the Notes within five (5) Business Days of the date when due, or (ii) any other payment under the Loan Documents within five (5) Business Days of the date when due or, if no date is stated, five (5) Business Days after Borrower's receipt of written demand from Administrative Agent (or such shorter period as may be expressly provided for herein or therein);

 

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(b)           Failure by Borrower to perform or cause to be performed any other obligation or observe any other condition, covenant, term, agreement or provision required to be performed or observed by Borrower contained in this Agreement or in any other Loan Document and not specifically referred to elsewhere in this Section 8; provided, however, that if such failure by its nature can be cured, then so long as the continued operation and safety of the Project, and the priority, validity and enforceability of the liens created by this Agreement, the Mortgage or any of the other Loan Documents and the value of the Property is not impaired, threatened or jeopardized, then Borrower shall have a period (“ Cure Period ”) of thirty (30) days after Borrower obtains actual knowledge of such failure, or receives written notice of such failure, whichever first occurs, in which to cure the same and an Event of Default shall not be deemed to exist during the Cure Period (provided, however, such period shall be limited to ten (10) days if such failure can be cured by the payment of money); provided, however, that (i) if the subject failure cannot reasonably be cured within the Cure Period or has not been cured within the Cure Period but is reasonably capable of cure and Borrower has commenced the cure within the initial thirty (30) day period, and (ii) Borrower continues to use good faith efforts to cure such failure, the Cure Period shall be extended for a reasonable amount of time (not to exceed an additional thirty (30) days) in order to allow Borrower a bona fide opportunity to cure such failure, during which time an Event of Default shall not be deemed to exist or to have occurred.

 

(c)           The existence of any material inaccuracy or untruth in any representation or warranty contained in this Agreement or any other Loan Documents, or of any statement or certification as to facts delivered to Administrative Agent by or on behalf of Borrower or the Guarantor, provided, however, that any such material inaccuracy or untruth shall not constitute an Event of Default if Administrative Agent determines in its reasonable discretion that the same is susceptible to being cured and then is secured by Borrower in such a way as to make the original representation or warranty true and not misleading within thirty (30) days after receipt of notice from Administrative Agent identifying such material inaccuracy or untruth.

 

(d)           A Material Adverse Occurrence;

 

(e)           Intentionally Omitted;

 

(f)           Borrower, any Guarantor or any successors or permitted assigns of it, shall:

 

(i)           file a voluntary petition in bankruptcy or an arrangement or reorganization under any federal or state bankruptcy, insolvency or debtor relief law or statute (hereinafter referred to as a “ Bankruptcy Proceeding ”);

 

(ii)          file any answer in any Bankruptcy Proceeding or any other action or proceeding admitting insolvency or inability to pay his, her or its debts;

 

(iii)         fail to oppose, or fail to obtain a vacation or stay of, any involuntary Bankruptcy Proceeding within sixty (60) days after the filing thereof;

 

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(iv)         solicit or cause to be solicited petitioning creditors for any involuntary Bankruptcy Proceeding against Borrower or any Guarantor;

 

(v)          be granted a decree or order for relief, or be adjudicated a bankrupt or declared insolvent in any Bankruptcy Proceeding, whether voluntary or involuntary;

 

(vi)         have a trustee or receiver appointed for or have any court take jurisdiction of its property, or the major part thereof, or all of any portion of the Property, in any voluntary or involuntary proceeding for the purpose of reorganization, arrangement, dissolution or liquidation, and, with respect to an involuntary proceeding only, such trustee or receiver is not discharged or such jurisdiction is not relinquished, vacated or stayed on appeal or otherwise, within sixty (60) days after the commencement thereof;

 

(vii)        make an assignment for the benefit of creditors;

 

(viii)       consent to any appointment of a receiver or trustee or liquidator of all of its property, or the major part thereof, or all or any portion of the Property; or

 

(ix)          have an attachment or execution levied with respect to, or other judicial seizure be effected for, all or substantially all of its assets or all or any portion of the Property, or the placing of any attachment, levy of execution, charging order, or other judicial seizure on the interest of the parent of Borrower; provided, however, with respect to any of the matters described in clauses (i) through (ix) that are applicable to any Guarantor, such matters shall not constitute an Event of Default if a Replacement Guarantor acceptable to Administrative Agent executes a Guaranty in substantially the same form as the Guaranty signed by the Guarantor being replaced within fifteen (15) days after notice of such action is provided to Borrower. For purposes hereof, Bluerock Residential Growth REIT, Inc. shall be deemed an acceptable Replacement Guarantor as long as it can demonstrate to Administrative Agent’s reasonable satisfaction that its publicly reported liquidity is in excess of $15,000,000.00 and it is not in default under any material agreement, indenture or instrument to which it is a party or by which it is bound.

 

(g)           Any sale, transfer, lease, assignment, conveyance, financing, lien, encumbrance or other transaction made in violation of Section 7.10 or Section 7.14 above or the Mortgage;

 

(h)           The entry of any order enjoining or otherwise preventing or declaring invalid or unlawful the construction, occupancy, maintenance, operation or use of the Project, or any portion thereof, in the manner required by the terms of this Agreement, or of any proceedings which could or might affect the validity or priority of the lien of the Mortgage or any of the other security for the Loan, or which could result in a Material Adverse Occurrence;

 

(i)           The occurrence of the death or legal incompetency of any individual Guarantor (but subject to the curative provisions set forth in Section 3.1(f) );

 

(j)           The actual filing of any condemnation or administrative proceeding or litigation against the Project or any casualty thereto which materially impairs the completion of the Work prior to the applicable date required therefor or the full utilization of the Project once completed;

 

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(k)           The assignment or attempted assignment of this Agreement by Borrower without Administrative Agent’s prior written consent;

 

(l)           The filing of formal charges under any federal, state or local law, statute or ordinance for which Borrower’s forfeiture of all or any portion of the Project is a potential penalty;

 

(m)           The dissolution of Borrower or any Guarantor without the interests of the same in and to the Project first having been assigned to a permitted assignee (as reasonably approved by Administrative Agent); provided, however, with respect to any of the matters described in this clause (m) that are applicable to any Guarantor, such matters shall not constitute an Event of Default if a Replacement Guarantor acceptable to Administrative Agent executes a Guaranty in substantially the same form as the Guaranty signed by the Guarantor being replaced within fifteen (15) days after notice of such action is provided to Borrower. For purposes hereof, Bluerock Residential Growth REIT, Inc. shall be deemed an acceptable Replacement Guarantor as long as it can demonstrate to Administrative Agent’s reasonable satisfaction that its publicly reported liquidity is in excess of $15,000,000.00 and it is not in default under any material agreement, indenture or instrument to which it is a party or by which it is bound.

 

(n)           Except as permitted under Section 7.34 of this Agreement, or as otherwise reasonably approved by Administrative Agent, (i) any ownership interest in Borrower shall be transferred or assigned, or any security interest or other lien or encumbrance shall be created in or on any ownership interest in Borrower or in or on the proceeds of or distribution rights with respect to any such ownership interest; or (ii) any ownership interest in any entity that directly or indirectly owns an ownership interest in Borrower shall be transferred or assigned, or any security interest or other lien or encumbrance shall be created in or on any ownership interest in any such entity or in or on the proceeds of or distribution rights with respect to any ownership interest in any such entity; or

 

(o)           The occurrence of an “Event of Default” or a default (after expiration of any notice or cure period, if any) under any of the other Loan Documents. For the avoidance of doubt, in the event of any inconsistency between the parameters of an "Event of Default" or any notice and cure period under any other Loan Document and an Event of Default or any notice and cure period hereunder, the parameters hereunder shall control.

 

(p)           Except in the event of a Force Majeure, a discontinuance of the construction of the Work for a period of twenty (20) consecutive days (unless otherwise approved by Administrative Agent), or any material failure to adhere to the Construction Schedule, the result of which may be, in Administrative Agent’s sole judgment, that the Work will not be substantially completed prior to the Construction Completion Date;

 

(q)           Intentionally Omitted.

 

(r)           Failure by Borrower to deposit with Administrative Agent or invest in the Project in the manner permitted herein funds required to maintain the Loan In Balance within the time and in the manner set forth in Section 3.4(c) or provide the funds required to maintain the Interest Reserve within the time and manner set forth in Section 5.6 ;

 

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(s)           The termination of the Construction Contract without Administrative Agent’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed;

 

(t)           Borrower intentionally causes or knowingly permits any of the Work to be performed in a manner which is materially contrary to the Plans and Specifications or any provisions of this Agreement or the other Loan Documents;

 

SECTION 9.
REMEDIES

 

Upon the occurrence of any Event of Default and so long as the Event of Default remains uncured, Administrative Agent for the benefit of the Lenders, in addition to availing itself of any remedies conferred upon it at law or in equity and by the terms of the Notes, the Mortgage and the other Loan Documents, may pursue any one or more of the following remedies first, concurrently or successively with each other and with any other available remedies, it being the intent hereof that none of such remedies shall be to the exclusion of any others:

 

(a)           Take possession of the Project and complete the Work and do anything necessary or desirable in Administrative Agent’s sole judgment to fulfill the obligations of Borrower hereunder, including, without limitation, either the right to avail itself of and procure performance of the Construction Contract, any Subcontracts or any other contract entered into for the performance of all or any portion of the Work (or any substitute therefor), or to let new or additional contracts with the same Contractor or Subcontractors or others, and to employ watchmen to protect the Project from injury. Without limiting the generality of the foregoing and for the purposes aforesaid, Borrower hereby appoints and constitutes Administrative Agent its lawful attorney-in-fact with full power of substitution (i) to complete the Work in the name of Borrower; (ii) to use portions of the Loans or other funds which may be reserved, escrowed or set aside for any purposes hereunder at any time to complete the Work; (iii) to make changes in the Plans and Specifications which shall be reasonably necessary or reasonably desirable to complete the Work; (iv) to retain or employ new general contractors, subcontractors, architects, engineers and inspectors as shall be required for such purposes; (v) to pay, settle or compromise all existing bills and claims, which may be liens or security interests or to avoid such bills and claims becoming liens or security interests against the Project, or as may be necessary or desirable for the completion of the Work or for the clearance of title; (vi) to execute all applications and certificates in the name of Borrower which may be required by any of the Loan Documents; (vii) to prosecute and defend all actions or proceedings in connection with the Work; (viii) to take such action and require such performance as it deems necessary under any of the bonds to be furnished pursuant to the provisions hereof and to make settlements and compromises with the surety or sureties thereunder, and in connection therewith, to execute instruments of release and satisfaction; it being understood that the foregoing power of attorney is coupled with an interest and cannot be revoked. All sums expended by Administrative Agent pursuant to this Section 9 shall be deemed to have been paid to Borrower and secured by the Mortgage and the other Loan Documents, and shall bear interest at the Default Rate until repaid to Administrative Agent.

 

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(b)           Make any protective advance Administrative Agent deems necessary to (i) preserve, maintain, repair, restore or rebuild any Improvements, (ii) preserve the lien of the Mortgage or the priority thereof, or (iii) enforce this Agreement, the Mortgage and the other Loan Documents. All sums expended by Administrative Agent pursuant to this Section 9(b) shall be deemed to have been paid to Borrower and secured by the Mortgage and the other Loan Documents, and shall bear interest at the Default Rate until repaid to Administrative Agent.

 

(c)           Withhold further disbursements of proceeds of the Loans and terminate the Commitments.

 

(d)           Declare the unpaid indebtedness evidenced by the Notes to be immediately due and payable.

 

(e)           Apply the balance of any deposits made with Administrative Agent toward the repayment of the Loans.

 

SECTION 10.
ADMINISTRATIVE AGENT

 

10.1.           Authorization and Action . Each Lender hereby appoints and authorizes Administrative Agent to take such action as contractual representative on such Lender’s behalf and to exercise such powers under this Agreement, the other Loan Documents and a Post-Foreclosure Plan as are specifically delegated to Administrative Agent by the terms hereof and thereof, together with such powers as are reasonably incidental thereto. Not in limitation of the foregoing, each Lender authorizes and directs Administrative Agent to enter into the Loan Documents for the benefit of the Lenders and to exercise the remedies as herein provided. Each Lender hereby agrees that, except as otherwise set forth herein, any action taken by the Requisite Lenders in accordance with the provisions of this Agreement or the Loan Documents, and the exercise by the Requisite Lenders of the powers set forth herein or therein, together with such other powers as are reasonably incidental thereto, shall be authorized and binding upon all of the Lenders. Nothing herein (including the use of the term “ Administrative Agent ”) shall be construed to deem Administrative Agent a trustee or fiduciary for any Lender nor to impose on Administrative Agent duties or obligations other than those expressly provided for herein. At the request of a Lender, Administrative Agent will forward to such Lender copies or, where appropriate, originals of the documents delivered to Administrative Agent pursuant to this Agreement or the other Loan Documents. Administrative Agent will also furnish to any Lender, upon the request of such Lender, a copy of any certificate or notice furnished to Administrative Agent by Borrower or any other Affiliate of Borrower, pursuant to this Agreement or any other Loan Document not already delivered to such Lender pursuant to the terms of this Agreement or any such other Loan Document. As to any matters not expressly provided for by the Loan Documents (including, without limitation, enforcement or collection of any of the Loans) or in a Post-Foreclosure Plan, Administrative Agent shall not be required to exercise any discretion or take any action, but shall be required to act or to refrain from acting (and shall be fully protected in so acting or refraining from acting) upon the instructions of the Requisite Lenders (or all of the Lenders if explicitly required under any other provision of this Agreement), and such instructions shall be binding upon all Lenders and all holders of any of the Loans; provided, however, that, notwithstanding anything in this Agreement or in a Post-Foreclosure Plan to the contrary, Administrative Agent shall not be required to take any action which exposes Administrative Agent to personal liability or which is contrary to this Agreement, any other Loan Document, Applicable Law or a Post-Foreclosure Plan. Borrower may rely on written amendments or waivers executed by Administrative Agent or acts taken by Administrative Agent as being authorized by the Lenders or the Requisite Lenders, as applicable, to the extent Administrative Agent does not advise Borrower that it has not obtained such authorization from the Lenders or the Requisite Lenders, as applicable.

 

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10.2.           Administrative Agent’s Reliance, Etc. Notwithstanding any other provisions of this Agreement or any other Loan Documents, neither Administrative Agent nor any of its directors, officers, agents, employees or counsel shall be liable to any of the Lenders for any action taken or omitted to be taken by it or them under or in connection with this Agreement or a Post-Foreclosure Plan, except for its or their own gross negligence or willful misconduct as determined by a final nonappealable judgment of a court of competent jurisdiction. Without limiting the generality of the foregoing, Administrative Agent: (a) may treat the payee of any Note as the holder thereof until Administrative Agent receives written notice of the assignment or transfer thereof signed by such payee and in form satisfactory to Administrative Agent; (b) may consult with legal counsel (including its own counsel or counsel for Borrower), independent public accountants and other experts selected by it and shall not be liable for any action taken or omitted to be taken in good faith by it in accordance with the advice of such counsel, accountants or experts; (c) makes no warranty or representation to any Lender or any other Person and shall not be responsible to any Lender or any other Person for any statements, warranties or representations made by any Person in or in connection with this Agreement, any other Loan Document or a Post-Foreclosure Plan; (d) shall not have any duty to ascertain or to inquire as to the performance or observance of any of the terms, covenants or conditions of any of this Agreement, any other Loan Document or a Post-Foreclosure Plan or the satisfaction of any conditions precedent under this Agreement, any Loan Document or a Post-Foreclosure Plan on the part of Borrower or other Persons or inspect the property, books or records of Borrower or any other Person; (e) shall not be responsible to any Lender for the due execution, legality, validity, enforceability, genuineness, sufficiency or value of this Agreement or any other Loan Document, any other instrument or document furnished pursuant thereto or any collateral covered thereby or the perfection or priority of any Lien in favor of Administrative Agent on behalf of the Lenders in any such collateral; and (f) shall incur no liability under or in respect of this Agreement, any other Loan Document or a Post-Foreclosure Plan by acting upon any notice, consent, certificate or other instrument or writing (which may be by telephone or telecopy) believed by it to be genuine and signed, sent or given by the proper party or parties.

 

10.3.           Notice of Defaults . Administrative Agent shall not be deemed to have knowledge or notice of the occurrence of an Unmatured Default or Event of Default, except with respect to defaults in the payment of principal, interest and fees required to be paid to Administrative Agent for the account of the Lenders, unless Administrative Agent has received written notice from a Lender or Borrower referring to this Agreement, describing with reasonable specificity such Unmatured Default or Event of Default and stating that such notice is a “notice of default.” If any Lender (excluding the Lender which is also serving as Administrative Agent) becomes aware of any Unmatured Default or Event of Default, it shall promptly send to Administrative Agent such a “notice of default.” Further, if Administrative Agent receives such a “notice of default,” Administrative Agent shall give prompt notice thereof to the Lenders. Administrative Agent shall take such action with respect to such Event of Default as may be requested by the Lenders in accordance with this Section 10.3 ; provided that unless and until Administrative Agent has received any such request, Administrative Agent may (but shall not be obligated to) take such action, or refrain from taking such action, with respect to such Event of Default as it shall deem advisable or in the best interest of the Lenders.

 

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10.4.           Administrative Agent as Lender . Administrative Agent, as a Lender, shall have the same rights and powers under this Agreement, any other Loan Document and a Post-Foreclosure Plan as any other Lender and may exercise the same as though it were not Administrative Agent; and the term “Lender” or “Lenders” shall, unless otherwise expressly indicated, include Administrative Agent in each case in its individual capacity. Administrative Agent and its Affiliates may each accept deposits from, maintain deposits or credit balances for, invest in, lend money to, act as trustee under indentures of, serve as financial advisor to, and generally engage in any kind of business with, Borrower or any other Affiliate thereof as if it were any other bank and without any duty to account therefor to the other Lenders. Further, Administrative Agent and any Affiliate may accept fees and other consideration from Borrower for services in connection with this Agreement and otherwise without having to account for the same to the other Lenders.

 

10.5.           Approvals of Lenders . All communications from Administrative Agent to any Lender requesting such Lender’s determination, consent, approval or disapproval (a) shall be given in the form of a written notice to such Lender, (b) shall be accompanied by a description of the matter or issue as to which such determination, approval, consent or disapproval is requested, or shall advise such Lender where information, if any, regarding such matter or issue may be inspected, or shall otherwise describe the matter or issue to be resolved, (c) shall include, if reasonably requested by such Lender and to the extent not previously provided to such Lender, written materials and a summary of all oral information provided to Administrative Agent by Borrower in respect of the matter or issue to be resolved, and (d) shall include Administrative Agent’s recommended course of action or determination in respect thereof. Each Lender shall reply promptly, but in any event within ten (10) days (or such lesser or greater period as may be specifically required under the Loan Documents or a Post-Foreclosure Plan) of receipt of such communication. Except as otherwise provided in this Agreement and except with respect to items requiring the unanimous consent or approval of the Lenders pursuant to Section 10.12 , unless a Lender shall give written notice to Administrative Agent that it specifically objects to the recommendation or determination of Administrative Agent (together with a written explanation of the reasons behind such objection) within the applicable time period for reply, such Lender shall be deemed to have conclusively approved of or consented to such recommendation or determination.

 

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10.6.           Lender Credit Decision, Etc. Each Lender expressly acknowledges and agrees that neither Administrative Agent nor any of its officers, directors, employees, agents, counsel, attorneys-in-fact or other Affiliates has made any representations or warranties as to the financial condition, operations, creditworthiness, solvency or other information concerning the business or affairs of Borrower or any other Person or any Property to such Lender and that no act by Administrative Agent hereafter taken, including any review of the affairs of Borrower, shall be deemed to constitute any such representation or warranty by Administrative Agent to any Lender. Each Lender acknowledges that it has, independently and without reliance upon Administrative Agent, any other Lender or counsel to Administrative Agent, or any of their respective officers, directors, employees and agents, and based on the financial statements of Borrower or any other Affiliate thereof, and inquiries of such Persons, its independent due diligence of the business and affairs of Borrower and other Persons and the Property, its review of the Loan Documents, a Post-Foreclosure Plan (if and when prepared) the legal opinions required to be delivered to it hereunder, the advice of its own counsel and such other documents and information as it has deemed appropriate, made its own credit and legal analysis and decision to enter into this Agreement and the transaction contemplated hereby. Each Lender also acknowledges that it will, independently and without reliance upon Administrative Agent, any other Lender or counsel to Administrative Agent or any of their respective officers, directors, employees and agents, and based on such review, advice, documents and information as it shall deem appropriate at the time, continue to make its own decisions in taking or not taking action under the Loan Documents and a Post-Foreclosure Plan. Except for notices, reports and other documents and information expressly required to be furnished to the Lenders by Administrative Agent under this Agreement, any of the other Loan Documents or a Post-Foreclosure Plan, Administrative Agent shall have no duty or responsibility to provide any Lender with any credit or other information concerning the business, operations, property, financial and other condition or creditworthiness of Borrower or any other Affiliate thereof which may come into possession of Administrative Agent or any of its officers, directors, employees, agents, attorneys-in-fact or other Affiliates. Each Lender acknowledges that Administrative Agent’s legal counsel in connection with the transactions contemplated by this Agreement or a Post-Foreclosure Plan is only acting as counsel to Administrative Agent and is not acting as counsel to such Lender.

 

10.7.           Indemnification of Administrative Agent by Lenders . Each Lender agrees to indemnify Administrative Agent (to the extent not reimbursed by Borrower and without limiting the obligation of Borrower to do so, if any) pro rata in accordance with such Lender’s respective Commitment Percentage, from and against any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, expenses or disbursements of any kind or nature whatsoever which may at any time be imposed on, incurred by, or asserted against Administrative Agent (in its capacity as Administrative Agent but not as a Lender) in any way relating to or arising out of the Loan Documents, a Post-Foreclosure Plan, any transaction contemplated hereby or thereby or any action taken or omitted by Administrative Agent under the Loan Documents (collectively, “ Indemnifiable Amounts ”); provided, however, that no Lender shall be liable for any portion of such Indemnifiable Amounts to the extent resulting from Administrative Agent’s gross negligence or willful misconduct as determined by a final nonappealable judgment of a court of competent jurisdiction or if Administrative Agent fails to follow the written direction of the Requisite Lenders, unless such failure is pursuant to the reasonable advice of counsel of which the Lenders have received notice. Without limiting the generality of the foregoing but subject to the preceding provision, each Lender agrees to reimburse Administrative Agent (to the extent not reimbursed by Borrower and without limiting the obligation of Borrower to do so, if any) promptly upon demand for its ratable share of any out-of-pocket expenses (including reasonable counsel fees of the counsel(s) of Administrative Agent’s own choosing) incurred by Administrative Agent in connection with the preparation, negotiation, execution, administration or enforcement of, or legal advice with respect to the rights or responsibilities of the parties under, the Loan Documents, a Post-Foreclosure Plan, any suit or action brought by Administrative Agent to enforce the terms of the Loan Documents and/or collect any Loans, any “lender liability” suit or claim brought against Administrative Agent and/or the Lenders, and any claim or suit brought against Administrative Agent and/or the Lenders arising under any Environmental Laws. Such out-of-pocket expenses (including counsel fees) shall be advanced by the Lenders on the request of Administrative Agent notwithstanding any claim or assertion that Administrative Agent is not entitled to indemnification hereunder upon receipt of an undertaking by Administrative Agent that Administrative Agent will reimburse the Lenders if it is actually and finally determined by a court of competent jurisdiction that Administrative Agent is not so entitled to indemnification. The agreements in this Section 10.7 shall not limit the terms of Section 3.7 and shall survive the payment of the Loans and all other amounts payable hereunder or under the other Loan Documents and the termination of this Agreement. If Borrower shall reimburse Administrative Agent for any Indemnifiable Amount following payment by any Lender to Administrative Agent in respect of such Indemnifiable Amount pursuant to this Section 10.7 , Administrative Agent shall share such reimbursement on a ratable basis with each Lender making any such payment.

 

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10.8.           Successor Administrative Agent . On ten (10) Business Days prior written notice to Lenders and Borrower, Administrative Agent may resign at any time as Administrative Agent under the Loan Documents by giving written notice thereof to the Lenders and Borrower. Upon any such resignation, the Requisite Lenders shall have the right to appoint a successor Administrative Agent, which shall be a Lender, if any Lender shall be willing to serve, and otherwise shall be a commercial bank having total combined assets of at least Five Billion Dollars ($5,000,000,000). If no successor Administrative Agent shall have been so appointed in accordance with the immediately preceding sentence, and shall have accepted such appointment, within thirty (30) days after the resigning Administrative Agent’s giving of notice of resignation, then the resigning Administrative Agent may, on behalf of the Lenders, appoint a successor Administrative Agent, which shall be a Lender, if any Lender shall be willing to serve, and otherwise shall be a commercial bank having total combined assets of at least Five Billion Dollars ($5,000,000,000). Upon the acceptance of any appointment as Administrative Agent hereunder by a successor Administrative Agent, such successor Administrative Agent, shall thereupon succeed to and become vested with all the rights, powers, privileges and duties of the retiring Administrative Agent, and the retiring Administrative Agent shall be discharged from its duties and obligations under the Loan Documents as Administrative Agent. If no successor agent has accepted appointment as Administrative Agent by the date which is forty-five (45) days following a retiring Administrative Agent’s notice of resignation, the retiring Administrative Agent’s resignation shall nevertheless thereupon become effective and the Lenders shall perform all of the duties of Administrative Agent hereunder until such time, if any, as the Requisite Lenders appoint a successor agent as provided for above. After any Administrative Agent’s resignation hereunder as Administrative Agent, the provisions of this Section 10.8 and all provisions of this Agreement relating to Loans shall continue to inure to its benefit as to any actions taken or omitted to be taken by it while it was Administrative Agent under the Loan Documents. Upon any change in Administrative Agent under this Agreement, the resigning Administrative Agent shall execute such assignments of and amendments to the Loan Documents as may be necessary to substitute the successor Administrative Agent for the resigning Administrative Agent.

 

10.9.           Other Loans by Lenders to Borrower . The Lenders agree that one or more of them may now or hereafter have other loans to Borrower or one or more Affiliates of Borrower which are not subject to this Agreement. The Lenders agree that the Lender(s) which may have such other loan(s) to Borrower and such Affiliates may collect payments on such loan(s) and may secure such loan(s) (so long as such loan does not itself expressly violate this Agreement). Further, the Lenders agree that the Lender(s) which may have such other loan(s) to Borrower and such Affiliates shall have no obligation to attempt to collect payments under the Loans in preference and priority over the collection and/or enforcement of such other loan(s).

 

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10.10.          Request for Administrative Agent Action . Administrative Agent and the Lenders acknowledge that in the ordinary course of business of Borrower, (a) the Property may be subject to a condemnation or eminent domain proceeding (a “ Taking ”), (b) Borrower may desire to enter into easements or other agreements affecting the Real Property, or (c) take other actions or enter into other agreements in the ordinary course of business which similarly require the consent, approval or agreement of Administrative Agent. In connection with the foregoing, the Lenders hereby expressly authorize Administrative Agent to (x) execute, releases of liens in connection with any Taking or after repayment of the Loans, (y) execute consents or subordinations in form and substance satisfactory to Administrative Agent in connection with any easements or agreements affecting the Real Property, or (z) execute consents, approvals, or other agreements in form and substance satisfactory to Administrative Agent in connection with such other actions or agreements as may be necessary in the ordinary course of Borrower’s business.

 

10.11.          Assignments/Participations .

 

(a)           Any Lender may make, carry or transfer Loans at, to or for the account of any of its branch offices or the office of an Affiliate of such Lender except to the extent such transfer would result in increased costs to Borrower.

 

(b)           Any Lender may at any time grant to one or more banks or other financial institutions (each a “ Participant ”) participating interests in its Commitment or the Obligations owing to such Lender; provided, however, (i) any such participating interest must be for a constant and not a varying percentage interest, (ii) no Lender may grant a participating interest in its Commitment, or if any of the Commitments have been terminated, the aggregate outstanding principal balance of Notes held by it, in an amount less than Five Million Dollars ($5,000,000.00) or integral multiples of One Million Dollars ($1,000,000.00) in excess thereof, and (iii) after giving effect to any such participation by a Lender, the amount of its Commitment, or if any of the Commitments have been terminated, the aggregate outstanding principal balance of Notes held by it, in which it has not granted any participating interests must be equal to Five Million Dollars ($5,000,000.00) and integral multiples of One Million Dollars ($1,000,000.00) in excess thereof. No Participant shall have any rights or benefits under this Agreement or any other Loan Document. In the event of any such grant by Lender of a participating interest to a Participant, such Lender shall remain responsible for the performance of its obligations hereunder, and Borrower and Administrative Agent shall continue to deal solely and directly with such Lender in connection with such Lender’s rights and obligations under this Agreement. Any agreement pursuant to which any Lender may grant such a participating interest shall provide that such Lender shall retain the sole right and responsibility to enforce the obligations of Borrower hereunder including, without limitation, the right to approve any amendment, modification or waiver of any provision of this Agreement; provided, however, such Lender may agree with the Participant that it will not, without the consent of the Participant, agree to (i) except as otherwise permitted in this Agreement, increase or extend the term or extend the time or waive any requirement for the reduction of termination of, such Lender’s Commitment, (ii) extend the date fixed for the payment of principal of or interest on the Loans or portions thereof owing to such Lender, (iii) reduce the amount of any such payment of principal, or (iv) reduce the rate at which interest is payable thereon. An assignment or other transfer which is not permitted by Section 10.11(c) below shall be given effect for purposes of this Agreement only to the extent of a participating interest granted in accordance with this Section 10.11(b) . The selling Lender shall notify Administrative Agent and Borrower of the sale of any participation hereunder and, if requested by Administrative Agent, certify to Administrative Agent that such participation is permitted hereunder.

 

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(c)           Any Lender may with the prior written consent of Administrative Agent (which consent shall not be unreasonably withheld or delayed), assign to one or more Eligible Assignees (each an “ Assignee ”) all or a portion of its Commitment and its other rights and obligations under this Agreement and the Notes; provided, however, (i) any partial assignment of a Commitment shall be in an amount at least equal to Five Million Dollars ($5,000,000.00) and integral multiples of One Million Dollars ($1,000,000.00) in excess thereof and after giving effect to such partial assignment the assigning Lender retains a portion of the Commitment so assigned, or if any of the Commitments have been terminated, holds Notes having an aggregate outstanding principal balance, of at least Five Million Dollars ($5,000,000.00) and integral multiples of One Million Dollars ($1,000,000.00) in excess thereof (provided, however, the conditions set forth in this Section 10.11(c) (i) shall not apply to any full assignment by any Lender of its Commitment); and (ii) each such assignment shall be effected by means of an Assignment and Acceptance Agreement. Upon execution and delivery of such instrument and payment by such Assignee to such transferor Lender of an amount equal to the purchase price agreed between such transferor Lender and such Assignee, such Assignee shall be deemed to be a Lender party to this Agreement as of the effective date of the Assignment and Acceptance Agreement and shall have all the rights and obligations of a Lender with a Commitment as set forth in such Assignment and Acceptance Agreement, and the transferor Lender shall be released from its obligations hereunder to a corresponding extent, and no further consent or action by any party shall be required. Upon the consummation of any assignment pursuant to this Section 10.11(c) , the transferor Lender, Administrative Agent and Borrower shall make appropriate arrangements so that new Notes are issued to the Assignee and such transferor Lender, as appropriate. In connection with any such assignment, the transferor Lender shall pay to Administrative Agent an administrative fee for processing such assignment in the amount of Three Thousand Five Hundred Dollars ($3,500.00).

 

(d)           Administrative Agent shall maintain at the Principal Office a copy of each Assignment and Acceptance Agreement delivered to and accepted by it and register for the recordation of the names and addresses of the Lenders and the Commitment of each Lender from time to time (the “ Register ”). Administrative Agent shall give each Lender and Borrower notice of the assignment by any Lender of its rights as contemplated by this Section 10.11(d) . Borrower, Administrative Agent and the Lenders may treat each Person whose name is recorded in the Register as a Lender hereunder for all purposes of this Agreement. The Register and copies of each Assignment and Acceptance Agreement shall be available for inspection by Borrower or any Lender at any reasonable time and from time to time upon reasonable prior notice to Administrative Agent. Upon its receipt of an Assignment and Acceptance Agreement executed by an assigning Lender, together with each Note subject to such assignment, Administrative Agent shall, if such Assignment and Acceptance Agreement has been completed and if Administrative Agent receives the administrative fee described in Section 10.11(c) above, (i) accept such Assignment and Acceptance Agreement, (ii) record the information contained therein in the Register and (iii) give prompt notice thereof to Borrower.

 

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(e)           In addition to the assignments and participations permitted under the foregoing provisions of this Section 10.11(e) , any Lender may assign and pledge all or any portion of its Loans and its Note to any Federal Reserve Bank as collateral security pursuant to Regulation A and any Operating Circular issued by such Federal Reserve Bank, and such Loans and Notes shall be fully transferable as provided therein. No such assignment shall release the assigning Lender from its obligations hereunder.

 

(f)           A Lender may furnish any information concerning Borrower, any other Obligor or any of their respective Affiliates in the possession of such Lender from time to time to Assignees and Participants (including prospective Assignees and Participants) subject to compliance with Section 11.7 .

 

(g)           Anything in this Section 10.11 to the contrary notwithstanding, no Lender may assign or participate any interest in any Loan held by it hereunder to Borrower, any other Obligor or any of their respective Affiliates.

 

(h)           Each Lender agrees that, without the prior written consent of Borrower and Administrative Agent, it will not make any assignment hereunder in any manner or under any circumstances that would require registration or qualification of, or filings in respect of, any Loan or Note under the Securities Act or any other securities laws of the United States of America or of any other jurisdiction.

 

(i)           Notwithstanding anything to the contrary contained herein, if at any time Administrative Agent assigns all of its Commitment and interest in the Loan pursuant to this Section 10.11 , Administrative Agent may, upon thirty (30) days’ notice to Borrower and the Lenders, resign as the Administrative Agent. In the event of any such resignation as the Administrative Agent, Lenders shall be entitled to appoint from among the Lenders a successor Administrative Agent hereunder; provided, however , that no failure by Lenders to appoint any such successor shall affect the resignation of Administrative Agent as the Administrative Agent.

 

10.12.          Approval by Lenders .

 

(a)           Upon the termination or reduction to zero (0) of all of the Commitments and payment and satisfaction in full of all of the Obligations hereunder and under the other Loan Documents, Lenders hereby expressly authorize Administrative Agent to release any liens arising under the Loan Documents.

 

(b)           Administrative Agent and the Lenders acknowledge that, in the ordinary course of Borrower’s construction, ownership, maintenance and operation of the Property, Borrower may request Administrative Agent’s consent or approval to enter into customary easements and other customary agreements or to take other actions in the ordinary course of Borrower’s business operations. Provided such Borrower requests are in each instance consistent and compatible with the Project, and subject in each instance to the restrictions and limitations set forth in this Section 10.12 (or any other provision of the Loan Documents which expressly requires the consent of the Requisite Lenders or the Lenders), Lenders hereby expressly authorize Administrative Agent to consent to and approve (or to condition consent or approval or to deny) such requests in form and substance satisfactory to Administrative Agent.

 

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(c)           Unless the consent of all of the Lenders is required pursuant to Section 10.12(d) (or any other provision of the Loan Documents which expressly requires the consent of all of the Lenders), Requisite Lenders shall have the right to amend the terms of the Loan Documents, and to consent to and approve Borrower requests that Lenders have not otherwise expressly authorized Administrative Agent to consent to and approve, in each instance by a writing signed by the Requisite Lenders or Administrative Agent at the written direction of all of the Requisite Lenders.

 

(d)           Notwithstanding anything to the contrary in any of the Loan Documents, no amendment, waiver, consent or approval shall, unless in writing and signed by all of the Lenders or Administrative Agent at the written direction of all of the Lenders, do any of the following: (i) extend or increase the Commitments (or any component thereof) of the Lenders or subject the Lenders to any additional obligations; (ii) reduce or forgive the amount of any fees, costs or expenses payable under any Loan Document; (iii) postpone any date fixed for any payment of any principal of, or interest on, any Loans or any other Obligations; (iv) modify the definition of the term “Requisite Lenders;” (v) release or limit any Guarantor from its obligation under the Guaranty; (vi) reduce or forgive the principal amount of any Loan or the rate of interest thereon; (vii) modify any prorata sharing of payments to be received by any Lender hereunder; (viii) extend Maturity Date (other than in accordance with Section 3.5 ); (ix) modify this Section 10.12 ; or (x) except as provided in Section 10.10 and the first sentence of Section 10.12(a) , release any Collateral.

 

(e)           Further, no amendment, waiver or consent unless in writing and signed by Administrative Agent, in addition to the Lenders required hereinabove to take such action, shall affect the rights or duties of Administrative Agent under this Agreement or any of the other Loan Documents.

 

(f)           No waiver shall extend to or affect any obligation not expressly waived or impair any right consequent thereon and any amendment, waiver, consent or approval shall be effective only in the specific instance and for the specific purpose set forth therein. No course of dealing or delay or omission on the part of Administrative Agent or any Lender in exercising any right shall operate as a waiver thereof or otherwise be prejudicial thereto. Except as otherwise explicitly provided for herein or in any other Loan Document, no notice to or demand upon Borrower shall entitle Borrower to any other or further notice or demand in similar or other circumstances.

 

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(g)           If, in connection with any proposed amendment, modification, waiver, approval or termination requiring the consent of all Lenders, the consent of the Requisite Lenders is obtained, but the consent of other Lenders whose consent is required is not obtained (any such Lender whose consent is not obtained being referred to as a “ Non-Consenting Lender ”), then, so long as Administrative Agent is not a Non-Consenting Lender, Administrative Agent and/or a Person or Persons reasonably acceptable to Administrative Agent shall have the right to purchase (such purchaser, a “ Purchasing Party ”) from such Non-Consenting Lenders, and such Non-Consenting Lenders agree that they shall, upon Administrative Agent’s request, sell and assign to the Purchasing Party, all of the Loans of such Non-Consenting Lenders for an amount equal to the principal balance of all such Loans held by such Non-Consenting Lenders and all accrued interest, fees, expenses and other amounts then due with respect thereto through the date of sale, such purchase and sale to be consummated pursuant to an executed Assignment and Acceptance Agreement. If there is more than one Purchasing Party resulting in greater funds than are necessary, the amount funded by each such Purchasing Party shall be reduced if necessary, so that each Purchasing Party’s amount funded is in proportion to the Commitments of all of the Purchasing Lenders exercising its right to purchase the Non-Consenting Lenders’ Loan (calculated without regard to the Commitment of the Non-Consenting Lender and any other Lender who has not elected to fund).

 

10.13.          Post Foreclosure Plans. If all or any portion of the Collateral is acquired by Administrative Agent as a result of a foreclosure or the acceptance of a deed or assignment in lieu of foreclosure, or is retained in satisfaction of all or any part of the Obligations under the Loan Documents, the title to any such Collateral, or any portion thereof, shall be held in the name of Administrative Agent or a nominee or Affiliate of Administrative Agent, as agent, for the ratable benefit of all Lenders in accordance with their respective Commitment Percentage. Administrative Agent and all Lenders hereby expressly waive and relinquish any right of partition with respect to any Collateral so acquired. After any Collateral is acquired, Administrative Agent may appoint and retain one or more Persons experienced in the management, leasing, sale and/or dispositions of similar properties. After consulting with the Person(s), if any, Administrative Agent shall prepare a recommended course of action for such Collateral (a “ Post-Foreclosure Plan ”), which shall be subject to the approval of the Requisite Lenders. In accordance with the approved Post-Foreclosure Plan, Administrative Agent shall manage, operate, repair, administer, complete, construct, restore or otherwise deal with the Collateral acquired, and shall administer all transactions relating thereto, including, without limitation, employing a management agent, leasing agent and other agents, contractors and employees, including agents for the sale of such Collateral, and the collecting of rents and other sums from such Collateral and paying the expenses of such Collateral. Actions taken by Administrative Agent with respect to the Collateral, which are not specifically provided for in the approved Post-Foreclosure Plan or reasonably incidental thereto, shall require the written consent of the Requisite Lenders by way of supplement to such Post-Foreclosure Plan.

 

(a)           Upon demand therefor from time to time, each Lender will within two (2) Business Days after request, contribute its share (based on its Commitment Percentage) of all reasonable costs and expenses incurred by Administrative Agent pursuant to the approved Post-Foreclosure Plan in connection with the construction, operation, management, maintenance, leasing and sale of such Collateral. In addition, Administrative Agent shall render or cause to be rendered to each Lender, on a monthly basis, an income and expense statement for such Collateral, and each Lender shall promptly contribute its Commitment Percentage of any operating loss for such Collateral, and such other expenses and operating reserves as Administrative Agent shall deem reasonably necessary pursuant to and in accordance with the approved Post-Foreclosure Plan. To the extent there is net operating income from such Collateral, Administrative Agent shall, in accordance with the approved Post-Foreclosure Plan, determine the amount and timing of distributions to Lenders. All such distributions shall be made to Lenders in accordance with their respective Commitment Percentage.

 

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(b)           Lenders acknowledge and agree that if title to any Collateral is obtained by Administrative Agent or its nominee, such Collateral will not be held as a permanent investment but will be liquidated as soon as practicable. Administrative Agent shall undertake to sell such Collateral, at such price and upon such terms and conditions as the Required Lenders reasonably shall determine to be most advantageous to Lenders. Any purchase money mortgage or deed of trust taken in connection with the disposition of such Collateral in accordance with the immediately preceding sentence shall name Administrative Agent, as agent for the Lenders, as the beneficiary or mortgagee. In such case, Administrative Agent and Lenders shall enter into an agreement with respect to such purchase money mortgage or deed of trust defining the rights of Lenders in the same Commitment Percentage as provided hereunder, which agreement shall be in all material respects similar to this Article insofar as the same is appropriate or applicable.

 

SECTION 11.
MISCELLANEOUS

 

11.1.           Additional Indebtedness . If any advances or payments made by Lenders pursuant to this Agreement or any other Loan Document, together with disbursements of the Loans, shall exceed the aggregate face amount of the Notes, all such advances and payments shall constitute additional indebtedness secured by the Mortgage and all other security for the Loans, and shall bear interest at the applicable interest rate from the date advanced until paid. Additionally, if an Event of Default shall occur, so long as such Event of Default remains uncured, Administrative Agent may, but shall not be obligated to, take any and all actions to cure such default, and all amounts expended in so doing, all Loan Expenses and all other amounts paid or advanced by Administrative Agent and/or the Lenders pursuant to the Loan Documents, and all other amounts advanced by Administrative Agent in connection with the performance of the Work or preserving any security for the Loans, shall constitute additional advances of the Loans, shall be secured by the Mortgage and all other security for the Loans, and shall bear interest at the Default Rate from the date advanced until paid.

 

11.2.           Additional Acts . Borrower shall, upon request, execute and deliver such further instruments and documents and do such further acts and things as may be reasonably required to provide to Administrative Agent the evidence of and security for the Loan contemplated by this Agreement provided, however, that, the foregoing notwithstanding, the Borrower shall not be required to do any further act that has the effect of (a) changing the economic terms of the Loan, as set forth in the Loan Documents, or (b) imposing upon Borrower or any Guarantor greater liability than as set forth and described in the Loan Documents.

 

11.3.           Loan Agreement Governs . In the event of any conflict between any provision of this Agreement and any provision of any other Loan Document, the provision of this Agreement shall govern; provided, however, that the provisions of all of the Loan Documents shall be construed as an integrated set of provisions governing the Loan and, accordingly, shall be interpreted and construed liberally to give the maximum validity, enforceability and effect to all of such provisions to the extent practical.

 

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11.4.           Amendment; Waiver; Approval . This Agreement shall not be amended, modified or supplemented without the written agreement of Borrower, Administrative Agent and Lenders at the time of such amendment, modification or supplement. No waiver of any provision of this Agreement or any of the other Loan Documents shall be effective unless set forth in writing signed by the party making such waiver, and any such waiver shall be effective only to the extent therein set forth. Failure by Administrative Agent to insist upon full and prompt performance of any provisions of this Agreement or any of the other Loan Documents, or to take action in the event of any breach of any such provision or upon the occurrence of any Event of Default, shall not constitute a waiver of any rights of Administrative Agent and/or Lenders, and Administrative Agent and/or Lenders may at any time thereafter exercise all available rights and remedies with respect to such breach or Event of Default. Receipt by Administrative Agent of any instrument or document shall not constitute or be deemed to be an approval thereof. Any approvals required under any of the other Loan Documents must be in writing, signed by Administrative Agent and directed to Borrower.

 

11.5.           Notice . All notices or other written communications hereunder shall be deemed to have been properly given (a) upon delivery, if delivered in person, (b) one (1) Business Day after having been deposited for overnight delivery with any reputable overnight courier service, (c) three (3) Business Days after having been deposited in any post office or mail depository regularly maintained by the U.S. Postal Service and sent by registered or certified mail, postage prepaid, return receipt requested; or (d) upon confirmed receipt, if delivered by facsimile or electronic mail, addressed to the addresses set forth below in this Section 11.5 or as such party may from time to time designate by written notice to the other parties. Any party by notice to the others in the manner provided herein may designate additional or different addresses for subsequent notices or communications:

 

To Administrative Agent:   The PrivateBank and Trust Company
      120 S. LaSalle Street
      Chicago, Illinois  60603
      Attn:   Commercial Real Estate
       
      And
       
      The PrivateBank and Trust Company
      Atlanta Financial Center
      3343 Peachtree Road
      Atlanta, Georgia  30326
      Attn: Brad Barton
      Email: BBarton@theprivatebank.com
       
  With a copy to:   Miller & Martin PLLC
      1180 West Peachtree Street NW
      Suite 2100
      Atlanta, Georgia  30309
      Attn: Charles A. Brake, Jr., Esq.
      Fax:  404-962-6347
      Email: charlie.brake@millermartin.com

 

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  To Borrower:   CB Owner, LLC
      c/o Catalyst Development Partners
      880 Glenwood Avenue, Suite H
      Atlanta, Georgia 30316
      Attn: Mr. Rob Meyer
      Fax:  404-890-5681
      Email: Robm@catalystdp.com
       
    and:   c/o Bluerock Real Estate, L.L.C.
      712 Fifth Avenue, 9th Floor
      New York, NY  10019
      Attn:  Jordan Ruddy and Michael Konig, Esq.
      Fax: 646-278-4220
      Email: jruddy@bluerockre.com;  
      mkonig@bluerockre.com
       
  With a copy to:   Nelson Mullins Riley & Scarborough LLP
      201 17th Street NW, Suite 1700
      Atlanta, Georgia  30363
      Attn: Eric R. Wilensky, Esq.
      Fax:  404-322-6050
      Email: eric.wilensky@nelsonmullins.com

 

11.6.           Successors and Assigns of Borrower . The provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns, except that Borrower may not assign or otherwise transfer any of its rights or obligations under this Agreement without the prior written consent of all Lenders and any such assignment or other transfer to which all of the Lenders have not to consented shall be null and void.

 

11.7.           Confidentiality . Except as otherwise provided by Applicable Law, Administrative Agent and each Lender shall utilize all non-public information obtained pursuant to the requirements of this Agreement which has been identified as confidential or proprietary by Borrower in accordance with its customary procedure for handling confidential information of this nature to prevent improper disclosure (including disclosure to competitors of Borrower) and in accordance with safe and sound banking practices but in any event may make disclosure: (a) to any of their respective Affiliates (provided they shall be obligated to keep such information confidential in accordance with the terms of this Section 11.7 ); (b) as reasonably requested by any bona fide Assignee, Participant or other transferee in connection with the contemplated transfer of any Commitment or participations therein as permitted hereunder (provided they shall be obligated to keep such information confidential in accordance with the terms of this Section 11.7 ); (c) as required or requested by any Governmental Authority or representative thereof or pursuant to legal process or in connection with any legal proceedings; (d) to Administrative Agent’s or such Lender’s independent auditors and other professional advisors (provided they shall be obligated to maintain the confidential nature of the information); (e) after the happening and during the continuance of an Event of Default, to any other Person, in connection with the exercise by Administrative Agent or the Lenders of rights hereunder or under any of the other Loan Documents (provided they shall be obligated to maintain the confidential nature of the information); and (f) to the extent such information (i) becomes publicly available other than as a result of a breach of this Section 11.7 or (ii) becomes available to Administrative Agent or any Lender on a non-confidential basis from a source other than Borrower, any other Obligor, or any of their respective subsidiaries or any of their respective Affiliates.

 

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11.8.           Governing Law . This Agreement shall be governed by and construed in accordance with the laws of the State of Georgia.

 

11.9.           Indemnity by Borrower . To the fullest extent permitted by law, Borrower agrees to defend (with counsel reasonably satisfactory to Administrative Agent), protect, indemnify and hold harmless Lenders and Administrative Agent, any parent corporation, affiliated corporation or subsidiary of Administrative Agent and the Lenders and Administrative Agent, and each of their respective officers, directors, employees, attorneys and agents (each, an “ Indemnified Party ”) from and against any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, claims, costs and expenses of any kind or nature (including, without limitation, the disbursements and the reasonable fees of counsel for each Indemnified Party thereto, which shall also include, without limitation, reasonable attorneys’ fees and costs actually incurred at standard hourly rates (without regard to any statutory attorneys' fees provisions), which may be imposed on, incurred by, or asserted against, any Indemnified Party (whether direct, indirect or consequential and whether based on any federal, state or local laws or regulations, including, without limitation, securities, environmental laws and commercial laws and regulations, under common law or in equity, or based on contract or otherwise) in any manner relating to or arising out of this Agreement or any of the Loan Documents, or any act, event or transaction related or attendant thereto, the preparation, execution and delivery of this Agreement, the Notes and the Loan Documents, the making or issuance and management of the Loans, the use or intended use of the proceeds of the Loans and the enforcement of Lenders’ rights and remedies under this Agreement, the Notes, the Loan Documents, any other instruments and documents delivered hereunder or thereunder; provided, however, that Borrower shall not have any obligation hereunder to any Indemnified Party with respect to matters caused by or resulting from the willful misconduct or gross negligence of any such Indemnified Party. To the extent that the undertaking to indemnify set forth in the preceding sentence may be unenforceable because it violates any law or public policy, Borrower shall satisfy such undertaking to the maximum extent permitted by Applicable Law. Any liability, obligation, loss, damage, penalty, cost or expense covered by this indemnity shall be paid to such Indemnified Party within five (5) Business Days of written demand, and failing prompt payment, together with interest thereon at the Default Rate from the date incurred by such Indemnified Party until paid by Borrower, shall be added to the obligations of Borrower evidenced by the Notes and secured by the collateral securing the Loans. This indemnity is not intended to excuse Administrative Agent and the Lenders from performing hereunder. The provisions of this Section 11.9 shall survive the closing of the Loans, the satisfaction and payment of the Notes and any cancellation of this Loan Agreement. Borrower shall also pay, and hold Administrative Agent and the Lenders harmless from, any and all claims of any brokers, finders or agents claiming a bona fide right to any fees in connection with arranging the Loans as a result of any action by or agreement with Borrower. Notwithstanding the foregoing, Borrower shall have no obligation to indemnify (i) Administrative Agent with respect to Administrative Agent’s failure to disclose information (as required herein) to the Lenders in connection with any syndication of the Loan or Administrative Agent's failure to comply with its duties and obligations set forth herein or in the other Loan Documents, or (ii) any Lender with respect to its or another Lender’s failure to comply with its duties and obligations set forth herein or in the other Loan Documents.

 

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11.10.          Administrative Agent’s Representatives . Administrative Agent, at Borrower’s expense, shall have the right to engage personnel in connection with the negotiation, documentation, administration and servicing of the Loans, including without limitation, the Consultant, to (i) review and approve the Plans and Specifications, (ii) review and approve Borrower’s Budget, (iii) conduct inspections of the Work and report on the progress of construction thereof, (iv) review and approve all change orders, (v) review and approve applications for disbursements and accompanying documents, (vi) issue reports and certificates to Administrative Agent, (vii) inspect the structural, mechanical, electrical, plumbing, HVAC and roof systems constituting the Work, (viii) determine whether the Work has been completed in accordance with the Plans and Specifications, and (ix) provide other services as requested by Lender, and Borrower shall fully cooperate with the Consultant and other personnel in all reasonable respects in connection therewith, subject to the provisions of this Agreement. Notwithstanding anything contained in this Agreement to the contrary, all inspections of the Work made by Administrative Agent, the Consultant or their respective agents, employees and designees shall be solely for Administrative Agent’s own information and shall not be deemed to have been made for or on account of Borrower or any other party. Except for any liability or responsibility resulting from the gross negligence, willful misconduct or failure of Administrative Agent or any Lender to comply with the provisions of this Agreement or any other Loan Document, Borrower hereby specifically relieves Administrative Agent and/or the Lenders of any and all liability or responsibility relating in any way whatsoever to the construction of the Project, including but not limited to, the Work, the material or labor supplied in connection therewith, and any errors, inconsistencies or other defects in the Project or the Plans and Specifications.

 

11.11.          Rules of Construction. Borrower, Administrative Agent and the Lenders, and their respective legal counsel, have participated in the drafting of this Agreement, and accordingly the general rule of construction to the effect that any ambiguities in a contract are to be resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Agreement.

 

11.12.          Headings . The titles and headings of the sections and paragraphs of this Agreement have been inserted as a matter of convenience of reference only and shall not control or affect the meaning or construction of any of the terms or provisions of this Agreement.

 

11.13.          No Partnership or Joint Venture . Lenders and Administrative Agent, by executing and performing this Agreement shall not become a partner or joint venturer with Borrower or any of its associates or Affiliates and all inspections of the Property herein provided for are for the sole benefit of Lenders and Administrative Agent.

 

11.14.          Time is of the Essence . Time is of the essence of the payment of all amounts due Administrative Agent and Lenders under the Loan Documents and performance and observance by Borrower, Administrative Agent and Lenders of each covenant, agreement, provision and term of this Agreement and the other Loan Documents.

 

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11.15.          Invalid Provisions . In the event that any provision of this Agreement is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, Borrower and Administrative Agent shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Agreement and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.

 

11.16.          Acts by Lenders . Notwithstanding anything herein contained to the contrary, Lenders will not be required to make any disbursement or perform any other act under this Agreement if, as a result thereof, Lenders will violate any law, statute, ordinance, rule, regulation or judicial decision applicable thereto.

 

11.17.          Offset . Without limitation of any other right or remedy of Administrative Agent hereunder or provided by law, any indebtedness relating to the Property or its operation and now or hereafter owing to Borrower by Administrative Agent (including, without limitation, any amounts on deposit in any demand, time, savings, passbook or like account maintained by Borrower with Administrative Agent) may be offset and applied by Administrative Agent hereunder, or under the Notes, the Mortgage or any of the other Loan Documents.

 

11.18.          Binding Provisions . The covenants, warranties, agreements, obligations, liabilities and responsibilities of Borrower, Administrative Agent and Lenders under this Agreement shall be binding upon and enforceable against such party and their respective legal representatives, administrators, successors and permitted assigns.

 

11.19.          Counterparts . This Agreement may be executed in counterparts, and all said counterparts when taken together shall constitute one and the same Agreement.

 

11.20.          No Third Party Beneficiary. This Agreement is only for the benefit of the parties hereto and their permitted successors and assigns. No other Person or entity shall be entitled to rely on any matter set forth herein without the prior written consent of such parties.

 

11.21.          Publicity . Subject to compliance with Applicable Laws, Administrative Agent reserves the right to publicize the making of the Loan in any manner it deems appropriate. So long as the Loans are outstanding, Borrower will identify the Lenders as Borrower’s lenders on any sign for the Project erected by Borrower.

 

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11.22.          JURISDICTION AND VENUE . BORROWER HEREBY AGREES THAT ALL ACTIONS OR PROCEEDINGS INITIATED BY BORROWER AND ARISING DIRECTLY OR INDIRECTLY OUT OF THIS AGREEMENT SHALL BE LITIGATED IN THE CIRCUIT COURT OF FULTON COUNTY, GEORGIA, OR THE UNITED STATES DISTRICT COURT FOR THE NORTHERN DISTRICT OF GEORGIA OR, IF ADMINISTRATIVE AGENT INITIATES SUCH ACTION, ANY COURT IN WHICH ADMINISTRATIVE AGENT SHALL INITIATE SUCH ACTION AND WHICH HAS JURISDICTION. BORROWER HEREBY EXPRESSLY SUBMITS AND CONSENTS IN ADVANCE TO SUCH JURISDICTION IN ANY ACTION OR PROCEEDING COMMENCED BY ADMINISTRATIVE AGENT IN ANY OF SUCH COURTS. BORROWER WAIVES ANY CLAIM THAT ATLANTA, GEORGIA OR THE NORTHERN DISTRICT OF GEORGIA IS AN INCONVENIENT FORUM OR AN IMPROPER FORUM BASED ON LACK OF VENUE. SHOULD BORROWER, AFTER BEING SO SERVED, FAIL TO APPEAR OR ANSWER TO ANY SUMMONS, COMPLAINT, PROCESS OR PAPERS SO SERVED WITHIN THE NUMBER OF DAYS PRESCRIBED BY LAW AFTER THE MAILING THEREOF, BORROWER SHALL BE DEEMED IN DEFAULT AND AN ORDER AND/OR JUDGMENT MAY BE ENTERED BY ADMINISTRATIVE AGENT AGAINST BORROWER AS DEMANDED OR PRAYED FOR IN SUCH SUMMONS, COMPLAINT, PROCESS OR PAPERS. THE EXCLUSIVE CHOICE OF FORUM FOR BORROWER SET FORTH IN THIS SECTION 11.22 SHALL NOT BE DEEMED TO PRECLUDE THE ENFORCEMENT BY ADMINISTRATIVE AGENT OF ANY JUDGMENT OBTAINED IN ANY OTHER FORUM OR THE TAKING BY ADMINISTRATIVE AGENT OF ANY ACTION TO ENFORCE THE SAME IN ANY OTHER APPROPRIATE JURISDICTION, AND BORROWER HEREBY WAIVES THE RIGHT, IF ANY, TO COLLATERALLY ATTACK ANY SUCH JUDGMENT OR ACTION.

 

11.23.          JURY WAIVER .   BORROWER, ADMINISTRATIVE AGENT AND LENDERS HEREBY VOLUNTARILY, KNOWINGLY, IRREVOCABLY AND UNCONDITIONALLY WAIVE ANY RIGHT TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE (WHETHER BASED UPON CONTRACT, TORT OR OTHERWISE) BETWEEN OR AMONG BORROWERS, ADMINISTRATIVE AGENT AND LENDERS ARISING OUT OF OR IN ANY WAY RELATED TO THIS AGREEMENT, ANY OTHER LOAN DOCUMENT, OR ANY RELATIONSHIP BETWEEN BORROWER, ADMINISTRATIVE AGENT AND LENDERS. THIS PROVISION IS A MATERIAL INDUCEMENT TO LENDERS TO PROVIDE THE LOAN DESCRIBED HEREIN AND IN THE OTHER LOAN DOCUMENTS.

 

11.24.          Additional Provisions .    See Exhibit I for additional provisions to this Agreement.

 

[Signatures on following pages]

 

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IN WITNESS WHEREOF, the undersigned have executed this Agreement as of the date first above written.

 

  BORROWER:
   
  CB OWNER, LLC , a Delaware limited liability company
       
       
  By: /s/ Robert Myer (SEAL)
  Name: Robert Myer  
  Title: President  

 

[SIGNATURES CONTINUED ON FOLLOWING PAGE]

 

Signature Page – Construction Loan and Security Agreement

 

 

 

 

 

  ADMINISTRATIVE AGENT:
   
  THE PRIVATEBANK AND TRUST COMPANY , an Illinois state chartered bank
       
  By: /s/ Brad Barton   (SEAL)
  Name: Brad Barton  
  Title: Managing Director  
       
  LENDER:    
       
  THE PRIVATEBANK AND TRUST COMPANY , an Illinois state chartered bank
       
  By: /s/ Brad Barton   (SEAL)
  Name: Brad Barton  
  Title: Managing Director  

 

Signature Page – Construction Loan and Security Agreement

 

 

 

 

SCHEDULE 1

 

COMMITMENT AMOUNT/PERCENTAGE

 

Bank   Commitment Amount     Commitment Percentage  
                 
The PrivateBank and Trust Company
120 S. LaSalle Street
Chicago, Illinois 60603
Attn: Commercial Real Estate
  $ 38,130,000.00       100 %

 

Signature Page – Construction Loan and Security Agreement

 

 

 

 

Schedule of Exhibits

 

  A - Legal Description
       
  B - Form of Note
       
  C - Permitted Exceptions
       
  D - Budget
       
  E - Form of Assignment and Acceptance Agreement
       
  F - Form of Disbursement Request
       
  G - Required Insurance
       
  H - Compliance Certificate Form for Borrower
       
  I - Additional Provisions

 

Signature Page – Construction Loan and Security Agreement

 

 

 

 

 

EXHIBIT A

 

Legal Description

 

All that tract of land lying or being Land Lot 6, 17th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way; THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road: South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found; THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found; THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found; THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found; THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found; THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found; THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found; THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found; THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point; THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85; THEN continue the following courses along said southerly right of way of Interstate 85; North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found; THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point; THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Said property contains 4.877 acres more or less on that certain Survey for Catalyst Development Partners; fidelity National Title Insurance Company; Bluerock Real Estate, LLC; CB Owner, LLC, as Trustee under the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015; and The Private Bank dated March 12, 2015, last revised November 20, 2015 by Bentley-Cranton Group, bearing the seal and certification of Douglas R. Bentley, GRLS No. 2535, said survey being incorporated herein by this reference.

 

  Exhibit A- 1  

 

 

EXHIBIT B

 

Form of Note

 

PROMISSORY NOTE

 

$_______ Date: _______ ___, 20___

 

THIS PROMISSORY NOTE , (the “ Note ”) is made in Atlanta, Georgia as of ______ ___, 20___ by _____________________ , a ________ _______________ (“ Borrower ”) for the benefit of [ The PrivateBank and Trust Company, an Illinois state chartered bank ] (“ Lender ”), in the original principal amount of _____________ ___/100 Dollars ($_______), as provided herein and as provided in that certain Construction Loan and Security Agreement (the “ Loan Agreement ”) dated as of even date herewith by and among Borrower, The PrivateBank and Trust Company (“ Administrative Agent ”) and the other financial institutions identified therein.

 

Borrower promises to pay to the order of Lender at the principal office of Administrative Agent in Chicago, Illinois, on or before the Maturity Date (as defined in the Loan Agreement), the lesser of (i) _____________ and ___/100 Dollars ($_______), or (ii) the aggregate principal amount of all Loans made to Borrower by the Lender under and pursuant to the Loan Agreement. Capitalized words and phrases not otherwise defined herein shall have the meanings assigned thereto in the Loan Agreement.

 

Borrower further promises to pay interest on the unpaid principal amount of all Loans outstanding from time to time, at the rate(s) and at the time(s) set forth in the Loan Agreement. The outstanding principal amount of all Loans shall be repaid by Borrower on the Maturity Date, unless payable sooner pursuant to the provisions of the Loan Agreement. Payments of both principal and interest are to be made in lawful money of the United States of America.

 

This Note evidences indebtedness incurred under, and is subject to the terms and provisions of, the Loan Agreement, to which Loan Agreement reference is hereby made for a statement of the terms and provisions under which this Note may or must be paid prior to the Maturity Date, or pursuant to which the Maturity Date may be accelerated. The holder of this Note is entitled to all of the benefits and security provided for in the Loan Agreement.

 

Except for such notices as may be expressly required under the Loan Documents, Borrower waives presentment, demand, notice, protest, and all other demands, or notices, in connection with the delivery, acceptance, performance, default, or enforcement of this Note, and assents to any extension or postponement of the time of payment or any other indulgence. No failure to exercise, and no delay in exercising, any rights under any of the Loan Documents by Administrative Agent or any holder of this Note shall operate as a waiver of such rights.

 

This Note shall be governed and construed in accordance with the laws of the State of Georgia applicable to contracts made and to be performed entirely within such State.

 

  Exhibit B- 1  
 

 

IN WITNESS WHEREOF, Borrower has executed this Promissory Note as of the date set forth above.

 

  BORROWER:
     
    ,
  a  
     
  By:  
  Name:  
  Title:  

 

  Exhibit B- 2  
 

 

EXHIBIT C

 

Permitted Exceptions

 

  Exhibit C- 1  
 

 

EXHIBIT D

 

Budget

 

BREAKOUT OF USES                  
                   
TOTAL USES:         per Unit     per SF  
Purchase Price   $ 5,971,688     $ 21,176     $ 24.22  
Doc Stamps     147,500       523       0.60  
Project Feasibility Co     46,796       166       0.19  
Design Costs     814,500       2,888       3.30  
Legal Costs     390,000       1,383       1.58  
Real Estate Taxes     465,422       1,650       1.89  
Insurance Costs     220,000       780       0.89  
Financing Costs     969,221       3,437       3.93  
Government Costs     752,947       2,670       3.05  
Misc. Direct Costs     79,000       280       0.32  
Construction Costs     35,669,173       126,486       144.68  
FF&E Costs     630,000       2,234       2.56  
Interest Reserve     638,549       2,264       2.59  
Operating Deficit Reserve     370,759       1,315       1.50  
Capitalized Development Fee     1,531,650       5,431       6.21  
Contingency     1,563,595       5,545       6.34  
I-Banking Fee     509,200       1,806       2.07  
Marketing Costs     150,000       532       0.61  
Total Uses   $ 50,920,000     $ 180,567     $ 206.54  

 

  Exhibit D- 1  
 

 

EXHIBIT E

 

Form of Assignment and Acceptance

 

ASSIGNMENT AND ACCEPTANCE

 

Reference is made to the Construction Loan and Security Agreement dated as of _______ ___, 20___ (as the same may be amended, modified or supplemented from time to time in accordance with its terms, the “ Loan Agreement ”) among (i) _________________________________ (the “ Borrower ”), (ii) the several banks and financial institutions from time to time parties to the Loan Agreement (collectively, the “ Lenders ”) and (iii) The PrivateBank and Trust Company, an Illinois state chartered bank, as agent for the Lenders (in such capacity the “ Administrative Agent ”). Terms defined in the Loan Agreement are used herein with the same meaning. This Assignment and Acceptance, between the Assignor (as identified on Schedule 1 hereto) and the Assignee (as identified on Schedule 1 hereto) is dated as of the Effective Date (as specified on Schedule 1 hereto, the “ Effective Date ”).

 

The Assignor hereby irrevocably sells and assigns to the Assignee without recourse to the Assignor, and the Assignee hereby irrevocably purchases and assumes from the Assignor, without recourse to the Assignor, as of the Effective Date, the interest (the “ Assigned Interest ”) in and to the Assignor’s rights and obligations under the Loan Agreement with respect to the credit facility contained in the Loan Agreement (the “ Assigned Facility ”), in a principal amount and percentage of the credit facility as set forth in Schedule 1.

 

The Assignor (a) makes no representation or warranty and assumes no responsibility with respect to any statements, warranties or representations made in or in connection with the Loan Agreement or the execution, legality, validity, enforceability, genuineness, sufficiency or value of the Loan Agreement, any other Loan Document or any other instrument or document furnished pursuant thereto, other than that it has not created any adverse claim upon the interest being assigned by it hereunder and that such interest is free and clear of any adverse claim; (b) makes no representation or warranty and assumes no responsibility with respect to the financial condition of Borrower or the performance or observance by Borrower of any of its obligations under the Loan Agreement or any other Loan Document or any other instrument or document furnished pursuant hereto or thereto; and (c) has delivered a copy of the Note held by it evidencing the Assigned Facility and requests that Administrative Agent exchange such Note for a new Note payable to the Assignor (if the Assignor has retained any interest in the Assigned Facility) and a new Note payable to the Assignee in the respective amounts which reflect the assignment being made hereby (and after giving effect to any other assignments which have become effective on the Effective Date).

 

  Exhibit E- 1  
 

 

The Assignee (a) represents and warrants that it is legally authorized to enter into this Assignment and Acceptance; (b) confirms that it has received a copy of the Loan Documents, together with copies of the financial statements delivered pursuant thereto and such other documents and information as it has deemed appropriate to make its own credit analysis and decision to enter into this Assignment and Acceptance; (c) agrees that it will, independently and without reliance upon the Assignor, Administrative Agent or any other person which has become a Lender and based on such documents and information as it shall deem appropriate at the time, continue to make its own credit decisions in taking or not taking action under the Loan Agreement; (d) appoints and authorizes Administrative Agent to take such action as agent on its behalf and to exercise such powers under the Loan Agreement as are delegated to Administrative Agent by the terms thereof, together with such powers as are incidental thereto; and (e) agrees that it will be bound by the provisions of the Loan Agreement and will perform in accordance with its terms all the obligations which by the terms of the Loan Agreement are required to be performed by it as a Lender including, if it is organized under the laws of a jurisdiction outside the United States, its obligation pursuant to Section 3.8(c) of the Loan Agreement to deliver the forms prescribed by the Internal Revenue Service of the United States certifying as to the Assignee’s exemption from United States withholding taxes with respect to all payments to be made to the Assignee under the Loan Agreement, or such other documents as are necessary to indicate that all such payments are subject to such tax at a rate reduced by an applicable tax treaty.

 

This Assignment and Acceptance is conditioned upon the acceptance of Administrative Agent pursuant to the Loan Agreement. The execution of this Assignment and Acceptance by Administrative Agent is evidence of this consent.

 

From and after the Effective Date, Administrative Agent shall make all payments in respect of the Assigned Interest (including payments of principal, interest, fees and other amounts) to the Assignee whether such amounts have accrued prior to the Effective Date or accrue subsequent to the Effective Date. The Assignor and the Assignee shall make all appropriate adjustments in payments by Administrative Agent for the period prior to the Effective Date or with respect to the making of this Assignment directly between themselves.

 

From and after the Effective Date (a) the Assignee shall be a party to the Loan Agreement and, with respect to the Assigned Interest, have the rights and obligations of a Lender thereunder and under the other Loan Documents and shall be bound by the provisions thereof, and (b) the Assignor shall, with respect to the Assigned Interest, relinquish its rights and be released from its obligations under the Loan Agreement.

 

This Assignment and Acceptance shall be governed by and construed in accordance with the laws of the State of Georgia.

 

  Exhibit E- 2  
 

 

IN WITNESS WHEREOF, the parties hereto have caused this Assignment and Acceptance to be executed by their respective duly authorized officers.

 

  ASSIGNOR :
       
       
       
  By:    
    Name:  
    Title:  
       
  ASSIGNEE :  
     
       
  By:    
    Name:  
    Title:  
       
  ACCEPTED BY ADMINISTRATIVE AGENT
   
  THE PRIVATEBANK AND TRUST COMPANY , as Administrative Agent
       
  By:    
    Name:  
    Title:  

 

  Exhibit E- 3  
 

 

SCHEDULE 1

TO

ASSIGNMENT AND ACCEPTANCE

 

NAME OF ASSIGNOR:  
   
NAME OF ASSIGNEE:  

 

EFFECTIVE DATE OF ASSIGNMENT:  

 

PRINCIPAL AMOUNT ASSIGNED   ASSIGNEE’S PRO RATA SHARE
(ASSIGNEE’S COMMITMENT):   IN LOAN
     
$   %

 

  Exhibit E- 4  
 

 

EXHIBIT F

 

FORM OF DISBURSEMENT REQUEST

 

[BORROWER’S LETTERHEAD]

 

DRAW REQUEST NO. _________

 

TO:   The PrivateBank and Trust Company (“Administrative Agent”)

 

LOAN NO.     DATE    

 

PROJECT    
     
LOCATION    
     
BORROWER    
     
     

 

FOR PERIOD ENDING    

 

In accordance with the Construction Loan and Security Agreement in the amount of $________________ dated _________________, among Borrower, Administrative Agent and the Lenders as defined therein, Borrower requests that $________________________ be advanced from Loan proceeds. The proceeds should be credited to the account of ___________________________________________________________________________ Account No. ___________________, at _________________________________________.

 

1. CURRENT DRAW REQUEST FOR HARD COSTS   $
       
2. CURRENT DRAW REQUEST FOR SOFT COSTS   $
       
3. TOTAL DRAW REQUEST   $

 

AUTHORIZED SIGNER:      
    Dated:  

 

  Exhibit F- 1  

 

 

EXHIBIT G

 

Required Insurance

 

 

 

BORROWER'S INSURANCE REQUIREMENTS

 

General Information

 

1. All insurance policies referred to herein shall be in form and substance acceptable to The PrivateBank.

 

2. The PrivateBank must receive evidence / certificates of insurance at least ten (10) business days prior to closing. Original policies must be provided to The PrivateBank as soon as they are available from insurers. Certified copies should be available within 60 to 90 days.

 

3. Proof of coverage must be on the following forms:

Commercial Property:  ACORD 28 (2003/10) - EVIDENCE OF COMMERCIAL PROPERTY INSURANCE form.

Personal Property:       ACORD 27 (2003/10) EVIDENCE OF PERSONAL PROPERTY INSURANCE form.

Liability Insurance:       Must be written on ACORD 25S or its equivalent.

 

4. All property policies shall contain a standard mortgage clause in favor of The PrivateBank and shall provide for a thirty (30) day written notice to The PrivateBank of any material change or cancellation. Certificates with disclaimers will NOT be accepted.

 

5. The borrower must be the named insured. TBD

 

6. Commercial / Personal Property & Builders Risk certificates must show The PrivateBank as Mortgagee and or Lender's Loss Payee as follows:

The PrivateBank and Trust Company

Its Successors and/ or Assigns

P.O. Box 5034

Troy, MI 48007-5034

 

(The PrivateBank may be shown as "Mortgagee and or Lender's Loss Payee As Their Interests May Appear" until the insurance agent receives release of interest from the prior lender. At that time, the insurance policies will need to be endorsed to show The PrivateBank as Mortgagee and or Lender's Loss Payee.

 

7. The property address must be identified as the insured property.

TBD

2740 Cheshire Bridge Road

Atlanta, GA 30324

 

8. All insurance companies must have the following ratings from AM Best's Rating Guide:

Policy Rating A

Financial Rating VIII

9. The insurance documentation must be signed by an authorized representative.

 

Specific Requirement s

 

1. If the property policy is a blanket policy or limit, The PrivateBank must receive a schedule of the amount allocated to the property/rents or the amounts allocated to the property must be indicated on the certificate.

 

  Exhibit G- 1  
 

 

2. Coverage must be on an "all risk" (Special Perils), 100% replacement cost basis without deduction for foundations and footings, and WITHOUT co-insurance. The co-insurance must be waived or an Agreed Amount endorsement must be included and either "No Co-insurance" or "A greed Amount" ust be indicated on the certificate.

 

3. Ordinance or Law coverage providing for demolition and increased cost of construction, must be provided and indicated on the certificate.

 

4. Other coverages such as earthquake, boiler and machinery (which includes the mechanics of the building, such as elevators), and flood will be required when these risks are present.

 

5. Rent Loss or Business Income coverage shall be in an amount equal to 100% of the projected annual rents or revenue with a minimum period of indemnity of 12 months, or such greater period as The PrivateBank may require. This coverage needs to be written on a Gross Rental Income, Gross Profits or Extended Period of Indemnity form, not on an actual loss sustained basis which may terminate as soon as the premises are tenantable or operational.

 

6. The PrivateBank and TBD must be named as Additional Insured for all general liability coverage, with a minimum limit of $2,000,000 for any one occurrence.

 

Additional Requirements – Construction Loans

 

1. Coverage must be All Risk Builders Risk Course of Construction, including earthquake and flood when these risks are present. The Builders Risk insurance amount must cover at least 100% of hard costs and not less than 25% of recurring soft costs.

 

2. Under the Evidence of Property form - The builders risk coverage should make the following statement: "The General Contractor (name) and all subcontractors of any tier are named insured with respect to builders' risk."

 

3. Rent coverage must be 100% of the anticipated annual rents (assuming full occupancy) written on a delayed income basis. The policy shall allow for partial or full occupancy.

 

4. Coverage should also include permission to occupy clause.

 

ARCHITECT'S & ENGINEER'S INSURANCE REQUIREMENTS

 

General Information

 

1. All insurance policies referred to herein shall be in form and substance acceptable to The PrivateBank.

 

2. The PrivateBank must receive evidence / certificates of insurance at least ten (10) business days prior to closing. Original policies must be provided to The PrivateBank as soon as they are available from insurers. Certified copies should be available within 60 to 90 days.

 

3. Liability insurance must be written on ACORD 25S or its equivalent.

 

4. The property address must be identified as the insured property.

TBD

2740 Cheshire Bridge Road

Atlanta, GA 30324

 

5. All insurance companies must have the following ratings from AM Best's Rating Guide:

Policy Rating - A

Financial Rating - VIII

6. The insurance documentation must be signed by an authorized representative.

 

Specific Requirements

 

1. Errors and Omission (professional liability) insurance is required in the minimum amount of $3,000,000.

 

GENERAL CONTRACTOR'S INSURANCE REQUIREMENTS

 

General Information

 

1. All insurance policies referred to herein shall be in form and substance acceptable to The PrivateBank.

 

  Exhibit G- 2  
 

 

2. The PrivateBank must receive evidence / certificates of insurance at least ten (10) business days prior to closing. Original policies must be provided to The PrivateBank as soon as they are available from insurers. Certified copies should be available within 60 to 90 days.

 

3. Liability insurance must be written on ACORD 25S or its equivalent.

 

4. All property policies shall contain a standard mortgage clause in favor of The PrivateBank and shall provide for a thirty (30) day written notice to The PrivateBank of any material change or

cancellation. Certificates with disclaimers will NOT be accepted.

 

5. The borrower must be named additional insured. TBD

 

6. Certificate holder must be: The PrivateBank and Trust Company, Its Successors and/ or Assigns, P.O. Box 5034, Troy, MI 48007-5034.

 

7. The property address must be identified as the insured property.

TBD

2740 Cheshire Bridge Road

Atlanta, GA 30324

 

8. All insurance companies must have the following ratings from AM Best's Rating Guide:

Policy Rating - A

Financial Rating - VIII

9. The insurance documentation must be signed by an authorized representative.

Specific Requirements

 

1. The PrivateBank and TBD must be named as Additional Insured as Additional Insured for general liability with a minimum limit of $2,000,000 for any one occurrence.

2. Contractor's Workers Compensation is required including the "all states" endorsement, covering all employees working on the site.

 

  Exhibit G- 3  
 

 

EXHIBIT H

 

Compliance Certificate Form for Borrower

 

Borrower :                           CB Owner, LLC, a Delaware limited liability company

 

Project Name :    

 

Determination Date :  
   
   
   
Calculation Period (for Gross Revenues, 3 months prior to the Determination Date, then annualized; for Operating Expenses, 12 months following the Determination Date):  
   
   
   
   

 

Borrower hereby certifies, with respect to the referenced Project, that (i) Borrower and the Project are in compliance with all requirements of the Loan Documents and (ii) the information set forth below is true and correct as of the Determination Date.

 

STATEMENT OF DEBT

 

Debt Service:    
     
Debt Amount:    

 

GROSS REVENUES

 

Gross Revenues:_________________

 

OPERATING EXPENSES

 

Real estate taxes: _______________

Insurance: _______________

Maintenance: _______________

Management Fee: _______________

Replacement Reserve: _______________

Other Miscellaneous: _______________

 

Total Operating Expenses: _______________

 

  Exhibit H- 1  
 

 

DSCR CALCULATION

 

Net Operating Income (Gross Revenues less Operating Expenses): _______________

Debt Service: _______________

DSCR (Net Operating Income / Debt Service):_______________

 

Date:   BORROWER:
     
    CB OWNER, LLC , a Delaware limited liability company
         
    By:   (SEAL)
    Name:    
    Title:    

 

  Exhibit H- 2  
 

 

EXHIBIT I

 

I-1.       Post-Closing Items .  Borrower agrees to the following: 

 

1.         Borrower must satisfy Section 4.33 of this Agreement before Borrower may request any Loan Advances.   

 

2.         Borrower must deliver to Administrative Agent payment and performance bonds for each Material Subcontract. Administrative Agent reserves the right not to fund the portion of a requested Loan Advance to be used to pay the subcontractor under a Major Subcontract until Administrative Agent has received a payment and performance bond satisfactory to Administrative Agent for that Material Subcontract.

 

3.          Borrower must deliver to Administrative Agent evidence of builder’s risk insurance and worker’s compensation insurance before Borrower may request any Loan Advances to pay for the costs of any vertical Improvements. For the avoidance of doubt, vertical Improvements shall not include work related to or associated with any of the following: site work, grading, site walls, utility installation and related work, offsite parking garage fabrication, foundations and foundation walls.

 

All of the foregoing items must be in a form and content acceptable to Administrative Agent in its sole discretion and, where determined necessary or desirable by Lender, approved by the Consultant.  Borrower shall reimburse Administrative Agent for any expenses (including, without limitation, reasonable legal fees and expenses actually incurred) Administrative Agent incurs with respect to the review and approval of the foregoing items.  Borrower agrees to pay such expenses within fifteen (15) days after receipt of a statement for such expenses.  If Borrower has not paid such expenses within the fifteen (15) day period, Administrative Agent is authorized to disburse the expenses from the Loan and reduce the available Loan proceeds by the amount disbursed.

 

Exhibit I  

 

 

Exhibit 10.313

 

Prepared by and Return To:

Charles A. Brake, Jr., Esq.

Miller & Martin PLLC

1180 West Peachtree Street NW

Suite 2100

Atlanta, Georgia 30309

 

 
  Note to Clerk: Intangible tax in the amount of $25,000.00 is being paid in connection with the recording of this Instrument.

 

DEED TO SECURE DEBT, ASSIGNMENT OF RENTS AND LEASES, AND SECURITY AGREEMENT

 

THIS DEED TO SECURE DEBT, ASSIGNMENT OF RENTS AND LEASES, AND SECURITY AGREEMENT (this “ Instrument ”) is made and entered into as of the ___ day of December, 2015, by CB OWNER, LLC, a Delaware limited liability company (“ Borrower ”), having an address of c/o Catalyst Development Partners, 880 Glenwood Avenue., Suite H, Atlanta, Georgia 30316, in favor of THE PRIVATEBANK AND TRUST COMPANY, an Illinois state chartered bank in its capacity as agent and administrative bank (in such capacity, “ Administrative Agent ”), having a business address of 120 S. LaSalle Street, Chicago, Illinois 60603, for and on behalf of The PrivateBank and Trust Company, in its capacity as a lender, together with any other lenders that acquire an interest in the Loan (defined below) after the date hereof (individually, a “ Lender ” and collectively, the “ Lenders ”), this Instrument being given to secure the Secured Indebtedness (as hereinafter defined), which includes a loan in a principal amount of THIRTY EIGHT MILLION ONE HUNDRED THIRTY THOUSAND AND NO/100 DOLLARS ($38,130,007.00) (the “ Loan ”), maturing on December 1, 2018 (the “ Maturity Date ”) subject to extension as provided in the Loan Agreement (as hereafter defined).

 

WITNESSETH:

 

WHEREAS, Borrower, Administrative Agent and Lenders entered into that certain Construction Loan and Security Agreement dated of even date herewith (together with all amendments, extensions, modifications, restatements, and supplements thereto, being referred to hereinafter as the “ Loan Agreement ”) (all capitalized terms used herein and not otherwise defined herein shall have the same meanings given to such terms in the Loan Agreement);

 

  - 1 -  

 

 

WHEREAS, pursuant and subject to the Loan Agreement, Lenders have agreed to lend Borrower the Loan as evidenced by one or more Notes, each maturing on the Maturity Date, or such earlier date as may be provided under the Loan Agreement;

 

WHEREAS, Borrower is the owner of a fee simple interest in the real property described on Exhibit A attached hereto and incorporated herein by reference; and

 

WHEREAS, Lenders have required the execution of this Instrument as a condition to the Loan;

 

NOW, THEREFORE, in consideration of the Secured Indebtedness (as hereinafter defined) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Borrower hereby irrevocably grants, bargains, sells, remises, aliens, assigns, transfers, pledges, conveys, sets over and confirms to Administrative Agent and the successors, successors in title, and assigns of Administrative Agent, subject to the further terms of this Instrument, all of the following property (collectively, the “ Secured Property ”):

 

ALL THOSE TRACTS OR PARCELS OF LAND being more particularly described in Exhibit A attached hereto and incorporated herein by this reference, together with all right, title, and interest of Borrower, including any after-acquired title or reversion, in and to the rights-of-ways, streets, and alleys adjacent thereto, all easements, and licenses, appertaining thereto, all strips and gores of land adjacent thereto, all vaults, sewers, sewer rights, waters, water courses, water rights and powers, pumps, pumping plants, pipes, flumes, and ditches appertaining thereto, all oil, gas, and other minerals located thereunder, all shrubs, crops, trees, timber and other emblements now or hereafter located thereon, and all estates, rights, titles, interests, privileges, liberties, tenements, hereditaments, and appurtenances whatsoever, in any way belonging, relating to, or appertaining to any of the foregoing (collectively hereinafter referred to as the “ Land ”);

 

TOGETHER WITH all fixtures, buildings, structures, parking areas, landscaping, and other improvements of every nature now or hereafter situated, erected, or placed on the Land and all appurtenances and additions thereto and substitutions or replacements thereof, including, but not limited to, all building materials, screens, awnings, shades, blinds, curtains, draperies, carpets, rugs, furniture and furnishings, heating, lighting, plumbing, ventilating systems, air conditioning systems, refrigerating systems, elevators, vacuum cleaning systems, call systems, sprinkler systems and other fire prevention and extinguishing apparatus and materials, motors, machinery, pipes, appliances, and fittings (collectively hereinafter referred to as the “ Improvements ”);

 

TOGETHER WITH all machinery, equipment, vehicles, and other personal property of Borrower either located on or used in connection with the Land (the “ Personal Property ”);

 

TOGETHER WITH all right, title and interest of Borrower in and to all policies of insurance and all condemnation proceeds, which in any way now or hereafter belong, relate, or appertain to the Land, the Improvements, or the Personal Property, or any part thereof;

 

  - 2 -  

 

 

TOGETHER WITH all present and future leases, tenancies, occupancies, and licenses, and guaranties thereof, whether written or oral (“ Leases ”), of the Land or the Improvements or any part thereof, and all income, rents, accounts receivable, issues, royalties, profits, revenues, security deposits, and other benefits of the Land or the Improvements, from time to time accruing, (hereinafter collectively referred to as the “ Revenues ”);

 

TOGETHER WITH all contracts and agreements for the construction, operation or inspection of the Improvements and other contracts and general intangibles (including but not limited to trademarks, trade names, service marks, logos, goodwill and symbols) related solely to the Land and Improvements or the operation thereof;

 

TOGETHER WITH all deposits (including but not limited to Borrower’s rights in tenants’ security deposits, deposits with respect to utility services to the Land and Improvements, and any deposits or reserves hereunder or under any other Loan Documents (as defined in the Loan Agreement) for taxes, insurance or otherwise), rebates or refunds of impact fees, taxes, assessments or charges, and all other contracts, purchase agreements, instruments and documents as such may arise from or be related to the Land and Improvements;

 

TOGETHER WITH all permits, licenses, franchises, certificates, development rights, commitments and rights for utilities, and other rights and privileges obtained in connection with the Land and Improvements;

 

TOGETHER WITH all oil, gas and other hydrocarbons and other minerals produced from or allocated to the Land and all products processed or obtained therefrom, and the proceeds thereof;

 

TOGETHER WITH all proceeds, products, substitutions, and accessions of the foregoing of every type.

 

TO HAVE AND TO HOLD the Secured Property and all parts, rights, members, and appurtenances thereof, IN FEE SIMPLE FOREVER, to the use, benefit and behoof of Administrative Agent and the successors, successors in title and assigns of Administrative Agent forever, subject only to the Permitted Encumbrances (as defined below).

 

THIS CONVEYANCE is intended to operate and is to be construed as a deed passing title to the Secured Property to Administrative Agent and is made under those provisions of the existing laws of the State of Georgia relating to deeds to secure debt, and not as a mortgage and is given to secure the following obligations (collectively, the “ Secured Indebtedness ”) in such order of priority as may be determined pursuant to the Loan Agreement:

 

all indebtedness of Borrower under the Notes and the Loan Agreement which amount shall be secured hereby with priority effective as of the date hereof;

 

  - 3 -  

 

 

all of the foregoing indebtedness as may from time to time be evidenced by one or more other promissory notes from Borrower in favor of Lenders;

 

any and all future advances made pursuant to the Notes, the Loan Agreement, this Instrument and any of the other Loan Documents by Administrative Agent and/or Lenders to or for the benefit of Borrower, direct or indirect, together with interest, fees, costs, and other amounts hereafter arising;

 

the full and prompt payment and performance of any and all other obligations and covenants of Borrower under the terms of any other Loan Documents;

 

any and all additional advances made by Administrative Agent and/or Lenders to protect or preserve the Secured Property or the lien hereof on the Secured Property, or to pay taxes, to pay premiums on insurance on the Secured Property or to repair or maintain the Secured Property, or to complete improvements on the Secured Property (whether or not the original Borrower remains the owner of the Secured Property at the time of such advances and whether or not the original Administrative Agent remains the owner of the Secured Indebtedness and this Instrument);

 

all present and future debts and obligations of Borrower (or any Affiliate of Borrower) under or relating to any Rate Management Agreement or Rate Management Obligations; and

 

any and all expenses incident to the collection of the Secured Indebtedness and the foreclosure hereof by action in any court or by exercise of the power of sale herein contained, including, without limitation, reasonable attorneys’ fees at standard hourly rates (without regard to any statutory attorneys’ fees provisions) actually incurred by Lender and all costs of collection.

 

THIS INSTRUMENT is further given for the purpose of creating a lien on and security title in real property in order to secure future advances under the Loan Agreement, whether such advances are obligatory or to be made at the option of Lenders, or otherwise, and whether made before or after default or maturity or other similar events, to the same extent as if such future advances were made on the date of the execution hereof, even if no advance was made at the time of such execution. The lien and security title of this Instrument, as to third persons, with or without actual knowledge hereof, shall be valid as to all such indebtedness and such future advances, from the date of recordation of this Instrument, shall have priority. Furthermore, it is the intent of Borrower and Lenders, as provided by O.C.G.A. Section 44-14-80(a)(1), that this Instrument shall establish for the benefit of Lenders a perpetual or indefinite security interest in the Secured Property conveyed herein to secure the debt of Borrower as evidenced by the Loan until repayment thereof by Borrower.

 

Should the Secured Indebtedness be paid according to the tenor and effect hereof when the same shall become due and payable, and should Borrower perform all covenants contained herein, then this Instrument shall be canceled and surrendered at Borrower's reasonable expense.

 

  - 4 -  

 

 

Borrower further covenants and agrees with Administrative Agent and Lenders as follows:

 

Article 1

 

COVENANTS OF BORROWER

 

Section 1.1            Title to the Secured Property . Borrower warrants that: (i) it is lawfully seized and possessed of the Secured Property and that it has fee simple title to the Secured Property, and has good right to convey the same, and the Secured Property is unencumbered except for those items expressly set forth on Exhibit “B” attached hereto and by this reference incorporated herein (the “ Permitted Encumbrances ”); (ii) it has full power and lawful authority to encumber the Secured Property in the manner and form herein set forth; (iii) it owns or will own all Improvements; (iv) this Instrument creates a valid and enforceable security title, security interest, and lien on the Secured Property; and (v) it will preserve such title, and will forever warrant and defend the same to Lenders and will forever warrant and defend the validity and priority of the lien hereof against the claims of all persons and parties whomsoever, except as to the Permitted Encumbrances.

 

Section 1.2            Maintenance of the Secured Property .

 

(a)          Borrower shall keep the buildings, parking areas, roads and walkways, recreational facilities, landscaping and all other improvements of any kind now or hereafter erected on the Secured Property or any part thereof in good condition and repair, will not commit or suffer any waste or will not do or suffer to be done anything which would or could increase the risk of fire or other hazard to the Secured Property or any other part thereof or which would or could result in the cancellation of any insurance policy carried with respect to the Secured Property.

 

(b)          Except in accordance with the Plans and Specifications, Borrower shall not remove, demolish or alter the structural character of the Secured Property without the prior written consent of Administrative Agent, which consent shall not be unreasonably withheld, conditioned or delayed. Borrower shall not remove or permit to be removed from the Secured Property any item or items referred to in this Instrument which are or may hereafter be in any way attached or affixed to the Land or to any improvement thereon, except in the ordinary course of maintaining and operating the Secured Property.

 

(c)          If the Secured Property or any part thereof is damaged by fire or other cause, Borrower will give prompt written notice thereof to Administrative Agent.

 

(d)          Subject to the applicable provisions of the Loan Agreement and the rights of Tenants under any Lease, Administrative Agent and any persons authorized by Administrative Agent shall have the right to enter upon and inspect the Secured Property and to make or cause to be made such investigations and analyses thereof as Administrative Agent deems necessary at all reasonable times and upon reasonable prior notice, and access thereto shall be permitted for such purposes.

 

  - 5 -  

 

 

(e)          Borrower will promptly comply with all present and future laws, ordinances, orders, rules and regulations of any governmental authority affecting the Secured Property or any part thereof.

 

(f)          If all or any part of the Secured Property shall be damaged by fire or other casualty, Borrower will, if insurance proceeds are made available for restoration (but regardless of whether any such insurance proceeds are sufficient for the restoration), promptly restore the Secured Property to the equivalent of its original condition or payoff the Secured Indebtedness; and if a part of the Secured Property shall be affected by a condemnation action or taking by eminent domain, Borrower will promptly restore, repair or alter the remaining portions of the Secured Property in a manner reasonably satisfactory to Administrative Agent in accordance with the Loan Documents.

 

(g)          Borrower shall not, directly or indirectly, initiate, join in or consent to any change in any private restrictive covenant, zoning ordinance or other public or private restrictions applicable to the Secured Property or any part thereof or interest therein without the prior written consent of Administrative Agent, such consent not to be unreasonably withheld, conditioned or delayed, and no such action, vote, consent or the like taken or given by Borrower with respect to the Secured Property or any part thereof or interest therein shall be effective without such prior written consent.

 

Section 1.3            Insurance; Restoration .

 

(a)          Borrower shall procure for, deliver to and maintain for the benefit of Lenders during the term of this Instrument, original paid up insurance policies or certificates thereof providing the following types of insurance relating to the Secured Property, issued by such insurance companies, in such amounts, in such form and substance, and with such expiration dates as are reasonably acceptable to Administrative Agent and containing non-contributory standard mortgagee clauses, their equivalent or a satisfactory mortgagee loss payable endorsement in favor of Lenders, providing the following type of insurance covering the Secured Property and the interest and liabilities incident to the ownership, possession and operation thereof, such policies to provide that the insurer shall give Administrative Agent at least thirty (30) days prior written notice of cancellation or termination, and to provide that no act or thing done by the insured shall invalidate or diminish the insurance provided to Lenders and, except for liability policies, containing mortgagee loss payable clauses reasonably satisfactory to Administrative Agent:

 

(1)         “All risk” hazard insurance, insuring the Secured Property against all hazards, the amount of which insurance shall be not less than one hundred percent (100%) of the full replacement cost of the Secured Property without deduction for depreciation; provided, however, that hazard insurance with respect to improvements under construction shall be in the form of “all risk” builder's risk insurance satisfactory to Administrative Agent; and

 

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(2)         Upon completion of the Improvements, rent insurance against loss of income arising out of any hazard against which the Secured Property are required to be insured under Subparagraph 1.3(a)(l) above in an amount not less than one hundred percent (100%) of one (1) year's payments due under the Notes; and

 

(3)         Public liability insurance covering all liabilities incident to the construction, ownership, possession and operation of the Secured Property, naming Administrative Agent as an additional insured thereunder, in amounts equal to or greater than $3,000,000.00 per accident or occurrence for personal injury and $1,000,000.00 per accident or occurrence for injury to property; and

 

(4)         Such other insurance on the Secured Property or any replacements or substitutions therefor and in such amounts as may from time to time be reasonably required by Administrative Agent against other insurable casualties which at the time are commonly insured against in the case of properties of similar character and location, due regard being given to the height and type of the improvements, their construction, location, use and occupancy, or any replacements or substitutions therefor.

 

If Borrower fails to procure and maintain any of the insurance required herein, Administrative Agent may, at Administrative Agent’s option (without any obligation to do so), obtain such insurance coverage to protect Administrative Agent’s and Lenders’ interests in the Secured Property as Administrative Agent shall so determine in Administrative Agent’s sole discretion. Borrower shall reimburse Administrative Agent upon demand for all costs incurred by Administrative Agent hereunder. If Administrative Agent exercises the foregoing right to obtain insurance coverage, Administrative Agent shall, prior to exercising such right, endeavor to provide notice to Borrower provided that Administrative Agent shall not be in default hereunder for failure to provide such notice.

 

(b)          Administrative Agent is hereby authorized and empowered, at its option after consulting with Borrower and subject to the terms and conditions of any applicable lease or similar agreement, to adjust or compromise any loss under any insurance policies maintained pursuant to this Section 1.3, and to collect and receive the proceeds from any such policy or policies. Each insurance company is hereby authorized and directed to make payment for all such losses directly to Administrative Agent, instead of to Borrower and Administrative Agent jointly. In the event any insurance company fails to disburse directly and solely to Administrative Agent but disburses instead either solely to Borrower or to Borrower and Administrative Agent jointly, Borrower agrees immediately to endorse and transfer such proceeds to Administrative Agent. Upon the failure of Borrower to endorse and transfer such proceeds as aforesaid, Administrative Agent may execute such endorsements or transfers for and in the name of Borrower and Borrower hereby irrevocably appoints Administrative Agent as Borrower's agent and attorney-in-fact so to do. Subject to the terms and conditions of this Instrument (including, but not limited to, Section 3.15), after deducting from said insurance proceeds all of its expenses incurred in the collection and administration of such sums, including reasonable attorneys’ fees and costs actually incurred at standard hourly rates (without regard to any statutory attorneys’ fees provisions), if any, Administrative Agent may apply the net proceeds or any part thereof, at its option, (i) to the payment of the Secured Indebtedness, whether or not due and in whatever order Administrative Agent elects, (ii) to the repair and/or restoration of the Secured Property, and/or (iii) for any other purposes or objects for which Administrative Agent is entitled to advance funds under this Instrument, all without affecting the security interest created by this Instrument; and any balance of such moneys then remaining shall be paid to Borrower or the person or entity lawfully entitled thereto. Administrative Agent shall not be held responsible for any failure to collect any insurance proceeds due under the terms of any policy regardless of the cause of such failure.

 

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(c)          At least thirty (30) days prior to the expiration date of each policy maintained pursuant to this Section 1.3, a renewal or replacement thereof reasonably satisfactory to Administrative Agent shall be delivered to Administrative Agent. Upon receipt of written request of Administrative Agent, Borrower shall deliver to Administrative Agent receipts evidencing the payment for all such insurance policies and renewals or replacements. The delivery of any insurance policies hereunder shall constitute an assignment of all unearned premiums as further security hereunder. In the event of the foreclosure of this Instrument or any other transfer of title to the Secured Property in extinguishment or partial extinguishment of the Secured Indebtedness, all right, title and interest of Borrower in and to all insurance policies then in force shall pass to the purchaser or to Administrative Agent, as the case may be, and Administrative Agent is hereby irrevocably appointed by Borrower as attorney-in-fact for Borrower to assign any such policy to said purchaser or to Administrative Agent, as the case may be, without accounting to Borrower for any unearned premiums thereon.

 

Section 1.4            Taxes and Other Charges . Borrower shall pay and discharge prior to the delinquency date thereof all taxes of every kind and nature, all water charges, sewer rents and assessments, levies, permit fees, inspection and license fees, and all other charges imposed upon or assessed against the Secured Property or any part thereof or upon the revenues, rents, issues, income, and profits of the Secured Property and, unless Borrower is making monthly deposits with Administrative Agent in accordance with Section 1.11 hereof, Borrower shall exhibit to Administrative Agent validated receipts (or other commercially reasonable evidence of payment) showing the payment of such taxes, assessments, water charges, sewer rents, levies, fees, and other charges which may be or become a lien on the Secured Property within ten (10) days after Administrative Agent’s request therefor. Should Borrower default in the payment of any of the foregoing taxes, assessments, water charges, sewer rents, or other charges and such default continues for five (5) business days after receipt of written notice from Administrative Agent, Administrative Agent may, but shall not be obligated to, pay the same or any part thereof, and amounts so paid shall be secured by this Instrument, and Borrower shall, on demand, reimburse Administrative Agent for all amounts so paid. Notwithstanding the foregoing, Borrower may contest any taxes, water charges, sewer rents and assessments, levies, permit fees, inspection and license fees, and all other charges imposed upon or assessed against the Secured Property so long as Borrower has notified Administrative Agent in writing prior to doing so and so long as Borrower does so in good faith and in accordance with the procedures established for such protest and/or contest pursuant to Applicable Law, during which time the foregoing requirement shall be abated with respect to taxes, assessments and/or charges being protested and/or contested, and no Event of Default shall then exist. Administrative Agent may, in its reasonable discretion and in a manner so as not to hinder Borrower’s ability to comply with applicable procedure for any such protect or contest, require Borrower to post adequate security or a surety bond, reasonably satisfactory to Administrative Agent, to protect Lenders’ interest during such contest.

 

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Section 1.5            Mechanics’ and Other Liens . Borrower shall pay, from time to time when the same shall become due, all lawful claims and demands of mechanics, materialmen, laborers, and others which, if unpaid, might result in, or permit the creation of, a lien or claim of lien on the Secured Property or any part thereof and, in general, Borrower shall do, or cause to be done, at the cost of Borrower and without expense to Administrative Agent or Lenders, everything necessary to fully preserve the lien of this Instrument. In the event Borrower fails to make payment of such claims and demands and such failure continues for five (5) business days after receipt of written notice from Administrative Agent, Administrative Agent may, but shall not be obligated to, make payment thereof, and all sums so expended shall be secured by this Instrument, and Borrower shall, on demand, reimburse Administrative Agent for all sums so expended. Notwithstanding the foregoing, Borrower may contest any lien or claim of lien on the Secured Property or any part thereof so long as Borrower has notified Administrative Agent in writing prior to doing so and so long as Borrower does so in good faith by appropriate legal proceedings diligently prosecuted, and so long as Borrower shall furnish to the Title Company such security or indemnity as the Title Company requires to induce the Title Company to issue an endorsement to the Title Policy insuring over the exception created by such lien.

 

Section 1.6            Condemnation Awards . Borrower, immediately upon written notice of the institution, or the proposed, contemplated or threatened institution of any action or proceeding for the taking through condemnation of the Secured Property or any portion thereof, will notify Administrative Agent of the pendency of such proceedings. Administrative Agent may participate in any such proceedings and Borrower from time to time will deliver to Administrative Agent all instruments requested by it to permit such participation. All awards and compensation for condemnation or other taking or purchase in lieu thereof, of the Secured Property or any part thereof, are hereby assigned to and shall be paid to Administrative Agent. Borrower hereby authorizes Administrative Agent to collect and receive such awards and compensation and to give proper receipts and acquittances therefor. Unless otherwise approved by Administrative Agent, all such awards and compensation shall be applied in the manner as provided in this Instrument. Borrower, upon request by Administrative Agent, shall make, execute, and deliver any and all instruments reasonably requested for the purpose of confirming the assignment of the aforesaid awards and compensation to Administrative Agent free and clear of any liens, charges, or encumbrances of any kind or nature whatsoever.

 

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Section 1.7            Costs of Defending and Upholding the Lien . If any action or proceeding is commenced to which action or proceeding Administrative Agent and/or any Lender is made a party or in which it becomes necessary for Administrative Agent and/or Lender to defend or uphold the lien or security title of this Instrument, Borrower shall, on demand, reimburse Administrative Agent for all expenses (including, without limitation, reasonable attorneys’ fees at standard hourly rates, without regard to any statutory attorneys’ fees, and appellate attorneys’ fees) incurred by Administrative Agent and/or Lender in any such action or proceeding and all such expenses shall be secured by this Instrument.

 

Section 1.8            Additional Advances and Disbursements . Borrower shall pay when due all payments and charges on all deeds to secure debt, security agreements, liens, encumbrances, ground and other leases, and security interests which may be or become superior or inferior to the lien of this Instrument, and if Borrower shall fail to make such payments and such failure continues for five (5) business days after receipt of written notice from Administrative Agent, Administrative Agent shall have the right, but shall not be obligated, to pay, without notice to Borrower, such payments and charges, and Borrower shall, on demand, reimburse Administrative Agent for amounts so paid. In addition, upon default of Borrower in the performance of any other terms, covenants, conditions, or obligations by it to be performed under any such prior or subordinate lien, encumbrance, lease, or security interest and such default continues for five (5) business days after receipt of written notice from Administrative Agent, Administrative Agent shall have the right, but shall not be obligated, to cure such default in the name and on behalf of Borrower. All sums advanced and expenses incurred at any time by Administrative Agent pursuant to this Section 1.8 or as otherwise provided under the terms and provisions of this Instrument or under applicable law shall bear interest from the date that such sum is advanced or expense incurred, to and including the date of reimbursement, computed at the Default Rate (as defined in the Loan Agreement).

 

Section 1.9            Costs of Enforcement . Borrower agrees to bear and pay all expenses (including reasonable attorneys’ fees at standard hourly rates (without regard to any statutory attorneys’ fees provisions) actually incurred and all reasonable costs of collection) of or incidental to the perfection and enforcement of any provision hereof, or the enforcement, compromise, or settlement of this Instrument or the Secured Indebtedness, and for the curing thereof, or for defending or asserting the rights and claims of Administrative Agent in respect thereof, by litigation or otherwise. All rights and remedies of Administrative Agent shall be cumulative and may be exercised singly or concurrently. Notwithstanding anything herein contained to the contrary, Borrower: (a) will not (i) at any time insist upon, or plead, or in any manner whatsoever claim or take any benefit or advantage of any stay or extension or moratorium law, any exemption from execution or sale of the Secured Property or any part thereof, wherever enacted, now or at any time hereafter in force, which may affect the covenants and terms of performance of this Instrument, nor (ii) claim, take, or insist upon any benefit or advantage of any law now or hereafter in force providing for the valuation or appraisal of the Secured Property, or any part thereof, prior to any sale or sales thereof which may be made pursuant to any provision herein, or pursuant to the decree, judgment, or order of any court of competent jurisdiction, nor (iii) after any such sale or sales, claim or exercise any right under any statute heretofore or hereafter enacted to redeem the property so sold or any part thereof; (b) hereby expressly waives all benefit or advantage of any such law or laws; and (c) covenants not to hinder, delay, or impede the execution of any power herein granted or delegated to Administrative Agent, but to suffer and permit the execution of every power as though no such law or laws had been made or enacted. Borrower, for itself and all who may claim under it, waives, to the extent that it lawfully may, all right to have the Secured Property marshaled upon any foreclosure hereof.

 

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Section 1.10          Intangible and Other Taxes . Borrower shall pay any and all taxes, charges, filing, registration and recording fees, excises, and levies imposed upon Administrative Agent by reason of its ownership of this Instrument and the other Loan Documents, or by reason of the recording or filing thereof, or any security instrument supplemental hereto, any security instrument or Uniform Commercial Code financing statement with respect to any fixtures or personal property owned by Borrower at the Secured Property and any instrument of further assurance (other than income, franchise and doing business taxes), and shall pay all stamp or intangible taxes and other taxes required to be paid on any of the Loan Documents except any taxes or fees in connection with Administrative Agent’s sale or assignment of any Loan Documents. In the event Borrower fails to make such payment payments and such failure continues for five (5) business days after receipt of written notice from Administrative Agent, then Administrative Agent shall have the right, but shall not be obligated, to pay the amount due, and Borrower shall, on demand, reimburse Administrative Agent for said amount, and until so paid said amount shall become part of the Secured Indebtedness. The provisions of this Section shall survive the repayment of the Secured Indebtedness.

 

Section 1.11          Escrow Deposits . At Administrative Agent’s request at any time after an Event of Default (as hereinafter defined) has occurred, Borrower shall deposit with Administrative Agent, monthly, one twelfth (1/12th) of the insurance premiums and real estate taxes, assessments, water, sewer, and other charges which might become a lien upon the Secured Property. In addition, if required by Administrative Agent at any time after an Event of Default has occurred, Borrower shall simultaneously therewith deposit with Administrative Agent a sum of money which together with the monthly installments aforementioned will be sufficient to make each of the payments aforementioned at least thirty (30) days prior to the date such payments are deemed delinquent. Should said charges not be ascertainable at the time any deposit is required to be made with Administrative Agent, the deposit shall be made on the basis of the charges for the prior year, and when the charges are fixed for the then current year, Borrower shall deposit any deficiency with Administrative Agent. All funds so deposited with Administrative Agent shall be held by it without interest, may be commingled by Administrative Agent with its general funds and shall be applied in payment of the charges aforementioned when and as payable, to the extent Administrative Agent shall have such funds on hand. If deposits are being made with Administrative Agent, Borrower shall furnish Administrative Agent with bills for the charges for which such deposits are required to be made hereunder and/or such other documents necessary for the payment of same, at least fifteen (15) days prior to the date on which the charges first become payable. The collection of such deposits by Administrative Agent shall not relieve Borrower of any obligations of Borrower under Section 1.3 or Section 1.4 or any other provision of this Instrument; and under no circumstances shall Administrative Agent be liable for failure to make any payment on behalf of Borrower, including, without limitation, payment of taxes, assessments or insurance premiums; provided that, so long as no uncured Event of Default then exists, Administrative Agent shall make such deposits available to Borrower for the payment of taxes, assessments or insurance premiums.

 

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Section 1.12          Transfer of the Secured Property; Transfers of Entity Interests . Borrower hereby acknowledges to Administrative Agent that (a) the identity and expertise of Borrower were and continue to be material circumstances upon which Administrative Agent has relied in connection with, and which constitute valuable consideration to Administrative Agent for, the extending to Borrower of the Secured Indebtedness and (b) any change in such identity or expertise could materially impair or jeopardize the security for the payment of the Secured Indebtedness granted to Administrative Agent by this Instrument. Borrower hereby covenants and agrees with Administrative Agent and Lenders, as part of the consideration for the extending to Borrower of the Secured Indebtedness, that, except with regard to transfers expressly permitted by Section 7.34 of the Loan Agreement, Borrower shall not encumber, pledge, convey, transfer or assign any or all of its interest in the Secured Property without the prior written consent of Administrative Agent, and, if Borrower is a corporation, partnership, limited liability company or other artificial entity, there shall be no encumbrance, pledge, conveyance, transfer or assignment of any legal or beneficial interest whatsoever in Borrower or in any entity comprising Borrower without the prior written consent of Administrative Agent. Such consent of Administrative Agent may be given or withheld by Administrative Agent at its sole discretion. The consent by Administrative Agent to any sale, transfer, pledge, encumbrance, creation of a security interest in, or other hypothecation of, any portion of the Secured Property shall not be deemed to constitute a novation or a consent to any further sale, transfer, pledge, encumbrance, creation of a security interest in or other hypothecation, or to waive the right of Administrative Agent, at its option, to declare the Secured Indebtedness immediately due and payable, without notice to Borrower or any other person or entity, upon any such sale, transfer, pledge, encumbrance, creation of a security interest or other hypothecation to which Administrative Agent shall not have consented.

 

Section 1.13          Leases, Contracts, Etc . Borrower hereby further agrees as follows:

 

(a)          Borrower does hereby assign to Lenders, the Leases and Revenues (reserving only to Borrower the right to collect currently due and payable Revenues and the right to exercise all of the rights and remedies of the landlord under the Leases so long as no Event of Default has occurred and is continuing hereunder), and Borrower agrees to execute and deliver to Administrative Agent such additional instruments, in form and substance reasonably satisfactory to Administrative Agent, as may hereafter be reasonably requested by Administrative Agent further to evidence and confirm said assignment; provided, however, that acceptance of any such assignment shall not be construed to impose upon Administrative Agent or Lenders any obligation with respect to any Lease (including, without limitation, any liability under the covenant of quiet enjoyment contained in any lease or in any law of any applicable state in the event that any lessee shall have been joined as a party defendant in any action to foreclose this Instrument and shall have been barred and foreclosed thereby of all right, title, and interest and equity of redemption in the Secured Property).

 

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(b)          Borrower shall not execute an assignment of the Leases or Revenues, or any part thereof with any party other than Administrative Agent unless Administrative Agent shall first consent to such assignment and unless such assignment shall expressly provide that it is subordinate to the collateral assignment contained in this Instrument and any collateral assignment executed pursuant hereto or concerning the Secured Indebtedness.

 

(c)          Borrower shall not enter into any Lease in the Improvements except as permitted by Section 7.24 of the Loan Agreement.

 

(d)           Intentionally Omitted .

 

(e)          Administrative Agent shall have the absolute and continuing right, at all times hereafter, to review and approve, which approval shall not be unreasonably withheld, conditioned or delayed, any and all other material contracts, licenses or permits which, pursuant to their operation and effect, will (or are reasonably likely to) affect, the Secured Property, or any part thereof, and any and all modifications to existing agreements, licenses, and permits which are proposed to be entered into subsequent to the date of this Instrument prior to their execution and delivery by Borrower.

 

Section 1.14          Estoppel Certificates . Borrower, within twenty (20) days after receipt of written request, shall furnish to Administrative Agent a written statement, duly acknowledged, setting forth to its knowledge the amount due under this Instrument, the terms of payment and maturity date related to all amounts advanced pursuant to or outstanding under the Loan Agreement, the date to which interest has been paid, whether any offsets or defenses exist against the Secured Indebtedness and, if any are alleged to exist, the nature thereof shall be set forth in detail.

 

Section 1.15          Security Deposits . To the extent required by law or, after an Event of Default, if required by Administrative Agent, all security deposits of tenants of the Secured Property shall be treated as trust funds not to be commingled with any other funds of Borrower. Within twenty (20) days after request by Administrative Agent, Borrower shall furnish satisfactory evidence of compliance with this Section 1.15, as necessary, together with a statement of all security deposits deposited by the tenants and copies of all Leases not theretofore delivered to Administrative Agent, certified by Borrower.

 

Section 1.16          Indemnity . Borrower shall indemnify and hold Administrative Agent and all Lenders harmless from and against any and all suits, actions, claims, proceedings (including third party proceedings), damages, losses, liabilities, and expenses (including, without limitation, reasonable attorneys’ fees at standard hourly rates without regard to any statutory attorneys’ fees provisions) in connection with this transaction; provided, however, that Borrower shall not be required to indemnify or hold harmless the Administrative Agent or any Lender from any such matters that arise out of the gross negligence or willful misconduct of the Administrative Agent or any Lender. The foregoing indemnity shall survive full payment of the Secured Indebtedness, the foreclosure of this Instrument, any transfer of the Secured Property, and any and all other events relating to the foregoing.

 

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Section 1.17          Security Agreement .

 

(a)          With respect to the furniture, machinery, apparatus, equipment, appliances, fittings, fixtures, building supplies and materials, articles of personal property, chattels, chattel paper, documents, inventory, accounts, farm products, consumer goods and general intangibles referred to or described in this Instrument, or in any way connected with the use and enjoyment of the Secured Property, this Instrument is hereby made and declared to be a security agreement encumbering each and every item of such property included herein as a part of the Secured Property, in compliance with the provisions of the Uniform Commercial Code as enacted in the State of Georgia. Upon request by Administrative Agent, at any time and from time to time, a financing statement or statements reciting this Instrument to be a security agreement affecting all of such property shall be appropriately filed. The remedies for any violation of the covenants, terms and conditions of the security agreement contained in this Instrument shall be (i) as prescribed herein, or (ii) as prescribed by general law, or (iii) as prescribed by the specific statutory consequences now or hereafter enacted and specified in said Uniform Commercial Code, all at Administrative Agent's sole election. Borrower and Administrative Agent agree that the filing of any such financing statement or statements in the records normally having to do with personal property shall not in any way affect the agreement of Borrower and Administrative Agent that everything used in connection with the production of income from the Secured Property or adapted for use therein or which is described or reflected in this Instrument, is, and at all times and for all purposes and in all proceedings, both legal and equitable, shall be, regarded as part of the real estate conveyed hereby regardless of whether (A) any such item is physically attached to the improvements, (B) serial numbers are used for the better identification of certain items capable of being thus identified in an exhibit to this Instrument, or (C) any such item is referred to or reflected in any such financing statement or statements so filed at any time. Similarly, the mention in any such financing statement or statements of the rights in and to (1) the proceeds of any fire and/or hazard insurance policy, or (2) any award in eminent domain proceedings for a taking or for loss of value, or (3) Borrower's interest as lessor in any present or future lease or rights to income growing out of the use and/or occupancy of the Secured Property, whether pursuant to lease or otherwise, shall not in any way alter any of the rights of any Lender as determined by this Instrument or affect the priority of Administrative Agent or Lenders’ security interest granted hereby or by any other recorded document, it being understood and agreed that such mention in such financing statement or statements is solely for the protection of Administrative Agent and Lenders in the event any court shall at any time hold with respect thereto, that notice of Administrative Agent’s or any Lender’s priority of interest, to be effective against all persons or a particular class of persons, must be filed in the Uniform Commercial Code records.

 

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(b)          Borrower warrants that (i) Borrower's (also referred to as “Debtor's”) name, identity or corporate structure and residence or principal place of business are as set forth in Section 1.17(c) hereof; (ii) Borrower (also referred to as “Debtor”) has been using or operating under said name, identity or corporate structure without change for the time period set forth in Section 1.17(c) hereof; and (iii) the location of the collateral, if any, is the same as the location of the Land. Borrower covenants and agrees that Borrower will furnish Administrative Agent with notice of any change in the matters addressed by clauses (i) or (iii) of this Section 1.17(b) within thirty (30) days of the effective date of any such change and Borrower will promptly execute any financing statements or other instruments deemed necessary by Administrative Agent to prevent any filed financing statement from becoming misleading or losing its perfected status.

 

(c)          The names of the “Debtor” and the “Secured Party,” the identity or corporate structure and residence or principal place of business of “Debtor,” and the time period for which “Debtor” has been using or operating under said name and identity or corporate structure without change, are as set forth in Schedule 1 of Exhibit ”C” attached hereto and by this reference made a part hereof; the mailing address of the “Secured Party” from which information concerning the security interest may be obtained, and the mailing address of “Debtor,” are as set forth in Schedule 2 of said Exhibit ”C” attached hereto; and a statement indicating the types, or describing the items, of collateral is set forth hereinabove.

 

Section 1.18          Fixture Filing .  This Instrument shall also constitute a “fixture filing” for the purposes of the Uniform Commercial Code against all of the Secured Property which is or is to become fixtures.  The information in Section 1.17(b) and (c) above is provided so that this Instrument shall comply with the requirements of the Uniform Commercial Code for a deed to secure debt to be filed as a financing statement filed as a fixture filing.  A statement describing the portion of the Secured Property comprising the fixtures hereby secured is set forth hereinabove in the definition of “Secured Property”.

 

Article 2

DEFAULT AND REMEDIES

 

Section 2.1            Events of Default . Subject to the giving of all required notices and the expiration of any applicable cure periods (as set forth herein or in the Loan Agreement) for the following items (a), (b) and (c), the occurrence of any of the following events shall constitute an Event of Default hereunder: (a) an “Event of Default” under the Loan Agreement, (b) any default by Borrower with respect to any representation or warranty under this Instrument, (c) any default by Borrower with respect to any covenant or obligation contained in this Instrument, or (d) any default by Borrower under any other contract or agreement between Administrative Agent and/or any Lender and Borrower which is not cured within any notice and/or cure period, if any, provided therein.

 

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Section 2.2            Remedies.

 

(a)          Upon the occurrence and during the continuation of any Event of Default, Administrative Agent may take such action, without notice or demand (except as required in this Instrument), as it deems advisable to protect and enforce its rights against Borrower and in and to the Secured Property. Without limitation of the foregoing, Administrative Agent may take any of the following actions, each of which may be pursued concurrently or otherwise, at such time and in such order as Administrative Agent may determine, in its sole discretion, without impairing or otherwise affecting the other rights and remedies of Administrative Agent hereunder, under the other Loan Documents, and at law: (1) declare the entire unpaid Secured Indebtedness to be immediately due and payable; or (2) notify all tenants of the Secured Property and all others obligated on the Leases that all rents and other sums owing on the Leases have been assigned to Administrative Agent and are to be paid directly to Administrative Agent, and to enforce payment of all obligations owing on the Leases, by suit, ejectment, cancellation, releasing, reletting, or otherwise, whether or not Administrative Agent has taken possession of the Secured Property, and to exercise whatever rights and remedies Administrative Agent may have under any assignment of rents and leases; or (3) enter into or upon the Secured Property, either personally or by its representatives, nominees or attorneys and dispossess Borrower and its tenants and servants therefrom, and thereupon Administrative Agent may (i) use, operate, manage, control, insure, maintain, repair, restore, and otherwise deal with all and every part of the Secured Property and conduct business thereupon; (ii) complete any construction on the Secured Property in such manner and form as Administrative Agent deems advisable in the reasonable exercise of its judgment; (iii) exercise all rights and power of Borrower with respect to the Secured Property, whether in the name of Borrower, or otherwise, including, without limitation, the right to make, cancel, enforce, or modify Leases, obtain and evict tenants, and demand, sue for, collect, and receive all Revenues, which rights shall not be in limitation of Administrative Agent’s rights under any assignment of rents and leases securing the Secured Indebtedness; and (iv) apply the Revenues to the payment of the Secured Indebtedness, after deducting therefrom all expenses incurred in connection with the aforesaid operations (including reasonable attorneys’ fees at standard hourly rates without regard to any statutory attorneys’ fees provisions) and all amounts necessary to pay the taxes, assessments, insurance, and other charges in connection with the Secured Property; or (4) institute proceedings for the complete foreclosure of this Instrument either at law, in equity, or pursuant to Section 2.2(b) hereof, in which case Administrative Agent may bid upon and purchase the Secured Property and the Secured Property may be sold for cash or upon credit in one or more parcels; or (5) with or without entry, to the extent permitted and pursuant to the procedures provided by applicable law, institute proceedings for the partial foreclosure of this Instrument for the portion of the Secured Indebtedness then due and payable (if Lender shall have elected not to declare the entire Secured Indebtedness to be immediately due and owing), subject to the continuing lien of this Instrument for the balance of the Secured Indebtedness not then due; or (6) sell for cash or upon credit the Secured Property or any part thereof and all estate, claim, demand, right, title, and interest of Borrower therein and rights of redemption thereof, pursuant to power of sale or otherwise, at one or more sales, as an entirety or in parcels, at such time and place, upon such terms and after such notice thereof as may be required or permitted by law, and in the event of a sale, by foreclosure or otherwise, of less than all of the Secured Property, this Instrument shall continue as a lien on the remaining portion of the Secured Property; or (7) institute an action, suit or proceeding in equity for the specific performance of any covenant, condition or agreement contained herein or in any Loan Document; or (8) to the extent permitted by applicable law, recover judgment on the Note either before, during or after any proceedings for the enforcement of this Instrument; or (9) as a matter of strict right, obtain from any court of competent jurisdiction the appointment of a trustee, receiver, liquidator, or conservator of the Secured Property, without regard for the adequacy of the security for the Secured Indebtedness and without regard for the solvency of Borrower, or any other person, firm or other entity liable for the payment of the Secured Indebtedness, and without regard for any other statutory or common law requirements otherwise applicable to the appointment of a trustee, receiver, liquidator, or conservator; or (10) pay or perform any default in the payment, performance, or observance of any term, covenant or condition of this Instrument, and all payments made or costs or expenses incurred by Administrative Agent in connection therewith, shall be secured hereby and shall be, without demand, immediately repaid by Borrower to Administrative Agent with interest thereon the necessity for any such actions and of the amounts to be paid to be in the sole judgment of Administrative Agent, and Administrative Agent may enter and authorize others to enter upon the Secured Property or any part thereof for the purpose of performing or observing any such defaulted term, covenant, or condition without thereby becoming liable to Borrower or any person in possession holding under Borrower; or (11) pursue any remedy with respect to the Secured Property available to a secured party under the Uniform Commercial Code; or (12) pursue such other remedies as Administrative Agent may have under applicable law, in equity or under this Instrument, the Notes, the Loan Agreement, or any of the other Loan Documents.

 

  - 16 -  

 

 

(b)          If an Event of Default shall have occurred and be continuing and the Secured Indebtedness has been accelerated or is otherwise due and payable in full, Administrative Agent may sell the Secured Property or any part of the Secured Property at public sale or sales before the door of the courthouse of the county in which the Secured Property or any part of the Secured Property is situated, to the highest bidder for cash, in order to pay the Secured Indebtedness secured hereby and accrued interest thereon and insurance premiums, liens, assessments, taxes and charges, including utility charges, if any, with accrued interest thereon, and all expenses of the sale and of all proceedings in connection therewith, including reasonable attorneys’ fees at standard hourly rates (without regard to any statutory attorneys’ fees provisions) as set forth in Section 1.7 above, after advertising the time, place and terms of sale once a week for four (4) weeks immediately preceding such sale (but without regard to the number of days) in a newspaper in which Sheriff’s sales are advertised in said county. At any such public sale, Administrative Agent may execute and deliver to the purchaser a conveyance of the Secured Property or any part of the Secured Property in fee simple, with full warranties of title (or without warranties if Administrative Agent shall so elect) and to this end, Borrower hereby constitutes and appoints Administrative Agent as attorney-in-fact of Borrower to make such sale and conveyance, and thereby to divest Borrower of all right, title, interest, equity and equity of redemption that Borrower may have in and to the Secured Property and to vest the same in the purchaser or purchasers at such sale or sales, and all the acts and doings of Administrative Agent as attorney-in-fact are hereby ratified and confirmed and any recitals in said conveyance or conveyances as to facts essential to a valid sale shall be binding upon Borrower. The aforesaid power of sale and agency hereby granted are coupled with an interest and are irrevocable by death or otherwise, are granted as cumulative of the other remedies provided hereby or by law for collection of the Secured Indebtedness secured hereby and shall not be exhausted by one exercise thereof but may be exercised until full payment of all Secured Indebtedness secured hereby. In the event of any such foreclosure sale by Administrative Agent, Borrower shall be deemed a tenant holding over and shall forthwith deliver possession to the purchaser or purchasers at such sale or be summarily dispossessed according to provisions of law applicable to tenants holding over. In case Administrative Agent shall have proceeded to enforce any right, power, or remedy under this Instrument by foreclosure, entry or otherwise or in the event advertising of the intended exercise of the sale under power provided hereunder is commenced, and such proceeding or advertisement shall have been withdrawn, discontinued or abandoned for any reason, then in every such case (i) Borrower and Administrative Agent shall be restored to their former positions and rights, (ii) all rights, powers and remedies of Administrative Agent shall continue as if no such proceeding had been taken, (iii) each and every default declared or occurring prior to or subsequent to such withdrawal, discontinuance or abandonment shall be deemed to be a continuing default, and (iv) neither this Instrument, nor the Notes, nor the Secured Indebtedness, nor any other Loan Document shall be or shall be deemed to have been reinstated or otherwise affected by such withdrawal, discontinuance or abandonment; and Borrower hereby expressly waives the benefit of any statute or rule of law now provided, or which may hereafter be provided, which would produce a result contrary to or in conflict with this sentence.

 

  - 17 -  

 

 

(c)          The purchase money proceeds or avails of any sale made under or by virtue of this Article 2, together with any other sums which then may be held by Administrative Agent under this Instrument, whether under the provisions of this Article 2 or otherwise, shall be applied to the Secured Indebtedness in the order provided in the Loan Agreement.

 

(d)          Administrative Agent may adjourn from time to time any sale by it to be made under or by virtue of this Instrument by announcement at the time and place appointed for such sale or for such adjourned sale or sales; and, except as otherwise provided by any applicable provision of law, Administrative Agent, without further notice or publication, may make such sale at the time and place to which the same shall be so adjourned.

 

(e)          Upon the completion of any sale or sales made by Administrative Agent under or by virtue of this Article 2, Administrative Agent, or an officer of any court empowered to do so, shall execute and deliver to the accepted purchaser or purchasers a good and sufficient instrument, or good and sufficient instruments, conveying, assigning, and transferring all estate, right, title, and interest in and to the property and rights sold. Administrative Agent is hereby irrevocably appointed the true and lawful attorney of Borrower, such appointment being coupled with an interest, in its name and stead, to make all necessary conveyances, assignments, transfers, and deliveries of the Secured Property and rights so sold and for that purpose Administrative Agent may execute all necessary instruments of conveyance, assignment, and transfer, and may substitute one or more persons with like power, Borrower hereby ratifying and confirming all that its said attorney or such substitute or substitutes shall lawfully do by virtue hereof. Any such sale or sales made under or by virtue of this Article 2, whether made under the power of sale herein granted or under or by virtue of judicial proceedings or of a judgment or decree of foreclosure and sale, shall operate to divest all the estate, right, title, interest, claim, and demand whatsoever, whether at law or in equity, of Borrower in and to the properties and rights so sold, and shall be a perpetual bar both at law and in equity against Borrower and against any and all persons claiming or who may claim the same, or any part thereof from, through or under Borrower.

 

  - 18 -  

 

 

(f)          In the event of any sale made under or by virtue of this Article 2 (whether made under the power of sale herein granted or under or by virtue of judicial proceedings or of a judgment or decree of foreclosure and sale) the entire Secured Indebtedness, if not previously due and payable, immediately thereupon shall, anything in the Notes, the Loan Agreement, this Instrument, or any other Loan Document to the contrary notwithstanding, become due and payable.

 

(g)          Upon any sale made under or by virtue of this Article 2 (whether made under the power of sale herein granted or under or by virtue of judicial proceedings or of a judgment or decree of foreclosure and sale), Administrative Agent, may bid for and acquire the Secured Property or any part thereof and in lieu of paying cash therefor may make settlement for the purchase price by crediting upon the Secured Indebtedness the net sales price after deducting therefrom the expenses of the sale and the costs of the action and any other sums which Administrative Agent is authorized to deduct under this Instrument.

 

(h)          No recovery of any judgment by Administrative Agent or any Lender and no levy of an execution under any judgment upon the Secured Property or upon any other property of Borrower shall affect in any manner or to any extent, the lien and title of this Instrument upon the Secured Property or any part thereof, or any liens, titles, rights, powers or remedies of Administrative Agent hereunder, but such liens, titles, rights, powers and remedies of Administrative Agent shall continue unimpaired as before.

 

(i)          Borrower agrees, to the fullest extent permitted by law, that upon the occurrence and during the continuation of an Event of Default, neither Borrower nor anyone claiming through or under it shall or will set up, claim or seek to take advantage of any appraisement, valuation, stay, extension, homestead, exemption or redemption laws now or hereafter in force, in order to prevent or hinder the enforcement or foreclosure of this Instrument, or the absolute sale of the Secured Property, or the final and absolute putting into possession thereof, immediately after such sale, of the purchasers thereat, and Borrower, for itself and all who may at any time claim through or under it, hereby waives to the full extent that it may lawfully so do, the benefit of all such laws, and any and all right to have the assets comprised in the security intended to be created hereby marshaled upon any foreclosure of the lien or title hereof.

 

(j)          The failure to make any such tenants of the Secured Property party to any such foreclosure proceedings and to foreclose their rights will not be, nor be asserted to be by Borrower, a defense to any proceedings instituted by Administrative Agent to collect the sums secured hereby.

 

(k)          Administrative Agent, at its option, is authorized to foreclose this Instrument subject to the rights of any tenants of the Secured Property, and the failure to make any such tenants parties to any such foreclosure proceedings and to foreclose their rights will not be, nor be asserted to be by Borrower, a defense to any proceedings instituted by Lender to collect the sums secured hereby.

 

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Section 2.3            Possession of the Secured Property . Upon any foreclosure of the Secured Property, it is agreed that the then owner of the Secured Property, if it is the occupant of the Secured Property or any part thereof, shall immediately surrender possession of the Secured Property so occupied to Administrative Agent, and if such occupant is permitted to remain in possession, the possession shall be as tenant of Administrative Agent and, on demand, such occupant (a) shall pay to Administrative Agent monthly, in advance, a reasonable rental for the space so occupied, and (b) in default thereof may be dispossessed by the usual summary proceedings. The covenants herein contained may be enforced by a receiver of the Secured Property or any part thereof. Nothing in this Section 2.3 shall be deemed to be a waiver of the provisions of this Instrument prohibiting the sale or other disposition of the Secured Property without Administrative Agent’s consent.

 

Section 2.4            Borrower’s Actions After Default . Nothing herein shall be deemed to require the commencement of a suit or the consent of Borrower as a condition precedent for Administrative Agent’s right to the appointment of a receiver or the exercise of any other rights or remedies available to Lender.

 

Section 2.5            Control by Administrative Agent After Default . Notwithstanding the appointment of any receiver, liquidator, or trustee of Borrower, or of any of its property, or of the Secured Property or any part thereof, Administrative Agent shall be entitled to retain possession and control of all property now and hereafter covered by this Instrument.

 

Section 2.6            WAIVER OF BORROWER’S RIGHTS . BY EXECUTION OF THIS INSTRUMENT, BORROWER EXPRESSLY: (A) ACKNOWLEDGES THE RIGHT OF ADMINISTRATIVE AGENT TO ACCELERATE THE SECURED INDEBTEDNESS EVIDENCED BY THE NOTES AND LOAN AGREEMENT AND THE POWER OF ATTORNEY GIVEN HEREIN TO ADMINISTRATIVE AGENT TO SELL THE SECURED PROPERTY BY NONJUDICIAL FORECLOSURE UPON AN EVENT OF DEFAULT BY BORROWER WITHOUT ANY JUDICIAL HEARING AND WITHOUT ANY NOTICE EXCEPT AS REQUIRED IN THE LOAN AGREEMENT; (B) TO THE EXTENT ALLOWED BY APPLICABLE LAW, WAIVES ANY AND ALL RIGHTS WHICH BORROWER MAY HAVE UNDER THE CONSTITUTION OF THE UNITED STATES, THE VARIOUS PROVISIONS OF THE CONSTITUTIONS FOR THE SEVERAL STATES, OR BY REASON OF ANY OTHER APPLICABLE LAW, TO NOTICE AND TO JUDICIAL HEARING PRIOR TO THE EXERCISE BY ADMINISTRATIVE AGENT OF ANY RIGHT OR REMEDY HEREIN PROVIDED TO ADMINISTRATIVE AGENT OR LENDERS; (C) ACKNOWLEDGES THAT BORROWER HAS READ THIS INSTRUMENT AND ITS PROVISIONS HAVE BEEN EXPLAINED FULLY TO BORROWER AND BORROWER HAS CONSULTED WITH LEGAL COUNSEL OF BORROWER’S CHOICE PRIOR TO EXECUTING THIS INSTRUMENT; AND (D) ACKNOWLEDGES THAT ALL WAIVERS OF THE AFORESAID RIGHTS OF BORROWER HAVE BEEN MADE KNOWINGLY, INTENTIONALLY AND WILLINGLY BY BORROWER AS PART OF A BARGAINED FOR LOAN TRANSACTION.

 

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Article 3

MISCELLANEOUS

 

Section 3.1            Credits Waived . Borrower will not claim nor demand nor be entitled to any credit or credits against the Secured Indebtedness for so much of the taxes assessed against the Secured Property or any part thereof as is equal to the tax rate applied to the amount due on this Instrument or any part thereof, and no deductions shall otherwise be made or claimed from the taxable value of the Secured Property or any part thereof by reason of this Instrument or the Secured Indebtedness.

 

Section 3.2            No Release . Borrower agrees, that in the event the Secured Property is sold with the written consent of Administrative Agent and Administrative Agent enters into any agreement with the then owner of the Secured Property extending the time of payment of the Secured Indebtedness, or otherwise modifying the terms hereof, Borrower shall continue to be liable to pay the Secured Indebtedness according to the tenor of any such agreement unless expressly released and discharged in writing by Administrative Agent.

 

Section 3.3            Notices . Any and all notices, elections or demands permitted or required to be made under this Instrument shall be in writing, signed by the party giving such notice, election or demand, and shall be delivered personally, or sent by recognized overnight delivery service (such as FedEx or UPS), or sent by registered or certified United States mail, postage prepaid, to the other party at the address set forth below, or at such other address as may have theretofore been designated by written notice delivered in the manner aforesaid.  The date of personal delivery (by courier or overnight delivery) or the second (2nd) day following the date of mailing, as the case may be, shall be deemed the date of delivery of any such notice, election or demand.  A notice shall be deemed delivered on the attempted date of delivery if it is properly addressed and rejected by the recipient. For the purposes of this Instrument:

 

The address of Administrative Agent: The PrivateBank and Trust Company
  120 S. LaSalle Street
  Chicago, Illinois  60603
  Attn:  Commercial Real Estate
   
   
With a copy to: The PrivateBank and Trust Company
  Atlanta Financial Center
  3343 Peachtree Road
  Atlanta, Georgia  30326
  Attn: Brad Barton

 

  - 21 -  

 

 

And to: Miller & Martin PLLC
  1180 West Peachtree Street NW
  Suite 2100
  Atlanta, Georgia  30309
  Attn: Charles A. Brake, Jr., Esq.
  Fax:  (404) 962-6347
   
The address of Borrower: CB Owner, LLC
  c/o Catalyst Development Partners
  880 Glenwood Avenue, Suite H
  Atlanta, Georgia 30316
  Attn: Mr. Rob Meyer
  Fax:  (404) 890-5681
   
With a copy to: c/o Bluerock Real Estate LLC
  712 Fifth Avenue, 9 th Floor
  New York, New York 10019
  Attn: Jordan Ruddy and Michael Konig, Esq.
  Fax: (646) 278-4220
   
And to: Nelson Mullins Riley & Scarborough LLP
  201 17th Street NW, Suite 1700
  Atlanta, Georgia  30363
  Attn: Eric R. Wilensky, Esq.
  Fax:  (404) 322-6050

 

Section 3.4            Binding Obligations . The provisions and covenants of this Instrument shall run with the land, shall be binding upon Borrower and shall inure to the benefit of Administrative Agent, Lenders, subsequent holders of this Instrument and their respective successors and assigns. For the purpose of this Instrument, the term “Borrower” shall mean Borrower named herein, any subsequent owner of the Secured Property, and their respective heirs, executors, legal representatives, successors and assigns. All undertakings hereunder shall be deemed to be the joint and several obligations of all parties comprising Borrower.

 

Section 3.5            Captions . The captions of the Sections of this Instrument are for the purpose of convenience only and are not intended to be a part of this Instrument and shall not be deemed to modify, explain, enlarge or restrict any of the provisions hereof.

 

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Section 3.6            Further Assurances . Borrower shall do, execute, acknowledge and deliver, at the sole cost and expense of Borrower, all and every such further acts, deeds, conveyances, assignments, estoppel certificates, notices of assignment, transfers and assurances as Administrative Agent may reasonably require from time to time in order to better assure, convey, assign, transfer and confirm unto Administrative Agent, the rights now or hereafter intended to be granted to Administrative Agent and/or any Lender under this Instrument, any other instrument executed in connection with this Instrument or any other instrument under which Borrower may be or may hereafter become bound to convey, transfer or assign to Administrative Agent for carrying out the intention of facilitating the performance of the terms of this Instrument. Upon any failure by Borrower so to do, Administrative Agent may make, execute, record, file, re-record and/or refile any and all such deeds to secure debt, security agreements, financing statements, continuation statements, instruments, certificates and documents for and in the name of Borrower, and Borrower hereby irrevocably appoints Lender the agent and attorney-in-fact of Borrower so to do. The lien and/or security title of this Instrument and the security interest created hereby will automatically attach, without further act, to all after-acquired property attached to and/or used in the operation of the Secured Property or any part thereof.

 

Section 3.7            Severability . Any provision of this Instrument which is prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the extent of such prohibition or unenforceability without invalidating the remaining provisions hereof or affecting the validity or enforceability of such provisions in any other jurisdiction.

 

Section 3.8            General Conditions .

 

(a)          All covenants hereof shall be construed as affording to Administrative Agent and Lenders rights additional to and not exclusive of the rights conferred under the provisions of applicable laws of the state in which the Land is located.

 

(b)          This Instrument cannot be altered, amended, modified or discharged orally and no agreement shall be effective to modify or discharge it in whole or in part, unless it is in writing and signed by the party against whom enforcement of the modification, alteration, amendment or discharge is sought. Notwithstanding the foregoing, this Instrument may be amended and modified from time to time by instruments signed only by Borrower if the sole purpose of such instruments is to encumber additional real property by this Instrument.

 

(c)          No remedy herein conferred upon or reserved to Administrative Agent or any Lender is intended to be exclusive of any other remedy or remedies, and each and every such remedy shall be cumulative, and shall be in addition to every other remedy given hereunder or now or hereafter existing at law or in equity or by statute. No delay or omission of Administrative Agent or any Lender in exercising any right or power accruing upon any Event of Default shall impair any such right or power, or shall be construed to be a waiver of any such Event of Default, or any acquiescence therein. Acceptance of any payment after the occurrence of an Event of Default shall not be deemed to waive or cure such Event of Default; and every power and remedy given by this Instrument to Administrative Agent or any Lender may be exercised from time to time as often as may be deemed expedient by Administrative Agent or such Lender. Nothing in this Instrument shall affect the obligation of Borrower to pay the Secured Indebtedness in the manner and at the time and place expressed in the Loan Agreement.

 

  - 23 -  

 

 

(d)          No waiver by Administrative Agent or any Lender will be effective unless it is in writing and then only to the extent specifically stated. Without limiting the generality of the foregoing, any payment made by Administrative Agent for insurance premiums, taxes, assessments, water rates, sewer rentals or any other charges affecting the Secured Property, shall not constitute a waiver of Borrower’s default in making such payments and shall not obligate Administrative Agent or any Lender to make any further payments.

 

(e)          Administrative Agent shall have the right to appear in and defend any action or proceeding, in the name and on behalf of Borrower which Administrative Agent, in its discretion, feels may adversely affect the Secured Property or this Instrument. Administrative Agent shall also have the right to institute any action or proceeding which Administrative Agent, in its discretion, feels should be brought to protect its interest in the Secured Property or its rights hereunder. All costs and expenses incurred by Administrative Agent in connection with such actions or proceedings, including, without limitation, reasonable attorneys’ fees at standard hourly rates, (without regard to any statutory attorneys’ fees provisions) shall be paid by Borrower, on demand.

 

(f)          In the event of the passage after the date of this Instrument of any law of any governmental authority having jurisdiction, deducting the Secured Indebtedness from the value of the Secured Property for the purpose of taxation, affecting any lien thereon or changing in any way the laws of the taxation of mortgages or debts secured by mortgages for federal, state or local purposes, or the manner of the collection of any such taxes, so as to affect this Instrument, Borrower shall promptly pay to Administrative Agent, on demand, all taxes, costs and charges for which Administrative Agent is or may be liable as a result thereof, provided said payment shall not be prohibited by law or render any obligations under the Loan Agreement usurious, in which event Administrative Agent may declare the Secured Indebtedness to be due and payable within thirty (30) days of the date of such notice.

 

(g)          Borrower acknowledges that it has received a true copy of this Instrument.

 

(h)          For the purposes of this Instrument, all defined terms and personal pronouns contained herein shall be construed, whenever the context of this Instrument so requires, so that the singular shall be construed as the plural and vice versa and so that the masculine, feminine or neuter gender shall be construed to include all other genders.

 

(i)          No provision of this Instrument shall be construed against or interpreted to the disadvantage of Borrower, Administrative Agent or any Lender by any court or other governmental or judicial authority by reason of such party having or being deemed to have drafted, prepared, structured or dictated such provision.

 

(j)          Upon receipt of evidence reasonably satisfactory to Borrower of the loss, theft, destruction or mutilation of any note or instrument evidencing a portion of the Secured Indebtedness, and in the case of any such loss, theft or destruction, upon delivery of an indemnity agreement reasonably satisfactory to Borrower or, in the case of any such mutilation, upon surrender and cancellation of such note or instrument, Borrower shall execute and deliver, in lieu thereof, a replacement note or instrument, identical in form and substance to the original note or instrument and dated as of the date of the original note or instrument and upon such execution and delivery all references in this Instrument and the other Loan Documents to the original note or instrument shall be deemed to refer to such replacement note or instrument.

 

  - 24 -  

 

 

(k)          Time is of the essence with respect to each and every covenant, agreement and obligation of Borrower under the Loan Agreement, this Instrument, and the other Loan Documents.

 

(l)          Whenever the Loan Agreement, this Instrument, or any other Loan Document requires the consent, approval, waiver, acceptance, satisfaction or expression of opinion of, or the taking of any discretionary act by Administrative Agent, the right, power, privilege and option of Administrative Agent to withhold or grant its consent shall not be exhausted by the exercise thereof on one or more occasions, but shall be a continuing right, power, privilege and option of Administrative Agent with respect to any such matters.

 

Section 3.9            LEGAL CONSTRUCTION . THE ENFORCEMENT OF THIS INSTRUMENT SHALL BE GOVERNED, CONSTRUED AND INTERPRETED BY THE LAWS OF THE STATE OF GEORGIA. NOTHING IN THIS INSTRUMENT, THE LOAN AGREEMENT OR IN ANY OTHER AGREEMENT AMONG BORROWER, ADMINISTRATIVE AGENT AND/OR LENDERS SHALL REQUIRE BORROWER TO PAY, OR ADMINISTRATIVE AGENT AND LENDERS TO ACCEPT, INTEREST IN AN AMOUNT WHICH WOULD SUBJECT ADMINISTRATIVE AGENT AND/OR ANY LENDER TO ANY PENALTY UNDER APPLICABLE LAW. IN THE EVENT THAT THE PAYMENT OF ANY INTEREST DUE HEREUNDER OR UNDER THE LOAN AGREEMENT OR ANY SUCH OTHER AGREEMENT WOULD SUBJECT ADMINISTRATIVE AGENT AND/OR ANY LENDER TO ANY PENALTY UNDER APPLICABLE LAW, THEN AUTOMATICALLY THE OBLIGATIONS OF BORROWER TO MAKE SUCH PAYMENT SHALL BE REDUCED TO THE HIGHEST RATE AUTHORIZED UNDER APPLICABLE LAW.

 

Section 3.10          No Oral Representations Authorized. This Instrument, together with the other Loan Documents, constitute the entire agreement between the parties with respect to the subject matter hereof and hereby supersedes all prior communications, understandings, and agreements related to this transaction, whether oral or written. Borrower represents and warrants that it has not relied on any representations or statements of Administrative Agent or any Lender (other than those representations explicitly set forth in the Loan Documents) and Borrower further agrees that Borrower shall not be entitled to rely in the future on any representations, actions, omissions or statements of Administrative Agent or any Lender that are not incorporated into a formal amendment to the Loan Documents.

 

Section 3.11          Attorneys’ Fees . Unless expressly stated otherwise, references in this Instrument to the recovery of attorneys’ fees by Administrative Agent shall be deemed to refer to reasonable attorneys’ fees at standard hourly rates actually incurred (without regard to any statutory attorneys’ fees provisions) and all reasonable costs of collection.

 

  - 25 -  

 

 

Section 3.12          Intentionally Omitted .

 

Section 3.13          WAIVER . BORROWER DOES HEREBY EXPRESSLY WAIVE ANY AND ALL BENEFITS BORROWER MAY HAVE UNDER O.C.G.A. §44-14-85 TO CLAIM OR ASSERT THAT THE SECURED INDEBTEDNESS HAS BEEN REINSTATED IN ACCORDANCE WITH ITS TERMS FOLLOWING THE WITHDRAWAL OF ANY FORECLOSURE PROCEEDING BY ADMINISTRATIVE AGENT OR ANY LENDER, AND ACKNOWLEDGES AND AGREES THAT REINSTATEMENT SHALL OCCUR ONLY UPON WRITTEN AGREEMENT OF ADMINISTRATIVE AGENT.

 

Section 3.14          Intentionally Omitted .

 

Section 3.15          Insurance Proceeds . Notwithstanding anything contained in this Instrument to the contrary, and so long as there is then no Event of Default existing and continuing under this Instrument, and further subject to the other terms and conditions of this Instrument, Administrative Agent agrees that net insurance proceeds will be made available to Borrower for restoration of the Secured Property provided that:

 

(a)          Within ninety (90) days of a casualty, Borrower shall notify Administrative Agent of Borrower’s intention to use the proceeds to repair or restore the Secured Property to as nearly as practicable as the condition immediately prior to the casualty; and

 

(b)          Administrative Agent shall have determined, in its reasonable judgment, that (i) the cost of the repair and restoration will not exceed $5,000,000.00, (ii) the repair and restoration can be completed within six (6) months, and (iii) that sufficient funds (including the net insurance proceeds and the Shortfall Funds (defined below)) are available or committed on terms satisfactory to Administrative Agent to complete and pay for the restoration and repair of the Secured Property in accordance with all then applicable building code requirements and such funds shall be held by Administrative Agent during the course of the repair and restoration for administration in accordance with the provisions of this paragraph; and

 

(c)          Borrower shall have deposited with Administrative Agent an amount determined by Administrative Agent, in its sole but reasonable discretion, to be sufficient to cover any shortfall between the amount of insurance proceeds actually received and the actual cost of the repair and restoration of the Secured Property (such amount, the “Shortfall Funds”); and

 

(d)          Such proceeds are used solely for the restoration of the Secured Property; and

 

  - 26 -  

 

 

(e)          If Administrative Agent requests to escrow such proceeds, such funds will be disbursed by Administrative Agent to Borrower subject to construction loan disbursement procedures satisfactory to Administrative Agent; and

 

(f)           Such casualty loss does not occur during the last six (6) months of the term of the Notes; and

 

(g)          There has been no material adverse change, in Administrative Agent’s reasonable judgment, in the financial condition of Borrower since the date hereof; and

 

(h)          Borrower shall furnish to Administrative Agent plans and specifications for the repair or restoration of the Secured Property reasonably satisfactory to Administrative Agent; and

 

(i)           If the cost to repair or restore the Secured Property exceeds $500,000.00, then the general contractor selected by Borrower to perform the work of repairing or restoring the Secured Property (the “Contractor”) shall be approved by Administrative Agent in its reasonable discretion and the contract between Borrower and the Contractor, the Contractor’s financial statements and an estimated progress schedule shall be submitted to, and approved by Administrative Agent in its reasonable discretion.

 

Section 3.16          Due on Sale . Subject to the terms of the Loan Documents, in the event Borrower sells or transfers all or any portion of the Secured Property in violation of the Loan Documents, the entire indebtedness evidenced by the Notes shall immediately become due and payable.

 

[EXECUTION ON FOLLOWING PAGE]

 

  - 27 -  

 

 

IN WITNESS WHEREOF, Borrower has executed this Instrument under seal, as of the date first above written.

 

Signed, sealed and delivered by Borrower    
in the presence of:   CB OWNER, LLC , a Delaware limited liability company
     
/s/ [illegible]      
Unofficial Witness      
     
/s/ Stephanie M. Woodall   By: /s/ Robert Myer
Notary Public   Name: Robert Myer
    Title: President
My Commission Expires:   (SEAL)
11/24/17      
       
NOTARIAL SEAL      
Stephanie M. Woodall      
Cobb County      
Notary Public      
Georgia      
Expires Nov. 24, 2017      

 

  - 28 -  

 

 

EXHIBIT “A”

 

LEGAL DESCRIPTION OF THE LAND

 

All that tract of land lying or being Land Lot 6, 17th District, Fulton County and the City of Atlanta, Georgia, and being more particularly described as follows:

 

BEGINNING at a 1/2 inch re-bar found at the intersection of the southerly right of way of Interstate 85, a variable width right of way, and the westerly right of way of Cheshire Bridge Road, also a variable width right of way; THEN leaving the right of way of Interstate 85, proceed the following courses along the said westerly right of way of Cheshire Bridge Road: South 55 degrees 38 minutes 44 seconds East for 30.92 feet to a 1/2 inch re-bar found; THEN South 06 degrees 51 minutes 23 seconds East for 248.74 feet to a nail found; THEN South 28 degrees 07 minutes 38 seconds East for 42.38 feet to a 1/2 inch re-bar found; THEN South 67 degrees 28 minutes 12 seconds West for 145.43 feet to a 1/2 inch re-bar found; THEN South 00 degrees 42 minutes 52 seconds West for 123.24 feet to a 1/2 inch re-bar found; THEN North 88 degrees 37 minutes 53 seconds West for 43.35 feet to a 1/2 inch re-bar found; THEN South 09 degrees 34 minutes 54 seconds East for 86.90 feet to a 1/2 inch re-bar found; THEN North 89 degrees 25 minutes 02 seconds West for 172.15 feet to a 1/2 inch open top pipe found; THEN North 25 degrees 59 minutes 36 seconds West for 95.01 feet to a point; THEN North 26 degrees 42 minutes 06 seconds West for 470.00 feet to a point on the southerly variable right of way of Interstate 85; THEN continue the following courses along said southerly right of way of Interstate 85; North 82 degrees 57 minutes 58 seconds East for 105.01 feet to a 1/2 inch re-bar found; THEN North 79 degrees 50 minutes 07 seconds East for 257.68 feet to a point; THEN North 89 degrees 59 minutes 21 seconds East for 156.66 feet to a 1/2 inch re-bar found at the POINT OF BEGINNING.

 

Said property contains 4.877 acres more or less on that certain Survey for Catalyst Development Partners; fidelity National Title Insurance Company; Bluerock Real Estate, LLC; CB Owner, LLC, as Trustee under the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015; and The Private Bank dated March 12, 2015, last revised November 20, 2015 by Bentley-Cranton Group, bearing the seal and certification of Douglas R. Bentley, GRLS No. 2535, said survey being incorporated herein by this reference.

 

  - 1 -  

 

 

EXHIBIT “B”

 

PERMITTED ENCUMBRANCES

 

1.          All taxes for the year 2016 and subsequent years, not yet due and payable.

 

2.          Slope and maintenance easements and limitation of access as contained in that certain Order as entered in that certain Condemnation – State Highway Department of Georgia vs. Mrs. Mary C. Caldwell, et al, being Case no. A-35545, dated May 8, 1953, filed for record May 29, 1953, recorded in Deed Book 2848, Page 476, Records of Fulton County, Georgia.

 

3.          Drainage rights and limitation of access as contained in that certain Right of Way Deed from Mrs. Mary C. Caldwell (formerly Miss Mary Crease) to the State Highway Department of Georgia, dated May 19, 1953, filed for record October 20, 1954, recorded in Deed Book 2933, Page 68, aforesaid records.

 

4.          Sewer Easement from Tri Oil, Inc. to the City of Atlanta, a municipal corporation, dated February 15, 1962, filed for record March 14, 1962, recorded in Deed Book 3853, page 217, aforesaid records.

 

5.          Sewer Easement from G.W. Bennett to the City of Atlanta, a municipal corporation, dated January 31, 1962, filed for record April 6, 1962, recorded in Deed Book 3865, Page 67, aforesaid records.

 

6.          Easement from Monaco, Inc. to Georgia Power Company, dated March 24, 1977, filed for record April 25, 1977, recorded in Deed Book 6688, Page 123, aforesaid records.

 

7.          Limitation of access as contained in that certain Right of Way Deed (Limited Access) from The First National Bank of Atlanta to the Department of Transportation, dated October 1, 1980, filed for record October 10, 1980, recorded in Deed Book 7668, Page 19, aforesaid records.

 

8.          Stormwater Management Facility Inspection and Maintenance/Indemnification Agreement from C.B. Owner, LLC to City of Atlanta, dated August 19, 2015, filed for record August 27, 2015, recorded in Deed Book 55310, Page 366, aforesaid records.

 

9.          All those matters as disclosed by that certain plat recorded in Plat Book 383, Page 112, aforesaid records.

 

10.        Those matters as disclosed by that certain survey entitled “Survey For: Catalyst Development Partners; fidelity National Title Insurance Company; Bluerock Real Estate, LLC; CB Owner, LLC, as Trustee under the BR/CDP Cheshire Bridge Trust Agreement dated May 29, 2015; and The Private Bank dated March 12, 2015, last revised November 20, 2015 by Bentley-Cranton Group, bearing the seal and certification of Douglas R. Bentley, GRLS No. 2535, as follows:

 

a.           Asphalt with parking spaces crossing the easterly boundary line of subject property;

 

  - 2 -  

 

 

b.           Sign crossing the easterly boundary line of subject property;

 

c.           Overhead power lines crossing the southeasterly boundary line of subject property;

 

d.           Curbing crossing the southerly boundary line of subject property;

 

e.           Creek traversing the westerly portion of subject property and crossing the southerly boundary line of subject property;

 

f.            Wire fence crossing the westerly boundary line of subject property; and

 

g.           Chain link fence crossing the southerly boundary line of subject property.

 

  - 3 -  

 

 

EXHIBIT “C”

 

Schedule 1

 

( Description of “Debtor” and “Secured Party” )

 

A. Debtor :

 

(1) Name and Identity or Corporate Structure: CB OWNER, LLC, a Delaware limited liability company

 

(2) The residence or principal place of business of Debtor in the State of Georgia is located in Fulton County, Georgia.

 

(3) If Debtor has more than one place of business in the State of Georgia, Debtor's chief executive office in the State of Georgia is located at __________ County, Georgia. N/A

 

(4) Debtor has been using or operating under said name and identity or corporate structure without change since: May 22, 2015 .

 

B. Secured Party :

 

The Private Bank and Trust Company

 

Schedule 2

 

( Notice of Mailing Addresses of “Debtor” and “Secured Party” )

 

A. The mailing address of Debtor is:

 

CB Owner, LLC

c/o Catalyst Development Partners

880 Glenwood Avenue, Suite H

Atlanta, Georgia 30316

Attn: Mr. Rob Meyer

 

and

 

c/o Bluerock Real Estate LLC

712 Fifth Avenue, 9th Floor

New York, New York 10019

Attn: Jordan Ruddy and Michael Konig, Esq.         

 

  - 4 -  

 

 

 

B. The mailing address of Secured Party is:

 

The PrivateBank and Trust Company

120 S. LaSalle Street

Chicago, Illinois 60603

Attn: Commercial Real Estate

 

The PrivateBank and Trust Company

Atlanta Financial Center

3343 Peachtree Road

Atlanta, Georgia 30326

Attn: Brad Barton

 

  - 5 -  

 

 

Exhibit 10.323

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BRG FLAGLER VILLAGE, LLC

 

This LIMITED LIABILITY COMPANY AGREEMENT OF BRG FLAGLER VILLAGE, LLC (the “ Company ”), is dated as of December 18, 2015 (this “ Agreement ”), by Bluerock Residential Holdings, LP, a Delaware limited partnership, as the sole member of the Company (the “ Member ”).

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the “ Act ”), and there has been filed a Certificate of Formation of the Company (the “ Certificate of Formation ”) with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Member desires to operate the Company as a limited liability company under the Act.

 

NOW, THEREFORE, the Member agrees as follows:

 

1.           Formation . The Certificate of Formation, the formation of the Company as a limited liability company under the Act, and all actions taken by any other person who executed and filed the Certificate of Formation are hereby adopted and ratified. The affairs of the Company and the conduct of its business shall be governed by the terms and subject to the conditions set forth in this Agreement, as amended from time to time. The Member is hereby authorized and directed to file any necessary amendments to the Certificate of Formation of the Company in the office of the Secretary of State of the State of Delaware and such other documents as may be required or appropriate under the Act or the laws of any other jurisdiction in which the Company may conduct business or own property.

 

2.           Name . The name of the limited liability company formed hereby is BRG Flagler Village, LLC.

 

3.           Purpose . The purpose of the Company is:

 

(i)         to own and hold a limited liability company interest in BR Flagler JV Member LLC; and

 

(ii)        to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

 
 

 

4.           Place of Business . The Company shall have its principal place of business at c/o Bluerock Real Estate, LLC, 712 Fifth Avenue, 9 th Floor, New York, New York 10019, or at such other place or places as the Member may, from time to time, select.

 

5.           Registered Office and Agency . The address of its registered office in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, DE 19904. The name of the registered agent at such address is National Registered Agents. Such office and such agent may be changed from time to time by the Member in its sole discretion.

 

6.           Capital Accounts . An account shall be established in the Company's books for the Member and transferee in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).

 

7.           Percentage Interest and Allocations of Profits and Losses . The Member's interest in the Company equals 100% (the “ Percentage Interest ”). The Company's profits and losses shall be allocated in accordance with the Percentage Interest of the Member.

 

8.           Additional Contributions . The Member is not required to make any contribution of property or money to the Company.

 

9.           Distributions . At the time determined by the Member, the Member shall cause the Company to distribute any cash held by it which is neither reasonably necessary for the operation of the Company nor in violation of the Act. All cash available for distribution shall be distributed to the Member in accordance with the Percentage Interests.

 

10.          Powers . The business of the Company shall be solely under the management of the Member. The Member shall have the right and authority to take all actions specifically enumerated in the Certificate of Formation or this Agreement or which the Member otherwise deems necessary, useful or appropriate for the day-to-day management and conduct of the Company's business.

 

11.          Compensation . The Member shall not receive compensation for services rendered to the Company.

 

12.          Term . The Company shall dissolve, and its affairs shall be wound up, upon the earliest to occur of (a) the decision of the Member, (b) the sale by the Company of all or substantially all of its property or (c) an event of dissolution of the Company under the Act.

 

13.          Assignments . The Member may at any time directly or indirectly sell, transfer, assign, hypothecate, pledge or otherwise dispose of or encumber all or any part of its interest in the Company (including, without limitation, any right to receive distributions or allocations in respect of such interest and whether voluntarily, involuntarily or by operation of law).

 

14.          Limited Liability . The Member shall have no liability for the obligations of the Company except to the extent provided in the Act.

 

 
 

 

15.          Additional Members . Additional Members can only be admitted to the Company upon the consent of the Member, which consent may be evidenced by, among other things, the execution of an amendment to this Agreement.

 

16.          Management . The business and affairs of the Company shall be conducted solely and exclusively by the Member, as provided herein. The Member shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Member (or its designee(s)) shall be conclusive and binding upon the Company.  James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall have the authority to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Member shall from time to time approve, such approval to be conclusively evidenced by its execution and delivery of any of the foregoing.  Third parties may conclusively rely upon the act of James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such party for all purposes in respect of their dealings with the Company.

 

17.          Amendments . This Agreement may be amended only in a writing signed by the Member.

 

18.          Binding Agreement . Notwithstanding any other provision of this Agreement, the Member agrees that this Agreement constitutes a legal, valid and binding agreement of the Member, and is enforceable against the Member in accordance with its terms.

 

19.          Governing Law . This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

20.          Separability 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, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal. The parties shall nevertheless negotiate in good faith in order to agree to the terms of a mutually satisfactory provision consistent with their intentions in executing and delivering this Agreement to be substituted for the provision which is invalid, unenforceable or illegal.

 

[The remainder of this page is left intentionally blank]

 

 
 

 

IN WITNESS WHEREOF, the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBER:
   
  Bluerock Residential Holdings, LP, a Delaware
  limited partnership
     
  By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its General Partner
     
    By: /s/ R. Ramin Kamfar
      Name: R. Ramin Kamfar
      Title:  Chief Executive Officer

 

 

 

Exhibit 10.324

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR FLAGLER JV MEMBER, LLC

 

This LIMITED LIABILITY COMPANY AGREEMENT OF BR FLAGLER JV MEMBER, LLC (the “ Company ”), is dated as of December 18, 2015 (this “ Agreement ”), by BRG Flagler Village, LLC (“ BRG ”) and Bluerock Special Opportunity + Income Fund II, LLC (“ SOIF II ”) (collectively, the “ Members ”).

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the “ Act ”), and there has been filed a Certificate of Formation of the Company (the “ Certificate of Formation ”) with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Members desire to operate the Company as a limited liability company under the Act.

 

NOW, THEREFORE, the Members agrees as follows:

 

1.           Formation . The Certificate of Formation, the formation of the Company as a limited liability company under the Act, and all actions taken by any other person who executed and filed the Certificate of Formation are hereby adopted and ratified. The affairs of the Company and the conduct of its business shall be governed by the terms and subject to the conditions set forth in this Agreement, as amended from time to time. The Members are hereby authorized and directed to file any necessary amendments to the Certificate of Formation of the Company in the office of the Secretary of State of the State of Delaware and such other documents as may be required or appropriate under the Act or the laws of any other jurisdiction in which the Company may conduct business or own property.

 

2.           Name . The name of the limited liability company formed hereby is BR Flagler JV Member, LLC.

 

3.           Purpose . The purpose of the Company is:

 

(i)         to own and hold a limited liability company interest in BR Flagler JV Member LLC; and

 

(ii)        to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

 
 

 

4.           Place of Business . The Company shall have its principal place of business at c/o Bluerock Real Estate, LLC, 712 Fifth Avenue, 9 th Floor, New York, New York 10019, or at such other place or places as the Members may, from time to time, select.

 

5.           Registered Office and Agency . The address of its registered office in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, DE 19904. The name of the registered agent at such address is National Registered Agents. Such office and such agent may be changed from time to time by the Members in their sole discretion.

 

6.           Capital Accounts . An account shall be established in the Company's books for the Members and transferees in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).

 

7.           Percentage Interest; Initial Capital; Allocations of Profits and Losses . The Members' interest in the Company equals 100%, allocated respectively 89.5% to BRG and 10.5% to SOIF II (respectively, the “ Percentage Interests ”). The initial capital contributions of the Members are as set forth in Schedule I, which shall be amended from time to take into account any future capital contributions, if any. The Company's profits and losses shall be allocated in accordance with the Percentage Interests of the Members.

 

8.           Additional Contributions . The Members are not required to make any contribution of property or money to the Company.

 

9.           Distributions . At the time determined by the Members, the Members shall cause the Company to distribute any cash held by it which is neither reasonably necessary for the operation of the Company nor in violation of the Act. All cash available for distribution shall be distributed to the Members in accordance with the Percentage Interests.

 

10.          Powers . The business of the Company shall be solely under the management of the Members. The Members shall have the right and authority to take all actions specifically enumerated in the Certificate of Formation or this Agreement or which the Members otherwise deems necessary, useful or appropriate for the day-to-day management and conduct of the Company's business.

 

11.          Compensation . The Members shall not receive compensation for services rendered to the Company.

 

12.          Term . The Company shall dissolve, and its affairs shall be wound up, upon the earliest to occur of (a) the decision of the Members, (b) the sale by the Company of all or substantially all of its property or (c) an event of dissolution of the Company under the Act.

 

13.          Assignments . The Members may at any time directly or indirectly sell, transfer, assign, hypothecate, pledge or otherwise dispose of or encumber all or any part of its interest in the Company (including, without limitation, any right to receive distributions or allocations in respect of such interest and whether voluntarily, involuntarily or by operation of law).

 

 
 

 

14.          Limited Liability . The Members shall have no liability for the obligations of the Company except to the extent provided in the Act.

 

15.          Additional Members . Additional Members can only be admitted to the Company upon the consent of the Members, which consent may be evidenced by, among other things, the execution of an amendment to this Agreement.

 

16.          Management . The business and affairs of the Company shall be conducted solely and exclusively by the Members, as provided herein. The Members shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Members (or its designee(s)) shall be conclusive and binding upon the Company.  James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall have the authority to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Members shall from time to time approve, such approval to be conclusively evidenced by its execution and delivery of any of the foregoing.  Third parties may conclusively rely upon the act of James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such party for all purposes in respect of their dealings with the Company. In the event of any disagreement or dispute between the Members with respect to any action to be undertaken on behalf of the Company, the decision and determination of SOIF II.

 

17.          Amendments . This Agreement may be amended only in a writing signed by the Members.

 

18.          Binding Agreement . Notwithstanding any other provision of this Agreement, the Members agree that this Agreement constitutes a legal, valid and binding agreement of the Members, and is enforceable against the Members in accordance with its terms.

 

19.          Governing Law . This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

20.          Separability 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, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal. The parties shall nevertheless negotiate in good faith in order to agree to the terms of a mutually satisfactory provision consistent with their intentions in executing and delivering this Agreement to be substituted for the provision which is invalid, unenforceable or illegal.

 

[The remainder of this page is left intentionally blank]

 

 
 

 

IN WITNESS WHEREOF, the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBERS:
   
  BRG Flagler Village, LLC, a Delaware
  limited liability company
     
  By: Bluerock Residential Holdings, LP, a Delaware limited partnership
     
  By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its General Partner
     
    By: /s/ R. Ramin Kamfar
      Name: Ramin Kamfar
       Title:  Chief Executive Officer

 

  Bluerock Special Opportunity + Income Fund II, LLC, a Delaware limited liability company, its Manager
     
  By:       BR SOIF II Manager, LLC, a Delaware limited liability company, its Manager
     
  By: /s/ Jordan Ruddy
    Jordan Ruddy, Authorized Signatory

 

 
 

 

SCHEDULE I

 

Member   Membership
Interest
    Initial Capital
Contribution
(cash)
 
             
BRG Flagler Village, LLC     89.5 %   $ 5,456,173.75  
                 
Bluerock Special Opportunity + Income Fund II, LLC     10.5 %   $ 640,109.77  
                 
Total     100.00 %   $ 6,096,283.52  

 

 

 

 

Exhibit 10.325

 

EXECUTION VERSION

 

 

 

 

 

 

LIMITED LIABILITY COMPANY AGREEMENT

 

 

OF

 

 

BR ArchCo Flagler Village JV, LLC

 

 

A DELAWARE LIMITED LIABILITY COMPANY

DATED AS OF December 18, 2015

 

 

 

 
 

 

TABLE OF CONTENTS

 

      Page
       
Section 1. Definitions 2
Section 2. Organization of the Company 7
  2.1 Name 7
  2.2 Place of Registered Office; Registered Agent 7
  2.3 Principal Office 7
  2.4 Filings 7
  2.5 Term 8
  2.6 Expenses of the Company 8
Section  3. Purpose 8
Section 4. Intentionally Omitted 8
Section 5. Capital Contributions, Loans and Capital Accounts 9
  5.1 Unreturned Capital Contributions 9
  5.2 Additional Capital Contributions 9
  5.3 Intentionally omitted 9
  5.4 Return of Capital Contribution 9
  5.5 No Interest on Capital 10
  5.6 Capital Accounts 10
  5.7 New Members 10
Section 6. Distributions 11
  6.1 General 11
  6.2 Prohibited Distributions 11
  6.3 Distributions of Distributable Funds 11
Section 7. Allocations 11
  7.1 Allocation of Net Income and Net Losses Other than in Liquidation 11
  7.2 Allocation of Net Income and Net Losses in Liquidation 11
  7.3 U.S.Tax Allocations 12
Section 8. Books, Records, Tax Matters and Bank Accounts 12
  8.1 Books and  Records  . 12
  8.2 Reports and Financial Statements 12
  8.3 Tax Matters Member 13

 

 
 

 

  8.4 Bank Accounts 13
  8.5 Tax Returns 13
  8.6 Expenses 13
Section  9. Management and Operations 13
  9.1 Manager 13
  9.2 Affiliate  Transactions 15
  9.3 Other Activities 16
  9.4 Project Administration Agreement 16
  9.5 FCPA 17
Section 10. Confidentiality 18
Section 11. Representations and Warranties 19
  11.l In General 19
  11.2 Representations and Warranties 19
Section 12. Sale, Assignment, Transfer or other Disposition 22
  12.1 Prohibited Transfers 22
  12.2 Affiliate Transfers 22
  12.3 Admission of Transferee; Partial Transfers 22
  12.4 Withdrawals 23
  12.5 Removal 23
Section 13. Dissolution 24
  13.l Limitations 24
  13.2 Exclusive Events Requiring Dissolution 24
  13.3 Liquidation 24
  13.4 Continuation of the Company 25
Section 14. Indemnification 25
  14.1 Exculpation of Members 25
  14.2 Indemnification by Company 25
  14.3 Indemnification by Members for Misconduct 26
  14.4 General Indemnification by the Members 27
  14.5 Pledge of JV Partner Interest 27
  14.6 Exclusivity of Remedies 28
Section 15. Put/Call  Agreement. 28
  15.1 Call Option 28

  

    ii  
 

 

  15.2 Put Option 28
  15.3 Determination of Put/Call Purchase Price 29
  15.4 Closing Process 30
  15.5 Termination of Related Party Contracts 31
Section  16. Abandonment 31
  16.1 Defined. Terms 31
  16.2 ArchCo's Right to Purchase 31
  16.3 Determination of Bluerock Interest Price 32
  16.4 Closing Process 33
  16.5 Termination of Related Party Contracts 34
Section 17. Miscellaneous 34
  17.1 Notices: 34
  17.2 Governing law 35
  17.3 Successors 35
  17.4 Pronouns 35
  17.5 Table of Contents and Captions Not Part of Agreement 36
  17.6 Severability 36
  17.7 Counterparts 36
  17.8 Entire Agreement and Amendment 36
  17.9 Further Assurances 36
  17.10 No Third Party Rights 36
  17.11 Incorporation by Reference 36
  17.12   Limitation on liability 36
  17.13 Remedies Cumulative 37
  17.14   No Waiver 37
  17.15 Limitation On Use of Names 37
  17.16 Publicly Traded Partnership Provision 37
  17.17 Uniform Commercial Code 37
  17.18 Public  Announcements 38
  17.19 No Construction Against Drafter 38

 

    iii  
 

 

EXHIBITS

 

Exhibit A Unreturned Capital Contribution Accounts
Exhibit B Examples of the Application of Section 9 . 1(e)
Exhibit C Parcel Map

    

    iv  
 

 

LIMITED LIABILITY COMPANY AGREEMENT
OF
BR ArchCo Flagler Village JV , LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR ArchCo Flagler Village JV, LLC ( " JV " or " Company ") is made and entered into and is effective as of December 18, 2015, by BR Flagler N Member, LLC, a Delaware limited liability company (" Bluerock ") and ArchCo Metropolitan Member LLC, a Delaware limited liability company (" ArchCo ").

 

WITNESSETH:

  

WHEREAS, the Company was formed as limited liability company on December 14, 2015, pursuant to the Act;

 

WHEREAS , the parcels of real property (each, a " Parcel " ) depicted on Exhibit C attached to this Agreement (the " Parcel Map ") comprise the real property contained in block bounded on the North by NE 6th Street, on the East by NE 1st Avenue , on the South by NE 5th Street, and on the West by North Andrews Avenue in Fort Lauderdale, Florida (the " Block ") .

 

WHEREAS, the Members desire that Property Owner acquires as many of the Parcels within the Block as possible and develops the Project on the Property.

 

WHEREAS, Property Owner is the successor-in-interest to ArchCo Residential LLC's interest (A) as purchaser, with respect to (1) Parcel A, as depicted on the Parcel Map, under that certain Commercial Contract, dated as of November 30, 2015 (the " Parcel A Purchase Agreement ") ; (2) Parcel C, as depicted on the Parcel Map, under that certain Agreement of Purchase and Sale dated as of December 16, 2015 (the " Parcel C Purchase Agreement "); (3) Parcel F, as depicted on the Parcel Map, under that certain Agreement of Purchase and Sale dated as of January 12, 2015, as amended by the Amendment to Agreement of Purchase and Sale dated as of February 9, 2015, the Second Amendment to Agreement of Purchase and Sale dated as of April 30, 2015, the Third Amendment to Agreement of Purchase and Sale dated as of June 30, 2015, the Fourth Amendment to Agreement of Purchase and Sale dated as of September 15, 2015, and the Fifth Amendment to Agreement of Purchase and Sale dated as of October 31, 2015 (collectively, the " Parcel F Purchase Agreement "); and (4) Parcel H , as depicted on the Parcel Map, under that certain Exclusive Option to Purchase Agreement dated as of March 10 , 2015 (the " Parcel H Purchase Agreement "); and (B) as assignee, with respect to Parcel G, as depicted on the Parcel Map, under that certain Agreement for Assignment of Commercial Contract dated as of December 16, 2015 (the " Parcel G Assignment Agreement "). The Parcel A Purchase Agreement, the Parcel C Purchase Agreement, the Parcel F Purchase Agreement, the Parcel H Purchase Agreement and the Parcel G Assignment Agreement are referred to, collectively, as the " Existing Agreements ;"

 

WHEREAS, contemporaneously with the execution and delivery of this Agreement , (i) Property Owner will enter into a Development Agreement with Development Manager ; (ii) Development Manager and Project Manager will enter into a Project Administration Agreement, under which Development Manager will delegate all or some of its obligations under the Development Agreement to Project Manager; and (iii) Property Owner will join in the Project Administration Agreement for the purposes therein stated, and

 

 
 

 

WHEREAS, the Members desire to execute this limited liability company operating agreement and to thereby organize the Company on and subject to the terms, conditions and provisions herein contained.

 

NOW, THEREFORE, in consideration of the agreements and covenants set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows :

 

Section 1. Definitions .

 

As used in this Agreement:

 

" Act " shall mean the Delaware Limited Liability Company Act (currently Chapter 18 of Title 6 of the Delaware Code), as amended from time to time.

 

" Affiliate " shall mean as to any Person any other Person that directly or indirectly controls, is controlled by, or is under common control with such first Person. For the purposes of this Agreement, a Person shall be deemed to control another Person if such Person possesses, directly or indirectly, the power to direct or cause the direction of the management, policies and/or decision making of such other Person, whether through the ownership of voting securities, by contract or otherwise . In addition, "Affiliate" shall include as to any Person any other Person related to such Person within the meaning of Code Sections 267(b) or 707(b)( 1).

 

" Agreed Upon Value " shall mean the fair market value (net of any debt) agreed upon pursuant to a written agreement between the Members of property contributed by a Member to the capital of the Company, which shall for all purposes hereunder be deemed to be the amount of the Capital Contribution applicable to such property contributed.

 

" Agreement " shall mean this Limited Liability Company Agreement, as amended from time to time.

 

" ArchCo " shall have the meaning provided in the recitals of this Agreement. " Bankruptcy Code " shall mean Title 11 of the United States Code, as amended or

any other applicable bankruptcy or insolvency statute or similar law.

 

" Bankruptcy / Dissolution Event " shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

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" Bluerock " shall have the meaning provided m the first paragraph of this Agreement.

 

" Bluerock Guaranties " shall have the meaning provided in Section 9.7 .

 

" Business Day " means any day excluding a Saturday, Sunday, any other day during which there is no scheduled trading on the New York Stock Exchange.

 

" Call Election Notice "shall have the meaning provided in Section 15.l.

 

Call Option " shall have the meaning provided in Section 15.l .

 

" Capital Account " shall have the meaning provided in Section 5 . 6 .

 

" Capital Contribution " shall mean, with respect to any Member, the aggregate amount of (i) cash, and (ii) the Agreed Upon Value of other prop e rty contributed by such Member to the capital of the Company net of any liability secured by such property that the Company assumes or takes subject to.

 

" Cash Flow " shall mean , for any period for which Cash Flow is being calculated, gross cash receipts of the Company (but excluding loans to the Company or any Subsidiary and Capital Contributions), less the following payments and expenditures (i) all payments of operating expenses of the Company , (ii) all paym e nts of principal of, interest on and any other amounts due with respect to indebtedness, leases or other commitments or obligations of the Company (and other loans by Members to the Company), (iii) a ll sums expended by the Company for cap i tal expenditures, (iv) all prepaid expenses of the Company , and (v) all sums expended by the Company which are otherwise capitalized .

 

" Certificate of Formation " shall mean the Certificate of Formation of the Company, as amended from time to time .

 

" Code " shall mean the Internal Revenue Code of 1986, as amended from time to time , including the corresponding provisions of any successor law .

 

Collateral Agreement " shall mean any agreement , instrument, document or covenant concurrently or hereaft e r made or entered into by the Company (or any Subsidiary of the Company) under, pursuant to, or in connection with this Agreement and any certifications made in connection therewith or amendment or amendments made at any time or times heretofore or hereafter to any of the same (including, without limitation , the Project Administration Agreement and the Construction Loan Documents) .

 

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" Company " shall mean BR ArchCo Flagler Village N, LLC a Delaware limited liability company organized under the Act.

 

" Completion Guarantee " shall have the meaning provided in Section 9 . 7 .

 

" Confidential Information " shall have the meaning provided in Section 10(a) .

 

" Construction Lender " shall have the meaning provided in Section 9.7 .

 

" Construction Loan " shall have the meaning provided in Section 9.7 .

 

" Construction Loan Guarantee " shall have the meaning provided in Section 9 . 7 .

 

" Delaware UCC " shall mean the Uniform Commercial Code as in effect in the State of Delaware from time to time.

 

" Development Budget " shall have the meaning ascribed to such term in the Project Administration Agreement.

 

" Development Manager " shall mean BRG Flagler Village Development Manager, LLC.

 

" Dissolution Event " shall have the meaning provided in Section 13.2 .

 

" Distributable Funds " with respect to any month or other period, as applicable , shall mean the sum of (x) an amount equal to the Cash Flow of the Company for such month or other period, as applicable, as reduced by (y) reserves for anticipated capital expenditures, future working capital needs and operating expenses, contingent obligations and other purposes, the amounts of which shall be reasonably determined from time to time by the Manager .

 

" Distributions " shall mean the distributions payable (or deemed payable) to a Member (including, without limitation, its allocable portion of Distributable Funds) .

 

" ERISA " shall mean the Employee Retirement Income Security Act of 1974, as amended from time to time .

 

" Evaluation " shall have the meaning provided in Section l 5.3(b).

 

" Final Completion " shall have the meaning given to "Project Final Completion" in the Project Administration Agreement.

 

' 'Fiscal Year " shall mean each calendar year ending December 31.

 

" Flow Through Entity " shall have the meaning provided in Section 12.3(b)(v).

 

" FMV " shall have the meaning provided in Section l 5.3(a) .

 

" Foreign Corrupt Practices Act " shall mean the Foreign Corrupt Practices Act of the United States, 15 U.S.C. Sections 78a, 78m, 78dd-l, 78dd-2, 78dd-3, and 78ff, as amended, if applicable, or any similar law of the jurisdiction where the Property is located or where the Company or any of its Subsidiaries transacts business or any other jurisdiction, if applicable.

 

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" Hurdle Return Rate " means an internal rate of return, compounded monthly , equal to fifteen percent (15%).

 

" Income " shall mean the gross income of the Company for any month, Fiscal Year or other period, as applicable, including gains realized on the sale, exchange or other disposition of the Company's assets.

 

" Indemnified Party " shall have the meaning provided in Section l4.4(a).

 

" Indemnifying Party " shall have the meaning provided in Section l 4.4(a ).

 

" Indemnity Collateral " shall have the meaning provided in Section 14.5(a) .

 

" Inducement Obligations " shall have the meaning provided in Section l 4.5(a) .

 

" Interest " of any Member shall mean the entire limited liability company interest of such Member in the Company , which includes, without limitation, any and all rights, powers and benefits accorded a Member under this Agreement and the duties and obligations of such Member hereunder.

 

" Loss " shall mean the aggregate of losses, deductions and expenses of the Company for any month, Fiscal Year or other period, as applicable, including losses realized on the sale , exchange or other disposition of the Company's assets.

 

" Manager " shall have the meaning set forth in Section 9.l(a).

 

" Member " and " Members " shall mean Bluerock, ArchCo and any other Person admitted to the Company pursuant to this Agreement. For purposes of the Act, the Members shall constitute a single class or group of members.

 

" Member in Question " shall have the meaning provided in Section 17.12 .

 

" Net Income " shall mean the amount, if any, by which Income for any period exceeds Loss for such period.

 

" Net Loss " shall mean the amount, if any, by which Loss for any period exceeds Income for such period.

 

" New York UCC " shall have the meaning set forth in Section 17.17 .

 

" Person " shall mean any individual, corporation, partnership, joint venture, association, joint-stock company , limited liability company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other legal entity.

 

" Pledge Agreement " shall have the meaning provided in Section 14 . 5(a).

 

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" Project " shall have the meaning provided in the Project Administration Agreement.

 

" Project Administration Agreement " shall mean that certain Project Administration Agreement dated December 18, 2015 between the Development Manager and Project Manager, to which the Company (or Property Owner) joined in for the purposes therein stated.

 

" Project Manager " shall mean ArchCo Metropolitan PM LLC, a Delaware limited partnership.

 

" Property " shall have the meaning provided in Section 3 .

 

" Property Owner " shall mean BR ArchCo Flagler Village, LLC, a Delaware limited liability company , a wholly-owned Subsidiary of the Company and title holder of one or more of the Parcels.

 

" Property Stabilization " means the last day of the month in which the Property has attained at least ninety-two and one-half percent (92.5%) occupancy for three (3) consecutive months .

 

" Pursuer " shall have the meaning provided in Section 10(c) .

 

" Put Election Notice " shall have the meaning provided in Section 15.2 .

 

" Put Option " shall have the meaning provided in Section 15 . 2 .

 

" Put/Call Closing Date " shall have the meaning provided in Section 15.4 .

 

" Put/Call Election Notice " shall have the meaning provided in Section 15.3(a) .

 

" Put/Call Purchase Price " shall have the meaning provided in Section 15.3(a) .

 

" REIT ” shall mean a real estate investment trust as defined in Code Section 856 .

 

" REIT Member " shall mean any Member, if such Member is a REIT or a direct or indirect subsidiary of a REIT.

 

" REIT Requirements " shall mean the requirements for qualifying as a REIT under the Code and Regulations.

 

" Regulations " shall mean the Treasury Regulations promulgated pursuant to the Code, as amended from time to time, including the corresponding provisions of any successor regulations.

 

" Securities Act " shall mean the Securities Act of 1933, as amended .

 

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" Subsidiary " shall mean any corporation, partnership, limited liability company or other entity of which fifty percent (50%) of the capital stock or other equity securities or more is owned by the Company.

 

" Tax Matters Member " shall have the meaning provided in Section 8.3.

 

" Transfer " means, as a noun, any transfer, sale, assignment, exchange, charge, pledge, gift, hypothecation, conveyance, encumbrance or other disposition, voluntary or involuntary, by operation of law or otherwise and, as a verb, voluntarily or involuntarily, by operation of law or otherwise, to transfer, sell, assign, exchange, charge, pledge, give, hypothecate, convey, encumber or otherwise dispose of .

 

" Unreturned Capital Contributions " shall mean, with respect to each Member, the aggregate amount of such Member's Capital Contributions decreased by the sum of (i) the amount of money previously distributed by the Company to such Member pursuant to Section 6.3(b) and (ii) the fair market value (determined by the Members) of any property previously distributed to such Member by the Company (net of liabilities secured by such distributed property that such Member is considered to assume or take subject to under Code Section 752) pursuant to Section 6.3(b) .

 

Section 2. Organization of the Company.

 

2.1              Name . The name of the Company shall be "BR ArchCo Flagler Village JV, LLC" . The business and affairs of the Company shall be conducted under such name or such other name as the Manager deem necessary or appropriate to comply with the requirements of law in any jurisdiction in which the Company may elect to do business.

 

2.2              Place of Registered Office: Registered Agent . The address of the registered office of the Company in the State of Delaware is c / o National Registered Agents, 160 Greentree Drive, Suite 101, Dover, DE 19904. The name and address of the registered agent for service of process on the Company in the State of Delaware is National Registered Agents, 160 Greentree Drive, Suite l01 , Dover, DE 19904. The Manager may at any time on five (5) days prior notice to all Members change the location of the Company's registered office or change the registered agent.

 

2.3              Principal Office . The principal address of the Company shall be c / o Bluerock, 712 Fifth Avenue, 9th Floor, New York, NY 10019, or at such other place or places as may be determined by the Manager from time to time .

 

2.4              Filings . On or before execution of this Agreement , an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Members hereby ratify such filing. The Manager shall use its reasonable best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware . Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Members under the Act or this Agreement.

 

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2.5              Term . The Company shall continue in existence from the date hereof until January 31, 2065, unless extended by the Manager, or until the Company is dissolved as provided in Section 13 , whichever shall occur earlier.

 

2.6              Expenses of the Company . Subject to the terms of Section 8.6 , no fees, costs or expenses shall be payable by the Company to any Member .

 

Section 3. Purpose .

 

The purpose of the Company , subject in each case to the terms hereof, shall be to engage in the business of acquiring, owning, operating, developing, renovating, repositioning, managing, leasing, selling, financing and refinancing the real estate and any real estate related investtnents (or portions thereof) relating to the Parcels within the Block in Fort Lauderdale, Florida, which are either held by the Company directly or through entities in which the Company owns a majority of the interests (any property acquired as aforesaid shall hereinafter be referred to as the " Property "), and all other activities reasonably necessary to carry out such purpose. The acquisition of the Property will be effected through the utilization of a special purpose entity formed for this express purpose, which shall be Property Owner.

 

Section 4. Pursuit Costs .

 

4.1                Existing Agreements . On or prior to the date hereof, ArchCo Residential LLC has transferred all of its interest in and to the Existing Agreements to Property Owner pursuant to an assignment and assumption agreement in form and substance satisfactory to Bluerock and, if necessary, the seller under each of the Existing Agreements .

 

4.2                Pursuit Costs Defined . Various costs, including costs already incurred, in connection with pursuit of the acquisition of the Parcels in the Block and development of the Property, including, without limitation, legal fees, due diligence costs, inspection costs, travel costs, etc. (the “ Pursuit Costs "), are included in the Development Budget attached as Exhibit B to the Project Administration Agreement (" Pursuit Cost ") . The Members acknowledge and agree that each of them has paid prior to the date hereof certain Pursuit Costs.

 

4.3               Closing Conditions . The Company shall not cause Property Owner to close, and Property Owner shall not close, under any of the Existing Agreements unless ( 1) Bluerock has contributed to the Company funds in the amount to be distributed to ArchCo pursuant to Section 4.5 below, and (2) the Company has distributed such funds to ArchCo pursuant to Section 4 . 5 below (collectively, the "Company Closing Conditions"). For the avoidance of doubt, once the Company Closing Conditions are satisfied, Bluerock, acting alone, shall be entitled to cause the Company to cause the Property Owner to close under any of the Existing Agreements.

 

4.4               Reimbursement of ArchCo's Pursuit Costs . On the date of first closing for the acquisition of a Parcel under any of the Existing Agreements, or on such earlier date as Bluerock may elect, the Company shall pay to ArchCo an amount equal to (x) all unreimbursed Pursuit Costs paid by or on behalf of ArchCo, plus (y) an amount sufficient to yield a 15% return on all Pursuit Costs paid or incurred by ArchCo based on the respective dates on which ArchCo paid such Pursuit Costs . Bluerock shall make an additional capital contribution to the Company in the amount needed to fund these payments to ArchCo . The payment made by the Company to ArchCo under this Section 4 . 5 shall be a guaranteed payment under § 707(c) of the Code.

 

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4.5               Commission Agreement . Within five Business Days after the date of this Agreement, ArchCo shall cause ArchCo Residential LLC to assign to the Company and the Company shall accept and assume the Commission Agreement (defined below). The assignment will contain representations by ArchCo Residential LLC that the Commission Agreement is in full force and effect, that ArchCo Residential LLC knows of no defaults under the Commission Agreement, and that all commissions due and payable under the Commission Agreement as of the date of the assignment have been paid. "Commission Agreement" means the Commission Agreement dated as of January 9, 2015 among ArchCo Residential LLC, Kenneth R . Sharp, a licensed Florida Real Estate Broker, and RE/MAX Commercial Associates, LLC, a Florida limited liability company , with respect to Parcels B , C , D, E, G and H.

 

Section 5. Unreturned Capital Contributions and Capital Accounts .

 

5.1               Unreturned Capital Contributions .

 

(a)                The Members acknowledge and agree that as of the date hereof, the Unreturned Capital Contributions of the Members are a s set forth on Exhibit A attached hereto and made a part hereof.

 

(b)               The Capital Contributions of the Members to the Company may include amounts for working capital.

 

5.2 Additional Capital Contributions .

 

The Company shall accept additional Capital Contributions as and when the Manager shall determine, consistent with all applicable expenses under or relating to line items contained in the Development Budget, and any approved annual operating budget or for non discretionary expenses (such as real estate taxes, insurance or debt service), in each case established by Manager in the good faith exercise of its sole discretion; provided , however , ArchCo shall have no obligation to make additional Capital Contributions. Without limiting the generality of the foregoing, a Person who makes a Capital Contribution shall be admitted as a Member on such terms as the Manager shall determine subject to the terms of Sections 5 . 7. 9. l(e) and 12.3 .

 

5.3 Intentionally omitted .

 

5.4 Return of Capital Contribution .

 

(a)                Except as approved by the Manager, no Member shall have any right to withdraw or make a demand for withdrawal of all or part of the balance reflected in such Member's Capital Account (as determined under Section 5 . 6 ). Any property distributed in kind in a liquidation will be valued and treated as though the property were sold and cash proceeds distributed.

 

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(b)               Each Member will look solely to the assets of the Company for the return of its Capital Contributions, and if the Company assets remaining after the payment or discharge of the debts and liabilities of the Company are insufficient to return the investment of each Member, no Member will have recourse against any other Member for return of its Capital Contribution.

 

5.5               No Interest on Capital . Interest earned on Company funds shall inure solely to the benefit of the Company, and no interest shall be paid upon any Capital Contributions nor upon any undistributed or reinvested income or profits of the Company .

 

5.6 Capital Accounts . A separate capital account (the " Capital Account ") shall be maintained for each Member in accordance with Section l.704-l (b)(2)(iv) of the Regulations. Without limiting the foregoing, the Capital Account of each Member shall be increased by (i) the amount of any Capital Contributions made by such Member, (ii) the amount of Income allocated to such Member and (iii) the amount of income or profits, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Account of each Member shall be reduced by (i) the amount of any cash and the fair market value of any property distributed to the Member by the Company (net of liabilities secured by such distributed property that the Member is considered to assume or take subject to), (ii) the amount of Loss allocated to the Member and (iii) the amount of expenses or losses, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Accounts of the Members shall not be increased or decreased pursuant to Regulations Section I . 704- l (b)(2)(iv)( f) to reflect a revaluation of the Company's assets on the Company's books in connection with any contribution of money or other property to the Company pursuant to Section 5.2 by existing Members. If any property other than cash is distributed to a Member, the Capital Accounts of the Members shall be adjusted as if such property had instead been sold by the Company for a price equal to its fair market value, the gain or loss allocated pursuant to Section 7 , and the proceeds distributed in the manner set forth in Section 6.3 or Section 13.3(d)(ii) . No Member shall be obligated to restore any negative balance in its Capital Account. No Member shall be compensated for any positive balance in its Capital Account except as otherwise expressly provided herein. The foregoing provisions and the other provisions of this Agreement relating to the maintenance of Capital Accounts are intended to comply with the provisions of Regulations Section 1.704-1(b)(2) and shall be interpreted and applied in a manner consistent with such Regulations.

 

5.7 New Members . Subject to Sections 5.2 and 9 . l(e), the Manager may cause the Company to issue additional Interests and thereby admit a new Member or Members, as the case may be, to the Company, only if such new Member (i) has delivered to the Company its Capital Contribution, (ii) has agreed in writing to be bound by the terms of this Agreement by becoming a party hereto, and (iii) has delivered such additional documentation as the Company shall reasonably require to so admit such new Member to the Company.

 

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Section 6. Distributions.

 

6.1               General . The Manager shall distribute all Distributable Funds held by the Company to be distributed to the Members in accordance with this Agreement.

 

6.2              Prohibited Distributions . Notwithstanding any provision of this Agreement to the contrary , the Company shall not make any Distributions prohibited by the terms of the Act.

 

6.3              Distributions of Distributable Funds . Subject to the provisions of Sections 6.1 and 6.2, on the fifteenth (15th) day of each month (or the next Business Day if such fifteenth (15th) day is not a Business Day), the Manager shall distribute all Distributable Funds with respect to such month to the Members as follows:

 

(a)                First, to the Members, pari passu, until each Member has received a return on its Unreturned Capital Contributions calculated at the Hurdle Return Rate;

 

(b)                Second, to the Members, pari passu, until each Member has received its Unreturned Capital Contributions; and

 

(c)                Third , (i) 88% to Bluerock and (ii) 12% to ArchCo .

 

Section 7. Allocations .

 

7.1               Allocation of Net Income and Net Losses Other than in Liquidation .

Except as otherwise provided in this Agreement, Net Income and Net Losses of the Company for each Fiscal Year shall be allocated among the Members in a manner such that, as of the end of such Fiscal Year and taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the Distributions that would be made to such Member pursuant to Section 6.3 if the Company were dissolved, its affairs wound up and assets sold for cash equal to their tax basis (or book value in the case of assets that have been revalued in accordance with Section 704(b) of the Code), all Company liabilities were satisfied, and the net assets of the Company were distributed in accordance with Section 6.3 immediately after such allocation.

 

7.2               Allocation of Net Income and Net Losses in Liquidation . Net Income and Net Losses realized by the Company in connection with the liquidation of the Company pursuant to Section 13 shall be allocated among the Members in a manner such that, taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible , equal to the amount which such Member is entitled to receive pursuant to Section 13.3(d)(ii).

 

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7.3 U.S. Tax Allocations.

 

(a)                Subject to Section 704(c) of the Code, for U.S. federal and state income tax purposes, all items of Company income , gain, loss, deduction and credit shall be allocated among the Members in the same manner as the corresponding item of income, gain, loss , deduction or credit was allocated pursuant to the preceding paragraphs of this Section 7 .

 

(b)               Code Section 704(c) . In accordance with Code Section 704(c) and the Treasury regulations promulgated thereunder, income and loss with respect to any property contributed to the capital of the Company (including, if the property so contributed constitutes a partnership interest, the applicable distributive share of each item of income, gain, loss, expense and other items attributable to such partnership interest whether expressly so allocated or reflected in partnership allocations) shall, solely for U . S. federal income tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for U.S . federal income tax purposes and its Agreed Upon Value at the time of contribution . Such allocation shall be made in accordance with such method set forth in Regulations Section l .704-3(b) as the Manager approves .

 

Any elections or other decisions relating to such allocations shall be made by the Manager in any manner that reasonably reflects the purpose and intention of this Agreement. Allocations pursuant to this Section 7.3 . are solely for purposes of U.S. federal , state and local income taxes and shall not affect, or in any way be taken into account in computing, any Member's share of Net Income, Net Loss, other items or Distributions pursuant to any provisions of this Agreement.

 

Section 8. Books, Records,Tax Matters and Bank Accounts .

 

8.1               Books and Records . The books and records of account of the Company shall be maintained in accordance with the accounting practices adopted by Manager. The books and records shall be maintained at the Company's principal office or at a location d e signated by the Manager , and all such books and records (and the dealings and other affairs of the Company and its Subsidiaries) shall be available to any Member at such location for review and copying, at such Member's sole cost and expense, during normal business hours on at least three (3) business days ' prior notice.

 

8.2 Reports and Financial Statements .

 

(a)                As soon as practicable after the end of each Fiscal Year, the Company shall cause each Member to be furnished with the following annual reports computed as of the last day of the Fiscal Year : (i) an unaudited balance sheet of the Company; (ii) an unaudited statement of the Company's profit and loss; and (iii) a statement of the Members ' Capital Accounts and changes therein for such Fiscal Year.

 

(b)               As soon as practicable, the Company shall cause to be furnished to Bluerock such information as reasonably requested by Bluerock as is necessary for any REIT Member to determine its qualification as a REIT and its compliance with REIT Requirements.

 

(c)                The Company shall be entitled to rely on the reports (" PM Reports ") it receives from the Persons engaged by the Company or the Property Owner for property management and accounting services with respect to its obligations under this Section 8 , and the Members acknowledge that the reports to be furnished shall be based on the PM Reports, without any duty on the part of the Company to further investigate the completeness, accuracy or adequacy thereof . The Company shall cause each Member to be furnished with copies of all PM Reports on a monthly basis .

 

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8.3               Tax Matters Member . Bluerock is hereby designated as the "tax matters partner" of the Company and the Subsidiaries, as defined in Section 623 l(a)(7) of the Code (the " Tax Matters Member ") and shall prepare or cause to be prepared all income and other tax returns of the Company and the Subsidiaries pursuant to the terms and conditions of Section 8.5. Except as otherwise provided in this Agreement, all elections required or permitted to be made by the Company and the Subsidiaries under the Code or state tax law shall be timely determined and made by Bluerock. The Members intend that the Company be treated as a partnership for U.S . federal, state and local tax purposes, and the Members will not elect or authorize any person to elect to change the status of the Company from that of a partnership for U.S. federal, state and local income tax purposes . In addition, upon the request of any Member, the Company and each Subsidiary shall make an election pursuant to Code Section 754 to adjust the basis of the Company's property in the manner provided in Code Sections 734(b) and 743(b) . The Company hereby indemnifies and holds harmless Bluerock from and against any claim, loss, expense, liability, action or damage resulting from its acting or its failure to take any action as the "tax matters partner" of the Company and the Subsidiaries, provided that any such action or failure to act does not constitute gross negligence or willful misconduct.

 

8.4              Bank Accounts . All funds of the Company are to be deposited in the Company's name in such bank account or accounts as may be designated by the Manager and shall be withdrawn on the signature of such Person or Persons as the Manager may authorize .

 

8.5              Tax Returns . No later than the due date or extended due date, the Company shall deliver or cause to be delivered to each Member a copy of the tax returns for the Company and the Subsidiaries with respect to such Fiscal Year, together with such information with respect to the Company and such Subsidiaries as shall be necessary for the preparation by such Member of its U.S. federal and state income or other tax and information returns. The Manager shall further cause the Company to deliver any and all copies of tax returns of the Company and its Subsidiaries required to be delivered under any Collateral Agreement.

 

8.6              Expenses . Notwithstanding any contrary provision of this Agreement, the Members acknowledge and agree that the reasonable expenses and charges incurred directly or indirectly by or on behalf of the Manager in connection with its obligations will be reimbursed by the Company to the Manager .

 

Section 9. Management and Operations .

 

9.1               Manager .

 

(a)               The Company shall be managed by Bluerock (" Manager "), who shall have the authority to exercise all of the powers and privileges granted by the Act, any other law or this Agreement, together with any powers incidental thereto, and to take any other action not prohibited under the Act or other applicable law , so far as such powers or actions are necessary or convenient or related to the conduct, promotion or attainment of the business, purposes or activities of the Company.

 

(b)               The Manager shall provide such personnel that are reasonably necessary and appropriate to manage the day-to-day affairs of the Company. The Manager shall discharge its duties hereunder in accordance with the terms of this Agreement and applicable law . Except for the $50,000 allowance for construction oversight payable to or on behalf of the Manager through draws under the Construction Loan, the Manager shall not be entitled to any compensation in consideration for rendering the services described in this Agreement and shall only be paid or reimbursed to the extent expressly set forth herein. Manager, on behalf of the Company, will conduct or cause to be conducted the ordinary and usual business and affairs of the Company as required and as limited by this Agreement.

 

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(c)                Without limiting the generality of the foregoing, (i) the Manager shall conduct, direct and exercise full control over all activities of the Company (including, but not limited to, (x) subject to Section 9.l (e), all decisions relating to subsequent Capital Contributions, and (y) all decisions on behalf of the Company in its capacity as the sole and managing member of Property Owner, including with respect to the sale of, and the exercise of other rights with respect to, the Property (including but not limited to exercising rights under the Development Agreement and Project Administration Agreement), (ii) all management powers over the business and affairs of the Company shall be exclusively vested in the Manager and (iii) the Manager shall have the sole power to bind or take any action on behalf of the Company, or to exercise any rights and powers (including, without limitation, the rights and powers to take actions (including with respect to amendments, modifications or waivers), give or withhold consents or approvals (including with respect to any amendment, modification or waiver) or make determinations, opinions, judgments, or other decisions) granted to the Company under this Agreement or under the limited liability company operating agreement (as the sole and managing member of Property Owner), or which arise as a result of the Company's ownership of securities or otherwise.

 

(d) Further to the foregoing, the Manager shall have the right to:

 

(i)                 enter into or cause any Subsidiary to enter into any agreement regarding a financing or refinancing of the Property;

 

(ii)               enter into or cause any Subsidiary to enter into any agreement regarding a sale of the Property;

 

(iii)             subject to Article 16, dissolve or wind up the Company or the Subsidiary;

 

(iv)             determine the timing and amount of any investment in the Company and, subject to Section 9.l(e ), to effect amendments to this Agreement in order to effectuate such investments;

 

(v)               determine whether to repair or rebuild the Property in the event of casualty or condemnation of the Property;

 

(vi)             engage real estate brokers, mortgage bankers or mortgage brokers in connection with the sale of the Property or any Property financings or refinancings;

 

(vii)           enter into any lease, any amendment to a lease or any extension of the term of any lease;

 

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(viii)        determine insurance carriers, types and amount of msurance coverage of the Company or the Property;

 

(ix)            make decisions regarding accounting policy or procedures;

 

(x)              enter into, or cause the Property Owner to enter into, a property management agreement;

 

(xi)             retain or terminate a general contractor to manage the construction and development of the Property; and

 

(xii) delegate its duties under this Agreement.

 

(e) Notwithstanding anything contained herein to the contrary, after giving effect to any amendment hereof proposed by the Manager (which amendment shall be deemed executed and delivered by the parties upon the consummation of the contemplated transaction), the timing and amounts distributable to ArchCo pursuant to Section 6.3(c) shall not be adversely affected by, and no other material right of ArchCo hereunder shall be effectively subordinated or otherwise diminished (collectively, " ArchCo's Material Rights ") by reason of any determination by the Manager to (i) accept Capital Contributions on terms other than the terms that would be applicable if such additional Capital Contribution were made by Bluerock pursuant to the terms hereof or (ii) enter into any agreement regarding a direct or indirect contribution of the Property, or a reorganization, merger or other consolidation of the Company or a Subsidiary, or a sale of the Property to an entity in which Bluerock or an Affiliate is a buyer (in each case, a " Ownership Restructuring "). Exhibit B attached hereto and made a part hereof discusses certain potential transactions and illustrates how the terms of this Section 9.l(e) are intended to apply thereto.

 

Manager shall deliver to ArchCo copies of final term sheets and material drafts of material agreements regarding any proposed Ownership Restructuring . No proposed Ownership Restructuring shall become effective until at least ten ( l 0) Business Days after the final forms of all material documents and agreements regarding the Ownership Restructuring (the " Final Restructuring Documents ") have been delivered to ArchCo. ArchCo shall promptly deliver to the Manager in writing any and all objections it may have that the proposed Ownership Restructuring will adversely affect ArchCo ' s Material Rights, so that Manager may in its sole discretion take them into account with respect to determining the Final Restructuring Documents. The Members and the Manager agree that an action for damages will not provide an adequate or timely remedy to compensate ArchCo for a violation of ArchCo's Material Rights under this Section 9 . 1(e). Accordingly, the Members and the Manager agree that an injunction is an appropriate remedy to prevent violation of ArchCo ' s Material Rights under this Section 9 . l(e) with respect to any Ownership Restructuring and ArchCo shall be entitled to seek entry of such an injunction in the Courts of New York as provided in Article 17 below.

 

9.2              Affiliate Transactions . Subject to Sections 9. l(b) and 9.4 , no agreement shall be entered into by the Company or any Subsidiary with a Member or any Affiliate of a Member and no decision shall be made in respect of any such agreement (including, without limitation, the enforcement or termination thereof) unless such agreement or related decision shall have been unanimously approved by the Members, which approvals shall not be unreasonably withheld, conditioned or delayed.

 

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9.3 Other Activities.

 

(a)                Right to Participation in Other Member Ventures . Neither the Company nor any Member (or any Affiliate of any Member) shall have any right by virtue of this Agreement either to participate in or to share in any other now existing or future ventures, activities or opportunities of any of the other Members or their Affiliates, or in the income or proceeds derived from such ventures , activities or opportunities.

 

(b)               Notwithstanding the foregoing provisions of Section 9.3(a), the opportunity to acquire any of the Parcels within the Block shall be deemed a Company opportunity and neither Member shall, or permit or suffer any Affiliate of such Member, on behalf of itself or any other Person, make, solicit or accept any offer to acquire any of the Parcels except on behalf of the Company and the Property Owner. With respect to any Parcel that the Company is not under contract to acquire, ArchCo or an Affiliate of ArchCo may negotiate with the owner of , and make, solicit or accept any offer to acquire, such Parcel, subject to this Section 9 . 3(b), and shall assign its right, if any, to acquire such Parcel to the Company upon the Company's approval of such assignment.

 

(c)                Limitation on Actions of Members; Binding Authority . No Member (in its capacity as such) shall, without the prior written consent of the Manager, take any action on behalf of , or in the name of, the Company, or enter into any contract, agreement, commitment or obligation binding upon the Company, or, in its capacity as a Member of the Company, perform any act in any way relating to the Company or the Company's assets, except in a manner and to the extent consistent with the provisions of this Agreement and any Collateral Agreement.

 

9.4 Project Administration Agreement .

 

The Company has caused the Property Owner to enter into the Development Agreement with Development Manager and join in the Project Administration Agreement.

 

9.5 Operation in Accordance with REIT Requirements .

 

The Manager shall exercise commercially reasonable efforts to cause the Company to own, operate and dispose of its assets such that the nature of all of the Company's assets and gross revenues (as determined pursuant to Code Sections 856(c)(2), (3) and (4)) would permit the Company to (i) qualify as a REIT (assuming for this purpose that the Company otherwise qualified as a REIT) and (ii) avoid incurring any tax on either prohibited transactions under Code Section 857(b)(6) or on re-determined rents, re-determined deductions, and excess interest under Code Section 857(b)(7) (determined as if the Company were a REIT). In addition, the Company shall make current cash distributions pursuant to Section 6 hereof during each calendar year in an amount at least equal to the taxable income allocable to Bluerock for such calendar year.

 

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9.6 FCPA .

 

(a)                 In compliance with the Foreign Corrupt Practices Act, each Member will not, and will ensure that its officers, directors, employees, shareholders, members, agents and Affiliates, acting on its behalf or on the behalf of the Company or any of its Subsidiaries or Affiliates do not, for a corrupt purpose, offer, directly or indirectly, promise to pay, pay, promise to give, give or authorize the paying or giving of anything of value to any official representative or employee of any government agency or instrumentality, any political party or officer thereof or any candidate for office in any jurisdiction, except for any facilitating or expediting payments to government officials, political parties or political party officials the purpose of which is to expedite or secure the performance of a routine governmental action by such government officials or political parties or party officials. The term "routine governmental action" for purposes of this provision shall mean an action which is ordinarily and commonly performed by the applicable government official in (i) obtaining permits, licenses, or other such official documents which such Person is otherwise legally entitled to; (ii) processing governmental papers; (iii) providing police protection, mail pick-up and delivery or scheduling inspections associated with contract performance or inspections related to transit of goods across country; (iv) providing phone service, power and water supply, loading and unloading of cargo, or protecting perishable products or commodities from deterioration; or (v) actions of a similar nature .

 

The term routine governmental action does not include any decision by a government official whether, or on what terms, to award new business to or to continue business with a particular party, or any action taken by an official involved in the decision making process to encourage a decision to award new business to or continue business with a particular party.

 

(b)                 Each Member agrees to notify immediately the other Member of any request that such Member or any of its officers, directors, employees, shareholders, members, agents or Affiliates, acting on its behalf, receives to take any action that may constitute a violation of the Foreign Corrupt Practices Act.

 

9.7               Construction Financing . Bluerock shall use commercially reasonable efforts to obtain a construction loan for the Company from a construction lender reasonably acceptable to ArchCo (the " Construction Lender ") at prevailing rates and terms (the " Construction Loan "). If the Company is required to provide some form of credit enhancement to the Construction Lender in order to secure the Construction Loan (a " Construction Loan Guarantee "), Bluerock shall guarantee payment of the Construction Loan or provide such other form of credit enhancement requested by the Construction Lender and reasonably acceptable to Bluerock. If required by the Construction Lender, Bluerock shall also provide the Construction Lender with a completion guarantee reasonably acceptable to Bluerock (the " Completion Guarantee; "and collectively with any Construction Loan Guarantee, the " Bluerock Guaranties "), guaranteeing that the Property will be completed within the estimated time frame and estimated project cost set forth in the Construction Loan documents .

 

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Section 10. Confidentiality .

 

(a)                Any information relating to a Member's business , operation or finances which are proprietary to, or considered proprietary by, a Member are hereinafter referred to as "Confidential Information". All Confidential Information in tangible form (plans, writings, drawings, computer software and programs, etc . ) or provided to or conveyed orally or visually to a receiving Member, shall be presumed to be Confidential Information at the time of delivery to the receiving Member. All such Confidential Information shall be protected by the receiving Member from disclosure with the same degree of care with which the receiving Member protects its own Confidential Information from disclosure. Each Member agrees : (i) not to disclose such Confidential Information to any Person except to those of its employees or representatives who need to know such Confidential Information in connection with the conduct of the business of the Company and who have agreed to maintain the confidentiality of such Confidential Information and (ii) neither it nor any of its employees or representatives will use the Confidential Information for any purpose other than in connection with the conduct of the business of the Company; provided that such restrictions shall not apply if such Confidential Information :

 

(A)              is or hereafter becomes public, other than by breach of this Agreement;

 

(B)              was already in the receiving Member's possession prior to any disclosure of the Confidential Information to the receiving Member by the divulging Member;

 

(C)              is being disseminated by or on behalf of Bluerock in connection with its or its affiliates' procurement of institutional debt or equity capital for this Project or other projects on which the Members ' affiliates are working together; or

 

(D)              has been or is hereafter obtained by the receiving Member from a third party not bound by any confidentiality obligation with respect to the Confidential Information; provided, further , that nothing herein shall prevent any Member from disclosing any portion of such Confidential Information ( l ) to the Company and allowing the Company to use such Confidential Information in connection with the Company's business, (2) pursuant to judicial order or in response to a governmental inquiry, by subpoena or other legal process, but only to the extent required by such order, inquiry, subpoena or process, and only after reasonable notice to the original divulging Member, (3) as necessary or appropriate in connection with or to prevent the audit by a governmental agency of the accounts of ArchCo or Bluerock, (4) in order to initiate, defend or otherwise pursue legal proceedings between the parties regarding this Agreement , (5) necessary in connection with a Transfer of an Interest permitted hereunder or (6) to a Member's respective attorneys or accountants or other representative .

 

(b)               The Members and their Affiliates shall each act to safeguard the secrecy and confidentiality of, and any proprietary rights to, any non-public information relating to the Company and its business, except to the extent such information is required to be disclosed by law or reasonably necessary to be disclosed in order to carry out the business of the Company . Each Member may, from time to time, provide the other Members written notice of its non public information which is subject to this Section 10(b ).

 

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(c)                Without limiting any of the other terms and provisions of this Agreement (including, without limitation, Section 9.3(a). to the extent a Member (the " Pursuer ") provides the other Member with information relating to a possible investment opportunity then being actively pursued by the Pursuer on behalf of the Company, the other Member receiving such information shall not use such information to pursue such investment opportunity for its own account to the exclusion of the Pursuer so long as the Pursuer is actively pursuing such opportunity on behalf of the Company and shall not disclose any Confidential Information to any Person (except as expressly permitted hereunder) or take any other action in connection therewith that is reasonably likely to cause damage to the Pursuer.

 

Section 11. Representations and Warranties .

 

11. l In General . As of the date hereof, each of the Members hereby makes each of the representations and warranties applicable to such Member as set forth in Section 11.2 . Such representations and warranties shall survive the execution of this Agreement.

 

11.2 Representations and Warranties . Each Member hereby represents and warrants that:

 

(a)                Due Incorporation or Formation; Authorization of Agreement . Such Member is a corporation duly organized or a partnership or limited liability company duly formed, validly existing and in good standing under the laws of the jurisdiction of its incorporation or formation and has the corporate, partnership or company power and authority to own its property and carry on its business as owned and carried on at the date hereof and as contemplated hereby. Such Member is duly licensed or qualified to do business and in good standing in each of the jurisdictions in which the failure to be so licensed or qualified would have a material adverse effect on its financial condition or its ability to perform its obligations hereunder. Such Member has the corporate, partnership or company power and authority to execute and deliver this Agreement and to perform its obligations hereunder, and the execution, delivery and performance of this Agreement has been duly authorized by all necessary corporate, partnership or company action. This Agreement constitutes the legal, valid and binding obligation of such Member.

 

(b)               No Conflict with Restrictions; No Default . Neither the execution, delivery or performance of this Agreement nor the consummation by such Member (or any of its Affiliates) of the transactions contemplated hereby (i) does or will conflict with, violate or result in a breach of (or has conflicted with, violated or resulted in a breach of) any of the terms, conditions or provisions of any law, regulation, order, writ, injunction, decree, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator, applicable to such Member or any of its Affiliates, (ii) does or will conflict with, violate, result in a breach of or constitute a default under (or has conflicted with, violated, resulted in a breach of or constituted a default under) any of the terms, conditions or provisions of the articles of incorporation, bylaws, partnership agreement or operating agreement of such Member or any of its Affiliates or of any material agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates is or may be bound or to which any of its properties or assets is subject, (iii) does or will conflict with, violate, result in (or has conflicted with, violated or resulted in) a breach of, constitute (or has Constituted) a default under (whether with notice or lapse of time or both}, accelerate or permit the acceleration of (or has accelerated} the performance required by, give (or has given) to others any material interests or rights or require any consent, authorization or approval under any indenture, mortgage, lease, agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates or any of their properties or assets is or may be bound or (iv) does or will result (or has resulted) in the creation or imposition of any lien upon any of the properties or assets of such Member or any of its Affiliates.

 

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(c)                Governmental Authorizations . Any registration, declaration or filing with, or consent, approval, license , permit or other authorization or order by, or exemption or other action of, any governmental, administrative or regulatory authority, domestic or foreign, that was or is required in connection with the valid execution, delivery, acceptance and performance by such Member under this Agreement or consummation by such Member (or any of its Affiliates) of any transaction contemplated hereby has been completed, made or obtained on or before the date hereof.

 

(d)               Litigation . There are no actions, suits, proceedings or investigations pending, or, to the knowledge of such Member or any of its Affiliates, threatened against or affecting such Member or any of its Affiliates or any of their properties, assets or businesses in any court or before or by any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could, if adversely determined (or, in the case of an investigation could lead to any action, suit or proceeding which if adversely determined could) reasonably be expected to materially impair such Member's ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member; such Member or any of its Affiliates has not received any currently effective notice of any default, and such Member or any of its Affiliates is not in default, under any applicable order, writ, injunction, decree, permit, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could reasonably be expected to materially impair such Member's (or any of its Affiliate' s) ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member.

 

(e)                Investigation . Such Member is acquiring its Interest based upon its own investigation, and the exercise by such Member of its rights and the performance of its obligations under this Agreement will be based upon its own investigation, analysis and expertise. Such Member is a sophisticated investor possessing an expertise in analyzing the benefits and risks associated with acquiring investments that are similar to the acquisition of its Interest.

 

(f) Broker . No broker, agent or other person acting as such on behalf of such Member was instrumental in consummating this transaction and that no conversations or prior negotiations were had by such party with any broker, agent or other such person concerning the transaction that is the subject of this Agreement.

 

(g)                Investment Company Act . Neither such Member nor any of its Affiliates is, nor will the Company as a result of such Member holding an interest therein be, an "investment company" as defined in, or subject to regulation under, the Investment Company Act of 1940, as amended.

 

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(h) Securities Matters .

 

(i)                 None of the Interests are registered under the Securities Act or any state securities laws. Such Member understands that the offering, issuance and sale of the Interests are intended to be exempt from registration under the Securities Act, based, in part, upon the representations, warranties and agreements contained in this Agreement. Such Member is an "accredited investor" as such term is defined in Rule 501 of Regulation D promulgated under the Securities Act.

 

(ii)               Neither the Securities and Exchange Commission nor any state securities commission has approved the Interests or passed upon or endorsed the merits of the offer or sale of the Interests . Such Member is acquiring the Interests solely for such Member's own account for investment and not with a view to resale or distribution thereof in violation of the Securities Act.

 

(iii)             Such Member is unaware of, and in no way relying on , any form of general solicitation or general advertising in connection with the offer and sale of the Interests, and no Member has taken any action which could give rise to any claim by any person for brokerage commissions, finders' fees (without regard to any finders' fees payable by the Company directly) or the like relating to the transactions contemplated hereby.

 

(iv)             Such Member is not relying on the Company or any of its officers, directors , employees, advisors or representatives with regard to the tax and other economic considerations of an investment in the Interests, and such Member has relied on the advice of only such Member's adv i sors .

 

(v)               Such Member understands that the Interests may not be sold, hypothecated or otherwise disposed of unless subsequently registered under the Secur i ties Act and applicable state securities laws, or an exemption from registration is available. Such Member agrees that it will not attempt to sell, transfer, assign, pledge or otherwise dispose of all or any portion of the Interests in violation of this Agreement.

 

(vi)             Such Member has adequate means for providing for its current financial needs and anticipated future needs and possible contingencies and emergencies and has no need for liquidity in the investment in the Interests.

 

(vii)            Such Member has significant prior investment experience , including investment in non-listed and non-registered securities . Such Member is knowledgeable about investment considerations and has a sufficient net worth to sustain a loss of such Member ' s entire investment in the Company in the e v ent such a loss should occur. Such Member's overall commitment to investments which are not readily marketable is not excessive in view of such Member's net worth and financial circumstances and the purchase of the Interests will not cause such commitment to become excessive. The investment in the Interests is suitable for such Member .

 

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(viii)         Such Member represents to the Company that the information contained in this subparagraph (h) and in all other writings, if any, furnished to the Company with regard to such Member (to the extent such writings relate to its exemption from registration under the Securities Act) is complete and accurate and may be relied upon by the Company in determining the availability of an exemption from registration under federal and state securities laws in connection with the sale of the Interests.

 

Section 12. Sale, Assignment, Transfer or other Disposition .

 

12 . 1 Prohibited Transfers . Except as otherwise provided in this Section 12. Sections 5.2 or 14.5 , or as approved by the Manager, no Member shall cause, suffer or permit any Transfer all or any part of its Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Interest (and such Transfer} shall be null and void and of no effect. For purposes hereof, any Transfer of any direct or indirect interest in a Member shall constitute a Transfer of such Member's Interest; provided however, any indirect Transfer of an ownership interest in ArchCo that results in Neil Brown at all times retaining a direct or indirect ownership of an at least 51 % interest in ArchCo shall be permitted.

 

12.2           Affiliate Transfers .

 

Subject to the provisions of Section l2.2(b) hereof, and subject in each case to the prior written approval of the Manager, (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Interest, such cessation shall be a non permitted Transfer and shall be deemed void ab initio, whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under any Collateral Agreement.

 

12.3           Admission of Transferee: Partial Transfers . Notwithstanding anything in this Section 12 to the contrary and except as provided in Section 14 . 5 , no Transfer of Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 12.3 .

 

(a)                Such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the Manager as may be required by applicable law or otherwise advisable; and

 

(b)               Notwithstanding the foregoing, any Transfer or purported Transfer of any Interest, whether to another Member or to a third party, shall be of no effect and void ab initio, and such transferee shall not become a Member or an owner of the purportedly transferred Interest, if the Manager determines in its sole discretion that:

 

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(i)                the Transfer would require registration of any Interest under, or result in a violation of, any federal or state securities laws;

 

(ii)             the Transfer would result in a termination of the Company under Code Section 708(b); 

 

(iii)              as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(iv)             if as a result of such Transfer the aggregate value of Interests held by "benefit plan investors" including at least one benefit plan investor that is subject to ERISA, could be "significant" (as such terms are defined in U . S. Department of Labor Regulation 29

C.F.R. 2510.3-10l (f)(2)) with the result that the assets of the Company could be deemed to be "plan assets" for purposes of ERISA;

 

(v)               as a result of such Transfer, the Company would or may have in the aggregate more than one hundred ( l 00) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this Section 12.3(b)(v), a Person indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (a " Flow Through Entity ") shall be considered a member, but only if (i) substantially all of the value of such Person's interest in the Flow-Through Entity is attributable to the Flow-Through Entity's interest (direct or indirect) in the Company and (ii) in the sole discretion of the Manager, a principal purpose of the use of the Flow-Through Entity is to permit the Company to satisfy the 100- member limitation; or

 

(vi)             the transferor failed to comply with the provisions of Sections 12.2(a) or (b).

 

The Manager may require the provision of a certificate as to the legal nature and composition of a proposed transferee of an Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 12.3 .

 

12.4           Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Interest in the Company, or as otherwise permitted under the terms of this Agreement, and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Section 13 . Except as otherwise provided in this Agreement, no Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

12.5           Removal . If Project Manager fails to use commercially reasonable efforts to perform its obligations under the Project Administration Agreement, and such failure continues for a period of 30 days after the Development Manager gives written notice of such failure to Project Manager, then, ArchCo may be removed as a Member of the Company and upon such removal ArchCo shall have no further Interest in the Company. Such removal shall not alter ArchCo's rights under any indemnification or agreement for ArchCo's benefit pursuant to Section 14 . 2(b).

 

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Section 13. Dissolution .

 

13.1          Limitations . The Company may be dissolved, liquidated and terminated only pursuant to the provisions of this Section 13 , and, to the fullest extent permitted by law but subject to the terms of this Agreement, the parties hereto do hereby irrevocably waive any and all other rights they may have to cause a dissolution of the Company or a sale or partition of any or all of the Company's assets.

 

13.2           Exclusive Events Requiring Dissolution . The Company shall be dissolved only upon the earliest to occur of the following events (a " Dissolution Event "):

 

(a)                the expiration of the specific term set forth in Section 2.5 ;

 

(b)               (i) at any time after the sale of the Property at such time as determined by the Manager, or (ii) by the unanimous approval of the Members in writing;

 

(c)                at any time there are no Members (unless otherwise continued inaccordance with the Act); or

 

(d)               the entry of a decree of judicial dissolution pursuant to Section 18-802 of the Act.

 

13.3           Liquidation . Upon the occurrence of a Dissolution Event, the business of the Company shall be continued to the extent necessary to allow an orderly winding up of its affairs, including the liquidation of the assets of the Company pursuant to the provisions of this Section 13.3 , as promptly as practicable thereafter, and each of the following shall be accomplished:

 

(a)                The Manager shall cause to be prepared a statement setting forth the assets and liabilities of the Company as of the date of dissolution, a copy of which statement shall be furnished to all of the Members.

 

(b)               The property and assets of the Company shall be liquidated or distributed in kind under the supervision of the Manager as promptly as possible, but in an orderly, businesslike and commercially reasonable manner.

 

(c)                Any gain or loss realized by the Company upon the sale of its property shall be deemed recognized and allocated to the Members in the manner set forth in Section 7.2 . To the extent that an asset is to be distributed in kind, such asset shall be deemed to have been sold at its fair market value on the date of distribution, the gain or loss deemed realized upon such deemed sale shall be allocated in accordance with Section 7 . 2 and the amount of the distribution shall be considered to be such fair market value of the asset.

 

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(d)                The proceeds of sale and all other assets of the Company shall be applied and distributed as follows and in the following order of priority:

 

(i) to the satisfaction of the debts and liabilities of the Company (contingent or otherwise) and the expenses of liquidation or distribution (whether by payment or reasonable provision for payment); and

 

(ii) the balance, if any, to the Members in accordance with Sections 6 . 3 .

 

13.4           Continuation of the Company . Notwithstanding anything to the contrary contained herein, the death, retirement, resignation, expulsion, bankruptcy, dissolution or removal of a Member shall not in and of itself cause the dissolution of the Company, and the Manager is expressly authorized to continue the business of the Company in such event, without any further action on the part of the Members .

 

Section 14. Indemnification.

 

14.1 Exculpation of Members .

 

(a)                 No Member, Manager, or officer of the Company shall be liable to the Company or to the other Members for damages or otherwise with respect to any actions or failures to act taken or not taken relating to the Company, except to the extent any related loss results from fraud, gross negligence or willful or wanton misconduct on the part of such Member, Manager, or officer or the willful breach of any obligation under this Agreement; provided, however, no Member, Manager, or officer of the Company shall be liable to the Company or to the other Members for special, incidental, consequential, or punitive damages.

 

(b)                 Whenever in this Agreement the Manager is permitted or required to take any action or to make a decision or determination in its "good faith" or under another express standard, the Manager shall act under such express standard and, to the extent permitted by applicable law, shall not be subject to any other or different standards imposed by this Agreement, and, notwithstanding anything contained herein to the contrary, so long as the Manager acts in good faith, and such act does not constitute a bad faith violation of the implied contractual covenant of good faith and fair dealing, the resolution, action or terms so made, taken or provided by the Manager shall not constitute a breach of this Agreement or impose liability upon the Managing Member or any of its Affiliates, shareholders, partners, members, employees, agents or representatives.

 

14.2           Indemnification by Company . (a) The Company hereby indemnifies, holds harmless and defends the Members, the Manager, the officers and each of their respective agents, officers, directors, members, partners, shareholders and employees from and against any loss, expense, damage or injury suffered or sustained by them (including but not limited to any judgment, award, settlement, reasonable attorneys' fees and other costs or expenses incurred in connection with the defense of any actual or threatened action, proceeding or claim) by reason of or arising out of (i) their activities on behalf of the Company or in furtherance of the interests of the Company, including, without limitation, the provision of guaranties to third party lenders in respect of financings relating to the Company or any of its assets (but specifically excluding from such indemnity by the Company any so called "bad boy" guaranties or similar agreements which provide for recourse as a result of failure to comply with covenants, willful misconduct or gross negligence), (ii) their status as Members, Manager, employees or officers of the Company, or (iii) the Company's assets, property, business or affairs (including, without limitation , the actions of any officer, director, member or employee of the Company or any of its Subsidiaries), if the acts or omissions were not performed or omitted fraudulently or as a result of gross negligence or willful or wanton misconduct by the indemnified party or as a result of the willful breach of any obligation under this Agreement by the indemnified party . Reasonable expenses incurred by the indemnified party in connection with any such proceeding relating to the foregoing matters shall be paid or reimbursed by the Company in advance of the final disposition of such proceeding upon receipt by the Company of (x) written affirmation by the Person requesting indemnification of its good faith belief that it has met the standard of conduct necessary for indemnification by the Company and (y) a written undertaking by or on behalf of such Person to repay such amount if it shall ultimately be determined by a court of competent jurisdiction that such Person has not met such standard of conduct, which undertaking shall be an unlimited general obligation of the indemnified party but need not be secured.

 

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(b) If Manager gives ArchCo notice that: (i) the Company's (or the Property Owner's) lender or institutional investor requires a completion guaranty from ArchCo, ArchCo shall provide such completion guaranty provided that Bluerock Residential Growth REIT, Inc. indemnifies the guarantor under such completion guaranty from and against any losses thereunder not caused by such guarantor's or its Affiliate's breach of the Project Administration Agreement; or (ii) the Company's (or the Property Owner's) lender requires a so-called bad-boy guaranty from ArchCo, ArchCo shall do so, provided that the Members shall enter into a backstop agreement mutually agreeable to the Members to allocate the risk of loss based upon the responsible party for tripping any such bad-boy guaranty .

 

14.3 Indemnification by Members for Misconduct .

 

(a)      ArchCo hereby indemnifies, defends and holds harmless the Company, Bluerock and each of their subsidiaries and their agents , officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages) , claims and liabilities (including reasonable attorneys' fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, ArchCo or any representative appointed by ArchCo.

 

(b)     Bluerock hereby indemnifies, defends and holds harmless the Company, ArchCo and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys' fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Bluerock or any representative appointed by Bluerock.

 

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14.4 General Indemnification by the Members .

 

(a)               Notwithstanding any other provision contained herein, each Member (the " Indemnifying Party ") hereby indemnifies and holds harmless the other Members, the Company and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees (each, an " Indemnified Party ") from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys' fees) as a result of or arising out of (i) any breach of any obligation of the Indemnifying Party under this Agreement or (ii) with respect to Bluerock only, the failure of the Property Owner to fulfill its obligations to make payments due under the Project Administration Agreement in accordance with its terms .

 

(b)               Except as otherwise provided herein or in any other agreement, recourse for the indemnity obligation of the Members under this Section 14.4 shall be limited to such Indemnifying Party's Interest in the Company; provided, however, that recourse against Bluerock under its indemnity obligations under this Agreement or otherwise shall be further limited to an aggregate amount equal to the value of ArchCo's Interest as determined by and being limited to the then current liquidation value of ArchCo's Interest assuming the Company were liquidated in an orderly fashion and all net proceeds thereof were distributed in accordance with Article 6; provided, however, that such limitations shall not apply to any claim by an Indemnified Party arising from the Property Owner's failure to fulfill its obligations to make payments due under the Project Administration Agreement in accordance with its terms.

 

(c) The terms of this Section 14 shall survive termination of this Agreement.

 

14.5 Pledge of JV Partner Interest .

 

(a)               As security for the indemnity obligations of each Member under Section 14.4(a) (the " Inducement Obligation "), each Member shall execute and deliver to the other Member a certain Pledge Agreement (the " Pledge Agreement ") and related documents pursuant to which such Member grants to the other Member a lien upon and a continuing interest in the other Member ' s Interest in the Company, subject to the limitation in Section 14.4(b), including all payments due or to become due to the other Member hereunder from and after the entry of a judgment described in Section 14.S(c) and such other rights pledged under the Pledge Agreement (collectively, the " Indemnity Collateral "). Any Transfer by a Member of its Interest shall be subject to the lien and security interest granted hereby until and unless such lien and security interest are released by the other Member.

 

(b)               Each Member shall, on the date hereof, have prepared and filed UCC financing statements and such other documents and have taken such other action necessary to grant to the other Member a fully perfected first priority security interest in all of such Member's Interest in the Company . Each Indemnified Party shall have all of the rights now or hereafter existing under applicable law, and all rights as a secured creditor under the Uniform Commercial Code in all relevant jurisdictions, with respect to the Indemnity Collateral , and each Member agrees to take all such actions as may be reasonably requested of it by an Indemnified Party to ensure that the Indemnified Parties can realize on such security interest.

 

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(c)               In the event an Indemnified Party obtains a judgment on account of an Inducement Obligation, then the Indemnified Party shall, to the fullest extent permitted by law, be deemed, without payment of further consideration or the taking of further action by the Indemnifying Party or any of its Subsidiaries, to have acquired from the Indemnifying Party such portion of the Indemnity Collateral as shall be equal in value to the amount of the judgment; provided, at the request of the Indemnified Party, the Indemnifying Party shall execute and deliver to the Indemnified Party an amendment to this Agreement to reflect the change in the Interests and Percentage Interests of the Members.

 

(d)              The rights provided in this Section 14.5 (i) shall be subject to the limitations of enforceability as provided in Section 14.4(b), and (ii) shall not be enforceable if doing so would trigger liability under, or otherwise violate the provisions of, the Construction Loan Documents.

 

14.6          Exclusivity of Remedies . The remedies provided in this Section 14 constitute the sole and exclusive remedies available to the Company, ArchCo and Bluerock with respect to matters addressed in this Agreement.

 

Section 15. Put/Call Agreement .

 

15.l Call Option . At any time after the earlier to occur of (i) twenty four (24) months following Final Completion, or (ii) twelve (12) months following Property Stabilization, Bluerock or its designee (for purposes of this Section 15, " Bluerock ") shall have the right, but not the obligation, to purchase and acquire all, but not less than all, of ArchCo's Interest in the Company for the Put/Call Purchase Price thereof by delivering written notice of such election (the " Call Election Notice ") to ArchCo (the "Call Option"). Upon delivery of the Call Election Notice to ArchCo, which shall be the effective date of the Call Election Notice, the obligation of Bluerock to purchase and acquire ArchCo's entire Interest in the Company for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent, and the obligation of ArchCo to sell and transfer ArchCo's entire Interest in the Company to Bluerock for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent.

 

15.2 Put Option . At any time after the earlier to occur of (i) twenty four (24) months following Final Completion, or (ii) twelve (12) months following Property Stabilization, ArchCo shall have the right, but not the obligation, to elect to require Bluerock to purchase and acquire all, but not less than all, of ArchCo's Interest in the Company for the Put/Call Purchase Price thereof by delivering written notice of such election (the " Put Election Notice ") to Bluerock (the " Put Option "). Upon delivery of the Put Election Notice to Bluerock, which shall be the effective date of the Put Election Notice, the obligation of Bluerock to purchase and acquire ArchCo' s entire Interest in the Company for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent, and the obligation of ArchCo to sell and transfer ArchCo's entire Interest in the Company to Bluerock for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent.

 

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15.3          Determination of Put/Call Purchase Price .

 

(a)                General . The purchase price for ArchCo ' s Interest (the " Put/Call Purchase Price ") in connection with the Call Option or the Put Option shall be determined in the manner set forth below in this Section 15.3 . For a period of thirty (30) days after the effective date of the Put Election Notice or the Call Election Notice, as applicable (together, the " Put/Call Election Notice "), Bluerock and ArchCo shall negotiate in good faith in an effort to agree upon the fair market value of the Property (" FMV "). If Bluerock and ArchCo agree upon the FMV within such thirty (30) day period, then the price so agreed upon shall be the FMV. If Bluerock and ArchCo do not so agree upon the FMV within such thirty (30) day period, then Bluerock and ArchCo shall submit to each other a proposed FMV . If the two proposed FMVs that are submitted by Bluerock and ArchCo are within ten percent (10%) of each other (using the lower number as the percentage base), then the FMV shall be the average of the proposed FMVs of Bluerock and ArchCo. If the proposed FMVs of Bluerock and ArchCo are not within ten percent (10%) of each other, then the FMV shall be determined as described below in Section 15.3(b).

 

(b)                Determination of FMV . For purposes of this Section 15 , the FMV shall be determined by one ( 1) or more qualified commercial real estate brokers with at least five (5) years' experience with the purchase and sale of real estate projects similar to the Property . Bluerock and ArchCo shall negotiate in good faith in an effort to agree on one (I) broker within ten ( 10) days after the expiration of the thirty (30) day period set forth above. In the event that the Members cannot agree on a broker within such ten ( 10) day period, each Member shall appoint its own broker and the two brokers shall then decide on a third broker . If the two (2) selected brokers fail to appoint a third (3rd) broker within ten (10) days following the expiration of the ten ( l 0) day negotiation period, either Bluerock or ArchCo may petition a court of competent jurisdiction to appoint a third (3rd) broker, in the same manner as provided for the appointment of an arbitrator by the American Arbitration Association. If either Bluerock or ArchCo fails to suggest such a broker, or appoint such a broker, as the case may be, within the time period specified, the broker duly appointed by the other Member shall proceed to evaluate the proposed FMVs submitted by Bluerock and ArchCo (the " Evaluation " ) as herein set forth, and the determination of such broker shall be conclusive on all the Members. The broker or three (3) brokers, as the case may be, shall promptly fix a time for the completion of the Evaluation, which shall not be later than thirty (30) days from the effective date of appointment of the last broker . The broker(s) shall determine the FMV by evaluating both Members proposed FMVs in light of the fair market value of the Property, such fair market value being the fairest price estimated in the terms of money that the Company could obtain if the Property was sold in the open market allowing a reasonable time to find a purchaser who purchases with knowledge of the business of the Property at the time of the delivery of the Put Election Notice or Call Election Notice . The broker(s) shall select the proposed FMV of the Member which each such broker deems most accurate in light of its analysis . In the event that three (3) brokers are involved in the Evaluation, the decision of any two (2) brokers with respect to either Member's proposed FMV shall constitute selection of such FMV.

 

(c)                Determination of Put/Call Purchase Price . The Members shall determine within fifteen ( 15) days after the determination of the FMV the amount of cash that would be distributed to each Member pursuant to Section 6.3 if (i) the assets of the Company were sold for their fair market value as of the effective date of the Call Election Notice or the Put Election Notice, (ii) the liabilities of the Company (excluding any prepayment penalties or fees contained in any financing documents secured by the assets of the Company) are paid in full, and (iii) any remaining amounts were distributed to the Members pursuant to Section 6.3 . One hundred percent (100%) of the amount which would be distributed to ArchCo pursuant to Section 6.3 shall be deemed the Put/Call Purchase Price .

 

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(d)              Payment of Costs . Bluerock shall pay for the services of the broker appointed by Bluerock, and ArchCo shall pay for the services of the broker appointed by ArchCo . The cost of the services of the third (3rd) broker, if any, shall be paid by the Company as a closing cost.

 

15.4        Closing Process . The Members shall fix a closing date (the "Put/Call Closing Date") which shall be not later than sixty (60) days after the determination of the Put/Call Purchase Price for ArchCo's Interest in the Company in accordance with Section 15.3. The closing shall take place on the Put/Call Closing Date at the principal office of Bluerock or through escrow with a national title company. The purchase price for ArchCo's Interest shall be paid in immediately available funds and ArchCo shall convey good and marketable title to its Interest to Bluerock free and clear of all liens and encumbrances . Each Member shall cooperate and take all actions and execute all documents reasonably necessary or appropriate to reflect the purchase of ArchCo's Interest by Bluerock. The Manager shall prepare (and the parties shall agree upon) a balance sheet for the Company as of the date of determination of the Put/Call Closing Date showing all items of income and expense of the Company earned or accrued, and such income and expenses shall be prorated between Bluerock and ArchCo as of the Put/Call Closing Date (based on ArchCo's Interest before the Put/Call Closing Date). All other costs shall be borne by the party who customarily bears such costs in real estate transactions in the county where the Property is located. Any risk of casualty or loss before the Put/Call Closing Date shall be borne by Bluerock, who shall succeed to all rights to insurance proceeds or condemnation awards. Unless required by any applicable loan documents, in no event shall Bluerock be required to repay or to cause the Company to repay any indebtedness of the Company at such closing except for the repayment of Default Loans and any other loans made by ArchCo to the Company. Effective as of the closing for the purchase of ArchCo ' s Interest, ArchCo shall withdraw as a member of the Company. In connection with any such withdrawal, Bluerock may cause any nominee designated by such Member to be admitted as a substituted Member of the Company. ArchCo hereby constitutes and irrevocably appoints Bluerock as ArchCo's true and lawful attorney-in-fact upon the occurrence of a default by ArchCo under this Section 15 for the purpose of carrying out the provisions of this Section 15 and taking any action and executing any document , instrument and/or agreement that Bluerock deems necessary or appropriate to accomplish the purposes of this Section 15, including, without limitation, the transfer of ArchCo's Interest in the Company to Bluerock in accordance with this Section 15. This power-of-attorney shall be irrevocable as one coupled with an interest. On or before the closing of a purchase and sale held pursuant to this Section 15, Bluerock shall provide written releases to ArchCo and any Affiliate of ArchCo from all liabilities, if any, of the Company for which ArchCo and Affiliates of ArchCo may have personal liability and from all guaranties of such liabilities of the Company previously executed by ArchCo and any Affiliates of ArchCo.

 

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15.5         Termination of Related Party Contracts . Upon the closing of any purchase and sale pursuant to this Section 15, any agreement of the Company or Property Owner to which ArchCo or an Affiliate of ArchCo is a party shall terminate at either Bluerock's or ArchCo's election without the payment of any termination fee and/or penalty, if any, thereunder.

 

Section 16. Abandonment.

 

16 . 1 Defined Terms.

 

(a)                Abandonment Event " means the first, if any, of the following events occurring after Property Owner acquires all of Parcels A, C, F, G and H and before Commencement of Construction: (i) Bluerock notifies ArchCo in writing that Bluerock (A) no longer intends to cause the Property Owner to acquire any Parcel subject to an Existing Agreement by the outside closing date called for under the respective Existing Agreement, or

(B) intends to permanently abandon the Project; (ii) the Company or Property Owner defers Commencement of Construction for at least two years beyond the scheduled commencement date under the Construction Schedule; (iv) except in the case of a default by the Architect or a Bankruptcy / Dissolution Event with respect to the Architect, Bluerock causes the Company or Property Owner to terminate or otherwise be in default under the Architect ' s Contract (after notice of default and the expiration of the applicable cure period) after the Architect has been instructed by the Company to prepare a full set of construction drawings for the Project unless a replacement Architect's Contract is entered into within sixty (60) days thereafter; or (v) after Project Manager and Development Manager, on behalf of Property Owner, agree on the Final Construction Schedule, the Final Development Budget for the Project and General Contract, Bluerock has failed to cause the Company to issue a notice to proceed to the General Contractor within 90 days after the scheduled date for the Commencement of Construction set forth in the Final Construction Schedule other than for good cause including , without limitation, the inability to obtain construction financing on commercially reasonable terms notwithstanding Bluerock ' s reasonable efforts to obtain such financing.

 

(b)              " Bluerock Interest Closing Deadline" means the date that is the earlier of (i) 120 days after the occurrence of the Abandonment Event and (ii) 90 days after the date on which the Bluerock Interest Price is determined in accordance with Sect i on 16.3 .

 

(c)               Terms Defined in Project Administration Agreement . As used in this Section 16, each of the following terms has the meaning for that term provided in the Project Administration Agreement: " Architect" ; "Architect's Contract"; "Commencement of Construction " ; " Construction Schedule "; " Final Construction Schedule" ; "Final Development Budget"; "General Contract"; and "General Contractor".

 

16.2          ArchCo's Right to Purchase . If an Abandonment Event occurs, then

(a) until the Bluerock Interest Closing Deadline has passed, (i) the Company shall not sell or otherwise transfer any interest in the Property, and (ii) Bluerock shall not sell or otherwise transfer any of Bluerock's Interest except as provided in this Section 16 ; and (b) at any time on or before the Bluerock Interest Closing Deadline, ArchCo or its designee (for purposes of this Section 16 , " ArchCo ") shall have the right , but not the obligation, to purchase and acquire Bluerock's Interest for the Bluerock Interest Price in accordance with this Section 16 . If, for any reason other than a default by Bluerock, either the § 16 FMV has not been determined in accordance with Section 16.3 within 30 days after an Abandonment Event occurs or ArchCo does not purchase Bluerock's Interest on or before the Bluerock Interest Closing Deadline in accordance with this Section 16, ArchCo' s right to purchase Bluerock's Interest under this Section 16 shall expire.

 

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16.3 Determination of Bluerock Interest Price .

 

(a)                   General . For purposes of this Section 16, the purchase price for Bluerock's Interest (the " Bluerock Interest Price ") shall be determined in the manner set forth below in this Section 16.3. For a period of five (5) days after the date on which an Abandonment Event occurs (the " FMV Negotiation Period "), Bluerock and ArchCo shall negotiate in good faith in an effort to agree upon the fair market value of the Property ("§ 16 FMV "). If Bluerock and ArchCo agree upon the §16 FMV within the FMV Negotiation Period, then the price so agreed upon shall be the §16 FMV and the Bluerock Interest Closing Deadline shall be 90 days thereafter. If Bluerock and ArchCo do not so agree upon the §16 FMV within the FMV Negotiation Period, then Bluerock and ArchCo shall submit to each other a proposed §16 FMV within the five (5) day period following the end of FMV Negotiation Period (the " FMV Submission Period "). If the two proposed §16 FMVs that are submitted by Bluerock and ArchCo are within ten percent (10%) of each other (using the lower number as the percentage base), then the §16 FMV shall be the average of the proposed §16 FMVs of Bluerock and ArchCo, and the Bluerock Interest Closing Deadline shall be 90 days thereafter. If the proposed §16 FMVs of Bluerock and ArchCo are not within ten percent ( 10%) of each other, then the §16 FMV shall be determined as described below in Section l6.3(b).

 

(b)                 Determination of §16 FMV. For purposes of this Section 16(b), the §16 FMV shall be determined by one (1) or more qualified commercial real estate brokers with at least five (5) years' experience with the purchase and sale of real property similar to the Property. Each Member shall appoint its own broker within five (5) days after the end of the FMV Submission Period (the " FMV Broker Appointment Period "), and the two brokers shall then decide on a third broker as soon as possible. If either Bluerock or ArchCo fails to appoint a broker within the FMV Broker Appointment Period, the broker duly appointed by the other Member shall proceed to evaluate the proposed §16 FMVs submitted by Bluerock and ArchCo (the " Evaluation ") as herein set forth, and the determination of such broker shall be conclusive on all the Members. If either Member-appointed broker fails to name a proposed broker, the proposed broker named by the other Member-appointed broker shall be the third broker. If the two Member-appointed brokers fail to agree on a third broker, each Member-appointed broker shall name a proposed broker and the third broker shall be selected by the Members' toss of a coin at the end of the FMV Broker Appointment Period. The broker or three (3) brokers, as the case may be, shall complete the Evaluation and determine the §16 FMV within the end of the thirty (30) day period following the Abandonment Event (the " FMV Determination Period "). The broker(s) shall determine the §16 FMV by evaluating both Members' proposed §16 FMVs in light of the fair market value of the Property, such fair market value being the fairest price estimated in the terms of money that the Company could obtain if the Property was sold in the open market allowing a reasonable time to find a purchaser who purchases with knowledge of the business of the Property at the time of the Abandonment Event. The broker(s) shall select the proposed §16 FMV of the Member which each such broker deems most accurate in light of its analysis. In the event that three (3) brokers are involved in the Evaluation, the decision of any two (2) brokers with respect to either Member's proposed §16 FMV shall constitute selection of such §16 FMV . None of the Members or the Manager shall provide any instruction, direction or information to any of the brokers other than a copy of the instructions set forth in this Section 16, the Members' § 16 FMVs and written information regarding the Property and the Project prepared by or on behalf of the Company or the Property Owner before the Abandonment Event.

 

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(c)                 Determination of Bluerock Interest Price . Based upon the §16 FMV as determined above, the Members shall determine the amount of cash that would be distributed to each Member pursuant to Section 6.3 if (i) the assets of the Company were sold for the §16 FMV, (ii) the liabilities of the Company (excluding any prepayment penalties or fees contained in any financing documents secured by the assets of the Company) are paid in full, and (iii) any remaining amounts were distributed to the Members pursuant to Section 6.3. One hundred percent (100%) of the amount which would be distributed to Bluerock pursuant to Section 6.3 shall be deemed the Bluerock Interest Price.

 

(d)                 Payment of Costs . Bluerock shall pay for the services of the broker appointed by Bluerock, and ArchCo shall pay for the services of the broker appointed by ArchCo and the services of the third (3rd) broker, if any.

 

16.4           Closing Process . The date for the closing, if any, for the purchase and sale of Bluerock's Interest under this Section 16 (the " Bluerock Interest Closing Date ") will be set by ArchCo, provided it is not later than the Bluerock Interest Closing Deadline. The closing shall take place on the Bluerock Interest Closing Date through escrow with a national title company. At the closing, the Bluerock Interest Price shall be paid in immediately available funds and Bluerock shall convey good title to Bluerock's Interest to ArchCo free and clear of all liens and encumbrances. Each Member shall cooperate and take all actions and execute all documents reasonably necessary or appropriate to reflect the purchase of Bluerock ' s Interest by ArchCo. The Manager shall prepare (and the parties shall agree upon) a balance sheet for the Company as of the date of determination of the Bluerock Interest Closing Date showing all items of income and expense of the Company earned or accrued , and such income and expenses shall be prorated between ArchCo and ArchCo as of the Bluerock Interest Closing Date (based on Bluerock's Interest before the Bluerock Interest Closing Date). All other costs shall be borne by the party who customarily bears such costs in real estate transactions in the county where the Property is located. Any risk of casualty or loss to the Property before the Bluerock Interest Closing Date shall be borne by ArchCo, who shall succeed to all rights to insurance proceeds or condemnation awards . Unless required by any applicable loan documents, in no event shall ArchCo be required to repay or to cause the Company to repay any indebtedness of the Company at such closing except for the repayment of any loans made by Bluerock to the Company with ArchCo's prior written consent; provided further, on or before the Bluerock Interest Closing Date and as a condition of any closing thereon, ArchCo shall provide written releases to Bluerock and any Affiliate of Bluerock from all liabilities , if any, of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) for which Bluerock and Affiliates of Bluerock may have personal liability and from all guaranties of such liabilities of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) previously executed by Bluerock and any Affiliates of Bluerock . Effective as of the closing for the purchase of Bluerock's Interest, Bluerock shall withdraw as a member of the Company. In connection with any such withdrawal, ArchCo may cause any nominee designated by ArchCo to be admitted as a substituted Member of the Company . Upon payment to Bluerock of the Bluerock Interest Price after the Abandonment Event on or before the Bluerock Interest Closing Deadline, Bluerock hereby constitutes and irrevocably appoints ArchCo as Bluerock's true and lawful attorney-in-fact upon the occurrence of a default by Bluerock under this Section 16 for the purpose of canying out the provisions of this Section 16 and taking any action and executing any document, instrument and/or agreement that ArchCo deems necessary or appropriate to accomplish the purposes of this Section 16, including, without limitation, the transfer of Bluerock's Interest in the Company to ArchCo in accordance with this Section 16 . This power-of-attorney shall be irrevocable as one coupled with an interest; provided however, on or before the Bluerock Interest Closing Date and as a condition of any closing thereat, ArchCo shall provide written releases to Bluerock and any Affiliate of Bluerock from all liabilities, if any, of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) for which Bluerock and Affiliates of Bluerock may have personal liability and from all guaranties of such liabilities of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) previously executed by Bluerock and any Affiliates of Bluerock.

 

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16.5           Termination of Related Party Contracts . Upon the closing of any purchase and sale pursuant to this Section 16 , the Development Agreement and any other agreement of the Company or Purchaser to which Bluerock or an Affiliate of Bluerock is a party shall terminate at either ArchCo ' s or Bluerock's election without the payment of any development fee, termination fee and/or penalty, if any, thereunder.

 

Section 17. Miscellaneous .

 

17.1           Notices .

 

(a)                All notices, requests , approvals , authorizations, consents and other communications required or permitted under this Agreement shall be in writing and shall be (as elected by the Person giving such notice) hand delivered by messenger or overnight courier service, mailed (airmail, if international) by registered or certified mail (postage prepaid), return receipt requested, or sent via email (provided such email is immediately followed by the delivery of an original copy of same via one of the other foregoing delivery methods) addressed to:

 

If to Bluerock:

 

c / o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9th Floor

New York, New York 10019

Attention: R. Ramin Kamfar

Email: rkamfar @ bluerockre . com

 

with a copy to :

 

c l o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9th Floor

New York, New York 10019

Attention: Michael Konig, Esq .

Email: mkonig@bluerockre . com

 

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If to ArchCo:

 

c/o ArchCo Residential LLC

7 Piedmont Center, Suite 300

Atlanta, GA 30305

Attention: Neil T. Brown & Dorrie Green

Email: neil@ntbrown.com & dgreen@archcoresidential.com

 

with a copy to:

 

Sherman & Howard L.L . C .

633 17th Street, Suite 3300

Denver, CO 80202

Attention: Mike Shomo

Email: mshomo@shennanhoward. com

 

(b)               Each such notice shall be deemed delivered (a) on the date delivered if by hand delivery or overnight courier service or facsimile, and (b) on the date upon which the return receipt is signed or delivery is refused or the notice is designated by the postal authorities as not deliverable, as the case may be, if mailed (provided, however, if such actual delivery occurs after 5:00 p.m. (local time where received), then such notice or demand shall be deemed delivered on the immediately following Business Day after the actual day of delivery).

 

(c)                By giving to the other parties at least fifteen (15) days written notice thereof, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses.

 

17.2           Governing Law . This Agreement and the rights of the Members hereunder shall be governed by, and interpreted in accordance with, the laws of the State of Delaware. Each of the parties hereto irrevocably submits to the jurisdiction of the New York State courts and the Federal courts sitting in the State of New York and agree that venue for any and all matters involving this Agreement shall be established solely in such courts. Each of the parties hereto waives irrevocably the defense of inconvenient forum to the maintenance of such action or proceeding.

 

17.3           Successors . This Agreement shall be binding upon, and inure to the benefit of, the parties and their successors and permitted assigns . Except as otherwise provided herein, any Member who Transfers its Interest as permitted by the terms of this Agreement shall

have no further liability or obligation hereunder, except with respect to claims arising prior to such Transfer .

 

17.4           Pronouns . Whenever from the context it appears appropriate, each term stated in either the singular or the plural shall include the singular and the plural, and pronouns stated in either the masculine, the feminine or the neuter gender shall include the masculine, feminine and neuter.

 

  35  
 

 

17.5           Table of Contents and Captions Not Part of Agreement . The table of contents and captions contained in this Agreement are inserted only as a matter of convenience and in no way define, limit or extend the scope or intent of this Agreement or any provisions hereof.

 

17.6           Severability . If any provision of this Agreement shall be held invalid, illegal or unenforceable in any jurisdiction or in any respect, then the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired, and the Members shall use their best efforts to amend or substitute such invalid, illegal or unenforceable provision with enforceable and valid provisions which would produce as nearly as possible the rights and obligations previously intended by the Members without renegotiation of any material terms and conditions stipulated herein.

 

17.7           Counterparts . This Agreement may be executed in several counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument.

 

17.8          Entire Agreement and Amendment . This Agreement and the other written agreements described herein between the parties hereto entered into as of the date hereof, constitute the entire agreement between the Members relating to the subject matter hereof . In the event of any conflict between this Agreement or such other written agreements, the terms and provisions of this Agreement shall govern and control. No amendment or waiver by a Member shall be enforceable against such Member unless it is in writing and duly executed by such Member.

 

17.9          Further Assurances . Each Member agrees to execute and deliver any and all additional instruments and documents and do any and all acts and things as may be necessary or expedient to effectuate more fully this Agreement or any provisions hereof or to carry on the business contemplated hereunder.

 

17.10        No Third Party Rights . The provisions of this Agreement are for the exclusive benefit of the Members and the Company, and no other party (including, without limitation, any creditor of the Company) shall have any right or claim against any Member by reason of those provisions or be entitled to enforce any of those provisions against any Member.

 

17.11        Incorporation by Reference . Every Exhibit and Annex attached to this Agreement is incorporated in this Agreement by reference.

 

17.12       Limitation on Liability . Except as set forth in Section 14 , the Members shall not be bound by, or be personally liable for, by reason of being a Member, a judgment, decree or order of a court or in any other manner , for the expenses, liabilities or obligations of the Company, and the liability of each Member shall be limited solely to the amount of its Capital Contributions as provided under Section 5 . Except as set forth in Section 14.3 , any claim against any Member (the " Member in Question ") which may arise under this Agreement shall be made only against, and shall be limited to, such Member in Question's Interest, the proceeds of the sale by the Member in Question of such Interest or the undivided interest in the assets of the Company distributed to the Member in Question pursuant to Section l 3.3(d) hereof. Except as set forth in Section 14.3 , any right to proceed against (i) any other assets of the Member in Question or (ii) any agent, officer, director, member, partner, shareholder or employee of the Member in Question or the assets of any such Person, as a result of such a claim against the Member in Question arising under this Agreement or otherwise, is hereby irrevocably and unconditionally waived.

 

  36  
 

 

17.13        Remedies Cumulative . The rights and remedies given in this Agreement and by law to a Member shall be deemed cumulative, and the exercise of one of such remedies shall not operate to bar the exercise of any other rights and remedies reserved to a Member under the provisions of this Agreement or given to a Member by law . In the event of any dispute between the parties hereto , the prevailing party shall be entitled to recover from the other party reasonable attorney's fees and costs incurred in connection therewith .

 

17.14       No Waiver . One or more waivers of the breach of any provision of this Agreement by any Member shall not be construed as a waiver of a subsequent breach of the same or any other provision, nor shall any delay or omission by a Member to seek a remedy for any breach of this Agreement or to exercise the rights accruing to a Member by reason of such breach be deemed a waiver by a Member of its remedies and rights with respect to such breach .

 

17.15        Limitation On Use of Names . Notwithstanding anything contained in this Agreement or otherwise to the contrary, each of Bluerock and ArchCo as to itself agree that neither it nor any of its Affiliates, agents, or representatives is granted a license to use or shall use the name of the other under any circumstances whatsoever except as provided in that certain license agreement to be entered into by the Company and an Affiliate of ArchCo pursuant to Section 17.20 of this Agreement. Any change in the Name of the Property must be approved by Manager.

 

17.16        Publicly Traded Partnership Provision . Each Member hereby severally covenants and agrees with the other Members for the benefit of such Members, that (i) it is not currently making a market in Interests in the Company and will not in the future make such a market and (ii) it will not Transfer its Interest on an established securities market, a secondary market or an over-the-counter market or the substantial equivalent thereof within the meaning of Code Section 7704 and the Regulations, rulings and other pronouncements of the U . S . Internal Revenue Service or the Department of the Treasury thereunder . Each Member further agrees that it will not assign any Interest in the Company to any assignee unless such assignee agrees to be bound by this Section and to assign such Interest only to such Persons who agree to be similarly bound .

 

17.17        Uniform Commercial Code . The interest of each Member in the Company shall be an "uncertificated security" governed by Article 8 of the Delaware UCC and the UCC as enacted in the State of New York (the ''New York UCC "), including, without limitation, (i) for purposes of the definition of a "security" thereunder, the interest of each Member in the Company shall be a security governed by Article 8 of the Delaware UCC and the New York UCC and (ii) for purposes of the definition of an "uncertificated security" thereunder.

 

  37  
 

 

17.18       Public Announcements . Neither Member nor any of its Affiliates shall , without the prior approval of the Manager, issue any press releases or otherwise make any public statements with respect to the Company or the transact i ons contemplated by this Agreement, except as may be required by applicable law or regulation or by obligations pursuant to any listing agreement with any national securities exchange so long as such Member or such Affiliate has used reasonable efforts to obtain the approval of the Manager prior to issuing such press release or making such publ i c disclosure ..

 

17.19       No Construction Against Drafter . This Agreement has been negotiated and prepared by Bluerock and ArchCo and their respective attorneys and , should any provision of this Agreement require judicial interpretation, the court interpreting or construing such provision shall not apply the rule of construction that a document is to be construed more strictly against one party .

 

  38  
 

 

IN WITNESS WHEREOF, this Agreement is executed by the Members , effective as of the date first set forth above.

 

  BLUEROCK:  
       
  BR Flagler JV Member, LLC, a Delaware limited
  liability company
       
  By: Bluerock Special Opportunity + Income Fund
  II, LLC, a Delaware limited liability company, its
  Manager
       
  By: /s/ Jordan Ruddy
    Name:    Jordan Ruddy
    Title: Authorized Signatory

  

  39  
 

 

  ARCHCO:
         
  ArchCo Metropolitan Member LLC , a Delaware limited liability company
         
  By:  /s/ Neil T. Brown
      Name:    Neil T. Brown
      Title : Authorized Signatory

   

  40  
 

 

EXHIBIT A

 

Unreturned Capital Contribution Accounts

 

Member Name Unreturned Capital
  Contribution Account
   
Bluerock $ [6,096,283.52]
   
ArchCo $[ 0.00 ]

 

 
 

 

EXHIBIT B

 

Examples of the Application of Section 9.l(e)

 

Example 1 .

 

Proposed Transaction:

Bluerock determines to admit a new member to the Company who agrees to make Capital Contributions (which Bluerock would otherwise be permitted to make hereunder) subject to receipt of a senior preferred 12% IRR and 10% of all Distributable Funds thereafter.

 

Application of Section 9.1(e):

 

The Proposed Transaction is permitted without ArchCo's consent. Section 6.3 would be modified to provide for distributions to be made as follows:

 

(i)    First, to new Member, amounts necessary for the new member to achieve its 12%

 

(ii)   Second, an amount equal to the sum of (A) the amounts required for Bluerock to achieve a 15% IRR on its Capital Contributions and (B) the amounts required for the new member to achieve a 15% IRR (after taking account of distributions under clause (i)) 90% to Bluerock and I 0% to new member;

 

(iii) Third, 10% to new member, 78% to Bluerock and 12% to ArchCo.

 

Example 2 .

 

Proposed Transaction:

Bluerock determines to admit a new member who agrees to make a Capital Contribution (which Bluerock would otherwise be permitted to make hereunder) subject to receipt of a senior preferred 18% IRR and no residual interest.

 

Application of Section 9 . l(e):

 

The Proposed Transaction is prohibited without ArchCo's consent since it effectively results in a potential additional subordination of ArchCo's 12% carried interest.

 

Example 3 .

 

Proposed Transaction:

Same as example 1 but the transaction is to be structured as a contribution of the Property to a new limited liability company (''NewCo") in which the Company and the new member are members .

 

 
 

 

Application of Section 9.1(e):

 

The Proposed Transaction is permitted without ArchCo ' s consent provided that (i) after giving effect to the distribution provision under the operating agreement of NewCo and the terms of Section 6 . 3 of this Agreement, Distributable Funds are distributable as provided in Example 1 above and (ii) after giving effect to any amendment hereof proposed by Bluerock to be entered into in connection with such contribution, the operating agreement of NewCo has provisions which are reasonably adequate for ArchCo to directly or indirectly have substantially the same rights and remedies as are provided for herein ) including, if Commencement of Construction has not occurred, the right to acquire the Property substantially on the terms provided in Section 16 if an Abandonment Event occurs; provided , however , Bluerock and not the new member , shall be obligated under the Put Option .

 

 
 

 

EXHIBIT C

 

Parcel Map

 

[See attached]

 

 

 

 

 

Exhibit 10.326

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR ArchCo Flagler Village, LLC

 

This LIMITED LIABILITY COMPANY AGREEMENT OF BR ARCHCO FLAGLER VILLAGE, LLC (the “ Company ”), is dated as of December 18, 2015 (this “ Agreement ”), by BR ArchCo Flagler Village JV, LLC, a Delaware limited liability company, as the sole member of the Company (the “ Member ”).

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the “ Act ”), and there has been filed a Certificate of Formation of the Company (the “ Certificate of Formation ”) with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Member desires to operate the Company as a limited liability company under the Act.

 

NOW, THEREFORE, the Member agrees as follows:

 

1.           Formation . The Certificate of Formation, the formation of the Company as a limited liability company under the Act, and all actions taken by any other person who executed and filed the Certificate of Formation are hereby adopted and ratified. The affairs of the Company and the conduct of its business shall be governed by the terms and subject to the conditions set forth in this Agreement, as amended from time to time. The Member is hereby authorized and directed to file any necessary amendments to the Certificate of Formation of the Company in the office of the Secretary of State of the State of Delaware and such other documents as may be required or appropriate under the Act or the laws of any other jurisdiction in which the Company may conduct business or own property.

 

2.           Name . The name of the limited liability company formed hereby is BR ArchCo Flagler Village, LLC.

 

3.           Purpose . The purpose of the Company is:

 

(i)         to acquire, own, develop, improve, hold, sell, lease, transfer, exchange, assign, dispose of, operate, manage, finance or otherwise deal with certain real property situated in Fort Lauderdale, Florida, together with all buildings and improvements thereon and all personal property located thereat or used in connection therewith; and

 

(ii)        to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

 
 

 

4.           Place of Business . The Company shall have its principal place of business at 712 Fifth Avenue, 9 th Floor, New York, New York, or at such other place or places as the Member may, from time to time, select.

 

5.           Registered Office and Agency . The address of its registered office in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, DE 19904. The name of the registered agent at such address is National Registered Agents. Such office and such agent may be changed from time to time by the Member in its sole discretion.

 

6.           Capital Accounts . An account shall be established in the Company's books for the Member and transferee in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).

 

7.           Percentage Interest and Allocations of Profits and Losses . The Member's interest in the Company equals 100% (the “ Percentage Interest ”). The Company's profits and losses shall be allocated in accordance with the Percentage Interest of the Member.

 

8.           Additional Contributions . The Member is not required to make any contribution of property or money to the Company.

 

9.           Distributions . At the time determined by the Member, the Member shall cause the Company to distribute any cash held by it which is neither reasonably necessary for the operation of the Company nor in violation of the Act. All cash available for distribution shall be distributed to the Member in accordance with the Percentage Interests.

 

10.          Powers . The business of the Company shall be solely under the management of the Member. The Member shall have the right and authority to take all actions specifically enumerated in the Certificate of Formation or this Agreement or which the Member otherwise deems necessary, useful or appropriate for the day-to-day management and conduct of the Company's business.

 

11.          Compensation . The Member shall not receive compensation for services rendered to the Company.

 

12.          Term . The Company shall dissolve, and its affairs shall be wound up, upon the earliest to occur of (a) the decision of the Member, (b) the sale by the Company of all or substantially all of its property or (c) an event of dissolution of the Company under the Act.

 

13.          Assignments . The Member may at any time directly or indirectly sell, transfer, assign, hypothecate, pledge or otherwise dispose of or encumber all or any part of its interest in the Company (including, without limitation, any right to receive distributions or allocations in respect of such interest and whether voluntarily, involuntarily or by operation of law).

 

 
 

 

14.          Limited Liability . The Member shall have no liability for the obligations of the Company except to the extent provided in the Act.

 

15.          Additional Members . Additional Members can only be admitted to the Company upon the consent of the Member, which consent may be evidenced by, among other things, the execution of an amendment to this Agreement.

 

16.          Management . The business and affairs of the Company shall be conducted solely and exclusively by the Member, as provided herein. The Member shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Member (or its designee(s)) shall be conclusive and binding upon the Company. Neil Brown, James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall have the authority to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Member shall from time to time approve, such approval to be conclusively evidenced by its execution and delivery of any of the foregoing. Third parties may conclusively rely upon the act of Neil Brown, James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such party for all purposes in respect of their dealings with the Company.

 

17.          Amendments . This Agreement may be amended only in a writing signed by the Member.

 

18.          Binding Agreement . Notwithstanding any other provision of this Agreement, the Member agrees that this Agreement constitutes a legal, valid and binding agreement of the Member, and is enforceable against the Member in accordance with its terms.

 

19.          Governing Law . This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

20.          Separability 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, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal. The parties shall nevertheless negotiate in good faith in order to agree to the terms of a mutually satisfactory provision consistent with their intentions in executing and delivering this Agreement to be substituted for the provision which is invalid, unenforceable or illegal.

 

[The remainder of this page is left intentionally blank]

 

 
 

 

IN WITNESS WHEREOF, the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBER:
   
  BR ArchCo Flagler Village JV, LLC,
  a Delaware limited liability company
     
  By: /s/ Jordan Ruddy
    Name:  Jordan Ruddy
    Title:    Authorized Signatory

 

 

 

 

Exhibit 10.327

 

 

  T:/V432079

 

 
 

 

 

 

 

 
 

 

 

 
 

 

 

 
 

 

 

 
 

 

 

 
 

 

 

 
 

 

 

 
 

 

 

 

 

Exhibit 10.328

 

ASSIGNMENT AND ASSUMPTION OF COMMERCIAL CONTRACT

(Metropolitan - 547 & 553 NE 1 st Ave., Fort Lauderdale, FL)

 

This Assignment and Assumption of Commercial Contract (this "Agreement"), dated as of December 18, 2015 (the "Effective Date"), is made by and between ArchCo Residential LLC, a Delaware limited liability company ("ArchCo"), and BR ArchCo Flagler Village, LLC, a Delaware limited liability company ("BRAFV").

 

Recitals

 

This Agreement is made with respect to the following facts:

 

A.                  ArchCo is the Purchaser under that certain Commercial Contract dated as of November 30, 2015 (the "Original Agreement") with Metropolitan Property Investment, LLC, a Georgia limited liability company, as Seller, with respect to with respect to the real property located at 547 and 553 NE 1st Ave., Fo11Lauderdale, Florida (the "Property"), as more particularly described on Exhibit A attached to this Agreement. All capitalized terms used but not otherwise defined in this Agreement shall have the meaning for such terms set fo11h in the Purchase Agreement.

 

B.                  ArchCo desires to assign its rights and obligations under the Purchase Agreement to BRAFV and BRAFV desires to assume ArchCo's rights and obligations under the Purchase Agreement.

 

Agreement

 

In consideration of the premises and the mutual benefits to be derived from this Agreement and the respective covenants and representations, warranties, agreements, indemnities and promises set forth below, the parties, intending to be legally bound, agree as follows.

 

1.                   Assignment . ArchCo irrevocably grants, bargains, sells, assigns and otherwise transfers and delivers to BRAFV and its successors and assigns, all rights and obligations of Purchaser under the Purchase Agreement excluding only representations and warranties made by Purchaser under the Purchase Agreement to the extent made as of the Agreement Date (the "Assumed Rights and Obligations").

 

2.                    Acceptance by BRAFV . BRAFV accepts and assumes the Assu med Rights and Obligations.

 

3.                   Indemnification.

 

a.                     ArchCo shall indemnify, defend, protect and hold harmless BRAFV from and against all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys' fees) and expenses to the extent the same arise before the Effective Date with respect to Purchaser's obligations under the Assumed Rights and Obligations.

 

b.                   BRAFV shall indemnify, defend, hold harmless ArchCo from and against any and all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys' fees) and expenses to the extent the same arise on or after the Effective Date with respect to Purchaser's obligations under the Assumed Rights and Obligations.

 

4.                     Attorneys' Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges and expenses, including reasonable attorneys' fees, expended or incurred by the prevailing party in connection with the enforcement action.

 

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5.                     Counterparts . This Agreement may be executed in counterparts; each such counterpart shall be deemed an original; and all counterparts so executed shall constitute one instrument and shall be binding on all of the patties to this Agreement notwithstanding that all of the parties are not signatory to the same counterpart.

 

 

REMAINDER OF PAGE INTENTIONALLY BLANK. SIGNATURE PAGE(S) FOLLOWS.

 

  2  
 

 

ArchCo and BRAFV have executed this Agreement as of the Effective Date.

 

ARCHCO:

 

ArchCo Residential LLC,

a Delaware limited liability company

 

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Authorized Signatory  

 

 
 

 

BRAFV:

 

BR ArchCo Flagler Village, LLC,

a Delaware limited liability company

 

By: /s/ Jordan Ruddy  
Name: Jordan Ruddy  
Title: Authorized Signatory  

 

 
 

 

Exhibit A

Legal Description of the Property

 

 

Lots 1, 2, 3, 4, 9 & 10, Block 6, of AMENDED PLAT OF NORTH LAUDERDALE, according to the Plat thereof, as recorded in Plat Book 1, Page 182, of the Public Records of Miami-Dade County, Florida; said lands situate, lying and being in Broward County, Florida; Less and Except the North 20 feet of Lot 1, Block 6, as conveyed in Official Records Book 45928, page 533.

 

  A- 1  

 

 

Exhibit 10.329

 

EXECUTION VERSION

 

AGREEMENT OF PURCHASE AND SALE

 

Flagler Village site, Fort Lauderdale, FL

 

ARTICLE 1. PROPERTY/PURCHASE PRICE

 

1.1            Certain Basic Terms .

 

(a)           Purchaser and Notice Address :

 

  With a copy to :
   
ArchCo Residential LLC Sherman & Howard L.L.C.
Attn: Neil Brown Attn:  Mike Shomo
7 Piedmont Center, Suite 300 633 17 th Street, Suite 3000
Atlanta, GA  30305 Denver, CO  80202
Telephone: (561) 213-6372 Telephone: (303) 299-8256
E-mail: neil@ntbrown.com E-mail: mshomo@shermanhoward.com

 

(b)           Seller and Notice Address :

 

  With a copy to :
   
Andrews Village LLC Israel & Israel, P.A.
Attn: Richard Schwartz Attn: Marilyn Israel
1960 N. Commerce Parkway, Suite 7 1501 SW 18 th Terrace
Weston, FL 33326 Ft. Lauderdale, FL 33312
Telephone: (954) 668-5699 Telephone: (954) 530-8833
Facsimile: (954) 453-1668 Facsimile:
E-mail: richs19977@gmail.com E-mail: misrael@israelandisrael.com
   
  and to:
   
  REMAX Commercial Associates
  Attn: Richard Schwartz
  1960 N. Commerce Parkway, Suite 7
  Weston, FL 33326
  Telephone: (954) 668-5699
  Facsimile: (954) 453-1668
  E-mail: richardschwartz@remax.net

 

(c)           Title Company and Notice Address :

 

Fidelity National Title  
Attn:  Stephen B. Sanders  
4643 S. Ulster Street  
Suite 500  
Denver, CO 80237  
Telephone: (303) 889-8164  
E-mail: sbsanders@fnf.com  

 

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(d)           Escrow Agent :

 

Fidelity National Title  
Attn:  Stephen B. Sanders  
4643 S. Ulster Street  
Suite 500  
Denver, CO 80237  
Telephone: (303) 889-8164  
E-mail: sbsanders@fnf.com  

 

  (e) Agreement Date: The latest date of execution by Seller, Purchaser or Lender (defined below), as indicated on the signature page of this Agreement.
       
  (f) Purchase Price : $2,500,000.00.
       
  (g) Earnest Money : $50,000.00, including interest accrued on this amount.
       
  (h) Closing Date : As designated by the Purchaser upon not less than five days’ prior notice, but no later than 30 days after the Agreement Date.
       
  (i) Brokers : Richard Schwartz of Remax Commercial and Ken Sharp of Ken Sharp, Realtor.
       
  (j) Business Day : Any day which is not (i) a Saturday, (ii) a Sunday or (iii) a holiday on which national banks operating in Fort Lauderdale, Florida, are authorized to be closed.
       
  (k) Lease : The existing lease between Seller, as landlord, and Olive Joshua, as tenant, with respect to the building located at 520 N. Andrews Avenue on the Real Property (defined in Section 1.2(a)).
       
  (l) Proposed Project : A multifamily project comprised of at least 400 dwelling units to be developed on the Property and other adjacent properties owned or to be acquired by Purchaser.
       
  (m) Lender : Sunstate Bank, as the lender under the loan secured by mortgage that is dated April 27, 2005, by and between Sofisa Bank of Florida, as mortgagee, and Seller, as mortgagor, and is recorded against the Real Property (defined in Section 1.2(a)) at O.R. Book 39583, Page 1614  (the “ Mortgage ”).

 

1.2            Property . Subject to the terms and conditions of this Agreement, Seller agrees to sell to Purchaser, and Purchaser agrees to purchase from Seller, all of Seller’s right, title and interest in and to the following property (collectively, the “ Property ”):

 

  2  
 

 

(a)          The land located East of North Andrews Avenue and North of NE 5 th Street in Fort Lauderdale, Florida, that is commonly described as Lots 31 through 42, Block 6, North Lauderdale and legally described on Exhibit A attached to this Agreement (the “ Land ”), together with all improvements located on the Land (the “ Improvements ”) and the rights, benefits, privileges, easements, tenements, hereditaments, and appurtenances belonging or appertaining to the Land, and Seller’s rights, easements or other interests, if any, in and to adjacent streets, alleys and rights-of-way, or other property abutting the Land, and together with Seller’s interests, if any, in any and all minerals and mineral rights, water and water rights, wells, well rights relating or appurtenant to the Land (collectively, the “ Real Property ”). The legal description of the Land contained on Exhibit A is subject to confirmation by means of a surveyor’s affidavit executed by issued by Seller’s surveyor and delivered to Purchaser within five Business Days of the Agreement Date; provided that if the legal description of the Land, as so confirmed, is materially different than legal description of the Land contained on Exhibit A Purchaser may terminate this Agreement and receive a refund of the Earnest Money.

 

(b)          The landlord’s interest in the Lease.

 

(c)          All equipment, machinery, furniture, furnishings, supplies and other tangible personal property owned by Seller, if any, and Seller’s interest in any such property leased by Seller, now or hereafter located in and used in connection with the operation, ownership or management of the Real Property (collectively, the “ Tangible Personal Property ”).

 

(d)          All intangible personal property related to the Real Property and the Improvements, if any, including, without limitation: all well permits, water and sewer taps, sanitary or storm sewer capacity or reservations and rights under utility agreements with any applicable governmental or quasi-governmental entities or agencies with respect to the providing of utility services to the Land; the plans and specifications and other architectural and engineering drawings for the Improvements; warranties; contract rights related to the construction, operation, ownership or management of the Real Property; governmental permits, approvals and licenses (to the extent assignable); tenant lists and correspondence; and all records relating to the Property (collectively, the “ Intangible Personal Property ”).

 

1.3            Earnest Money . Within two Business Days after receipt of a fully executed copy of this Agreement, Purchaser shall deposit the Earnest Money with the Escrow Agent. The Earnest Money shall be applied to the Purchase Price at Closing. If this Agreement terminates pursuant to any express right of Purchaser to terminate this Agreement, the Escrow Agent shall refund the Earnest Money to Purchaser immediately upon request, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement. The Escrow Agent shall hold and disburse the Earnest Money in accordance with Article 9 of this Agreement. Notwithstanding any other provisions to the contrary, Seller shall be allowed to terminate this Agreement if Purchaser fails to timely deposit the Ernest Money with the Escrow Agent, provided that Seller shall be deemed to have waived Seller’s right to terminate under this Section 1.3 if (a) Purchaser deposits the Earnest Money with the Escrow Agent later than two Business Days after receipt of a fully executed copy of this Agreement, and (b) Seller does not give written notice of termination to Purchaser within two Business Days after Purchaser so deposits the Earnest Money.

 

1.4            Independent Contract Consideration . At the same time as the deposit of the Earnest Money to the Escrow Agent, Purchaser shall deliver to Seller in cash the sum of $100.00 (the “ Independent Contract Consideration ”) which amount has been bargained for and agreed to as consideration for Purchaser’s exclusive option to purchase the Property as provided in this Agreement, and for Seller’s execution and delivery of this Agreement. The Independent Contract Consideration is in addition to and independent of all other consideration provided in this Agreement, and is nonrefundable in all events.

 

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ARTICLE 2. INSPECTION

 

2.1            Seller’s Delivery of Specified Documents . Within three Business Days after receipt and acknowledgement of the Earnest Money by the Escrow Agent, Seller shall provide to Purchaser, in pdf format, the following information with respect to the Property (the “ Property Information ”) to the extent in Seller’s possession or to the extent Seller has the ability to regain possession of such Property Information: (i) the latest property tax bills and value renditions from all taxing authorities; (ii) any environmental reports and a schedule listing any such reports; (iii) all existing plans, specifications, permits, approvals (and any applications for permits or approvals), maps and surveys (including, without limitation, archaeological, boundary, topographic and tree surveys); (iv) any subdivision reports; (v) any existing title report, commitment or policy, together with copies of any covenants, conditions, restrictions and other exceptions to title; (vi) any soils and engineering reports; (vii) any written notices, reports, citations, orders, decisions, correspondence, or memoranda from any governmental authority (including, but not limited to, copies of any zoning letters); (viii) all agreements with or applications to, and responses and decisions from, any governmental authority with respect to any zoning modification, variance, exception, platting or other matter relating to the zoning, use, development, subdivision or platting of the Property; (ix) copies of all agreements, studies, reports, correspondence and other documents relating to the presence or absence of any endangered species or environmentally sensitive areas on the Property; (x) any pleadings, judgments, court orders and settlement agreements relating to or resulting from legal proceedings affecting the Property; and (xi) the Lease and any other leases, contracts or agreements relating to the Property or services being provided or to be provided to the Property, including, without limitation, any agreements with electric, cable, gas, telephone or other utility providers. Seller shall provide to Purchaser any documents described above and coming into Seller’s possession or produced by Seller after the initial delivery above and shall continue to provide same during the pendency of this Agreement.

 

2.2            Access to the Property . Upon one Business Days’ notice to Seller, Purchaser and its agents, employees, and representatives shall have a continuing right of reasonable access to the Property during the pendency of this Agreement for the purpose of conducting surveys, engineering, geotechnical, and environmental inspections and tests (including intrusive inspection and sampling), and any other inspections, studies, or tests reasonably required by Purchaser. In the course of its investigations Purchaser may make inquiries to third parties including, without limitation, the tenant under the Lease, lenders, contractors, and municipal, local, and other government officials and representatives, and Seller consents to such inquiries. Purchaser shall keep the Property free and clear of any liens and will indemnify, defend, and hold Seller harmless from all claims and liabilities asserted against Seller as a result of any such entry by Purchaser, its agents, employees, or representatives, excluding any claims or liabilities (i) arising from Purchaser’s discovery of any condition relating to the Property, or (ii) to the extent arising out of the gross negligence of Seller or its agents, employees or representatives.. If any inspection or test disturbs the Property, Purchaser will restore the Property to the same condition as existed prior to any such inspection or test. Purchaser shall obtain, maintain and provide Seller with proof of comprehensive general liability insurance in the amount of at least $1,000,000.00 combined, single limit coverage per occurrence, issued by an insurer that is authorized to do business in the State of Florida and has a Best rating of B+ VII or higher, and naming Seller an additional insured. At least one day prior to entering the Property, Purchaser shall deliver to Seller a certificate of insurance evidencing insurance coverage in compliance with the foregoing terms. The general liability policy required by the provisions of this Section 2.2 may be made a part of a blanket policy of insurance so long as such blanket policy contains all of the provisions required under this Section 2.2. Purchaser’s obligations under this Section 2.2 shall survive the Closing and any termination of this Agreement.

 

2.3            Adverse Conditions . As a condition to Purchaser’s obligation to close, there shall be no material change in any condition of or affecting the Property not caused by Purchaser or its contractors, employees, affiliates or other related or similar parties, that has occurred after the Agreement Date including without limitation (i) any dumping or discovery of refuse or environmental contamination; (ii) access; (iii) the availability, adequacy or cost of or for all utilities (including without limitation, water, sanitary sewer, storm sewer, gas, electric, cable and any other utilities) to serve or service a multifamily project comprised of 106 dwelling units on the Property; (iv) the existence of any moratorium which would prohibit or delay the commencement of construction of improvements on the Property; or (v) the solvency and financial condition of any taxing districts to which the Property is subject, the existing and projected mill levies assessed by such districts, or the ability and capacity of any of such districts to service the Property.

 

ARTICLE 3. TITLE AND SURVEY REVIEW

 

3.1            Delivery of Title Commitment . Within three Business Days after the Agreement Date, Seller shall cause to be prepared and delivered to Purchaser a current, effective commitment for title insurance (the “ Title Commitment ”) issued by the Title Company, in the amount of the Purchase Price with Purchaser as the proposed insured, and accompanied by true, complete, and legible copies of all documents referred to in the Title Commitment.

 

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3.2            Title Review and Cure . Purchaser shall review title to the Property as disclosed by the Title Commitment and any survey of the Property prepared by Purchaser (the “ Survey ”). Seller will cooperate with Purchaser in curing any objections Purchaser may have to title to the Property. Seller shall have no obligation to cure title objections except (a) liens or exceptions for delinquent property taxes and assessments and related penalties, (b) deeds of trust and mortgages (including, without limitation, the Mortgage), (c) mechanics’ liens, (d) other monetary liens, and (e) any exceptions or encumbrances to title which are created by, through or under Seller after the Agreement Date without the written consent of Purchaser, all of which shall be removed from title to the Property by or on the Closing Date. Without limiting Seller’s obligations in the prior sentence or elsewhere in this Agreement or Purchaser’s remedies under Section 8.1, Purchaser may terminate this Agreement and receive a refund of the Earnest Money if the Title Company revises the Title Commitment before the Closing to add or modify exceptions or to delete or modify the conditions to obtaining any endorsement requested by Purchaser if such additions, modifications or deletions either (i) caused or created by, through or under Seller after the Agreement Date without Purchaser’s prior written consent; or (ii)(A) materially and adversely affect title to the Property or Purchaser’s ability to develop the Property as a multifamily project comprised of 106 residential units, (B) are not matters previously known, or disclosed by Seller, to Purchaser, and (C) are not removed by the Closing Date. “ Permitted Exceptions ” means (1) the specific exceptions (exceptions that are not part of the promulgated title insurance form) in the Title Commitment that Purchaser has approved before Closing and that Seller is not required to remove as provided above, (2) the Lease (but only to the extent the term of the Lease is extended beyond the Closing Date with Purchaser’s prior written consent under Section 4.2), and (3) real estate taxes not yet due and payable.

 

3.3            Delivery of Title Policy at Closing . At Closing, as a condition to Purchaser’s obligation to close, the Title Company shall deliver to Purchaser an ALTA (or other form required by state law) Owner’s Policy of Title Insurance (“ Title Policy ”) issued by the Title Company with ALTA General Exceptions 1 through 5 deleted (or corresponding deletions or endorsements if the Property is located in a non-ALTA state), containing the Purchaser’s Endorsements, dated the date and time of the recording of the Deed in the amount of the Purchase Price, insuring Purchaser as owner of good, marketable and indefeasible fee simple title to the Property, subject only to the Permitted Exceptions. “ Purchaser’s Endorsements ” means, to the extent such endorsements are available under the laws of the state in which the Property is located: (a) owner’s comprehensive; (b) access; (c) survey (accuracy of survey); (d) location (survey legal matches title legal); (e) separate tax lot; (f) legal lot; (g) zoning 3.0; and (h) such other endorsements as Purchaser may require based on its review of the Title Commitment and Survey. Seller shall execute at Closing an affidavit on the Title Company’s standard form so that the Title Company can delete or modify the standard printed exceptions as to parties in possession, unrecorded liens, and similar matters and, if required to issue the Title Policy at Closing, the customary gap indemnity. The Title Policy may be delivered after the Closing if at the Closing the Title Company issues a currently effective, duly-executed “marked-up” Title Commitment and irrevocably commits in writing to issue the Title Policy in the form of the “marked-up” Title Commitment promptly after the Closing Date.

 

3.4            Title and Survey Costs . Purchaser shall pay the cost of the premium for the Title Policy and any Survey prepared by Purchaser.

 

ARTICLE 4. OPERATIONS AND RISK OF LOSS

 

4.1            Performance under Contracts . During the pendency of this Agreement, Seller will (a) carry on its business and activities relating to the Property substantially in the same manner as it did before the Agreement Date, and (b) perform its material obligations under the Lease and other agreements that affect the Property.

 

4.2            New Leases and Contracts . During the pendency of this Agreement, Seller will not enter into any new lease or contract that will be an obligation affecting the Property after the Closing without Purchaser’s prior written consent, which consent shall not be unreasonably withheld or delayed. Seller will not amend or extend the Lease beyond the Closing Date without Purchaser’s prior written consent.

 

4.3            Listings and Other Offers . During the pendency of this Agreement, Seller will not list the Property with any broker or otherwise solicit or make or accept any offers to sell the Property, engage in any discussions or negotiations with any third party with respect to the sale or other disposition of the Property, or enter into any contracts or agreements (whether binding or not) regarding any disposition of the Property.

 

4.4            Seller’s Obligations . Other than the obligations of Seller expressly assumed by Purchaser, Seller, subject to the terms and conditions of this Agreement, covenants that it shall pay and discharge any and all liabilities of each and every kind arising out of or by virtue of its ownership of the Property and the conduct of its business before and as of the Closing Date on or related to the Property. Except as otherwise provided in this Agreement, Purchaser shall be responsible for any and all liabilities of each and every kind arising after the Closing Date out of or by virtue of its ownership of the Property and the co n duct of its business on or related to the Property. The provisions of this Section 4.4 shall survive the Closing.

 

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4.5            Condemnation . By notice to Seller given within 10 days after Purchaser receives notice of proceedings in eminent domain that are contemplated, threatened or instituted by any applicable governmental or other authority having the power of eminent domain, and if necessary the Closing Date shall be extended to give Purchaser the full 10-day period to make such election, Purchaser may: (i) terminate this Agreement and the Earnest Money shall be immediately returned to Purchaser; or (ii) proceed under this Agreement, in which event Seller shall, at the Closing, assign to Purchaser its entire right, title and interest in and to any condemnation award, and Purchaser shall have the sole right during the pendency of this Agreement to negotiate and otherwise deal with the condemning authority with respect to such eminent domain proceedings.

 

ARTICLE 5. CLOSING

 

5.1            Closing . The consummation of the transaction contemplated in this Agreement (“ Closing ”) shall occur on the Closing Date at the offices of the Escrow Agent. Purchaser and Escrow Agent are aware that Seller is in Florida and will allow and accommodate Seller to fully participate in the Closing as a mail away closing. Closing shall occur through an escrow with the Escrow Agent. The balance of the Purchase Price, plus or minus prorations, shall be deposited into and held by Escrow Agent in a closing escrow account with a bank satisfactory to Purchaser and Seller. Upon satisfaction or completion of all closing conditions and deliveries, the parties shall direct the Escrow Agent to immediately record and deliver the closing documents to the appropriate parties and make disbursements according to the closing statements executed by Seller and Purchaser. The Escrow Agent and the Title Company shall agree in writing with Purchaser that (a) recordation of the Deed constitutes the Escrow Agent’s representation that it is holding the closing documents, closing funds and closing statement and is prepared and irrevocably committed to disburse the closing funds in accordance with the closing statement and (b) upon the Escrow Agent’s release of funds to Seller, the Title Company shall be irrevocably committed to issue the Title Policy in accordance with this Agreement.

 

5.2            Conditions to the Purchaser’s Obligation to Close .

 

(a)          In addition to all other conditions set forth in this Agreement, the obligation of Purchaser to consummate the transactions contemplated under this Agreement shall also be conditioned on each of the following:

 

(1)         Seller’s representations and warranties contained in this Agreement shall be true and correct as of the Agreement Date and the Closing Date. For purposes of this Section 5.2(a)(1), if a representation is made to knowledge, but the factual matter that is the subject of the representation is false notwithstanding any lack of knowledge or notice to Seller, such event shall constitute a failure of this condition only, and not a default by the party making such representation;

 

(2)         As of the Closing Date, Seller shall have performed its obligations under this Agreement and all deliveries to be made at Closing have been tendered;

 

(3)         There shall exist no pending or threatened actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, pending or threatened against Seller or the Property that would materially and adversely affect Seller’s ability to perform its obligations under this Agreement, the Property or the operation of the Property.

 

(4)         There shall exist no pending or threatened action, suit or proceeding with respect to Seller before or by any court or administrative agency which seeks to restrain or prohibit, or to obtain damages or a discovery order with respect to, this Agreement or the consummation of the transactions contemplated under this Agreement.

 

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(5)         The availability, adequacy and cost of all utilities (including without limitation, water, sanitary sewer, storm sewer, gas, electric, cable and any other utilities) to serve or service a multifamily project comprised of 106 dwelling units on the Property shall be reasonably acceptable to Purchaser.

 

(6)         There shall exist no pending or threatened moratorium on development or other governmental or quasi-governmental action which could prohibit or delay Purchaser’s development of the Proposed Project.

 

(7)         The City of Fort Lauderdale has available dwelling units (including, among other, Seller’s Units (defined in Section 7.1(h)) that will permit the development of the Proposed Project on the Property and other adjacent properties owned or to be acquired by Purchaser.

 

(8)         There shall exist no default under the Lease by Seller, as landlord, or the tenant.

 

(9)         There shall exist no new special assessments, or any additional amounts for special assessments currently assessed, that are payable with respect to the Property other than those special assessments listed on Exhibit D attached to this Agreement.

 

(10)        Seller shall have delivered to Purchaser within 15 days after the Agreement Date an estoppel certificate duly executed by the tenant under the Lease in the form attached as Exhibit E to this Agreement.

 

(b)          So long as a party is not in default under this Agreement, if any condition to that party’s obligation to proceed with the Closing under this Agreement has not been satisfied as of the Closing Date, the party may, in its sole discretion, elect to (i) terminate this Agreement by delivering written notice to the other party on or before the Closing Date, (ii) extend the Closing until such condition is satisfied, but in no event longer than thirty (30) calendar days, or (iii) consummate this transaction notwithstanding the non-satisfaction of such condition, in which event the party shall be deemed to have waived any such condition. If a party elects to close, notwithstanding that a condition to that party’s obligation to proceed with the Closing has not been satisfied, the other party shall have no liability for breaches of representations and warranties of which the party electing to close had actual knowledge at the Closing. Notwithstanding the foregoing, the failure of a condition due to the breach of a party shall not relieve the breaching party from any liability it would otherwise have under this Agreement.

 

5.3            Seller’s Deliveries in Escrow . On or prior to the Closing Date, Seller shall deliver in escrow to the Escrow Agent the following:

 

(a)           Deed . A special warranty deed in form provided for under the law of the state where the Property is located or otherwise in conformity with the custom in such jurisdiction and mutually satisfactory to the parties, executed and acknowledged by Seller, conveying to Purchaser good, indefeasible and marketable fee simple title to the Property, subject only to the Permitted Exceptions (the “ Deed ”).

 

(b)           Bill of Sale and Assignment of Lease . A Bill of Sale and Assignment of Lease in the form of Exhibit C attached hereto (the “ Assignment ”), executed and acknowledged by Seller, vesting in Purchaser good title to the property described in the Assignment free of any claims, except for the Permitted Exceptions to the extent applicable.

 

(c)           Assignment of Intangible Property . Such assignments and other documents and certificates as Purchaser may reasonably require in order to fully and completely transfer and assign to Purchaser all of Seller’s right, title, and interest, in and to any permits, rights under utility agreements and similar rights (including, without limitation, Seller’s Units) applicable to the Property.

 

(d)           State Law Disclosures . Such disclosures and reports, required by applicable state and local law in connection with the conveyance of real property.

 

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(e)           FIRPTA . A Foreign Investment in Real Property Tax Act (“ FIRPTA ”) certificate of non-foreign status in the form attached to this Agreement as Exhibit B and executed by Seller. If Seller fails to provide the FIRPTA certification on the Closing Date, Purchaser may proceed with withholding provisions as provided by law.

 

(f)           Certificate of Representations and Warranties . A certificate executed by Seller, reaffirming and updating to the Closing Date the representations and warranties given by Seller under Section 7.1.

 

(g)           Authority . Evidence of the existence, organization, and authority of Seller and the authority of the person executing documents on behalf of Seller reasonably satisfactory to Purchaser, the Escrow Agent, and the Title Company.

 

(h)           Tenant Notice . With respect to the Lease, a notice regarding the sale in the form of Exhibit E attached to this Agreement (or such other form as may be required by applicable state law) which notifies Tenant of the sale of the Property and information for Purchaser, as the successor landlord (a “ Tenant Notice ”), executed by Seller and completed by Seller with accurate information regarding the name and address of the tenant and the address of the premises under the respective Lease.

 

(i)           Additional Documents . Any additional documents that Purchaser, the Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this Agreement.

 

5.4            Purchaser’s Deliveries in Escrow . On or prior to the Closing Date, Purchaser shall deliver in escrow to the Escrow Agent the following:

 

(a)           Purchase Price . The Purchase Price, less the Earnest Money, plus or minus applicable prorations, deposited by Purchaser with the Escrow Agent in immediate, same day federal funds wired for credit into the Escrow Agent’s escrow account.

 

(b)           State Law Disclosures . Such disclosures and reports required by applicable state and local law in connection with the conveyance of real property.

 

(c)           Additional Documents . Any additional documents that Seller, the Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this Agreement.

 

5.5            Closing Statements . At Closing, Seller and Purchaser shall deposit with the Escrow Agent executed closing statements consistent with this Agreement in form required by the Escrow Agent. If Seller and Purchaser cannot agree on the closing statements to be deposited as aforesaid because of a dispute over the prorations and adjustments set forth in the closing statements, the Closing nevertheless shall occur, and the amount in dispute shall be withheld from the Purchase Price and placed in an escrow with the Escrow Agent, to be paid out upon the joint direction of the parties or pursuant to court order upon resolution or other final determination of the dispute.

 

5.6            Title Policy . The Title Company shall deliver to Purchaser the Title Policy pursuant to Section 3.3.

 

5.7            Possession . Seller shall deliver possession of the Property to Purchaser at the Closing subject only to the Permitted Exceptions.

 

5.8            Delivery of Books and Records . Immediately after the Closing, Seller shall deliver to Purchaser: the original Lease; copies or originals of all material and relevant: books and records of account, contracts, copies of correspondence with tenants and suppliers, receipts for deposits, unpaid bills and other papers or documents which pertain to the Lease, the Property and the ownership and operation of the Property (collectively, the “ Property Books and Records ”); keys and other items, if any, used in the operation of the Property; and, if in Seller’s possession, plans and specifications for the Improvements. For clarity, the Property Books and Records include all information relating directly to the Lease, the Property and the ownership and operation of the Property and do not include information relating to the Seller’s members or communications among Seller and its members or financial information or other communications or information relating to Seller that may be derived from the Property Books and Records but is not used in connection with the ownership and operation of the Property.

 

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5.9            Costs . Seller shall pay the cost of recording the Deed and any other documents to be recorded in connection with the closing and all documentary, transfer, excise and similar taxes and fees. The Escrow Agent’s fee, if any, for holding the Earnest Money or conducting the Closing shall be evenly divided between Purchaser and Seller, provided said fee does not exceed $2,000.00.

 

ARTICLE 6. PRORATIONS

 

6.1            Prorations . The items in this Section 6.1 shall be prorated between Seller and Purchaser as of the close of the day immediately preceding the Closing Date, the Closing Date being a day of income and expense to Purchaser:

 

(a)           Proration of Taxes and Assessments . Purchaser shall receive a credit for any accrued but unpaid general real estate taxes and assessments (including without limitation any assessments imposed by private covenant, “ Taxes ”) applicable to any period before the Closing Date, even if such Taxes are not yet due and payable. Seller shall receive credit for any unaccued but paid Taxes for any paid period after and including the Closing Date. If the amount of any Taxes has not been determined as of Closing, such credit shall be based on 110 percent of the most recent ascertainable Taxes and shall be reprorated upon issuance of the final tax bill. Purchaser shall receive a credit for any special assessments which are levied or charged against the Property, whether or not then due and payable.

 

(b)           Collected Rent . All collected rent and other income (and any applicable state or local tax on rent) under the Lease if in effect on the Closing Date. Seller shall be charged with any rentals collected by Seller before Closing but applicable to any period of time after Closing. Uncollected rent and other income shall not be prorated. If Purchaser collects one month delinquencies after Closing, Purchaser shall apply such rent to the obligations owing Purchaser for its period of ownership and to costs of collection, remitting the balance, if any, to Seller. One month delinquencies are amounts due from a tenant under a lease with respect to the monthly installment that was due for the month in which the Closing Date falls (if the Closing Date is after the 10th day of the month) or the month preceding the month in which the Closing Date falls (if the Closing Date is on or before the 10th day of the month). Other than one month delinquencies, as provided above, no other rent delinquent as of the Closing Date but collected after Closing shall be remitted to Seller. Purchaser shall bill and attempt to collect such delinquent rent in the ordinary course of business, but shall not be obligated to engage a collection agency or take legal action to collect any delinquencies. Seller shall not have the right to seek collection of any rents delinquent for any period prior to the Closing unless the tenant has vacated the premises under the Lease before the Closing Date and the Lease is not assigned to Purchaser.

 

(c)           Utilities . Utilities, if any, that are in Seller’s name, including water, sewer, electric, and gas, based upon the last reading of meters prior to the Closing. Seller shall endeavor to obtain meter readings on the day before the Closing Date, and if such readings are obtained, there shall be no proration of such items. Seller shall pay at Closing the bills therefor for the period to the day preceding the Closing, and Purchaser shall pay the bills therefor for the period subsequent thereto. If the utility company will not issue separate bills, Purchaser will receive a credit against the Purchase Price for Seller’s portion and will pay the entire bill prior to delinquency after Closing. If Seller has paid any utilities no more than 30 days in advance in the ordinary course of business, then Purchaser shall be charged its portion of such payment at Closing.

 

(d)           Leasing Commissions . On or before the Closing Date, Seller shall pay in full all leasing commissions and locator’s and finder’s fees due to leasing or other agents for each Lease entered into prior to the Closing Date.

 

(e)           Special Assessment/Public Body Liens .           Certified, confirmed, and ratified special assessment liens as of the Closing Date will be paid by Seller. If a certified, confirmed, and ratified special assessment is payable in installments, Seller will pay all installments due and payable on or before the Closing Date, with any installment for any period extending beyond the Closing Date prorated, and Purchaser will assume all installments that become due and payable after the Closing Date. Certified, confirmed, and ratified special assessment liens after the Closing Date will be paid by Purchaser.

 

(f)           Survival . The provisions of this Section 6.1 shall survive the Closing.

 

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6.2            Final Adjustment after Closing . In the event that final bills are not available or cannot be issued prior to Closing for any item being prorated under Section 6.1, then Purchaser and Seller agree to allocate such items on a fair and equitable basis as soon as such bills are available, final adjustment to be made as soon as reasonably possible after the Closing. Payments in connection with the final adjustment shall be due within 30 days of written notice. The provisions of this Section 6.2 shall survive the Closing.

 

6.3            Tenant Deposits . All tenant security deposits (and interest thereon if required by law or contract to be earned thereon), if any, shall be transferred or credited to Purchaser at Closing. As of the Closing, Purchaser shall assume Seller’s obligations related to tenant security deposits, but only to the extent they are properly credited and transferred to Purchaser.

 

6.4            Sales, Transfer, and Documentary Taxes . Seller shall pay all sales, gross receipts, compensating, stamp, documentary, excise, transfer, deed or similar taxes and fees imposed in connection with this transaction under applicable local or state law. The provisions of this Section 6.4 shall survive the Closing.

 

6.5            Commissions . Seller and Purchaser represent and warrant each to the other that they have not dealt with any real estate broker, sales person or finder in connection with this transaction other than Brokers. If this transaction is closed, Seller shall pay Brokers in accordance with their separate agreement. Each Broker is an independent contractor and is not authorized to make any agreement or representation on behalf of either party. Except as expressly set forth above, in the event of any claim for broker’s commissions, finder’s fees or similar compensation in connection with the negotiation, execution or consummation of this Agreement or the transactions contemplated under this Agreement, each party shall indemnify and hold harmless the other party from and against any such claim based upon any statement, representation or agreement of the indemnifying party. The provisions of this Section 6.5 shall survive the Closing or termination of this Agreement.

 

6.6            Other Expenses . Unless otherwise expressly agreed in writing between Seller and Purchaser, no other expense related to the ownership or operation of the Property shall be charged to or paid or assumed by Purchaser, allocable to any period before the Closing. Purchaser acknowledges responsibility for any and all expenses arising after the Closing and related to the ownership or operation of the Property.

 

ARTICLE 7. REPRESENTATIONS AND WARRANTIES

 

7.1            Seller’s Representations and Warranties . As a material inducement to Purchaser to execute this Agreement and consummate this transaction, Seller represents and warrants to Purchaser that to Seller’s actual knowledge without any duty to investigate:

 

(a)           Authority . Seller is the sole owner of fee simple title to the Property. Seller has been duly organized and validly existing as a limited liability company, is in good standing in the state of its organization and is qualified to do business, and is in good standing, in the state in which the Property is located. Seller has the full right and authority and has obtained any and all consents required to authorize Seller to enter into this Agreement, consummate or cause to be consummated the sale of the Property and make or cause to be made transfers and assignments contemplated in this Agreement. The persons signing this Agreement on behalf of Seller are authorized to do so. This Agreement has been, and the documents to be executed by Seller pursuant to this Agreement will be, authorized and properly executed and does and will constitute the valid and binding obligations of Seller, enforceable against Seller in accordance with their terms.

 

(b)           Conflicts and Pending Actions or Proceedings . There is no agreement to which Seller is a party or, to Seller’s knowledge, binding on Seller which is in conflict with this Agreement. There is no action or proceeding pending or, to Seller’s knowledge, threatened against or relating to the Property, which challenges or impairs Seller’s ability to execute or perform its obligations under this Agreement.

 

(c)           Agreements with Governmental Authorities/Restrictions . Seller has not entered into, and has no knowledge of, any agreement with or application to any governmental authority with respect to any zoning modification, variance, exception, platting or other matter. To Seller’s knowledge, neither Seller nor the Property is in violation or non-compliance with any restriction or covenant affecting the Property.

 

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(d)           Condemnation . To Seller’s knowledge, no condemnation, eminent domain or similar proceedings are pending or threatened with regard to the Property.

 

(e)           Property Rights . Except as disclosed in the Property Information, no person or entity holds any easements or any other rights to use or occupy the Property.

 

(f)           Notice of Special Assessments . Except as disclosed to Purchaser, Seller has not received any notice and has no knowledge of any pending or threatened liens, special assessments, condemnations, impositions or increases in assessed valuations to be made against the Property by any governmental authority.

 

(g)           Zoning . The Property is currently zoned RAC-UV and Seller has no knowledge of any pending or threatened zoning change.

 

(h)           Seller’s Units . The City of Fort Lauderdale issued Resoltuion No. 09-169 which approved the development plan submitted to develop a 12-story multi-family residential development including allocation of 106 “post-2003 dwelling units” at 520 N. Andrews Avenue, subject to the conditions imposed by the Development Review Committee and City Commission (“ Seller’s Units ”).

 

(i)           Property Information . To Seller’s knowledge, the Property Information contains all material documents, files, written information, books and records that Seller is required to deliver to Purchaser under Section 2.1 and the Property Information is true, correct and complete in all material respects.

 

(j)           Lease . The Property Information contains true, accurate and complete copy of the Lease and, except as disclosed in the Property Information or in this Section 7.1(j), the Lease has not been amended. The tenant under the Lease is Olive Joshua, individually, and the tenant’s address is 520 North Andrews Avenue, Fort Lauderdale, FL 33301. The address of the premises under the Lease is 520 North Andrews Avenue, Fort Lauderdale, FL 33301. The premises under the Lease are comprised entirely of the 5,000 square-foot building located at 520 North Andrews Avenue, Fort Lauderdale, FL 33301. The Lease is a month-to-month lease and can be terminated upon 30 days’ prior written notice given by the landlord to the tenant. Monthly rent payable under the Lease is $300.00. Rent under the Lease is payable monthly in advance on the first day of each month. Seller has not received any rent under the Lease for any month for which rent is not yet due and payable. Pursuant to the Lease, the tenant is responsible for maintaining the leased premises and for paying for all utilities provided to or used at the leased premises. The tenant has not paid a security deposit in connection with the Lease, and Seller is not holding any other deposit made by the tenant pursuant to the Lease. Except as disclosed in writing in the Property Information, there are no leasing or other commissions due, nor will any become due, in connection with the Lease, and no understanding or agreement with any party exists as to payment of any leasing commissions or fees regarding future leases or as to the procuring of tenants. To Seller’s knowledge, the tenant under the Lease has not asserted, nor are there, any defenses or offsets to rent accruing after the Closing Date and no default or breach exists on the part of the tenant under the Lease. Seller has not received any notice of any default or breach on the part of the landlord under the Lease, nor, to the best of Seller’s knowledge, does there exist any such default or breach on the part of the landlord.

 

(k)           Environmental . Seller has no knowledge of any violation of Environmental Laws (defined below) related to the Property or the presence or release of Hazardous Materials (defined below) on or from the Property except as disclosed in the Property Information. Seller has not manufactured, introduced, released or discharged from or onto the Property any Hazardous Materials or any toxic wastes, substances or materials (including, without limitation, asbestos), and Seller has not used the Property or any part of the Property for the generation, treatment, storage, handling or disposal of any Hazardous Materials, in violation of any Environmental Laws. The term “ Environmental Laws ” includes without limitation the Resource Conservation and Recovery Act and the Comprehensive Environmental Response Compensation and Liability Act and other federal laws governing the environment as in effect on the Agreement Date together with their implementing regulations and guidelines as of the Agreement Date, and all state, regional, county, municipal and other local laws, regulations and ordinances that are equivalent or similar to the federal laws recited above or that purport to regulate Hazardous Materials. The term “ Hazardous Materials ” includes petroleum, including crude oil or any fraction thereof, natural gas, natural gas liquids, liquified natural gas, or synthetic gas usable for fuel (or mixtures of natural gas or such synthetic gas), asbestos and asbestos containing materials and any substance, material waste, pollutant or contaminant listed or defined as hazardous or toxic under any Environmental Law.

 

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(l)           Withholding Obligation . Seller’s sale of the Property is not subject to any federal, state or local withholding obligation of Purchaser under the tax laws applicable to Seller or the Property.

 

(m)           Anti-Money Laundering Laws . To Seller’s actual knowledge, without any duty of investigation, Seller: (i) is not under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering, drug trafficking, terrorist-related activities, any crimes which in the United States would be predicate crimes to money laundering, or any violation of any Anti Money Laundering Laws (defined below); (ii) has not been assessed civil or criminal penalties under any Anti-Money Laundering Laws; or (iii) has not had any of its funds seized or forfeited in any action under any Anti Money Laundering Laws. The term “ Anti-Money Laundering Laws ” means all applicable laws, regulations and sanctions, state and federal, criminal and civil, that: (1) limit the use of and/or seek the forfeiture of proceeds from illegal transactions; (2) limit commercial transactions with designated countries or individuals believed to be terrorists, narcotics dealers or otherwise engaged in activities contrary to the interests of the United States; (3) require identification and documentation of the parties with whom a financial institution conducts business; or (4) are designed to disrupt the flow of funds to terrorist organizations.

 

7.2            Purchaser’s Representations and Warranties . As a material inducement to Seller to execute this Agreement and consummate this transaction, Purchaser represents and warrants to Seller that:

 

(a)           Organization and Authority . Purchaser has been duly organized and validly exists as a limited liability company, in good standing in the State of Delaware. Purchaser has the full right and authority and has obtained any and all consents required to authorize Purchaser to enter into this Agreement, consummate or cause to be consummated the purchase of the Property. This Agreement and all of the documents to be delivered by Purchaser at the Closing have been and will be authorized and properly executed and will constitute the valid and binding obligations of Purchaser, enforceable in accordance with their terms.

 

(b)           Conflicts and Pending Action . There is no agreement to which Purchaser is a party or to Purchaser’s knowledge binding on Purchaser which is in conflict with this Agreement. There is no action or proceeding pending or to Purchaser’s knowledge, threatened, against Purchaser which challenges or impairs Purchaser’s ability to execute or perform its obligations under this Agreement.

 

(c)           ERISA . Purchaser is not (i) an “employee benefit plan” (within the meaning of section 3(3) of ERISA) that is subject to the provisions of Title I of ERISA, (ii) a “plan” that is subject to the prohibited transaction provisions of section 4975 of the Code or (iii) an entity whose assets are treated as “plan assets” under ERISA by reason of an employee benefit plan’s or plan’s investment in such entity.

 

(d)           Compliance with International Trade Control Laws and OFAC Regulations . Purchaser (without reference to its constituent entities) is not now nor shall it be at any time prior to or at the Closing a Person named in any executive orders or lists published by OFAC as a Specially Designated National and Blocked Person.

 

7.3            Survival of Representations and Warranties . The representations and warranties set forth in this Article 7 are made as of the Agreement Date and are remade as of the Closing Date and shall be merged into or waived by the instruments of Closing and shall not survive Closing.

 

7.4            Radon Disclosure . Florida law requires the following disclosure to be given to the purchaser of property in this State. Seller has made no independent inspection of the Property to determine the presence of conditions which may result in radon gas; however, Seller is not aware of any such condition. Certain building methods and materials have been proven to reduce the possibility of radon gas entering the building:

 

RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county public health unit.

 

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7.5            “As Is” Condition . EXCEPT EXPRESSLY AS SET FORTH IN THIS AGREEMENT OR IN ANY DOCUMENT EXECUTED AND DELIVERED BY SELLER TO PURCHASER AT CLOSING PURSUANT TO OR IN CONNECTION WITH THIS AGREEMENT, THIS SALE AND CONVEYANCE IS MADE ON AN AS-IS WHERE-IS BASIS AND SELLER MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, AS TO MERCHANTABILITY, SUITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OF THE PROPERTY, THE STATE OF REPAIR OF THE PROPERTY, OR WITH RESPECT TO SOIL CONDITIONS OR THE PRESENCE OR RELEASE OF HAZARDOUS MATERIALS. THIS DISCLAIMER DOES NOT EFFECT AN ASSUMPTION OF ANY LIABILITY BY PURCHASER AND IT SHALL NOT BE CONSTRUED TO WAIVE ANY RIGHTS OF CONTRIBUTION OR INDEMNITY OR OTHERWISE AFFECT THE LIABILITIES OF THE PARTIES TO EACH OTHER OR TO THIRD PARTIES UNDER ENVIRONMENTAL LAWS.

 

ARTICLE 8. DEFAULT AND REMEDIES

 

8.1            Seller’s Default . If, on or before Closing, Seller materially breaches any of the terms or provisions of, or is otherwise in default under, this Agreement, beyond any applicable cure period, Purchaser may (i) terminate this Agreement by written notice to Seller and to Escrow Agent, in which event the Earnest Money shall be refunded to Purchaser; (ii) waive such default and consummate the transaction contemplated by this Agreement in accordance with the terms of this Agreement; or (iii) institute all proceedings necessary to specifically enforce the terms of this Agreement and cause title to Property to be conveyed to Purchaser. Seller and Purchaser agree that the Property is unique and that the right of specific performance is a just and equitable remedy under the circumstances. If, however, specific performance is not available as a remedy to Purchaser as a result of Seller’s conveyance of the Property to another or encumbrances placed on the Property by, through or under Purchaser, Purchaser shall be entitled to all remedies available at law. Notwithstanding the above provisions of this Section 8.1, Purchaser retains all rights and remedies available in law and equity to enforce provisions which survive termination of this Agreement.

 

8.2            Purchaser’s Default . If this transaction fails to close due to the default of Purchaser, then Seller’s sole remedy in such event shall be to terminate this Agreement and to retain the Earnest Money as liquidated damages, Seller waiving all other rights or remedies in the event of such default by Purchaser. Purchaser and Seller have considered carefully the loss to Seller occasioned by taking the Property off the market as a consequence of the negotiation and execution of this Agreement, the expenses of Seller incurred in connection with the preparation of this Agreement and Seller’s performance under this Agreement, and the other damages, general and special, which Purchaser and Seller realize and recognize Seller will sustain but which Purchaser and Seller agree would be impracticable or extremely difficult to calculate at this time if Purchaser so defaults. Based on all those considerations, Purchaser and Seller agree that the Earnest Money, together with the interest on it, represents a reasonable estimate of Seller’s damages. Seller agrees to accept the Earnest Money as Seller’s total damages and relief under this Agreement if Purchaser defaults in its obligations to close under this Agreement, Seller waiving all other rights and remedies. Notwithstanding the above provisions of this Section 8.2, Seller retains all rights and remedies available in law and equity to enforce provisions which survive termination of this Agreement.

 

8.3            Notice of Default and Cure Period . Except for a monetary default and/or a party’s failure to close on the Closing Date, neither party shall have the right to declare a default by the other party and terminate this Agreement because of a failure by such other party to perform under the terms of this Agreement unless the other party shall fail to cure such failure to perform within five Business Days after its receipt of written notice of such failure to perform if such non- monetary default (other than the other party’s failure to close on the Closing Date) is reasonably curable within said timeframe. If more than five Business Days is reasonably necessary to cure said non-monetary default, Purchaser shall allow Seller a reasonable period of time (not to exceed 10 Business Days) to cure so long as Seller begins the cure process within five Business Days and uses commercially reasonable efforts to cure. Without limiting its remedies if such a default is not cured in accordance with this Section 8.3, Purchaser shall have the right to extend the Closing Date one Business Day for each Business Day after such a written notice of default until the default is cured.

 

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8.4            Other Expenses . If this Agreement is terminated due to the default of a party, then the defaulting party shall pay any fees due to the Escrow Agent for holding the Earnest Money and any fees due to the Title Company for cancellation of the Title Commitment.

 

ARTICLE 9. EARNEST MONEY PROVISIONS

 

9.1            Investment and Use of Funds . The Escrow Agent shall invest the Earnest Money in a government insured interest bearing account satisfactory to Purchaser at an institution having assets of not less than $125,000,000, shall not commingle the Earnest Money with any funds of the Escrow Agent or others, and shall promptly provide Purchaser and Seller with confirmation of the investments made. If the Closing under this Agreement occurs, the Escrow Agent shall deliver the Earnest Money to, or upon the instructions of, Purchaser on the Closing Date. Provided such supplemental escrow instructions are not in conflict with this Agreement as it may be amended in writing from time to time, Seller and Purchaser agree to execute such supplemental escrow instructions as may be appropriate to enable Escrow Agent to comply with the terms of this Agreement.

 

9.2            Terminations . Upon a termination of this Agreement, either party to this Agreement (the “ Terminating Party ”) may give written notice to the Escrow Agent and the other party (the “ Non-Terminating Party ”) of such termination and the reason for such termination. Such request shall also constitute a request for the release of the Earnest Money to the Terminating Party. The Non-Terminating Party shall then have five Business Days in which to object in writing to the release of the Earnest Money to the Terminating Party. If the Non-Terminating Party provides such an objection, then the Escrow Agent shall retain the Earnest Money until it receives written instructions executed by both Seller and Purchaser as to the disposition and disbursement of the Earnest Money, or until ordered by final court order, decree or judgment, which is not subject to appeal, to deliver the Earnest Money to a particular party, in which event the Earnest Money shall be delivered in accordance with such notice, instruction, order, decree or judgment.

 

9.3            Interpleader . Seller and Purchaser mutually agree that in the event of any controversy regarding the Earnest Money, unless mutual written instructions are received by the Escrow Agent directing the Earnest Money’s disposition, the Escrow Agent shall not take any action, but instead shall await the disposition of any proceeding relating to the Earnest Money or, at the Escrow Agent’s option, the Escrow Agent may interplead all parties and deposit the Earnest Money with a court of competent jurisdiction in which event the Escrow Agent may recover all of its court costs and reasonable attorneys’ fees. Seller or Purchaser, whichever does not prevail in any such interpleader action, shall be solely obligated to pay such costs and fees of the Escrow Agent, as well as the reasonable attorneys’ fees of the prevailing party in accordance with the other provisions of this Agreement.

 

9.4            Liability of Escrow Agent . The parties acknowledge that the Escrow Agent is acting solely as a stakeholder at their request and for their convenience, that the Escrow Agent shall not be deemed to be the agent of either of the parties, and that the Escrow Agent shall not be liable to either of the parties for any action or omission on its part taken or made in good faith, and not in disregard of this Agreement, but shall be liable for its negligent acts and for any loss, cost or expense incurred by Seller or Purchaser resulting from the Escrow Agent’s mistake of law respecting the Escrow Agent’s scope or nature of its duties. Seller and Purchaser shall jointly and severally indemnify and hold the Escrow Agent harmless from and against all costs, claims and expenses, including reasonable attorneys’ fees, incurred in connection with the performance of the Escrow Agent’s duties under this Agreement, except with respect to actions or omissions taken or made by the Escrow Agent in bad faith, in disregard of this Agreement or involving negligence on the part of the Escrow Agent.

 

ARTICLE 10. MISCELLANEOUS

 

10.1          Parties Bound . Neither party shall not assign its rights or delegate its duties under this Agreement without the prior written consent of the other party, which consent shall not be unreasonably withheld or delayed and any such prohibited assignment or delegation shall be void; provide that (a) Seller or Purchaser may assign this Agreement without the consent of the other in order to effect an Exchange pursuant to Section 10.17, and (b)  Purchaser may assign this Agreement without Seller’s consent to a single purpose entity formed to take title to the Property and in which Purchaser holds a direct or indirect interest. Subject to the foregoing restriction, this Agreement shall be binding upon and inure to the benefit of the respective legal representatives, successors, assigns, heirs, and devisees of the parties. Notwithstanding any assignment to the contrary, Purchaser acknowledges and agrees that it shall remain fully liable to Seller for the faithful performance of all of Purchaser’s obligations pursuant to this Agreement by any and all assignees of Purchaser’s obligations under this Agreement. Purchaser’s obligations under this Section shall survive the Closing and any termination of this Agreement.

 

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10.2          Headings . The Article and Section headings of this Agreement are for convenience only and in no way limit or enlarge the scope or meaning of the language of this Agreement.

 

10.3          Invalidity and Waiver . If any portion of this Agreement is held to be invalid or inoperative, then so far as is reasonable and possible the remainder of this Agreement shall be deemed valid and operative, and, to the greatest extent legally possible, effect shall be given to the intent manifested by the portion held invalid or inoperative. The failure by either party to enforce against the other party any term or provision of this Agreement shall not be deemed to be a waiver of such party’s right to enforce against the other party the same or any other such term or provision in the future.

 

10.4          Governing Law . This Agreement shall, in all respects, be governed, construed, applied, and enforced in accordance with the laws of the state in which the Property is located.

 

10.5          No Third Party Beneficiary . This Agreement is not intended to give or confer any benefits, rights, privileges, claims, actions or remedies to any person or entity as a third party beneficiary, decree, or otherwise.

 

10.6          Entirety and Amendments . This Agreement embodies the entire agreement between the parties and supersedes all prior agreements and understandings relating to the Property. This Agreement may be amended or supplemented only by an instrument in writing executed by the party against whom enforcement is sought.

 

10.7          Time . Time is of the essence in the performance of this Agreement.

 

10.8          Confidentiality . During the period commencing on the Agreement Date and ending on the Closing Date, Seller shall maintain in strict confidence the material non-economic terms of the transaction contemplated by this Agreement and shall not disclose, whether through press releases or any other means of publication (oral or written), material non-economic terms of this Agreement, except to Seller’s members, brokers, attorneys, accountants, advisors and lenders involved in the negotiation and consummation of this transaction (collectively, the “ Representatives ”). In furtherance of the foregoing: (i) Seller shall advise each of its Representatives of the confidential nature of any documentation and information disclosed to them and of Seller’s obligations under this Section 10.8; (ii) Seller acknowledges that there may be no adequate remedy at law for a material and adverse breach of this Section 10.8, and Purchaser shall have the right to seek injunctive relief for material and adverse breach or prospective breach of this Section 10.8; and (iii) Seller shall defend, indemnify and hold Purchaser harmless from and against any and all claims, damages, liabilities and expenses, including reasonable attorneys’ fees, arising out of or resulting from a material and adverse breach of this Section 10.8 by Seller. Notwithstanding any terms or conditions in this Agreement or any related agreement to the contrary, but subject to restrictions reasonably necessary to comply with federal or state securities laws, any person may disclose to any and all persons, without limitation of any kind, the tax treatment and tax structure of the transaction and all materials of any kind (including opinions or other tax analyses) that are provided relating to such tax treatment and tax structure. Seller is also permitted to disclose any information otherwise deemed confidential under this Section 10.8 in connection with the performance of its obligations under this Agreement and any litigation relating to the Property or this transaction, and as required by law. The provisions of this Section 10.8 shall survive the Closing and any termination of this Agreement. Purchaser acknowledges that it has engaged Richard Schwartz, who in addition to being a Managing Member of Seller, and one of the recognized Brokers herein, is a broker for REMAX Commercial Associates, to assist Purchaser in its potential acquisition of adjacent or nearby properties to the Property, and in such efforts shall allow Richard Schwartz the professional freedom to further Purchaser’s acquisition efforts.

 

10.9          No Recording . Purchaser shall not record this Agreement or any memorandum of this Agreement.

 

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10.10          Attorneys’ Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges and expenses, including attorneys’ fees, expended or incurred by the prevailing party in connection with the enforcement action. The provisions of this Section 10.10 shall survive the Closing and any termination of this Agreement.

 

10.11          Notices . All notices required or permitted under this Agreement shall be in writing and shall be delivered to the parties at the addresses set forth in Section 1.1. Any such notices shall be sent by (a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered one Business Day after deposit with such courier, (b) personal delivery, in which case notice shall be deemed delivered upon receipt; or (c) electronic mail in a “PDF” format followed by one of the delivery methods described in clauses (a) or (b) above, in which case notice shall be deemed delivered upon transmission of such notice by electronic mail. A party’s address may be changed by written notice to the other party; provided, however, that no notice of a change of address shall be effective until actual receipt of such notice. Copies of notices are for informational purposes only, and a failure to give or receive copies of any notice shall not be deemed a failure to give notice. Notices given by counsel to the Purchaser shall be deemed given by Purchaser and notices given by counsel to the Seller shall be deemed given by Seller.

 

10.12          Construction . The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and agree that the normal rule of construction – to the effect that any ambiguities are to be resolved against the drafting party – shall not be employed in the interpretation of this Agreement or any exhibits or amendments to this Agreement.

 

10.13          Calculation of Time Periods . Unless otherwise specified, in computing any period of time described in this Agreement, the day of the act or event on which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless the last day is not a Business Day, in which event the period shall run until the end of the next day which is a Business Day. The last day of any period of time described in this Agreement shall be deemed to end at 5:00 p.m., Fort Lauderdale, Florida, time.

 

10.14          Procedure for Indemnity . The following provisions govern actions for indemnity under this Agreement. Promptly after receipt by an indemnitee of notice of any claim for which the indemnitee is entitled to indemnification under this Agreement, the indemnitee shall deliver to the indemnitor written notice of the claim. The indemnitor shall have the right to participate in, and, if the indemnitor agrees in writing that it will be responsible for any costs, expenses, judgments, damages and losses incurred by the indemnitee with respect to such claim, to assume the defense of such claim with counsel mutually satisfactory to the indemnitor and the indemnitee. Notwithstanding the preceding sentence, the indemnitee shall have the right to retain its own counsel, with the fees and expenses to be paid by the indemnitor, if the indemnitee reasonably believes that representation of the indemnitee by the counsel retained by the indemnitor would be inappropriate due to actual or potential differing interests between the indemnitee and any other party represented by such counsel in any proceeding relating to the claim. The failure of the indemnitee to deliver written notice to the indemnitor within a reasonable time after the indemnitee receives notice of any such claim shall not relieve the indemnitor of any liability to the indemnitee under the indemnity, unless and only if and to the extent that the failure is prejudicial to the indemnitor’s ability to defend the claim. The indemnitee’s failure to so deliver written notice to the indemnitor will not relieve the indemnitor of any liability that it may have to any indemnitee other than the indemnitor’s indemnification obligation under this Agreement. If an indemnitee settles a claim without the prior written consent of the indemnitor, the indemnitor shall be released from liability with respect to the claim unless the indemnitor has unreasonably withheld its consent to the settlement. The provisions of this Section 10.14 shall survive the Closing and any termination of this Agreement.

 

10.15          Further Assurances . In addition to the acts and deeds recited in this Agreement and contemplated to be performed, executed and/or delivered by Seller to Purchaser at Closing, Seller agrees to perform, execute and deliver, but without any obligation to incur any additional liability or expense, on or after the Closing any further deliveries and assurances as may be reasonably necessary to consummate the transactions contemplated under this Agreement or to perfect the conveyance, transfer and assignment of the Property to Purchaser. The provisions of this Section 10.15 shall survive the Closing.

 

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10.16          Execution in Counterparts . This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one Agreement. To facilitate execution of this Agreement, the parties may execute counterparts of the signature pages and exchange them by telephone facsimile or electronic mail.

 

10.17          Section 1031 Exchange . Either party may consummate the purchase or sale (as applicable) of the Property as part of a so-called like kind exchange (an “ Exchange ”) pursuant to § 1031 of the Internal Revenue Code of 1986, as amended (the “ Code ”), provided that: (a)  the Closing shall not be delayed or affected by reason of the Exchange nor shall the consummation or accomplishment of an Exchange be a condition precedent or condition subsequent to the exchanging party’s obligations under this Agreement; (b) the exchanging party shall effect its Exchange through an assignment of this Agreement, or its rights under this Agreement, to a qualified intermediary; (c) neither party shall be required to take an assignment of the purchase agreement for relinquished or replacement property or be required to acquire or hold title to any real property for purposes of consummating an Exchange desired by the other party; and (d) the exchanging party shall pay any additional costs that would not otherwise have been incurred by the non-exchanging party had the exchanging party not consummated the transaction through an Exchange. Neither party shall by this Agreement or acquiescence to an Exchange desired by the other party have its rights under this Agreement affected or diminished in any manner or be responsible for compliance with or be deemed to have warranted to the exchanging party that its Exchange in fact complies with § 1031 of the Code.

 

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SIGNATURE PAGE TO AGREEMENT OF

PURCHASE AND SALE

BY AND BETWEEN

Andrews Village LLC

AND

ArchCo Residential LLC

 

IN WITNESS WHEREOF, the parties to this Agreement have executed this Agreement on the day and year set forth below.

 

SELLER :

 

Andrews Village LLC

 

By: /s/ Richard Schwartz   Date: 1/9/15
Name: Richard Schwartz      
Title: Managing Member      

 

PURCHASER :

 

ArchCo Residential LLC

 

By: /s/ Neil T. Brown   Date: 1/9/15
Name: Neil T. Brown, its Chief Executive Officer      

 

While not a party to this Agreement, Lender consents to Seller entering into this Agreement and the consummation of the transactions described in this Agreement in accordance with its terms and conditions.

 

LENDER :        
         
       
By: /s/ Lewis R. Brine   Date: 1/12/15
Name: Lewis R. Brine      
Title: Vice President      

 

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Escrow Agent has executed this Agreement in order to confirm that the Escrow Agent has received $________ (the “Ernest Money”) and shall hold the Earnest Money and the interest earned on it, in escrow, and shall disburse the Earnest Money, and the interest earned on it, pursuant to the provisions of Article 9 .

 

ESCROW AGENT :      
       
Fidelity National Title      
         
By: /s/ Lindsey Mann   Date: 1/13/2015
Name: Lindsey Mann      
Title: Commercial Escrow Officer      

 

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AGREEMENT OF PURCHASE AND SALE

Flagler Village site, Fort Lauderdale, FL

 

EXHIBITS

 

A –            Legal Description of the Land

 

B –            Form of Certificate of Non-Foreign Status

 

C –            Form of Bill of Sale and Assignment of Lease

 

D –            Current Special Assessments

 

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EXECUTION VERSION

 

EXHIBIT A

 

LEGAL DESCRIPTION OF THE LAND

 

Lots 31,32,33,34,35,36,37,38,39,40,41 and 42 Block 6, of THE AMENDED PLAT of Blocks 1 to 8, and 25 to 33, “NORTH LAUDERDALE”, according to the Plat thereof as recorded in Plat Book 1 Page 182, of the public records of Dade county, Florida. Less the West 15.0 feet thereof.

 

Said lands situate, lying and being the City of Fort Lauderdale, Broward County, Florida.

 

  A- 1  
 

 

EXHIBIT B

 

FORM OF CERTIFICATE OF NON-FOREIGN STATUS

 

Section 1445 of the Internal Revenue Code of 1986, as amended (“Code”), provides that a transferee (buyer) of a U.S. real property interest must withhold tax if the transferor (seller) is a foreign person.

 

To inform _______________, a ______________________________ (“Transferee”), that withholding of tax under section 1445 of the Code is not required upon disposition of certain real property to the Transferee by _________________, a ___________________(“Transferor”), the undersigned hereby warrants, represents and certifies the following on behalf of Transferor:

 

1.          The undersigned is the duly and acting _____________ [Title of Officer executing Certificate] of Transferor.

 

2.          Transferor is not a foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations), but rather is an entity formed under the laws of one of the United States.

 

3.          Transferor is not a disregarded entity as defined in section 1.1445-2(b)(2)(iii) of the Code;

 

4.          Transferor’s U.S. employer identification number is ________________.

 

5.          Transferor’s office address is _________________________________.

 

6.          Transferor understands that this certification may be disclosed to the Internal Revenue Service by the transferee and that any false statement contained in this certificate could be punished by fine, imprisonment, or both.

 

Under penalty of perjury the undersigned declares that the undersigned has examined this certification and to the best of its knowledge and belief it is true, correct, and complete.

 

TRANSFEROR :

 

           
           
By:     Date:    
Name:          
Title:          

 

  B- 1  
 

 

Exhibit C

 

BILL OF SALE AND ASSIGNMENT OF LEASE

 

This instrument is executed and delivered as of the ____ day of _________, 2014 pursuant to that certain Agreement of Purchase and Sale (“ Agreement ”) dated ____________, 2014, by and between _____________, a _________ limited liability company (“ Seller ”), and _____________, a _________ limited liability company (“ Purchaser ”), covering the real property described in Schedule 1 attached hereto (“ Real Property ”).

 

(a)           Sale of Personalty . For good and valuable consideration, Seller hereby sells, transfers, sets over and conveys to Purchaser the following:

 

(i)           Tangible Personalty . All equipment, machinery, furniture, furnishings, supplies and other tangible personal property owned by Seller, if any, and Seller’s interest in any such property leased by Seller, now or hereafter located in and used in connection with the operation, ownership or management of the Real Property, except any such personal property belonging to tenants under the Leases; and

 

(ii)          Intangible Personal Property . All intangible personal property related to the Real Property and the Improvements (as defined in the Agreement), if any, including, without limitation: all well permits, water and sewer taps, sanitary or storm sewer capacity or reservations and rights under utility agreements with any applicable governmental or quasi-governmental entities or agencies with respect to the providing of utility services to the Land; the plans and specifications and other architectural and engineering drawings for the Improvements; warranties; contract rights related to the construction, operation, ownership or management of the Real Property; governmental permits, approvals and licenses (to the extent assignable); tenant lists and correspondence; and all records relating to the Real Property; and

 

(iii)         Assignment of Leases . For good and valuable consideration, Seller hereby assigns, transfers, sets over and conveys to Purchaser, and Purchaser hereby accepts, a ll of the landlord’s right, title and interest in and to the Lease further described on Schedule 2 attached hereto, and Purchaser hereby assumes all of the landlord’s obligations under the Lease arising from and after the Closing Date (as defined in the Agreement) but as to the landlord’s obligations with regard to security deposits and other deposits only to the extent the security deposits have been transferred or credited to Purchaser.

 

(b)           Warranty . Seller hereby represents and warrants to Purchaser that it is the owner of the property described above, that such property, if any, is free and clear of all liens, charges and encumbrances other than the Permitted Exceptions (as defined in the Agreement), and Seller warrants and defends title to the above-described property unto Purchaser, its successors and assigns, against any person or entity claiming, or to claim, the same or any part thereof by, through or under Seller, subject only to the Permitted Exceptions as defined in the Agreement.

 

(c)           Indemnification . Seller shall defend, indemnify and hold harmless Purchaser from and against any liability, damages, causes of action, expenses, and attorneys’ fees incurred by Purchaser by reason of the failure of Seller to fulfill, perform, discharge, and observe its obligations with respect to the Lease arising on or before the date hereof. Purchaser shall defend, indemnify and hold harmless Seller from and against any liability, damages, causes of action, expenses, and attorneys’ fees incurred by Seller by reason of the failure of Purchaser to fulfill, perform, discharge, and observe its obligations with respect to the Leases arising after the date hereof.

 

IN WITNESS WHEREOF, the undersigned have caused this Bill of Sale and Assignment of Leases to be executed as of the date written above.

 

SELLER:    
       
     
By:    
Name:    
Title:    

 

  C- 1  
 

 

PURCHASER:  
       
     
By:    
Name:    
Title:    

 

  C- 2  
 

 

EXECUTION VERSION

 

Exhibit D

 

CURRENT SPECIAL ASSESSMENTS

 

Levying authority
WAVE STREETCAR

 

  D- 1  
 

 

Exhibit E

 

FORM OF ESTOPPEL CERTIFICATE

 

TENANT ESTOPPEL CERTIFICATE

 

TO: ArchCo Residential LLC  
  Attn: Neil Brown  
  7 Piedmont Center, Suite 300  
  Atlanta, GA 30305  
     
Date: __________________, 2015  

 

Re:

5,000 square-foot building located at 520 North Andrews Avenue, Fort Lauderdale, FL 33301Suite ______ (the “ Premises ”)

 

Ladies and Gentlemen:

 

The undersigned (“ Tenant ”), as tenant under a lease of certain premises from Andrews Village LLC (“ Landlord ”), dated April 24, 2013, (the “ Lease ”), does hereby state, declare, represent and warrant as follows:

 

1.           The Lease attached hereto as Exhibit “A” is a true and correct copy of the Lease, and the Lease is in full force and effect and has not been amended, supplemented or changed, except to the extent the matters set forth in this Certificate are inconsistent with the terms and conditions of the Lease. The “Lease”, as referred to in this Certificate, includes such amendments or changes as set forth in this Certificate. There is no other agreement (except for the agreements described in this certificate) between Tenant and Landlord with respect to the Premises or any property owned by Landlord.

 

2.           Tenant has accepted possession of the Premises, and Landlord has no outstanding obligation under the Lease to construct any improvements on or within or repair the Premises.

 

3.           The original term of the Lease commenced on May 1, 2013, and terminated by its terms on April 30, 2014 (the “ Expiration Date ”). Since the Expiration Date, Tenant has continued to lease the Premises, with Landlord’s agreement, on the basis of a month-to-month tenancy.

 

4.           The Lease may be terminated by Landlord or Tenant upon 30 days’ prior written notice.

 

5.           Basic fixed rent is currently $300.00 per month, payable monthly in advance on the first day of each month.

 

6.           Tenant is responsible for maintaining the Premises and for paying for all utilities provided to or used at the Premises.

 

7.           No default on the part of Tenant exists under the Lease in the due and faithful performance of the terms, covenants, and conditions of the Lease on the part of Tenant to be done, kept and performed. There are no disputes between Landlord and Tenant concerning the Lease, the Premises or the improvements comprising the Premises.

 

8.           No default on the part of Landlord exists under the Lease in the due and faithful performance of the terms, covenants and conditions of the Lease on the part of the Landlord to be done, kept and performed.

 

9.           No rentals are accrued and unpaid under the Lease.

 

10.          No prepayments of basic fixed rent due under the Lease have been made for any month after the month in which Tenant has signed this Certificate.

 

E- 1

 

 

11.          Tenant has not paid to Landlord any security deposit or other deposits under the Lease or otherwise, and, upon expiration of the Lease, Landlord has not obligation to return any security deposit or other deposits to Tenant.

 

12.          Tenant has no defense as to its obligations under the Lease and claims no setoff or counterclaim against Landlord.

 

13.          Tenant has not received notice of any assignment, hypothecation, mortgage, or pledge of Landlord’s interest in the Lease or the rents or other amounts payable thereunder.

 

14.          Tenant is not entitled to receive any concessions (i.e., rental abatements), improvement allowances, moving allowances or other monetary or non-monetary concessions) from and after the date of this Certificate.

 

15.          Tenant has not filed (and does not currently intend to file) any form of bankruptcy petition and Tenant is not subject to any bankruptcy, insolvency, creditors’ rights or similar proceeding in any federal, state or other court or jurisdiction. Tenant is not insolvent.

 

16.          Tenant does not have any rights or options to purchase all or any portion of the Premises or any other property of Landlord.

 

17.          The person executing this Certificate hereby warrants and represents that she has the power and authority to execute and deliver this Certificate on behalf of Tenant.

 

The undersigned makes this statement for the benefit and protection of (i) ArchCo Residential LLC (together with its successors and assigns, collectively, “ Purchaser ”), and (ii) any lender extending credit in connection with the Premises (each, a “ Lender ”). The undersigned agrees that Purchaser and Lender may rely upon this statement in connection with the intended purchase and financing of the Property. The undersigned agrees that it will, upon receipt of written notice from Landlord, commence to pay all rents to Purchaser or to any agent acting on behalf of Purchaser.

 

 

Very truly yours,

   
  ___________________(Signature)
   
  Olive Joshua
  ___________________(Date)

 

E- 2

 

 

ATTACHMENT 1 TO TENANT ESTOPPEL CERTIFICATE

 

THE LEASE

 

[attached]

 

E- 3

 

Exhibit 10.330

AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

Flagler Village Site, Fort Lauderdale, FL – Andrews Village Property

 

This AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “ Amendment ”) is made and entered into as of February 9, 2015, by and among ArchCo Residential LLC (“ Purchaser ”), and Andrews Village LLC (“ Seller ”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of January 12, 2015 (the “ Purchase Agreement ”), with respect to the real property located in Fort Lauderdale, Florida, (the “ Property ”), as more particularly described in the Purchase Agreement.

 

B.            While not a party to the Purchase Agreement, Sunstate Bank (“ Lender ”), signed the Purchase Agreement as consenting to the consummation of the transactions described in the Purchase Agreement.

 

C.            Fidelity National Title (“ Escrow Agent ”) signed the Purchase Agreement to acknowledge its receipt as Escrow Agent of the $50,000 of Earnest Money to be held pursuant to the terms of Purchase Agreement.

 

D.            Seller and Purchaser desire to amend the Purchase Agreement to (i) extend the Closing Date, (ii) provide that the Earnest Money will be release to Seller and Seller will use the Earnest Money to pay down the loan made by Lender and secured by the Mortgage, and (iii) provide that Purchaser will pay the past due property taxes on the Property for the years 2012 and 2013.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.             Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.             Amendments. The Purchase Agreement is hereby amended as follows:

 

2.1            Extension of Closing Date. Notwithstanding Section 1.1(h) of the Purchase Agreement the Closing Date shall be designated by Purchaser upon not less than five Business Days’ prior notice, but not later than April 30, 2015.

 

2.2            Release of Earnest Money. The Escrow Agent shall release the Earnest Money now held by the Escrow Agent directly to Lender not later than two Business Days after the date of this Amendment, pursuant to wire instructions to be delivered by Lender to the Escrow Agent. The release of the Earnest Money to Lender shall be deemed a release of the Earnest Money to Seller, subject to the terms and conditions of the Purchase Agreement as amended by this Amendment. Seller will instruct Lender to (a) apply the Earnest Money to reduce Seller’s outstanding indebtedness to Lender under the loan secured by the Mortgage, and to acknowledge in writing the receipt and application of the Earnest Money for such purpose to Seller and Purchaser within three Business Days after the Escrow Agent releases the Earnest Money to Lender pursuant to this Section 2.2. Upon the Escrow Agent’s release of the Earnest Money to Lender pursuant to this Section 2.2, the Escrow Agent’s obligations under Article 9 of the Purchase Agreement with respect to holding and disbursing the Earnest Money shall terminate. Upon the release of the Earnest Money to Lender pursuant to this Section 2.2, the Earnest Money shall not be refundable to Purchaser except as provided in Section 2.4.

 

 

 

 

2.3          Payment of Property Taxes . Not later than 10 Business Days after the date of this Amendment, Purchaser shall pay the delinquent property taxes (including any due and payable interest and delinquency fees and charges) with respect to the Property in an amount not to exceed $15,000 for tax year 2012 and in an amount not to exceed $21,500 for tax year 2013 (collectively, the “ Property Tax Payment ”). Seller represents and warrants to Purchaser that the amount of delinquent property taxes (including any due and payable interest and delinquency fees and charges) with respect to the Property for tax year 2012 do not exceed $15,000 and the amount of delinquent property taxes with respect to the Property for tax year 2013 do not exceed $21,500. The Property Tax Payment shall be applied to the Purchase Price at the Closing. Upon the Property Tax Payment by Purchaser pursuant to this Section 2.3, the additional Earnest Money shall not be refundable to Purchaser except as provided in Section 2.4.

 

2.4          The Earnest Money, as provided in Section 2.2, and the additional Earnest Money, as provided in Section 2.3, shall not be refundable to Purchaser unless:

 

(a)           Seller does not close;

 

(b)           Any of the matters described in Section 5.2(a)(3) of the Purchase Agreement exists and either (i) Seller does not close, or (ii) the matter involves a claim against the Property that will not be extinguished at or before Closing; or

 

(c)           Any of the matters described in Section 5.2(a)(4) of the Purchase Agreement exists and either (i) Seller does not close, or (ii) the matter involves a claim against the Buyer or the Property or Buyer or the Property will become subject to an action, suit, proceeding or claim by Buyer taking title to the Property.

 

3.             Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered by facsimile or other form of electronic transmission.

 

4.              Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

5.             Full Force and Effect; Incorporation. Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

  2  

 

 

The undersigned have executed this Amendment to Purchase and Sale Agreement as of the date first written above.

 

Purchaser :

 

ArchCo Residential LLC

 

By: /s/ Neil T. Brown  
  Neil T. Brown, its Chief Executive Officer  

 

Seller :

 

Andrews Village LLC

 

By: /s/ Richard Schwartz  
  Richard Schwartz, its Managing Member  

 

By its signature below, Lender consents to the substance of this Amendment and agrees that upon receipt of the Earnest Money under Section  2.2 above, it will apply such funds against Seller’s outstanding indebtedness to Lender under the loan secured by the Mortgage .

 

Lender :

 

Sunstate Bank

 

By:

Name:

Title:

 

By its signature below, Escrow Agent acknowledges and consents to its changing obligations with respect to the Earnest Money pursuant to the terms of this Amendment.

 

Escrow Agent :

 

Fidelity National Title

 

By: /s/ Lindsey Mann  
Name: Lindsey Mann  
Title: Commercial Escrow Officer  

 

  3  

Exhibit 10.331

 

SECOND AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

Flagler Village Site, Fort Lauderdale, FL – Andrews Village Property

 

This SECOND AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “ Amendment ”) is made and entered into as of April 30, 2015, by and among ArchCo Residential LLC (“ Purchaser ”), and Andrews Village LLC (“ Seller ”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of January 12, 2015 (the “ Original Agreement ”), with respect to the real property owned by Seller and located on the east side of North Andrews Avenue between NE 5 th Street and NE 6 th Street in Fort Lauderdale, Florida, (the “ Property ”), as more particularly described in the Original Agreement.

 

B.            Seller and Purchaser entered into an Amendment to the Original Agreement dated as of February 9, 2015 (the “ First Amendment ”). The Original Agreement, as amended by the First Amendment, is referred to in this Amendment as the “ Purchase Agreement ”.

 

C.            While not a party to the Original Agreement, Lender signed the Original Agreement as consenting to the consummation of the transactions described in the Purchase Agreement.

 

D.            Seller and Purchaser desire to amend the Purchase Agreement in accordance with this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.             Defined Terms . Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Amendments . The Purchase Agreement is hereby amended as follows:

 

2.1            Extension of Closing Date . Section 1.1(h) of the Purchase Agreement is amended to read as follows:

 

“(h) Closing Date:            As designated by Purchaser upon not less than five Business Days’ prior notice, but not later than June 30, 2015.”

 

2.2            2014 Taxes . In consideration for extending the latest Closing Date as provided in Paragraph 2.1, Purchaser shall pay the unpaid general real estate taxes and assessments with respect to the Real Property (including any due and payable interest and delinquency fees and charges) for the 2014 tax year in the amount of $19,506.47 (the “ 2014 Taxes ”). On or before May 8, 2015, Purchaser shall deliver to Seller a check payable to the applicable taxing agency in the amount of the 2014 Taxes and Seller shall deliver the check to the applicable taxing agency on or before May 22, 2015, as payment for the 2014 Taxes. If Purchaser does not deliver the check for the 2014 Taxes to Seller on or before May 8, 2015, the latest Closing Date shall be deemed not to have been extended as provided in Paragraph 2.1.

 

 

 

 

2. 3            Proration of Taxes . The first two sentences of Section 6.1(a) of the Purchase Agreement are amended to read as follows:

 

“Purchaser shall receive a credit for any accrued but unpaid general real estate taxes and assessments (including without limitation any assessments imposed by private covenant, “ Taxes ”) applicable to any period before April 30, 2015, even if such Taxes are not yet due and payable. Seller shall receive credit for any unaccued but paid Taxes for any paid period after and including April 30, 2015.”

 

2.4            Mortgage Loan Interest . The loan secured by the Mortgage is referred to as the “ Mortgage Loan ”. At the Closing, Purchaser shall pay, as an increase to the Purchase Price, an amount equal to the product of 6.50% (the current interest rate payable under the Mortgage Loan) times $6,678,201.17 (the outstanding principal balance under the Mortgage Loan) for interest that accrues on the outstanding balance of the loan secured by the Mortgage during the period beginning on April 30, 2015 and ending on the Closing Date.

 

3.           Counterparts . This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered by facsimile or other form of electronic transmission.  

 

4.           Entire Agreement . The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.  

 

5.           Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

6.           Effective Date . This Amendment will be effective on the latest date of execution by Seller, Purchaser or Lender, as indicated on the signature page of this Amendment.

 

  2  

 

 

The undersigned have executed this Amendment as of the date first written above.

 

Purchaser :

 

ArchCo Residential LLC

 

By:

/s/ Neil T. Brown Date:  4/30/15
  Neil T. Brown, its Chief Executive Officer  

 

Seller :

 

Andrews Village LLC

 

By:

/s/ Richard Schwartz Date:  4/30/15
  Richard Schwartz, its Managing Member  

 

While not party to the Purchase Agreement, as amended by this Amendment, Lender consents to Seller entering into this Agreement and the consummation of the transactions described in the Purchase Agreement, as amended by this Amendment, in accordance with its terms and conditions.

 

Lender :

 

Sunstate Bank

 

By:

/s/ Charles Davis Date:  5/5/15
Name: Charles Davis  
Title: CFO  

 

  3  

Exhibit 10.332

 

THIRD AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

Flagler Village Site, Fort Lauderdale, FL – Andrews Village Property

 

This THIRD AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “ Amendment ”) is made and entered into as of June 30, 2015, by and among ArchCo Residential LLC (“ Purchaser ”), and Andrews Village LLC (“ Seller ”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of January 12, 2015 (the “ Original Agreement ”), with respect to the real property owned by Seller and located on the east side of North Andrews Avenue between NE 5 th Street and NE 6 th Street in Fort Lauderdale, Florida, (the “ Property ”), as more particularly described in the Original Agreement.

 

B.            Seller and Purchaser entered into an Amendment to the Original Agreement dated as of February 9, 2015 (the “ First Amendment ”) and a Second Amendment to the Original Agreement dated as of April 30, 2015 (the “ Second Amendment ”). The Original Agreement, as amended by the First Amendment and the Second Amendment, is referred to in this Amendment as the “ Purchase Agreement ”.

 

C.            While not a party to the Original Agreement, Lender signed the Original Agreement as consenting to the consummation of the transactions described in the Purchase Agreement.

 

D.            Seller and Purchaser desire to amend the Purchase Agreement in accordance with this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Amendments .  

 

2.1            Purchase Price . Section 1.1(f) of the Purchase Agreement is amended to read as follows:

 

“(f) Purchase Price : $2,500,000.00; plus the Purchase Price shall be increased by (i) an amount equal to $308.00 per day, for the period beginning on April 30, 2015 and ending on the Closing Date (for interest that accrues during that period on the outstanding principal balance of the loan secured by the Mortgage), and (ii) beginning as of June 1, 2015, the Purchase Price shall increase by $33,750.00 per month on the first of each calendar month that occurs before the Closing Date, but in no event will the aggregate Purchase Price increases pursuant to this clause (ii) exceed $150,000.00. No monthly amount payable under the preceding clause (ii) shall be prorated. This Section 1.1(f) supersedes Section 1.1(f) of the Original Agreement and Paragraph 2.4 of the Second Amendment.”

 

2.2            Extension of Closing Date . Section 1.1(h) of the Purchase Agreement is amended to read as follows:

 

“(h) Closing Date :             As designated by Purchaser upon not less than five Business Days’ prior notice, but not later than September 15, 2015.”

 

 

 

 

2.3            Earnest Money . Notwithstanding the provisions of the Purchase Agreement to the contrary (including, without limitation, Section 2.4 of the First Amendment), the Earnest Money and additional Earnest Money paid by Purchaser under the Purchase Agreement shall not be refundable to Purchaser if Seller is unable to Close because Lender has begun foreclosure proceedings and/or foreclosed on the Real Property under the Mortgage.

 

3.           Counterparts . This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered by facsimile or other form of electronic transmission.

 

4.           Entire Agreement . The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

5.           Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

6.           Effective Date . This Amendment will be effective on the latest date of execution by Seller, Purchaser or Lender, as indicated on the signature page of this Amendment.

 

  2  

 

 

The undersigned have executed this Amendment as of the date first written above.

 

Purchaser :

 

ArchCo Residential LLC

 

By: /s/ Neil T. Brown Date:  07/02/15
  Neil T. Brown, its Chief Executive Officer  

 

  3  

 

 

Seller :

 

Andrews Village LLC

 

By: /s/ Richard Schwartz Date:  07/02/15
  Richard Schwartz, its Managing Member  

 

While not party to the Purchase Agreement, as amended by this Amendment, Lender consents to Seller entering into this Agreement and the consummation of the transactions described in the Purchase Agreement, as amended by this Amendment, in accordance with its terms and conditions.

 

Lender :

 

Sunstate Bank

 

By: /s/ Lloyd Devaux Date:  07/06/15
Name: Lloyd Devaux  
Title: CEO  

 

  4  

 

Exhibit 10.333

 

FOURTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

Flagler Village Site, Fort Lauderdale, FL – Andrews Village Property

 

This FOURTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “ Amendment ”) is made and entered into as of September 15, 2015 (the “ Amendment Date ”), by and among ArchCo Residential LLC (“ Purchaser ”), and Andrews Village LLC (“ Seller ”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of January 12, 2015 (the “ Original Agreement ”), with respect to the real property owned by Seller and located on the east side of North Andrews Avenue between NE 5 th Street and NE 6 th Street in Fort Lauderdale, Florida, (the “ Property ”), as more particularly described in the Original Agreement.

 

B.            Seller and Purchaser entered into an Amendment to the Original Agreement dated as of February 9, 2015 (the “ First Amendment ”), a Second Amendment to the Original Agreement dated as of April 30, 2015 (the “ Second Amendment ”), and a Third Amendment to the Original Agreement dated as of June 30, 2015 (the “ Third Amendment ”). The Original Agreement, as amended by the First Amendment, the Second Amendment and the Third Amendment, is referred to in this Amendment as the “ Purchase Agreement ”.

 

C.            While not a party to the Original Agreement, Lender signed the Original Agreement as consenting to the consummation of the transactions described in the Purchase Agreement.

 

D.            Seller and Purchaser desire to amend the Purchase Agreement in accordance with this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Extension of Closing Date . Section 1.1(h) of the Purchase Agreement is amended to read as follows:

 

“(h) Closing Date:             As designated by Purchaser upon not less than five Business Days’ prior notice, but not later than October 31, 2015.”

 

3.           Purchaser Price. Section 1.1(f) of the Purchase Agreement is amended to read as follows:

 

“(f)          Purchase Price : $2,500,000.00; plus the Purchase Price shall be increased by the sum of:

 

(i)           $150,000.00; and

 

(ii)          $56,980.00 (for interest that accrues on the outstanding principal balance of the loan secured by the Mortgage at the rate of $308.00 per day for the period beginning on April 30, 2015 and ending on October 31, 2015).

 

This Section 1.1(f) supersedes Section 1.1(f) of the Original Agreement as previously modified by Section 2.1 of the Third Amendment.”

 

 
 

 

4.           Extension Period Interest . In consideration for and as a condition of the extension of the outside Closing Date in accordance with Section 2 of this Amendment, Purchaser will pay to Seller the amount of $14,168.00 (the “ Extension Period Interest Amount ”), for interest that accrues on the outstanding principal balance of the loan secured by the Mortgage at the rate of $308.00 per day for the period beginning on September 16, 2015 and ending on October 31, 2015, within three Business Days after the Execution Date. Seller shall (a) pay the Extension Period Interest Amount to Lender not later than two Business Days after Seller receives the Extension Period Interest Amount, and (b) instruct Lender to (i) apply the Earnest Money to reduce Seller’s outstanding indebtedness to Lender under the loan secured by the Mortgage, and (ii) acknowledge in writing the receipt and application of the Extension Period Interest Amount for such purpose to Seller and Purchaser within three Business Days after the Seller pays the Extension Period Interest Amount to Lender pursuant to this Section 4. So long as Seller received the Extension Period Interest and pays it to Lender in accordance with this Section 4, the Extension Period Interest Amount shall not be refundable to Purchaser. So long Purchaser pays the Extension Period Interest Amount to Seller, the Extension Period Interest Amount shall be applied to the Purchase Price.

 

5.           Required Lighting Costs . In consideration for and as a condition of the extension of the outside Closing Date in accordance with Section 2 of this Amendment, Purchaser will pay to Seller the Required Light Costs (defined below) in accordance with this Section 5. Seller has advised Purchaser that (a) the City of Fort Lauderdale, Florida (the “City”) requires Seller to install emergency and exit lighting in the existing building on the Property (the “ Required Lighting ”), and (b) the cost of installing the Required Lighting will not exceed $4,500.00. Purchaser will reimburse Seller not more than $4,500.00 for the costs of installing the Required Lighting (the “ Required Lighting Costs ”) within five Business Days after Seller delivers to Purchaser invoices for the costs of installing the Required Lighting, together with evidence reasonably acceptable to Purchaser that the Required Lighting has been installed at the Property and Seller has paid all costs of installing the Required Lighting. The amount paid by Purchaser to Seller under this Section 5 shall not be refundable to Purchaser or applied to the Purchase Price.

 

6.           Counterparts . This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered by facsimile or other form of electronic transmission.

 

7.           Entire Agreement . The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

8.           Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

9.           Execution Date . This Amendment will be effective as of the Amendment Date upon on the latest date of execution by Seller, Purchaser or Lender, as indicated on the signature page of this Amendment (the “ Execution Date ”).

 

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The undersigned have executed this Amendment as set forth below.

 

Purchaser :

 

ArchCo Residential LLC

 

By: /s/ Neil T. Brown   Date:  10/6/15
  Neil T. Brown, its Chief Executive Officer    

 

  3  
 

 

Seller :

 

Andrews Village LLC    
       
By: /s/ Richard Schwartz   Date:  10/5/15
  Richard Schwartz, its Managing Member    

 

While not party to the Purchase Agreement, as amended by this Amendment, Lender consents to Seller entering into this Amendment and the consummation of the transactions described in the Purchase Agreement, as amended by this Amendment, in accordance with its terms and conditions.

 

Lender :

 

Sunstate Bank    
       
By: /s/ Charles Davis   Date:  10/5/15
Name: Charles Davis    
Title: CFO    

 

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Exhibit 10.334

 

FIFTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

Flagler Village Site, Fort Lauderdale, FL – Andrews Village Property

 

This FIFTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “ Amendment ”) is made and entered into as of October 31, 2015 (the “ Amendment Date ”), by and among ArchCo Residential LLC (“ Purchaser ”) and Andrews Village LLC (“ Seller ”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of January 12, 2015 (the “ Original Agreement ”), with respect to the real property owned by Seller and located on the east side of North Andrews Avenue between NE 5 th Street and NE 6 th Street in Fort Lauderdale, Florida, (the “ Property ”), as more particularly described in the Original Agreement.

 

B.            Seller and Purchaser entered into an Amendment to the Original Agreement dated as of February 9, 2015 (the “ First Amendment ”), a Second Amendment to the Original Agreement dated as of April 30, 2015 (the “ Second Amendment ”), a Third Amendment to the Original Agreement dated as of June 30, 2015 (the “ Third Amendment ”), and a Fourth Amendment to the Original Agreement dated as of September 15, 2015 (the “ Fourth Amendment ”). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment and the Fourth Amendment, is referred to in this Amendment as the “ Purchase Agreement ”.

 

C.           While not a party to the Original Agreement, Lender signed the Original Agreement as consenting to the consummation of the transactions described in the Purchase Agreement.

 

D.           Seller and Purchaser desire to amend the Purchase Agreement in accordance with this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Extension of Closing Date . Section 1.1(h) of the Purchase Agreement is amended to read as follows:

 

“(h) Closing Date:             As designated by Purchaser upon not less than five Business Days’ prior notice, but not later than December 17, 2015.”

 

3.           Purchaser Price . Section 1.1(f) of the Purchase Agreement is amended to read as follows:

 

“(f)          Purchase Price : $2,500,000.00; plus the Purchase Price shall be increased by the sum of:

 

(i)           $150,000.00;

 

(ii)          $71,456.00 (for interest that accrues on the outstanding principal balance of the loan secured by the Mortgage at the rate of $308.00 per day for the period beginning on April 30, 2015 and ending on December 17, 2015); and

 

(iii)         $12,121.40 (for property taxes for the period starting on April 30, 2015 and ending on December 31, 2015 at the rate of $49.274 per day)

 

 
 

 

This Section 1.1(f) supersedes Section 1.1(f) of the Original Agreement as previously modified by Section 3 of the Fourth Amendment.”

 

4.           Extension Period Interest . In consideration for and as a condition of the extension of the outside Closing Date in accordance with Section 2 of this Amendment, Purchaser will pay to Seller the amount of $14,476.00 (the “ Extension Period Interest Amount ”), for interest that accrues on the outstanding principal balance of the loan secured by the Mortgage at the rate of $308.00 per day for the period beginning on November 1, 2015 and ending on December 17, 2015, within three Business Days after the Execution Date (defined in Section 11 of this Amendment). Seller shall (a) pay the Extension Period Interest Amount to Lender not later than two Business Days after Seller receives the Extension Period Interest Amount, and (b) instruct Lender to (i) apply the Earnest Money to reduce Seller’s outstanding indebtedness to Lender under the loan secured by the Mortgage, and (ii) acknowledge in writing the receipt and application of the Extension Period Interest Amount for such purpose to Seller and Purchaser within three Business Days after the Seller pays the Extension Period Interest Amount to Lender pursuant to this Section 6. So long as Seller receives the Extension Period Interest and pays it to Lender in accordance with this Section 6, the Extension Period Interest Amount shall not be refundable to Purchaser. So long as Purchaser pays the Extension Period Interest Amount to Seller, the Extension Period Interest Amount shall be applied to the Purchase Price.

 

6.           2015 Property Taxes . In consideration for and as a condition of the extension of the outside Closing Date in accordance with Section 2 of this Amendment, Purchaser will pay to Seller the amount of $12,121.40, for property taxes for the period starting on April 30, 2015 and ending on December 31, 2015 (“Purchaser’s Share of 2015 Taxes”), within three Business Days after the Execution Date (defined in Section 11 of this Amendment). Within two Business Days after Purchaser pays Purchaser’s Share of 2015 Taxes to Seller, Seller shall pay all property taxes relating to the Property for 2015 (the “2015 Taxes”). So long as Seller receives Purchaser’s Share of 2015 Taxes and pays the 2015 Taxes in accordance with this Section 6, Purchaser’s Share of 2015 Taxes shall not be refundable to Purchaser. So long as Purchaser pays Purchaser’s Share of 2015 Taxes to Seller, Purchaser’s Share of 2015 Taxes shall be applied to the Purchase Price.

 

7.           Proration of Taxes . So long as Purchaser pays Purchaser’s Share of 2015 Taxes to Seller, the first two sentences of Section 6.1(a) of the Purchase Agreement, as amended by Section 2.3 of the Second Amendment, shall be deleted and replaced with the following:

 

“Seller shall receive no credit for any accrued but unpaid general real estate taxes and assessments (including without limitation any assessments imposed by private covenant, “ Taxes ”) applicable to any period before January 1, 2016, and Purchaser shall receive a credit for any accrued but unpaid Taxes applicable to any period before January 1, 2016, even if such Taxes are not yet due and payable.”

 

8.           Counterparts . This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered by facsimile or other form of electronic transmission.

 

9.           Entire Agreement . The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

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10.         Full Force and Effect; Incorporation . Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

11.         Execution Date . This Amendment will be effective as of the Amendment Date upon on the latest date of execution by Seller, Purchaser or Lender, as indicated on the signature page of this Amendment (the “ Execution Date ”).

 

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The undersigned have executed this Amendment as set forth below.

 

Purchaser :

 

ArchCo Residential LLC    
       
By: /s/ Neil T. Brown   Date:  11/23/15
  Neil T. Brown, its Chief Executive Officer    

 

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Seller :      
       
Andrews Village LLC    
       
By: /s/ Richard Schwartz   Date:  11/20/15
  Richard Schwartz, its Managing Member    

 

While not party to the Purchase Agreement, as amended by this Amendment, Lender consents to Seller entering into this Amendment and the consummation of the transactions described in the Purchase Agreement, as amended by this Amendment, in accordance with its terms and conditions.

 

Lender :    
     
Sunstate Bank    
       
By: /s/ Charles Davis   Date:  11/23/15
Name: Charles Davis    
Title: CFO    

 

  5  

 

 

Exhibit 10.335

 

ASSIGNMENT AND ASSUMPTION

OF AGREEMENT OF PURCHASE AND SALE

(Andrews Village - 508, 512, 516, 520, 524 and 528 N Andrews Avenue, Fort Lauderdale, FL)

 

This Assignment and Assumption of Agreement of Purchase and Sale (this "Agreement"), dated as of December 18, 2015 (the "Effective Date"), is made by and between Arch Co Residential LLC, a Delaware limited liability company ("ArchCo"), and BR ArchCo Flagler Village, LLC, a Delaware limited liability company ("BRAFV").

 

Recitals

 

This Agreement is made with respect to the following facts:

 

A.                   ArchCo is the Purchaser under that ce1tain Agreement of Purchase and Sale dated as of January 12, 2015 (the "Original Agreement") with Andrews Village LLC, a Florida limited liability company, as Seller, with respect to with respect to the real prope1ty located on the east side of North Andrews Avenue between NE 5th Street and NE 6th Street (508, 512, 516, 520, 524 and 528 N. Andrews Avenue), Fort Lauderdale, Florida (the "Property"), as more particularly described on Exhibit A attached to this Agreement.

 

B.                   ArchCo and Seller entered into an Amendment to the Original Agreement dated as of February 9, 2015 (the "First Amendment"), a Second Amendment to the Original Agreement dated as of April 30, 2015 (the "Second Amendment"), a Third Amendment to the Original Agreement dated as of June 30, 2015 (the "Third Amendment"), a Fourth Amendment to the Original Agreement dated as of September 15, 2015 (the "Fourth Amendment"), and a Fifth Amendment to the Original Agreement dated as of October 31, 2015 (the "Fifth Amendment"). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, and the Fifth Amendment, is referred to in this Agreement as the "Purchase Agreement." All capitalized terms used but not otherwise defined in this Agreement shall have the meaning for such terms set forth in the Purchase Agreement.

 

C.                   While not a party to the Original Agreement, Lender, signed the Original Agreement as consenting to the consummation of the transactions described in the Purchase Agreement.

 

D.                  ArchCo desires to assign its rights and obligations under the Purchase Agreement to BRAFV and BRAFV desires to assume ArchCo's rights and obligations under the Purchase Agreement.

 

Agreement

 

In consideration of the premises and the mutual benefits to be derived from this Agreement and the respective covenants and representations, warranties, agreements, indemnities and promises set fo1th below, the patties, intending to be legally bound, agree as follows.

 

1.                    Assignment . ArchCo irrevocably grants, bargains, sells, assigns and otherwise transfers and delivers to BRAFV, and its successors and assigns, all rights and obligations of Purchaser under the Purchase Agreement excluding only representations and warranties made by Purchaser under the Purchase Agreement to the extent made as of the Agreement Date (the "Assumed Rights and Obligations").

 

2.                    Acceptance by BRAFV . BRAFV accepts and assumes the Assumed Rights and Obligations.

 

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3.                   I ndemnification .

 

a.                    ArchCo shall indemnify, defend, protect and hold harmless BRAFV from and against all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys' fees) and expenses to the extent the same arise before the Effective Date with respect to Purchaser's obligations under the Assumed Rights and Obligations.

 

b.                   BRAFV shall indemnify, defend, hold harmless ArchCo from and against any and all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys' fees) and expenses to the extent the same arise on or after the Effective Date with respect to Purchaser's obligations under the Assumed Rights and Obligations.

 

4.                    Attorneys' Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing patty all reasonable costs, charges and expenses, including reasonable attorneys' fees, expended or incurred by the prevailing patty in connection with the enforcement action.

 

5.                    Counterparts . This Agreement may be executed in counterpa1ts; each such counterpart shall be deemed an original; and all counterparts so executed shall constitute one instrument and shall be binding on al l of the patties to this Agreement notwithstanding that all of the parties are not signatory to the same counterpart.

 

 

REMAINDER OF PAGE INTENTIONALLY BLANK. SIGNATURE PAGE(S) FOLLOWS.

 

  2  
 

 

ArchCo and BRAFV have executed this Agreement as of the Effective Date.

 

ARCHCO:

 

 

ArchCo Residential LLC,

a Delaware limited liability company

 

By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Authorized Signatory  

  

 
 

 

BRAFV:

 

 

BR ArchCo Flagler Village, LLC,

a Delaware limited liability company

 

By: /s/ Jordan Ruddy  
Name: Jordan Ruddy  
Title: Authorized Signatory  

 

 
 

 

Exhibit A

Legal Description of the Property

 

Lots 31, 32, 33, 34, 35, 36, 37, 38, 39, 40, 41 and 42 in Block 6 of NORTH LAUDERDALE according to the Amended Plat of Blocks 1, 2, 3, 4, 5, 6, 7, 8, 25, 26, 27, 28, 29, 30, 31, 32 and 33 of said NORTH LAUDERDALE, as recorded in Plat Book 1, Page 182 of the Public Records of Miami-Dade County, Florida, said land situate, lying and being in Broward County, Florida Less the West 15.0 Feet thereof.

 

  A- 1  

 

 

Exhibit 10.336

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BRG SW FL PORTFOLIO, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BRG SW FL PORTFOLIO, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into by Bluerock Residential Holdings, LP, a Delaware limited partnership, the sole member of the Company (the " Member ").

 

RECITALS

 

A.          The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.          The undersigned desires to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.          Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned party hereby covenants and agrees as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1          Purpose . The Company's business and purpose shall consist solely of (x) the acquisition, ownership, operation, management, financing and disposition of (A) the multi-family real estate project consisting of approximately 368 units and located at 5301 Summer Wind Drive, Naples, Florida and commonly known as Summer Wind Apartments (the “ Property "), and (B) the multifamily real estate project consisting of approximately 320 units and located at 4110 Winners Circle, Sarasota, Florida and to be hereafter commonly known as Citation Club Apartments (the “Citation Club Property” and together with the Summer Wind Property, the “Property”), each of which will be owned by a Subsidiary, (y) the ownership and management of one or more Subsidiaries in connection with the Property and (z) such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2          Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement.

 

1.3          Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

 
 

 

1.4          Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

1.5          Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6          Formation and Authorized Person . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Member hereby ratifies such filing. The Member shall use its best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Member and/or any subsequent members under the Act or this Agreement.

 

ARTICLE II

MEMBERS

 

Initial Member

 

(a)          The name, address and initial Membership Interest of the initial Member is as follows:

 

Name   Membership Interest
Bluerock Residential Holdings, LP   100%
c/o Bluerock Real Estate, L.L.C.    
712 Fifth Avenue, 9 th Floor    
New York, NY 10019    

 

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

ARTICLE III

MANAGEMENT BY MEMBER

 

3.1          In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

3.2          Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

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3.3          Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Member.

 

3.4          Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5          Authorization . The Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company.

 

ARTICLE IV

 

[INTENTIONALLY OMITTED]

 

ARTICLE V

 

[INTENTIONALLY OMITTED]

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1         The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a member of the Company or the occurrence of any event that causes a member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

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ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1          Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2          [Intentionally Omitted]

 

7.3          Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1          Assignment, Resignation and Admission Generally .

 

(a)           Assignments . The Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, the Member shall cease to be a member of the Company. 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.

 

(b)           Resignation . The Member is permitted to resign. If the Member is permitted to resign pursuant to this Section 8.l (b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member.

 

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8.2          Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3          Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

8.4          Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1          Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2          Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

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9.3          Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4          Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

(a)           first, to the satisfaction of all debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(b)           second, to the Member.

 

9.5          Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1        Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2        Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3        Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

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10.4        Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5        Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

10.6        Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7        Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8        Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9        Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10       Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11       Partition . Each member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12       Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13       Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

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ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(d)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(e)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(f)           "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

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(g)          “Company shall mean BRG SW FL PORTFOLIO, LLC.

 

(h)          "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

 

(i)           "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company.

 

(j)           "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

(k)          "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(l)           “Property” is defined in Section 1.1 of this Agreement.

 

(m)        “Subsidiary” shall mean any Entity in which the Company owns, directly or indirectly, a membership or other equity interest equal to 50% or more of the outstanding equity in that Entity.

 

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  9  
 

 

The undersigned hereby agrees, acknowledges, and certifies that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

  Member : Bluerock Residential Holdings, LP
    a Delaware limited partnership
         
    By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner
         
      By: /s/ R. Ramin Kamfar
      Name: Ramin Kamfar
      Title: Authorized Signatory

 

  10  

 

 

Exhibit 10.337

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR SW FL PORTFOLIO JV MEMBER, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR SW FL PORTFOLIO JV MEMBER, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into by BRG SW FL Portfolio, LLC, a Delaware limited liability company, the sole member and manager of the Company (the " Member ").

 

RECITALS

 

A.            The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.            The undersigned desires to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.            Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned party hereby covenants and agrees as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1            Purpose . The Company's business and purpose shall consist solely of (x) the acquisition, ownership, operation, management, financing and disposition of (A) the multi-family real estate project consisting of approximately 368 units and located at 5301 Summer Wind Drive, Naples, Florida and commonly known as the Summer Wind Apartments (the “ Summer Wind Property "), and (B) the multifamily real estate project consisting of approximately 320 units and located at 4110 Winners Circle, Sarasota, Florida and to be hereafter commonly known as Citation Club Apartments (the “ Citation Club Property ” and together with the Summer Wind Property, the “ Property ”), each of which will be owned by a Subsidiary, (y) the ownership and management of one or more Subsidiaries in connection with the Property and (z) such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2            Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement.

 

1.3            Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no member shall have any ownership interest in any Company property in its individual name or right, and each member's Membership Interest shall be personal property for all purposes.

 

1.4            Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

 

 

 

1.5            Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6            Formation and Authorized Person . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Manager hereby ratifies such filing. The Manager shall use its best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Member under the Act or this Agreement.

 

ARTICLE II

MEMBERS

 

2.1            Initial Member .

 

(a)          The name, address and initial Membership Interest of the initial Member is as follows:

 

 

Name   Membership Interest
BRG SW FL Portfolio, LLC    
c/o Bluerock Real Estate, L.L.C.   100%
712 Fifth Avenue, 9 th Floor    
New York, NY 10019    

 

 

 

 

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

ARTICLE III

MANAGEMENT

 

3.1            Initial Manager . The initial Manager shall be the Member.

 

3.2            In General . The powers of the Company shall be exercised by, or under the authority of, the Manager. In addition, the business and affairs of the Company shall be ·managed under the direction of the Manager. Subject to the limitations set forth in this Agreement, the Manager shall be entitled to make all decisions and take all actions for the Company.

 

3.3            Management by Manager . Except as otherwise limited by this Agreement, the Manager shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Manager shall be entitled to make all decisions and take all actions for the Company, and the Manager has the authority to bind the Company.

 

3.4            Required Approval . Any provision in this Agreement that requires the approval of the members, but does not specify the particular percentage interests or number of members required for such approval, shall be interpreted to require the affirmative vote of the members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the members.

 

3.5            Action By Manager . In exercising the voting or other approval rights as provided herein, the Manager may act through meetings and/or written consents.

 

3.6            Term of Manager . The Manager shall serve until the Member’s withdrawal from the Company. At such time any existing or new Members may elect a new Manager through vote of the Members then owning more than 50% in Membership Interests.

 

3.7            Authorization . The Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company.

 

ARTICLE IV

[INTENTIONALLY OMITTED]

 

 

 

 

 

ARTICLE V

 

[INTENTIONALLY OMITTED]

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1           The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such member shall have all the rights of such member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a member of the Company or the occurrence of any event that causes a member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1            Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2            Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the members in accordance with their Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the members from the Company shall be treated as amounts distributed to the members pursuant to this Section 7.2. Notwithstanding any provision to the contrary contained in this Agreement, the Company shall not be required to make a distribution to the members on account of their interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

 

 

 

ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1            Assignment, Resignation and Admission Generally .

 

(a)           Assignments . A member may assign in whole or in part its Membership Interest in the Company. If a member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, such member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to a member by merger or consolidation shall, without further act, be a member hereunder, and such merger or consolidation shall not constitute an assignment for purposes of this Agreement and the Company shall continue without dissolution.

 

(b)           Resignation . A member is permitted to resign. If a member is permitted to resign pursuant to this Section 8.l(b), an additional member of the Company shall be admitted to the Company 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, and the resigning member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Manager.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of a member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3            Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

8.4            Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1            Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 Manager to cease to be a member of the Company (other than upon continuation of the Company without dissolution upon an assignment by the Manager of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

 

  

9.2            Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Manager (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the members; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the members in kind in satisfaction of their Membership Interests.

 

9.3         Orderly Liquidation . A reasonable time as determined by the Manager (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4          Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

(a)           first, to the satisfaction of all debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(b)           second, to the members.

 

9.5           Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the members in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1          Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

 

 

 

10.2          Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was a Manager or an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no Manager or officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such Manager’s or officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3          Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Manager and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

10.4          Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5          Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

10.6          Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7          Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8          Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9          Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

 

 

 

10.10          Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11          Partition . Each member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12          Tax Status . It is the intention of the Manager that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13          Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

 

 

 

(c)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(d)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(e)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(h)           "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

(i)          “Company” shall mean BR SW FL PORTFOLIO JV MEMBER, LLC.

 

(j)          “Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

 

(k)          “Manager” shall mean BRG SW FL Portfolio, LLC or any entity or individual subsequently elected as manager pursuant to Section 3.6 of this Agreement.

 

(l)          "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company.

 

(m)           "Membership Interest" shall mean the member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the member's name in Article II of this Agreement.

 

(n)           "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(o)           “Property” is defined in Section 1.1 of this Agreement.

 

(p)           “Subsidiary” shall mean any Entity in which the Company owns, directly or indirectly, a membership or other equity interest equal to 50% or more of the outstanding equity in that Entity.

 

 

 

 

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The undersigned hereby agrees, acknowledges, and certifies that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

  Member and Manager :
   
  BRG SW FL Portfolio, LLC, a Delaware limited liability company
         
  By: Bluerock Residential Holdings, LP, a Delaware limited partnership, its sole member
         
    By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner
         
      By: /s/ R. Ramin Kamfar
      Name: R. Ramin Kamfar
      Title: Authorized Signatory

 

 

 

 

Exhibit 10.338

 

 

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR CARROLL SW FL PORTFOLIO JV, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

DATED AS OF JANUARY 5, 2016

 

 

 

 

 

 

LIMITED LIABILITY COMPANY AGREEMENT

OF

BR CARROLL SW FL PORTFOLIO JV, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL SW FL PORTFOLIO JV, LLC (“ JV ” or “ Company ”) is made and entered into and is effective as of January 5, 2016, by and between BR SW FL Portfolio JV Member, LLC, a Delaware limited liability company (“ Bluerock ”) and Carroll Co-Invest IV SW FL Portfolio, LLC , a Georgia limited liability company (“ Carroll ”) (this “ Agreement ”). Capitalized terms used herein shall have the meanings ascribed to such terms in this Agreement.

 

Effective as of January 5, 2016, the Members, by execution of this Agreement, hereby form the Company as a limited liability company pursuant to and in accordance with the Delaware Limited Liability Company Act (6 Del. C. §18-101 et seq.), as amended from time to time (the “ Act ”), and this Agreement; and the Members hereby agree as follows:

 

Section 1. Definitions . As used in this Agreement:

 

Act ” shall mean the Delaware Limited Liability Company Act (currently Chapter 18 of Title 6 of the Delaware Code), as amended from time to time.

 

Adjusted Capital Account Deficit ” shall mean, with respect to any Member, the deficit balance, if any, in such Member’s Capital Account as of the end of the applicable Fiscal Year after (i) crediting such Capital Account with any amounts which such Member is deemed to be obligated to restore pursuant to Regulations Sections 1.704-2(g)(1) and 1.704-2(i)(5), and (ii) debiting such Capital Account by the amount of the items described in Regulations Sections 1.704-1(b)(2)(ii)(d)(4), (5) and (6). The foregoing definition of Adjusted Capital Account Deficit is intended to comply with the provisions of Regulations Section 1.704-1(b)(2)(ii)(d) and shall be interpreted consistently therewith.

 

Advisor ” shall mean any accountant, attorney or other advisor retained by a Member.

 

Affiliate ” shall mean with respect to any Person (i) more than ten percent (10%) of the issued and outstanding stock of which, or more than ten percent (10%) of the ownership interests of which, is owned, directly or indirectly, by a Person, including a Member, (ii) that now or hereafter owns, directly or indirectly, more than a ten percent (10%) ownership interest in a Person, including the Company or in any Member, (iii) any agent, trustee, officer, director, employee, partner, member, manager or shareholder or member of the family of such Person (or any member of the family of any such agent, trustee, officer, director, employee, partner, member, manager or shareholder) or (iv) any corporation, partnership, limited liability company, trust or other entity that, directly or indirectly, through one or more intermediaries, controls, or is controlled by, or is under common control with, such Person. The term “control” (including the terms “controlled by” and “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of a Person, whether through the ownership of voting securities, by contract or otherwise. The term “family” shall be deemed to include spouses, children, parents, brothers and sisters, and the spouse, children, parents, brothers and sisters of such spouse’s children, parents, brothers and sisters.

 

 

 

 

Agreed Upon Value ” shall mean the fair market value (net of any debt) agreed upon pursuant to a written agreement between the Members of property contributed by a Member to the capital of the Company, which shall for all purposes hereunder be deemed to be the amount of the Capital Contribution applicable to such property contributed.

 

Agreement ” shall mean this Limited Liability Company Agreement, as amended from time to time.

 

Annual Business Plan ” shall mean, with respect to each Property, the business plan for a Fiscal Year of the Company prepared by Property Manager and approved by the Members as further described in Section 9.3 (sometimes collectively referred to herein as the “ Annual Business Plans ”).

 

Applicable Adjustment Percentage ” shall have the meaning set forth in Section 5.2(b)(3) .

 

Backstop Agreement(s) ” shall mean those certain agreements providing for the allocation of liability and contribution for losses arising from any “bad boy” guaranties constituting part of the Loan Documents.

 

Bankruptcy Code ” shall mean Title 11 of the United States Code, as amended or any other applicable bankruptcy or insolvency statute or similar law.

 

Bankruptcy/Dissolution Event ” shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

Beneficial Owner ” shall have the meaning provided in Section 5.7 .

 

Bluerock ” shall have the meaning provided in the first paragraph of this Agreement.

 

Bluerock Transferee ” shall have the meaning set forth in Section 12.2(b)(2) .

 

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BR REIT ” shall mean Bluerock Residential Growth REIT, Inc., a Maryland corporation.

 

BR Growth ” shall mean Bluerock Growth Fund, LLC, a Delaware limited liability company.

 

BR Growth II ” shall mean Bluerock Growth Fund II, LLC, a Delaware limited liability company.

 

BR SOIF II ” shall mean Bluerock Special Opportunity + Income Fund II, LLC, a Delaware limited liability company.

 

BR SOIF III ” shall mean Bluerock Special Opportunity + Income Fund III, LLC, a Delaware limited liability company.

 

Capital Account ” shall have the meaning provided in Section 5.6 .

 

Capital Contribution ” shall mean, with respect to any Member, the aggregate amount of (i) cash, and (ii) the Agreed Upon Value of other property contributed by such Member to the capital of the Company net of any liability secured by such property that the Company assumes or takes subject to.

 

Carroll ” shall have the meaning provided in the first paragraph of this Agreement.

 

Carroll Parent ” shall mean MPC Partnership Holdings LLC, a Georgia limited liability company.

 

Carroll Change Event ” shall mean (i) gross negligence, willful misconduct, fraud or bad faith by Carroll or any of its Affiliates in connection with or relating to the Company or the Property or any portion thereof; (ii) a Bankruptcy/Dissolution Event shall have occurred with respect to Carroll or Property Manager; or (iii) failure to satisfy the Carroll Ownership/Control Requirement.

 

Carroll Ownership/Control Requirement ” as of any particular date means that each of the following conditions is satisfied: (i) at least one of the Key Individuals is not then dead, insane as determined by a qualified physician, incapacitated as determined by a qualified physician, or the subject of a Bankruptcy/Dissolution Event; and (ii) at least one of the Key Individuals is actively involved in the operation and management of (a) Carroll or Carroll Parent and (b) CMG.

 

Carroll Transferee ” shall have the meaning set forth in Section 12.2(b)(1) .

 

Cash Flow ” shall mean, for any period for which Cash Flow is being calculated, gross cash receipts of the Company (but excluding Capital Contributions), less the following payments and expenditures: (i) all payments of operating expenses of the Company (or the Subsidiary owning the Property), (ii) all payments of principal of, interest on and any other amounts due with respect to indebtedness, leases or other commitments or obligations of the Company (or the Subsidiary owning the Property) (including on loans by Members to the Company), (iii) all sums expended by the Company (or any Subsidiary owning the Property) for capital expenditures, (iv) all prepaid expenses of the Company (or any Subsidiary owning the Property), and (v) all sums expended by the Company (or any Subsidiary owning the Property) which are otherwise capitalized.

 

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Cause ” shall mean gross negligence, willful misconduct, fraud, bad faith or a Bankruptcy/Dissolution Event, or a termination of the Management Agreement by or at the behest of a third-party lender under an applicable Collateral Agreement.

 

Certificate of Formation ” shall mean the Certificate of Formation of the Company, as amended from time to time.

 

Citation Club Property ” shall have the meaning provided in Section 3 .

 

CMG ” shall mean Carroll Management Group, LLC, a Georgia limited liability company.

 

Code ” shall mean the Internal Revenue Code of 1986, as amended from time to time, including the corresponding provisions of any successor law.

 

Collateral Agreement ” shall mean any agreement, instrument, document or covenant concurrently or hereafter made or entered into under, pursuant to, or in connection with this Agreement and any certifications made in connection therewith or amendment or amendments made at any time or times heretofore or hereafter to any of the same (including, without limitation, the Management Agreement and the Cost Sharing Agreement).

 

Company ” shall mean BR Carroll SW FL Portfolio JV, LLC, a Delaware limited liability company organized under the Act.

 

Company Minimum Gain ” shall have the meaning given to the term “partnership minimum gain” in Regulations Sections 1.704-2(b)(2) and 1.704-2(d).

 

Confidential Information ” shall have the meaning provided in Section 10.01 .

 

Controllable Expenses ” shall mean all expenses, other than Uncontrollable Expenses, incurred by the Company or any Subsidiary of the Company with respect to the Property.

 

Cost Sharing Agreement ” shall mean the Agreement Regarding Purchase and Sale Contract & Acquisition Loan Fees and Deposits, dated November 23, 2015 by and between Bluerock Residential Holdings, L.P. and Carroll Acquisitions, LLC with respect to the Property.

 

Default Amount ” shall have the meaning provided in Section 5.2(b) .

 

Default Loan ” shall have the meaning provided in Section 5.2(b)(1) .

 

Default Loan Rate ” shall have the meaning provided in Section 5.2(b)(1) .

 

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Defaulting Member ” shall have the meaning provided in Section 5.2(b) .

 

Delaware UCC ” shall mean the Uniform Commercial Code as in effect in the State of Delaware from time to time.

 

Dissolution Event ” shall have the meaning provided in Section 13.2 .

 

Distributable Funds ” with respect to any month or other period, as applicable, shall mean an amount equal to the Cash Flow of the Company for such month or other period, as applicable, as reduced by reserves for anticipated capital expenditures, future working capital needs and operating expenses, contingent obligations and other purposes of the Company or any Subsidiary, the amounts of which shall be reasonably determined from time to time by the Management Committee.

 

Distributions ” shall mean the distributions payable (or deemed payable) to a Member (including, without limitation, its allocable portion of Distributable Funds).

 

Emergency Expenditure ” shall have the meaning provided in the Management Agreement.

 

ERISA ” shall mean the Employee Retirement Income Security Act of 1974, as amended from time to time.

 

Fiscal Year ” shall mean each calendar year ending December 31.

 

Flow Through Entity ” shall have the meaning provided in Section 5.7 .

 

Foreign Corrupt Practices Act ” shall mean the Foreign Corrupt Practices Act of the United States, 15 U.S.C. Sections 78a, 78m, 78dd-1, 78dd-2, 78dd-3, and 78ff, as amended, if applicable, or any similar law of the jurisdiction where the Property is located or where the Company or any of its Subsidiaries transacts business or any other jurisdiction, if applicable.

 

Imputed Closing Costs ” means an amount (not to exceed one and one quarter percent (1.25%) of the purchase price) that would normally be incurred by the Company or a Subsidiary if the Property were sold for an amount specified in Section 15.1 or Section 15.2 (as applicable), for title insurance premiums, survey costs, brokerage commissions, legal fees, and other commercially reasonable closing costs.

 

Income ” shall mean the gross income of the Company for any month, Fiscal Year or other period, as applicable, including gains realized on the sale, exchange or other disposition of the Company’s assets.

 

Indemnified Party ” shall have the meaning provided in Section 14.4(a) .

 

Indemnifying Party ” shall have the meaning provided in Section 14.4(a) .

 

Inducement Agreements ” shall have the meaning provided in Section 14.4(a) .

 

Initial Business Plan ” shall have the meaning provided in Section 9.3(a) .

 

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Initiating Member ” shall have the meaning provided in Section 15.2(a) .

 

Interest ” of any Member shall mean the entire limited liability company interest of such Member in the Company, which includes, without limitation, any and all rights, powers and benefits accorded a Member under this Agreement and the duties and obligations of such Member hereunder.

 

Internal Rate of Return ” and “ IRR ” shall mean, as of any date, the internal rate of return on the Total Investment of a Member to such date, calculated to be that discount rate (expressed on a percent per annum basis) which, when divided by twelve (12), compounded annually and applied to such Total Investment and the corresponding Distributions with respect thereto, causes the net present value, as of such date, of such Distributions and Total Investment to equal zero (calculated with the “XIRR” function in Microsoft Excel and using the latest version of Microsoft Excel available as of the date hereof). For this purpose, Capital Contributions and Distributions shall be assumed to have occurred as of the end of the month in which such Capital Contribution or Distribution takes place. For purposes of determining the Internal Rates of Return hereunder, calculations shall be denominated and calculated in US Dollars.

 

Key Individual ” shall mean each of Patrick Carroll and Joshua Champion.

 

Loan ” shall mean, with respect to the Citation Club Property, that certain acquisition loan in the initial principal amount of Twenty Six Million Nine Hundred Twenty Five Thousand and 00/100 Dollars ($26,925,000.00) originally made by Jones Lang LaSalle Multifamily, LLC for and on behalf of Freddie Mac, as the assignee thereof (“ JLL ”), which is secured by the Citation Club Property, and with respect to the Summer Wind Property, that certain acquisition loan in the initial principal amount of Thirty Two Million Six Hundred Twenty Six Thousand and 00/100 Dollars ($32,626,000.00) originally made by JLL, which is secured by the Summer Wind Property (sometimes collectively referred to herein as the “ Loans ”).

 

Loss ” shall mean the aggregate of losses, deductions and expenses of the Company for any month, Fiscal Year or other period, as applicable, including losses realized on the sale, exchange or other disposition of the Company’s assets.

 

Major Decision ” means any decision for the Company to take, or refrain from taking, any action or incurring any obligation with respect to the following matters (or the effectuation of any such action or obligation):

 

(i) any merger, conversion or consolidation involving the Company or any Subsidiary or the sale, lease, transfer, exchange or other disposition of all or substantially all of the Company’s assets or all of the Interests of the Members in the Company, in one or a series of related transactions;

 

(ii) except as expressly provided in Section 12 with respect to Transfers by Bluerock or a Bluerock Transferee to a Bluerock Transferee and with respect to Transfers by Carroll as permitted thereunder, the admission or removal of any Member or the Company’s issuance to any third party of any equity interest in the Company (including interests convertible into, or exchangeable for, equity interests in the Company);

 

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(iii) except upon the occurrence of any Dissolution Event, any liquidation, dissolution or termination of the Company or any Subsidiary;

 

(iv) giving, granting or undertaking any options, rights of first refusal, deeds of trust, mortgages, pledges, ground leases, security or other interests in or encumbering the Property, any portion thereof or any other material assets;

 

(v) selling, conveying or effecting any other direct or indirect transfer of the Property, any Subsidiary or other material asset of the Company or any portion thereof or the entering into of any agreement, commitment or assumption with respect to any of the foregoing;

 

(vi) acquiring, directly or through any Subsidiaries, by purchase, ground lease or otherwise, any real property or other material asset or the entry into of any agreement, commitment or assumption with respect to any of the foregoing, or the making or posting of any deposit (refundable or non-refundable);

 

(vii) taking any action by the Company or any Subsidiary that is reasonably likely to result in any Member or any of its Affiliates having individual liability under any so called “bad boy” guaranties or similar agreements provided to third party lenders in respect of financings relating to the Company, the Subsidiaries or any of their assets which provide for recourse as a result of willful misconduct, fraud or gross negligence or failure to comply with the covenants or any other provisions of such “bad boy” guaranties;

 

(viii) institute or settle any Company or Subsidiary legal claims in excess of $50,000;

 

(ix) employ, enter into any contract with (or materially modify any contract with), or otherwise compensate, directly or indirectly, the Manager or any Affiliate of the Manager;

 

(x) amend, modify, recast, refinance or replace any financing to which the Company or a Subsidiary is a party or which encumbers the Property or any portion thereof;

 

(xi) incur on behalf of the Company or a Subsidiary during any year any capital expenditures in excess of $50,000 in the aggregate unless pursuant to an Annual Business Plan approved by the Members;

 

(xii) make any loan to any Member, except as expressly provided for in this Agreement;

 

(xiii) cause or permit the Company or a Subsidiary to file for or fail to contest a bankruptcy proceeding, or seek or permit a receivership or make an assignment for the benefit of its creditors;

 

(xiv) terminate either Management Agreement or issue a notice of default pursuant to either Management Agreement; provided, however, that (A) any such termination shall be subject to the terms of the applicable Management Agreement and (B) in the event of a default by CMG under the applicable Management Agreement, which default is not cured in any available cure period, only Bluerock shall be authorized to take any action with respect to any remedies on behalf of the Company or any Subsidiary, including the right to terminate the applicable Management Agreement, and to solicit bids for, and enter into any replacement Management Agreement with, any replacement manager thereunder;

 

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(xv) cause or permit any of the organizational documents, including this Agreement, of the Company or of any Subsidiary of the Company to be amended in any manner, other than any amendment (A) required (1) by a lender to the Company or any Subsidiary of the Company or (2) in order for a REIT Member to qualify as a “real estate investment trust” under the Code, in each case, to the extent such amendment referenced in clauses (1) and (2) of this subparagraph does not result in the dilution of any Member, does not adversely affect any Member’s right to Distributions pursuant to Section 6 and does not otherwise have a materially adverse effect on the rights of any Member, or (B) that is solely ministerial in nature to reflect or implement this Agreement under its express terms (such as, for example, to periodically update the Members’ respective Capital Contribution amounts, Percentage Interests or Management Committee representatives on Exhibit A); or

 

(xvi) make distributions to the Members, except in accordance with Section 6 hereof.

 

Management Agreement ” shall mean, each property management agreement to be entered into between the Company (or any Subsidiary of the Company), as owner, and Property Manager, as manager, pursuant to which Property Manager will provide certain management services for each Property, to be in the form or forms attached hereto as Exhibit C (sometimes collectively referred to herein as the “ Management Agreements ”).

 

Management Committee ” shall have the meaning provided in Section 9.2(a) .

 

Manager ” shall have the meaning provided in Section 9.1(a) .

 

Material Deviation ” shall have the meaning provided in Section 9.3(f) .

 

Member ” and “ Members ” shall mean Bluerock, Carroll and any other Person admitted to the Company pursuant to this Agreement. For purposes of the Act, the Members shall constitute a single class or group of members.

 

Member in Question ” shall have the meaning provided in Section 16.12 .

 

Member Minimum Gain ” shall mean an amount, determined in accordance with Regulations Section 1.704-2(i)(3) with respect to each Member Nonrecourse Debt, equal to the Company Minimum Gain that would result if such Member Nonrecourse Debt were treated as a Nonrecourse Liability.

 

Member Nonrecourse Debt ” shall have the meaning given the term “partner nonrecourse debt” in Regulations Section 1.704-2(b)(4).

 

Member Nonrecourse Deductions ” shall have the meaning given the term “partner nonrecourse deductions” in Regulations Section 1.704-2(i).

 

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Minimum Return ” shall mean a cash-on-cash return on a Member’s total Capital Contributions to the Company equal to, when determined on a quarterly basis and annualized, ten percent (10%).

 

Net Income ” shall mean the amount, if any, by which Income for any period exceeds Loss for such period.

 

Net Loss ” shall mean the amount, if any, by which Loss for any period exceeds Income for such period.

 

New York UCC ” shall have the meaning set forth in Section 16.17 .

 

Non-Initiating Member ” shall have the meaning provided in Section 15.2(a) .

 

Nonrecourse Deduction ” shall have the meaning given such term in Regulations Section 1.704-2(b)(1).

 

Nonrecourse Liability ” shall have the meaning given such term in Regulations Section 1.704-2(b)(3).

 

Offer ” shall have the meaning provided in Section 15.2(a) .

 

Offeror ” shall have the meaning provided in Section 15.1(b) .

 

Offeree ” shall have the meaning provided in Section 15.1(b) .

 

Owner ” shall mean, individually or collectively, as context may require, BR Carroll Palmer Ranch, LLC, with respect to the Citation Club Property, and BR Carroll Naples, LLC with respect to the Summer Wind Property.

 

Ownership Entity ” shall have the meaning provided in Section 15.2(a) .

 

Percentage Interest ” shall have the meaning provided in Section 5.3 .

 

Person ” shall mean any individual, corporation, partnership, joint venture, association, joint-stock company, limited liability company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other legal entity.

 

Preferred Return ” shall mean, with regard to any and all Capital Contributions made by a Member the greater of (a) an Internal Rate of Return equal to ten percent (10%) or (b) a return on such capital contributions equal to a 1.3 multiple thereof. The Preferred Return shall be calculated from the date that any such Capital Contributions are made including, in the case of any amounts funded pursuant to the Cost Sharing Agreement, the date such amounts are actually funded under the Cost Sharing Agreement.

 

Property ” shall have the meaning provided in Section 3 .

 

Property Management Fee ” shall have the meaning provided in Section 9.7 .

 

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Property Manager ” shall mean CMG so long as the initial Management Agreement is in full force and effect with respect to either Property, and, thereafter, the entity performing similar services for the Company (or any Subsidiary that owns the Property) with respect to the applicable Property.

 

Property Manager Reports ” shall have the meaning set forth in Section 8.2(c) .

 

Protective Capital Call ” shall mean a Capital Call necessary or advisable to (a) protect the Company’s (or any Subsidiary’s) interest in the Property (e.g., payment of taxes, repair of the Property following uninsured damage thereto, payment of insurance premiums, etc.); (b) to prevent a default with respect to any financing obtained by the Company or any Subsidiary (e.g., payment of debt service following an operating shortfall, reserves required by the lender, a reduction in principal required by the lender to meet loan to value requirements); or (c) funds required to refinance the Property when the current financing has matured or will mature in the near future (e.g., commitment fees, loan application fees, equity infusions to meet market loan to value requirements, etc.).

 

Purchase Agreement ” shall mean that certain Escrow Instructions and Purchase and Sale Agreement, dated October 30, 2015, by and between Carroll Acquisitions, LLC (“ Carroll Acquisitions ”), and the seller party named therein, pursuant to which Carroll Acquisitions has contracted to acquire the Property.

 

Pursuer ” shall have the meaning provided in Section 10.3 .

 

Regulations ” shall mean the Treasury Regulations promulgated pursuant to the Code, as amended from time to time, including the corresponding provisions of any successor regulations.

 

Reimbursable Expenses ” shall have the meaning provided in the Management Agreement.

 

REIT ” shall mean a real estate investment trust as defined in Code Section 856.

 

REIT Member ” shall mean any Member, if such Member is a REIT or a direct or indirect subsidiary of a REIT.

 

REIT Requirements ” shall mean the requirements for qualifying as a REIT under the Code and Regulations.

 

Representatives ” shall have the meaning provided in Section 9.2(a) .

 

Response Period ” shall have the meaning provided in Section 15.2(b) .

 

Sale Notice ” shall have the meaning provided in Section 15.2(a) .

 

Securities Act ” shall mean the Securities Act of 1933, as amended.

 

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Seller ” shall mean, with respect to the Purchase Agreement, Citation 320 Delaware, LLC, as to the Citation Club Property, and Summer Wind 368 Delaware, LLC, as to the Summer Wind Property.

 

SOIFs” shall mean, collectively, BR SOIF II and BR SOIF III.

 

Subsidiary ” shall mean, with respect to any Person, any corporation, partnership, limited liability company or other entity of which at least a majority of the capital stock or other equity securities is owned by such Person.

 

Summer Wind Property ” shall have the meaning provided in Section 3 .

 

Tax Matters Member ” shall have the meaning provided in Section 8.3 .

 

Total Investment ” shall mean the sum of the aggregate Capital Contributions made by a Member.

 

Transfer ” means, as a noun, any transfer, sale, assignment, exchange, charge, pledge, gift, hypothecation, conveyance, encumbrance or other disposition, voluntary or involuntary, by operation of law or otherwise and, as a verb, voluntarily or involuntarily, by operation of law or otherwise, to transfer, sell, assign, exchange, charge, pledge, give, hypothecate, convey, encumber or otherwise dispose of.

 

Uncontrollable Expenses ” shall mean the following expenses with respect to the Company, Subsidiary or Property: taxes and insurance; licenses; utilities; unanticipated material repairs that are essential to preserve or protect the Property; debt service; and costs due to a change in law.

 

Valuation Amount ” shall have the meaning provided in Section 15.1(b) .

 

Section 2. Organization of the Company .

 

2.1            Name . The name of the Company shall be “ BR Carroll SW FL Portfolio JV, LLC ”. The business and affairs of the Company shall be conducted under such name or such other name as the Members deem necessary or appropriate to comply with the requirements of law in any jurisdiction in which the Company may elect to do business.

 

2.2            Place of Registered Office; Registered Agent . The address of the registered office of the Company in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, Delaware 19904. The name and address of the registered agent for service of process on the Company in the State of Delaware is National Registered Agents, Inc., 160 Greentree Drive, Suite 101, Dover, Delaware 19904. The Management Committee may at any time on five (5) days prior notice to all Members change the location of the Company’s registered office or change the registered agent.

 

2.3            Principal Office . The principal address of the Company shall be c/o Bluerock Real Estate, L.L.C., 712 Fifth Avenue, 9 th Floor, New York, New York 10019 and the principal office of Property Manager shall be c/o Carroll Organization, LLC, 3340 Peachtree Road, Suite 1620, Atlanta, Georgia 30326, or, in each case, at such other place or places as may be determined by the Management Committee from time to time.

 

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2.4            Filings . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Members hereby ratify such filing. The Manager shall use its best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Members under the Act or this Agreement.

 

2.5            Term . The Company shall continue in existence from the date hereof until December 31, 2065, unless extended by the Members, or until the Company is dissolved as provided in Section 13 , whichever shall occur earlier.

 

2.6            Expenses of the Company . Other than the reimbursement of costs and expenses as provided herein and the fees described in Section 9.7 , no fees, costs or expenses shall be payable by the Company to any Member (or its Affiliates).

 

Section 3. Purpose .

 

The purpose of the Company, subject in each case to the terms hereof, shall be to engage, directly or through a Subsidiary, in the business of acquiring, owning, operating, developing, renovating, repositioning, managing, leasing, selling, financing and refinancing the real estate and any real estate related investments (or portions thereof) consisting of (a) an approximately 320 unit multi-family complex located at 4110 Winners Circle, Sarasota, FL 34238, and to be hereafter commonly known as the “Citation Club Apartments” (the “Citation Club Property”), and (b) an approximately 368 unit multi-family complex located at 5301 Summerwind Drive, Naples, FL 34109, and to be hereafter commonly known as the “Summer Wind Apartments” (the Summer Wind Property”), each of which will be owned by the Company or a Subsidiary of the Company (any property acquired as aforesaid shall hereinafter be referred to collectively as the “ Property ” and individually, as context may require, as a “ Property ”), and all other activities reasonably necessary to carry out such purpose.

 

Section 4. Conditions .

 

4.1          Bluerock Conditions . The obligation of Bluerock to consummate the transactions contemplated herein and to make the initial Capital Contributions under Section 5.1 is subject to fulfillment of all of the following conditions on or prior to the closing date under the Purchase Agreement:

 

(a)           Subject to the terms of the Cost Sharing Agreements, Carroll shall deposit in the Company’s bank account or the designated escrow account of Commonwealth Land Title Insurance Company (“ Title Company ”) the aggregate amount of its initial Capital Contribution set forth on Exhibit A hereto;

 

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(b)          The Purchase Agreement shall have been assigned to the Company (or to one or more Subsidiaries of the Company);

 

(c)           The Cost Sharing Agreement has been executed and Carroll and its affiliates are in full compliance with the terms thereof;

 

(d)          The Management Agreement for each Property shall have been executed by the Company (or a Subsidiary of the Company) and Property Manager;

 

(e)           All of the representations and warranties of Carroll and Property Manager contained in this Agreement and the Collateral Agreements shall be true and correct as of the date hereof;

 

(f)           The Company (or a Subsidiary of the Company) shall have borrowed (or be concurrently borrowing) the applicable Loan with respect to each Property, as contemplated by the applicable loan documents (the “ Loan Documents ”); and

 

(g)          The forms of Backstop Agreements shall have been approved by, and executed by, the applicable parties and delivered to Bluerock.

 

4.2          Carroll Conditions . The obligation of Carroll to consummate the transactions contemplated herein and to make the initial Capital Contributions under Section 5.1 is subject to fulfillment of all of the following conditions on or prior to the closing date under the Purchase Agreement:

 

(a)          Subject to the terms of the Cost Sharing Agreement, Bluerock shall deposit into the Company’s bank account or Title Company’s designated escrow account the amount of its aggregate initial Capital Contribution set forth on Exhibit A hereto;

 

(b)          The Purchase Agreement shall have been assigned to the Company (or to one or more Subsidiaries of the Company);

 

(c)          The Cost Sharing Agreement has been executed and Bluerock and its affiliates are in full compliance with the terms thereof;

 

(d)          The Company (or a Subsidiary of the Company) shall have borrowed (or be concurrently borrowing) the applicable Loan with respect to each Property, contemplated by the Loan Documents;

 

(e)          The Management Agreement for each Property shall have been executed between the Company (or a Subsidiary of the Company) and Property Manager;

 

(f)           All of the representations and warranties of Bluerock contained in this Agreement and the Collateral Agreements shall be true and correct as of the date hereof; and

 

(g)          The forms of Backstop Agreements shall have been approved by, and executed by, the applicable parties and delivered to Carroll.

 

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Section 5. Capital Contributions, Loans, Percentage Interests and Capital Accounts .

 

5.1          Initial Capital Contributions . Subject to satisfaction of the conditions set forth in Section 4, upon execution of this Agreement, Bluerock and Carroll shall each make an initial Capital Contribution to the Company of cash in an amount equal to the respective amounts set forth in Exhibit A attached hereto; provided, however, any funds advanced by Bluerock or Carroll (or their respective affiliates) pursuant to the terms of the Cost Sharing Agreement shall be credited against the applicable Member’s obligation and provided, further, in the case of Carroll, its initial Capital Contribution to the Company shall be credited with $603,750 for the agreed value of certain contractual rights and intangibles contributed to the Company, including the assignment of the purchase agreement to acquire the Property to the Company or one or more of its Subsidiaries. 1 The initial Capital Contribution of the Members to the Company may include amounts for working capital.

 

5.2          Additional Capital Contributions .

 

(a)           Additional Capital Contributions may be called for from the Members (i) by either Member if the same is a Protective Capital Call, or (ii) as reasonably determined by the Management Committee, by written notice to the Members from time to time as and to the extent capital is necessary to effect an investment or expenditures for the Property, the Company, or its Subsidiaries. Except as otherwise agreed by the Members, such additional Capital Contributions shall be in an amount for each Member equal to the product of the amount of the aggregate Capital Contribution called multiplied by each Member’s then current Percentage Interest. Such additional Capital Contributions shall be payable by the Members to the Company upon the earlier of (i) twenty (20) days after written request from the Company, or (ii) the date when the Capital Contribution is required, as set forth in a written request from the Company.

 

(b)           If a Member (a “ Defaulting Member ”) fails to make a Capital Contribution that is required as provided in Section 5.2(a) within the time frame required therein (the amount of the failed contribution and related loan shall be the “ Default Amount ”), the other Member, provided that it has made the Capital Contribution required to be made by it, in addition to any other remedies it may have hereunder or at law, shall have one or more of the following remedies:

 

 

1 At closing of the acquisition of the Property, $603,750 shall be added to the required equity for closing and each Member shall be responsible for funding its pro-rata share of such amount at the closing as part of its Initial Capital Contribution according to its Percentage Interest; provided, Carroll’s required Initial Capital Contribution shall be net of the credit amount provided in Section 5.1.

 

  - 14 -  

 

 

(1)          to advance to the Company on behalf of, and as a loan to the Defaulting Member, an amount equal to the Default Amount to be evidenced by a promissory note in form reasonably satisfactory to the non-failing Member (each such loan, a “ Default Loan ”). The Capital Account of the Defaulting Member shall be credited with the amount of such Default Amount attributable to a Capital Contribution and the aggregate of such amounts shall constitute a debt owed by the Defaulting Member to the non-failing Member. Any Default Loan shall bear interest at the rate of twenty percent (20%) per annum, but in no event in excess of the highest rate permitted by applicable laws (the “ Default Loan Rate ”), and shall be payable by the Defaulting Member on demand from the non-failing Member and from any Distributions due to the Defaulting Member hereunder. Interest on a Default Loan, to the extent unpaid, shall accrue and compound on a quarterly basis. A Default Loan shall be prepayable, in whole or in part, at any time or from time to time without penalty. Any such Default Loans shall be with full recourse to the Defaulting Member and shall be secured by the Defaulting Member’s interest in the Company including, without limitation, such Defaulting Member’s right to Distributions. In furtherance thereof, upon the making of any such Default Loan, the Defaulting Member hereby pledges, assigns and grants a security interest in its Interest to the non-failing Member and agrees to promptly execute such documents and statements reasonably requested by the non-failing Member to further evidence and secure such security interest. Any advance by the non-failing Member on behalf of a Defaulting Member pursuant to this Section 5.2(b)(1) shall be deemed to be a Capital Contribution made by the Defaulting Member except as otherwise expressly provided herein. All Distributions to the Defaulting Member hereunder shall be applied first to payment of any interest due under any Default Loan and then to principal until all amounts due thereunder are paid in full. While any Default Loan is outstanding, the Company shall be obligated to pay directly to the non-failing Member, for application to and until all Default Loans have been paid in full, the amount of (x) any Distributions payable to the Defaulting Member, and (y) any proceeds of the sale of the Defaulting Member’s Interest in the Company;

 

(2)          subject to any applicable thin capitalization limitations on indebtedness of the Company for U.S. federal income tax purposes, to treat the non-failing Member’s portion of such Capital Contribution as a loan to the Company (rather than a Capital Contribution) and to advance to the Company as a loan to the Company an amount equal to the Default Amount, which loan shall be evidenced by a promissory note in form reasonably satisfactory to the non-failing Member and which loan shall bear interest at the Default Loan Rate and be payable on a first priority basis by the Company from available Cash Flow and prior to any Distributions made to any Member. If each Member has loans outstanding to the Company under this provision, such loans shall be payable to each Member in proportion to the outstanding balances of such loans to each Member at the time of payment. Any advance to the Company pursuant to this Section 5.2(b)(2) shall not be treated as a Capital Contribution made by the Defaulting Member;

 

(3)          to make an additional Capital Contribution to the Company equal to the Default Amount whereupon the Percentage Interests of the Members shall be recalculated to (i) increase the non-defaulting Member’s Percentage Interest by the percentage (“ Applicable Adjustment Percentage ”) determined by dividing one hundred fifty percent (150%) of the Default Amount by the sum of the Members’ Total Investment (taking into account the actual amount of such additional Capital Contribution) and by increasing its Total Investment solely for purposes of determining the Member’s Percentage Interest, by one and one-half of the amount of the Default Amount, and (ii) to reduce the Defaulting Member’s Percentage Interest by the Applicable Adjustment Percentage and by decreasing its Total Investment solely for purposes of determining the Member’s Percentage Interest by one-half of the amount of the Default Amount; or

 

  - 15 -  

 

 

(4)           in lieu of the remedies set forth in subparagraphs (1), (2) or (3), revoke its portion of such additional Capital Contribution, whereupon the portion of the Capital Contribution made by the non-failing Member shall be returned within ten (10) days.

 

(c)           Notwithstanding the foregoing provisions of this Section 5.2 , no additional Capital Contributions shall be required from any Member if (i) the Company or any other Person shall be in default (or with notice or the passage of time or both, would be in default) in any material respect under any loan, indenture, mortgage, non-residential lease, agreement or instrument to which the Company or any of its Subsidiaries is a party or by which the Company (or any of its Subsidiaries) or any of its properties or assets is or may be bound, (ii) any other Member, the Company or any of its Subsidiaries shall be insolvent or bankrupt or in the process of liquidation, termination or dissolution, (iii) any other Member, the Company or any of its Subsidiaries shall be subjected to any pending litigation (x) in which the amount in controversy exceeds $500,000, (y) which litigation is not being defended by an insurance company who would be responsible for the payment of any judgment in such litigation, and (z) which litigation if adversely determined could have a material adverse effect on such other Member and/or the Company or any of its Subsidiaries and/or could interfere with their ability to perform their obligations hereunder or under any Collateral Agreement, or (iv) there has been a material adverse change in (including, but not limited to, the financial condition of) any other Member (and/or its Affiliates) which, in such Member’s reasonable judgment, prevents such other Member (and/or its Affiliates) from performing, or substantially interferes with their ability to perform, their obligations hereunder or under any Collateral Agreement. If any of the foregoing events shall have occurred and any Member elects not to make a Capital Contribution on account thereof, then any other Member which has made its pro rata share of such Capital Contribution shall be entitled to a return of such Capital Contribution from the Company.

 

5.3            Percentage Ownership Interest . The Members shall have the initial percentage ownership interests (as the same are adjusted as provided in this Agreement, a “ Percentage Interest ”) in the Company set forth on Exhibit A immediately following the Capital Contributions provided for in Section 5.1 . The Percentage Interests of the Members in the Company shall be adjusted monthly, and if appropriate to reflect any pending adjustments that have been determined but not yet effected, prior to any request for Additional Capital Contributions pursuant to Section 5.2 or any distributions to Members pursuant to Section 6.1 , so that the respective Percentage Interests of the Members at any time shall be in proportion to their respective cumulative Total Investment made (or deemed to be made) pursuant to Sections 5.1 and 5.2 , as the same may be further adjusted pursuant to Section 5.2(b)(3) . Percentage Interests shall not be adjusted by Distributions made (or deemed made) to a Member.

 

5.4            Return of Capital Contribution . Except as approved by each of the Members, no Member shall have any right to withdraw or make a demand for withdrawal of the balance reflected in such Member’s Capital Account (as determined under Section 5.6 ) until the full and complete winding up and liquidation of the business of the Company.

 

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5.5            No Interest on Capital . Interest earned on Company funds shall inure solely to the benefit of the Company, and no interest shall be paid upon any Capital Contributions nor upon any undistributed or reinvested income or profits of the Company.

 

5.6            Capital Accounts . A separate capital account (the “ Capital Account ”) shall be maintained for each Member in accordance with Section 1.704-1(b)(2)(iv) of the Regulations. Without limiting the foregoing, the Capital Account of each Member shall be increased by (i) the amount of any Capital Contributions made by such Member, (ii) the amount of Income allocated to such Member and (iii) the amount of income or profits, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Account of each Member shall be reduced by (i) the amount of any cash and the fair market value of any property distributed to the Member by the Company (net of liabilities secured by such distributed property that the Member is considered to assume or take subject to), (ii) the amount of Loss allocated to the Member and (iii) the amount of expenses or losses, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Accounts of the Members shall not be increased or decreased pursuant to Regulations Section 1.704-1(b)(2)(iv)(f) to reflect a revaluation of the Company’s assets on the Company’s books in connection with any contribution of money or other property to the Company pursuant to Section 5.2 by existing Members. If any property other than cash is distributed to a Member, the Capital Accounts of the Members shall be adjusted as if such property had instead been sold by the Company for a price equal to its fair market value, the gain or loss allocated pursuant to Section 7 , and the proceeds distributed in the manner set forth in Section 6.1 or Section 13.3(d)(3) . No Member shall be obligated to restore any negative balance in its Capital Account. No Member shall be compensated for any positive balance in its Capital Account except as otherwise expressly provided herein. The foregoing provisions and the other provisions of this Agreement relating to the maintenance of Capital Accounts are intended to comply with the provisions of Regulations Section 1.704-1(b)(2) and shall be interpreted and applied in a manner consistent with such Regulations.

 

5.7            New Members . Upon approval by Bluerock and Carroll, the Company may issue additional Interests and thereby admit a new Member or Members, as the case may be, to the Company, only if such new Member (i) has delivered to the Company its Capital Contribution, (ii) has agreed in writing to be bound by the terms of any Collateral Agreements (including the Backstop Agreements) and this Agreement by becoming a party hereto, and (iii) has delivered such additional documentation as the Company shall reasonably require to so admit such new Member to the Company. Without the prior written consent of each then-current Member, a new Member may not be admitted to the Company if the Company would, or may, have in the aggregate more than one hundred (100) members. For purposes of determining the number of members under this Section 5.7 , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Management Committee, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation.

 

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Section 6. Distributions .

 

6.1          Distribution of Distributable Funds

 

(a)           The Management Committee shall calculate and determine the amount of Distributable Funds for each applicable period. Except as provided in Sections 5.2(b), 6.1 or 13.3 or otherwise provided hereunder, Distributable Funds, if any, shall be distributed to the Members, on a monthly basis based on a calendar year, so long as either of the Loans is outstanding. Thereafter, such distributions shall be made on the 15 th day of each month or from time to time as determined by the Management Committee .

 

(b)           Any Distributions otherwise payable to a Member under this Agreement shall be applied first to satisfy amounts due and payable on account of the indemnity and/or contribution obligations of such Member under this Agreement and/or any other agreement delivered by such Member to the Company or any other Member but shall be deemed distributed to such Member for purposes of this Agreement.

 

(c)          During the first twenty four (24) months of the Initial Term (as defined in the Management Agreement), if Distributable Funds for any calendar quarter (to be determined as soon as reasonably practicable following the expiration of such calendar quarter) are insufficient to satisfy the Minimum Return for all Members for such calendar quarter, then the Property Management Fee due to Property Manager for such calendar quarter pursuant to the Management Agreement shall be withheld from the Property Manager and treated as Distributable Funds payable to the Members, up to the amount necessary to satisfy the Minimum Return for all Members for such calendar quarter. The balance of any Property Management Fees payable with respect to such calendar quarter, if any, shall be paid to Property Manager in accordance with the Property Management Agreement. The portions of the Property Management Fee withheld from the Property Manager and distributed to the Members pursuant to this Section shall be referred to herein as the “Deferred Management Fees.” If Distributable Funds for any calendar quarter are independently sufficient to meet the Minimum Return for such quarter with respect to all Members after payment of the Property Management Fee to Property Manager with respect to such calendar quarter, then the Property Manager shall be entitled to payment of any existing Deferred Management Fees from any excess Distributable Funds (i.e. Distributable Funds remaining after payment of the current quarter’s Property Management Fees and the Minimum Return) from such calendar quarter prior to distribution of same to the Members, until either such excess Distributable Funds for such quarter are exhausted or all Deferred Management Fees have been paid to Property Manager, whichever first occurs. After the expiration of the first twenty four (24) months of the Initial Term: (i) prior to the twentieth (20 th ) day of the twenty-fifth (25 th ) month of the Initial Term, the Members shall mutually determine the balance remaining to be paid to the Members, if any, to satisfy the Minimum Return for the first twenty four (24) months of the Initial Term (the “Minimum Return Balance”), (ii) the current month’s Property Management Fees shall be paid on a monthly basis in accordance with the terms of the Management Agreement, and (iii) Distributable Funds remaining, if any, in each calendar month shall be distributed first, to the Members, until the Minimum Return Balance is reduced to zero, and second, to Property Manager until the balance of any Deferred Management Fees is reduced to zero. All Distributable Funds payable to the Members (including any Distributable Funds payable to the Members prior to payment of all Deferred Management Fees to Property Manager) shall be distributed according to the following priority:

 

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(1)          First, to the Members in proportion to their respective Percentage Interests until each Member shall realize through Distributions and actually receive the Preferred Return; and

 

(2)          Second, the balance, if any, of such Distributable Funds remaining after the Distributions pursuant to (1) above shall be distributed as follows:

 

a. if a Carroll Change Event has occurred, such Distributable Funds shall be distributed to the Members in proportion to their Percentage Interests; and

 

b. if a Carroll Change Event has not occurred, such Distributable Funds shall be distributed as follows: (A) first, an amount equal to twenty-five percent (25%) of such Distributable Funds shall be distributed to Carroll and an amount equal to seventy-five percent (75%) of such Distributable Funds shall be distributed to Bluerock until Bluerock shall have actually realized and received through Distributions a fifteen percent (15%) Internal Rate of Return and (B) thereafter, an amount equal to thirty-five percent (35%) of such Distributable Funds shall be distributed to Carroll and an amount equal to sixty-five percent (65%) of such Distributable Funds shall be distributed to Bluerock.

 

6.2          Distributions in Kind . In the discretion of the Management Committee, Distributable Funds may be distributed to the Members in cash or in kind and Members may be compelled to accept a distribution of any asset in kind even if the percentage of that asset distributed to it exceeds a percentage of that asset that is equal to the percentage in which such Member shares in Distributions from the Company. In the case of all assets to be distributed in kind, the amount of the Distribution shall equal the fair market value of the asset distributed as determined by the Management Committee. In the case of a Distribution of publicly traded property, the fair market value of such property shall be deemed to be the average closing price for such property for the thirty (30) day period immediately prior to the Distribution, or if such property has not yet been publicly traded for thirty (30) days, the average closing price of such property for the period prior to the Distribution in which the property has been publicly traded.

 

Section 7. Allocations .

 

7.1          Allocation of Net Income and Net Losses Other than in Liquidation . Except as otherwise provided in this Agreement, Net Income and Net Losses of the Company for each Fiscal Year shall be allocated among the Members in a manner such that, as of the end of such Fiscal Year and taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the Distributions that would be made to such Member pursuant to Section 6.1 if the Company were dissolved, its affairs wound up and assets sold for cash equal to their tax basis (or book value in the case of assets that have been revalued in accordance with Section 704(b) of the Code), all Company liabilities were satisfied, and the net assets of the Company were distributed in accordance with Section 6.1 immediately after such allocation.

 

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7.2            Allocation of Net Income and Net Losses in Liquidation . Net Income and Net Losses realized by the Company in connection with the liquidation of the Company pursuant to Section 13 shall be allocated among the Members in a manner such that, taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the amount which such Member is entitled to receive pursuant to Section 13.3(d)(3) .

 

7.3            U.S. Tax Allocations .

 

(a)             Subject to Section 704(c) of the Code, for U.S. federal and state income tax purposes, all items of Company income, gain, loss, deduction and credit shall be allocated among the Members in the same manner as the corresponding item of income, gain, loss, deduction or credit was allocated pursuant to the preceding paragraphs of this Section 7 .

 

(b)             In accordance with Code Section 704(c) and the Treasury regulations promulgated thereunder, income and loss with respect to any property contributed to the capital of the Company (including, if the property so contributed constitutes a partnership interest, the applicable distributive share of each item of income, gain, loss, expense and other items attributable to such partnership interest whether expressly so allocated or reflected in partnership allocations) shall, solely for U.S. federal income tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for U.S. federal income tax purposes and its Agreed Upon Value at the time of contribution. Such allocation shall be made in accordance with the “traditional method” set forth in Regulations Section 1.704-3(b) unless the Members unanimously agree to another permissible method under such Regulations.

 

(c)             Any elections or other decisions relating to such allocations shall be made by the Members in any manner that reasonably reflects the purpose and intention of this Agreement. Allocations pursuant to this Section 7.3 are solely for purposes of U.S. federal, state and local income taxes and shall not affect, or in any way be taken into account in computing, any Member’s share of Net Income, Net Loss, other items or distributions pursuant to any provisions of this Agreement.

 

Section 8. Books, Records, Tax Matters and Bank Accounts .

 

8.1            Books and Records . The books and records of account of the Company shall be maintained in accordance with industry standards and shall be based on the Property Manager Reports. The books and records shall be maintained at the Company’s principal office or at a location designated by the Management Committee, and all such books and records (and the dealings and other affairs of the Company and its Subsidiaries) shall be available to any Member at such location for review, investigation, audit and copying, at such Member’s sole cost and expense, during normal business hours on at least twenty-four (24) hours prior notice. In connection with such review, investigation or audit, such Member (and its representatives and agents) shall have the unfettered right to meet and consult with any and all employees of Property Manager (or any of their respective Affiliates) and to attend meetings and independently meet and consult with any and all third parties having dealings or any other relationship with the Company or any of its Subsidiaries or with Property Manager in respect of the Company or any of its Subsidiaries.

 

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8.2            Reports and Financial Statements .

 

(a)             Within thirty (30) days of the end of each Fiscal Year, the Manager shall cause each Member to be furnished with two sets of the following additional annual reports computed as of the last day of the Fiscal Year:

 

(1)            An unaudited balance sheet of the Company;

 

(2)            An unaudited statement of the Company’s profit and loss; and

 

(3)            A statement of the Members’ Capital Accounts and changes therein for such Fiscal Year.

 

(b)           Within fifteen (15) days of the end of each quarter of each Fiscal Year, and provided that any such request was made prior to the end of the quarter, the Property Manager shall cause to be furnished to Bluerock such information as requested by Bluerock as is necessary for any reporting requirements of the SOIFs, BR Growth, or BR Growth II (to the extent any of such affiliates of Bluerock are hereafter a Member or direct or indirect owner of a Member of the Company) and any reporting requirements of any REIT Member (whether a direct or indirect owner) to determine its qualification as a REIT and its compliance with REIT Requirements as shall be reasonably requested by Bluerock. Further, the Property Manager shall cooperate in a reasonable manner at the request of any Member to work in good faith with any designated accountants or auditors of such Member or its Affiliates so that such Member or its Affiliate is able to comply with its public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of the Member or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such Member or its Affiliates.

 

(c)           The Members acknowledge that the Property Manager is obligated to perform Property-related accounting and furnish Property-related accounting statements under the terms of each Management Agreement (the “ Property Manager Reports ”). Manager shall be entitled to rely on the Property Manager Reports with respect to its obligations under this Section 8 , and the Members acknowledge that the reports to be furnished shall be based on the Property Manager Reports, without any duty on the part of the Manager to further investigate the completeness, accuracy or adequacy of the Property Manager Reports.

 

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8.3            Tax Matters Member . Bluerock is hereby designated as the “tax matters partner” of the Company and the Subsidiaries, as defined in Section 6231(a)(7) of the Code (the “ Tax Matters Member ”) and shall prepare or cause to be prepared all income and other tax returns of the Company and its Subsidiaries pursuant to the terms and conditions of Section 8.5 . Except as otherwise provided in this Agreement, all elections required or permitted to be made by the Company and its Subsidiaries under the Code or state tax law shall be timely determined and made by Bluerock after consultation with Carroll. The Members intend that the Company be treated as a partnership for U.S. federal, state and local tax purposes, and the Members will not elect or authorize any person to elect to change the status of the Company from that of a partnership for U.S. federal, state and local income tax purposes. Bluerock agrees to consult with Carroll with respect to any written notice of any material tax elections and any material inquiries, claims, assessments, audits, controversies or similar events received from any taxing authority. In addition, upon the request of any Member, the Company and each of its Subsidiaries shall make an election pursuant to Code Section 754 to adjust the basis of the Company’s property in the manner provided in Code Sections 734(b) and 743(b). The Company hereby indemnifies and holds harmless Bluerock from and against any claim, loss, expense, liability, action or damage resulting from its acting or its failure to take any action as the “tax matters partner” of the Company and its Subsidiaries, provided that any such action or failure to act does not constitute gross negligence or willful misconduct by Bluerock.

 

8.4            Bank Accounts . All funds of the Company are to be deposited in the Company’s name in such bank account or accounts as may be designated by the Management Committee or in the applicable Management Agreement and shall be withdrawn on the signature of such Person or Persons as the Management Committee may authorize.

 

8.5            Tax Returns . Bluerock shall cause to be prepared all income and other tax returns of the Company and its Subsidiaries required by applicable law and shall submit such returns to the Management Committee for its review, comment and approval at least twenty (20) days prior to the due date or extended due date thereof and shall thereafter cause the same to be filed in a timely manner (including extensions). No later than the due date or extended due date, Manager shall deliver or cause to be delivered to each Member a copy of the tax returns for the Company and such Subsidiaries with respect to such Fiscal Year, together with such information with respect to the Company and such Subsidiaries as shall be necessary for the preparation by such Member of its U.S. federal and state income or other tax and information returns.

 

8.6            Expenses . Notwithstanding any contrary provision of this Agreement, the Members acknowledge and agree that the reasonable expenses and charges incurred directly or indirectly by or on behalf of the Manager, Bluerock, Carroll or the Property Manager in connection with its obligations under this Section 8 will be reimbursed by the Company to the applicable party. Further, it is expressly understood and agreed that all reasonable expenses of Bluerock, Carroll and their principals and Affiliates associated with the Company or the Property, along with all accounting and administrative expenses for Carroll, shall be reimbursed by the Company, including without limitation, filing fees, tax returns, closing costs, due diligence and travel.

 

Section 9. Management and Operations .

 

9.1           Management .

 

(a)            The Company shall be managed by Bluerock (“ Manager ”), who shall have the authority to exercise all of the powers and privileges granted by the Act, any other law or this Agreement, together with any powers incidental thereto, and to take any other action not prohibited under the Act or other applicable law, so far as such powers or actions are necessary or convenient or related to the conduct, promotion or attainment of the business, purposes or activities of the Company. Manager shall manage the operations and affairs of the Company, subject to the oversight of the Management Committee. To the extent that Bluerock or a Bluerock Transferee Transfers all or a portion of its Interest in accordance with Section 12 to a Bluerock Transferee, such Bluerock Transferee may be appointed as the Manager under this Section 9.1(a) by Bluerock or a Bluerock Transferee then holding all or a portion of an Interest without any further action or authorization by any Member.

 

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(b)            The Management Committee may appoint individuals to act on behalf of the Company with such titles and authority as determined from time to time by the Management Committee.

 

(c)             Notwithstanding the foregoing, all Major Decisions shall require the consent of both Members.

 

9.2            Management Committee .

 

(a)             Bluerock and Carroll hereby establish a management committee (the “ Management Committee ”). The Management Committee shall consist of four (4) individuals appointed to act as “representatives” of the Member that appointed him or her (the “ Representatives ”) as follows: (i) Bluerock shall be entitled to designate two (2) Representatives to represent Bluerock; and (ii) Carroll shall be entitled to designate two (2) Representatives to represent Carroll. The initial members of the Management Committee are set forth on Exhibit A . Bluerock and Carroll each represents, warrants and covenants that the Representatives designated by them on Exhibit A have, and shall at all times have, the full power and authority to make decisions and vote as a member of the Management Committee, and that such Representatives’ votes as members of the Management Committee will be binding on each of them and any transferee of all or a portion of their Interest ; unless and until such time as Bluerock or Carroll or their transferee notifies the other Member of a change in a Representative, after which time this sentence shall apply only with respect to the replacement Representative.

 

(b)             Each member of the Management Committee shall hold office until death, resignation or removal at the pleasure of the Member that appointed him or her. If a vacancy occurs on the Management Committee, the Person with the right to appoint and remove such vacating Representative shall appoint his or her successor. A Member shall lose its right to have Representatives on the Management Committee, and its Representatives on the Management Committee shall be deemed to be automatically removed, as of the date on which such Member ceases to be a Member or as otherwise provided in this Agreement. If Bluerock or a Bluerock Transferee Transfers all or a portion of its Interest to a Bluerock Transferee pursuant to Section 12.2 , such Bluerock Transferee shall automatically, and without any further action or authorization by any Member, succeed to the rights and powers of Bluerock under this Section 9 as may be agreed to between Bluerock or the Bluerock Transferee which is transferring the Interest, on the one hand, and the Bluerock Transferee to which the Interest is being transferred, on the other hand, including the shared or unilateral right to appoint the Representatives that Bluerock was theretofore entitled to appoint pursuant to Section 9.2(a) .

 

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(c)           The Management Committee shall meet once every quarter (unless waived by mutual agreement of the Members) and at such other times as may be necessary for the conduct of the Company’s business on at least five (5) days prior written notice of the time and place of such meeting given by any Representative. Notice of regular meetings of the Management Committee is not required. Representatives may waive in writing the requirements for notice before, at or after a special meeting, and attendance at such a meeting without objection by a Representative shall be deemed a waiver of such notice requirement.

 

(d)           The Management Committee shall have the right, but not the obligation, to elect one of the Representatives or another person to serve as Secretary of the Management Committee. Such person shall hold office until his or her death, resignation or removal by a vote of the Management Committee. The Secretary or a person designated by him or her shall take written minutes of the proceedings of the meetings of the Management Committee, and such minutes shall be filed with the records of the Company.

 

(e)           The only Representatives required to constitute a quorum for a meeting of the Management Committee shall be one (1) Representative appointed by Bluerock and one (1) Representative appointed by Carroll; provided, however, that if Carroll has not appointed at least one (1) Representative to the Management Committee at the time of such meeting (for example, if each Carroll Representative has been removed and not replaced), then a quorum for a meeting of the Management Committee shall be one (1) Representative appointed by Bluerock. Each of the two (2) Representatives appointed by Bluerock shall be entitled to cast two (2) votes on any matter that comes before the Management Committee and each of the Representatives appointed by Carroll shall be entitled to cast one (1) vote on any matter that comes before the Management Committee. Approval by the Management Committee of any matter shall require the affirmative vote (including votes cast by proxy) of at least a majority of the votes of the Representatives then in office voting at a duly held meeting of the Management Committee.

 

(f)           Any meeting of the Management Committee may be held by conference telephone call, video conference or through similar communications equipment by means of which all persons participating in the meeting can communicate with each other. Participation in a telephonic and/or video conference meeting held pursuant to this Section 9 shall constitute presence in person at such meeting.

 

(g)           Any action required or permitted to be taken at a meeting of the Management Committee may be taken without a meeting, without prior notice and without a vote if a consent or consents in writing, setting forth the action so taken, shall be signed by the Representatives having not less than the minimum of votes that would be necessary to authorize or take such action at a meeting at which all Representatives entitled to vote thereon were present and voted. All consents shall be filed with the minutes of the proceedings of the Management Committee.

 

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(h)           Except as otherwise expressly provided in this Agreement, none of the Members or their Representatives (in their capacities as members of the Management Committee) only, shall have any duties or liabilities to the Company or any other Member (including any fiduciary duties), whether or not such duties or liabilities otherwise arise or exist in law or in equity, and each Member hereby expressly waives any such duties or liabilities; provided , however , that this Section 9.2(h) shall not eliminate or limit the liability of such Representatives or the Members (A) for acts or omissions that involve fraud, intentional misconduct or a knowing and culpable violation of law, or (B) for any transaction not permitted or authorized under or pursuant to this Agreement from which such Representative or Member derived a personal benefit unless the Management Committee has approved in writing such transaction in accordance with this Agreement; provided , further , however , that the duty of care of each of such Representatives and the Members is to not act with fraud, intentional misconduct or a knowing and culpable violation of law. Except as provided in this Agreement, whenever in this Agreement a Representative of a Member and/or a Member is permitted or required to make a decision affecting or involving the Company, any Member or any other Person, such Representative and/or such Member shall be entitled to consider only such interests and factors as he, she or it desires, including a particular Member’s interests, and shall, to the fullest extent permitted by applicable law, have no duty or obligation to give any consideration to any interest of or factors affecting the Company or any Member.

 

9.3            Annual Business Plan .

 

(a)            The initial Annual Business Plan for the calendar year 2016 with respect to each Property is attached hereto as Exhibit D and is incorporated herein for all intents and purposes under this Agreement (the “ Initial Business Plan ”).

 

(b)            For Annual Business Plans for calendar year 2017, Property Manager shall prepare the Annual Business Plan for the operation of each Property for the applicable Owner’s review and approval, no later than October 15 of the immediately preceding year for the 2017 calendar year (and any subsequent) Annual Business Plan. If final approval of an Annual Business Plan by an Owner has not been given by the beginning of the year to which such proposed Annual Business Plan relates, Property Manager shall operate the applicable Property on the basis of the previous year’s approved Annual Business Plan adjusted by (i) assuming that the revenue from the applicable Property will increase to 103% of the revenues collected in the prior year, (ii) assuming that the Controllable Expenses will increase to 103% of the amount of the actual Controllable Expenses incurred in the prior year, (iii) increasing all Uncontrollable Expenses by any anticipated or known increases in such Uncontrollable Expenses, and (iv) including any Emergency Expenditure. Notwithstanding the foregoing to the contrary, if, prior to the commencement of calendar year 2017, the parties have not agreed on the budget for capital expenditures at the applicable Property in the Annual Business Plan for calendar year 2017, there shall be no changes in budgeted capital expenditures for calendar year 2017; provided, however, that any incomplete capital projects commenced in calendar year 2016 and contemplated in the Initial Business Plan shall be funded as provided in the Initial Business Plan until such capital projects are completed.

 

(c)            If Property Manager and the applicable Owner agreed to an Annual Business Plan for calendar year 2017 in accordance with subsection (b) above, then the applicable Annual Business Plan for calendar year 2018 shall also be determined in accordance with the applicable provisions of subsection (b) above. If, however, Property Manager and the applicable Owner were unable to agree to an Annual Business Plan for calendar year 2017, then such Owner may establish the applicable Annual Business Plan for calendar year 2018, without Property Manager’s consent.

 

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(d)          For Annual Business Plans for calendar years 2019 and all subsequent calendar years, if applicable, Property Manager shall have the right to prepare and propose an Annual Business Plan for such calendar year on or prior to October 15 of the immediately preceding year (without obligation to do so), and the applicable Owner may, regardless of the information contained in Property Manager’s proposal, establish the applicable Annual Business Plan for the applicable calendar year, without Property Manager’s consent.

 

(e)          Property Manager and the Company, on behalf of each Owner, each acknowledge and agree that, in establishing the Annual Business Plans in accordance with this Section 9.3 , each shall be obligated to act reasonably and in good faith, taking into account past performance of each Property, leasing trends and competitive properties within the market where the applicable Property is located, the age of the applicable Property and the units at the time such Annual Business Plan is established, and such other factors as reasonably prudent owners and managers of multifamily assets substantially similar to the applicable Property would take into account in order to maximize revenue therefrom.

 

(f)          No Material Deviations (as defined herein) from any item in an Annual Business Plan approved in accordance with the terms herein shall be made by Property Manager without the prior approval of the Management Committee, to the extent required hereunder. The Property Manager shall provide quarterly updates to each Annual Business Plan, solely for informational purposes. Each Annual Business Plan shall include the information set forth in Exhibit B . The Company, for itself and on behalf of each Owner, will consider a proposed Annual Business Plan in accordance with the terms hereof and will consult with Property Manager prior to the commencement of the forthcoming calendar year in order to agree on an Annual Business Plan for such calendar year. In no event shall the Company, acting on behalf of an Owner, have the right to modify (or alter the treatment of) any Annual Business Plan to reduce the Property Management Fee or Reimbursable Expenses otherwise due. In no event shall Property Manager be deemed in default under any Management Agreement if such changes by the Company, acting on behalf of each Owner, to an Annual Business Plan cause Property Manager to have insufficient funds to perform its obligations thereunder. Property Manager agrees to use commercially reasonable efforts to ensure that the actual costs of maintaining and operating each Property shall not exceed the amount reasonably necessary and, in any event, will not exceed the applicable Annual Business Plan either in total amount or in any one accounting category. Notwithstanding anything to the contrary, Property Manager shall secure the Company’s, on behalf of the applicable Owner, prior written approval for any expenditure that will result in an excess of the annual budgeted amount set forth in the Annual Business Plan in any one accounting category the lesser of ten percent (10%) or $10,000 or $25,000 in the aggregate for all categories (a “ Material Deviation ”). Property Manager shall promptly advise and inform the Company, acting on behalf of the applicable Owner, of any transaction, notice, event or proposal directly relating to the management and operation of the Property which does or is likely to significantly affect, either adversely or favorably, the applicable Property, other assets of the applicable Owner or cause a Material Deviation from the applicable Annual Business Plan. Nothing contained herein shall in any way diminish the obligations or duties of Property Manager hereunder.

 

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(g)          Notwithstanding the terms of Section 9.3(a) through Section 9.3(f) above, (i) any Annual Business Plan may, at any time, be amended upon unanimous approval by the Members, and (ii) failure on the part of the Members to agree on any such Annual Business Plan (or any amendment thereto) shall not constitute the failure to obtain agreement on a Major Decision and shall not entitle either Member to exercise the rights under Section 15 applicable to a failure to obtain agreement on Major Decisions.

 

(h)          For all purposes of this Section 9.3 , decisions on behalf of each Owner shall be made by the Management Committee.

 

9.4          Implementation of Plan by Property Manager . Property Manager shall, subject to the limitations contained herein, the availability of operating revenues and other cash flow and any other matters outside of the reasonable control of Property Manager, implement and shall not vary or modify the then applicable Annual Business Plan without the prior written approval of the Management Committee. Property Manager shall promptly advise and inform the Management Committee of any transaction, notice, event or proposal directly relating to the management and operation of either Property, other assets of the Company or the Company or any Subsidiary of the Company which does or is likely to significantly affect, either adversely or favorably, such Property, other assets of the Company or the Company or such Subsidiary or cause a significant deviation from the applicable Annual Business Plan. Nothing contained herein shall in any way diminish the obligations or duties of Property Manager hereunder.

 

9.5          Affiliate Transactions . No agreement shall be entered into by the Company or any Subsidiary with a Member or any Affiliate of a Member and no decision shall be made in respect of any such agreement (including, without limitation, the enforcement or termination thereof) unless such agreement or related decision shall have been approved in writing by all Members. Without limiting the foregoing, any such agreement shall be on arm’s length terms and conditions, be terminable on fifteen (15) days’ notice without penalty and the terms and conditions of such agreement shall be disclosed to all Representatives prior to the execution and delivery thereof. Further, the written approval of Bluerock shall be required prior to the use of the name “Bluerock” in connection with any matter or transaction.

 

9.6          Other Activities .

 

(a)           Right to Participation in Other Member Ventures . Neither the Company nor any Member (or any Affiliate of any Member) shall have any right by virtue of this Agreement either to participate in or to share in any other now existing or future ventures, activities or opportunities of any of the other Members or their Affiliates, or in the income or proceeds derived from such ventures, activities or opportunities.

 

(b)           Limitation on Actions of Members; Binding Authority . No Member shall, without the prior written consent of the other Members, take any action on behalf of, or in the name of, the Company, or enter into any contract, agreement, commitment or obligation binding upon the Company, or, in its capacity as a Member or Manager of the Company, perform any act in any way relating to the Company or the Company’s assets, except in a manner and to the extent consistent with the provisions of this Agreement.

 

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9.7          Management Agreement .

 

(a)           Independent Contractor . CMG, as Property Manager, has agreed to provide management services to the Company (or a Subsidiary of the Company) with respect to each Property on the terms set forth in the Management Agreements; and it is agreed that Property Manager shall provide such management services to the Company (or a Subsidiary of the Company) as an independent contractor.

 

(b)           Management and Oversight Fees . The Company (or a Subsidiary of the Company) has entered into each Management Agreement with Property Manager (which Management Agreement shall be updated and supplemented from time to time) pursuant to which Property Manager will provide the management services described therein to the Company (or a Subsidiary of the Company). Pursuant to each Management Agreement and subject to the terms of the Loan Documents, Property Manager will be entitled to receive a net property management fee equal to 3.00% of Gross Receipts (as defined in each Management Agreement) (the “ Property Management Fee ”); provided, however, that the payment and amount of the Property Management Fee shall be subject to the restrictions, limitations and language regarding the deferral and subordination of such fee as described in Section 4(a) of each Management Agreement and in Section 6.1(c) herein. CMG, as Property Manager, shall also be entitled to a construction management fee of five percent (5.0%) of the rehabilitation and renovation expenses for each Property, as set forth in the applicable Annual Business Plan. If CMG has been terminated as the Property Manager for Cause with respect to either Property, then Bluerock will be entitled to retain a new Property Manager and receive an oversight fee equal to 1.0% of the Gross Receipts for such Property (the “ Oversight Fee ”). It is understood that if CMG is terminated as the Property Manager without Cause, Bluerock shall not be entitled to the Oversight Fee, unless Bluerock purchases the Interest of Carroll pursuant to Section 15 or otherwise by agreement of the parties. The foregoing shall not be deemed to imply that Bluerock will have any unilateral right to purchase the Interest of Carroll solely on account of the termination of CMG as Property Manager.

 

(c)           Termination of Management Agreements .

 

(1)           Each Management Agreement shall be terminable as provided under its terms and conditions by the Company or Bluerock or, as long as the Property Manager is CMG, by Property Manager.

 

(2)           Notwithstanding anything to the contrary in this Section 9.7(c), no termination of a Management Agreement or buyout of the other party’s Interest in the Company shall be permitted unless permitted or approved under any applicable Collateral Agreement or under the Loan Documents.

 

(d)           Delegation . Any delegation of the responsibilities of Property Manager or the subcontracting for such services will be subject to the prior written consent of the Management Committee. Separate agreements may also be entered into with Carroll, Bluerock, their respective Affiliates, or with third parties for certain services to be provided to the Company (or a Subsidiary of the Company), including leasing, construction management, property management, asset management, technology services, etc. Such arrangements shall be at market rates, and shall be entered into only with the prior written approval of the Management Committee, consistent with an approved budget and business plan for each asset. Unless otherwise agreed, all such contracts will be payable on a monthly basis and will be terminable upon thirty (30) days’ notice for any reason or no reason.

 

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9.8            Operation in Accordance with REOC/REIT Requirements .

 

(a)          The Members acknowledge that Bluerock or one or more of its Affiliates (a “ BR Affiliate ”) intends or may intend to qualify as a “real estate operating company” or “venture capital operating company” within the meaning of U.S. Department of Labor Regulation 29 C.F.R. §2510.3-101 (a “REOC”), and agree that the Company and its Subsidiaries shall in such case be operated in a manner that will enable Bluerock and such BR Affiliate to so qualify. Notwithstanding anything herein to the contrary, the Company and its Subsidiaries shall not take, or refrain from taking, any action that Bluerock notifies the Company would result in Bluerock or a BR Affiliate from failing to qualify as a REOC. The Members acknowledge and agree that Bluerock may assign any or all of its rights or powers under this Agreement as Manager, to designate committee representatives, to provide consents and approvals, or any other rights or powers to one or more of its BR Affiliates as it deems appropriate, and the exercise of any such rights or powers by a BR Affiliate shall have full force and effect under this Agreement without the need for any further consent or approval. Except as disclosed to Bluerock, Carroll (a) shall not fund any Capital Contribution "with the 'plan assets' of any 'employee benefit plan' within the meaning of Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended or any 'plan' as defined by Section 4975 of the Internal Revenue Code of 1986, as amended", and (b) shall comply with any reasonable requirements specified by Bluerock in order to ensure compliance with this Section 9.8.

 

(b)          Except for the Property, neither the Company nor its Subsidiaries shall hold any investment, incur any indebtedness or otherwise take any action that would cause any Member of the Company (or any Person holding an indirect interest in the Company through an entity or series of entities treated as partnerships for U.S. federal income tax purposes) to realize any “unrelated business taxable income” as such term is defined in Code Sections 511 through 514, unless specifically agreed to by the Manager in writing. No Manager or Member shall be liable for any income or other taxes, damages, costs or expenses incurred by the Company or any Member by reason of the recognition by the Company of UBTI.

 

(c)          The Company (and any direct or indirect Subsidiary of the Company) may not engage in any activities or hold any assets that would constitute or result in the occurrence of a REIT Prohibited Transaction as defined herein. Notwithstanding anything to the contrary contained in this Agreement, during the time a REIT Member is a Member of the Company, neither the Company, any direct or indirect Subsidiary of the Company, nor any Member of the Company shall take or refrain from taking any action which, or the effect of which, would constitute or result in the occurrence of a REIT Prohibited Transaction by the Company or any direct or indirect Subsidiary thereof, including without limiting the generality of the foregoing, but in amplification thereof:

 

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(i)          Entering into any lease, license, concession or other agreement or permitting any sublease, license, concession or other agreement that provides for rent or other payment based in whole or in part on the income or profits of any person, excluding for this purpose a lease that provides for rent based in whole or in part on a fixed percentage or percentages of gross receipts or gross sales of any person without reduction for any costs of the lessee (and in the case of a sublease, without reduction for any sublessor costs);

 

(ii)         Leasing personal property, excluding for this purpose a lease of personal property that is entered into in connection with a lease of real property where the rent attributable to the personal property is less than 15% of the total rent provided for under the lease;

 

(iii)        Acquiring or holding any debt investments, excluding for these purposes “debt” solely between wholly-owned Subsidiaries of the Company, unless (I) the amount of interest income received or accrued by the Company under such loan does not, directly or indirectly, depend in whole or in part on the income or profits of any person, and (II) the debt is fully secured by mortgages on real property or on interests in real property. Notwithstanding anything to the contrary herein, in the case of debt issued to the Company by a Subsidiary which is treated as a “taxable REIT subsidiary” of the REIT Member, such debt shall be secured by a mortgage or similar security interest, or by a pledge of the equity ownership of a subsidiary of such taxable REIT subsidiary;

 

(iv)        Acquiring or holding, directly or indirectly, more than 10% of the outstanding securities of any one issuer (by vote or value) other than an entity which either (i) is taxable as a partnership or a disregarded entity for United States federal income tax purposes, (ii) has properly elected to be a taxable REIT subsidiary of the REIT Member by jointly filing with REIT, IRS Form 8875, or (iii) has properly elected to be a real estate investment trust for U.S. federal income tax purposes;

 

(v)         Entering into any agreement where the Company receives amounts, directly or indirectly, for rendering services to the tenants of any property that is owned, directly or indirectly, by the Company other than (i) amounts received for services that are customarily furnished or rendered in connection with the rental of real property of a similar class in the geographic areas in which the applicable Property is located where such services are either provided by (A) an Independent Contractor (as defined in Section 856(d)(3) of the Code) who is adequately compensated for such services and from which the Company or REIT Member do not, directly or indirectly, derive revenue or (B) a taxable REIT subsidiary of REIT Member who is adequately compensated for such services or (ii) amounts received for services that are customarily furnished or rendered in connection with the rental of space for occupancy only (as opposed to being rendered primarily for the convenience of the applicable Property’s tenants);

 

(vi)        Entering into any agreement where a material amount of income received or accrued by the Company under such agreement, directly or indirectly, does not qualify as either (i) “rents from real property” or (ii) “interest on obligations secured by mortgages on real property or on interests in real property,” in each case as such terms are defined in Section 856(c) of the Code;

 

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(vii)       Holding cash of the Company available for operations or distribution in any manner other than a traditional bank checking or savings account;

 

(viii)      Selling or disposing of any property, subsidiary or other asset of the Company prior to (i) the completion of a two (2) year holding period with such period to begin on the date the Company acquires a direct or indirect interest in such property and begins to hold such property, subsidiary or asset for the production of rental income, and (ii) the satisfaction of any other requirements under Section 857 of the Code necessary for the avoidance of a prohibited transaction tax on the REIT; or

 

(ix)         Failing to make current cash distributions to REIT Member each year in an amount which does not at least equal the taxable income allocable to REIT Member for such year; provided, however, any such cash distributions shall be made in accordance with the priorities set forth in Section 6.1(c).

 

Notwithstanding the foregoing provisions of this Section 9.8(c), the Company may enter into a REIT Prohibited Transaction if it receives the prior written approval of the REIT Member specifically acknowledging that the REIT Member is approving a REIT Prohibited Transaction pursuant to this Section 9.8(c). For purposes of this Section 9.8(c), “REIT Prohibited Transactions” shall mean any of the actions specifically set forth in Sections 9.8(c)(i) through (c)(ix) as well as any action of which the Company receives notice from Bluerock or a REIT Member that such action would result in a REIT Member losing its REIT status under IRC Section 856 or would cause such REIT Member to be subject to any punitive taxation pursuant to IRC Section 857(b)(6). The Loans or any loan contemplated by Section 5.2(b) shall not be considered a REIT Prohibited Transaction.

 

9.9          FCPA .

 

(a)           In compliance with the Foreign Corrupt Practices Act, each Member will not, and will ensure that its officers, directors, employees, shareholders, members, agents and Affiliates, acting on its behalf or on the behalf of the Company or any of its Subsidiaries or Affiliates do not, for a corrupt purpose, offer, directly or indirectly, promise to pay, pay, promise to give, give or authorize the paying or giving of anything of value to any official representative or employee of any government agency or instrumentality, any political party or officer thereof or any candidate for office in any jurisdiction, except for any facilitating or expediting payments to government officials, political parties or political party officials the purpose of which is to expedite or secure the performance of a routine governmental action by such government officials or political parties or party officials. The term “routine governmental action” for purposes of this provision shall mean an action which is ordinarily and commonly performed by the applicable government official in (i) obtaining permits, licenses, or other such official documents which such Person is otherwise legally entitled to; (ii) processing governmental papers; (iii) providing police protection, mail pick-up and delivery or scheduling inspections associated with contract performance or inspections related to transit of goods across country; (iv) providing phone service, power and water supply, loading and unloading of cargo, or protecting perishable products or commodities from deterioration; or (v) actions of a similar nature.

 

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(b)           The term routine governmental action does not include any decision by a government official whether, or on what terms, to award new business to or to continue business with a particular party, or any action taken by an official involved in the decision making process to encourage a decision to award new business to or continue business with a particular party.

 

(c)           Each Member agrees to notify immediately the other Member of any request that such Member or any of its officers, directors, employees, shareholders, members, agents or Affiliates, acting on its behalf, receives to take any action that may constitute a violation of the Foreign Corrupt Practices Act.

 

Section 10. Confidentiality .

 

10.1        Any information relating to a Member’s business, operation or finances which are proprietary to, or considered proprietary by, a Member are hereinafter referred to as “Confidential Information”. All Confidential Information in tangible form (plans, writings, drawings, computer software and programs, etc.) or provided to or conveyed orally or visually to a receiving Member, shall be presumed to be Confidential Information at the time of delivery to the receiving Member. All such Confidential Information shall be protected by the receiving Member from disclosure with the same degree of care with which the receiving Member protects its own Confidential Information from disclosure. Each Member agrees: (i) not to disclose such Confidential Information to any Person except to those of its employees or representatives who need to know such Confidential Information in connection with the conduct of the business of the Company and who have agreed to maintain the confidentiality of such Confidential Information and (ii) neither it nor any of its employees or representatives will use the Confidential Information for any purpose other than in connection with the conduct of the business of the Company; provided that such restrictions shall not apply if such Confidential Information is or hereafter becomes public, other than by breach of this Agreement; was already in the receiving Member’s possession prior to any disclosure of the Confidential Information to the receiving Member by the divulging Member; or has been or is hereafter obtained by the receiving Member from a third party not bound by any confidentiality obligation with respect to the Confidential Information; provided , further , that nothing herein shall prevent any Member from disclosing any portion of such Confidential Information (1) to the Company and allowing the Company to use such Confidential Information in connection with the Company’s business, (2) pursuant to judicial order or in response to a governmental inquiry, by subpoena or other legal process, but only to the extent required by such order, inquiry, subpoena or process, and only after reasonable notice to the original divulging Member, (3) as necessary or appropriate in connection with or to prevent the audit by a governmental agency of the accounts of Carroll or Bluerock, (4) in order to initiate, defend or otherwise pursue legal proceedings between the parties regarding this Agreement, (5) necessary in connection with a Transfer of an Interest permitted hereunder or (6) to a Member’s respective attorneys or accountants or other representatives.

 

10.2        The Members and their Affiliates shall each act to safeguard the secrecy and confidentiality of, and any proprietary rights to, any non-public information relating to the Company and its business, except to the extent such information is required to be disclosed by law or reasonably necessary to be disclosed in order to carry out the business of the Company. Each Member may, from time to time, provide the other Members written notice of its non-public information which is subject to this Section 10.2 .

 

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10.3        Without limiting any of the other terms and provisions of this Agreement (including, without limitation, Section 9.6 ), to the extent a Member (the “ Pursuer ”) provides the other Member with information relating to a possible investment opportunity then being actively pursued by the Pursuer on behalf of the Company, the other Member receiving such information shall not use such information to pursue such investment opportunity for its own account to the exclusion of the Pursuer so long as the Pursuer is actively pursuing such opportunity on behalf of the Company and shall not disclose any Confidential Information to any Person (except as expressly permitted hereunder) or take any other action in connection therewith that is reasonably likely to cause damage to the Pursuer.

 

Section 11. Representations and Warranties .

 

11.1        In General . As of the date hereof, each of the Members hereby makes each of the representations and warranties applicable to such Member as set forth in Section 11.2 . Such representations and warranties shall survive the execution of this Agreement.

 

11.2        Representations and Warranties . Each Member hereby represents and warrants that:

 

(a)           Due Incorporation or Formation; Authorization of Agreement . Such Member is a corporation duly organized or a partnership or limited liability company duly formed, validly existing and in good standing under the laws of the jurisdiction of its incorporation or formation and has the corporate, partnership or company power and authority to own its property and carry on its business as owned and carried on at the date hereof and as contemplated hereby. Such Member is duly licensed or qualified to do business and in good standing in each of the jurisdictions in which the failure to be so licensed or qualified would have a material adverse effect on its financial condition or its ability to perform its obligations hereunder. Such Member has the corporate, partnership or company power and authority to execute and deliver this Agreement and to perform its obligations hereunder, and the execution, delivery and performance of this Agreement has been duly authorized by all necessary corporate, partnership or company action. This Agreement constitutes the legal, valid and binding obligation of such Member.

 

(b)           No Conflict with Restrictions; No Default . Neither the execution, delivery or performance of this Agreement nor the consummation by such Member (or any of its Affiliates) of the transactions contemplated hereby (i) does or will conflict with, violate or result in a breach of (or has conflicted with, violated or resulted in a breach of) any of the terms, conditions or provisions of any law, regulation, order, writ, injunction, decree, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator, applicable to such Member or any of its Affiliates, (ii) does or will conflict with, violate, result in a breach of or constitute a default under (or has conflicted with, violated, resulted in a breach of or constituted a default under) any of the terms, conditions or provisions of the articles of incorporation, bylaws, partnership agreement or operating agreement of such Member or any of its Affiliates or of any material agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates is or may be bound or to which any of its properties or assets is subject, (iii) does or will conflict with, violate, result in (or has conflicted with, violated or resulted in) a breach of, constitute (or has constituted) a default under (whether with notice or lapse of time or both), accelerate or permit the acceleration of (or has accelerated) the performance required by, give (or has given) to others any material interests or rights or require any consent, authorization or approval under any indenture, mortgage, lease, agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates or any of their properties or assets is or may be bound or (iv) does or will result (or has resulted) in the creation or imposition of any lien upon any of the properties or assets of such Member or any of its Affiliates.

 

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(c)           Governmental Authorizations . Any registration, declaration or filing with, or consent, approval, license, permit or other authorization or order by, or exemption or other action of, any governmental, administrative or regulatory authority, domestic or foreign, that was or is required in connection with the valid execution, delivery, acceptance and performance by such Member under this Agreement or consummation by such Member (or any of its Affiliates) of any transaction contemplated hereby has been completed, made or obtained on or before the date hereof.

 

(d)           Litigation . There are no actions, suits, proceedings or investigations pending, or, to the knowledge of such Member or any of its Affiliates, threatened against or affecting such Member or any of its Affiliates or any of their properties, assets or businesses in any court or before or by any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could, if adversely determined (or, in the case of an investigation could lead to any action, suit or proceeding which if adversely determined could) reasonably be expected to materially impair such Member’s ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member; such Member or any of its Affiliates has not received any currently effective notice of any default, and such Member or any of its Affiliates is not in default, under any applicable order, writ, injunction, decree, permit, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could reasonably be expected to materially impair such Member’s (or any of its Affiliate’s) ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member.

 

(e)           Investigation . Such Member is acquiring its Interest based upon its own investigation, and the exercise by such Member of its rights and the performance of its obligations under this Agreement will be based upon its own investigation, analysis and expertise. Such Member is a sophisticated investor possessing an expertise in analyzing the benefits and risks associated with acquiring investments that are similar to the acquisition of its Interest.

 

(f)           Broker . No broker, agent or other person acting as such on behalf of such Member was instrumental in consummating this transaction and that no conversations or prior negotiations were had by such party with any broker, agent or other such person concerning the transaction that is the subject of this Agreement.

 

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(g)          Investment Company Act . Neither such Member nor any of its Affiliates is, nor will the Company as a result of such Member holding an interest therein be, an “investment company” as defined in, or subject to regulation under, the Investment Company Act of 1940, as amended.

 

(h)          Securities Matters .

 

(1)          None of the Interests are registered under the Securities Act or any state securities laws. Such Member understands that the offering, issuance and sale of the Interests are intended to be exempt from registration under the Securities Act, based, in part, upon the representations, warranties and agreements contained in this Agreement. Such Member is an “accredited investor” as such term is defined in Rule 501 of Regulation D promulgated under the Securities Act.

 

(2)          Neither the Securities and Exchange Commission nor any state securities commission has approved the Interests or passed upon or endorsed the merits of the offer or sale of the Interests. Such Member is acquiring the Interests solely for such Member’s own account for investment and not with a view to resale or distribution thereof in violation of the Securities Act.

 

(3)          Such Member is unaware of, and in no way relying on, any form of general solicitation or general advertising in connection with the offer and sale of the Interests, and no Member has taken any action which could give rise to any claim by any person for brokerage commissions, finders’ fees (without regard to any finders’ fees payable by the Company directly) or the like relating to the transactions contemplated hereby.

 

(4)          Such Member is not relying on the Company or any of its officers, directors, employees, advisors or representatives with regard to the tax and other economic considerations of an investment in the Interests, and such Member has relied on the advice of only such Member’s advisors.

 

(5)          Such Member understands that the Interests may not be sold, hypothecated or otherwise disposed of unless subsequently registered under the Securities Act and applicable state securities laws, or an exemption from registration is available. Such Member agrees that it will not attempt to sell, transfer, assign, pledge or otherwise dispose of all or any portion of the Interests in violation of this Agreement.

 

(6)          Such Member has adequate means for providing for its current financial needs and anticipated future needs and possible contingencies and emergencies and has no need for liquidity in the investment in the Interests.

 

(7)          Such Member has significant prior investment experience, including investment in non-listed and non-registered securities. Such Member is knowledgeable about investment considerations and has a sufficient net worth to sustain a loss of such Member’s entire investment in the Company in the event such a loss should occur. Such Member’s overall commitment to investments which are not readily marketable is not excessive in view of such Member’s net worth and financial circumstances and the purchase of the Interests will not cause such commitment to become excessive. The investment in the Interests is suitable for such Member.

 

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(8)          Such Member represents to the Company that the information contained in this subparagraph (h) and in all other writings, if any, furnished to the Company with regard to such Member (to the extent such writings relate to its exemption from registration under the Securities Act) is complete and accurate and may be relied upon by the Company in determining the availability of an exemption from registration under federal and state securities laws in connection with the sale of the Interests.

 

Section 12. Sale, Assignment, Transfer or other Disposition .

 

12.1        Prohibited Transfers . Except as otherwise provided in this Section 12 , Sections 5.2(b) , 15.1 and 15.2 , or as approved by the Management Committee, no Member shall Transfer all or any part of its Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Interest (and such Transfer) shall be null and void and of no effect. Notwithstanding the foregoing, either Member shall have the right, with the consent of the other Member, at any time to pledge to a lender or creditor, directly or indirectly, all or any part of its Interest in the Company for such purposes as it deems necessary in the ordinary course of its business and operations.

 

12.2        Affiliate Transfers .

 

(a)           Subject to the provisions of Section 12.2(b) hereof, and subject in each case to the prior written approval of each Member (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Interest, such cessation shall be a non-permitted Transfer and shall be deemed void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under any Collateral Agreement.

 

(b)           Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 12.2(a) :

 

(1)          Any Transfer by Carroll of up to one hundred percent (100%) of its Interest to any Affiliate of Carroll Parent (a “ Carroll Transferee ”), it being expressly understood and agreed that transfers of ownership interests in Carroll shall not be prohibited as long as at least one of the Key Individuals (collectively or individually) remains actively involved in the operation and management of Carroll (to the extent that it continues to hold, or control, any interest in the Company), Carroll Parent and any Carroll Transferee; and

 

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(2)          Any Transfer by Bluerock or a Bluerock Transferee of up to one hundred percent (100%) of its Interest to any Affiliate of Bluerock, including but not limited to (A) BR Growth or any Person that is directly or indirectly owned by BR Growth; (B) BR SOIF II or any Person that is directly or indirectly owned by BR SOIF II; (C) BR SOIF III or any Person that is directly or indirectly owned by BR SOIF III; (D) BR REIT or any Person that is directly or indirectly owned by BR REIT; or (E) BR Growth II, or any Person that is directly or indirectly owned by BR Growth II (collectively, a “ Bluerock Transferee ”);

 

provided however, as to subparagraphs (b)(1) and (b)(2), and as to subparagraph (a), no Transfer shall be permitted and shall be void ab initio if it shall violate any “Transfer” provision of the Loan Documents or any applicable Collateral Agreement with third party lenders.

 

(c)           Upon the execution by any such Carroll Transferee or Bluerock Transferee of such documents necessary to admit such party into the Company and to cause the Carroll Transferee or Bluerock Transferee (as applicable) to become bound by this Agreement, the Carroll Transferee or Bluerock Transferee (as applicable) shall become a Member, without any further action or authorization by any Member.

 

(d)          The Transfer of any interest in Manager and any transferee of an interest in Manager shall be recognized and permitted under this Agreement and by the Members, without any further action or authorization by any Member.

 

12.3        Admission of Transferee; Partial Transfers . Notwithstanding anything in this Section 12 to the contrary and except as provided in Section 5.2(b) , no Transfer of Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 12.3 :

 

(a)           If a Member Transfers all or any portion of its Interest in the Company, such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the remaining Members as may be required by applicable law or otherwise advisable; and

 

(b)          Notwithstanding the foregoing, any Transfer or purported Transfer of any Interest, whether to another Member or to a third party, shall be of no effect and void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Interest, if the Management Committee determines in its sole discretion that:

 

(1)          the Transfer would require registration of any Interest under, or result in a violation of, any federal or state securities laws;

 

(2)          the Transfer would result in a termination of the Company under Code Section 708(b); provided, however, that any such determination under this Section 12.3(b)(2) shall require the reasonable determination and approval of at least one (1) Representative appointed by Carroll.

 

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(3)          as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(4)          if as a result of such Transfer the aggregate value of Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(5)          as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this Section 12.3(b)(5) , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Management Committee, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation; or

 

(6)          the transferor failed to comply with the provisions of Sections 12.2(a) or (b) .

 

The Management Committee may require the provision of a certificate as to the legal nature and composition of a proposed transferee of an Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 12.3 .

 

12.4        Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Interest in the Company permitted under the terms of this Agreement and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Section 13 . No Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

Section 13. Dissolution .

 

13.1         Limitations . The Company may be dissolved, liquidated and terminated only pursuant to the provisions of this Section 13 , and, to the fullest extent permitted by law but subject to the terms of this Agreement, the parties hereto do hereby irrevocably waive any and all other rights they may have to cause a dissolution of the Company or a sale or partition of any or all of the Company’s assets.

 

13.2         Exclusive Events Requiring Dissolution . The Company shall be dissolved only upon the earliest to occur of the following events (a “ Dissolution Event ”):

 

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(a)           the expiration of the specific term set forth in Section 2.5 ;

 

(b)           at any time at the election of all of the Members in writing;

 

(c)           at any time there are no Members (unless otherwise continued in accordance with the Act);

 

(d)           the entry of a decree of judicial dissolution pursuant to Section 18-802 of the Act; or

 

(e)           the Purchase Agreement has not been closed by January 5, 2016 .

 

13.3        Liquidation . Upon the occurrence of a Dissolution Event, the business of the Company shall be continued to the extent necessary to allow an orderly winding up of its affairs, including the liquidation of the assets of the Company pursuant to the provisions of this Section 13.3 , as promptly as practicable thereafter, and each of the following shall be accomplished:

 

(a)           The Management Committee shall cause to be prepared a statement setting forth the assets and liabilities of the Company as of the date of dissolution, a copy of which statement shall be furnished to all of the Members.

 

(b)           The property and assets of the Company shall be liquidated or distributed in kind under the supervision of the Management Committee as promptly as possible, but in an orderly, businesslike and commercially reasonable manner.

 

(c)           Any gain or loss realized by the Company upon the sale of its property shall be deemed recognized and allocated to the Members in the manner set forth in Section 7.2 . To the extent that an asset is to be distributed in kind, such asset shall be deemed to have been sold at its fair market value on the date of distribution, the gain or loss deemed realized upon such deemed sale shall be allocated in accordance with Section 7.2 and the amount of the distribution shall be considered to be such fair market value of the asset.

 

(d)           The proceeds of sale and all other assets of the Company shall be applied and distributed as follows and in the following order of priority:

 

(1)           to the satisfaction of the debts and liabilities of the Company (contingent or otherwise) and the expenses of liquidation or distribution (whether by payment or reasonable provision for payment), other than liabilities to Members or former Members for Distributions;

 

(2)           to the satisfaction of loans made pursuant to Section 5.2(b) in proportion to the outstanding balances of such loans at the time of payment;

 

(3)           the balance, if any, to the Members in accordance with Section 6.1 .

 

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13.4          Continuation of the Company . Notwithstanding anything to the contrary contained herein, the death, retirement, resignation, expulsion, bankruptcy, dissolution or removal of a Member shall not in and of itself cause the dissolution of the Company, and the Members are expressly authorized to continue the business of the Company in such event, without any further action on the part of the Members.

 

Section 14. Indemnification .

 

14.1          Exculpation of Members . No Member, Manager, Representative or officer of the Company shall be liable to the Company or to the other Members for damages or otherwise with respect to any actions or failures to act taken or not taken relating to the Company, except to the extent any related loss results from fraud, gross negligence or willful or wanton misconduct on the part of such Member, Manager, Representative or officer or the willful breach of any obligation under this Agreement.

 

14.2          Indemnification by Company . The Company hereby indemnifies, holds harmless and defends the Members, the Manager, the Representatives, the officers and each of their respective agents, officers, directors, members, managers, partners, shareholders and employees from and against any loss, expense, damage or injury suffered or sustained by them (including but not limited to any judgment, award, settlement, reasonable attorneys’ fees and other costs or expenses incurred in connection with the defense of any actual or threatened action, proceeding or claim) by reason of or arising out of (i) their activities on behalf of the Company or in furtherance of the interests of the Company, including, without limitation, the provision of guaranties to third party lenders in respect of financings relating to the Company or any of its assets (but specifically excluding from such indemnity by the Company any so called “bad boy” guaranties or similar agreements which provide for recourse as a result of failure to comply with covenants, willful misconduct or gross negligence), (ii) their status as Members, Managers, Representatives, employees or officers of the Company, or (iii) the Company’s assets, property, business or affairs (including, without limitation, the actions of any officer, director, member, manager or employee of the Company or any of its Subsidiaries), if the acts or omissions were not performed or omitted fraudulently or as a result of gross negligence or willful or wanton misconduct by the indemnified party or as a result of the willful breach of any obligation under this Agreement by the indemnified party. For the purposes of this Section 14.2 , officers, directors, members, managers, employees and other representatives of Affiliates of a Member who are functioning as representatives of such Member in connection with this Agreement shall be considered representatives of such Member for the purposes of this Section 14 . Reasonable expenses incurred by the indemnified party in connection with any such proceeding relating to the foregoing matters shall be paid or reimbursed by the Company in advance of the final disposition of such proceeding upon receipt by the Company of (x) written affirmation by the Person requesting indemnification of its good faith belief that it has met the standard of conduct necessary for indemnification by the Company and (y) a written undertaking by or on behalf of such Person to repay such amount if it shall ultimately be determined by a court of competent jurisdiction that such Person has not met such standard of conduct, which undertaking shall be an unlimited general obligation of the indemnified party but need not be secured.

 

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14.3        Indemnification by Members for Misconduct .

 

(a)           Carroll hereby indemnifies, defends and holds harmless the Company, Bluerock, each Bluerock Transferee and each of their subsidiaries and their agents, officers, directors, members, managers, partners, shareholders and employees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Carroll, the Key Individual, any entity controlled directly or indirectly by the Key Individual that directly or indirectly controls Carroll, or any Representative appointed by Carroll.

 

(b)           Bluerock hereby indemnifies, defends and holds harmless the Company, Carroll, each Carroll Transferee and each of their subsidiaries and their agents, officers, directors, members, managers, partners, shareholders and employees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Bluerock or any entity controlled directly or indirectly by Bluerock, or any Representative appointed by Bluerock.

 

14.4        General Indemnification by the Members .

 

(a)           Notwithstanding any other provision contained herein, each Member (the “ Indemnifying Party ”) hereby indemnifies and holds harmless the other Members, the Company and each of their subsidiaries and their agents, officers, directors, members, managers, partners, shareholders and employees (each, an “ Indemnified Party ”) from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of (i) any breach of any obligation of the Indemnifying Party under this Agreement, or (ii) any breach of any obligation by or any inaccuracy in or breach of any representation or warranty made by the Indemnifying Party or its Affiliates, whether in this Agreement or in any other agreement with respect to the conveyance, assignment, contribution or other transfer of the Property (or interests therein), assets, agreements, rights or other interests conveyed, assigned, contributed or otherwise transferred to the Company (collectively, the “ Inducement Agreements ”).

 

(b)           Except as otherwise provided herein or in any other agreement, recourse for the indemnity obligation of the Members under this Section 14.4 shall be limited to such Indemnifying Party’s Interest in the Company; provided, however, that recourse against either Member under its indemnity obligations under this Agreement or otherwise shall be further limited to an aggregate amount equal to the value of such Member’s Interest as determined by and being limited to the then current liquidation value of such Member’s Interest assuming the Company were liquidated in an orderly fashion and all net proceeds thereof were distributed in accordance with Section 6.

 

(c)          The indemnities, contributions and other obligations under this Agreement shall be in addition to any rights that any Indemnified Party may have at law, in equity or otherwise. The terms of this Section 14 shall survive termination of this Agreement.

 

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Section 15. Sale Rights .

 

15.1        Push / Pull Rights .

 

(a)           Availability of Rights . If, at any time following the second anniversary of the date that the Property is initially acquired, the Members are unable to agree on a Major Decision and such failure to agree has continued for fifteen (15) days after written notice from one Member to the other Member indicating an intention to exercise rights under this Section 15.1 , either Member may exercise its right to initiate the provisions of this Section 15.1 .

 

(b)           Exercise . The Member wishing to exercise its rights pursuant to this Section 15.1 (the “ Offeror ”) shall do so by giving notice to the other Member (the “ Offeree ”) setting forth a statement of intent to invoke its rights under this Section 15.1 , stating therein the aggregate dollar amount (the “ Valuation Amount ”) that the Offeror would be willing to pay for the assets of the Company as of the Closing Date (as defined below) free and clear of all liabilities, and setting forth all oral or written offers and inquiries received by the Offeror during the previous twelve-month period relating to the financing, disposition or leasing of any Company property (including proposals for the formation of one or more new entities for the ownership and operation of the Property).

 

(c)           Offeree Response . After receipt of such notice, the Offeree shall elect to either (i) sell its entire Interest to the Offeror for an amount equal to the amount the Offeree would have been entitled to receive if the Company had sold its assets for the Valuation Amount on the Closing Date and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of sale to the Members in satisfaction of their Interests pursuant to Section 13.3 , or (ii) purchase the entire Interest of the Offeror for an amount equal to the amount the Offeror would have been entitled to receive if the Company had sold all of its assets for the Valuation Amount on the Closing Date and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of the sale to the Members in satisfaction of their Interests pursuant to Section 13.3 . The Offeree shall have thirty (30) days from the giving of the Offeror’s notice in which to exercise either of its options by giving written notice to the Offeror. If the Offeree does not elect to acquire the Offeror’s Interest within such time period, the Offeree shall be deemed to have elected to sell its Interest to the Offeror as provided in subsection (i) above.

 

(d)           Earnest Money . Within five (5) business days after an election has been made or deemed made under Section 15.1(c) , the acquiring Member shall deposit with a mutually acceptable third-party escrow agent a non-refundable earnest money deposit in the amount of two percent (2%) of the amount the selling Member is entitled to receive for its Interest under this Section 15.1 , which amount shall be applied to the purchase price at closing. If the acquiring Member should thereafter fail to consummate the transaction for any reason other than a default by the selling Member or a refusal by any lender of the Company (or any Subsidiary of the Company) who has a right under its loan documents to consent to such transfer to so consent , (i) (A) the earnest money deposit shall be distributed from escrow to the selling Member, free of all claims of the acquiring Member, as liquidated damages and constituting the sole and exclusive remedy available to the selling Member because of a default by the acquiring Member or (B) the selling Member may, by delivering to the acquiring Member written notice thereof, elect to buy the acquiring Member’s entire Interest for an amount equal to the amount the acquiring Member would have been entitled to receive if the Company had sold all of its assets for the Valuation Amount and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of the sale to the Members in satisfaction of their Interests pursuant to Section 13.3, in which case, the Closing Date therefor shall be the date specified in the selling Member’s notice, and (ii) if the acquiring Member was the Offeror, the non-refundable earnest money deposit for any future election by the acquiring Member to buy the selling Member’s Interest shall be twenty percent (20%) of the amount the selling Member is entitled to receive for its Interest in connection with such future election.

 

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(e)           Closing . The closing of an acquisition pursuant to this Section 15.1 shall be held on a mutually acceptable date (the “ Closing Date ”) not later than sixty (60) days (or, if the Offeree is the acquiring Member, ninety (90) days) after an election has been made or deemed made under Section 15.1(c) . At such closing, the following shall occur:

 

(1)          The selling Member shall assign to the acquiring Member or its designee the selling Member’s Interest in accordance with the instructions of the acquiring Member, and shall execute and deliver to the acquiring Member all documents which may be required to give effect to the disposition and acquisition of such interests, in each case free and clear of all liens, claims, and encumbrances, with covenants of general warranty; and

 

(2)          The acquiring Member shall pay to the selling Member the consideration therefor in cash.

 

(f)           Enforcement . It is expressly agreed that the remedy at law for breach of the obligations of the Members set forth in this Section 15.1 is inadequate in view of (i) the complexities and uncertainties in measuring the actual damage to be sustained by reason of the failure of a Member to comply fully with such obligations, and (ii) the uniqueness of the Company’s business and the Members’ relationships. Accordingly, each of such obligations shall be, and is hereby expressly made, enforceable by an order of specific performance.

 

15.2        Forced Sale Rights .

 

(a)           Offers . If, at any time following the second anniversary of the date that the Property is initially acquired, either Member (i) desires to offer the Property or any portion thereof for sale on specified terms, or (ii) receives from an unaffiliated purchaser a bona fide written cash offer (i.e., not seller financed) for the purchase of the Property or any portion thereof at a price in excess of the then-pending balance due under the applicable Loan and otherwise on terms that such Member desires for the Company, or any Subsidiary that owns the applicable portion of the Property (individually or collectively, the “ Ownership Entity ”), to accept (such specified terms or bona fide offer being herein called an “ Offer ”), then the Member desiring to make or accept the Offer (the “ Initiating Member ”) shall provide written notice of the terms of such Offer (each, a “ Sale Notice ”) to the other Member (the “ Non-Initiating Member ”).

 

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(b)           Response . The Non-Initiating Member shall have thirty (30) days from the date of the applicable Sale Notice (the “ Response Period ”) to provide written notice to the Initiating Member of whether the applicable Ownership Entity should make or accept the applicable Offer; the failure to timely deliver such notice shall be deemed to constitute an election to accept the applicable Offer and sell such Property on the terms of the applicable Offer.

 

(c)           Offer Unacceptable .

 

(1)          If the Non-Initiating Member does not wish for the Company, or the applicable Ownership Entity, to make or accept the applicable Offer, the Initiating Member may elect to sell its Interest to the Non-Initiating Member, in which case the Non-Initiating Member must purchase the Initiating Member’s Interest in the applicable Property for an amount equal to the amount that would be distributable to the Initiating Member if the Company had accepted the applicable Offer, closed the sale pursuant to such Offer and, if applicable, wound up its affairs pursuant to Section 13 .

 

(2)          For purposes of the foregoing calculations, the purchase price for a sale shall be reduced by Imputed Closing Costs therefor. The Initiating Member must exercise this option, if at all, by delivering written notice thereof to the Non-Initiating Member within twenty (20) days after the end of the applicable Response Period. The Non-Initiating Member shall pay the Company cash for each Ownership Entity or the Initiating Member cash for its Interest, as the case may be. Closing shall take place on or before the date specified in the applicable Sale Notice, but if the Non-Initiating Member is purchasing the Initiating Member’s Interest or one or more Ownership Entities, the Non-Initiating Member shall have until 120 days after the Sale Notice in which to close. If the Initiating Member or the Non-Initiating Member defaults at closing, the non-defaulting party shall have the right to bring suit for damages, for specific performance, or exercise any other remedy available at law or in equity. Upon payment at closing, the Initiating Member shall execute and deliver all documents reasonably required to transfer the interest being sold.

 

(d)           Offer Acceptable . If the Non-Initiating Member consents (or is deemed to have consented) to the Company or the applicable Ownership Entities selling the applicable portion of the Property on the terms of an Offer, then the Initiating Member shall be allowed to sell the applicable portion of the Property for cash on the terms of the applicable Offer for a period of up to one hundred eighty (180) days following the expiration of the applicable Response Period. If the Initiating Member obtains a bona fide third party contract to sell all or any portion of the Property on the terms of the applicable Offer within such one hundred eighty (180) day period, the Initiating Member shall have an additional period of ninety (90) days after the date of such contract (that is, not to exceed 270 days after the expiration of the applicable Response Period) in which to consummate the sale. If after having received the consent (or deemed consent) of the Non-Initiating Member to the sale of such portion of the Property on the terms of the applicable Offer, the Initiating Member is unable to obtain a bona fide contract within such one hundred eighty (180) day period, or if after having obtained such bona fide contract, the Initiating Member is unable to consummate such sale within 270 days after the expiration of the applicable Response Period, then the Initiating Member must again submit an Offer to the Non-Initiating Member under the terms of this Section 15.2 before it may sell such portion of the Property.

 

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Section 16. Miscellaneous .

 

16.1        Notices .

 

(a)           All notices, requests, approvals, authorizations, consents and other communications required or permitted under this Agreement shall be in writing and shall be (as elected by the Person giving such notice) hand delivered by messenger or overnight courier service, mailed (airmail, if international) by registered or certified mail (postage prepaid), return receipt requested, or sent via facsimile (provided such facsimile is immediately followed by the delivery of an original copy of same via one of the other foregoing delivery methods) addressed to:

 

If to Bluerock:

 

c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9 th Floor
New York, New York 10019
Attention: James G. Babb, III

Facsimile No. (646) 278-4220

 

with copies to:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, New York 10022

Attention: Michael Konig, Esq.

Facsimile No. (646) 278-4220

 

and

 

Kaplan, Voekler, Cunningham & Frank, PLC

1401 East Cary Street

Richmond, VA 23223

Attention: S. Edward Flanagan, Esq.

Facsimile No. (804) 823-4099

 

If to Carroll:

 

c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 1620
Atlanta, Georgia 30326
Attention: M. Patrick Carroll

Facsimile No. (404) 523-9372

 

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With a copy to:

 

Morris, Manning & Martin LLP
1600 Atlanta Financial Center
3343 Peachtree Road, NE
Atlanta, Georgia 30326
Attention: Corey B. May, Esq.
Facsimile: (404) 365-9532

 

(b)           Each such notice shall be deemed delivered (i) on the date delivered if by hand delivery or overnight courier service or facsimile, and (ii) on the date upon which the return receipt is signed or delivery is refused or the notice is designated by the postal authorities as not deliverable, as the case may be, if mailed (provided, however, if such actual delivery occurs after 5:00 p.m. (local time where received), then such notice or demand shall be deemed delivered on the immediately following business day after the actual day of delivery).

 

(c)           By giving to the other parties at least fifteen (15) days written notice thereof, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses.

 

16.2        Governing Law; Forum . This Agreement and the rights of the Members hereunder shall be governed by, and interpreted in accordance with, the laws of the State of Delaware, without regard to its conflicts of law provisions. Any legal action or other legal proceeding relating to this Agreement or the enforcement of any provision of this Agreement shall only be brought or otherwise commenced in any state or federal court located in the State of New York. Each of the parties hereto:

 

(a)           Expressly and irrevocably consents and submits to the exclusive personal jurisdiction of and venue in each state and federal court located in the State of New York (and each appellate court located in the State of New York), in connection with any such legal proceeding;

 

(b)           Agrees that each state and federal court located in the State of New York shall be deemed to be a convenient forum; and

 

(c)           Agrees not to assert (by way of motion, as a defense or otherwise), in any such legal proceeding commenced in any state or federal court located in the State of New York, any claim that it is not subject personally to the jurisdiction of such court, that such legal proceeding has been brought in an inconvenient forum, that the venue for such proceeding is improper or that this Agreement or the subject matter of this Agreement may not be enforced in or by such court.

 

Each of the parties hereto designates CT Corporation System, 1633 Broadway, New York, New York 10019, as its agent for service of process in the State of New York, which designation may only be changed on not less than ten (10) days’ prior notice to all of the other parties.

 

16.3        Successors . This Agreement shall be binding upon, and inure to the benefit of, the parties and their successors and permitted assigns. Except as otherwise provided herein, any Member who Transfers its Interest as permitted by the terms of this Agreement shall have no further liability or obligation hereunder, except with respect to claims arising prior to such Transfer.

 

  - 46 -  

 

 

16.4          Pronouns . Whenever from the context it appears appropriate, each term stated in either the singular or the plural shall include the singular and the plural, and pronouns stated in either the masculine, the feminine or the neuter gender shall include the masculine, feminine and neuter.

 

16.5          Captions Not Part of Agreement . The captions contained in this Agreement are inserted only as a matter of convenience and in no way define, limit or extend the scope or intent of this Agreement or any provisions hereof.

 

16.6          Severability . If any provision of this Agreement shall be held invalid, illegal or unenforceable in any jurisdiction or in any respect, then the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired, and the Members shall use their best efforts to amend or substitute such invalid, illegal or unenforceable provision with enforceable and valid provisions which would produce as nearly as possible the rights and obligations previously intended by the Members without renegotiation of any material terms and conditions stipulated herein.

 

16.7          Counterparts . This Agreement may be executed in several counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument.

 

16.8          Entire Agreement and Amendment . This Agreement and the other written agreements described herein between the parties hereto entered into as of the date hereof, constitute the entire agreement between the Members relating to the subject matter hereof. In the event of any conflict between this Agreement and such other written agreements, the terms and provisions of this Agreement shall govern and control. No amendment or waiver by a party shall be enforceable against that party unless it is in writing and duly executed by such party.

 

16.9          Further Assurances . Each Member agrees to execute and deliver any and all additional instruments and documents and do any and all acts and things as may be necessary or expedient to effectuate more fully this Agreement or any provisions hereof or to carry on the business contemplated hereunder.

 

16.10        No Third Party Rights . The provisions of this Agreement are for the exclusive benefit of the Members and the Company, and no other party (including, without limitation, any creditor of the Company) shall have any right or claim against any Member by reason of those provisions or be entitled to enforce any of those provisions against any Member.

 

16.11        Incorporation by Reference . Every Exhibit and Annex attached to this Agreement is incorporated in this Agreement by reference.

 

  - 47 -  

 

 

16.12          Limitation on Liability . Except as set forth in Section 14 and with respect to a Default Loan as set forth in Section 5.2(b) , the Members shall not be bound by, or be personally liable for, by reason of being a Member, a judgment, decree or order of a court or in any other manner, for the expenses, liabilities or obligations of the Company, and the liability of each Member shall be limited solely to the amount of its Capital Contributions as provided under Section 5 . Except as set forth in Section 14.3 and with respect to a Default Loan as set forth in Section 5.2(b) , any claim against any Member (the “ Member in Question ”) which may arise under this Agreement shall be made only against, and shall be limited to, such Member in Question’s Interest, the proceeds of the sale by the Member in Question of such Interest or the undivided interest in the assets of the Company distributed to the Member in Question pursuant to Section 13.3(d) hereof. Except as set forth in Section 14.3 and with respect to a Default Loan as set forth in Section 5.2(b) , any right to proceed against (i) any other assets of the Member in Question or (ii) any agent, officer, director, member, manager, partner, shareholder or employee of the Member in Question or the assets of any such Person, as a result of such a claim against the Member in Question arising under this Agreement or otherwise, is hereby irrevocably and unconditionally waived.

 

16.13          Remedies Cumulative . The rights and remedies given in this Agreement and by law to a Member shall be deemed cumulative, and the exercise of one of such remedies shall not operate to bar the exercise of any other rights and remedies reserved to a Member under the provisions of this Agreement or given to a Member by law. In the event of any dispute between the parties hereto, the prevailing party shall be entitled to recover from the other party reasonable attorney’s fees and costs incurred in connection therewith.

 

16.14          No Waiver . One or more waivers of the breach of any provision of this Agreement by any Member shall not be construed as a waiver of a subsequent breach of the same or any other provision, nor shall any delay or omission by a Member to seek a remedy for any breach of this Agreement or to exercise the rights accruing to a Member by reason of such breach be deemed a waiver by a Member of its remedies and rights with respect to such breach.

 

16.15          Limitation On Use of Names . Notwithstanding anything contained in this Agreement or otherwise to the contrary, each of Bluerock and Carroll as to itself agree that neither it nor any of its Affiliates, agents, or representatives is granted a license to use or shall use the name of the other under any circumstances whatsoever, except such name may be used in furtherance of the business of the Company but only as and to the extent unanimously approved by the Members. Any change in the name of any portion of the Property must be approved by the Management Committee.

 

16.16          Publicly Traded Partnership Provision . Each Member hereby severally covenants and agrees with the other Members for the benefit of such Members, that (a) it is not currently making a market in Interests in the Company and will not in the future make such a market and (b) it will not Transfer its Interest on an established securities market, a secondary market or an over-the-counter market or the substantial equivalent thereof within the meaning of Code Section 7704 and the Regulations, rulings and other pronouncements of the U.S. Internal Revenue Service or the Department of the Treasury thereunder. Each Member further agrees that it will not assign any Interest in the Company to any assignee unless such assignee agrees to be bound by this Section 16.16 and to assign such Interest only to such Persons who agree to be similarly bound.

 

  - 48 -  

 

 

16.17          Uniform Commercial Code . The interest of each Member in the Company shall be an “uncertificated security” governed by Article 8 of the Delaware UCC and the UCC as enacted in the State of New York (the “ New York UCC ”), including, without limitation, (i) for purposes of the definition of a “security” thereunder, the interest of each Member in the Company shall be a security governed by Article 8 of the Delaware UCC and the New York UCC and (ii) for purposes of the definition of an “uncertificated security” thereunder.

 

16.18          Public Announcements . Neither Carroll nor any of its Affiliates shall, without the prior approval of Bluerock, issue any press releases or otherwise make any public statements with respect to the Company or the transactions contemplated by this Agreement, except as may be required by applicable law or regulation or by obligations pursuant to any listing agreement with any national securities exchange so long as Carroll or such Affiliate has used reasonable efforts to obtain the approval of Bluerock prior to issuing such press release or making such public disclosure.

 

16.19          No Construction Against Drafter . This Agreement has been negotiated and prepared by Bluerock and Carroll and their respective attorneys and, should any provision of this Agreement require judicial interpretation, the court interpreting or construing such provision shall not apply the rule of construction that a document is to be construed more strictly against one party.

 

Section 17.          Insurance . During the Term, Property Manager, pursuant to the terms of each Management Agreement, shall procure and maintain insurance as is determined to be appropriate by the Management Committee (in form and with endorsements, waivers and deductibles and with insurance companies, designated or approved by Bluerock) naming the Company (and the applicable Subsidiary owning the Property), Bluerock and Carroll as insureds thereunder.

 

[ SIGNATURES ON FOLLOWING PAGES ]

 

  - 49 -  

 

 

IN WITNESS WHEREOF, this Agreement is executed by the Members, effective as of the date first set forth above.

 

  BR SW FL PORTFOLIO JV MEMBER, LLC,
  a Delaware limited liability company

 

  By: BRG SW FL Portfolio, LLC, a Delaware limited liability company, its manager

 

  By: Bluerock Residential Holdings, L.P., a
    Delaware limited partnership, its sole
    member

 

  By: Bluerock Residential Growth REIT,
    Inc., a Maryland corporation, its
    general partner

 

  By: /s/ Michael Konig
  Name: Michael Konig 
  Title:  Authorized Signatory

 

  - 50 -  

 

 

  CARROLL CO-INVEST IV SW FL PORTFOLIO, LLC,
  a Georgia limited liability company

 

  By: Carrroll Multi-Family Real Estate Fund IV, LP,
    a Delaware limited partnership, it manager

 

  By: MPC Property Holdings IV, LLC,
    a Georgia limited liability company, its general partner

 

  By: MPC Partnership Holdings LLC,
    a Georgia limited liability company, its sole member

 

  By: P. Carroll Capitol Partners, LLC,
    a Georgia limited liability company, its managing
    member

 

  By: HUP Investment Company, LLC,
    a Georgia limited liability company, its sole
    member

 

  By: /s/ M. Patrick Carroll
  Name: M. Patrick Caroll
  Its: Sole Member

 

  For purposes of Sections 6.1(c), 8.2(b), 9.3, 9.4, 9.7 and 17 only, and only for the term Carroll Management Group, LLC is Property Manager under the Management Agreement.
   
  CARROLL MANAGEMENT GROUP, LLC

 

  By: /s/ Josh Champion
  Name: Josh Champion
  Title: President

 

  - 51 -  

 

 

EXHIBIT A

 

Initial Capital Contributions and Percentage Interests

 

Member Name   Capital Contributions     Percentage Interest  
             
BR SW FL Portfolio JV Member, LLC   $ 29,520,225.30       95 %
                 
Carroll Co-Invest IV SW FL Portfolio, LLC   $ 1,553,696.07 **     5 %

 

**Made up of $718,216.71 (including $274,750.00 in intangible) allocable to the Citation Club Property and $835,479.36 (including $329,000.00 in intangible) allocable to the Summer Wind Property

 

Management Committee Representatives

 

Bluerock :

 

James G. Babb, III

Jordan B. Ruddy

 

Carroll :

 

Patrick Carroll

Joshua Champion

 

 

 

 

EXHIBIT B

 

Annual Business Plan Information

 

1. a narrative description of any acquisitions or sales that are planned and any other activities proposed to be undertaken;

 

2. a projected annual income statement (accrual basis) on a quarter-by-quarter basis;

 

3. a projected balance sheet as of the end of the next Fiscal Year;

 

4. a schedule of projected operating cash flow (including itemized operating revenues, project costs and project expenses) for such Fiscal Year on a quarter-by-quarter basis, including a schedule of projected operating deficits, if any;

 

5. a marketing plan indicating the portions of the Property that Property Manager recommends be made available for sale or lease and the proposed terms and conditions relating thereto;

 

6. a detailed budget reflecting on a line by line basis all projected operating expenses and any proposed construction and capital expenditures for the Property, including projected dates for commencement and completion of the foregoing;

 

7. a description of the proposed investment of any funds of the Company which are (or are expected to become) available for investment;

 

8. a description, including the identity of the recipient (if known) and the amount and purpose, of all fees and other payments proposed, expected or projected to be paid for professional services and, if a fee or payment exceeds $25,000, for other services rendered to or on behalf of the Company by third parties;

 

9. a projection of the amount of any anticipated additional Capital Contributions which may be called for pursuant to Section 5.2(a) and the purposes for which such additional Capital Contributions may be used; and

 

10. such other information requested from time to time by any Member.

 

 

 

 

EXHIBIT C

 

Management Agreements

 

 

 

 

Exhibit D

 

Initial Annual Business Plan

 

 

 

Exhibit   10.339

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR CARROLL NAPLES, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL NAPLES, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into among BR Carroll SW FL Portfolio JV, LLC, a Delaware limited liability company, the sole member of the Company (the " Member "), Michael L. Konig (“ Springing Member 1 ”), and Jordan B. Ruddy (“ Springing Member 2 ” and together with Springing Member 1, the “ Springing Members ”).

 

RECITALS

 

A.           The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.           The undersigned desire to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.           Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned parties hereby covenant and agree as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1           Purpose . The Company's business and purpose shall consist solely of the acquisition, ownership, operation, management, financing and disposition of the multi-family real estate project consisting of approximately 368 units and located at 5301 Summer Wind Drive, Naples, Florida and commonly known as Summer Wind Apartments (the " Mortgaged Property ") and such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2           Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement; provided, however, that during the term of that certain loan from the Lender in the approximate amount of $32,626,000.00 (the " Loan "), the Company will comply with the applicable single purpose requirements of the Lender set forth in the Loan Documents and in Section 1.7 of this Agreement.

 

     

 

 

1.3           Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

1.4           Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

1.5           Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6           Formation and Authorized Person . The Certificate of Formation has been filed with the Secretary of State of the State of Delaware in accordance with and pursuant to the Act. Jordan Ruddy is hereby designated as an "authorized person" within the meaning of the Act, and has executed, delivered and filed the Certificate of Formation of the Company with the Secretary of State of the State of Delaware, and is hereby authorized to execute, deliver and file any other certificates (and any amendments and/or restatements thereof) necessary or desirable for the Company to qualify to do business in any other jurisdiction in which the Company may wish to conduct business (the " Qualification Papers "). The execution, delivery and filing of the Qualification Papers by Jordan Ruddy as an "authorized person" within the meaning of the Act is hereby approved and ratified in all respects. Upon the filing of all of Qualification Papers, his powers as an "authorized person" ceased, and the Member thereupon became the designated "authorized person" and shall continue as the designated "authorized person" within the meaning of the Act.

 

1.7           Limitation on Certain Activities .

 

(a)          Until the Loan is paid in full, the Company shall remain a Single Purpose Entity.

 

(b)          A “ Single Purpose Entity ” means a limited liability company which, at all times since its formation and thereafter:

 

(i) shall not engage in any business or activity, other than the ownership, operation and maintenance of the Mortgaged Property and activities incidental thereto;

 

(ii) shall not acquire, own, hold, lease, operate, manage, maintain, develop or improve any assets other than the Mortgaged Property and such Personalty as may be necessary for the operation of the Mortgaged Property and shall conduct and operate its business as presently conducted and operated;

 

(iii) shall preserve its existence as an entity duly organized, validly existing and in good standing under the laws of Delaware and shall do all things necessary to observe organizational formalities;

 

(iv) shall not merge or consolidate with any other Person;

 

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(v) shall not take any action to dissolve, wind-up, terminate or liquidate in whole or in part; to sell, transfer or otherwise dispose of all or substantially all of its assets; to change its legal structure; transfer or permit the direct or indirect transfer of any membership interests, other than Transfers permitted under the Loan Agreement; issue additional membership interests; or seek to accomplish any of the foregoing;

 

(vi) shall not, without the prior unanimous written consent of all of the Company’s members: (A) file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, (B) institute proceedings under any applicable insolvency law, (C) seek any relief under any law relating to relief from debts or the protection of debtors, (D) consent to the filing or institution of bankruptcy or insolvency proceedings against the Company, (E) file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy or insolvency, (F) seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official for the Company or a substantial part of its property, (G) make any assignment for the benefit of creditors of the Company, (H) admit in writing the Company’s inability to pay its debts generally as they become due, or (I) take action in furtherance of any of the foregoing;

 

(vii) shall not amend or restate its organizational documents if such change would modify the requirements set forth in Section 6.13 of the Loan Agreement;

 

(viii) shall not own any subsidiary or make any investment in any other Person;

 

(ix) shall not commingle its assets with the assets of any other Person and shall hold all of its assets in its own name;

 

(x) shall not incur any debt, secured or unsecured, direct or contingent (including, without limitation, guaranteeing any obligation), other than the following; provided, no Member of the Company will be required to contribute any additional capital to satisfy this covenant, (A) the Loan (and any further indebtedness as described in Section 11.11 of the Loan Agreement with regard to Supplemental Loans) and (B) customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of two percent (2%) of the original principal amount of the Loan and are paid within sixty (60) days of the date incurred;

 

 

  3  

 

 

(xi) shall maintain its records, books of account, bank accounts, financial statements, accounting records and other entity documents separate and apart from those of any other Person and shall not list its assets as assets on the financial statement of any other Person; provided, however, that the Company’s assets may be included in a consolidated financial statement of its Affiliate provided that (A) appropriate notation shall be made on such consolidated financial statements to indicate the separateness of the Company from such Affiliate and to indicate that the Company’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person and (B) such assets shall also be listed on the Company’s own separate balance sheet;

 

(xii) except for capital contributions or capital distributions permitted under the terms and conditions of its organizational documents, shall only enter into any contract or agreement with any member or Affiliate of the Company upon terms and conditions that are commercially reasonable and substantially similar to those that would be available on an arm’s-length basis with third parties;

 

(xiii) shall not maintain its assets in such a manner that will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other Person;

 

(xiv) shall not assume or guaranty (excluding any guaranty that has been executed and delivered in connection with the Loan) the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person;

 

(xv) shall not make or permit to remain outstanding any loans or advances to any other Person except for those investments permitted under the documents evidencing and/or securing the Loan and shall not buy or hold evidence of indebtedness issued by any other Person (other than cash or investment-grade securities);

 

(xvi) shall file its own tax returns separate from those of any other Person, except to the extent that the Company is treated as a “disregarded entity” for tax purposes and is not required to file tax returns under applicable law, and shall pay any taxes required to be paid under applicable law;

 

(xvii) shall hold itself out to the public as a legal entity separate and distinct from any other Person and conduct its business solely in its own name, shall correct any known misunderstanding regarding its separate identity and shall not identify itself or any of its Affiliates as a division or department of any other Person;

 

  4  

 

 

(xviii) shall maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and shall pay its debts and liabilities from its own assets as the same shall become due, provided that no member of the Company will be required to contribute any additional capital to satisfy this covenant;

 

(xix) shall allocate fairly and reasonably shared expenses with Affiliates (including, without limitation, shared office space) and use separate stationery, invoices and checks bearing its own name;

 

(xx) shall pay (or cause the Property Manager to pay on behalf of the Company from the Company’s funds) its own liabilities (including, without limitation, salaries of its own employees) from its own funds;

 

(xxi) shall not acquire obligations or securities of its members or Affiliates;

 

(xxii) except as contemplated or permitted by the property management agreement with respect to the Property Manager, shall not permit any Affiliate or constituent party independent access to its bank accounts;

 

(xxiii) shall maintain a sufficient number of employees (if any) in light of its contemplated business operations and pay the salaries of its own employees, if any, only from its own funds;

 

(xxiv) shall satisfy each of the following conditions:

 

(A) be formed and organized under Delaware law;

 

(B) have two springing members who are natural persons;

 

(C) otherwise comply with all Rating Agencies criteria for single member limited liability companies (including the delivery of Delaware single member limited liability company opinions acceptable in all respects to lenders and to the Rating Agencies); and

 

(D) at all times the Company will have one and only one member.

 

The provisions of this Section 1.7 shall govern and supersede any other provision of this Agreement to the contrary.

 

ARTICLE II

MEMBERS

 

2.1           Initial Member .

 

(a)           The name, address and initial Membership Interest of the initial Member is as follows:

 

  5  

 

 

Name   Membership Interest
BR Carroll SW FL Portfolio JV, LLC   100%
c/o Bluerock Real Estate, L.L.C.    
712 Fifth Avenue, 9 th Floor    
New York, NY 10019    

 

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

2.2           Special Member . Upon the occurrence of any event 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, or (ii) the resignation of the Member and the admission of an additional member of the Company, (a “ Member Cessation Event ”)), Springing Member 1 shall, without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as a Special Member and shall continue the Company without dissolution. If, however, at the time of a Member Cessation Event, Springing Member 1 has died or is otherwise no longer able to step into the role of Special Member, then in such event, Springing Member 2 shall, concurrently with the Member Cessation Event, and without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as Special Member and shall continue the Company without dissolution. It is the intent of these provisions that the Company never have more than one Special Member at any particular point in time. No Special Member may resign from the Company or transfer its rights as Special Member unless a successor Special Member has been admitted to the Company as Special Member by executing a counterpart to this Agreement. The Special Member shall automatically cease to be a member of the Company upon the admission to the Company of a substitute member. The Special Member shall be a member of the Company that has no interest in the profits, losses and capital of the Company and has no right to receive any distributions of Company assets. Pursuant to Section 18-301 of the Act, a Special Member shall not be required to make any capital contributions to the Company and shall not receive a limited liability company interest in the Company. A Special Member, in its capacity as Special Member, may not bind the Company. Except as required by any mandatory provision of the Act, a Special Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter relating to, the Company, including, without limitation, the merger, consolidation or conversion of the Company. In order to implement the admission to the Company of the Special Member, each of Springing Member 1 and Springing Member 2 shall execute a counterpart to this Agreement. Prior to its admission to the Company as Special Member, neither Michael L. Konig nor Jordan B. Ruddy shall be a member of the Company.

 

The Company shall at all times have a Springing Member 1 and Springing Member 2. No resignation or removal of either Springing Member 1 or Springing Member 2, and no appointment of a successor Springing Member, shall be effective unless and until such successor shall have executed a counterpart to this Agreement. In the event of a vacancy in the position of Springing Member 1 or Springing Member 2, the Member shall, as soon as practicable, appoint a successor Springing Member to fill such vacancy. By signing this Agreement, a springing member agrees that, should such Springing Member become a Special Member, such springing member will be subject to and bound by the provisions of this Agreement applicable to a Special Member.

 

  6  

 

 

ARTICLE III

MANAGEMENT BY MEMBER

 

3.1           In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

3.2           Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

3.3           Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member or Members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Members.

 

3.4           Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5           Authorization . The Company is authorized to acquire the Mortgaged Property and to borrow the Loan from Jones Lang LaSalle Multifamily, LLC for and on behalf of Freddie Mac, the assignee of the Loan (together with its successors and assigns, the " Lender "), and from time to time refinance the Loan. In furtherance of the conduct of the purposes described herein, the Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company. In addition, the Company, or the Member on behalf of the Company, may enter into and perform the Loan Documents and all documents, agreements, certificates, or financing statements contemplated thereby or related thereto, all without any further act, vote or approval of any other Person notwithstanding any other provision of this Agreement, the Act or applicable law, rule or regulation. The foregoing authorization shall not be deemed a restriction on the powers of the Member to enter into other agreements on behalf of the Company in accordance with this Agreement.

 

  7  

 

 

ARTICLE IV

INTENTIONALLY OMITTED

 

ARTICLE V

SUBORDINATION OF INDEMNIFICATION PROVISIONS

 

5.1          Notwithstanding any provision hereof to the contrary, any indemnification claim against the Company arising under the Certificate of Formation, this Agreement or the laws of the state of organization of the Company shall be fully subordinate to any obligations of the Company arising under the Mortgage or any other Loan Document, and shall only constitute a claim against the Company to the extent of, and shall be paid by the Company in monthly installments only from, the excess of net operating income of the Company for any month over all amounts then due under the Mortgage and the other Loan Documents.

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1          The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no Member or Special Member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a Member or Special Member or the occurrence of any event that causes a Member or Special Member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1           Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2           [Intentionally Left Blank]

 

7.3           Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

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ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1           Assignment, Resignation and Admission Generally .

 

(a)           Assignments . Subject to the terms of the Loan Documents and this Section 8.l(a), the Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, and the Member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to the Member by merger or consolidation in compliance with the Basic Documents 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.

 

(b)           Resignation . So long as any obligation is outstanding under the Loan, the Member may not resign, except as permitted under the Basic Documents. If the Member is permitted to resign pursuant to this Section 8.l(b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member or the members, if applicable; provided, however, that, notwithstanding the foregoing, except as otherwise provided in the Loan Documents, so long as any obligation remains outstanding under the Loan, no additional member may be admitted to the Company pursuant to this Section 8.l(c) unless approved by the Lender.

 

8.2            Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3            Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

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8.4           Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1           Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2           Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

9.3           Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4           Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

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(a)           first, to the satisfaction of the Loan; then

 

(b)           second, to the satisfaction of the other debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(c)           third, to the Member.

 

9.5           Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1         Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2         Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3         Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

10.4         Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5         Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

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10.6         Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7         Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8         Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9         Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10         Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11         Partition . Each Member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each Member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12          Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13         Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

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ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Basic Documents" shall mean collectively this Agreement, the Loan Documents, the Property Management Agreement and all documents and certificates contemplated thereby or delivered in connection therewith.

 

(d)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(e)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(f)           “Closing Date” shall mean the date on which the Company acquires the Mortgaged Property.

 

(g)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(h) "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

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(i)          “Company shall mean BR CARROLL NAPLES, LLC.

 

(j)          "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

(k)          “Lender” is defined in Section 3.5 of this Agreement.

 

(l)          "Loan" is defined in Section 1.2 of this Agreement.

 

(m)          “Loan Agreement” mean that certain loan agreement, dated January __, 2016, in the amount of Thirty-Two Million Six Hundred Twenty Six Thousand and No/100 Dollars ($32,626,000.00) by and between Lender and the Company.

 

(n)          "Loan Documents" shall mean collectively the Note, the Mortgage, any guaranty, assignment, indemnity agreement, escrow agreement, or the functional equivalent of any of the aforementioned, and any and all other documents evidencing or securing the Loan and any and all documents related thereto.

 

(m)           "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company; provided, however, the term "Member" shall not include the Special Member.

 

(n)           “Member Cessation Event” shall have the meaning prescribed in Section 2.2 of this Agreement.

 

(o)           "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

(p)           "Mortgage" shall mean that certain security instrument executed by the Company in favor of the Lender pursuant to which the Company grants a mortgage lien to Lender against the Mortgaged Property.

 

(q)           “Mortgaged Property” is defined in Section 1.1 of this Agreement.

 

(r)           “Note” shall mean that certain promissory note related to the Loan and evidencing the Loan Agreement.

 

(s)           "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(t)           “Personalty” shall have the meaning prescribed in the Loan Agreement.

 

(u)           "Property Manager" shall mean Carroll Management Group, LLC, a Georgia limited liability company, and its successors and assigns, so long as the initial Property Management Agreement is in full force and effect and, thereafter, the entity performing similar services for the Company with respect to the Mortgaged Property.

 

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(v)          "Property Management Agreement" shall mean that certain management agreement between the Company and the Property Manager with respect to the management of the Mortgaged Property.

 

(w)           “Rating Agency” shall have the meaning prescribed in the Loan Agreement.

 

(x)           "Special Member" shall mean, upon such Springing Member’s admission to the Company as a member of the Company, the Person bound by this Agreement as Special Member in such Person's capacity as a member of the Company. A Special Member shall only have the rights and duties expressly set forth in this Agreement.

 

(y)           “Special Purpose Entity” is defined in Section 1.7 of this Agreement.

 

(z)           “Springing Member 1” shall be Michael L. Konig or any successor to him.

 

(aa)          “Springing Member 2” shall be Jordan B. Ruddy or any successor to him.

 

(bb)          “Supplemental Loan” shall have the meaning prescribed in the Loan Agreement.

 

(cc)          “Transfers” shall have the meaning prescribed in the Loan Agreement.

 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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The undersigned hereby agree, acknowledge, and certify that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

MEMBER : BR Carroll SW FL Portfolio JV, LLC,
  a Delaware limited liability company
   
  By: BR SW FL Portfolio JV Member, LLC,
    a Delaware limited liability company, its manager
     
    By: BRG SW FL Portfolio, LLC,
      a Delaware limited partnership, its manager
       
      By: Bluerock Residential Holdings, LP
        a Delaware limited partnership, its sole member
         
        By: Bluerock Residential Growth REIT, Inc., a
          Maryland corporation, its general partner
           
          By: /s/ R. Ramin Kamfar
          Name: R. Ramin Kamfar
          Title: Authorized Signatory
             
SPRINGING MEMBER 1 :     By: /s/ Michael L. Konig
          Name: Michael L. Konig
             
SPRINGING MEMBER 2 :     By: /s/ Jordan B. Ruddy
          Name: Jordan B. Ruddy

 

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Exhibit 10.340

 

LIMITED LIABILITY COMPANY AGREEMENT OF

BR CARROLL PALMER RANCH, LLC

 

THIS LIMITED LIABILITY COMPANY AGREEMENT of BR CARROLL PALMER RANCH, LLC, a Delaware limited liability company (the “ Company ”), as amended from time to time, (the " Agreement ") is entered into among BR Carroll SW FL Portfolio JV, LLC, a Delaware limited liability company, the sole member of the Company (the " Member "), Michael L. Konig (“ Springing Member 1 ”), and Jordan B. Ruddy (“ Springing Member 2 ” and together with Springing Member 1, the “ Springing Members ”).

 

RECITALS

 

A.          The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the " Act ").

 

B.          The undersigned desire to execute this Agreement to set forth the terms and conditions under which the management, business, and financial affairs of the Company will be conducted.

 

C.          Definitions for this Agreement are set forth in Article XI.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned parties hereby covenant and agree as follows:

 

ARTICLE I

PURPOSE AND POWERS OF COMP ANY

 

1.1          Purpose . The Company's business and purpose shall consist solely of the acquisition, ownership, operation, management, financing and disposition of the multi-family real estate project consisting of approximately 320 units and located at 4110 Winners Circle, Sarasota, Florida and commonly known as Citation Club Apartments (the " Mortgaged Property ") and such activities as are necessary, incidental or appropriate in connection therewith.

 

1.2          Powers . The Company shall have all powers of a limited liability company formed under the Act and not prohibited by the Act or this Agreement; provided, however, that during the term of that certain loan from the Lender in the approximate amount of $26,925,000.00 (the " Loan "), the Company will comply with the applicable single purpose requirements of the Lender set forth in the Loan Documents and in Section 1.7 of this Agreement.

 

 

 

 

1.3          Title to Company Property . All property owned by the Company shall be owned by the Company as an entity and, insofar as permitted by applicable law, no Member shall have any ownership interest in any Company property in its individual name or right, and each Member's Membership Interest shall be personal property for all purposes.

 

1.4          Term . This Agreement shall not terminate until the Company is terminated in accordance with this Agreement.

 

1.5          Registered Office and Registered Agent . The Company's initial registered office and initial registered agent shall be as provided in the Certificate of Formation. The registered office and registered agent may be changed from time to time by filing the address of the new registered office and/or the name of the new registered agent pursuant to the Act.

 

1.6          Formation and Authorized Person . The Certificate of Formation has been filed with the Secretary of State of the State of Delaware in accordance with and pursuant to the Act. Jordan Ruddy is hereby designated as an "authorized person" within the meaning of the Act, and has executed, delivered and filed the Certificate of Formation of the Company with the Secretary of State of the State of Delaware, and is hereby authorized to execute, deliver and file any other certificates (and any amendments and/or restatements thereof) necessary or desirable for the Company to qualify to do business in any other jurisdiction in which the Company may wish to conduct business (the " Qualification Papers "). The execution, delivery and filing of the Qualification Papers by Jordan Ruddy as an "authorized person" within the meaning of the Act is hereby approved and ratified in all respects. Upon the filing of all of Qualification Papers, his powers as an "authorized person" ceased, and the Member thereupon became the designated "authorized person" and shall continue as the designated "authorized person" within the meaning of the Act.

 

1.7          Limitation on Certain Activities .

 

(a)          Until the Loan is paid in full, the Company shall remain a Single Purpose Entity.

 

(b)          A “ Single Purpose Entity ” means a limited liability company which, at all times since its formation and thereafter:

 

(i) shall not engage in any business or activity, other than the ownership, operation and maintenance of the Mortgaged Property and activities incidental thereto;

 

(ii) shall not acquire, own, hold, lease, operate, manage, maintain, develop or improve any assets other than the Mortgaged Property and such Personalty as may be necessary for the operation of the Mortgaged Property and shall conduct and operate its business as presently conducted and operated;

 

(iii) shall preserve its existence as an entity duly organized, validly existing and in good standing under the laws of Delaware and shall do all things necessary to observe organizational formalities;

 

(iv) shall not merge or consolidate with any other Person;

 

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(v) shall not take any action to dissolve, wind-up, terminate or liquidate in whole or in part; to sell, transfer or otherwise dispose of all or substantially all of its assets; to change its legal structure; transfer or permit the direct or indirect transfer of any membership interests, other than Transfers permitted under the Loan Agreement; issue additional membership interests; or seek to accomplish any of the foregoing;

 

(vi) shall not, without the prior unanimous written consent of all of the Company’s members: (A) file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, (B) institute proceedings under any applicable insolvency law, (C) seek any relief under any law relating to relief from debts or the protection of debtors, (D) consent to the filing or institution of bankruptcy or insolvency proceedings against the Company, (E) file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy or insolvency, (F) seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official for the Company or a substantial part of its property, (G) make any assignment for the benefit of creditors of the Company, (H) admit in writing the Company’s inability to pay its debts generally as they become due, or (I) take action in furtherance of any of the foregoing;

 

(vii) shall not amend or restate its organizational documents if such change would modify the requirements set forth in Section 6.13 of the Loan Agreement;

 

(viii) shall not own any subsidiary or make any investment in any other Person;

 

(ix) shall not commingle its assets with the assets of any other Person and shall hold all of its assets in its own name;

 

(x) shall not incur any debt, secured or unsecured, direct or contingent (including, without limitation, guaranteeing any obligation), other than the following; provided, no Member of the Company will be required to contribute any additional capital to satisfy this covenant, (A) the Loan (and any further indebtedness as described in Section 11.11 of the Loan Agreement with regard to Supplemental Loans) and (B) customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of two percent (2%) of the original principal amount of the Loan and are paid within sixty (60) days of the date incurred;

 

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(xi) shall maintain its records, books of account, bank accounts, financial statements, accounting records and other entity documents separate and apart from those of any other Person and shall not list its assets as assets on the financial statement of any other Person; provided, however, that the Company’s assets may be included in a consolidated financial statement of its Affiliate provided that (A) appropriate notation shall be made on such consolidated financial statements to indicate the separateness of the Company from such Affiliate and to indicate that the Company’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person and (B) such assets shall also be listed on the Company’s own separate balance sheet;

 

(xii) except for capital contributions or capital distributions permitted under the terms and conditions of its organizational documents, shall only enter into any contract or agreement with any member or Affiliate of the Company upon terms and conditions that are commercially reasonable and substantially similar to those that would be available on an arm’s-length basis with third parties;

 

(xiii) shall not maintain its assets in such a manner that will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other Person;

 

(xiv) shall not assume or guaranty (excluding any guaranty that has been executed and delivered in connection with the Loan) the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person;

 

(xv) shall not make or permit to remain outstanding any loans or advances to any other Person except for those investments permitted under the documents evidencing and/or securing the Loan and shall not buy or hold evidence of indebtedness issued by any other Person (other than cash or investment-grade securities);

 

(xvi) shall file its own tax returns separate from those of any other Person, except to the extent that the Company is treated as a “disregarded entity” for tax purposes and is not required to file tax returns under applicable law, and shall pay any taxes required to be paid under applicable law;

 

(xvii) shall hold itself out to the public as a legal entity separate and distinct from any other Person and conduct its business solely in its own name, shall correct any known misunderstanding regarding its separate identity and shall not identify itself or any of its Affiliates as a division or department of any other Person;

 

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(xviii) shall maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and shall pay its debts and liabilities from its own assets as the same shall become due, provided that no member of the Company will be required to contribute any additional capital to satisfy this covenant;

 

(xix) shall allocate fairly and reasonably shared expenses with Affiliates (including, without limitation, shared office space) and use separate stationery, invoices and checks bearing its own name;

 

(xx) shall pay (or cause the Property Manager to pay on behalf of the Company from the Company’s funds) its own liabilities (including, without limitation, salaries of its own employees) from its own funds;

 

(xxi) shall not acquire obligations or securities of its members or Affiliates;

 

(xxii) except as contemplated or permitted by the property management agreement with respect to the Property Manager, shall not permit any Affiliate or constituent party independent access to its bank accounts;

 

(xxiii) shall maintain a sufficient number of employees (if any) in light of its contemplated business operations and pay the salaries of its own employees, if any, only from its own funds;

 

(xxiv) shall satisfy each of the following conditions:

 

(A) be formed and organized under Delaware law;

 

(B) have two springing members who are natural persons;

 

(C) otherwise comply with all Rating Agencies criteria for single member limited liability companies (including the delivery of Delaware single member limited liability company opinions acceptable in all respects to lenders and to the Rating Agencies); and

 

(D) at all times the Company will have one and only one member.

 

The provisions of this Section 1.7 shall govern and supersede any other provision of this Agreement to the contrary.

 

ARTICLE II

MEMBERS

 

2.1          Initial Member .

 

(a)           The name, address and initial Membership Interest of the initial Member is as follows:

 

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  Name   Membership Interest
  BR Carroll SW FL Portfolio JV, LLC   100%
  c/o Bluerock Real Estate, L.L.C.    
  712 Fifth Avenue, 9 th Floor    
  New York, NY 10019    

 

(b)          The Member was admitted to the Company as a member of the Company upon its execution of a counterpart signature page to this Agreement.

 

2.2          Special Member . Upon the occurrence of any event 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, or (ii) the resignation of the Member and the admission of an additional member of the Company, (a “ Member Cessation Event ”)), Springing Member 1 shall, without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as a Special Member and shall continue the Company without dissolution. If, however, at the time of a Member Cessation Event, Springing Member 1 has died or is otherwise no longer able to step into the role of Special Member, then in such event, Springing Member 2 shall, concurrently with the Member Cessation Event, and without any action of any Person and simultaneously with the Member Cessation Event, automatically be admitted to the Company as Special Member and shall continue the Company without dissolution. It is the intent of these provisions that the Company never have more than one Special Member at any particular point in time. No Special Member may resign from the Company or transfer its rights as Special Member unless a successor Special Member has been admitted to the Company as Special Member by executing a counterpart to this Agreement. The Special Member shall automatically cease to be a member of the Company upon the admission to the Company of a substitute member. The Special Member shall be a member of the Company that has no interest in the profits, losses and capital of the Company and has no right to receive any distributions of Company assets. Pursuant to Section 18-301 of the Act, a Special Member shall not be required to make any capital contributions to the Company and shall not receive a limited liability company interest in the Company. A Special Member, in its capacity as Special Member, may not bind the Company. Except as required by any mandatory provision of the Act, a Special Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter relating to, the Company, including, without limitation, the merger, consolidation or conversion of the Company. In order to implement the admission to the Company of the Special Member, each of Springing Member 1 and Springing Member 2 shall execute a counterpart to this Agreement. Prior to its admission to the Company as Special Member, neither Michael L. Konig nor Jordan B. Ruddy shall be a member of the Company.

 

The Company shall at all times have a Springing Member 1 and Springing Member 2. No resignation or removal of either Springing Member 1 or Springing Member 2, and no appointment of a successor Springing Member, shall be effective unless and until such successor shall have executed a counterpart to this Agreement. In the event of a vacancy in the position of Springing Member 1 or Springing Member 2, the Member shall, as soon as practicable, appoint a successor Springing Member to fill such vacancy. By signing this Agreement, a springing member agrees that, should such Springing Member become a Special Member, such springing member will be subject to and bound by the provisions of this Agreement applicable to a Special Member.

 

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ARTICLE III

MANAGEMENT BY MEMBER

 

3.1          In General . The powers of the Company shall be exercised by, or under the authority of, the Member. In addition, the business and affairs of the Company shall be ·managed under the direction of the Member. Subject to the limitations set forth in this Agreement, the Member shall be entitled to make all decisions and take all actions for the Company.

 

3.2          Management by Member . Except as otherwise limited by this Agreement, the Member shall have the power to do any and all acts necessary, convenient or incidental to or for the furtherance of the purposes described herein, including all powers, statutory or otherwise; provided, however, that the Company may, at its election, appoint one or more officers to exercise its rights under this Agreement. The Member shall be entitled to make all decisions and take all actions for the Company, and the Member has the authority to bind the Company.

 

3.3          Required Approval . Any provision in this Agreement that requires the approval of the Members, but does not specify the particular percentage interests or number of Members required for such approval, shall be interpreted to require the affirmative vote of the Member or Members holding a majority of the total Membership Interests from time to time, and specifically shall not be interpreted to require unanimous consent of the Members.

 

3.4          Action By Member . In exercising the voting or other approval rights as provided herein, the Member may act through meetings and/or written consents.

 

3.5          Authorization . The Company is authorized to acquire the Mortgaged Property and to borrow the Loan from Jones Lang LaSalle Multifamily, LLC for and on behalf of Freddie Mac, the assignee of the Loan (together with its successors and assigns, the " Lender "), and from time to time refinance the Loan. In furtherance of the conduct of the purposes described herein, the Company shall possess and may exercise all of the powers and privileges granted by the Act, and the Company is hereby authorized to do any act, enter into any agreement, contract or other instrument, and otherwise to engage in any activity and to do any action not prohibited under the Act or other applicable law which is necessary, useful, desirable or convenient to the conduct, promotion and attainment of the business and purposes of the Company. In addition, the Company, or the Member on behalf of the Company, may enter into and perform the Loan Documents and all documents, agreements, certificates, or financing statements contemplated thereby or related thereto, all without any further act, vote or approval of any other Person notwithstanding any other provision of this Agreement, the Act or applicable law, rule or regulation. The foregoing authorization shall not be deemed a restriction on the powers of the Member to enter into other agreements on behalf of the Company in accordance with this Agreement.

 

ARTICLE IV

 

INTENTIONALLY OMITTED

 

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ARTICLE V

SUBORDINATION OF INDEMNIFICATION PROVISIONS

 

5.1         Notwithstanding any provision hereof to the contrary, any indemnification claim against the Company arising under the Certificate of Formation, this Agreement or the laws of the state of organization of the Company shall be fully subordinate to any obligations of the Company arising under the Mortgage or any other Loan Document, and shall only constitute a claim against the Company to the extent of, and shall be paid by the Company in monthly installments only from, the excess of net operating income of the Company for any month over all amounts then due under the Mortgage and the other Loan Documents.

 

ARTICLE VI

EFFECT OF BANKRUPTCY. DEATH OR INCOMPETENCY OF A MEMBER

 

6.1         The bankruptcy, death, dissolution, liquidation, termination or adjudication of incompetency of a Member shall not cause the termination or dissolution of the Company and the business of the Company shall continue. Upon any such occurrence, the trustee, receiver, executor, administrator, committee, guardian or conservator of such Member shall have all the rights of such Member for the purpose of settling or managing its estate or property, subject to satisfying conditions precedent to the admission of such assignee as a substitute member. The transfer by such trustee, receiver, executor, administrator, committee, guardian or conservator of any Company Interest shall be subject to all of the restrictions hereunder to which such transfer would have been subject if such transfer had been made by such bankrupt, deceased, dissolved, liquidated, terminated or incompetent Member. The foregoing shall apply to the extent permitted by applicable law. Notwithstanding any other provision of the Certificate of Formation or this Agreement, no Member or Special Member of the Company shall have any right under Section 18-801(b) of the Act to agree in writing to dissolve the Company upon the bankruptcy of a Member or Special Member or the occurrence of any event that causes a Member or Special Member of the Company to cease to be a member of the Company. The existence of the Company as a separate legal entity shall continue until the cancellation of its Certificate of Formation as provided in the Act.

 

ARTICLE VII

CONTRIBUTIONS TO THE COMPANY AND DISTRIBUTIONS

 

7.1          Member Capital Contributions . Upon execution of this Agreement, the Member shall contribute as the Member's initial Capital Contribution, $100 in cash.

 

7.2          [Intentionally Left Blank]

 

7.3          Distributions and Allocation s. All distributions of cash or other property (except upon the Company's dissolution, which shall be governed by the applicable provisions of the Act and Article IX hereof) and all allocations of income, profits, and loss shall be made 100% to the Member in accordance with its Membership Interest. All amounts withheld pursuant to the Code or any provisions of state or local tax law with respect to any payment or distribution to the Member from the Company shall be treated as amounts distributed to the Member pursuant to this Section 7.3. 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 its interest in the Company if such distribution would violate Section 18-607 of the Act or any other applicable law.

 

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ARTICLE VIII

ASSIGNMENTS AND RESIGNATIONS

 

8.1          Assignment, Resignation and Admission Generally .

 

(a)           Assignments . Subject to the terms of the Loan Documents and this Section 8.l(a), the Member may assign in whole or in part its Membership Interest in the Company. If the Member transfers all of its Membership Interest pursuant to this Section 8.1, the transferee shall be admitted to the Company as a member of the Company 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 transfer and, immediately following such admission, and the Member shall cease to be a member of the Company. Notwithstanding anything in this Agreement to the contrary, any successor to the Member by merger or consolidation in compliance with the Basic Documents 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.

 

(b)           Resignation . So long as any obligation is outstanding under the Loan, the Member may not resign, except as permitted under the Basic Documents. If the Member is permitted to resign pursuant to this Section 8.l(b), an additional member of the Company shall be admitted to the Company 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, and the resigning Member shall cease to be a member of the Company.

 

(c)           Admission of Additional Members . One or more additional members may be admitted to the Company with the written consent of the Member or the members, if applicable; provided, however, that, notwithstanding the foregoing, except as otherwise provided in the Loan Documents, so long as any obligation remains outstanding under the Loan, no additional member may be admitted to the Company pursuant to this Section 8.l(c) unless approved by the Lender.

 

8.2          Absolute Prohibition . Notwithstanding any other provision in this Article VIII, the Membership Interest of the Member, in whole or in part, or any rights to distributions therefrom, shall not be sold, exchanged, conveyed, transferred, pledged, hypothecated, subjected to a security interest, or otherwise assigned or encumbered, if such action would result in a violation of federal or state securities laws in the opinion of counsel for the Company.

 

8.3          Additional Requirements . In addition to all requirements imposed in this Article VIII, any admission of a member or assignment of a Membership Interest shall be subject to all restrictions relating thereto expressly imposed by the Act.

 

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8.4          Effect of Prohibited Action . Any assignment in violation of this Article VIII shall be, to the fullest extent permitted by law, void and of no force or effect whatsoever.

 

ARTICLE IX

DISSOLUTION AND TERMINATION

 

9.1          Dissolution . Subject to the other provisions of this Agreement, the Company shall be dissolved upon the first to occur of the following: (a) the termination of the legal existence of the last remaining member of the Company or the occurrence of any other event which terminates the continued membership of the last remaining member of the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act or (b) the entry of a decree of judicial dissolution under Section 18-802 of the Act. 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 upon continuation of the Company without dissolution upon (i) an assignment by the Member of all of its Membership Interest and the admission of the transferee pursuant to Section 8.1, or (ii) the resignation of the Member and the admission of an additional member of the Company pursuant to Section 8.1), to the fullest extent permitted by law, the personal representative of such member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such member in the Company, agree in writing (x) to continue the Company and (y) to admit 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.

 

9.2          Liquidation . Upon its dissolution, the Company shall wind up its affairs and distribute its assets in accordance with Section 9.4 below and the Act by either or a combination of the following methods as the Member (or the Person carrying out the liquidation) shall determine:

 

(a)           selling the Company's assets and, after the satisfaction of Company liabilities, distributing the net proceeds therefrom to the Member; and/or

 

(b)           subject to the satisfaction of Company liabilities, distributing the Company's assets to the Member in kind, with the Member accepting an undivided interest in the Company's assets in satisfaction of its Membership Interest.

 

9.3          Orderly Liquidation . A reasonable time as determined by the Member (or the Person carrying out the liquidation) shall be allowed for the orderly liquidation of the assets of the Company and the discharge of liabilities to the creditors so as to minimize any losses attendant upon dissolution.

 

9.4          Distributions . Upon dissolution, the Company's assets (including any cash on hand) shall be distributed in the following order and in accordance with the following priorities:

 

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(a)           first, to the satisfaction of the Loan; then

 

(b)           second, to the satisfaction of the other debts and liabilities of the Company (whether by payment or the making of reasonable provision for payment thereof) and the expenses of liquidation, including a sales commission to the selling agent, if any; then

 

(c)           third, to the Member.

 

9.5          Termination . The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Member in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation as provided in the Act.

 

ARTICLE X

MISCELLANEOUS PROVISIONS

 

10.1         Governing Law . This Agreement shall be construed, enforced, and interpreted in accordance with the laws of the State of Delaware, without regard to conflicts of law provisions and principles thereof.

 

10.2         Indemnity . The Company shall indemnify and hold harmless any person who was or is a party to any proceeding, including any proceeding brought by a member in the right of the Company or brought by or on behalf of any member of the Company, by reason of the fact that he is or was an officer of the Company, against any liability incurred by him in connection with such proceedings unless he engaged in willful misconduct or knowing violation of the criminal law or any federal or state securities laws. Furthermore, in any such proceedings brought by or on behalf of the Company or bought by or on behalf of the members of the Company, no officer shall be liable to the Company or its members for any monetary damages with respect to any transaction, occurrence, course of conduct or otherwise, except for liability resulting from such officer's having engaged in willful misconduct or a knowing violation of the criminal law or any federal or state securities laws.

 

10.3         Integrated and Binding Agreement; Amendment . This Agreement contains the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no other agreements, understandings, representations or warranties among the parties hereto other than those set forth herein. This Agreement may be amended only by written agreement of the Member and only as provided in this Agreement. Notwithstanding any other provision of this Agreement, the parties hereto agree that this Agreement constitutes a legal, valid and binding agreement, and is enforceable against each of them in accordance with its terms.

 

10.4         Construction . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and vice versa.

 

10.5         Headings . The headings in this Agreement are inserted for convenience only and are in no way intended to describe, interpret, define, or limit the scope, extent, or intent of this Agreement or any provision hereof.

 

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10.6         Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

10.7         Severability . If any provision of this Agreement or the application thereof to any Person or circumstance shall be invalid, illegal, or unenforceable to any extent, the remainder of this Agreement and the application thereof shall not be affected and shall be enforceable to the fullest extent permitted by law.

 

10.8         Notices . All notices under this Agreement shall be in writing and shall be given to the party entitled thereto by personal service or by mail, posted to the address maintained by the Company for such person or at such other address as he may specify in writing.

 

10.9         Rights and Remedies Cumulative; Waivers. The rights and remedies provided by this Agreement are cumulative and the use of any one right or remedy by any party shall not preclude or waive the right to use any or all other remedies, and are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. The failure of any party to seek redress for violation of or to insist upon the strict performance of any covenant or condition of this Agreement shall not prevent a subsequent act, which would have originally constituted a violation, from having the effect of an original violation.

 

10.10       Heirs. Successors, and Assigns . Each and all of the covenants, terms, provisions, and agreements herein contained shall be binding upon, and inure to the benefit of, the parties hereto and, to the extent permitted by this Agreement, their respective heirs, legal representatives, successors, and assigns.

 

10.11       Partition . Each Member agrees that the assets of the Company are not and will not be suitable for partition. Accordingly, each Member hereby irrevocably waives (to the fullest extent permitted by law) any and all rights that he may have, or may obtain, to maintain any action for partition of any of the assets of the Company.

 

10.12       Tax Status . It is the intention of the Member that the Company be a disregarded entity for federal income tax purposes under Section 7701 of the Code and the Treasury Regulations promulgated pursuant thereto.

 

10.13       Effective Date . Pursuant to Section 18-201(d) of the Act, this Agreement shall be effective as of the time of the filing of the Certificate of Formation with the Office of the Delaware Secretary of State.

 

ARTICLE XI

DEFINITIONS

 

In addition to any other defined terms herein, the following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein):

 

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(a)           "Affiliate" shall mean any Person controlling or controlled by or under common control with the Company, including, without limitation (i) any person who has a familial relationship, by blood, marriage or otherwise with any Member or employee of the Company, or any Affiliate thereof and (ii) any Person which receives compensation for administrative, legal or accounting services from the Company, or any of its Affiliates. For purposes of this definition, "control" when used with respect to any specified Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise; and the terms "controlling" and "controlled" have meanings correlative to the foregoing.

 

(b)           "Bankruptcy" shall mean, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if 120 days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within 90 days after the appointment without such Person's consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within 90 days after the expiration of any such stay, the appointment is not vacated. The foregoing definition of "Bankruptcy" is intended to replace and shall supersede and replace the definition of "Bankruptcy" set forth in Sections 18-101(1) and 18-304 of the Act.

 

(c)           "Basic Documents" shall mean collectively this Agreement, the Loan Documents, the Property Management Agreement and all documents and certificates contemplated thereby or delivered in connection therewith.

 

(d)           "Capital Contribution" shall mean any contribution to the capital of the Company by the Member in cash, property, or services, or a binding obligation to contribute cash, property, or services, whenever made.

 

(e)           "Certificate of Formation" shall mean the Certificate of Formation of the Company, as amended and in force from time to time.

 

(f)           “Closing Date” shall mean the date on which the Company acquires the Mortgaged Property.

 

(g)           “Company Interest” shall mean any equity interest in the Company, direct or indirect.

 

(h)          "Code" shall mean the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws and the rules and regulations promulgated thereunder.

 

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(i)           “Company shall mean BR CARROLL PALMER RANCH, LLC.

 

(j)           "Entity" shall mean any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative, association or other entity.

(k)          “Lender” is defined in Section 3.5 of this Agreement.

 

(l)           "Loan" is defined in Section 1.2 of this Agreement.

 

(m)         “Loan Agreement” mean that certain loan agreement, dated January __, 2016, in the amount of Twenty-Six Million Nine Hundred Twenty-Five Thousand and No/100 Dollars ($26,925,000.00) by and between Lender and the Company.

 

(n)          "Loan Documents" shall mean collectively the Note, the Mortgage, any guaranty, assignment, indemnity agreement, escrow agreement, or the functional equivalent of any of the aforementioned, and any and all other documents evidencing or securing the Loan and any and all documents related thereto.

 

(m)           "Member" shall mean the Person identified in Article II hereof and includes any Person admitted as an additional member or a substitute member of the Company pursuant to the provisions of this Agreement, each in its capacity as a member of the Company; provided, however, the term "Member" shall not include the Special Member.

 

(n)           “Member Cessation Event” shall have the meaning prescribed in Section 2.2 of this Agreement.

 

(o)           "Membership Interest" shall mean the Member's limited liability company interest in the Company and the other rights and obligations with respect thereto as set forth in this Agreement. The Membership Interest is set forth beside the Member's name in Article II of this Agreement.

 

(p)           "Mortgage" shall mean that certain security instrument executed by the Company in favor of the Lender pursuant to which the Company grants a mortgage lien to Lender against the Mortgaged Property.

 

(q)           “Mortgaged Property” is defined in Section 1.1 of this Agreement.

 

(r)            “Note” shall mean that certain promissory note related to the Loan and evidencing the Loan Agreement.

 

(s)           "Person" shall mean any individual, corporation, partnership, limited liability company, joint venture, association, joint stock company, trust (including any beneficiary thereof), unincorporated organization, or government or any agency or political subdivision thereof.

 

(t)           “Personalty” shall have the meaning prescribed in the Loan Agreement.

 

(u)           "Property Manager" shall mean Carroll Management Group, LLC, a Georgia limited liability company, and its successors and assigns, so long as the initial Property Management Agreement is in full force and effect and, thereafter, the entity performing similar services for the Company with respect to the Mortgaged Property.

 

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(v)          "Property Management Agreement" shall mean that certain management agreement between the Company and the Property Manager with respect to the management of the Mortgaged Property.

 

(w)          “Rating Agency” shall have the meaning prescribed in the Loan Agreement.

 

(x)           "Special Member" shall mean, upon such Springing Member’s admission to the Company as a member of the Company, the Person bound by this Agreement as Special Member in such Person's capacity as a member of the Company. A Special Member shall only have the rights and duties expressly set forth in this Agreement.

 

(y)           “Special Purpose Entity” is defined in Section 1.7 of this Agreement.

 

(z)           “Springing Member 1” shall be Michael L. Konig or any successor to him.

 

(aa)         “Springing Member 2” shall be Jordan B. Ruddy or any successor to him.

 

(bb)         “Supplemental Loan” shall have the meaning prescribed in the Loan Agreement.

 

(cc)         “Transfers” shall have the meaning prescribed in the Loan Agreement.

 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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The undersigned hereby agree, acknowledge, and certify that the foregoing constitutes the sole and entire Limited Liability Company Agreement of the Company.

 

MEMBER : BR Carroll SW FL Portfolio JV, LLC,
  a Delaware limited liability company
           
  By: BR SW FL Portfolio JV Member, LLC,
    a Delaware limited liability company, its manager
           
    By: BRG SW FL Portfolio, LLC,
      a Delaware limited partnership, its manager
           
      By: Bluerock Residential Holdings, LP
        a Delaware limited partnership, its sole member
           
        By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its general partner

 

  By: /s/ R. Rmain Kamfar  
  Name: R. Ramin Kamfar  
  Title: Authorized Signatory  
       
SPRINGING MEMBER 1 : By: /s/ Michael L. Konig  
  Name: Michael L. Konig  
       
SPRINGING MEMBER 2 : By: /s/ Jordan B. Ruddy  
  Name: Jordan B. Ruddy  

 

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Exhibit 10.341

 

Freddie Mac Loan No. 708581498
Citation Club on Palmer Ranch

 

January 5, 2016

 

Jones Lang LaSalle Multifamily, LLC

3344 Peachtree Road NE, Suite 1100

Atlanta Georgia 30326

 

Re: $26,925,000.00 Multifamily Note of even date herewith (“ Note ”) made by BR Carroll Palmer Ranch, LLC, a Delaware limited liability company (“ Borrower ”) to the order of Jones Lang LaSalle Multifamily, LLC (“ Lender ”)

 

Gentlemen:

 

Anything to the contrary contained in the Note notwithstanding, the undersigned Borrower covenants and agrees not to prepay, in whole or in part, the indebtedness evidenced by the Note (excluding, however, monthly installments of principal and/or interest due under the Note, which are not affected by the provisions of this instrument) for a period commencing on the date hereof and ending on the earlier of (a) 61 days from the date hereof or (b) the date on which the Note is transferred to Federal Home Loan Mortgage Corporation (“ Freddie Mac ”). Upon the satisfaction of either of the conditions (a) or (b) expressed in this instrument, this instrument shall have no further force or effect and any prepayments under the Note shall be made in accordance with the provisions of the Note. In the event that Borrower breaches the covenants contained in this instrument, Borrower agrees to indemnify and to hold Lender harmless from all costs associated with such breach and the prepayment of the Note resulting therefrom, including without limitation all fees, penalties, other consideration and expenses incurred by Lender as a result of such breach and prepayment.

 

This instrument is not incorporated into the Note and is not a part thereof, but constitutes an obligation and undertaking of Borrower separate and independent of the Note. This instrument shall be binding upon Borrower and its successors and assigns and shall inure to the benefit of Lender exclusively, but shall have no effect upon Freddie Mac now or at the time of the purchase of the Note by Freddie Mac.

 

{Signatures on next page}

 

  60 Day Letter               Page 1

 

 

  BORROWER:
   
 

BR CARROLL PALMER RANCH, LLC , a

Delaware limited liability company

 

  By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory

 

  60 Day Letter               Page 2

 

Exhibit 10.342

 

Freddie Mac Loan Number: 708581498

Property Name: Citation Club on Palmer Ranch

 

ASSIGNMENT OF MANAGEMENT AGREEMENT AND
SUBORDINATION OF MANAGEMENT FEES

 

(Revised 5-1-2015)

 

THIS ASSIGNMENT OF MANAGEMENT AGREEMENT AND SUBORDINATION OF MANAGEMENT FEES (“ Assignment ”) is made effective as of the 5th day of January, 2016, by and among BR CARROLL PALMER RANCH, LLC , a Delaware limited liability company (“ Borrower ”), JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company (“ Lender ”), and CARROLL MANAGEMENT GROUP, LLC , a Georgia limited liability company (“ Property Manager ”).

 

RECITALS:

 

A. Borrower has requested that Lender make a loan to Borrower (“ Loan ”). The Loan will be evidenced by a Multifamily Note from Borrower to Lender effective as of the date of this Assignment (“ Note ”). The Note is secured by, among other things, a Multifamily Loan and Security Agreement (“ Loan Agreement ”) and a Multifamily Mortgage, Assignment of Rents and Security Agreement (“ Security Instrument ”), dated as of the date of this Assignment, which grants Lender a first lien on the property encumbered by the Security Instrument (“ Mortgaged Property ”). The Note, the Loan Agreement, the Security Instrument, this Assignment and any of the other documents evidencing the Loan are collectively referred to as the “ Loan Documents ”. Other capitalized terms used but not defined in this Assignment will have the meanings given to those terms in the Loan Agreement.

 

B. Pursuant to a Management Agreement between Borrower and Property Manager (“ Management Agreement ”) (a true and correct copy of which is attached as Exhibit A ), Borrower employed Property Manager exclusively to lease, operate and manage the Mortgaged Property, and Property Manager is entitled to certain management fees (“ Management Fees ”) pursuant to the Management Agreement.

 

C. Lender requires as a condition to the making of the Loan that Borrower assign the Management Agreement and that Property Manager subordinate its interest in the Management Fees in lien and payment to the Loan as set forth below.

 

For good and valuable consideration the parties agree as follows:

 

1. Assignment of Management Agreement . As additional collateral security for the Loan, Borrower conditionally transfers, sets over, and assigns to Lender all of Borrower’s right, title and interest in and to the Management Agreement and all extensions and renewals. This transfer and assignment will automatically become a present, unconditional assignment, at Lender’s option, upon a default by Borrower under the Note, the Loan Agreement, the Security Instrument or any of the other Loan Documents (each, an “ Event of Default ”), and the failure of Borrower to cure such Event of Default within any applicable grace period.

 

Assignment of Management Agreement and

Subordination of Management Fees

 

 

 

2. Subordination of Management Fees. The Management Fees and all rights and privileges of Property Manager to the Management Fees are and will at all times continue to be subject and unconditionally subordinate in all respects in lien and payment to the lien and payment of the Loan Agreement, the Security Instrument, the Note, and the other Loan Documents, and to any renewals, extensions, modifications, assignments, replacements, or consolidations of the Loan Documents and the rights, privileges, and powers of Lender under the Note, the Loan Agreement, the Security Instrument, or any of the other Loan Documents.

 

3. Estoppel. Property Manager and Borrower represent and warrant that all of the following are true as of the date of this Assignment:

 

(a) The Management Agreement is in full force and effect and has not been modified, amended or assigned other than pursuant to this Assignment.

 

(b) Neither Property Manager nor Borrower is in default under any of the terms, covenants or provisions of the Management Agreement and Property Manager knows of no event which, but for the passage of time or the giving of notice or both, would constitute an event of default under the Management Agreement.

 

(c) Neither Property Manager nor Borrower has commenced any action or given or received any notice for the purpose of terminating the Management Agreement.

 

(d) The Management Fees and all other sums due and payable to the Property Manager under the Management Agreement have been paid in full.

 

4. Agreement by Borrower and Property Manager. Borrower and Property Manager agree that if there is an Event of Default by Borrower (continuing beyond any applicable grace period) under the Note, the Loan Agreement, the Security Instrument or any of the other Loan Documents during the term of this Assignment or upon the occurrence of any event which would entitle Lender to terminate the Management Agreement in accordance with the terms of the Loan Documents, Lender may terminate the Management Agreement without payment of any cancellation fee or penalty and require Property Manager to transfer its responsibility for the management of the Mortgaged Property to a management company selected by Lender in Lender’s sole discretion, effective as of the date set forth in Lender’s notice to Property Manager. Following any such termination, Property Manager agrees to apply all rents, security deposits, issues, proceeds and profits of the Mortgaged Property in accordance with Lender’s written directions to Property Manager.

 

5. Lender’s Right to Replace Property Manager. If Lender, in Lender’s reasonable discretion, at any time during the term of this Assignment, determines that the Mortgaged Property is not being managed in accordance with generally accepted management practices for properties similar to the Mortgaged Property, Lender will deliver written notice to Borrower and Property Manager, which notice will specify with particularity the grounds for Lender’s determination. If Lender reasonably determines that the conditions specified in Lender’s notice are not remedied to Lender’s reasonable satisfaction by Borrower or Property Manager within 30 days from receipt of such notice or that Borrower or Property Manager have failed to diligently undertake correcting such conditions within such 30-day period, Lender may direct Borrower to terminate Property Manager as manager of the Mortgaged Property and terminate the Management Agreement without payment of any cancellation fee or penalty and to replace Property Manager with a management company acceptable to Lender in Lender’s sole discretion pursuant to a management agreement acceptable to Lender in Lender’s sole discretion.

 

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6. Receipt of Management Fees. Property Manager will not be obligated to return or refund to Lender any Management Fees or other fee, commission or other amount received by Property Manager prior to the occurrence of the Event of Default, and to which Property Manager was entitled under the Management Agreement. If the Property Manager receives any Management Fees after it has received notice of an Event of Default, Property Manager agrees that such Management Fees will be received and held in trust for Lender, to be applied by Lender to amounts due under the Loan Documents.

 

7. Consent and Agreement by Property Manager . Property Manager acknowledges and consents to this Assignment and agrees that Property Manager will act in conformity with the provisions of this Assignment and Lender’s rights under this Assignment or otherwise related to the Management Agreement. If the responsibility for the management of the Mortgaged Property is transferred from Property Manager in accordance with the provisions of this Assignment, then Property Manager will fully cooperate in transferring its responsibility to a new management company and complete such transfer no later than 30 days from the date the Management Agreement is terminated. Further, Property Manager agrees as follows:

 

(a) It will not contest or impede the exercise by Lender of any right Lender has under or in connection with this Assignment.

 

(b) It will give at least 30 days prior written notice to Lender of its intention to terminate the Management Agreement or otherwise discontinue its management of the Mortgaged Property, in the manner provided for in this Assignment.

 

(c) It will not amend any of the provisions or terms of the Management Agreement without the prior consent of Lender.

 

8. Termination. When the Loan is paid in full and the Security Instrument is released or assigned of record, this Assignment and all of Lender’s right, title and interest hereunder with respect to the Management Agreement will terminate.

 

9. Notices.

 

(a) All notices under or concerning this Assignment ( “Notice” ) will be in writing. Each Notice will be deemed given on the earliest to occur of: (i) the date when the Notice is received by the addressee, (ii) the first Business Day after the Notice is delivered to a recognized overnight courier service, with arrangements made for payment of charges for next Business Day delivery, or (iii) the third Business Day after the Notice is deposited in the United States mail with postage prepaid, certified mail, return receipt requested. Addresses for Notice are as follows:

 

  If to Lender: Jones Lang LaSalle Multifamily, LLC
3344 Peachtree Road NE, Suite 1100
Atlanta, Georgia 30326
Attention:  Servicing Department

 

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  If to Borrower: BR Carroll Palmer Ranch, LLC
c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 2250
Atlanta, Georgia 30326
Attention: Josh Champion
     
  If to Property Manager: Carroll Management Group, LLC
c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 2250
Atlanta, Georgia 30326
Attention: Josh Champion

 

(b) Any party to this Assignment may change the address to which Notices intended for it are to be directed by means of Notice given to the other parties in accordance with this Section 9. Each party agrees that it will not refuse or reject delivery of any Notice given in accordance with this Section 9, that it will acknowledge, in writing, the receipt of any Notice upon request by the other party and that any Notice rejected or refused by it will be deemed for purposes of this Section 9 to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of the U.S. Postal Service or the courier service.

 

10. Governing Law; Consent to Jurisdiction and Venue.

 

(a) This Assignment will be construed in accordance with and governed by the laws of the Property Jurisdiction.

 

(b) Borrower and Property Manager agree that any controversy arising under or in relation to this Assignment may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to this Assignment. Borrower and Property Manager irrevocably consent to service, jurisdiction and venue of such courts for any such litigation and waive any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 10 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Assignment in any court of any other jurisdiction.

 

11. Captions, Cross References and Exhibits . The captions assigned to provisions of this Assignment are for convenience only and will be disregarded in construing this Assignment. Any reference in this Assignment to an “Exhibit” or a “Section,” unless otherwise explicitly provided, will be construed as referring, respectively, to an Exhibit attached to this Assignment or to a section of this Assignment. All Exhibits attached to or referred to in this Assignment are incorporated by reference into this Assignment.

 

12. Number and Gender. Use of the singular in this Assignment includes the plural, use of the plural includes the singular, and use of one gender includes all other genders, as the context may require.

 

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13. No Partnership. This Assignment is not intended to, and will not, create a partnership or joint venture among the parties, and no party to this Assignment will have the power or authority to bind any other party except as explicitly provided in this Assignment.

 

14. Severability. The invalidity or unenforceability of any provision of this Assignment will not affect the validity of any other provision, and all other provisions will remain in full force and effect.

 

15. Entire Assignment. This Assignment contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Assignment.

 

16. No Waiver; No Remedy Exclusive. Any forbearance by a party to this Assignment in exercising any right or remedy given under this Assignment or existing at law or in equity will not constitute a waiver of or preclude the exercise of that or any other right or remedy. Unless otherwise explicitly provided, no remedy under this Assignment is intended to be exclusive of any other available remedy, but each remedy will be cumulative and will be in addition to other remedies given under this Assignment or existing at law or in equity.

 

17. Third Party Beneficiaries. Neither any creditor of any party to this Assignment, nor any other person, is intended to be a third party beneficiary of this Assignment.

 

18. Further Assurances and Corrective Instruments. To the extent permitted by law, the parties will, from time to time, execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered, such supplements to this Assignment and such further instruments as may reasonably be required for carrying out the intention of or facilitating the performance of this Assignment.

 

19. Counterparts. This Assignment may be executed in multiple counterparts, each of which will constitute an original document and all of which together will constitute one agreement.

 

20. Indemnity. By executing this Assignment Borrower agrees to indemnify and hold harmless Lender and its successors and assigns from and against any and all losses, claims, damages, liabilities and expenses including Attorneys’ Fees and Costs, which may be imposed or incurred in connection with this Assignment.

 

21. Costs and Expenses. Wherever pursuant to this Assignment it is provided that Borrower will pay any costs and expenses, such costs and expenses will include Lender’s Attorneys’ Fees and Costs.

 

22. Determinations by Lender. In any instance where the consent or approval of Lender may be given or is required, or where any determination, judgment or decision is to be rendered by Lender under this Assignment, the granting, withholding or denial of such consent or approval and the rendering of such determination, judgment or decision will be made or exercised by Lender (or its designated representative) at its sole and exclusive option and in its sole and absolute discretion and will be final and conclusive, except as may be otherwise expressly and specifically provided in this Assignment.

 

23. Successors and Assigns. This Assignment will be binding upon and inure to the benefit of Borrower, Lender and Property Manager and their respective successors and assigns forever.

 

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24. Secondary Market.  Lender may sell, transfer and deliver the Note and assign the Loan Agreement, the Security Instrument, this Assignment and the other Loan Documents to one or more investors in the secondary mortgage market (“ Investors ”). In connection with such sale, Lender may retain or assign responsibility for servicing the Loan, including the Note, the Loan Agreement, the Security Instrument, this Assignment and the other Loan Documents, or may delegate some or all of such responsibility and/or obligations to a servicer including any subservicer or master servicer, on behalf of the Investors. All references to Lender in this Assignment will refer to and include any such servicer to the extent applicable.

 

IN WITNESS WHEREOF the undersigned have executed this Assignment as of the date and year first written above.

 

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  BORROWER:
   
  BR CARROLL PALMER RANCH, LLC , a
  Delaware limited liability company

 

  By: /s/ Jordan Ruddy
  Name: Jordan Ruddy
  Title: Authorized Signatory

 

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  LENDER:
   
  JONES LANG LASALLE MULTIFAMILY,
  LLC , a Delaware limited liability company

 

  By: /s/ Faron G. Thompson
    Faron G. Thompson
    Executive Vice President

 

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  PROPERTY MANAGER:
   
  CARROLL MANAGEMENT GROUP, LLC , a
  Georgia limited liability company

 

  By: /s/ Josh Champion
    Name: Josh Champion
    Title: President

 

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EXHIBIT A

MANAGEMENT AGREEMENT

 

See Attached

 

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Exhibit 10.343

 

Freddie Mac Loan Number: 708581498

Property Name: Citation Club on Palmer Ranch

 

GUARANTY

 

MULTISTATE

 

(Revised 9-4-2015)

 

THIS GUARANTY (“ Guaranty ”) is entered into to be effective as of January 5, 2016, by BLUEROCK RESIDENTIAL GROWTH REIT, INC ., a Maryland corporation, and MPC PARTNERSHIP HOLDINGS LLC, a Georgia limited liability company (“ Guarantor ”, collectively if more than one), for the benefit of JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company (“ Lender ”).

 

RECITALS

 

A. Pursuant to the terms of a Multifamily Loan and Security Agreement dated the same date as this Guaranty (as amended, modified or supplemented from time to time, the " Loan Agreement "), BR Carroll Palmer Ranch, LLC, a Delaware limited liability company (“ Borrower ”) has requested that Lender make a loan to Borrower in the amount of $26,925,000.00 (“ Loan ”). The Loan will be evidenced by a Multifamily Note from Borrower to Lender dated effective as of the effective date of this Guaranty (as amended, modified or supplemented from time to time, the “ Note ”). The Note will be secured by a Multifamily Mortgage, Deed of Trust, or Deed to Secure Debt dated effective as of the effective date of the Note (as amended, modified or supplemented from time to time, the “ Security Instrument ”), encumbering the Mortgaged Property described in the Loan Agreement.

 

B. As a condition to making the Loan to Borrower, Lender requires that Guarantor execute this Guaranty.

 

C. Guarantor has a direct or indirect ownership or other financial interest in Borrower and/or will otherwise derive a material benefit from the making of the Loan.

 

AGREEMENT

 

NOW, THEREFORE, in order to induce Lender to make the Loan to Borrower, and in consideration thereof and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor agrees as follows:

 

1. Defined Terms. The terms “Indebtedness”, “Loan Documents”, and “Property Jurisdiction”, and other capitalized terms used but not defined in this Guaranty, will have the meanings assigned to them in the Loan Agreement.

 

2. Scope of Guaranty.

 

(a) Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender each of the following:

 

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(i) Guarantor guarantees the full and prompt payment when due, whether at the Maturity Date or earlier, by reason of acceleration or otherwise, and at all times thereafter, of each of the following:

 

(A) Guarantor guarantees a portion of the Indebtedness equal to 0% of the original principal balance of the Note (“ Base Guaranty ”).

 

(B) In addition to the Base Guaranty, Guarantor guarantees all other amounts for which Borrower is personally liable under Sections 9(c), 9(d) and 9(f) of the Note (provided, however, that Guarantor will have no liability for failure of Borrower or SPE Equity Owner to comply with (I) Section 6.13(a)(xviii) of the Loan Agreement, and (II) the requirement in Section 6.13(a)(x)(B) of the Loan Agreement as to payment of trade payables within 60 days of the date incurred).

 

(C) Guarantor guarantees all costs and expenses, including reasonable Attorneys’ Fees and Costs incurred by Lender in enforcing its rights under this Guaranty.

 

(ii) Guarantor guarantees the full and prompt payment and performance of, and compliance with, all of Borrower’s obligations under Sections 6.12, 10.02(b) and 10.02(d) of the Loan Agreement when due and the accuracy of Borrower’s representations and warranties under Section 5.05 of the Loan Agreement.

 

(iii) Guarantor guarantees the full and prompt payment and performance of, and compliance with, Borrower’s obligations under Section 6.09(e)(v) of the Loan Agreement to the extent Property Improvement Alterations have commenced and remain uncompleted.

 

(iv) Reserved.

 

(v) Reserved.

 

(b) If the Base Guaranty stated in Section 2(a)(i)(A) is 100% of the original principal balance of the Note, then the following will be applicable:

 

(i) The Base Guaranty will mean and include, and Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender, the full and complete prompt payment of the entire Indebtedness, the performance of and/or compliance with all of Borrower’s obligations under the Loan Documents when due, and the accuracy of Borrower’s representations and warranties contained in the Loan Documents.

 

(ii) For so long as the Base Guaranty remains in effect (there being no limit to the duration of the Base Guaranty unless otherwise expressly provided in this Guaranty), the obligations guaranteed pursuant to Sections 2(a)(i)(B) and 2(a)(i)(C) will be part of, and not in addition to or in limitation of, the Base Guaranty.

 

(c) If the Base Guaranty stated in Section 2(a)(i)(A) is less than 100% of the original principal balance of the Note, then Section 2(b) will be completely inapplicable.

 

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(d) If Guarantor is not liable for the entire Indebtedness, then all payments made by Borrower with respect to the Indebtedness and all amounts received by Lender from the enforcement of its rights under the Loan Agreement and the other Loan Documents (except this Guaranty) will be applied first to the portion of the Indebtedness for which neither Borrower nor Guarantor has personal liability.

 

3. Additional Guaranty Relating to Bankruptcy.

 

(a) Notwithstanding any limitation on liability provided for elsewhere in this Guaranty, Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender the full and prompt payment when due, whether at the Maturity Date or earlier, by reason of acceleration or otherwise, and at all times thereafter, the entire Indebtedness, in the event that:

 

(i) Borrower or any SPE Equity Owner voluntarily files for bankruptcy protection under the Bankruptcy Code.

 

(ii) Borrower or any SPE Equity Owner voluntarily becomes subject to any reorganization, receivership, insolvency proceeding, or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(iii) The Mortgaged Property or any part of the Mortgaged Property becomes an asset in a voluntary bankruptcy or becomes subject to any voluntary reorganization, receivership, insolvency proceeding, or other similar voluntary proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(iv) An order of relief is entered against Borrower or any SPE Equity Owner pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights in any involuntary bankruptcy proceeding initiated or joined in by a Related Party.

 

(v) An involuntary bankruptcy or other involuntary insolvency proceeding is commenced against Borrower or any SPE Equity Owner (by a party other than Lender) but only if Borrower or such SPE Equity Owner has failed to use commercially reasonable efforts to dismiss such proceeding or has consented to such proceeding. “Commercially reasonable efforts” will not require any direct or indirect interest holders in Borrower or any SPE Equity Owner to contribute or cause the contribution of additional capital to Borrower or any SPE Equity Owner.

 

(b) For purposes of Section 3(a) the term “ Related Party ” will include all of the following:

 

(i) Borrower, any Guarantor or any SPE Equity Owner.

 

(ii) Any Person that holds, directly or indirectly, any ownership interest (including any shareholder, member or partner) in Borrower, any Guarantor or any SPE Equity Owner or any Person that has a right to manage Borrower, any Guarantor or any SPE Equity Owner.

 

(iii) Any Person in which Borrower, any Guarantor or any SPE Equity Owner has any ownership interest (direct or indirect) or right to manage.

 

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(iv) Any Person in which any partner, shareholder or member of Borrower, any Guarantor or any SPE Equity Owner has an ownership interest or right to manage.

 

(v) Any Person in which any Person holding an interest in Borrower, any Guarantor or any SPE Equity Owner also has any ownership interest.

 

(vi) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related by blood, marriage or adoption to Borrower, any Guarantor or any SPE Equity Owner.

 

(vii) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related to any partner, shareholder or member of, or any other Person holding an interest in, Borrower, any Guarantor or any SPE Equity Owner.

 

(c) If Borrower, any Guarantor, any SPE Equity Owner or any Related Party has solicited creditors to initiate or participate in any proceeding referred to in Section 3(a), regardless of whether any of the creditors solicited actually initiates or participates in the proceeding, then such proceeding will be considered as having been initiated by a Related Party.

 

4. Guarantor’s Obligations Survive Foreclosure. The obligations of Guarantor under this Guaranty will survive any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the Security Instrument, and, in addition, the obligations of Guarantor relating to Borrower’s representations and warranties under Section 5.05 of the Loan Agreement, and Borrower’s obligations under Sections 6.12 and 10.02(b) of the Loan Agreement will survive any repayment or discharge of the Indebtedness. Notwithstanding the foregoing, if Lender has never been a mortgagee-in-possession of or held title to the Mortgaged Property, Guarantor will have no obligation under this Guaranty relating to Borrower’s representations and warranties under Section 5.05 of the Loan Agreement or Borrower’s obligations relating to environmental matters under Sections 6.12 and 10.02(b) of the Loan Agreement after the date of the release of record of the lien of the Security Instrument as a result of the payment in full of the Indebtedness on the Maturity Date or by voluntary prepayment in full.

 

5. Guaranty of Payment and Performance. Guarantor’s obligations under this Guaranty constitute an unconditional guaranty of payment and performance and not merely a guaranty of collection.

 

6. No Demand by Lender Necessary; Waivers by Guarantor – All States Except California. The obligations of Guarantor under this Guaranty must be performed without demand by Lender and will be unconditional regardless of the genuineness, validity, regularity or enforceability of the Note, the Loan Agreement, or any other Loan Document, and without regard to any other circumstance which might otherwise constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a mortgagor. Guarantor hereby waives, to the fullest extent permitted by applicable law, all of the following:

 

(a) The benefit of all principles or provisions of law, statutory or otherwise, which are or might be in conflict with the terms of this Guaranty and agrees that Guarantor’s obligations will not be affected by any circumstances, whether or not referred to in this Guaranty, which might otherwise constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a mortgagor.

 

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(b) The benefits of any right of discharge under any and all statutes or other laws relating to a guarantor, a surety, a borrower or a mortgagor, and any other rights of a surety, a guarantor, a borrower or a mortgagor under such statutes or laws.

 

(c) Diligence in collecting the Indebtedness, presentment, demand for payment, protest, all notices with respect to the Note and this Guaranty which may be required by statute, rule of law or otherwise to preserve Lender’s rights against Guarantor under this Guaranty, including notice of acceptance, notice of any amendment of the Loan Documents, notice of the occurrence of any default or Event of Default, notice of intent to accelerate, notice of acceleration, notice of dishonor, notice of foreclosure, notice of protest, and notice of the incurring by Borrower of any obligation or indebtedness.

 

(d) All rights to cause a marshalling of the Borrower’s assets or to require Lender to do any of the following:

 

(i) Proceed against Borrower or any other guarantor of Borrower’s payment or performance under the Loan Documents (an “ Other Guarantor ”).

 

(ii) Proceed against any general partner of Borrower or any Other Guarantor if Borrower or any Other Guarantor is a partnership.

 

(iii) Proceed against or exhaust any collateral held by Lender to secure the repayment of the Indebtedness.

 

(iv) Pursue any other remedy it may now or hereafter have against Borrower, or, if Borrower is a partnership, any general partner of Borrower.

 

(e) Any right to object to the timing, manner or conduct of Lender’s enforcement of its rights under any of the Loan Documents.

 

(f) Any right to revoke this Guaranty as to any future advances by Lender under the terms of the Loan Agreement to protect Lender’s interest in the Mortgaged Property.

 

7. Modification of Loan Documents. At any time or from time to time and any number of times, without notice to Guarantor and without affecting the liability of Guarantor, all of the following will apply:

 

(a) Lender may extend the time for payment of the principal of or interest on the Indebtedness or renew the Indebtedness in whole or in part.

 

(b) Lender may extend the time for Borrower’s performance of or compliance with any covenant or agreement contained in the Note, the Loan Agreement or any other Loan Document, whether presently existing or entered into after the date of this Guaranty, or waive such performance or compliance.

 

(c) Lender may accelerate the Maturity Date of the Indebtedness as provided in the Note, the Loan Agreement, or any other Loan Document.

 

(d) Lender and Borrower may modify or amend the Note, the Loan Agreement, or any other Loan Document in any respect, including an increase in the principal amount.

 

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(e) Lender may modify, exchange, surrender or otherwise deal with any security for the Indebtedness or accept additional security that is pledged or mortgaged for the Indebtedness.

 

8. Joint and Several Liability. The obligations of Guarantor (and each party named as a Guarantor in this Guaranty) and any Other Guarantor will be joint and several. Lender, in its sole and absolute discretion, may take any of the following actions:

 

(a) Lender may bring suit against Guarantor, or any one or more of the parties named as a Guarantor in this Guaranty, and any Other Guarantor, jointly and severally, or against any one or more of them.

 

(b) Lender may compromise or settle with Guarantor, any one or more of the parties named as a Guarantor in this Guaranty, or any Other Guarantor, for such consideration as Lender may deem proper.

 

(c) Lender may release one or more of the parties named as a Guarantor in this Guaranty, or any Other Guarantor, from liability.

 

(d) Lender may otherwise deal with Guarantor and any Other Guarantor, or any one or more of them, in any manner.

 

No action of Lender described in this Section 8 will affect or impair the rights of Lender to collect from any one or more of the parties named as a Guarantor under this Guaranty any amount guaranteed by Guarantor under this Guaranty.

 

9. Limited Release of Guarantor Upon Transfer of Mortgaged Property. If Guarantor requests a release of its liability under this Guaranty in connection with a Transfer which Lender has approved pursuant to Section 7.05(a) of the Loan Agreement, and Borrower has provided a replacement Guarantor acceptable to Lender, then one of the following will apply:

 

(a) If Borrower delivers to Lender a Clean Site Assessment, then Lender will release Guarantor from all of Guarantor’s obligations except Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 (Environmental Hazards) or Section 10.02(b) (Environmental Indemnification) of the Loan Agreement with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(b) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i) of the Loan Agreement, then Lender will release Guarantor from all of Guarantor’s obligations except for Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 (Environmental Hazards) or Section 10.02(b) (Environmental Indemnification) of the Loan Agreement.

 

10. Subordination of Borrower’s Indebtedness to Guarantor. Any indebtedness of Borrower held by Guarantor now or in the future is and will be subordinated to the Indebtedness and Guarantor will collect, enforce and receive any such indebtedness of Borrower as trustee for Lender, but without reducing or affecting in any manner the liability of Guarantor under the other provisions of this Guaranty.

 

11. Waiver of Subrogation. Guarantor will have no right of, and hereby waives any claim for, subrogation or reimbursement against Borrower or any general partner of Borrower by reason of any payment by Guarantor under this Guaranty, whether such right or claim arises at law or in equity or under any contract or statute, until the Indebtedness has been paid in full and there has expired the maximum possible period thereafter during which any payment made by Borrower to Lender with respect to the Indebtedness could be deemed a preference under the United States Bankruptcy Code.

 

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12. Preference. If any payment by Borrower is held to constitute a preference under any applicable bankruptcy, insolvency, or similar laws, or if for any other reason Lender is required to refund any sums to Borrower, such refund will not constitute a release of any liability of Guarantor under this Guaranty. It is the intention of Lender and Guarantor that Guarantor’s obligations under this Guaranty will not be discharged except by Guarantor’s performance of such obligations and then only to the extent of such performance.

 

13. Financial Information and Litigation. Guarantor, from time to time upon written request by Lender, will deliver to Lender (a) such financial statements as Lender may reasonably require and (b) written updates on the status of all litigation proceedings that were disclosed or should have been disclosed by Guarantor to Lender as of the date of this Guaranty. If an Event of Default has occurred and is continuing, Guarantor will deliver to Lender upon written request copies of its state and federal tax returns.

 

14. Assignment. Lender may assign its rights under this Guaranty in whole or in part and upon any such assignment, all the terms and provisions of this Guaranty will inure to the benefit of such assignee to the extent so assigned. The terms used to designate any of the parties in this Guaranty will be deemed to include the heirs, legal representatives, successors and assigns of such parties, and the term “Lender” will also include any lawful owner, holder or pledgee of the Note.

 

15. Complete and Final Agreement. This Guaranty and the other Loan Documents represent the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous or subsequent oral agreements. There are no unwritten oral agreements between the parties. All prior or contemporaneous agreements, understandings, representations, and statements, oral or written, are merged into this Guaranty and the other Loan Documents. Guarantor acknowledges that Guarantor has received a copy of the Note and all other Loan Documents. Neither this Guaranty nor any of its provisions may be waived, modified, amended, discharged, or terminated except by a writing signed by the party against which the enforcement of the waiver, modification, amendment, discharge, or termination is sought, and then only to the extent set forth in that writing.

 

16. Governing Law. This Guaranty will be governed by and enforced in accordance with the laws of the Property Jurisdiction, without giving effect to the choice of law principles of the Property Jurisdiction that would require the application of the laws of a jurisdiction other than the Property Jurisdiction.

 

17. Jurisdiction; Venue. Guarantor agrees that any controversy arising under or in relation to this Guaranty may be litigated in the Property Jurisdiction, and that the state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies which will arise under or in relation to this Guaranty. Guarantor irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Guaranty is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters arising under this Guaranty against Guarantor or any of Guarantor’s assets in any court of any other jurisdiction.

 

Guaranty - Multistate

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18. Guarantor’s Interest in Borrower. Guarantor represents to Lender that Guarantor has a direct or indirect ownership or other financial interest in Borrower and/or will otherwise derive a material financial benefit from the making of the Loan.

 

19. Reserved.

 

20. Reserved.

 

21. Reserved.

 

22. Reserved.

 

23. Reserved.

 

24. Reserved.

 

25. State-Specific Provisions. Not applicable.

 

26. Community Property Provision. Not applicable.

 

27. WAIVER OF TRIAL BY JURY.

 

(a) GUARANTOR AND LENDER EACH COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS GUARANTY OR THE RELATIONSHIP BETWEEN THE PARTIES AS GUARANTOR AND LENDER THAT IS TRIABLE OF RIGHT BY A JURY.

 

(b) GUARANTOR AND LENDER EACH WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

28. Attached Riders. The following Riders, if marked with an “X” in the space provided, are attached to this Guaranty:

 

  ¨   None
       
  ¨   Material Adverse Change Rider
       
  x   Minimum Net Worth/Liquidity Rider
       
  ¨   Other:  

 

29. Attached Exhibit. The following Exhibit, if marked with an “X” in the space provided, is attached to this Guaranty:

 

  ¨   Exhibit A Modifications to Guaranty

 

Guaranty - Multistate

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IN WITNESS WHEREOF, Guarantor has signed and delivered this Guaranty under seal or has caused this Guaranty to be signed and delivered under seal by its duly authorized representative.

 

(Remainder of page intentionally left blank; signature pages follow.)

 

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WITNESS:   BLUEROCK RESIDENTIAL GROWTH REIT, INC ., a Maryland corporation
     
/s/ Molly Brown    
Print Name: Molly Brown    
    By: /s/ Michael Konig
      Name: Michael Konig
/s/ Ryan MacDonald     Title: Authorized Signatory
Print Name: Ryan MacDonald    

 

STATE OF NEW YORK_____________________

 

CITY/COUNTY OF NEW YORK, ss:

 

I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the state aforesaid and in the county aforesaid to take acknowledgments, personally appeared Michael Konig, to me known to be the person described in and who executed the foregoing instrument as the Authorized Signatory of Bluerock Residential Growth REIT, Inc., a Maryland corporation, and acknowledged to me that he/she as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained in the name of such corporation by himself/herself as Authorized Signatory.

 

Witness my hand and official seal in the county and state aforesaid, this 29 th day of December, 2015.

 

    /s/ Lisa G. Hedden
    Notary Public

 

My Commission Expires: June 24, 2017          

 

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WITNESS:   MPC PARTNERSHIP HOLDINGS LLC, a Georgia limited liability company
     
/s/ Ryan P. Zarzour    
Print Name: Ryan P. Zarzour    
    By: /s/ Josh Champion
      Name: Josh Champion
/s/ Stefanie Bertcher     Title: President
Print Name: Stefanie Bertcher    

 

STATE OF GEORGIA ___________________

 

CITY/COUNTY OF FULTON, ss:

 

I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the state aforesaid and in the county aforesaid to take acknowledgments, personally appeared Josh Champion, to me known to be the person described in and who executed the foregoing instrument as the President of MPC Partnership Holdings LLC, a Georgia limited liability company, and acknowledged to me that he/she as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained in the name of such limited liability company by himself/herself as President.

 

Witness my hand and official seal in the county and state aforesaid, this 29 th day of December, 2015.

 

    /s/ Maria C. Vera
    Notary Public

 

My Commission Expires: September 29, 2017          

 

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Page  11
 

  

(a) Name and Address of Guarantor:

 

  Name: Bluerock Residential Growth REIT, Inc.
Address: c/o Bluerock Real Estate, LLC
712 Fifth Avenue, 9th Floor
New York, New York 10019

 

  Name: MPC Partnership Holdings, LLC
Address: c/o Carroll Organization, LLC
3340 Peachtree Road, NE, Suite 2250
Atlanta, Georgia 30326

 

(b) Guarantor represents and warrants that Guarantor is:

 

¨ single
  ¨ married
  x an entity

 

(c) Guarantor represents and warrants that Guarantor’s state of residence is N/A.

 

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RIDER TO GUARANTY

 

MINIMUM NET WORTH/LIQUIDITY

 

(Revised 5-1-2015)

 

The following changes are made to the Guaranty which precedes this Rider:

 

A. Section 20 is deleted and replaced with the following:

 

20. Minimum Net Worth/Liquidity Requirements.

 

(a) Guarantor must maintain a minimum net worth of $10,000,000.00, with liquid assets of at least $2,693,000.00 (collectively, “ Minimum Net Worth Requirement ”).

 

(b) In addition to the financial information that Guarantor is required to provide pursuant to Section 13 of this Guaranty, annually within 90 days after the end of each fiscal year of Guarantor, Guarantor must provide Lender with a written certification (“ Guarantor Certification ”) of the net worth and liquid assets of Guarantor, derived in accordance with customarily acceptable accounting practices. The Guarantor must certify the Guarantor Certification under penalty of perjury as true and complete.

 

(c) Within 30 days of receipt of Notice from Lender that Guarantor has failed to maintain the Minimum Net Worth Requirement, Guarantor must either:

 

(i) cause one or more natural persons or entities who individually or collectively, as applicable, meet the Minimum Net Worth Requirement and is/are acceptable to Lender, in its sole discretion, to execute and deliver to Lender a guaranty in the same form as this Guaranty, without any cost or expense to Lender; or

 

(ii) deliver to Lender a letter of credit or other collateral acceptable to Lender in its discretion meeting the following conditions, as applicable:

 

(A) If Guarantor supplies a letter of credit, the letter of credit must be in the form required by Lender and satisfy the requirements for Letters of Credit set forth in Section 11.15 of the Loan Agreement, except that an updated nonconsolidation opinion will not be required.

 

(B) The letter of credit or other collateral must be in an amount equal to the greatest of:

 

(X) the positive difference, if any, obtained by subtracting the net worth identified in the Guarantor Certification from the minimum net worth required under the Minimum Net Worth Requirement,

 

(Y) the positive difference, if any, obtained by subtracting the liquid assets identified in the Guarantor Certification from the minimum liquid assets required under the Minimum Net Worth Requirement, and

 

Rider To Guaranty

Minimum Net Worth/Liquidity

Page  1
 

  

  (Z) $100,000.

 

(d) Lender will hold the letter of credit or other collateral until one of the following occurs:

 

(i) Lender has a claim against the Guarantor, in which case Lender will be entitled to draw on the letter of credit and apply the proceeds or the other collateral to such claim(s), in Lender’s sole discretion.

 

(ii) Lender returns the letter of credit or other collateral to Guarantor pursuant to Section (e).

 

(e) Provided no Event of Default then exists, Guarantor will be entitled to request a return of the unused portion, if any, of the letter of credit or other collateral in the event it delivers to Lender evidence in form and substance satisfactory to Lender, including a Guarantor Certification, that Guarantor has satisfied the Minimum Net Worth Requirement.

 

Rider To Guaranty

Minimum Net Worth/Liquidity

Page  2

 

 

 

Exhibit 10.344

 

Freddie Mac Loan Number: 708581498

Property Name: Citation Club on Palmer Ranch

 

MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

(Revised 9-4-2015)

 

Borrower: BR CARROLL PALMER RANCH, LLC , a Delaware limited liability company
Lender: JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company
Date: As of January 5, 2016
Loan Amount: $26,925,000.00

 

 

  Reserve Fund Information

(See Article IV)

 

Imposition Reserves      (fill in “Collect” or “Deferred” as appropriate for each item)

 

Deferred   Insurance
Collect   Taxes
Deferred   water/sewer
N/A   Ground Rents
Deferred   assessments/other charges

 

 

Repairs & Repair Reserve Repairs required? x   Yes ¨   No
  If No, is radon testing required? ¨    Yes ¨   No
  If Yes, is a Reserve required? x   Yes ¨   No
If Yes to Repairs, but No Reserve, is a Letter of Credit required? ¨    Yes ¨   No
       

Replacement Reserve x   Yes          If Yes:   x   Funded   ¨   Deferred
  ¨    No    
       
Rental Achievement Reserve ¨   Yes          If Yes:   ¨   Cash ¨   Letter of Credit
  x   No    
       
Rate Cap Agreement Reserve x   Yes ¨   No  
       
Other Reserve(s) ¨   Yes x   No  
If Yes, specify:  _________________________________________________________________________________

       

Lease-Up Transaction      ¨   Yes x   No    
  If Yes, is a Reserve required? ¨   Yes ¨   No
  If Yes, is a Letter of Credit required? ¨   Yes ¨   No
       

 

 

 

 

 
Attached Riders
(See Article XIII)
 

 

Name of Rider   Date Revised
     
Rider to Multifamily Loan and Security Agreement - Repair Reserve Fund   5-1-2015
     
Rider to Multifamily Loan and Security Agreement - Replacement Reserve Fund – Immediate Deposits   7-1-2014
     
Rider to Multifamily Loan and Security Agreement - Affiliate Transfer - (MPC Partnership Holdings LLC)   7-1-2014
     
Rider to Multifamily Loan and Security Agreement - Affiliate Transfer - (Bluerock Residential Holdings, LP)   7-1-2014
     
Rider to Multifamily Loan and Security Agreement - Buy-Sell Transfer   7-1-2014
     
Rider to Multifamily Loan and Security Agreement - Entity Guarantor   3-1-2014
     
Rider to Multifamily Loan and Security Agreement - Cooperation with Rating Agencies and Investors   1-27-2015
     
Rider to Multifamily Loan and Security Agreement - Rate Cap Agreement and Rate Cap Agreement Reserve Fund   6-30-2015
     
Rider to Multifamily Loan and Security Agreement - Termite or Wood Damaging Insect Control   3-1-2014

 

 
Exhibit B Modifications
(See Article XIV)
 

 

Are any Exhibit B modifications attached? x   Yes ¨  No
     

 

 

 

  

TABLE OF CONTENTS

  

ARTICLE I           DEFINED TERMS; CONSTRUCTION 1
1.01 Defined Terms 1
1.02 Construction 1
     
ARTICLE II          LOAN 2
2.01 Loan Terms 2
2.02 Prepayment Premium 2
2.03 Exculpation 2
2.04 Application of Payments 2
2.05 Usury Savings 2
2.06 Floating Rate Mortgage - Third Party Cap Agreement 2
     
ARTICLE III         LOAN SECURITY AND GUARANTY 3
3.01 Security Instrument 3
3.02 Reserve Funds 3
3.03 Uniform Commercial Code Security Agreement 3
3.04 Cap Agreement and Cap Collateral Assignment 4
3.05 Guaranty 4
3.06 Reserved 4
3.07 Reserved 4
3.08 Reserved 4
     
ARTICLE IV        RESERVE FUNDS AND REQUIREMENTS 4
4.01 Reserves Generally 4
4.02 Reserves for Taxes, Insurance and Other Charges 5
4.03 Repairs; Repair Reserve Fund 5
4.04 Replacement Reserve Fund 5
4.05 Rental Achievement Provisions 5
4.06 Debt Service Reserve 5
4.07 Rate Cap Agreement Reserve Fund 5
4.08 Reserved 5
4.09 Reserved 5
4.10 Reserved 5
     
ARTICLE V          REPRESENTATIONS AND WARRANTIES 5
5.01 Review of Documents 5
5.02 Condition of Mortgaged Property 5
5.03 No Condemnation 5
5.04 Actions; Suits; Proceedings 7
5.05 Environmental 7
5.06 Commencement of Work; No Labor or Materialmen’s Claims 8
5.07 Compliance with Applicable Laws and Regulations 8
5.08 Access; Utilities; Tax Parcels 9
5.09 Licenses and Permits 9
5.10 No Other Interests 9
5.11 Term of Leases 9
5.12 No Prior Assignment; Prepayment of Rents 9
5.13 Illegal Activity 9
5.14 Taxes Paid 10
5.15 Title Exceptions 10
5.16 No Change in Facts or Circumstances 10

 

Multifamily Loan and Security Agreement Page i

 

 

5.17 Financial Statements 10
5.18 ERISA – Borrower Status 10
5.19 No Fraudulent Transfer or Preference 11
5.20 No Insolvency or Judgment 11
5.21 Working Capital  11
5.22 Cap Collateral  11
5.23 Ground Lease 11
5.24 Purpose of Loan 11
5.25 Through 5.39 are Reserved 12
5.40 Recycled SPE Borrower 12
5.41 Recycled SPE Equity Owner 12
5.42 Through 5.50 are Reserved 12
5.51 Survival 12
5.52 through 5.53 are Reserved 12
     
ARTICLE VI        BORROWER COVENANTS 12
6.01 Compliance with Laws 12
6.02 Compliance with Organizational Documents 13
6.03 Use of Mortgaged Property 13
6.04 Non-Residential Leases 14
6.05 Prepayment of Rents 15
6.06 Inspection 15
6.07 Books and Records; Financial Reporting 16
6.08 Taxes; Operating Expenses; Ground Rents 19
6.09 Preservation, Management and Maintenance of Mortgaged Property 20
6.10 Insurance 24
6.11 Condemnation 28
6.12 Environmental Hazards 31
6.13 Single Purpose Entity Requirements 33
6.14 Repairs and Capital Replacements 37
6.15 Residential Leases Affecting the Mortgaged Property 38
6.16 Litigation; Government Proceedings 39
6.17 Further Assurances and Estoppel Certificates; Lender’s Expenses 39
6.18 Cap Collateral 39
6.19 Ground Lease 39
6.20 ERISA Requirements 39
6.21 through 6.46 are Reserved 40
     
ARTICLE VII       TRANSFERS OF THE MORTGAGED PROPERTY OR INTERESTS IN
BORROWER
40
7.01 Permitted Transfers 40
7.02 Prohibited Transfers 41
7.03 Conditionally Permitted Transfers 42
7.04 Preapproved Intrafamily Transfers 46
7.05 Lender’s Consent to Prohibited Transfers 48
7.06 SPE Equity Owner Requirement Following Transfer 50
7.07 Additional Transfer Requirements - External Cap Agreement 50
7.08 Reserved 51
7.09 Reserved 51

 

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ARTICLE VIII     SUBROGATION 51
     
ARTICLE IX        EVENTS OF DEFAULT AND REMEDIES 51
9.01 Events of Default 51
9.02 Protection of Lender’s Security; Security Instrument Secures Future Advances 54
9.03 Remedies 55
9.04 Forbearance 55
9.05 Waiver of Marshalling 56
     
ARTICLE X         RELEASE; INDEMNITY 56
10.01 Release 56
10.02 Indemnity 57
10.03 Reserved 61
     
ARTICLE XI        MISCELLANEOUS PROVISIONS 61
11.01 Waiver of Statute of Limitations, Offsets and Counterclaims 61
11.02 Governing Law; Consent to Jurisdiction and Venue 61
11.03 Notice 61
11.04 Successors and Assigns Bound 62
11.05 Joint and Several (and Solidary) Liability 62
11.06 Relationship of Parties; No Third Party Beneficiary 62
11.07 Severability; Amendments 62
11.08 Disclosure of Information 63
11.09 Determinations by Lender 63
11.10 Sale of Note; Change in Servicer; Loan Servicing 63
11.11 Supplemental Financing 63
11.12 Defeasance 67
11.13 Lender’s Rights to Sell or Securitize 70
11.14 Cooperation with Rating Agencies and Investors 71
11.15 Letter of Credit Requirements 71
11.16 Through 11.18 are Reserved 72
11.19 State Specific Provisions 72
11.20 Time is of the Essence 72
     
ARTICLE XII      DEFINITIONS 72
     
ARTICLE XIII     INCORPORATION OF ATTACHED RIDERS 87
   
ARTICLE XIV     INCORPORATION OF ATTACHED EXHIBITS 87

 

Multifamily Loan and Security Agreement Page iii

 

 

MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

THIS MULTIFAMILY LOAN AND SECURITY AGREEMENT (“ Loan Agreement ”) is dated as of the 5th day of January, 2016 and is made by and between BR CARROLL PALMER RANCH, LLC , a Delaware limited liability company (“ Borrower ”), and JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company (together with its successors and assigns, “ Lender ”).

 

RECITAL

 

Lender has agreed to make and Borrower has agreed to accept a loan in the original principal amount of $26,925,000.00 (“ Loan ”). Lender is willing to make the Loan to Borrower upon the terms and subject to the conditions set forth in this Loan Agreement.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of these promises, the mutual covenants contained in this Loan Agreement and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows:

 

ARTICLE I DEFINED TERMS; CONSTRUCTION.

 

1.01 Defined Terms. Each defined term in this Loan Agreement will have the meaning ascribed to that term in Article XII unless otherwise defined in this Loan Agreement.

 

1.02 Construction.

 

(a) The captions and headings of the Articles and Sections of this Loan Agreement are for convenience only and will be disregarded in construing this Loan Agreement.

 

(b) Any reference in this Loan Agreement to an “Exhibit,” an “Article” or a “Section” will, unless otherwise explicitly provided, be construed as referring, respectively, to an Exhibit attached to this Loan Agreement or to an Article or Section of this Loan Agreement.

 

(c) All Exhibits and Riders attached to or referred to in this Loan Agreement are incorporated by reference in this Loan Agreement.

 

(d) Any reference in this Loan Agreement to a statute or regulation will be construed as referring to that statute or regulation as amended from time to time.

 

(e) Use of the singular in this Loan Agreement includes the plural and use of the plural includes the singular.

 

(f) As used in this Loan Agreement, the term “including” means “including, but not limited to” and the term “includes” means “includes without limitation.”

 

(g) The use of one gender includes the other gender, as the context may require.

 

(h) Unless the context requires otherwise, (i) any definition of or reference to any agreement, instrument or other document in this Loan Agreement will be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth in this Loan Agreement), and (ii) any reference in this Loan Agreement to any Person will be construed to include such Person’s successors and assigns.

 

Multifamily Loan and Security Agreement Page 1

 

 

(i) Any reference in this Loan Agreement to “Lender’s requirements,” “as required by Lender,” or similar references will be construed, after Securitization, to mean Lender’s requirements or standards as determined in accordance with Lender’s and Loan Servicer’s obligations under the terms of the Securitization documents.

 

ARTICLE II LOAN.

 

2.01 Loan Terms. The Loan will be evidenced by the Note and will bear interest and be paid in accordance with the payment terms set forth in the Note.

 

2.02 Prepayment Premium. Borrower will be required to pay a prepayment premium in connection with certain prepayments of the Indebtedness, including a payment made after Lender’s exercise of any right of acceleration of the Indebtedness, as provided in the Note.

 

2.03 Exculpation. Borrower’s personal liability for payment of the Indebtedness and for performance of the other obligations to be performed by it under this Loan Agreement is limited in the manner, and to the extent, provided in the Note.

 

2.04 Application of Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, then Lender may apply that payment to amounts then due and payable in any manner and in any order determined by Lender (unless otherwise required by applicable law), in Lender’s sole and absolute discretion. Neither Lender’s acceptance of an amount that is less than all amounts then due and payable, nor Lender’s application of such payment in the manner authorized, will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction. Notwithstanding the application of any such amount to the Indebtedness, Borrower’s obligations under this Loan Agreement, the Note and all other Loan Documents will remain unchanged.

 

2.05 Usury Savings. If any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower is interpreted so that any charge provided for in any Loan Document, whether considered separately or together with other charges levied in connection with any other Loan Document, violates that law, and Borrower is entitled to the benefit of that law, that charge is reduced to the extent necessary to eliminate that violation. The amounts, if any, previously paid to Lender in excess of the permitted amounts will be applied by Lender to reduce the principal amount of the Indebtedness. For the purpose of determining whether any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower has been violated, all Indebtedness which constitutes interest, as well as all other charges levied in connection with the Indebtedness which constitute interest, will be deemed to be allocated and spread ratably over the stated term of the Note. Unless otherwise required by applicable law, such allocation and spreading will be effected in such a manner that the rate of interest so computed is uniform throughout the stated term of the Note.

 

2.06 Floating Rate Mortgage - Third Party Cap Agreement. If (a) the Note does not provide for interest to accrue at a floating or variable interest rate (other than during any Extension Period, if applicable), and (b) a third party Cap Agreement is not required, then this Section 2.06 and Section 3.04 will be of no force or effect.

 

Multifamily Loan and Security Agreement Page 2

 

 

(a) So long as there is no Event of Default, Lender or Loan Servicer will remit to Borrower each Cap Payment received by Lender or Loan Servicer with respect to any month for which Borrower has paid in full the monthly installment of principal and interest or interest only, as applicable, due under the Note. Alternatively, at Lender’s option, so long as there is no Event of Default, Lender may apply a Cap Payment received by Lender or Loan Servicer with respect to any month to the applicable monthly payment of accrued interest due under the Note if Borrower has paid in full the remaining portion of such monthly payment of principal and interest or interest only, as applicable.

 

(b) Neither the existence of a Cap Agreement nor anything in this Loan Agreement will relieve Borrower of its primary obligation to timely pay in full all amounts due under the Note and otherwise due on account of the Indebtedness.

 

ARTICLE III LOAN SECURITY AND GUARANTY.

 

3.01 Security Instrument. Borrower will execute the Security Instrument dated of even date with this Loan Agreement. The Security Instrument will be recorded in the applicable land records in the Property Jurisdiction.

 

3.02 Reserve Funds.

 

(a) Security Interest . To secure Borrower’s obligations under this Loan Agreement and to further secure Borrower’s obligations under the Note and the other Loan Documents, Borrower conveys, pledges, transfers and grants to Lender a security interest pursuant to the Uniform Commercial Code of the Property Jurisdiction or any other applicable law in and to all money in the Reserve Funds, as the same may increase or decrease from time to time, all interest and dividends thereon and all proceeds thereof.

 

(b) Supplemental Loan . If this Loan Agreement is entered into in connection with a Supplemental Loan and if the same Person is or becomes both Senior Lender and Supplemental Lender, then:

 

(i) Borrower assigns and grants to Supplemental Lender a security interest in the Reserve Funds established in connection with the Senior Indebtedness as additional security for all of Borrower’s obligations under the Supplemental Note.

 

(ii) In addition, Borrower assigns and grants to Senior Lender a security interest in the Reserve Funds established in connection with the Supplemental Indebtedness as additional security for all of Borrower’s obligations under the Senior Note.

 

(iii) It is the intention of Borrower that all amounts deposited by Borrower in connection with either the Senior Loan Documents, the Supplemental Loan Documents, or both, constitute collateral for the Supplemental Indebtedness secured by the Supplemental Instrument and the Senior Indebtedness secured by the Senior Instrument, with the application of such amounts to such Senior Indebtedness or Supplemental Indebtedness to be at the discretion of Senior Lender and Supplemental Lender.

 

3.03 Uniform Commercial Code Security Agreement. This Loan Agreement is also a security agreement under the Uniform Commercial Code for any of the Mortgaged Property which, under applicable law, may be subjected to a security interest under the Uniform Commercial Code, for the purpose of securing Borrower’s obligations under this Loan Agreement and to further secure Borrower’s obligations under the Note, Security Instrument and other Loan Documents, whether such Mortgaged Property is owned now or acquired in the future, and all products and cash and non-cash proceeds thereof (collectively, “ UCC Collateral ”), and by this Loan Agreement, Borrower grants to Lender a security interest in the UCC Collateral.

 

Multifamily Loan and Security Agreement Page 3

 

 

3.04 Cap Agreement and Cap Collateral Assignment. Reserved.

 

3.05 Guaranty. Borrower will cause each Guarantor (if any) to execute a Guaranty of all or a portion of Borrower’s obligations under the Loan Documents effective as of the date of this Loan Agreement.

 

3.06 Reserved.

 

3.07 Reserved.

 

3.08 Reserved.

 

ARTICLE IV RESERVE FUNDS AND REQUIREMENTS.

 

4.01 Reserves Generally.

 

(a) Establishment of Reserve Funds; Investment of Deposits . Unless otherwise provided in Section 4.03 and/or Section 4.04, each Reserve Fund will be established on the date of this Loan Agreement and each of the following will apply:

 

(i) All Reserve Funds will be deposited in an Eligible Account at an Eligible Institution or invested in “permitted investments” as then defined and required by the Rating Agencies.

 

(ii) Lender will not be obligated to open additional accounts or deposit Reserve Funds in additional institutions when the amount of any Reserve Fund exceeds the maximum amount of the federal deposit insurance or guaranty. Borrower acknowledges and agrees that it will not have the right to direct Lender as to any specific investment of monies in any Reserve Fund. Lender will not be responsible for any losses resulting from investment of monies in any Reserve Fund or for obtaining any specific level or percentage of earnings on such investment.

 

(b) Interest on Reserve Funds; Trust Funds . Unless applicable law requires, Lender will not be required to pay Borrower any interest, earnings or profits on the Reserve Funds. Any amounts deposited with Lender under this Article IV will not be trust funds, nor will they operate to reduce the Indebtedness, unless applied by Lender for that purpose pursuant to the terms of this Loan Agreement.

 

(c) Use of Reserve Funds . Each Reserve Fund will, except as otherwise provided in this Loan Agreement, be used for the sole purpose of paying, or reimbursing Borrower for payment of, the item(s) for which the applicable Reserve Fund was established. Borrower acknowledges and agrees that, except as specified in this Loan Agreement, monies in one Reserve Fund will not be used to pay, or reimburse Borrower for, matters for which another Reserve Fund has been established.

 

(d) Termination of Reserve Funds . Upon the payment in full of the Indebtedness, Lender will pay to Borrower all funds remaining in any Reserve Funds.

 

(e) Reserved.

 

Multifamily Loan and Security Agreement Page 4

 

 

4.02 Reserves for Taxes, Insurance and Other Charges.

 

(a) Deposits to Imposition Reserve Deposits . Borrower will deposit with Lender on the day monthly installments of principal or interest, or both, are due under the Note (or on another day designated in writing by Lender), until the Indebtedness is paid in full, an additional amount sufficient to accumulate with Lender the entire sum required to pay, when due, the items marked “Collect” below. Except as provided in Section 4.02(e), Lender will not require Borrower to make Imposition Reserve Deposits with respect to the items marked “Deferred” below.

 

[Deferred] Property Insurance premiums or premiums for other Insurance required by Lender under Section 6.10
[Collect] Taxes and payments in lieu of taxes
[Deferred] water and sewer charges that could become a Lien on the Mortgaged Property
[N/A] Ground Rents
[Deferred] assessments or other charges that could become a Lien on the Mortgaged Property, including home owner association dues

 

The amounts deposited pursuant to this Section 4.02(a) are collectively referred to in this Loan Agreement as the “ Imposition Reserve Deposits .” The obligations of Borrower for which the Imposition Reserve Deposits are required are collectively referred to in this Loan Agreement as “ Impositions .” The amount of the Imposition Reserve Deposits must be sufficient to enable Lender to pay each Imposition before the last date upon which such payment may be made without any penalty or interest charge being added. Lender will maintain records indicating how much of the monthly Imposition Reserve Deposits and how much of the aggregate Imposition Reserve Deposits held by Lender are held for the purpose of paying Taxes, Insurance premiums, Ground Rent (if applicable) and each other Imposition.

 

(b) Disbursement of Imposition Reserve Deposits . Lender will apply the Imposition Reserve Deposits to pay Impositions so long as no Event of Default has occurred and is continuing. Lender will pay all Impositions from the Imposition Reserve Deposits held by Lender upon Lender’s receipt of a bill or invoice for an Imposition. If Borrower holds a ground lessee interest in the Mortgaged Property and Imposition Reserve Deposits are collected for Ground Rent, then Lender will pay the monthly or other periodic installments of Ground Rent from the Imposition Reserve Deposits, whether or not Lender receives a bill or invoice for such installments. Lender will have no obligation to pay any Imposition to the extent it exceeds the amount of the Imposition Reserve Deposits then held by Lender. Lender may pay an Imposition according to any bill, statement or estimate from the appropriate public office, Ground Lessor (if applicable) or insurance company without inquiring into the accuracy of the bill, statement or estimate or into the validity of the Imposition.

 

(c) Excess or Deficiency of Imposition Reserve Deposits . If at any time the amount of the Imposition Reserve Deposits held by Lender for payment of a specific Imposition exceeds the amount reasonably deemed necessary by Lender, the excess will be credited against future installments of Imposition Reserve Deposits. If at any time the amount of the Imposition Reserve Deposits held by Lender for payment of a specific Imposition is less than the amount reasonably estimated by Lender to be necessary, Borrower will pay to Lender the amount of the deficiency within 15 days after Notice from Lender.

 

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(d) Delivery of Invoices . Borrower will promptly deliver to Lender a copy of all notices of, and invoices for, Impositions.

 

(e) Deferral of Collection of Any Imposition Reserve Deposits; Delivery of Receipts . If Lender does not collect an Imposition Reserve Deposit with respect to an Imposition either marked “Deferred” in Section 4.02(a) or pursuant to a separate written deferral by Lender, then on or before the earlier of the date each such Imposition is due, or the date this Loan Agreement requires each such Imposition to be paid, Borrower will provide Lender with proof of payment of each such Imposition. Upon Notice to Borrower, Lender may revoke its deferral and require Borrower to deposit with Lender any or all of the Imposition Reserve Deposits listed in Section 4.02(a), regardless of whether any such item is marked “Deferred” (i) if Borrower does not timely pay any of the Impositions, (ii) if Borrower fails to provide timely proof to Lender of such payment, (iii) at any time during the existence of an Event of Default or (iv) upon placement of a Supplemental Loan in accordance with Section 11.11.

 

(f) through (i) are Reserved.

 

4.03 Repairs; Repair Reserve Fund. Reserved.

 

4.04 Replacement Reserve Fund. Reserved.

 

4.05 Rental Achievement Provisions. Reserved.

 

4.06 Debt Service Reserve. Reserved.

 

4.07 Rate Cap Agreement Reserve Fund. Reserved.

 

4.08 Reserved.

 

4.09 Reserved.

 

4.10 Reserved.

 

ARTICLE V REPRESENTATIONS AND WARRANTIES.

 

Borrower represents and warrants to Lender as follows as of the date of this Loan Agreement:

 

5.01 Review of Documents. Borrower has reviewed: (a) the Note, (b) the Security Instrument, (c) the Commitment Letter, and (d) all other Loan Documents.

 

5.02 Condition of Mortgaged Property. Except as Borrower may have disclosed to Lender in writing in connection with the issuance of the Commitment Letter, the Mortgaged Property has not been damaged by fire, water, wind or other cause of loss, or any previous damage to the Mortgaged Property has been fully restored.

 

5.03 No Condemnation. No part of the Mortgaged Property has been taken in Condemnation or other like proceeding, and, to the best of Borrower’s knowledge after due inquiry and investigation, no such proceeding is pending or threatened for the partial or total Condemnation or other taking of the Mortgaged Property.

 

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5.04 Actions; Suits; Proceedings.

 

(a) There are no judicial, administrative, mediation or arbitration actions, suits or proceedings pending or, to the best of Borrower’s knowledge, threatened in writing against or affecting Borrower (and, if Borrower is a limited partnership, any of its general partners or if Borrower is a limited liability company, any member of Borrower) or the Mortgaged Property which, if adversely determined, would have a Material Adverse Effect.

 

(b) Reserved.

 

5.05 Environmental. Except as previously disclosed by Borrower to Lender in writing (which written disclosure may be in certain environmental assessments and other written reports accepted by Lender in connection with the funding of the Indebtedness and dated prior to the date of this Loan Agreement), each of the following is true:

 

(a) Borrower has not at any time engaged in, caused or permitted any Prohibited Activities or Conditions on the Mortgaged Property.

 

(b) To the best of Borrower’s knowledge after due inquiry and investigation, no Prohibited Activities or Conditions exist or have existed on the Mortgaged Property.

 

(c) The Mortgaged Property does not now contain any underground storage tanks, and, to the best of Borrower’s knowledge after due inquiry and investigation, the Mortgaged Property has not contained any underground storage tanks in the past. If there is an underground storage tank located on the Mortgaged Property that has been previously disclosed by Borrower to Lender in writing, that tank complies with all requirements of Hazardous Materials Laws.

 

(d) To the best of Borrower’s knowledge after due inquiry and investigation, Borrower has complied with all Hazardous Materials Laws, including all requirements for notification regarding releases of Hazardous Materials. Without limiting the generality of the foregoing, all Environmental Permits required for the operation of the Mortgaged Property in accordance with Hazardous Materials Laws now in effect have been obtained and all such Environmental Permits are in full force and effect.

 

(e) To the best of Borrower’s knowledge after due inquiry and investigation, no event has occurred with respect to the Mortgaged Property that constitutes, or with the passage of time or the giving of notice, or both, would constitute, noncompliance with the terms of any Environmental Permit.

 

(f) There are no actions, suits, claims or proceedings pending or, to the best of Borrower’s knowledge after due inquiry and investigation, threatened in writing, that involve the Mortgaged Property and allege, arise out of, or relate to any Prohibited Activity or Condition.

 

(g) Borrower has received no actual or constructive notice of any written complaint, order, notice of violation or other communication from any Governmental Authority with regard to air emissions, water discharges, noise emissions or Hazardous Materials, or any other environmental, health or safety matters affecting the Mortgaged Property or any property that is adjacent to the Mortgaged Property.

 

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5.06 Commencement of Work; No Labor or Materialmen’s Claims. Except as set forth on Exhibit E , prior to the recordation of the Security Instrument, no work of any kind has been or will be commenced or performed upon the Mortgaged Property, and no materials or equipment have been or will be delivered to or upon the Mortgaged Property, for which the contractor, subcontractor or vendor continues to have any rights including the existence of or right to assert or file a mechanic’s or materialmen’s Lien. If any such work of any kind has been commenced or performed upon the Mortgaged Property, or if any such materials or equipment have been ordered or delivered to or upon the Mortgaged Property, then prior to the execution of the Security Instrument, Borrower has satisfied each of the following conditions:

 

(a) Borrower has fully disclosed in writing to the title insurance company issuing the mortgagee title insurance policy insuring the Lien of the Security Instrument that work has been commenced or performed on the Mortgaged Property, or materials or equipment have been ordered or delivered to or upon the Mortgaged Property.

 

(b) Borrower has obtained and delivered to Lender and the title company issuing the mortgagee title insurance policy insuring the Lien of the Security Instrument Lien waivers from all contractors, subcontractors, suppliers or any other applicable party, pertaining to all work commenced or performed on the Mortgaged Property, or materials or equipment ordered or delivered to or upon the Mortgaged Property.

 

Borrower represents and warrants that all parties furnishing labor and materials for which a Lien or claim of Lien may be filed against the Mortgaged Property have been paid in full and, except for such Liens or claims insured against by the policy of title insurance to be issued in connection with the Loan, there are no mechanics’, laborers’ or materialmen’s Liens or claims outstanding for work, labor or materials affecting the Mortgaged Property, whether prior to, equal with or subordinate to the Lien of the Security Instrument.

 

5.07 Compliance with Applicable Laws and Regulations.

 

(a) To the best of Borrower’s knowledge after due inquiry and investigation, each of the following is true:

 

(i) All Improvements and the use of the Mortgaged Property comply with all applicable statutes, rules and regulations, including all applicable statutes, rules and regulations pertaining to requirements for equal opportunity, anti-discrimination, fair housing, environmental protection, zoning and land use (“legal, non-conforming” status with respect to uses or structures will be considered to comply with zoning and land use requirements for the purposes of this representation).

 

(ii ) The Improvements comply with applicable health, fire, and building codes.

 

(iii) There is no evidence of any illegal activities relating to controlled substances on the Mortgaged Property.

 

(b) Reserved.

 

(c) Reserved.

 

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5.08 Access; Utilities; Tax Parcels. The Mortgaged Property: (a) has ingress and egress via a publicly dedicated right of way or via an irrevocable easement permitting ingress and egress, (b) is served by public utilities and services generally available in the surrounding community or otherwise appropriate for the use in which the Mortgaged Property is currently being utilized, and (c) constitutes one or more separate tax parcels.

 

5.09 Licenses and Permits.

 

(a) Borrower, any commercial tenant of the Mortgaged Property and/or any operator of the Mortgaged Property is in possession of all material licenses, permits and authorizations required for use of the Mortgaged Property, which are valid and in full force and effect as of the date of this Loan Agreement.

 

(b) Through (i) are reserved.

 

5.10 No Other Interests. To the best of Borrower’s knowledge after due inquiry and investigation, no Person has (a) any possessory interest in the Mortgaged Property or right to occupy the Mortgaged Property except under and pursuant to the provisions of existing Leases by and between tenants and Borrower (a form of residential lease having been previously provided to Lender together with the material terms of any and all Non-Residential Leases at the Mortgaged Property), or (b) an option to purchase the Mortgaged Property or an interest in the Mortgaged Property, except as has been disclosed to and approved in writing by Lender.

 

5.11 Term of Leases. All Leases for residential dwelling units with respect to the Mortgaged Property satisfy each of the following conditions:

 

(a) They are on forms that are customary for similar multifamily properties in the Property Jurisdiction.

 

(b) They are for initial terms of at least 6 months and not more than 2 years (unless otherwise approved in writing by Lender).

 

(c) They do not include any Corporate Leases (unless otherwise approved in writing by Lender).

 

(d) They do not include options to purchase.

 

5.12 No Prior Assignment; Prepayment of Rents. Borrower has (a) not executed any prior assignment of Rents (other than an assignment of Rents securing any prior indebtedness that is being assigned to Lender, or that is being paid off and discharged with the proceeds of the Loan evidenced by the Note or, if this Loan Agreement is entered into in connection with a Supplemental Loan, other than an assignment of Rents securing any Senior Indebtedness), and (b) not performed any acts and has not executed, and will not execute, any instrument which would prevent Lender from exercising its rights under any Loan Document. At the time of execution of this Loan Agreement, unless otherwise approved by Lender in writing, there has been no prepayment of any Rents for more than 2 months prior to the due dates of such Rents.

 

5.13 Illegal Activity. No portion of the Mortgaged Property has been or will be purchased with the proceeds of any illegal activity.

 

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5.14 Taxes Paid. Borrower has filed all federal, state, county and municipal tax returns required to have been filed by Borrower, and has paid all Taxes which have become due pursuant to such returns or to any notice of assessment received by Borrower, and Borrower has no knowledge of any basis for additional assessment with respect to such Taxes. To the best of Borrower’s knowledge after due inquiry and investigation , there are not presently pending any special assessments against the Mortgaged Property or any part of the Mortgaged Property.

 

5.15 Title Exceptions. To the best of Borrower’s knowledge after due inquiry and investigation, none of the items shown in the schedule of exceptions to coverage in the title policy issued to and accepted by Lender contemporaneously with the execution of this Loan Agreement and insuring Lender’s interest in the Mortgaged Property will have a Material Adverse Effect on the (a) ability of Borrower to pay the Loan in full, (b) ability of Borrower to use all or any part of the Mortgaged Property in the manner in which the Mortgaged Property is being used on the Closing Date, except as set forth in Section 6.03, (c) operation of the Mortgaged Property, or (d) value of the Mortgaged Property.

 

5.16 No Change in Facts or Circumstances.

 

(a) All information in the application for the Loan submitted to Lender, including all financial statements for the Mortgaged Property, Borrower, and any Borrower Principal, and all Rent Schedules, reports, certificates, and any other documents submitted in connection with the application (collectively, “ Loan Application ”) is complete and accurate in all material respects as of the date such information was submitted to Lender.

 

(b) There has been no change in any fact or circumstance since the Loan Application was submitted to Lender that would make any information submitted as part of the Loan Application materially incomplete or inaccurate.

 

(c) The organizational structure of Borrower is as set forth in Exhibit H .

 

5.17 Financial Statements. The financial statements of Borrower and each Borrower Principal furnished to Lender as part of the Loan Application reflect in each case a positive net worth as of the date of the applicable financial statement.

 

5.18 ERISA – Borrower Status. Borrower represents as follows:

 

(a) Borrower is not an “investment company,” or a company under the Control of an “investment company,” as such terms are defined in the Investment Company Act of 1940, as amended.

 

(b) Borrower is not an “employee benefit plan,” as defined in Section 3(3) of ERISA, which is subject to Title I of ERISA or a “plan” to which Section 4975 of the Tax Code applies, and the assets of Borrower do not constitute “plan assets” of one or more such plans within the meaning of 29 C.F.R. Section 2510.3-101, as modified by Section 3(42) of ERISA.

 

(c) Borrower is not a "governmental plan" within the meaning of Section 3(32) of ERISA, and is not subject to state statutes regulating investments or fiduciary obligations with respect to governmental plans.

 

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5.19 No Fraudulent Transfer or Preference. No Borrower or Borrower Principal (a) has made, or is making in connection with and as security for the Loan, a transfer of an interest in the property of Borrower or Borrower Principal to or for the benefit of Lender or otherwise as security for any of the obligations under the Loan Documents which is or could constitute a voidable preference under federal bankruptcy, state insolvency or similar applicable creditors’ rights laws, or (b) has made, or is making in connection with the Loan, a transfer (including any transfer to or for the benefit of an insider under an employment contract) of an interest of Borrower or any Borrower Principal in property which is or could constitute a voidable preference under federal bankruptcy, state insolvency or similar applicable creditors’ rights laws, or (c) has incurred, or is incurring in connection with the Loan, any obligation (including any obligation to or for the benefit of an insider under an employment contract) which is or could constitute a fraudulent transfer under federal bankruptcy, state insolvency, or similar applicable creditors’ rights laws.

 

5.20 No Insolvency or Judgment.

 

(a) No Pending Proceedings or Judgments . No Borrower or Borrower Principal is (i) the subject of or a party to (other than as a creditor) any completed or pending bankruptcy, reorganization or insolvency proceeding, or (ii) the subject of any judgment unsatisfied of record or docketed in any court located in the United States.

 

(b) Insolvency . Borrower is not presently insolvent, and the Loan will not render Borrower insolvent. As used in this Section, the term “insolvent” means that the total of all of a Person’s liabilities (whether secured or unsecured, contingent or fixed, or liquidated or unliquidated) is in excess of the value of all of the assets of the Person that are available to satisfy claims of creditors.

 

5.21 Working Capital. After the Loan is made, Borrower intends to have sufficient working capital, including cash flow from the Mortgaged Property or other sources, not only to adequately maintain the Mortgaged Property, but also to pay all of Borrower’s outstanding debts as they come due (other than any balloon payment due upon the maturity of the Loan). Lender acknowledges that no members or partners of Borrower or any Borrower Principal will be obligated to contribute equity to Borrower for purposes of providing working capital to maintain the Mortgaged Property or to pay Borrower’s outstanding debts except as may otherwise be required under their organizational documents.

 

5.22 Cap Collateral. Reserved.

 

5.23 Ground Lease. Reserved.

 

5.24 Purpose of Loan. The purpose of the Loan is as indicated by the checked boxes below:

 

¨ Refinance Loan : The Loan is a refinancing of existing indebtedness and, except to the extent specifically required by Lender, there is to be no change in the ownership of either the Mortgaged Property or Borrower Principals. The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the refinancing has been fully disclosed to Lender.

 

x Acquisition Loan : All of the consideration given or received or to be given or received in connection with the acquisition of the Mortgaged Property has been fully disclosed to Lender. The Mortgaged Property was or will be purchased from Citation 320 Delaware, LLC (“ Property Seller ”). No Borrower or Borrower Principal has or had, directly or indirectly (through a family member or otherwise), any interest in the Property Seller and the acquisition of the Mortgaged Property is an arm’s-length transaction. To the best of Borrower’s knowledge after due inquiry and investigation, the purchase price of the Mortgaged Property represents the fair market value of the Mortgaged Property and Property Seller is not or will not be insolvent subsequent to the sale of the Mortgaged Property.

 

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¨ Supplemental Loan : The Loan is a Supplemental Loan and, except to the extent specifically required or approved by Lender, there has been no change in the ownership of either the Mortgaged Property or Borrower Principals since the date of the Senior Note. The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the Supplemental Loan has been fully disclosed to Lender.

 

¨ Cross-Collateralized/Cross-Defaulted Loan Pool : The Loan is part of a cross-collateralized/cross-defaulted pool of loans described as follows:

 

____  being simultaneously made to Borrower and/or Borrower’s Affiliates

 

____  made previously to Borrower and/or Borrower’s Affiliates

 

The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the Loan and the other loans comprising the cross-collateralized/cross-defaulted loan pool has been fully disclosed to Lender.

 

5.25 through 5.39 are reserved.

 

5.40 Recycled SPE Borrower. Reserved.

 

5.41 Recycled SPE Equity Owner. Reserved.

 

5.42 through 5.50 are reserved.

 

5.51 Survival. The representations and warranties set forth in this Loan Agreement will survive until the Indebtedness is paid in full; however, the representations and warranties set forth in Section 5.05 will survive beyond repayment of the entire Indebtedness, to the extent provided in Section 10.02(i).

 

5.52 through 5.53 are reserved.

 

ARTICLE VI BORROWER COVENANTS.

 

6.01 Compliance with Laws. Borrower will comply with all laws, ordinances, rules, regulations and requirements of any Governmental Authority having jurisdiction over the Mortgaged Property and all licenses and permits and all recorded covenants and agreements relating to or affecting the Mortgaged Property, including all laws, ordinances, regulations, requirements and covenants pertaining to health and safety, construction of improvements on the Mortgaged Property, Repairs, Capital Replacements, fair housing, disability accommodation, zoning and land use, applicable building codes, special use permits and environmental regulations, Leases and the maintenance and disposition of tenant security deposits. Borrower will take appropriate measures to prevent, and will not engage in or knowingly permit, any illegal activities at the Mortgaged Property, including those that could endanger tenants or visitors, result in damage to the Mortgaged Property, result in forfeiture of the Mortgaged Property, or otherwise materially impair the Lien created by the Security Instrument or Lender’s interest in the Mortgaged Property. Borrower will at all times maintain records sufficient to demonstrate compliance with the provisions of this Section 6.01.

 

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6.02 Compliance with Organizational Documents. Borrower will at all times comply with all laws, regulations and requirements of any Governmental Authority relating to Borrower’s formation, continued existence and good standing in its state of formation and, if different, in the Property Jurisdiction. Borrower will at all times comply with its organizational documents, including its partnership agreement (if Borrower is a partnership), its by-laws (if Borrower is a corporation or housing cooperative corporation or association) or its operating agreement (if Borrower is a limited liability company or tenancy-in-common). If Borrower is a housing cooperative corporation or association, Borrower will at all times maintain its status as a “cooperative housing corporation” as such term is defined in Section 216(b) of the Internal Revenue Code of 1986, as amended, or any successor statute thereto.

 

6.03 Use of Mortgaged Property.

 

(a) Unless required by applicable law, without the prior written consent of Lender, Borrower will not take any of the following actions:

 

(i) Allow changes in the use for which all or any part of the Mortgaged Property is being used at the time this Loan Agreement is executed.

 

(ii) Convert any individual dwelling units or common areas to commercial use.

 

(iii) Initiate a change in the zoning classification of the Mortgaged Property or acquiesce to a change in the zoning classification of the Mortgaged Property.

 

(iv) Establish any condominium or cooperative regime with respect to the Mortgaged Property beyond any which may be in existence on the date of this Loan Agreement.

 

(v) Combine all or any part of the Mortgaged Property with all or any part of a tax parcel which is not part of the Mortgaged Property.

 

(vi) Subdivide or otherwise split any tax parcel constituting all or any part of the Mortgaged Property.

 

(vii) Add to or change any location at which any of the Mortgaged Property is stored, held or located unless Borrower (A) gives Notice to Lender within 30 days after the occurrence of such addition or change, (B) executes and delivers to Lender any modifications of or supplements to this Loan Agreement that Lender may require, and (C) authorizes the filing of any financing statement which may be filed in connection with this Loan Agreement, as Lender may require.

 

(viii) Convert, in whole or in part, any non-residential income producing units to non-income producing units.

 

(b) Reserved.

 

(c) Notwithstanding anything contained in this Section to the contrary, if Borrower is a housing cooperative corporation or association, Lender acknowledges and consents to Borrower’s use of the Mortgaged Property as a housing cooperative.

 

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6.04 Non-Residential Leases.

 

(a) Prohibited New Non-Residential Leases or Modified Non-Residential Leases . Except as set forth in Section 6.04(b), Borrower will not enter into any New Non-Residential Lease, enter into any Modified Non-Residential Lease or terminate any Non-Residential Lease (including any Non-Residential Lease in existence on the date of this Loan Agreement) without the prior written consent of Lender.

 

(b) New Non-Residential Leases or Modified Non-Residential Leases for which Lender’s Consent is Not Required . Lender’s consent will not be required for Borrower to enter into a Modified Non-Residential Lease or a New Non-Residential Lease, provided that the Modified Non-Residential Lease or New Non-Residential Lease satisfies each of the following requirements:

 

(i) The tenant under the New Non-Residential Lease or Modified Non-Residential Lease is not an Affiliate of Borrower or any Guarantor.

 

(ii) The terms of the New Non-Residential Lease or Modified Non-Residential Lease are at least as favorable to Borrower as those customary in the applicable market at the time Borrower enters into the New Non-Residential Lease or Modified Non-Residential Lease.

 

(iii) The Rents paid to Borrower pursuant to the New Non-Residential Lease or Modified Non-Residential Lease are not less than 90% of the rents paid to Borrower pursuant to the Non-Residential Lease, if any, for that portion of the Mortgaged Property that was in effect prior to the New Non-Residential Lease or Modified Non-Residential Lease.

 

(iv) The term of the New Non-Residential Lease or Modified Non-Residential Lease, including any option to extend, is 10 years or less.

 

(v) Any New Non-Residential Lease must provide that the space may not be used or operated, in whole or in part, for any of the following:

 

(A) The operation of a so-called “head shop” or other business devoted to the sale of articles or merchandise normally used or associated with illegal or unlawful activities such as, but not limited to, the sale of paraphernalia used in connection with marijuana or controlled drugs or substances.

 

(B) A gun shop, shooting gallery or firearms range.

 

(C) A so-called massage parlor or any business which sells, rents or permits the viewing of so-called “adult” or pornographic materials such as, but not limited to, adult magazines, books, movies, photographs, sexual aids, sexual articles and sex paraphernalia.

 

(D) Any use involving the sale or distribution of any flammable liquids, gases or other Hazardous Materials.

 

(E) An off-track betting parlor or arcade.

 

(F) A liquor store or other establishment whose primary business is the sale of alcoholic beverages for off-site consumption.

 

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(G) A burlesque or strip club.

 

(H) Any illegal activity.

 

(vi) The aggregate of the income derived from the space leased pursuant to the New Non-Residential Lease accounts for less than 20% of the gross income of the Mortgaged Property on the date that Borrower enters into the New Non-Residential Lease.

 

(vii) Such New Non-Residential Lease is not an oil or gas lease, pipeline agreement or other instrument related to the production or sale of oil or natural gas.

 

(c) Executed Copies of Non-Residential Leases . Borrower will, without request by Lender, deliver a fully executed copy of each Non-Residential Lease to Lender promptly after such Non-Residential Lease is signed.

 

(d) Subordination and Attornment Requirements . All Non-Residential Leases, regardless of whether Lender’s consent or approval is required, will specifically include the following provisions:

 

(i) The Lease is subordinate to the Lien of the Security Instrument, with such subordination to be self-executing.

 

(ii) The tenant will attorn to Lender and any purchaser at a foreclosure sale, such attornment to be self-executing and effective upon acquisition of title to the Mortgaged Property by any purchaser at a foreclosure sale or by Lender in any manner.

 

(iii) The tenant agrees to execute such further evidences of attornment as Lender or any purchaser at a foreclosure sale may from time to time request.

 

(iv) The tenant will, upon receipt of a written request from Lender following the occurrence of and during the continuance of an Event of Default, pay all Rents payable under the Lease to Lender.

 

(v) Reserved.

 

(vi) Reserved.

 

6.05 Prepayment of Rents. Borrower will not receive or accept Rent under any Lease (whether a residential Lease or a Non-Residential Lease) for more than 2 months in advance.

 

6.06 Inspection.

 

(a) Right of Entry . Borrower will permit Lender, its agents, representatives and designees and any interested Governmental Authority to make or cause to be made entries upon and inspections of the Mortgaged Property to inspect, among other things: (i) Repairs, (ii) Capital Replacements, (iii) Restorations, (iv) Property Improvement Alterations, and (v) any other Improvements, both in process and upon completion (including environmental inspections and tests performed by professional inspection engineers) during normal business hours, or at any other reasonable time, upon reasonable Notice to Borrower if the inspection is to include occupied residential units (which Notice need not be in writing). During normal business hours, or at any other reasonable time, Borrower will also permit Lender to examine all books and records and contracts and bills pertaining to the foregoing. Notice to Borrower will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing.

 

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(b) Inspection of Mold . If Lender determines that Mold has or may have developed as a result of a water intrusion event or leak, Lender, at Lender’s Discretion, may require that a professional inspector inspect the Mortgaged Property to confirm whether Mold has developed and, if so, thereafter as frequently as Lender determines is necessary until any issue with Mold and its cause(s) are resolved to Lender’s satisfaction. Such inspection will be limited to a visual and olfactory inspection of the area that has experienced the Mold, water intrusion event or leak. Borrower will be responsible for the cost of each such professional inspection and any remediation deemed to be necessary as a result of the professional inspection. After any issue with Mold is remedied to Lender’s satisfaction, Lender will not require a professional inspection any more frequently than once every 3 years unless Lender otherwise becomes aware of Mold as a result of a subsequent water intrusion event or leak.

 

(c) Certification in Lieu of Inspection . If Lender or Loan Servicer determines not to conduct an annual inspection of the Mortgaged Property, and in lieu thereof Lender requests a certification, Borrower will provide to Lender a factually correct certification, each year that the annual inspection is waived, to the following effect:

 

Borrower has not received any written complaint, notice, letter or other written communication from any tenant, Property Manager or governmental authority regarding mold, fungus, microbial contamination or pathogenic organisms (“Mold”) or any activity, condition, event or omission that causes or facilitates the growth of Mold on or in any part of the Mortgaged Property or, if Borrower has received any such written complaint, notice, letter or other written communication, that Borrower has investigated and determined that no Mold activity, condition or event exists or alternatively has fully and properly remediated such activity, condition, event or omission in compliance with the Moisture Management Plan for the Mortgaged Property.

 

If Borrower is unwilling or unable to provide such certification, Lender may require a professional inspection of the Mortgaged Property at Borrower’s expense.

 

6.07 Books and Records; Financial Reporting.

 

(a) Delivery of Books and Records . Borrower will keep and maintain at all times at the Mortgaged Property or the Property Manager’s office, and upon Lender’s request will make available at the Mortgaged Property (or, at Borrower’s option, at the Property Manager’s office), complete and accurate books of account and records (including copies of supporting bills and invoices) adequate to reflect correctly the operation of the Mortgaged Property, in accordance with GAAP consistently applied (or such other method which is reasonably acceptable to Lender), and copies of all written contracts, Leases, and other instruments which affect the Mortgaged Property. The books, records, contracts, Leases and other instruments will be subject to examination and inspection by Lender at any reasonable time.

 

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(b) Delivery of Statement of Income and Expenses; Rent Schedule and Other Statements . Borrower will furnish to Lender each of the following:

 

(i) Within 25 days after the end of each calendar quarter prior to Securitization and within 35 days after each calendar quarter after Securitization, each of the following:

 

(A) A Rent Schedule dated no earlier than the date that is 5 days prior to the end of such quarter.

 

(B) A statement of income and expenses for Borrower’s operation of the Mortgaged Property that is either of the following:

 

(1) For the 12 month period ending on the last day of such quarter.

 

(2) If at the end of such quarter Borrower or any Affiliate of Borrower has owned the Mortgaged Property for less than 12 months, for the period commencing with the acquisition of the Mortgaged Property by Borrower or its Affiliate, and ending on the last day of such quarter.

 

(C) When requested by Lender, a balance sheet showing all assets and liabilities of Borrower relating to the Mortgaged Property as of the end of that fiscal quarter.

 

(ii) Within 90 days after the end of each fiscal year of Borrower, each of the following:

 

(A) An annual statement of income and expenses for Borrower’s operation of the Mortgaged Property for that fiscal year.

 

(B) A balance sheet showing all assets and liabilities of Borrower relating to the Mortgaged Property as of the end of that fiscal year and a profit and loss statement for Borrower.

 

(C) An accounting of all security deposits held pursuant to all Leases, including the name of the institution (if any) and the names and identification numbers of the accounts (if any) in which such security deposits are held and the name of the person to contact at such financial institution, along with any authority or release necessary for Lender to access information regarding such accounts.

 

(iii) Within 30 days after the date of filing, copies of all tax returns filed by Borrower.

 

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(c) Delivery of Borrower Financial Statements Upon Request . Borrower will furnish to Lender each of the following:

 

(i) Upon Lender’s request, in Lender’s sole and absolute discretion prior to a Securitization, and thereafter upon Lender’s request in Lender’s Discretion, a monthly Rent Schedule and a monthly statement of income and expenses for Borrower’s operation of the Mortgaged Property, in each case within 25 days after the end of each month.

 

(ii) Upon Lender’s request in Lender’s sole and absolute discretion prior to a Securitization, and thereafter upon Lender’s request in Lender’s Discretion, a statement that identifies all owners of any interest in Borrower and any Designated Entity for Transfers and the interest held by each (unless Borrower or any Designated Entity for Transfers is a publicly-traded entity in which case such statement of ownership will not be required), and if Borrower or a Designated Entity for Transfers is a corporation then all officers and directors of Borrower and the Designated Entity for Transfers, and if Borrower or a Designated Entity for Transfers is a limited liability company then all Managers who are not members, in each case within 10 days after such request.

 

(iii) Upon Lender’s request in Lender’s Discretion, such other financial information or property management information (including information on tenants under Leases to the extent such information is available to Borrower, copies of bank account statements from financial institutions where funds owned or controlled by Borrower are maintained, and an accounting of security deposits) as may be required by Lender from time to time, in each case within 30 days after such request.

 

(iv) Upon Lender’s request in Lender’s Discretion, a monthly property management report for the Mortgaged Property, showing the number of inquiries made and rental applications received from tenants or prospective tenants and deposits received from tenants and any other information requested by Lender within 30 days after such request. However, Lender will not require the foregoing more frequently than quarterly except when there has been an Event of Default and such Event of Default is continuing, in which case Lender may require Borrower to furnish the foregoing more frequently.

 

(d) Form of Statements; Audited Financials . A natural person having authority to bind Borrower (or the SPE Equity Owner or Guarantor, as applicable) will certify each of the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) to be complete and accurate. Each of the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) will be in such form and contain such detail as Lender may reasonably require. Lender also may require that any of the statements, schedules or reports listed in Sections 6.07(b), 6.07(c) and 6.07(f) be audited at Borrower’s expense by independent certified public accountants acceptable to Lender, at any time when an Event of Default has occurred and is continuing or at any time that Lender, in its reasonable judgment, determines that audited financial statements are required for an accurate assessment of the financial condition of Borrower or of the Mortgaged Property.

 

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(e) Failure to Timely Provide Financial Statements . If Borrower fails to provide in a timely manner the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f), Lender will give Notice to Borrower specifying the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) that Borrower has failed to provide. If Borrower has not provided the required statements, schedules and reports within 10 Business Days following such Notice, then (i) Borrower will pay a late fee of $500 for each late statement, schedule or report, plus an additional $500 per month that any such statement, schedule or report continues to be late, and (ii) Lender will have the right to have Borrower’s books and records audited, at Borrower’s expense, by independent certified public accountants selected by Lender in order to obtain such statements, schedules and reports, and all related costs and expenses of Lender will become immediately due and payable and will become an additional part of the Indebtedness as provided in Section 9.02. Notice to Borrower of Lender’s exercise of its rights to require an audit will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing.

 

(f) Delivery of Guarantor and SPE Equity Owner Financial Statements Upon Request . Borrower will cause each Guarantor and, at Lender’s request in Lender’s Discretion, any SPE Equity Owner, to provide to Lender (i) within 90 days after the close of such party’s fiscal year, such party’s balance sheet and profit and loss statement (or if such party is a natural person, within 90 days after the close of each calendar year, such party’s personal financial statements) in form reasonably satisfactory to Lender and certified by such party to be accurate and complete, and (ii) such additional financial information (including copies of state and federal tax returns with respect to any SPE Equity Owner but Lender will only require copies of such tax returns with respect to each Guarantor if an Event of Default has occurred and is continuing) as Lender may reasonably require from time to time and in such detail as reasonably required by Lender.

 

(g) Reporting Upon Event of Default . If an Event of Default has occurred and is continuing, Borrower will deliver to Lender upon written demand all books and records relating to the Mortgaged Property or its operation.

 

(h) Credit Reports . Borrower authorizes Lender to obtain a credit report on Borrower at any time.

 

(i) Reserved.

 

6.08 Taxes; Operating Expenses; Ground Rents.

 

(a) Payment of Taxes and Ground Rent . Subject to the provisions of Sections 6.08(c) and (d), Borrower will pay or cause to be paid (i) all Taxes when due and before the addition of any interest, fine, penalty or cost for nonpayment, and (ii) if Borrower’s interest in the Mortgaged Property is as a Ground Lessee, then the monthly or other periodic installments of Ground Rent before the last date upon which each such installment may be made without penalty or interest charges being added.

 

(b) Payment of Operating Expenses . Subject to the provisions of Section 6.08(c), Borrower will (i) pay the expenses of operating, managing, maintaining and repairing the Mortgaged Property (including utilities, Repairs and Capital Replacements) before the last date upon which each such payment may be made without any penalty or interest charge being added, and (ii) pay Insurance premiums at least 30 days prior to the expiration date of each policy of Insurance, unless applicable law specifies some lesser period.

 

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(c) Payment of Impositions and Reserve Funds . If Lender is collecting Imposition Reserve Deposits pursuant to Article IV, then so long as no Event of Default exists, Borrower will not be obligated to pay any Imposition for which Imposition Reserve Deposits are being collected, whether Taxes, Insurance premiums, Ground Rent (if applicable) or any other individual Impositions, but only to the extent that sufficient Imposition Reserve Deposits are held by Lender for the purpose of paying that specific Imposition and Borrower has timely delivered to Lender any bills or premium notices that it has received with respect to that specific Imposition (other than Ground Rent). Lender will have no liability to Borrower for failing to pay any Impositions to the extent that: (i) any Event of Default has occurred and is continuing, (ii) insufficient Imposition Reserve Deposits are held by Lender at the time an Imposition becomes due and payable, or (iii) Borrower has failed to provide Lender with bills and premium notices as provided in this Section.

 

(d) Right to Contest . Borrower, at its own expense, may contest by appropriate legal proceedings, conducted diligently and in good faith, the amount or validity of any Imposition other than Insurance premiums and Ground Rent (if applicable), if: (i) Borrower notifies Lender of the commencement or expected commencement of such proceedings, (ii) the Mortgaged Property is not in danger of being sold or forfeited, (iii) if Borrower has not already paid the Imposition, Borrower deposits with Lender reserves sufficient to pay the contested Imposition, if requested by Lender, and (iv) Borrower furnishes whatever additional security is required in the proceedings or is reasonably requested by Lender, which may include the delivery to Lender of reserves established by Borrower to pay the contested Imposition.

 

6.09 Preservation, Management and Maintenance of Mortgaged Property.

 

(a) Maintenance of Mortgaged Property; No Waste . Borrower will keep the Mortgaged Property in good repair, including the replacement of Personalty and Fixtures with items of equal or better function and quality. Borrower will not commit waste or permit impairment or deterioration of the Mortgaged Property.

 

(b) Abandonment of Mortgaged Property . Borrower will not abandon the Mortgaged Property.

 

(c) Preservation of Mortgaged Property . Borrower will restore or repair promptly, in a good and workmanlike manner, any damaged part of the Mortgaged Property to the equivalent of its original condition, or such other condition as Lender may approve in writing, whether or not Insurance proceeds or Condemnation awards are available to cover any costs of such Restoration or repair; provided, however, that Borrower will not be obligated to perform such Restoration or repair if (i) no Event of Default has occurred and is continuing, and (ii) Lender has elected to apply any available Insurance proceeds and/or Condemnation awards to the payment of Indebtedness pursuant to Section 6.10(l) or Section 6.11(d).

 

(d) Property Management . Borrower will provide for professional management of the Mortgaged Property by the Property Manager at all times under a property management agreement approved by Lender in writing. Borrower will not surrender, terminate, cancel, modify, renew or extend its property management agreement, or enter into any other agreement relating to the management or operation of the Mortgaged Property with Property Manager or any other Person, or consent to the assignment by the Property Manager of its interest under such property management agreement, in each case without the consent of Lender, which consent will not be unreasonably withheld.

 

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(i) If at any time Lender consents to the appointment of a new Property Manager, such new Property Manager and Borrower will, as a condition of Lender’s consent, execute an Assignment of Management Agreement in a form acceptable to Lender.

 

(ii) If any such replacement Property Manager is an Affiliate of Borrower, and if a nonconsolidation opinion was delivered on the Closing Date, Borrower will deliver to Lender an updated nonconsolidation opinion in form and substance satisfactory to Lender with regard to nonconsolidation.

 

(iii) Reserved.

 

(e) Alteration of Mortgaged Property . Borrower will give Notice to Lender of and, unless otherwise directed in writing by Lender, will appear in and defend any action or proceeding purporting to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Loan Agreement. Borrower will not (and will not permit any tenant or other Person to) remove, demolish or alter the Mortgaged Property or any part of the Mortgaged Property, including any removal, demolition or alteration occurring in connection with a rehabilitation of all or part of the Mortgaged Property, except that each of the following is permitted:

 

(i) Repairs or Capital Replacements pursuant to Sections 4.03 or 4.04.

 

(ii) Repairs or Capital Replacements made in connection with the replacement of tangible Personalty.

 

(iii) If Borrower is a cooperative housing corporation or association, Repairs or Capital Replacements to the extent permitted with respect to individual dwelling units under the form of a proprietary lease or occupancy agreement.

 

(iv) Repairs or Capital Replacements in connection with making an individual unit ready for a new occupant or pursuant to Sections 6.09(a) and (c).

 

(v) Property Improvement Alterations, provided that each of the following conditions is satisfied:

 

(A) At least 30 days prior to the commencement of any Property Improvement Alterations, Borrower must submit to Lender a Property Improvement Notice. The Property Improvement Notice must include all of the following information:

 

(1) The expected start date and completion date of the Property Improvement Alterations.

 

(2) A description of the anticipated Property Improvement Alterations to be made.

 

(3) The projected budget of the Property Improvement Alterations and the source of funding.

 

If any changes to Property Improvement Alterations as described in the Property Improvement Notice are made that extend beyond the overall scope and intent of the Property Improvement Alterations set forth in the Property Improvement Notice ( e.g., renovations changed to renovate common areas but Property Improvement Notice only described renovations to the residential dwelling unit bathrooms), then Borrower must submit a new Property Improvement Notice to Lender in accordance with this Section 6.09(e)(v)(A).

 

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(B) The Property Improvement Alterations may not be commenced within 12 months prior to the Maturity Date without prior written consent of the Lender and must be completed at least 6 months prior to the Maturity Date.

 

(C) Neither the performance nor completion of the Property Improvement Alterations may result in any of the following:

 

(1) An adverse effect on any Major Building System.

 

(2) A change in residential dwelling unit configurations on a permanent basis.

 

(3) An increase or decrease in the total number of residential dwelling units.

 

(4) The demolition of any existing Improvements.

 

(5) A permanent obstruction of tenants’ access to units or a temporary obstruction of tenants’ access to units without a reasonable alternative access provided during the period of renovation which causes the obstruction.

 

(D) The cost of the Property Improvement Alterations made to residential dwelling units during the term of the Mortgage must not exceed the Property Improvement Total Amount.

 

(E) The Leases used to calculate Minimum Occupancy for use in Section 6.09(e)(v)(I) must meet all of the following conditions:

 

(1) The Leases are with tenants that are not Affiliates of Borrower or Guarantor (except as otherwise expressly agreed by Lender in writing).

 

(2) The Leases are on arms’ length terms and conditions.

 

(3) The Leases otherwise satisfy the requirements of the Loan Documents.

 

(F) The Property Improvement Alterations must be completed in accordance with Section 6.14 and any reference to Repairs in Sections 6.06 and 6.14 will be deemed to include Property Improvement Alterations.

 

(G) Upon completion of the applicable Property Improvement Alterations, Borrower must provide all of the following to the Lender:

 

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(1) Borrower’s Certificate of Property Improvement Alterations Completion, in the form attached as Exhibit O (“ Certificate of Completion ”).

 

(2) Any other certificates or approval, acceptance or compliance required by Lender, including certificates of occupancy, from any Governmental Authority having jurisdiction over the Mortgaged Property and the Property Improvement Alterations and professional engineers certifications.

 

(H) Borrower must deliver to Lender within 10 days of Lender’s request a written status update on the Property Improvement Alterations.

 

(I) While Property Improvement Alterations that result in individual residential dwelling units not being available for leasing are ongoing, if a Rent Schedule shows that the occupancy of the Mortgaged Property has decreased to less than the Minimum Occupancy, Borrower must take each of the following actions:

 

(1) Complete all pending Property Improvement Alterations to such individual residential dwelling units in a timely manner until the Mortgaged Property satisfies the Minimum Occupancy requirement.

 

(2) Suspend any additional Property Improvement Alterations which would cause residential dwelling units to be unavailable for leasing until the Mortgaged Property satisfies the Minimum Occupancy requirement.

 

(J) If Borrower has commenced Property Improvement Alterations on the Mortgaged Property, then Borrower will deliver to Lender, upon Lender’s request, and in a timely manner, the Certificate of Completion together with such additional information as Lender may request.

 

(K) At no time during the term of the Loan may the Property Improvement Total Amount (including any amounts expended by Borrower on Property Improvement Alterations for Non-Residential Units) then outstanding for services and/or materials that are then due and payable exceed 10% of the original principal loan amount; provided that at no time will such amount exceed the Property Improvement Total Amount .

 

(vi) Reserved.

 

(vii) Reserved.

 

(viii) Reserved.

 

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(f) Establishment of MMP . Unless otherwise waived by Lender in writing, Borrower will have or will establish and will adhere to the MMP. If Borrower is required to have an MMP, Borrower will keep all MMP documentation at the Mortgaged Property or at the Property Manager’s office and available for review by Lender or the Loan Servicer during any annual assessment or other inspection of the Mortgaged Property that is required by Lender. At a minimum, the MMP must contain a provision for: (i) staff training, (ii) information to be provided to tenants, (iii) documentation of the plan, (iv) the appropriate protocol for incident response and remediation, and (v) routine, scheduled inspections of common space and unit interiors.

 

(g) No Reduction of Housing Cooperative Charges . If Borrower is a housing cooperative corporation or association, until the Indebtedness is paid in full, Borrower will not reduce the maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements below a level which is sufficient to pay all expenses of Borrower, including all operating and other expenses for the Mortgaged Property and all payments due pursuant to the terms of the Note and any Loan Documents.

 

(h) through (k) are reserved.

 

6.10 Insurance. At all times during the term of this Loan Agreement, Borrower will maintain at its sole cost and expense, for the mutual benefit of Borrower and Lender, all of the Insurance specified in this Section 6.10, as required by Lender and applicable law, and in such amounts and with such maximum deductibles as Lender may require, as those requirements may change:

 

(a) Property Insurance . Borrower will keep the Improvements insured at all times against relevant physical hazards that may cause damage to the Mortgaged Property as Lender may require (“ Property Insurance ”). Required Property Insurance coverage may include any or all of the following:

 

(i) All Risks of Physical Loss . Insurance against loss or damage from fire, wind, hail, and other related perils within the scope of a “Special Causes of Loss” or “All Risk” policy, in an amount not less than the Replacement Cost of the Mortgaged Property.

 

(ii) Ordinance and Law . If any part of the Mortgaged Property is legal non-conforming under current building, zoning or land use laws or ordinances, then “Ordinance and Law Coverage” in the amount required by Lender.

 

(iii) Flood . If any of the Improvements are located in an area identified by the Federal Emergency Management Agency (or any successor to that agency) as a “Special Flood Hazard Area,” flood Insurance in the amount required by Lender.

 

(iv) Windstorm . If windstorm and/or windstorm related perils and/or “named storm” are excluded from the “Special Causes of Loss” policy required under Section 6.10(a)(i), then separate coverage for such risks (“ Windstorm Coverage ”), either through an endorsement or a separate policy. Windstorm Coverage will be written in an amount not less than the Replacement Cost of the Mortgaged Property.

 

(v) Boiler and Machinery/Equipment Breakdown . If the Mortgaged Property contains a central heating, ventilation and cooling system (“ HVAC System ”) where steam boilers and/or other pressurized systems are in operation and are regulated by the Property Jurisdiction, Insurance providing coverage in the amount required by Lender.

 

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(vi) Builder’s Risk . During any period of construction or Restoration, builder’s risk Insurance (including fire and other perils within the scope of a policy known as “Causes of Loss – Special Form” or “All Risk” policy) in an amount not less than the sum of the related contractual arrangements.

 

(vii) Other . Insurance for other physical perils applicable to the Mortgaged Property as may be required by Lender including earthquake, sinkhole, mine subsidence, avalanche, mudslides, and volcanic eruption. If Lender reasonably requires any updated reports or other documentation to determine whether additional Insurance is necessary or prudent, Borrower will pay for the updated reports or other documentation at its sole cost and expense.

 

(viii) Reserved.

 

(ix) Reserved.

 

(b) Business Income/Rental Value . Business income/rental value Insurance for all relevant perils to be covered in the amount required by Lender, but in no case less than the effective gross income attributable to the Mortgaged Property for the preceding 12 months, as determined by Lender in Lender’s Discretion.

 

(c) Commercial General Liability Insurance . Commercial general liability Insurance against legal liability claims for personal and bodily injury, property damage and contractual liability in such amounts and with such maximum deductibles as Lender may require, but not less than $1,000,000 per occurrence and $2,000,000 in the general aggregate on a per-location basis, plus excess and/or umbrella liability coverage in such amounts as Lender may require.

 

(d) Terrorism Insurance . Insurance required under Section 6.10(a)(i) and (ii) and Section 6.10(b) will provide coverage for acts of terrorism. Terrorism coverage may be provided through one or more separate policies, which will be on terms (including amounts) consistent with those required under Section 6.10(a)(i) and (ii) and Section 6.10(b). If Insurance against acts of terrorism is not available at commercially reasonable rates and if the related hazards are not at the time commonly insured against for properties similar to the Mortgaged Property and located in or around the region in which the Mortgaged Property is located, then Lender may opt to temporarily suspend, cap or otherwise limit the requirement to have such terrorism insurance for a period not to exceed one year, unless such suspension or cap is renewed by Lender for additional one year increments.

 

(e) Payment of Premiums . All Property Insurance premiums and premiums for other Insurance required under this Section 6.10 will be paid in the manner provided in Article IV, unless Lender has designated in writing another method of payment.

 

(f) Policy Requirements . The following requirements apply with respect to all Insurance required by this Section 6.10:

 

(i) All Insurance policies will be in a form approved by Lender.

 

(ii) All Insurance policies will be issued by Insurance companies authorized to do business in the Property Jurisdiction and/or acting as eligible surplus insurers in the Property Jurisdiction, which have a general policyholder’s rating satisfactory to Lender.

 

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(iii) All Property Insurance policies will contain a standard mortgagee or mortgage holder’s clause and a loss payable clause, in favor of, and in a form approved by, Lender.

 

(iv) If any Insurance policy contains a coinsurance clause, the coinsurance clause will be offset by an agreed amount endorsement in an amount not less than the Replacement Cost.

 

(v) All commercial general liability and excess/umbrella liability policies will name Lender, its successors and/or assigns, as additional insured.

 

(vi) Professional liability policies will not include Lender, its successors and/or assigns, as additional insured.

 

(vii) All Insurance policies will provide that the insurer will notify Lender in writing of cancelation of policies at least 10 days before the cancelation of the policy by the insurer for nonpayment of the premium or nonrenewal and at least 30 days before cancelation by the insurer for any other reason.

 

(g) Evidence of Insurance; Insurance Policy Renewals . Borrower will deliver to Lender a legible copy of each Insurance policy, and Borrower will promptly deliver to Lender a copy of all renewal and other notices received by Borrower with respect to the policies. Borrower will ensure that the Mortgaged Property is continuously covered by the required Insurance. At least 15 days prior to the expiration date of each Insurance policy, Borrower will deliver to Lender evidence acceptable to Lender in Lender’s Discretion that each policy has been renewed. If the evidence of a renewal does not include a legible copy of the renewal policy, Borrower will deliver a legible copy of such renewal no later than the earlier of the following:

 

(i) 60 days after the expiration date of the original policy.

 

(ii) The date of any Notice of an insured loss given to Lender under Section 6.10(i).

 

(h) Compliance With Insurance Requirements . Borrower will comply with all Insurance requirements and will not permit any condition to exist on the Mortgaged Property that would invalidate any part of any Insurance coverage required under this Loan Agreement.

 

(i) Obligations Upon Casualty; Proof of Loss .

 

(i) If an insured loss occurs, then Borrower will give immediate written notice to the Insurance carrier and to Lender.

 

(ii) Borrower authorizes and appoints Lender as attorney in fact for Borrower to make proof of loss, to adjust and compromise any claims under policies of Property Insurance, to appear in and prosecute any action arising from such Property Insurance policies, to collect and receive the proceeds of Property Insurance, to hold the proceeds of Property Insurance, and to deduct from such proceeds Lender’s expenses incurred in the collection of such proceeds. This power of attorney is coupled with an interest and therefore is irrevocable. However, nothing contained in this Section 6.10 will require Lender to incur any expense or take any action.

 

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(j) Lender’s Options Following a Casualty . Lender may, at Lender’s option, take one of the following actions:

 

(i) Require a “repair or replacement” settlement, in which case the proceeds will be used to reimburse Borrower for the cost of restoring and repairing the Mortgaged Property to the equivalent of its original condition or to a condition approved by Lender (“ Restoration ”). If Lender determines to require a repair or replacement settlement and to apply Insurance proceeds to Restoration, Lender will apply the proceeds in accordance with Lender’s then-current policies relating to the Restoration of casualty damage on similar multifamily properties. If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Restoration items, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) Require an “actual cash value” settlement in which case the proceeds may be applied to the payment of the Indebtedness, whether or not then due.

 

(k) Borrower’s Options Following a Casualty . Subject to Section 6.10(l), Borrower may take the following actions:

 

(i) If a casualty results in damage to the Mortgaged Property for which the cost of Repairs will be less than the Borrower Proof of Loss Threshold, Borrower will have the sole right to make proof of loss, adjust and compromise the claim and collect and receive any proceeds directly without the approval or prior consent of Lender so long as the Insurance proceeds are used solely for the Restoration of the Mortgaged Property.

 

(ii) If a casualty results in damage to the Mortgaged Property for which the cost of Repairs will be more than the Borrower Proof of Loss Threshold, but less than the Borrower Proof of Loss Maximum, Borrower is authorized to make proof of loss and adjust and compromise the claim without the prior consent of Lender, and Lender will hold the applicable Insurance proceeds to be used to reimburse Borrower for the cost of Restoration of the Mortgaged Property and will not apply such proceeds to the payment of the Indebtedness.

 

(l) Lender’s Right to Apply Insurance Proceeds to Indebtedness . Lender will have the right to apply Insurance proceeds to the payment of the Indebtedness if Lender determines, in Lender’s Discretion, that any of the following conditions are met:

 

(i) An Event of Default (or any event, which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default) has occurred and is continuing.

 

(ii) There will not be sufficient funds from Insurance proceeds, anticipated contributions of Borrower of its own funds or other sources acceptable to Lender to complete the Restoration.

 

(iii) The rental income from the Mortgaged Property after completion of the Restoration will not be sufficient to meet all operating costs and other expenses, deposits to Reserve Funds and Loan repayment obligations relating to the Mortgaged Property.

 

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(iv) The Restoration will be completed less than (A) 6 months prior to the Maturity Date if re-leasing will be completed prior to the Maturity Date, or (B) 12 months prior to the Maturity Date if re-leasing will not be completed prior to the Maturity Date.

 

(v) The Restoration will not be completed within one year after the date of the loss or casualty.

 

(vi) The casualty involved an actual or constructive loss of more than 30% of the fair market value of the Mortgaged Property, and rendered untenantable more than 30% of the residential units of the Mortgaged Property.

 

(vii) After completion of the Restoration the fair market value of the Mortgaged Property is expected to be less than the fair market value of the Mortgaged Property immediately prior to such casualty (assuming the affected portion of the Mortgaged Property is re-let within a reasonable period after the date of such casualty).

 

(viii) Leases covering less than 35% of the residential units of the Mortgaged Property will remain in full force and effect during and after the completion of Restoration.

 

(m) Lender’s Succession to Insurance Policies . If the Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the Mortgaged Property, Lender will automatically succeed to all rights of Borrower in and to any Insurance policies and unearned Insurance premiums and in and to the proceeds resulting from any damage to the Mortgaged Property prior to such sale or acquisition.

 

(n) Payment of Installments After Application of Insurance Proceeds . Unless Lender otherwise agrees in writing, any application of any Insurance proceeds to the Indebtedness will not extend or postpone the due date of any monthly installments referred to in the Note, Article IV of this Loan Agreement or change the amount of such installments.

 

(o) Assignment of Insurance Proceeds . Borrower agrees to execute such further evidence of assignment of any Insurance proceeds as Lender may require.

 

(p) Borrower Acknowledgment of Lender’s Right to Change Insurance Requirements . Borrower acknowledges and agrees that Lender’s Insurance requirements may change from time to time throughout the term of the Indebtedness to include coverage for the kind of risks customarily insured against and in such minimum coverage amounts and maximum deductibles as are generally required by institutional lenders for properties comparable to the Mortgaged Property.

 

6.11 Condemnation.

 

(a) Rights Generally . Borrower will promptly notify Lender in writing of any action or proceeding or notice relating to any proposed or actual condemnation or other taking, or conveyance in lieu thereof, of all or any part of the Mortgaged Property, whether direct or indirect (“ Condemnation ”). Borrower will appear in and prosecute or defend any action or proceeding relating to any Condemnation unless otherwise directed by Lender in writing. Borrower authorizes and appoints Lender as attorney in fact for Borrower to commence, appear in and prosecute, in Lender’s or Borrower’s name, any action or proceeding relating to any Condemnation and to settle or compromise any claim in connection with any Condemnation, after consultation with Borrower and consistent with commercially reasonable standards of a prudent lender. This power of attorney is coupled with an interest and therefore is irrevocable. However, nothing contained in this Section 6.11(a) will require Lender to incur any expense or take any action. Borrower transfers and assigns to Lender all right, title and interest of Borrower in and to any award or payment with respect to (i) any Condemnation, or any conveyance in lieu of Condemnation, and (ii) any damage to the Mortgaged Property caused by governmental action that does not result in a Condemnation.

 

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(b) Application of Award . Lender may hold such awards or proceeds and apply such awards or proceeds, after the deduction of Lender’s expenses incurred in the collection of such amounts (including Attorneys’ Fees and Costs) at Lender’s option, to the Restoration or repair of the Mortgaged Property or to the payment of the Indebtedness, with the balance, if any, to Borrower. Unless Lender otherwise agrees in writing, any application of any awards or proceeds to the Indebtedness will not extend or postpone the due date of any monthly installments referred to in the Note or Article IV of this Loan Agreement, or change the amount of such installments. Borrower agrees to execute such further evidence of assignment of any Condemnation awards or proceeds as Lender may require.

 

(c) Borrower’s Right to Condemnation Proceeds . Notwithstanding any provision to the contrary in this Section 6.11, but subject to Section 6.11(e), in the event of a partial Condemnation of the Mortgaged Property, as long as no Event of Default, or any event which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default, has occurred and is continuing, in the event of a partial Condemnation resulting in proceeds or awards in the amount of less than $100,000, Borrower will have the sole right to make proof of loss, adjust and compromise the claim and collect and receive any proceeds directly without the approval or prior consent of Lender so long as the proceeds or awards are used solely for the Restoration of the Mortgaged Property.

 

(d) Right to Apply Condemnation Proceeds to Indebtedness . In the event of a partial Condemnation of the Mortgaged Property resulting in proceeds or awards in the amount of $100,000 or more and subject to Section 6.11(e), Lender will have the right to exercise its option to apply Condemnation proceeds to the payment of the Indebtedness only if Lender, in Lender’s Discretion, determines that at least one of the following conditions is met:

 

(i) An Event of Default (or any event, which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default) has occurred and is continuing.

 

(ii) There will not be sufficient funds from Condemnation proceeds, anticipated contributions of Borrower of its own funds or other sources acceptable to Lender to complete the Restoration.

 

(iii) The rental income from the Mortgaged Property after completion of the Restoration will not be sufficient to meet all operating costs and other expenses, deposits to Reserve Funds and Loan repayment obligations relating to the Mortgaged Property.

 

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(iv) The Restoration will not be completed at least one year before the Maturity Date (or 6 months before the Maturity Date if re-leasing of the Mortgaged Property will be completed within such 6 month period).

 

(v) The Restoration will not be completed within one year after the date of the Condemnation.

 

(vi) The Condemnation involved an actual or constructive loss of more than 15% of the fair market value of the Mortgaged Property, and rendered untenantable more than 25% of the residential units of the Mortgaged Property.

 

(vii) After Restoration the fair market value of the Mortgaged Property is expected to be less than the fair market value of the Mortgaged Property immediately prior to the Condemnation (assuming the affected portion of the Mortgaged Property is re-let within a reasonable period after the date of the Condemnation).

 

(viii) Leases covering less than 35% of residential units of the Mortgaged Property will remain in full force and effect during and after the completion of Restoration.

 

(e) Right to Apply Condemnation Proceeds in Connection with a Partial Release . Notwithstanding anything to the contrary set forth in this Loan Agreement, including this Section 6.11, for so long as the Loan or any portion of the Loan is included in a Securitization in which the Note is assigned to a REMIC trust, then each of the following will apply:

 

(i) If any portion of the Mortgaged Property is released from the Lien of the Loan in connection with a Condemnation and if the ratio of (A) the unpaid principal balance of the Loan to (B) the value of the Mortgaged Property (with the value of the Mortgaged Property first being reduced by the outstanding principal balance of any Senior Indebtedness or any indebtedness secured by the Mortgaged Property that is at the same level of priority with the Indebtedness and taking into account only the related land and buildings and not any personal property or going-concern value), as determined by Lender in its sole and absolute discretion based on a commercially reasonable valuation method permitted in connection with a Securitization, is greater than 125% immediately after such Condemnation and before any Restoration or repair of the Mortgaged Property (but taking into account any planned Restoration or repair of the Mortgaged Property as if such planned Restoration or repair were completed), then Lender will apply any net proceeds or awards from such Condemnation, in full, to the payment of the principal of the Indebtedness whether or not then due and payable, unless Lender has received an opinion of counsel (acceptable to Lender if such opinion is provided by Borrower) that a different application of the net proceeds or awards will not cause such Securitization to fail to meet applicable federal income tax qualification requirements or subject such Securitization to any tax, and the net proceeds or awards are applied in the manner specified in such opinion..

 

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(ii) If (A) neither Borrower nor Lender has the right to receive any or all net proceeds or awards as a result of the provisions of any agreement affecting the Mortgaged Property (including any Ground Lease (if applicable), condominium document, or reciprocal easement agreement) and, therefore cannot apply the net proceeds or awards to the payment of the principal of the Indebtedness as set forth above, or (B) Borrower receives any or all of the proceeds or awards described in Section 6.11(e)(ii)(A) and fails to apply the proceeds in accordance with Section 6.11(e)(i), then Borrower will prepay the Indebtedness in an amount which Lender, in its sole and absolute discretion, deems necessary to ensure that the Securitization will not fail to meet applicable federal income tax qualification requirements or be subject to any tax as a result of the Condemnation, unless Lender has received an opinion of counsel (acceptable to Lender if such opinion is provided by Borrower) that a different application of the net proceeds or awards will not cause such Securitization to fail to meet applicable federal income tax qualification requirements or subject such Securitization to any tax, and the net proceeds or awards are applied in the manner specified in such opinion.

 

(f) Succession to Condemnation Proceeds . If the Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the Mortgaged Property, Lender will automatically succeed to all rights of Borrower in and to any Condemnation proceeds and awards prior to such sale or acquisition.

 

6.12 Environmental Hazards.

 

(a) Prohibited Activities and Conditions . Except for matters described in this Section 6.12, Borrower will not cause or permit Prohibited Activities or Conditions. Borrower will comply with all Hazardous Materials Laws applicable to the Mortgaged Property. Without limiting the generality of the previous sentence, Borrower will: (i) obtain and maintain all Environmental Permits required by Hazardous Materials Laws and comply with all conditions of such Environmental Permits, (ii) cooperate with any inquiry by any Governmental Authority, and (iii) comply with any governmental or judicial order that arises from any alleged Prohibited Activity or Condition.

 

(b) Employees, Tenants and Contractors . Borrower will take all commercially reasonable actions (including the inclusion of appropriate provisions in any Leases executed after the date of this Loan Agreement) to prevent its employees, agents and contractors, and all tenants and other occupants from causing or permitting any Prohibited Activities or Conditions. Borrower will not lease or allow the sublease or use of all or any portion of the Mortgaged Property to any tenant or subtenant for nonresidential use by any user that, in the ordinary course of its business, would cause or permit any Prohibited Activity or Condition.

 

(c) O&M Programs . As required by Lender, Borrower will also have established a written operations and maintenance program with respect to certain Hazardous Materials. Each such operations and maintenance program and any additional or revised operations and maintenance programs established for the Mortgaged Property pursuant to this Section 6.12 must be approved by Lender and will be referred to in this Loan Agreement as an “ O&M Program .” Borrower will comply in a timely manner with, and cause all employees, agents, and contractors of Borrower and any other Persons present on the Mortgaged Property to comply with each O&M Program. Borrower will pay all costs of performance of Borrower’s obligations under any O&M Program, and Lender’s out of pocket costs incurred in connection with the monitoring and review of each O&M Program must be paid by Borrower upon demand by Lender. Any such out-of-pocket costs of Lender that Borrower fails to pay promptly will become an additional part of the Indebtedness as provided in Section 9.02.

 

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(d) Notice to Lender . Borrower will promptly give Notice to Lender upon the occurrence of any of the following events:

 

(i) Borrower’s discovery of any Prohibited Activity or Condition.

 

(ii) Borrower’s receipt of or knowledge of any written complaint, order, notice of violation or other communication from any tenant, Property Manager, Governmental Authority or other Person with regard to present or future alleged Prohibited Activities or Conditions, or any other environmental, health or safety matters affecting the Mortgaged Property.

 

(iii) Borrower’s breach of any of its obligations under this Section 6.12.

 

Any such Notice given by Borrower will not relieve Borrower of, or result in a waiver of, any obligation under this Loan Agreement, the Note or any other Loan Document.

 

(e) Environmental Inspections, Tests and Audits . Borrower will pay promptly the costs of any environmental inspections, tests or audits, a purpose of which is to identify the extent or cause of or potential for a Prohibited Activity or Condition (“ Environmental Inspections ”), required by Lender in connection with any foreclosure or deed in lieu of foreclosure, or as a condition of Lender’s consent to any Transfer under Article VII, or required by Lender following a reasonable determination by Lender that Prohibited Activities or Conditions may exist. Any such costs incurred by Lender (including Attorneys’ Fees and Costs and the costs of technical consultants whether incurred in connection with any judicial or administrative process or otherwise) that Borrower fails to pay promptly will become an additional part of the Indebtedness as provided in Section 9.02. As long as: (i) no Event of Default has occurred and is continuing, (ii) Borrower has actually paid for or reimbursed Lender for all costs of any such Environmental Inspections performed or required by Lender, and (iii) Lender is not prohibited by law, contract or otherwise from doing so, Lender will make available to Borrower, without representation of any kind, copies of Environmental Inspections prepared by third parties and delivered to Lender. Lender reserves the right, and Borrower expressly authorizes Lender, to make available to any party, including any prospective bidder at a foreclosure sale of the Mortgaged Property, the results of any Environmental Inspections made by or for Lender with respect to the Mortgaged Property. Borrower consents to Lender notifying any party (either as part of a notice of sale or otherwise) of the results of any Environmental Inspections made by or for Lender. Borrower acknowledges that Lender cannot control or otherwise ensure the truthfulness or accuracy of the results of any Environmental Inspections and that the release of such results to prospective bidders at a foreclosure sale of the Mortgaged Property may have a material and adverse effect upon the amount that a party may bid at such sale. Borrower agrees that Lender will have no liability whatsoever as a result of delivering the results of any Environmental Inspections made by or for Lender to any third party, and Borrower releases and forever discharges Lender from any and all claims, damages or causes of action arising out of, connected with or incidental to the results of the delivery of any Environmental Inspections made by or for Lender.

 

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(f) Remedial Work . If any investigation, site monitoring, containment, clean-up, Restoration or other remedial work (“ Remedial Work ”) is necessary to comply with any Hazardous Materials Law or order of any Governmental Authority that has or acquires jurisdiction over the Mortgaged Property or the use, operation or improvement of the Mortgaged Property, or is otherwise required by Lender as a consequence of any Prohibited Activity or Condition or to prevent the occurrence of a Prohibited Activity or Condition, Borrower will, by the earlier of (i) the applicable deadline required by Hazardous Materials Law, or (ii) 30 days after Notice from Lender demanding such action, begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and must in any event complete the work by the time required by applicable Hazardous Materials Law. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower will reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender will become part of the Indebtedness as provided in Section 9.02.

 

6.13 Single Purpose Entity Requirements.

 

(a) Single Purpose Entity Requirements . Until the Indebtedness is paid in full, each Borrower and any SPE Equity Owner will remain a “Single Purpose Entity,” which means at all times since its formation and thereafter it will satisfy each of the following conditions:

 

(i) It will not engage in any business or activity, other than the ownership, operation and maintenance of the Mortgaged Property and activities incidental thereto.

 

(ii) It will not acquire, own, hold, lease, operate, manage, maintain, develop or improve any assets other than the Mortgaged Property and such Personalty as may be necessary for the operation of the Mortgaged Property and will conduct and operate its business as presently conducted and operated.

 

(iii) It will preserve its existence as an entity duly organized, validly existing and in good standing (if applicable) under the laws of the jurisdiction of its formation or organization and will do all things necessary to observe organizational formalities.

 

(iv) It will not merge or consolidate with any other Person.

 

(v) It will not take any action to dissolve, wind-up, terminate or liquidate in whole or in part; to sell, transfer or otherwise dispose of all or substantially all of its assets; to change its legal structure; transfer or permit the direct or indirect transfer of any partnership, membership or other equity interests, as applicable, other than Transfers permitted under this Loan Agreement; issue additional partnership, membership or other equity interests, as applicable, or seek to accomplish any of the foregoing.

 

(vi) It will not, without the prior unanimous written consent of all of Borrower’s partners, members, or shareholders, as applicable, and, if applicable, the prior unanimous written consent of 100% of the members of the board of directors or of the board of Managers of Borrower or the SPE Equity Owner, take any of the following actions:

 

(A) File any insolvency, or reorganization case or proceeding, to institute proceedings to have Borrower or any SPE Equity Owner be adjudicated bankrupt or insolvent.

 

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(B) Institute proceedings under any applicable insolvency law.

 

(C) Seek any relief under any law relating to relief from debts or the protection of debtors.

 

(D) Consent to the filing or institution of bankruptcy or insolvency proceedings against Borrower or any SPE Equity Owner.

 

(E) File a petition seeking, or consent to, reorganization or relief with respect to Borrower or any SPE Equity Owner under any applicable federal or state law relating to bankruptcy or insolvency.

 

(F) Seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official for Borrower or a substantial part of its property or for any SPE Equity Owner or a substantial part of its property.

 

(G) Make any assignment for the benefit of creditors of Borrower or any SPE Equity Owner.

 

(H) Admit in writing Borrower’s or any SPE Equity Owner’s inability to pay its debts generally as they become due.

 

(I) Take action in furtherance of any of the foregoing.

 

(vii) It will not amend or restate its organizational documents if such change would cause the provisions set forth in those organizational documents not to comply with the requirements set forth in this Section 6.13.

 

(viii) It will not own any subsidiary or make any investment in, any other Person.

 

(ix) It will not commingle its assets with the assets of any other Person and will hold all of its assets in its own name.

 

(x) It will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than the following:

 

(A) The Indebtedness and any further indebtedness as described in Section 11.11 with regard to Supplemental Instruments.

 

(B) Customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of 2% of the original principal amount of the Indebtedness and are paid within 60 days of the date incurred.

 

(C) through (F) are reserved.

 

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(xi) It will maintain its records, books of account, bank accounts, financial statements, accounting records and other entity documents separate and apart from those of any other Person and will not list its assets as assets on the financial statement of any other Person; provided, however, that Borrower’s assets may be included in a consolidated financial statement of its Affiliate provided that (A) appropriate notation will be made on such consolidated financial statements to indicate the separateness of Borrower from such Affiliate and to indicate that Borrower’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person, and (B) such assets will also be listed on Borrower’s own separate balance sheet.

 

(xii) Except for capital contributions or capital distributions permitted under the terms and conditions of its organizational documents, it will only enter into any contract or agreement with any general partner, member, shareholder, principal or Affiliate of Borrower or any Guarantor, or any general partner, member, principal or Affiliate thereof, upon terms and conditions that are commercially reasonable and substantially similar to those that would be available on an arm’s-length basis with third parties.

 

(xiii) It will not maintain its assets in such a manner that will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other Person.

 

(xiv) It will not assume or guaranty (excluding any guaranty that has been executed and delivered in connection with the Note) the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person.

 

(xv) It will not make or permit to remain outstanding any loans or advances to any other Person except for those investments permitted under the Loan Documents and will not buy or hold evidence of indebtedness issued by any other Person (other than cash or investment-grade securities).

 

(xvi) It will file its own tax returns separate from those of any other Person, except to the extent that Borrower is treated as a “disregarded entity” for tax purposes and is not required to file tax returns under applicable law, and will pay any taxes required to be paid under applicable law.

 

(xvii) It will hold itself out to the public as a legal entity separate and distinct from any other Person and conduct its business solely in its own name, will correct any known misunderstanding regarding its separate identity and will not identify itself or any of its Affiliates as a division or department of any other Person.

 

(xviii) It will maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and will pay its debts and liabilities from its own assets as the same become due.

 

(xix) It will allocate fairly and reasonably shared expenses with Affiliates (including shared office space) and use separate stationery, invoices and checks bearing its own name.

 

(xx) It will pay (or cause the Property Manager to pay on behalf of Borrower from Borrower’s funds) its own liabilities (including salaries of its own employees) from its own funds.

 

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(xxi) It will not acquire obligations or securities of its partners, members, shareholders, or Affiliates, as applicable.

 

(xxii) Except as contemplated or permitted by the property management agreement with respect to the Property Manager, it will not permit any Affiliate or constituent party independent access to its bank accounts.

 

(xxiii) It will maintain a sufficient number of employees (if any) in light of its contemplated business operations and pay the salaries of its own employees, if any, only from its own funds.

 

(xxiv) If such entity is a single member limited liability company, such entity will satisfy each of the following conditions:

 

(A) Be formed and organized under Delaware law.

 

(B) Have either one springing member that is a corporation or two springing members who are natural persons. If there is more than one springing member, only one springing member will be the sole member of Borrower or SPE Equity Owner (as applicable) at any one time, and the second springing member will become the sole member only upon the first springing member ceasing to be a member.

 

(C) Otherwise comply with all Rating Agencies’ criteria for single member limited liability companies (including the delivery of Delaware single member limited liability company opinions acceptable in all respects to Lender).

 

(D) At all times Borrower or SPE Equity Owner (as applicable) will have one and only one member.

 

(xxv) If such entity is a single member limited liability company that is board-managed, such entity will have a board of Managers separate from that of Guarantor and any other Person and will cause its board of Managers to keep minutes of board meetings and actions and observe all other Delaware limited liability company required formalities.

 

(xxvi) If an SPE Equity Owner is required pursuant to this Loan Agreement, if Borrower is (A) a limited liability company with more than one member, then Borrower has and will have at least one member that is an SPE Equity Owner that has satisfied and will satisfy the requirements of Section 6.13(b) and such member is its managing member, or (B) a limited partnership, then all of its general partners are SPE Equity Owners that have satisfied and will satisfy the requirements set forth in Section 6.13(b).

 

(xxvii) Reserved.

 

(xxviii) Reserved.

 

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(b) SPE Equity Owner Requirements . The SPE Equity Owner, if applicable, will at all times since its formation and thereafter comply in its own right (subject to the modifications set forth below), and will cause Borrower to comply, with each of the requirements of a Single Purpose Entity. Upon the withdrawal or the disassociation of an SPE Equity Owner from Borrower, Borrower will immediately appoint a new SPE Equity Owner, whose organizational documents are substantially similar to those of the withdrawn or disassociated SPE Equity Owner, and deliver a new nonconsolidation opinion to Lender in form and substance satisfactory to Lender with regard to nonconsolidation by a bankruptcy court of the assets of each of Borrower and SPE Equity Owner with those of its Affiliates.

 

(i) With respect to Section 6.13(a)(i), the SPE Equity Owner will not engage in any business or activity other than being the managing member or general partner, as the case may be, of Borrower and owning at least 0.5% equity interest in Borrower.

 

(ii) With respect to Section 6.13(a)(ii), the SPE Equity Owner has not and will not acquire or own any assets other than its equity interest in Borrower and personal property related thereto.

 

(iii) With respect to Section 6.13(a)(viii), the SPE Equity Owner will not own any subsidiary or make any investment in any other Person, except for Borrower.

 

(iv) With respect to Section 6.13(a)(x), the SPE Equity Owner has not and will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than (A) customary unsecured payables incurred in the ordinary course of owning Borrower provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of $10,000 and are paid within 60 days of the date incurred, and (B) in its capacity as general partner of Borrower (if applicable).

 

(v) With respect to Section 6.13(a)(xiv), the SPE Equity Owner will not assume or guaranty the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person, except for in its capacity as general partner of Borrower (if applicable).

 

(c) Effect of Transfer on Special Purpose Entity Requirements . Notwithstanding anything to the contrary in this Loan Agreement, no Transfer will be permitted under Article VII unless the provisions of this Section 6.13 are satisfied at all times.

 

6.14 Repairs and Capital Replacements.

 

(a) Completion of Repairs . Borrower will commence any Repairs as soon as practicable after the date of this Loan Agreement and will diligently proceed with and complete such Repairs on or before the Completion Date. All Repairs and Capital Replacements will be completed in a good and workmanlike manner, with suitable materials, and in accordance with good building practices and all applicable laws, ordinances, rules, regulations, building setback lines and restrictions applicable to the Mortgaged Property. Borrower agrees to cause the replacement of any material or work that is defective, unworkmanlike or that does not comply with the requirements of this Loan Agreement, as determined by Lender.

 

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(b) Purchases . Without the prior written consent of Lender, no materials, machinery, equipment, fixtures or any other part of the Repairs or Capital Replacements will be purchased or installed under conditional sale contracts or lease agreements, or any other arrangement wherein title to such Repairs or Capital Replacements is retained or subjected to a purchase money security interest, or the right is reserved or accrues to anyone to remove or repossess any such Repairs or Capital Replacements, or to consider them as personal property.

 

(c) Lien Protection . Borrower will promptly pay or cause to be paid, when due, all costs, charges and expenses incurred in connection with the construction and completion of the Repairs or Capital Replacements, and will keep the Mortgaged Property free and clear of any and all Liens other than the Lien of the Security Instrument and any other junior Lien to which Lender has consented.

 

(d) Adverse Claims . Borrower will promptly advise Lender in writing of any litigation, Liens or claims affecting the Mortgaged Property and of all complaints and charges made by any Governmental Authority that may delay or adversely affect the Repairs or Capital Replacements.

 

6.15 Residential Leases Affecting the Mortgaged Property.

 

(a) Borrower will, promptly upon Lender’s request, deliver to Lender an executed copy of each residential Lease then in effect.

 

(b) All Leases for residential dwelling units will satisfy the following conditions:

 

(i) They will be on forms that are customary for similar multifamily properties in the Property Jurisdiction.

 

(ii) They will be for initial terms of at least 6 months and not more than 2 years (unless otherwise approved in writing by Lender).

 

(iii) They will not include any Corporate Leases (unless otherwise approved in writing by Lender).

 

(iv) They will not include options to purchase.

 

(c) If Borrower is a cooperative housing corporation or association, notwithstanding anything to the contrary contained in this Loan Agreement, so long as Borrower remains a cooperative housing corporation or association and is not in breach of any covenant of this Loan Agreement, Lender consents to each of the following:

 

(i) The execution of Leases for terms in excess of 2 years to a tenant shareholder of Borrower, so long as such Leases, including proprietary Leases, are and will remain subordinate to the Lien of the Security Instrument.

 

(ii) The surrender or termination of such Leases where the surrendered or terminated Lease is immediately replaced or where Borrower makes its best efforts to secure such immediate replacement by a newly-executed Lease of the same apartment to a tenant shareholder of Borrower. However, no consent is given by Lender to any execution, surrender, termination or assignment of a Lease under terms that would waive or reduce the obligation of the resulting tenant shareholder under such Lease to pay cooperative assessments in full when due or the obligation of the former tenant shareholder to pay any unpaid portion of such assessments.

 

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6.16 Litigation; Government Proceedings. Borrower will give prompt Notice to Lender of any litigation or governmental proceedings pending or, to the best of Borrower’s knowledge, threatened in writing against Borrower or any Borrower Principal which might have a Material Adverse Effect. As and when requested by Lender, Borrower will provide Lender with written updates on the status of all litigation proceedings affecting Borrower or any Borrower Principal.

 

6.17 Further Assurances and Estoppel Certificates; Lender’s Expenses. Within 10 days after a request from Lender, in Lender’s Discretion, Borrower will take each of the following actions:

 

(a) Deliver to Lender a written statement, signed and acknowledged by Borrower, certifying to Lender or any Person designated by Lender, as of the date of such statement: (i) that the Loan Documents are unmodified and in full force and effect (or, if there have been modifications, that the Loan Documents are in full force and effect as modified and setting forth such modifications), (ii) the unpaid principal balance of the Note, (iii) the date to which interest under the Note has been paid, (iv) that Borrower is not in default in paying the Indebtedness or in performing or observing any of the covenants or agreements contained in this Loan Agreement or any of the other Loan Documents (or, if Borrower is in default, describing such default in reasonable detail), (v) whether there are any then-existing setoffs or defenses known to Borrower against the enforcement of any right or remedy of Lender under the Loan Documents, and (vi) any additional facts requested by Lender.

 

(b) Execute, acknowledge and/or deliver, at its sole cost and expense, all further acts, deeds, conveyances, assignments, estoppel certificates, financing statements or amendments, transfers and assurances as Lender may require from time to time in order to better assure, grant and convey to Lender the rights intended to be granted, now or in the future, to Lender under this Loan Agreement and the Loan Documents or in connection with Lender’s consent rights under Article VII.

 

Borrower acknowledges and agrees that, in connection with each request by Borrower under this Loan Agreement or any Loan Document, Borrower will pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender and Loan Servicer, including any fees charged by the Rating Agencies, if applicable, regardless of whether the matter is approved, denied or withdrawn. Any amounts payable by Borrower under this Loan Agreement will be deemed a part of the Indebtedness, will be secured by the Security Instrument and will bear interest at the Default Rate if not fully paid within 10 days of written demand for payment.

 

6.18 Cap Collateral. Reserved.

 

6.19 Ground Lease. Reserved.

 

6.20 ERISA Requirements.

 

(a) Borrower will not engage in any transaction which would cause an obligation, or action taken or to be taken under this Loan Agreement (or the exercise by Lender of any of its rights under the Note, this Loan Agreement or any of the other Loan Documents) to be a non-exempt prohibited transaction under ERISA or Section 4975 of the Tax Code.

 

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(b) Borrower will deliver to Lender such certifications or other evidence from time to time throughout the term of this Loan Agreement, as requested by Lender in Lender’s Discretion, confirming each of the following:

 

(i) Borrower is not an “employee benefit plan” as defined in Section 3(3) of ERISA, which is subject to Title I of ERISA, a “plan” to which Section 4975 of the Tax Code applies, or an entity whose underlying assets constitute “plan assets” of one or more of such plans.

 

(ii) Borrower is not a “governmental plan” within the meaning of Section 3(32) of ERISA.

 

(iii) Borrower is not subject to state statutes regulating investments or fiduciary obligations with respect to governmental plans.

 

(iv) One or more of the following circumstances is true:

 

(A) Equity interests in Borrower are publicly offered securities within the meaning of 29 C.F.R. Section 2510.3-101(b)(2), as amended from time to time or any successor provision.

 

(B) Less than 25% of each outstanding class of equity interests in Borrower are held by “benefit plan investors” within the meaning of Section 3(42) of ERISA, as amended from time to time or any successor provision.

 

(C) Borrower qualifies as either an “operating company” or a “real estate operating company” within the meaning of 29 C.F.R. Section 2510.3-101(c) or (e), as either may be amended from time to time or any successor provisions, or is an investment company registered under the Investment Company Act of 1940.

 

6.21 through 6.46 are reserved.

 

ARTICLE VII TRANSFERS OF THE MORTGAGED PROPERTY OR INTERESTS IN BORROWER.

 

Upon the occurrence of a Transfer prohibited by or requiring Lender’s approval (if applicable) under this Article VII, Lender may, in Lender’s Discretion, by Notice to Borrower and the proposed transferee(s), modify or render void, any or all of the negotiated modifications to the Loan Documents (and/or deferral of deposits to Reserve Funds) as a condition to Lender’s consent to the proposed Transfer.

 

7.01 Permitted Transfers. The occurrence of any of the following Transfers will not constitute an Event of Default under this Loan Agreement, notwithstanding any provision of Section 7.02 to the contrary:

 

(a) A Transfer to which Lender has consented.

 

(b) A Transfer that is not a prohibited Transfer pursuant to Section 7.02.

 

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(c) A Transfer that is conditionally permitted pursuant to Section 7.03 upon the satisfaction of all applicable conditions.

 

(d) The grant of a leasehold interest in an individual dwelling unit for a term of 2 years or less (or longer if approved by Lender in writing) not containing an option to purchase.

 

(e) Entering into any New Non-Residential Lease, or modifying or terminating any Non-Residential Lease, in each case in compliance with Section 6.04.

 

(f) A Condemnation with respect to which Borrower satisfies the requirements of Section 6.11.

 

(g) A Transfer of obsolete or worn out Personalty or Fixtures that are contemporaneously replaced by items of equal or better function and quality, which are free of Liens, encumbrances and security interests other than those created by the Loan Documents or consented to by Lender.

 

(h) The creation of a mechanic’s, materialmen’s, or judgment Lien against the Mortgaged Property, which is released of record, bonded, or otherwise remedied to Lender’s satisfaction within 60 days of the date of creation; provided, however, if Borrower is diligently prosecuting such release or other remedy and advises Lender that such release or remedy cannot be consummated within such 60-day period, Borrower will have an additional period of time (not exceeding 120 days from the date of creation or such earlier time as may be required by applicable law in which the lienor must act to enforce the Lien) within which to obtain such release of record or consummate such other remedy.

 

(i) If Borrower is a housing cooperative corporation or association, the Transfer of the shares in the housing cooperative or the assignment of the occupancy agreements or Leases relating thereto to tenant shareholders of the housing cooperative or association.

 

(j) A Supplemental Instrument that complies with Section 11.11(if applicable) or Defeasance that complies with Section 11.12(if applicable).

 

(k) If applicable, a Preapproved Intrafamily Transfer that satisfies the requirements of Section 7.04.

 

7.02 Prohibited Transfers. The occurrence of any of the following Transfers will constitute an Event of Default under this Loan Agreement:

 

(a) A Transfer of all or any part of the Mortgaged Property or any interest in the Mortgaged Property, including the grant, creation or existence of any Lien on the Mortgaged Property, whether voluntary, involuntary or by operation of law, and whether or not such Lien has priority over the Lien of the Security Instrument, other than the Lien of the Security Instrument or, if this Loan Agreement is entered into in connection with a Supplemental Loan, the Lien of the Senior Instrument, or any other Lien to which Lender has consented.

 

(b) A Transfer or series of Transfers of any legal or equitable interest of any Guarantor which owns a direct or indirect interest in Borrower that result(s) in such Guarantor no longer owning any direct or indirect interest in Borrower.

 

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(c) A Transfer or series of Transfers of any legal or equitable interest since the Closing Date that result(s) in a change of more than 50% of the ownership interests (or beneficial interests, if the applicable entity is a trust) in Borrower or any Designated Entity for Transfers.

 

(d) A Transfer of any general partnership interest in a partnership, or any manager interest (whether a member manager or nonmember manager) in a limited liability company, or a change in the trustee of a trust other than as permitted in Section 7.04, if such partnership, limited liability company, or trust, as applicable, is Borrower or a Designated Entity for Transfers.

 

(e) If Borrower or any Designated Entity for Transfers is a corporation whose outstanding voting stock is held by 100 or more shareholders, one or more Transfers by a single transferor within a 12-month period affecting an aggregate of 10% or more of that stock.

 

(f) The grant, creation or existence of any Lien, whether voluntary, involuntary or by operation of law, and whether or not such Lien has priority over the Lien of the Security Instrument, on any ownership interest in Borrower or any Designated Entity for Transfers, if the foreclosure of such Lien would result in a Transfer prohibited under Sections 7.02(b), (c), (d), or (e).

 

(g) If Borrower is a trust (i) the termination or revocation of the trust, or (ii) the removal, appointment or substitution of a trustee of the trust.

 

(h) Reserved.

 

(i) Reserved.

 

(j) Reserved.

 

7.03 Conditionally Permitted Transfers. The occurrence of any of the following Transfers will not constitute a prohibited Transfer under Section 7.02, provided that Borrower has complied with all applicable specified conditions in this Section.

 

(a) Transfer by Devise, Descent or Operation of Law . Upon the death of a natural person, a Transfer which occurs by devise, descent, or by operation of law to one or more Immediate Family Members of such natural person or to a trust or family conservatorship established for the benefit of such Immediate Family Members (each a “ Beneficiary ”), provided that each of the following conditions is satisfied:

 

(i) The Property Manager continues to be responsible for the management of the Mortgaged Property, and such Transfer will not result in a change in the day-to-day operations of the Mortgaged Property.

 

(ii) Lender receives confirmation acceptable to Lender, in Lender’s Discretion, that Borrower continues to satisfy the requirements of Section 6.13.

 

(iii) Each Guarantor executes such documents and agreements as Lender requires in Lender’s Discretion to evidence and effect the ratification of each Guaranty, or in the event of the death of any Guarantor, Borrower causes one of the following to occur:

 

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(A) One or more Persons acceptable to Lender, in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) The estate of the deceased Guarantor immediately ratifies the Guaranty in writing, and within 6 months after the date of the death of the deceased Guarantor one or more Persons, acceptable to Lender in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(iv) Borrower gives Lender Notice of such Transfer together with copies of all documents effecting such Transfer not more than 30 calendar days after the date of such Transfer, and contemporaneously with the Notice, takes each of the following additional actions:

 

(A) Borrower reaffirms the representations and warranties under Article V.

 

(B) Borrower satisfies Lender, in Lender’s Discretion, that the Beneficiary’s organization, credit and experience in the management of similar properties are appropriate to the overall structure and documentation of the existing financing.

 

(v) Borrower or Beneficiary causes to be delivered to Lender such legal opinions as Lender deems necessary, in Lender’s Discretion, including a nonconsolidation opinion (if a nonconsolidation opinion was delivered on the Closing Date and if required by Lender), an opinion that the ratification of the Loan Documents and Guaranty (if applicable) have been duly authorized, executed, and delivered and that the ratification documents and Guaranty (if applicable) are enforceable as the obligations of Borrower, Beneficiary or Guarantor, as applicable.

 

(vi) Borrower (A) pays the Transfer Processing Fee to Lender, and (B) pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with such Transfer; provided, however, that Lender will not be entitled to collect a Transfer Fee.

 

(b) Easement, Restrictive Covenant or Other Encumbrance . The grant of an easement, restrictive covenant or other encumbrance, provided that each of the following conditions is satisfied:

 

(i) Borrower provides Lender with at least 30 days prior Notice of the proposed grant.

 

(ii) Prior to the grant, Lender determines, in Lender’s Discretion, that the easement, restrictive covenant or other encumbrance will not materially affect the operation or value of the Mortgaged Property or Lender’s interest in the Mortgaged Property.

 

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(iii) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with reviewing Borrower’s request for Lender’s review of such grant of easement, restrictive covenant or other encumbrance; provided, however, that Lender will not be entitled to collect a Transfer Fee.

 

(iv) If the Note is held by a REMIC trust, Lender may require an opinion of counsel which meets each of the following requirements:

 

(A) The counsel providing the opinion is acceptable to Lender.

 

(B) The opinion is addressed to Lender.

 

(C) The opinion is paid for by Borrower.

 

(D) The opinion is in form and substance satisfactory to Lender in its sole and absolute discretion.

 

(E) The opinion confirms each of the following:

 

(1) The grant of such easement has been effected in accordance with the requirements of Treasury Regulation Section 1.860G-2(a)(8) (as such regulation may be modified, amended or replaced from time to time).

 

(2) The qualification and status of the REMIC trust as a REMIC will not be adversely affected or impaired as a result of such grant.

 

(3) The REMIC trust will not incur a tax under Section 860G(d) of the Tax Code as a result of such grant.

 

(c) Publicly-Held Fund or Publicly-Held Real Estate Investment Trust . If a Designated Entity for Transfers is a publicly-held fund or a publicly-held real estate investment trust, either of the following:

 

(i) The public issuance of common stock, convertible debt, equity or other similar securities (“ Public Fund/REIT Securities ”) and the subsequent Transfer of such Public Fund/REIT Securities.

 

(ii) The acquisition by a single Public Fund/REIT Securities holder of an ownership percentage of 10% or more in the Designated Entity for Transfers, if Borrower provides notice of that acquisition to Lender within 30 days following the acquisition.

 

(d) Transaction Specific Transfers .

 

(i) through (v) are reserved.

 

(vi) Limited Partner or Non-Managing Member Transfer . A Transfer that results in the cumulative Transfer of more than 50% and up to 100% of the non-managing membership interests in or the limited partnership interests in Borrower or any Designated Entity for Transfer (“ Investor Interests ”) to third party transferees (“ Investor Interest Transfer ”), provided that each of the following conditions is satisfied:

 

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(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Investor Interest Transfer.

 

(B) At the time of the proposed Investor Interest Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Following the Investor Interest Transfer, Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Investor Interest Transfer and there is no change in the Guarantor, if applicable.

 

(D) The Investor Interest Transfer does not result in a Transfer of the type described in Section 7.02(b).

 

(E) At any time that one Person acquires 25% or more of the aggregate of direct or indirect Investor Interests as a result of the Investor Interest Transfer, Borrower must meet the following additional requirements:

 

(1) Borrower pays to Lender the Transfer Processing Fee at the time the Borrower provides Lender with the Notice set forth in Section 7.03(d)(vi)(A).

 

(2) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Investor Interest Transfer.

 

(3) Lender receives confirmation acceptable to Lender that (X) the requirements of Section 6.13 continue to be satisfied, and (Y) the term of existence of the holder of 25% or more of the Investor Interests after the Investor Interest Transfer (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

(4) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Investor Interest Transfer and copies of the then-current organizational documents of Borrower and the entity in which Investor Interests were transferred, if different from Borrower, including any amendments.

 

(5) Each transferee with an interest of 25% or more delivers to Lender a certification that each of the following is true:

 

(X) He/she/it has not been convicted of fraud or a crime involving moral turpitude (or if an entity, then no principal of such entity has been convicted of fraud or a crime involving moral turpitude).

 

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(Y) He/she/it has not been involved in a bankruptcy or reorganization within the ten years preceding the date of the Investor Interest Transfer.

 

(6) Borrower delivers to Lender searches confirming that no transferee with an interest of 25% or more is on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

  

(7) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Investor Interest Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

(vii) through (ix) are reserved.

 

(e) through (i) are reserved.

 

7.04 Preapproved Intrafamily Transfers. The occurrence of a Transfer of more than a 50% interest in Borrower or a Designated Entity for Transfers as set forth in this Section will be considered to be a “ Preapproved Intrafamily Transfer provided that each of the conditions set forth in Sections 7.04(a) and (b) is satisfied:

 

(a) Type of Transfer . The Transfer is one of the following:

 

(i) A sale or transfer to one or more of the transferor’s Immediate Family Members.

 

(ii) A sale or transfer to any trust having as its sole beneficiaries the transferor and/or one or more of the transferor’s Immediate Family Members.

 

(iii) A sale or transfer from a trust to any one or more of its beneficiaries who are the settlor and/or Immediate Family Members of the settlor of the trust.

 

(iv) The substitution or replacement of the trustee of any trust with a trustee who is an Immediate Family Member of the settlor of the trust.

 

(v) A sale or transfer from a natural person to an entity owned and under the Control of the transferor or the transferor’s Immediate Family Members.

 

(b) Conditions . The Preapproved Intrafamily Transfer satisfies each of the following conditions:

 

(i) Borrower must provide Lender with 30 days prior Notice of the proposed Preapproved Intrafamily Transfer.

 

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(ii) Following the Transfer, Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Transfer and there is no change in the Guarantor, if applicable.

 

(iii) At the time of the Preapproved Intrafamily Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(iv) At any time that one Person acquires 25% or more of the aggregate of direct or indirect interests in Borrower or a Designated Entity for Transfers as a result of the Preapproved Intrafamily Transfer, Borrower must meet the following additional requirements:

 

(A) Borrower must pay to Lender the Transfer Processing Fee at the time the Borrower provides Lender with the Notice set forth in Section 7.04(b)(i).

 

(B) Borrower must pay or reimburse Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Preapproved Intrafamily Transfer.

 

(C) Borrower must deliver to Lender organizational charts reflecting the structure of Borrower prior to and after the Preapproved Intrafamily Transfer, together with copies of the then-current organizational documents of Borrower and any other entity in which interests were transferred, including any amendments made in connection with the Preapproved Intrafamily Transfer.

 

(D) Each transferee with an interest of 25% or more must deliver to Lender a certification that each of the following is true:

 

(1) He/she/it has not been convicted of fraud or a crime involving moral turpitude (or if an entity, then no principal of such entity has been convicted of fraud or a crime involving moral turpitude).

 

(2) He/she/it has not been involved in a bankruptcy or reorganization within the 10 years preceding the date of the Preapproved Intrafamily Transfer.

 

(E) Borrower must deliver to Lender searches confirming that no transferee with an interest of 25% or more is on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(F) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Preapproved Intrafamily Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower must deliver to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

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7.05 Lender’s Consent to Prohibited Transfers.

 

(a) Conditions for Lender’s Consent . With respect to a Transfer that would otherwise constitute an Event of Default under this Article VII, Lender will consent, without any adjustment to the rate at which the Indebtedness bears interest or to any other economic terms of the Indebtedness set forth in the Note, provided that, prior to such Transfer, each of the following requirements is satisfied:

 

(i) Borrower has submitted to Lender all information required by Lender to make the determination required by this Section along with the Transfer Processing Fee.

 

(ii) No Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default unless such Transfer would cure the Event of Default.

 

(iii) Lender in Lender’s Discretion has determined that the transferee meets Lender’s eligibility, credit, management and other standards (including any standards with respect to previous relationships between Lender and the transferee).

 

(iv) Lender in Lender’s Discretion has determined that the transferee’s organization, credit and experience in the management of similar properties to be appropriate to the overall structure and documentation of the Loan.

 

(v) Lender in Lender’s Discretion has determined that the Mortgaged Property will be managed by a Property Manager meeting the requirements of Section 6.09(d).

 

(vi) Lender in Lender’s Discretion has determined that the Mortgaged Property, at the time of the proposed Transfer, meets all of Lender’s standards as to its physical condition, occupancy, net operating income and the accumulation of reserves.

 

(vii) Lender in Lender’s Discretion has determined that the transferee and any SPE Equity Owner of such transferee meet the requirements of Section 6.13.

 

(viii) If any Supplemental Instrument is outstanding, Borrower has obtained the consent of each Supplemental Lender, if different from Lender.

 

(ix) In the case of a Transfer of all or any part of the Mortgaged Property, each of the following conditions is satisfied:

 

(A) The transferee executes Lender’s then-standard assumption agreement that, among other things, requires the transferee to perform all obligations of Borrower set forth in the Note, the Security Instrument, this Loan Agreement and any other Loan Document, and may require that the transferee comply with any provisions of this Loan Agreement or any other Loan Document which previously may have been waived or modified by Lender.

 

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(B) If Lender requires, the transferee causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a Guaranty in a form acceptable to Lender.

 

(C) The transferee executes such additional documentation (including filing financing statements, as applicable) as Lender may require.

 

(x) In the case of a Transfer of any interest in Borrower or a Designated Entity for Transfers, if a Guarantor requests that Lender release the Guarantor from its obligations under a Guaranty executed and delivered in connection with the Note, this Loan Agreement or any of the other Loan Documents, then Borrower causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a Guaranty in a form acceptable to Lender.

 

(xi) Lender has received such legal opinions as Lender deems necessary, including a nonconsolidation opinion (if a nonconsolidation opinion was delivered on the Closing Date and if required by Lender), an opinion that the assignment and assumption of the Loan Documents has been duly authorized, executed, and delivered and that the assignment documents and the Loan Documents are enforceable as the obligations of Borrower, transferee and Guarantor, as applicable.

 

(xii) Lender collects all costs, including the cost of all title searches, title insurance and recording costs, and all Attorneys’ Fees and Costs incurred in reviewing the Transfer request and any fees charged by the Rating Agencies, if applicable.

 

(xiii) At the time of the Transfer, Borrower pays the Transfer Fee to Lender.

 

(xiv) The Transfer will not occur during any Extension Period, if applicable.

 

(xv) Reserved.

 

(b) Continuing Liability of Borrower . If Borrower requests a release of its liability under the Loan Documents in connection with a Transfer of all of Borrower’s interest in the Mortgaged Property, and Lender approves the Transfer pursuant to Section 7.05(a), then one of the following will apply:

 

(i) If Borrower delivers to Lender a current Site Assessment which (A) is dated within 90 days prior to the date of the proposed Transfer, and (B) evidences no presence of Hazardous Materials on the Mortgaged Property and no other Prohibited Activities or Conditions with respect to the Mortgaged Property (“ Clean Site Assessment ”), then Lender will release Borrower from all of Borrower’s obligations under the Loan Documents except for any liability under Section 6.12 or Section 10.02(b) with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(ii) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i), then Lender will release Borrower from all of Borrower’s obligations under the Loan Documents except for liability under Section 6.12 or Section 10.02(b).

 

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(c) Continuing Liability of Guarantor . If Guarantor requests a release of its liability under the Guaranty in connection with a Transfer which is permitted, preapproved, or approved by Lender pursuant to this Article VII, and Borrower has provided a replacement Guarantor acceptable to Lender under the terms of Section 7.05(a)(ix)(B), then one of the following will apply:

 

(i) If Borrower delivers to Lender a Clean Site Assessment, then Lender will release Guarantor from all of Guarantor’s obligations except Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 or Section 10.02(b) with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(ii) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i), then Lender will release Guarantor from all of Guarantor’s obligations except for Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 or Section 10.02(b).

 

7.06 SPE Equity Owner Requirement Following Transfer. Following any Transfer pursuant to this Article VII, Borrower must satisfy the applicable conditions regarding an SPE Equity Owner set forth in Section 6.13(a)(xxvi) of this Loan Agreement.

 

7.07 Additional Transfer Requirements - External Cap Agreement.

 

(a) Continuation of Cap Agreement . If a Transfer of all or part of the Mortgaged Property permitted by this Loan Agreement occurs, Borrower will ensure that any third-party Cap Agreement is transferred to the applicable transferee or, if the Cap Agreement is not transferable, Borrower will replace the third-party Cap Agreement in accordance with Lender’s then-current requirements.

 

(b) Establishment or Modification of Rate Cap Agreement Reserve Fund

 

(i) If the third-party Cap Agreement which will be in place immediately following the Transfer is scheduled to expire prior to the Maturity Date, Lender may require Borrower to establish a Rate Cap Agreement Reserve Fund.

 

(ii) If Borrower has previously established a Rate Cap Agreement Reserve Fund, then Lender will determine whether the balance of any existing Rate Cap Agreement Reserve Fund is sufficient under then-current market conditions to purchase a Replacement Cap Agreement, and may then take any of the following actions:

 

(A) Lender may require Borrower to make an additional deposit into the Rate Cap Agreement Reserve Fund.

 

(B) If funding of the Rate Cap Agreement Reserve Fund has been deferred, Lender may require Borrower to begin making monthly deposits into the Rate Cap Agreement Reserve Fund.

 

(C) Lender may require Borrower to increase the amount of monthly deposits to the Rate Cap Agreement Reserve Fund.

 

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7.08 Reserved.

 

7.09 Reserved.

 

ARTICLE VIII SUBROGATION.

 

If, and to the extent that, the proceeds of the Loan, or subsequent advances under Section 9.02, are used to pay, satisfy or discharge a Prior Lien, such Loan proceeds or advances will be deemed to have been advanced by Lender at Borrower’s request, and Lender will automatically, and without further action on its part, be subrogated to the rights, including Lien priority, of the owner or holder of the obligation secured by the Prior Lien, whether or not the Prior Lien is released.

 

ARTICLE IX EVENTS OF DEFAULT AND REMEDIES.

 

9.01 Events of Default. The occurrence of any one or more of the following will constitute an Event of Default under this Loan Agreement:

 

(a) Borrower fails to pay or deposit when due any amount required by the Note, this Loan Agreement or any other Loan Document.

 

(b) Borrower fails to maintain the Insurance coverage required by Section 6.10.

 

(c) Borrower or any SPE Equity Owner fails to comply with the provisions of Section 6.13 or if any of the assumptions contained in any nonconsolidation opinions delivered to Lender at any time is or becomes untrue in any material respect.

 

(d) Borrower or any SPE Equity Owner, any of its officers, directors, trustees, general partners or managers or any Guarantor commits fraud or a material misrepresentation or material omission in connection with: (i) the application for or creation of the Indebtedness, (ii) any financial statement, Rent Schedule, or other report or information provided to Lender during the term of the Indebtedness, or (iii) any request for Lender’s consent to any proposed action, including a request for disbursement of funds under this Loan Agreement.

 

(e) Borrower fails to comply with the Condemnation provisions of Section 6.11.

 

(f) A Transfer occurs that violates the provisions of Article VII, whether or not any actual impairment of Lender’s security results from such Transfer.

 

(g) A forfeiture action or proceeding, whether civil or criminal, is commenced which could result in a forfeiture of the Mortgaged Property or otherwise materially impair the Lien created by the Security Instrument or Lender’s interest in the Mortgaged Property.

 

(h) Borrower fails to perform any of its obligations under this Loan Agreement (other than those specified in Section 9.01), as and when required, which failure continues for a period of 30 days after Notice of such failure by Lender to Borrower. However, if Borrower’s failure to perform its obligations as described in this Section 9.01(h) is of the nature that it cannot be cured within the 30 day cure period after such Notice from Lender but reasonably could be cured within 90 days, then Borrower will have additional time as determined by Lender in Lender’s Discretion, not to exceed an additional 60 days, in which to cure such default, provided that Borrower has diligently commenced to cure such default during the initial 30 day cure period and diligently pursues the cure of such default. However, no such Notice or cure periods will apply in the case of any such failure which could, in Lender’s judgment, absent immediate exercise by Lender of a right or remedy under this Loan Agreement, result in harm to Lender, danger to tenants or third parties, or impairment of the Note, the Security Instrument or this Loan Agreement or any other security given under any other Loan Document.

 

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(i) Borrower fails to perform any of its obligations as and when required under any Loan Document other than this Loan Agreement which failure continues beyond the applicable cure period, if any, specified in that Loan Document.

 

(j) The holder of any other debt instrument secured by a mortgage, deed of trust or deed to secure debt on the Mortgaged Property exercises any right to declare all amounts due under that debt instrument immediately due and payable.

 

(k) Any of the following occurs:

 

(i) Borrower or any SPE Equity Owner commences any case, Proceeding or other action under any existing or future law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization, conservatorship or relief of debtors (A) seeking to have an order for relief entered with respect to it, or seeking to adjudicate it bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, winding-up, liquidation, dissolution, composition or other relief with respect to it or its debt, or (B) seeking appointment of a receiver, trustee, custodian, conservator or other similar official for it or for all or any substantial part of its assets.

 

(ii) Any party other than Lender commences any case, Proceeding, or other action of a nature referred to in Section 9.01(k)(i) against Borrower or any SPE Equity Owner which (A) results in the entry of an order for relief or any such adjudication or appointment, or (B) has not been dismissed, discharged or bonded for a period of 90 days.

 

(iii) Any case, Proceeding or other action is commenced against Borrower or any SPE Equity Owner seeking issuance of a warrant of attachment, execution, distraint or similar process against all or any substantial part of its assets which results in the entry of any order by a court of competent jurisdiction for any such relief which is not vacated, discharged, or stayed or bonded pending appeal within 90 days from the entry thereof.

 

(iv) Borrower or any SPE Equity Owner takes any action in furtherance of, or indicating its consent to, approval of, or acquiescence in, any of the acts set forth in Section 9.01(k)(i), (ii) or (iii).

 

(l) Borrower or any SPE Equity Owner has made any representation or warranty in Article V or any other Section of this Loan Agreement that is false or misleading in any material respect.

 

(m) If the Loan is secured by an interest under a Ground Lease, Borrower fails to comply with the provisions of Section 6.19.

 

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(n) If the Loan is a Supplemental Loan, any Event of Default occurs under (i) the Senior Note, the Senior Instrument or any other Senior Loan Document, or (ii) any loan document related to another loan in connection with the Mortgaged Property, regardless of whether Borrower has obtained Supplemental Lender’s approval of the placement of such Lien on the Mortgaged Property. In addition, if the Loan is a Supplemental Loan, as Borrower under both the Supplemental Instrument and the Senior Instrument, Borrower acknowledges and agrees that if there is an Event of Default under the Supplemental Note, the Supplemental Instrument or any other Supplemental Loan Document, such Event of Default will be an Event of Default under the terms of the Senior Instrument and will entitle Senior Lender to invoke any and all remedies permitted to Senior Lender by applicable law, the Senior Note, the Senior Instrument or any of the other Senior Loan Documents.

 

(o) If the Mortgaged Property is subject to any covenants, conditions and/or restrictions, land use restriction agreements or similar agreements, Borrower fails to perform any of its obligations under any such agreement as and when required, and such failure continues beyond any applicable cure period.

 

(p) A Guarantor files for bankruptcy protection under the Bankruptcy Code or a Guarantor voluntarily becomes subject to any reorganization, receivership, insolvency proceeding or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights, or any creditor (other than Lender) of a Guarantor commences any involuntary case against a Guarantor pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights, unless each of the following conditions is satisfied:

 

(i) Borrower or Guarantor provides Notice of such action to Lender within 30 days after the filing of such action.

 

(ii) Either (A) the case is dismissed or discharged within 90 days after filing, or (B) within 90 days following the date of such filing or commencement, the affected Guarantor is replaced with one or more other Persons acceptable to Lender, in Lender’s Discretion, each of whom executes and delivers to Lender a replacement Guaranty in form and content acceptable to Lender, together with such legal opinions as Lender deems necessary.

 

(iii) If Borrower must provide a replacement Guarantor pursuant to Section 9.01(p)(ii), then Borrower pays the Transfer Processing Fee to Lender.

 

(q) With respect to a Guarantor, either of the following occurs:

 

(i) The death of any Guarantor who is a natural person, unless within 30 days following the Guarantor’s death, Borrower causes one of the following to occur:

 

(A) One or more Persons acceptable to Lender, in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) The estate of the deceased Guarantor immediately ratifies the Guaranty in writing, and within 6 months after the date of the death of the deceased Guarantor one or more Persons, acceptable to Lender in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

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(ii) The dissolution of any Guarantor who is an entity, unless each of the following conditions is satisfied:

 

(A) Within 30 days following the dissolution of the Guarantor, Borrower causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) Borrower pays the Transfer Processing Fee to Lender.

 

(r) If a Cap Agreement is required, Borrower fails to provide Lender with a Replacement Cap Agreement prior to the expiration of the then-existing Cap Agreement.

 

(s) through (rr) are reserved.

 

9.02 Protection of Lender’s Security; Security Instrument Secures Future Advances.

 

(a) If Borrower fails to perform any of its obligations under this Loan Agreement or any other Loan Document, or if any action or proceeding is commenced which purports to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Loan Agreement, including eminent domain, insolvency, code enforcement, civil or criminal forfeiture, enforcement of Hazardous Materials Laws, fraudulent conveyance or reorganizations or proceedings involving a bankrupt or decedent, then Lender, in Lender’s Discretion, may make such appearances, file such documents, disburse such sums and take such actions as Lender reasonably deems necessary to perform such obligations of Borrower and to protect Lender’s interest, including: (i) payment of Attorneys’ Fees and Costs, (ii) payment of fees and out-of-pocket expenses of accountants, inspectors and consultants, (iii) entry upon the Mortgaged Property to make Repairs or secure the Mortgaged Property, (iv) procurement of the Insurance required by Section 6.10, (v) payment of amounts which Borrower has failed to pay under Section 6.08, (vi) performance of Borrower’s obligations under Section 6.09, and (vii) advances made by Lender to pay, satisfy or discharge any obligation of Borrower for the payment of money that is secured by a Prior Lien.

 

(b) Any amounts disbursed by Lender under this Section 9.02, or under any other provision of this Loan Agreement that treats such disbursement as being made under this Section 9.02, will be secured by the Security Instrument, will be added to, and become part of, the principal component of the Indebtedness, will be immediately due and payable and will bear interest from the date of disbursement until paid at the Default Rate.

 

(c) Nothing in this Section 9.02 will require Lender to incur any expense or take any action.

 

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9.03 Remedies.

 

(a) Upon an Event of Default, Lender may exercise any or all of its rights and remedies provided under the Loan Documents and Borrower will pay all costs associated therewith, including Attorneys’ Fees and Costs.

 

(b) Each right and remedy provided in this Loan Agreement is distinct from all other rights or remedies under this Loan Agreement or any other Loan Document or afforded by applicable law or equity, and each will be cumulative and may be exercised concurrently, independently or successively, in any order. Lender’s exercise of any particular right or remedy will not in any way prevent Lender from exercising any other right or remedy available to Lender. Lender may exercise any such remedies from time to time and as often as Lender chooses.

 

(c) Lender will have all remedies available to Lender under Revised Article 9 of the Uniform Commercial Code of the Property Jurisdiction, the Loan Documents and under applicable law.

 

(d) Lender may also retain (i) all money in the Reserve Funds, including interest, and (ii) any Cap Payment, and in Lender’s sole and absolute discretion, may apply such amounts, without restriction and without any specific order of priority, to the payment of any and all Indebtedness.

 

(e) If a claim or adjudication is made that Lender has acted unreasonably or unreasonably delayed acting in any case where, by law or under this Loan Agreement or the other Loan Documents, Lender has an obligation to act reasonably or promptly, then Lender will not be liable for any monetary damages, and Borrower’s sole remedy will be limited to commencing an action seeking injunctive relief or declaratory judgment. Any action or proceeding to determine whether Lender has acted reasonably will be determined by an action seeking declaratory judgment.

 

(f) Reserved.

 

9.04 Forbearance.

 

(a) Lender may (but will not be obligated to) agree with Borrower, from time to time, and without giving Notice to, or obtaining the consent of, or having any effect upon the obligations of, any Guarantor or other third party obligor, to take any of the following actions:

 

(i) Extend the time for payment of all or any part of the Indebtedness.

 

(ii) Reduce the payments due under this Loan Agreement, the Note or any other Loan Document.

 

(iii) Release anyone liable for the payment of any amounts under this Loan Agreement, the Note or any other Loan Document.

 

(iv) Accept a renewal of the Note.

 

(v) Modify the terms and time of payment of the Indebtedness.

 

(vi) Join in any extension or subordination agreement.

 

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(vii) Release any portion of the Mortgaged Property.

 

(viii) Take or release other or additional security.

 

(ix) Modify the rate of interest or period of amortization of the Note or change the amount of the monthly installments payable under the Note.

 

(x) Otherwise modify this Loan Agreement, the Note or any other Loan Document.

 

(b) Any forbearance by Lender in exercising any right or remedy under the Note, this Loan Agreement or any other Loan Document or otherwise afforded by applicable law, will not be a waiver of or preclude the exercise of any other right or remedy, or the subsequent exercise of any right or remedy. The acceptance by Lender of payment of all or any part of the Indebtedness after the due date of such payment, or in an amount which is less than the required payment, will not be a waiver of Lender’s right to require prompt payment when due of all other payments on account of the Indebtedness or to exercise any remedies for any failure to make prompt payment. Enforcement by Lender of any security for the Indebtedness will not constitute an election by Lender of remedies so as to preclude the exercise of any other right available to Lender. Lender’s receipt of any awards or proceeds under Sections 6.10 and 6.11 will not operate to cure or waive any Event of Default.

 

9.05 Waiver of Marshalling. Notwithstanding the existence of any other security interests in the Mortgaged Property held by Lender or by any other party, Lender will have the right to determine the order in which any or all of the Mortgaged Property will be subjected to the remedies provided in this Loan Agreement or any other Loan Document or applicable law. Lender will have the right to determine the order in which any or all portions of the Indebtedness are satisfied from the proceeds realized upon the exercise of such remedies. Borrower and any party who now or in the future acquires a security interest in the Mortgaged Property and who has actual or constructive notice of the Security Instrument waives any and all right to require the marshalling of assets or to require that any of the Mortgaged Property be sold in the inverse order of alienation or that any of the Mortgaged Property be sold in parcels or as an entirety in connection with the exercise of any of the remedies permitted by applicable law or provided in this Loan Agreement.

 

ARTICLE X RELEASE; INDEMNITY.

 

10.01 Release. Borrower covenants and agrees that, in performing any of its duties under this Loan Agreement, none of Lender, Loan Servicer or any of their respective agents or employees will be liable for any losses, claims, damages, liabilities and expenses that may be incurred by any of them as a result of such performance, except that no party will be released from liability for any losses, claims, damages, liabilities or expenses arising out of the willful misconduct or gross negligence of such party.

 

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10.02 Indemnity.

 

(a) General Indemnity . Borrower agrees to indemnify, hold harmless and defend Lender, including any custodian, trustee and other fiduciaries who hold or have held a full or partial interest in the Loan for the benefit of third parties, any prior owner or holder of the Note, the Loan Servicer, any prior Loan Servicer, the officers, directors, shareholders, partners, employees and trustees of each of the foregoing, and the heirs, legal representatives, successors and assigns of each of the foregoing (collectively, “ Indemnitees ”) against any and all losses, claims, damages, liabilities and expenses including Attorneys’ Fees and Costs, which may be imposed or incurred by any of them directly or indirectly arising out of, or in any way relating to, or as a result of: (i) any failure of the Mortgaged Property to comply with the laws, regulations, ordinance, code or decree of any Governmental Authority, including those pertaining to the Americans with Disabilities Act, zoning, occupancy and subdivision of real property, (ii) any obligation of Borrower under any Lease, and (iii) any accident, injury or death to any natural person on the Mortgaged Property or any damage to personal property located on the Mortgaged Property, except that no such party will be indemnified from liability for any losses, claims, damages, liabilities or expenses arising out of the willful misconduct or gross negligence of such party.

 

(b) Environmental Indemnity . Borrower agrees to indemnify, hold harmless and defend Indemnitees from and against all proceedings, claims, damages, penalties and costs (whether initiated or sought by Governmental Authorities or private parties), including Attorneys’ Fees and Costs and remediation costs, whether incurred in connection with any judicial or administrative process or otherwise, arising directly or indirectly from any of the following:

 

(i) Any breach of any representation or warranty of Borrower in Section 5.05.

 

(ii) Any failure by Borrower to perform any of its obligations under Section 6.12.

 

(iii) The existence or alleged existence of any Prohibited Activity or Condition.

 

(iv) The presence or alleged presence of Hazardous Materials on or under the Mortgaged Property or in any of the Improvements.

 

(v) The actual or alleged violation of any Hazardous Materials Law.

 

(c) Indemnification Regarding ERISA Covenants . BORROWER WILL INDEMNIFY LENDER AND DEFEND AND HOLD LENDER HARMLESS FROM AND AGAINST ALL CIVIL PENALTIES, EXCISE TAXES, OR OTHER LOSS, COST, DAMAGE AND EXPENSE (INCLUDING REASONABLE ATTORNEYS’ FEES AND COSTS INCURRED IN THE INVESTIGATION, DEFENSE AND SETTLEMENT OF CLAIMS AND LOSSES INCURRED IN CORRECTING ANY PROHIBITED TRANSACTION OR IN THE SALE OF A PROHIBITED LOAN, AND IN OBTAINING ANY INDIVIDUAL PROHIBITED TRANSACTION EXEMPTION UNDER ERISA THAT MAY BE REQUIRED, IN LENDER’S SOLE AND ABSOLUTE DISCRETION) THAT LENDER MAY INCUR, DIRECTLY OR INDIRECTLY, AS A RESULT OF DEFAULT UNDER SECTION 6.20. THIS INDEMNITY WILL SURVIVE ANY TERMINATION, SATISFACTION OR FORECLOSURE OF THE SECURITY INSTRUMENT.

 

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(d) Securitization Indemnification .

 

(i) Borrower agrees to indemnify, hold harmless and defend the Indemnified Parties from and against any and all proceedings, losses, claims, damages, liabilities, penalties, costs and expenses (whether initiated or sought by Governmental Authorities or private parties), including Attorneys’ Fees and Costs, which may be incurred by any Indemnified Party (either directly or indirectly), which arise out of, are in any way related to, or are as a result of a claim that the Borrower Information contains an untrue statement of any material fact or the Borrower Information omits to state a material fact necessary in order to make the statements therein, in light of the circumstances under which they are made, not misleading (collectively, the “ Securitization Indemnification ”).

 

(ii) Borrower will not be liable under the Securitization Indemnification if the claim is based on Borrower Information which Lender has materially misstated or materially misrepresented in the Disclosure Document.

 

(iii) For purposes of this Section 10.02(d):

 

(A) Borrower Information ” includes any information provided at any time to Lender or Loan Servicer by Borrower, any SPE Equity Owner, any Guarantor, any Property Manager or any Affiliates of the foregoing with respect to any of the following:

 

(1) Any Person listed in Section 10.02(d)(iii)(A).

 

(2) The Loan.

 

(3) The Mortgaged Property.

 

Borrower Information includes: (i) representations and warranties made in the Loan Documents, (ii) financial statements of Borrower, any SPE Equity Owner, any Designated Entity for Transfers or any Guarantor, and (iii) operating statements and rent rolls with respect to the Mortgaged Property. Borrower Information does not include any information provided directly to Lender or Loan Servicer by a third party such as an appraiser or an environmental consultant.

 

(B) The term “ Lender ” includes its officers and directors.

 

(C) An “ Issuer Person ” includes all of the following:

 

(1) Any Person that has filed the registration statement, if any, relating to the Securitization, and any Affiliate of such Person.

 

(2) Any Person acting as issuer, depositor, sponsor and/or in a similar capacity with respect to the Securitization, and any Affiliate of such Person.

 

(D) The “ Issuer Group ” includes all of the following:

 

(1) Each director and officer of any Issuer Person.

 

(2) Each entity that Controls any Issuer Person within the meaning of Section 15 of the Securities Act or Section 20 of the Securities Exchange Act.

 

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(E) The “ Underwriter Group ” includes all of the following:

 

(1) Each entity which is acting as an underwriter, manager, placement agent, initial purchaser or in a similar capacity with respect to the Securitization.

 

(2) Each entity that Controls any such entity described in Section 10.02(d)(iii)(E)(1) within the meaning of Section 15 of the Securities Act or Section 20 of the Securities Exchange Act and is acting as an underwriter, manager, placement agent, initial purchaser or in a similar capacity with respect to the Securitization.

 

(3) The directors and officers of the entities described in Section 10.02(d)(iii)(E)(1) and Section 10.02(d)(iii)(E)(2).

 

(F) Indemnified Party ” or “ Indemnified Parties ” means one or more of Lender, Issuer Person, Issuer Group, and Underwriter Group.

 

(e) Selection and Direction of Counsel . Counsel selected by Borrower to defend Indemnitees will be subject to the approval of those Indemnitees. In any circumstances in which the indemnity under this Article X applies, Lender may employ its own legal counsel and consultants to prosecute, defend or negotiate any claim or legal or administrative proceeding and Lender, with the prior written consent of Borrower (which will not be unreasonably withheld, delayed or conditioned) may settle or compromise any action or legal or administrative proceeding. However, unless an Event of Default has occurred and is continuing, or the interests of Borrower and Lender are in conflict, as determined by Lender in Lender’s Discretion, Lender will permit Borrower to undertake the actions referenced in this Article X so long as Lender approves such action, which approval will not be unreasonably withheld or delayed. Borrower will reimburse Lender upon demand for all costs and expenses incurred by Lender, including all costs of settlements entered into in good faith, consultants’ fees and Attorneys’ Fees and Costs.

 

(f) Settlement or Compromise of Claims . Borrower will not, without the prior written consent of those Indemnitees who are named as parties to a claim or legal or administrative proceeding (“ Claim ”), settle or compromise the Claim if the settlement (i) results in the entry of any judgment that does not include as an unconditional term the delivery by the claimant or plaintiff to Lender of a written release of those Indemnitees, satisfactory in form and substance to Lender, or (ii) may materially and adversely affect Lender, as determined by Lender in Lender’s Discretion.

 

(g) Effect of Changes to Loan on Indemnification Obligations . Borrower’s obligation to indemnify the Indemnitees will not be limited or impaired by any of the following, or by any failure of Borrower or any Guarantor to receive notice of or consideration for any of the following:

 

(i) Any amendment or modification of any Loan Document.

 

(ii) Any extensions of time for performance required by any Loan Document.

 

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(iii) Any provision in any of the Loan Documents limiting Lender’s recourse to property securing the Indebtedness, or limiting the personal liability of Borrower or any other party for payment of all or any part of the Indebtedness.

 

(iv) The accuracy or inaccuracy of any representations and warranties made by Borrower under this Loan Agreement or any other Loan Document.

 

(v) The release of Borrower or any other Person, by Lender or by operation of law, from performance of any obligation under any Loan Document.

 

(vi) The release or substitution in whole or in part of any security for the Indebtedness.

 

(vii) Lender’s failure to properly perfect any Lien or security interest given as security for the Indebtedness.

 

(h) Payments by Borrower . Borrower will, at its own cost and expense, do all of the following:

 

(i) Pay or satisfy any judgment or decree that may be entered against any Indemnitee or Indemnitees in any legal or administrative proceeding incident to any matters against which Indemnitees are entitled to be indemnified under this Article X.

 

(ii) Reimburse Indemnitees for any expenses paid or incurred in connection with any matters against which Indemnitees are entitled to be indemnified under this Article X.

 

(iii) Reimburse Indemnitees for any and all expenses, including Attorneys’ Fees and Costs, paid or incurred in connection with the enforcement by Indemnitees of their rights under this Article X, or in monitoring and participating in any legal or administrative proceeding.

 

(i) Other Obligations . The provisions of this Article X will be in addition to any and all other obligations and liabilities that Borrower may have under applicable law or under other Loan Documents, and each Indemnitee will be entitled to indemnification under this Article X without regard to whether Lender or that Indemnitee has exercised any rights against the Mortgaged Property or any other security, pursued any rights against any Guarantor, or pursued any other rights available under the Loan Documents or applicable law. If Borrower consists of more than one Person, the obligation of those Persons to indemnify the Indemnitees under this Article X will be joint and several. The obligation of Borrower to indemnify the Indemnitees under this Article X will survive any repayment or discharge of the Indebtedness, any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the Lien of the Security Instrument. Notwithstanding the foregoing, if Lender has never been a mortgagee-in-possession of, or held title to, the Mortgaged Property, Borrower will have no obligation to indemnify the Indemnitees under this Article X after the date of the release of record of the Lien of the Security Instrument by payment in full at the Maturity Date or by voluntary prepayment in full.

 

(j) Reserved.

 

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10.03 Reserved.

 

ARTICLE XI MISCELLANEOUS PROVISIONS.

 

11.01 Waiver of Statute of Limitations, Offsets and Counterclaims. Borrower waives the right to assert any statute of limitations as a bar to the enforcement of this Loan Agreement or the Lien of the Security Instrument or to any action brought to enforce any Loan Document. Borrower waives the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender or otherwise to offset any obligations to make the payments required by the Loan Documents. No failure by Lender to perform any of its obligations under the Loan Documents will be a valid defense to, or result in any offset against, any payments that Borrower is obligated to make under any of the Loan Documents.

 

11.02 Governing Law; Consent to Jurisdiction and Venue.

 

(a) This Loan Agreement, and any Loan Document which does not itself expressly identify the law which is to apply to it, will be governed by the laws of the Property Jurisdiction.

 

(b) Borrower agrees that any controversy arising under or in relation to the Note, the Security Instrument, this Loan Agreement or any other Loan Document may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to the Note, any security for the Indebtedness or any other Loan Document. Borrower irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 11.02 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Loan Agreement in any court of any other jurisdiction.

 

11.03 Notice.

 

(a) All Notices under or concerning this Loan Agreement will be in writing. Each Notice will be deemed given on the earliest to occur of: (i) the date when the Notice is received by the addressee, (ii) the first Business Day after the Notice is delivered to a recognized overnight courier service, with arrangements made for payment of charges for next Business Day delivery, or (iii) the third Business Day after the Notice is deposited in the United States mail with postage prepaid, certified mail, return receipt requested. Addresses for Notice are as follows:

 

If to Lender:

Jones Lang LaSalle Multifamily, LLC

3344 Peachtree Road NE, Suite 1100

Atlanta, Georgia 30326

Attention: Servicing Department

 

If to Borrower:

BR Carroll Palmer Ranch, LLC

c/o Carroll Organization, LLC

3340 Peachtree Road, Suite 2250

Atlanta, Georgia 30326

Attention: Josh Champion

 

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(b) Any party to this Loan Agreement may change the address to which Notices intended for it are to be directed by means of Notice given to the other party in accordance with this Section 11.03. Each party agrees that it will not refuse or reject delivery of any Notice given in accordance with this Section 11.03, that it will acknowledge, in writing, the receipt of any Notice upon request by the other party and that any Notice rejected or refused by it will be deemed for purposes of this Section 11.03 to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of the U.S. Postal Service or the courier service.

 

(c) Any Notice under the Note and any other Loan Document that does not specify how Notices are to be given will be given in accordance with this Section 11.03.

 

(d) Reserved.

 

11.04 Successors and Assigns Bound. This Loan Agreement will bind the respective successors and assigns of Borrower and Lender, and the rights granted by this Loan Agreement will inure to Lender’s successors and assigns.

 

11.05 Joint and Several (and Solidary) Liability. If more than one Person signs this Loan Agreement as Borrower, the obligations of such Persons will be joint and several. For a Mortgaged Property located in Louisiana, if more than one Person signs this Loan Agreement as Borrower, the obligations of such Persons with be joint and several and solidary, and wherever the phrase “joint and several” appears in this Loan Agreement, the phrase is amended to read “joint, several, and solidary.”

 

11.06 Relationship of Parties; No Third Party Beneficiary.

 

(a) The relationship between Lender and Borrower will be solely that of creditor and debtor, respectively, and nothing contained in this Loan Agreement will create any other relationship between Lender and Borrower. Nothing contained in this Loan Agreement will constitute Lender as a joint venturer, partner or agent of Borrower, or render Lender liable for any debts, obligations, acts, omissions, representations or contracts of Borrower.

 

(b) No creditor of any party to this Loan Agreement and no other Person will be a third party beneficiary of this Loan Agreement or any other Loan Document. Without limiting the generality of the preceding sentence: (i) any arrangement (“ Servicing Arrangement ”) between Lender and any Loan Servicer for loss sharing or interim advancement of funds will constitute a contractual obligation of such Loan Servicer that is independent of the obligation of Borrower for the payment of the Indebtedness, (ii) Borrower will not be a third party beneficiary of any Servicing Arrangement, and (iii) no payment by the Loan Servicer under any Servicing Arrangement will reduce the amount of the Indebtedness.

 

11.07 Severability; Amendments.

 

( a) The invalidity or unenforceability of any provision of this Loan Agreement will not affect the validity or enforceability of any other provision, and all other provisions will remain in full force and effect. This Loan Agreement contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Loan Agreement.

 

(b) This Loan Agreement may not be amended or modified except by a writing signed by the party against whom enforcement is sought.

 

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11.08 Disclosure of Information. Borrower acknowledges that Lender may provide to third parties with an existing or prospective interest in the servicing, enforcement, evaluation, performance, ownership, purchase, participation or Securitization of the Loan, including any of the Rating Agencies, any entity maintaining databases on the underwriting and performance of commercial mortgage loans, as well as governmental regulatory agencies having regulatory authority over Lender, any and all information which Lender now has or may hereafter acquire relating to the Loan, the Mortgaged Property, Borrower, any SPE Equity Owner or any Guarantor, as Lender determines necessary or desirable and that such information may be included in disclosure documents in connection with a Securitization or syndication of participation interests, including a prospectus, prospectus supplement, offering memorandum, private placement memorandum or similar document (each, a “Disclosure Document” ) and also may be included in any filing with the Securities and Exchange Commission pursuant to the Securities Act or the Securities Exchange Act. To the fullest extent permitted under applicable law, Borrower irrevocably waives all rights, if any, to prohibit such disclosure, including any right of privacy.

 

11.09 Determinations by Lender. Unless otherwise provided in this Loan Agreement, in any instance where the consent or approval of Lender may be given or is required, or where any determination, judgment or decision is to be rendered by Lender under this Loan Agreement, the granting, withholding or denial of such consent or approval and the rendering of such determination, judgment or decision will be made or exercised by Lender (or its designated representative) at its sole and exclusive option and in its sole and absolute discretion.

 

11.10 Sale of Note; Change in Servicer; Loan Servicing. The Note or a partial interest in the Note (together with this Loan Agreement and the other Loan Documents) may be sold one or more times without prior Notice to Borrower. A sale may result in a change of the Loan Servicer. There also may be one or more changes of the Loan Servicer unrelated to a sale of the Note. If there is a change of the Loan Servicer, Borrower will be given Notice of the change. All actions regarding the servicing of the Loan evidenced by the Note, including the collection of payments, the giving and receipt of Notice, inspections of the Mortgaged Property, inspections of books and records, and the granting of consents and approvals, may be taken by the Loan Servicer unless Borrower receives Notice to the contrary. If Borrower receives conflicting Notices regarding the identity of the Loan Servicer or any other subject, any such Notice from Lender will govern.

 

11.11 Supplemental Financing.

 

(a) This Section will apply only if at the time of any application referred to in Section 11.11(b), Freddie Mac has in effect a product described in its Multifamily Seller/Servicer Guide under which it purchases supplemental mortgages on multifamily properties that meet specified criteria (“ Supplemental Mortgage Product ”). For purposes of this Section 11.11 only, the term “Freddie Mac” will include any affiliate or subsidiary of Freddie Mac.

 

(b) After the first anniversary of the date of the most recently incurred Senior Indebtedness, Freddie Mac will consider an application from an originating lender that is generally approved by Freddie Mac to sell mortgages to Freddie Mac under the Supplemental Mortgage Product (“ Approved Seller/Servicer ”) for the purchase by Freddie Mac of a proposed indebtedness of Borrower to the Approved Seller/Servicer to be secured by one or more Supplemental Instruments on the Mortgaged Property. Freddie Mac will purchase each Supplemental Loan secured by the Mortgaged Property if each of the following conditions is satisfied:

 

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(i) At the time of the proposed Supplemental Loan, no Event of Default may have occurred and be continuing and no event or condition may have occurred and be continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(ii) Borrower and the Mortgaged Property must be acceptable to Freddie Mac under its Supplemental Mortgage Product.

 

(iii) New loan documents must be entered into to reflect each Supplemental Loan, such documents to be acceptable to Freddie Mac in its discretion.

 

(iv) No Supplemental Loan may cause the combined debt service coverage ratio of the Mortgaged Property after the making of that Supplemental Loan to be less than the Minimum DSCR. As used in this Section, the term “combined debt service coverage ratio” means, with respect to the Mortgaged Property, the ratio of:

 

(A) the annual net operating income from the operations of the Mortgaged Property at the time of the proposed Supplemental Loan,

 

to

 

(B) the aggregate of the annual principal and interest payable on all of the following:

 

(I) the Indebtedness under this Loan Agreement (using a 30 year amortization schedule),

 

(II) any “Indebtedness” as defined in any security instruments recorded against the Mortgaged Property (using a 30 year amortization schedule for any Supplemental Loans), and

 

(III) the proposed “Indebtedness” for any Supplemental Loan (using a 30 year amortization schedule).

 

As used in this Section, “annual principal and interest” with respect to a floating rate loan will be calculated by Freddie Mac using an interest rate equal to one of the following:

 

(X) If the loan has an internal interest rate cap, the Capped Interest Rate.

 

(Y) If the loan has an external interest rate cap, the Strike Rate plus the Margin.

 

(Z) If the loan has no interest rate cap, the greater of (I) 7%, or (II) the then-current LIBOR Index Rate plus the Margin plus 300 basis points.

 

The annual net operating income of the Mortgaged Property will be as determined by Freddie Mac in its discretion considering factors such as income in place at the time of the proposed Supplemental Loan and income during the preceding 12 months, and actual, historical and anticipated operating expenses. Freddie Mac will determine the combined debt service coverage ratio of the Mortgaged Property based on its underwriting. Borrower will provide Freddie Mac such financial statements and other information Freddie Mac may require to make these determinations.

 

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(v) No Supplemental Loan may cause the combined loan to value ratio of the Mortgaged Property after the making of that Supplemental Loan to exceed the Maximum Combined LTV, as determined by Freddie Mac. As used in this Section, “combined loan to value ratio” means, with respect to the Mortgaged Property, the ratio, expressed as a percentage, of:

 

(A) the aggregate outstanding principal balances of all of the following:

 

(I) the Indebtedness under this Loan Agreement,

 

(II) any “Indebtedness” as defined in any security instruments recorded against the Mortgaged Property, and

 

(III) the proposed “Indebtedness” for any Supplemental Loan,

 

to

 

(B) the value of the Mortgaged Property.

 

Freddie Mac will determine the combined loan to value ratio of the Mortgaged Property based on its underwriting. Borrower will provide Freddie Mac such financial statements and other information Freddie Mac may require to make these determinations. In addition, Freddie Mac, at Borrower’s expense, may obtain MAI appraisals of the Mortgaged Property in order to assist Freddie Mac in making the determinations under this Section. If Freddie Mac requires an appraisal, then the value of the Mortgaged Property that will be used to determine whether the Maximum Combined LTV has been met will be the lesser of the appraised value set forth in such appraisal or the value of the Mortgaged Property as determined by Freddie Mac.

 

(vi) Borrower’s organizational documents are amended to permit Borrower to incur additional debt in the form of Supplemental Loans (Lender will consent to such amendment(s)).

 

(vii) One or more Persons acceptable to Freddie Mac executes and delivers to the Approved Seller/Servicer a Guaranty in a form acceptable to Freddie Mac with respect to the exceptions to non-recourse liability described in Freddie Mac’s form promissory note, unless Freddie Mac has elected to waive its requirement for a Guaranty.

 

(viii) The loan term of each Supplemental Loan will be coterminous with the Senior Indebtedness or longer than the Senior Indebtedness, in Freddie Mac’s discretion.

 

(ix) The Prepayment Premium Period of each Supplemental Loan will be coterminous with the Prepayment Premium Period or the combined Lockout Period and Defeasance Period, as applicable, of the Senior Indebtedness.

 

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(x) The interest rate of each Supplemental Loan will be determined by Freddie Mac in its discretion.

 

(xi) Lender enters into an intercreditor agreement (“ Intercreditor Agreement ”) acceptable to Freddie Mac and to Lender for each Supplemental Loan.

 

(xii) Borrower’s payment of fees and other expenses charged by Lender, Freddie Mac, the Approved Seller/Servicer, and the Rating Agencies (including reasonable Attorneys’ Fees and Costs) in connection with reviewing and originating each Supplemental Loan.

 

(xiii) Commencing on the date that the first Supplemental Loan is originated and continuing for so long as any Supplemental Loan is outstanding, the first lien Senior Lender will begin collection of any deferred Monthly Deposit or Revised Monthly Deposit for Capital Replacements in accordance with Section 4.04(e) (if applicable) as well as Imposition Reserve Deposits for any of the following Impositions marked ‘Deferred’ in Section 4.02(a):

 

(A) Property Insurance premiums or premiums for other Insurance required by Lender under Section 6.10.

 

(B) Taxes and payments in lieu of taxes

 

(C) Ground Rents

 

Such deposits will be credited to the payment of any such required Imposition Reserve Deposits under any Supplemental Loan.

 

(xiv) If any covenants, conditions and restrictions affecting the Mortgaged Property provide for a lien for any assessments or other unpaid amounts, Borrower will provide satisfactory evidence that such lien will be subordinate to the lien of the Supplemental Instrument.

 

(xv) All other requirements of the Supplemental Mortgage Product must be met, unless Freddie Mac has elected to waive one or more of its requirements.

 

(xvi) Reserved.

 

(xvii) Reserved.

 

(c) No later than 5 Business Days after Lender’s receipt of a written request from Borrower, Lender will provide the following information to an Approved Seller/Servicer:

 

(i) The then-current outstanding principal balance of the Senior Indebtedness.

 

(ii) Payment history of the Senior Indebtedness.

 

(iii) Whether any Reserve Funds are being collected on the Senior Indebtedness and the amount of each such Reserve Fund deposit as of the date of the request.

 

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(iv) Whether any Repairs, Capital Replacements or improvements or rental achievement or burn-off guaranty requirements are existing or outstanding under the terms of the Senior Indebtedness.

 

(v) A copy of the most recent inspection report for the Mortgaged Property.

 

(vi) Whether any modifications or amendments have been made to the Loan Documents for the Senior Indebtedness since origination of the Senior Indebtedness and, if applicable, a copy of such modifications and amendments.

 

(vii) Whether to Lender’s knowledge any Event of Default exists under the Senior Indebtedness.

 

Lender will only be obligated to provide this information in connection with Borrower’s request for a Supplemental Loan from an Approved Seller/Servicer. Notwithstanding anything in this Section to the contrary, if Freddie Mac is the owner of the Note, this Section 11.11(c) is not applicable.

 

(d) Lender will have no obligation to consent to any mortgage or Lien on the Mortgaged Property that secures any indebtedness other than the Indebtedness, except as set forth in this Loan Agreement.

 

(e) If a Supplemental Loan is made to Borrower, Borrower agrees that the terms of the Intercreditor Agreement will govern with respect to any distributions of excess proceeds by Lender to the Supplemental Lender, and Borrower agrees that Lender may distribute any excess proceeds received by Lender pursuant to the Loan Documents to Supplemental Lender pursuant to the Intercreditor Agreement.

 

11.12 Defeasance. (Section Applies if Loan is Assigned to REMIC Trust Prior to the Cut-off Date and if the Note provides for Defeasance) . This Section 11.12 will apply only if the Note is assigned to a REMIC trust prior to the Cut-off Date, and if the Note provides for Defeasance. If both of these conditions are met, then, subject to Section 11.12(a) and (c), Borrower will have the right to defease the Loan in whole (“ Defeasance ”) and obtain the release of the Mortgaged Property from the Lien of the Security Instrument upon the satisfaction of each of the following conditions:

 

(a) Borrower will not have the right to obtain Defeasance at any of the following times:

 

(i) If the Loan is not assigned to a REMIC trust.

 

(ii) During the Lockout Period.

 

(iii) After the expiration of the Defeasance Period.

 

(iv) After Lender has accelerated the maturity of the unpaid principal balance of, accrued interest on, and other amounts payable under, the Note pursuant to Section 11 of the Note.

 

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(b) Borrower will give Lender Notice ( “Defeasance Notice” ) specifying a Business Day ( “Defeasance Closing Date” ) on which Borrower desires to close the Defeasance. The Defeasance Closing Date specified by Borrower may not be more than 60 calendar days, nor less than 30 calendar days, after the date on which Lender receives the Defeasance Notice. Lender will acknowledge receipt of the Defeasance Notice and will notify Borrower of the identity of the accommodation borrower (“ Successor Borrower ”).

 

(c) The Defeasance Notice must be accompanied by a $10,000 non-refundable fee (“ Defeasance Fee ”) for Lender’s processing of the Defeasance. If Lender does not receive the Defeasance Fee, then Borrower’s right to obtain Defeasance pursuant to that Defeasance Notice will terminate.

 

  (d) (i) If Borrower timely pays the Defeasance Fee, but Borrower fails to perform its other obligations under this Section, Lender will have the right to retain the Defeasance Fee as liquidated damages for Borrower’s default and, except as provided in Section 11.12(d)(ii), Borrower will be released from all further obligations under this Section 11.12. Borrower acknowledges that Lender will incur financing costs in arranging and preparing for the release of the Mortgaged Property from the Lien of the Security Instrument in reliance on the executed Defeasance Notice. Borrower agrees that the Defeasance Fee represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Loan Agreement, of the damages Lender will incur by reason of Borrower’s default.

 

(ii) If the Defeasance is not consummated on the Defeasance Closing Date for any reason, Borrower agrees to reimburse Lender for all third party costs and expenses (other than financing costs covered by Section 11.12(d)(i)) incurred by Lender in reliance on the executed Defeasance Notice, within 5 Business Days after Borrower receives a written demand for payment, accompanied by a statement, in reasonable detail, of Lender’s third party costs and expenses.

 

(iii) All payments required to be made by Borrower to Lender pursuant to this Section 11.12 will be made by wire transfer of immediately available funds to the account(s) designated by Lender in its acknowledgement of the Defeasance Notice.

 

(e) No Event of Default has occurred and is continuing.

 

(f) Borrower will deliver each of the following documents to Lender, in form and substance satisfactory to Lender, on or prior to the Defeasance Closing Date, unless Lender has issued a written waiver of its right to receive any such document:

 

(i) One or more opinions of counsel for Borrower confirming each of the following:

 

(A) Lender has a valid and perfected first Lien and first priority security interest in the Defeasance Collateral and the proceeds of the Defeasance Collateral.

 

(B) The Pledge Agreement is duly authorized, executed, delivered and enforceable against Borrower in accordance with its terms.

 

(C) If, as of the Defeasance Closing Date, the Note is held by a REMIC trust, then each of the following is correct:

 

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(1) The Defeasance has been effected in accordance with the requirements of Treasury Regulation Section 1.860G-2(a)(8) (as such regulation may be modified, amended or replaced from time to time).

 

(2) The qualification and status of the REMIC trust as a REMIC will not be adversely affected or impaired as a result of the Defeasance.

 

(3) The REMIC trust will not incur a tax under Section 860G(d) of the Tax Code as a result of the Defeasance.

 

(D) The Defeasance will not result in a “sale or exchange” of the Note within the meaning of Section 1001(c) of the Tax Code and the temporary and final regulations promulgated thereunder.

 

(ii) A written certificate from an independent certified public accounting firm (reasonably acceptable to Lender), confirming that the Defeasance Collateral will generate cash sufficient to make all Scheduled Debt Payments as they fall due under the Note, including full payment due on the Note on the Maturity Date.

 

(iii) Lender’s form of a pledge and security agreement (“ Pledge Agreement ”) and financing statements which pledge and create a first priority security interest in the Defeasance Collateral in favor of Lender.

 

(iv) Lender’s form of a transfer and assumption agreement (“ Transfer and Assumption Agreement ”), pursuant to which Borrower and any Guarantor (in each case, subject to satisfaction of all requirements under this Loan Agreement) will be relieved from liability in connection with the Loan to the extent described in Sections 7.05(b) and 7.05(c), respectively, and Successor Borrower will assume all remaining obligations.

 

(v) Forms of all documents necessary to release the Mortgaged Property from the Liens created by the Security Instrument and related UCC financing statements (collectively, “ Release Instruments ”), each in appropriate form required by the Property Jurisdiction.

 

(vi) Any other opinions, certificates, documents or instruments that Lender may reasonably request.

 

(g) Borrower will deliver to Lender, on or prior to the Defeasance Closing Date, each of the following:

 

(i) The Defeasance Collateral, which meets all of the following requirements:

 

(A) It is owned by Borrower, free and clear of all Liens and claims of third-parties.

 

(B) It is in an amount sufficient to provide for (1) redemption payments to occur prior, but as close as possible, to all successive Installment Due Dates occurring under the Note after the Defeasance Closing Date, and (2) delivery of redemption proceeds at least equal to the amount of principal and interest due on the Note on each Installment Due Date including full payment due on the Note on the Maturity Date (“ Scheduled Debt Payments ”).

 

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(C) All redemption payments received from the Defeasance Collateral will be paid directly to Lender to be applied on account of the Scheduled Debt Payments occurring after the Defeasance Closing Date.

 

(D) The pledge of the Defeasance Collateral will be effected through the book-entry facilities of a qualified securities intermediary designated by Lender in conformity with all applicable laws.

 

(ii) All accrued and unpaid interest and all other sums due under the Note, this Loan Agreement and under the other Loan Documents, including all amounts due under Section 11.12(i), up to the Defeasance Closing Date.

 

(h) Reserved.

 

(i) Borrower will pay all reasonable costs and expenses incurred by Lender in connection with the Defeasance in full on or prior to the Defeasance Closing Date, which payment is required prior to Lender’s issuance of the Release Instruments and whether or not Defeasance is completed. Such expenses include all fees, costs and expenses incurred by Lender and its agents in connection with the Defeasance (including Attorneys’ Fees and Costs for the review and preparation of the Pledge Agreement and of the other materials described in this Loan Agreement and any related documentation, Rating Agencies’ fees, or other costs related to the Defeasance).

 

Lender reserves the right to require that Borrower post a deposit to cover costs which Lender reasonably anticipates that Lender will incur in connection with the Defeasance.

 

(j) No Transfer Fee will be payable to Lender upon a Defeasance made in accordance with this Section 11.12.

 

(k) Reserved.

 

11.13 Lender’s Rights to Sell or Securitize. Borrower acknowledges that Lender, and each successor to Lender’s interest, may (without prior Notice to Borrower or Borrower’s prior consent), sell or grant participations in the Loan (or any part of the Loan), sell or subcontract the servicing rights related to the Loan, securitize the Loan or place the Loan in a trust. Borrower agrees to cooperate with all reasonable requests of Lender in connection with any of the foregoing including taking the following actions:

 

(a) Executing any financing statements or other documents deemed necessary by Lender or its transferee to create, perfect or preserve the rights and interest to be acquired by such transferee.

 

(b) Delivering revised organizational documents, counsel opinions, and executed amendments to the Loan Documents satisfactory to the Rating Agencies.

 

(c) Providing updated financial information with appropriate verification through auditors’ letters, if required by Lender. (If Lender requires that Borrower’s updated financial information be accompanied by appropriate verification through auditors’ letters, then Lender will reimburse Borrower for the costs which Borrower reasonably incurs in connection with obtaining such auditors’ letters.)

 

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(d) Providing updated information on all litigation proceedings affecting Borrower or any Borrower Principal as required in Section 6.16.

 

(e) Reviewing information contained in any Disclosure Document and providing a mortgagor estoppel certificate, written confirmation of Borrower’s indemnification obligations under this Loan Agreement, and such other information about Borrower, any SPE Equity Owner, any Guarantor, any Property Manager or the Mortgaged Property as Lender may require for Lender’s offering materials.

 

11.14 Cooperation with Rating Agencies and Investors. Borrower covenants and agrees that if Lender decides to include the Loan as an asset of a Secondary Market Transaction, Borrower will do all of the following:

 

(a) At Lender’s request, meet with representatives of the Rating Agencies and/or investors to discuss the business and operations of the Mortgaged Property.

 

(b) Permit Lender or its representatives to provide related information to the Rating Agencies and/or investors.

 

(c) Cooperate with the reasonable requests of the Rating Agencies and/or investors in connection with all of the foregoing.

 

11.15 Letter of Credit Requirements.

 

(a) Any Letter of Credit required under this Loan Agreement must satisfy the following conditions:

 

(i) It must be a clean, irrevocable, unconditional standby letter of credit.

 

(ii) It must name Lender as the sole beneficiary and permit Lender to assign the Letter of Credit without further consent from Issuer.

 

(iii) It must have an initial term of not less than 12 months.

 

(iv) It must be in the form required by Lender.

 

(v) It must provide that it may be drawn on by Lender or Loan Servicer, in whole or in part, by presentation to Issuer of a sight draft without any other restrictions on the right to draw.

 

(vi) It must be issued by an Issuer meeting Lender’s requirements, which Issuer (i) must be an Eligible Institution, and (ii) may not, unless Lender agrees in writing, be an affiliate of Borrower or Lender.

 

(vii) It must be obtained on behalf of Borrower by a Person other than Borrower’s general partners or managing members if Borrower is a general or limited partnership or limited liability company. Neither Borrower nor the general partners or managing members, if applicable, may have any liability or other obligations under any reimbursement agreement with respect to the Letter of Credit.

 

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(viii) It may not be secured by a lien on all or any part of the Mortgaged Property or related Personalty.

 

(ix) When delivered to Lender, it must be accompanied by an opinion acceptable to Lender in Lender’s Discretion issued by counsel to the Issuer that includes opinions as to Issuer’s power and authority to issue the Letter of Credit and the enforceability of the Letter of Credit against Issuer and an updated nonconsolidation opinion with regard to any such Letter of Credit in form and substance satisfactory to Lender.

 

(b) If at any time the Issuer of a Letter of Credit held by Lender ceases to be an Eligible Institution, Lender will have the right to immediately draw down the Letter of Credit in full and hold the Proceeds in an escrow account in accordance with the terms of this Loan Agreement.

 

(c) Each Letter of Credit held by Lender pursuant to this Loan Agreement provides additional collateral for the Indebtedness in addition to the lien of the Security Instrument.

 

11.16 Reserved.

 

11.17 Reserved.

 

11.18 Reserved.

 

11.19 State Specific Provisions. Reserved.

 

11.20 Time is of the Essence. Time is of the essence with respect to each covenant of this Loan Agreement.

 

ARTICLE XII DEFINITIONS.

 

The following terms, when used in this Loan Agreement (including when used in the recitals), will have the following meanings:

 

“Affiliate” of any Person means:

 

(i) Any other individual or entity that is, directly or indirectly, one of the following:

 

(A) In Control of the applicable Person.

 

(B) Under the Control of the applicable Person.

 

(C) Under common Control with the applicable Person.

 

(ii) Any individual that is a director or officer of the applicable Person.

 

(iii) Any individual that is a director or officer of any entity described in clause (i) of this definition.

 

Approved Seller/Servicer ” is defined in Section 11.11(b).

 

Assignment of Management Agreement ” means the Assignment of Management Agreement and Subordination of Management Fees, dated the same date as this Loan Agreement, among Borrower, Lender and Property Manager, including all schedules, riders, allonges and addenda, as such Assignment of Management Agreement may be amended from time to time, and any future Assignment of Management Agreement and Subordination of Management Fees executed in accordance with Section 6.09(d).

 

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Attorneys’ Fees and Costs ” means: (i) fees and out of pocket costs of Lender’s and Loan Servicer’s attorneys, as applicable, including costs of Lender’s and Loan Servicer’s in-house counsel, support staff costs, costs of preparing for litigation, computerized research, telephone and facsimile transmission expenses, mileage, deposition costs, postage, duplicating, process service, videotaping and similar costs and expenses; (ii) costs and fees of expert witnesses, including appraisers; (iii) investigatory fees; and (iv) costs for any opinion required by Lender pursuant to the terms of the Loan Documents.

 

Bankruptcy Code ” means the United States Bankruptcy Code, 11 U.S.C. Section 101 et seq., as amended from time to time.

 

Borrower ” means all Persons identified as “Borrower” in the first paragraph of this Loan Agreement, together with their successors and assigns.

 

Borrower Information ” is defined in Section 10.02(d).

 

Borrower Principal ” means any of the following:

 

(i) Any general partner of Borrower (if Borrower is a partnership).

 

(ii) Any manager or managing member of Borrower (if Borrower is a limited liability company).

 

(iii) Any Person (limited partner, member or shareholder) with a collective direct or indirect equity interest in Borrower equal to or greater than 25%.

 

(iv) Any Guarantor of all or any portion of the Loan or of any obligations of Borrower under the Loan Documents.

 

Borrower Proof of Loss Threshold ” means $135,000.00.

 

Borrower Proof of Loss Maximum ” means $540,000.00.

 

Business Day ” means any day other than a Saturday, a Sunday, or any other day on which Lender or the national banking associations are not open for business.

 

Cap Agreement ” means any interest rate cap agreement, interest rate swap agreement or other interest rate-hedging contract or agreement, in a form acceptable to Lender, obtained by Borrower from a Cap Provider as a requirement of any Loan Document or as a condition of Lender’s making the Loan.

 

Cap Collateral ” means all of the following:

 

(i) The Cap Agreement.

 

(ii) The Cap Payments.

 

(iii) All rights of Borrower under any Cap Agreement and all rights of Borrower to all Cap Payments, including contract rights and general intangibles, whether existing now or arising after the date of this Loan Agreement.

 

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(iv) All rights, liens and security interests or guaranties granted by a Cap Provider or any other Person to secure or guaranty payment of any Cap Payments whether existing now or granted after the date of this Loan Agreement.

 

(v) All documents, writings, books, files, records and other documents arising from or relating to any of the foregoing, whether existing now or created after the date of this Loan Agreement.

 

(vi) All cash and non-cash proceeds and products of (ii) through (v) of this definition.

 

Cap Payment(s) ” means any and all monies payable pursuant to any Cap Agreement by a Cap Provider.

 

Cap Provider” means the third-party financial institution approved by Lender that is the counterparty under any Cap Agreement or Replacement Cap Agreement.

 

Capital Replacement ” means the replacement of those items listed on Exhibit F .

 

Capped Interest Rate ” is defined in the Note, if applicable.

 

Claim ” is defined in Section 10.02(f).

 

Clean Site Assessment ” is defined in Section 7.05(b)(i).

 

Closing Date ” means the date on which Lender disburses the proceeds of the Loan to or for the account of Borrower.

 

Commitment Letter ” means the fully executed commitment letter or early rate lock application between Lender and Borrower issued in connection with the Loan, as such document may have been modified, amended or extended.

 

Completion Date ” means, with respect to any Repair, the date specified for that Repair in the Repair Schedule of Work (Exhibit C), as such date may be extended.

 

Condemnation ” is defined in Section 6.11(a).

 

Control ” means to possess, directly or indirectly, the power to direct or cause the direction of the management or policies of a Person, whether through the ownership of voting securities, by contract or otherwise, including the power to elect a majority of the directors or trustees of a corporation or trust, as the case may be.

 

Corporate Lease ” means a Lease for one or more residential units under which one entity will rent all such units from Borrower and will have the right to sublease such units to individual subtenants.

 

Cut-off Date ” is defined in the Note, if applicable.

 

Default Rate ” is defined in the Note.

 

Defeasance ” is defined in Section 11.12.

 

Defeasance Closing Date ” is defined in Section 11.12(b).

 

Defeasance Collateral ” means: (i) a Freddie Mac Debt Security, (ii) a Fannie Mae Debt Security, (iii) U.S. Treasury Obligations, or (iv) FHLB Obligations.

 

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Defeasance Fee ” is defined in Section 11.12(c).

 

Defeasance Notice ” is defined in Section 11.12(b).

 

Defeasance Period ” is defined in the Note, if applicable.

 

Designated Entity for Transfers ” means each entity so identified in Exhibit I , and that entity’s successors and permitted assigns.

 

Disclosure Document ” is defined in Section 11.08.

 

Eligible Account ” means an identifiable account which is separate from all other funds held by the holding institution that is either (i) an account or accounts maintained with the corporate trust department of a federal or state-chartered depository institution or trust company which complies with the definition of Eligible Institution, or (ii) a segregated trust account or accounts maintained with the corporate trust department of a federal or state chartered depository institution or trust company acting in its fiduciary capacity which, in the case of a state chartered depository institution or trust company is subject to regulations substantially similar to 12 C.F.R. §9.10(b), having in either case a combined capital and surplus of at least $50,000,000 and subject to supervision or examination by federal and state authority. An Eligible Account will not be evidenced by a certificate of deposit, passbook or other instrument.

 

Eligible Institution ” means a federal or state chartered depository institution or trust company insured by the Federal Deposit Insurance Corporation, the short term unsecured debt obligations or commercial paper of which are rated at least A-1 by Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., P-1 by Moody’s Investors Service, Inc. and F-3 by Fitch, Inc. in the case of accounts in which funds are held for 30 days or less or, in the case of letters of credit or accounts in which funds are held for more than 30 days, the long term unsecured debt obligations of which are rated at least “A” by Fitch, Inc. and Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., and “A2” by Moody’s Investors Service, Inc. If at any time an Eligible Institution does not meet the required rating, the Loan Servicer must move the Eligible Account within 30 days of such event to an appropriately rated Eligible Institution.

 

Environmental Inspections ” is defined in Section 6.12(e).

 

Environmental Permit ” means any permit, license, or other authorization issued under any Hazardous Materials Law with respect to any activities or businesses conducted on or in relation to the Mortgaged Property.

 

ERISA ” means the Employee Retirement Income Security Act of 1974, as amended.

 

Event of Default ” means the occurrence of any event listed in Section 9.01.

 

“Extension Period” is defined in the Note, if applicable.

 

Fannie Mae Debt Security ” means any non-callable bond, debenture, note, or other similar debt obligation issued by the Federal National Mortgage Association.

 

FHLB Obligations ” mean direct, non-callable and non-redeemable securities issued, or fully insured as to payment, by the Federal Home Loan Bank.

 

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Fixtures ” means all property owned by Borrower which is attached to the Land or the Improvements so as to constitute a fixture under applicable law, including: machinery, equipment, engines, boilers, incinerators and installed building materials; systems and equipment for the purpose of supplying or distributing heating, cooling, electricity, gas, water, air or light; antennas, cable, wiring and conduits used in connection with radio, television, security, fire prevention or fire detection or otherwise used to carry electronic signals; telephone systems and equipment; elevators and related machinery and equipment; fire detection, prevention and extinguishing systems and apparatus; security and access control systems and apparatus; plumbing systems; water heaters, ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances; light fixtures, awnings, storm windows and storm doors; pictures, screens, blinds, shades, curtains and curtain rods; mirrors; cabinets, paneling, rugs and floor and wall coverings; fences, trees and plants; swimming pools; and exercise equipment.

 

Freddie Mac ” means the Federal Home Loan Mortgage Corporation.

 

Freddie Mac Debt Security ” means any non-callable bond, debenture, note, or other similar debt obligation issued by Freddie Mac.

 

Freddie Mac Web Site ” means the web site of Freddie Mac, located at www.freddiemac.com.

 

GAAP ” means generally accepted accounting principles.

 

Governmental Authority ” means any board, commission, department, agency or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Mortgaged Property, or the use, operation or improvement of the Mortgaged Property, or over Borrower.

 

Guarantor ” means the Person(s) required by Lender to guaranty all or a portion of Borrower’s obligations under the Loan Documents, as set forth in the Guaranty. The required Guarantors as of the date of this Loan Agreement are set forth in Exhibit I .

 

Guaranty ” means the Guaranty executed by Guarantor and/or any replacement or supplemental guaranty executed pursuant to the terms of this Loan Agreement.

 

Hazardous Materials ” means petroleum and petroleum products and compounds containing them, including gasoline, diesel fuel and oil; explosives; flammable materials; radioactive materials; polychlorinated biphenyls (PCBs) and compounds containing them; lead and lead-based paint; asbestos or asbestos containing materials in any form that is or could become friable; underground or above-ground storage tanks, whether empty or containing any substance; any substance the presence of which on the Mortgaged Property is prohibited by any Governmental Authority; any substance that requires special handling and any other material or substance now or in the future that (i) is defined as a “hazardous substance,” “hazardous material,” “hazardous waste,” “toxic substance,” “toxic pollutant,” “contaminant,” or “pollutant” by or within the meaning of any Hazardous Materials Law, or (ii) is regulated in any way by or within the meaning of any Hazardous Materials Law.

 

Hazardous Materials Law ” and “ Hazardous Materials Laws ” means any and all federal, state and local laws, ordinances, regulations and standards, rules, policies and other governmental requirements, administrative rulings and court judgments and decrees in effect now or in the future, including all amendments, that relate to Hazardous Materials or the protection of human health or the environment and apply to Borrower or to the Mortgaged Property. Hazardous Materials Laws include the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601, et seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Section 6901, et seq., the Toxic Substance Control Act, 15 U.S.C. Section 2601, et seq., the Clean Water Act, 33 U.S.C. Section 1251, et seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Section 5101 et seq., and their state analogs.

 

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HVAC System ” is defined in Section 6.10(a)(v).

 

Immediate Family Members ” means a Person’s spouse, parent, child (including stepchild), grandchild (including step-grandchild) or sibling.

 

Imposition Reserve Deposits ” is defined in Section 4.02(a).

 

Impositions ” is defined in Section 4.02(a).

 

Improvements ” means the buildings, structures and improvements now constructed or at any time in the future constructed or placed upon the Land, including any future alterations, replacements and additions.

 

Indebtedness ” means the principal of, interest at the fixed or variable rate set forth in the Note on, and all other amounts due at any time under, the Note, this Loan Agreement or any other Loan Document, including prepayment premiums, late charges, default interest, and advances as provided in Section 9.02 to protect the security of the Security Instrument.

 

Indemnified Party/ies ” is defined in Section 10.02(d).

 

Indemnitees ” is defined in Section 10.02(a).

 

“Installment Due Date” is defined in the Note.

 

Insurance ” means Property Insurance, liability insurance and all other insurance that Lender requires Borrower to maintain pursuant to this Loan Agreement.

 

Intercreditor Agreement ” is defined in Section 11.11(b).

 

Investor Interest Transfer ” is defined in Section 7.03(d)(vi).

 

Investor Interests ” is defined in Section 7.03(d)(vi).

 

“Issuer” means the issuer of any Letter of Credit.

 

Issuer Group ” is defined in Section 10.02(d).

 

Issuer Person ” is defined in Section 10.02(d).

 

Land ” means the land described in Exhibit A .

 

Leases ” means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Mortgaged Property, or any portion of the Mortgaged Property (including proprietary leases or occupancy agreements if Borrower is a cooperative housing corporation), and all modifications, extensions or renewals.

 

Lender ” means the entity identified as “Lender” in the first paragraph of this Loan Agreement, or any subsequent holder of the Note.

 

Lender’s Discretion ” means Lender’s reasonable discretion unless otherwise set forth in this Loan Agreement.

 

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Letter of Credit ” means any letter of credit required under the terms of this Loan Agreement or any other Loan Document.

 

LIBOR Index Rate ” is defined in the Note, if applicable.

 

Lien ” means any mortgage, deed of trust, deed to secure debt, security interest or other lien or encumbrance on the Mortgaged Property.

 

Loan ” is defined on Page 1 of this Loan Agreement.

 

Loan Agreement ” means this Multifamily Loan and Security Agreement.

 

Loan Application ” is defined in Section 5.16(a).

 

Loan Documents ” means the Note, the Security Instrument, this Loan Agreement, all guaranties, all indemnity agreements, all collateral agreements, UCC filings, O&M Programs, the MMP and any other documents now or in the future executed by Borrower, any Guarantor or any other Person in connection with the Loan evidenced by the Note, as such documents may be amended from time to time.

 

Loan Servicer ” means the entity that from time to time is designated by Lender to collect payments and deposits and receive Notices under the Note, the Security Instrument, this Loan Agreement and any other Loan Document, and otherwise to service the Loan evidenced by the Note for the benefit of Lender.

 

Lockout Period, ” if applicable, is defined in the Note.

 

Major Building System” means one that is integral to the Improvements, providing basic services to the tenants and other occupants of the Improvements including:

 

· Electrical (electrical lines or power upgrades, excluding fixture replacement).
· HVAC (central and unit systems, excluding replacement of in kind unit systems).
· Plumbing (supply and waste lines, excluding fixture replacement).
· Structural (foundation, framing, and all building support elements).

 

Manager ” or Managers ” means a Person who is named or designated as a manager or managing member or otherwise acts in the capacity of a manager or managing member of a limited liability company in a limited liability company agreement or similar instrument under which the limited liability company is formed or operated.

 

Margin ” is defined in the Note, if applicable.

 

Material Adverse Effect ” means a significant detrimental effect on: (i) the Mortgaged Property, (ii) the business, prospects, profits, operations or condition (financial or otherwise) of Borrower, (iii) the enforceability, validity, perfection or priority of the Lien of any Loan Document, or (iv) the ability of Borrower to perform any obligations under any Loan Document.

 

Maturity Date ” means the Scheduled Maturity Date, as defined in the Note.

 

Maximum Combined LTV ” means 70%.

 

Minimum DSCR ” means, with respect to a Supplemental Loan, (i) if the Senior Indebtedness bears interest at a fixed rate, 1.25:1, or (ii) if the Senior Indebtedness bears interest at a floating rate, 1.10:1.

 

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Minimum Occupancy ” means 85% of units at the Mortgaged Property with leases that comply with Section 5.11, Section 6.09(e)(v)(E), and Section 6.15.

 

MMP ” means a moisture management plan to control water intrusion and prevent the development of Mold or moisture at the Mortgaged Property throughout the term of this Loan Agreement.

 

Modified Non-Residential Lease ” means an extension or modification of any Non-Residential Lease, which Non-Residential Lease was in existence as of the date of this Loan Agreement.

 

Mold ” means mold, fungus, microbial contamination or pathogenic organisms.

 

Mortgaged Property ” means all of Borrower’s present and future right, title and interest in and to all of the following:

 

(i) The Land, or, if Borrower’s interest in the Land is pursuant to a Ground Lease, the Ground Lease and the Leasehold Estate.

 

(ii) The Improvements.

 

(iii) The Fixtures.

 

(iv) The Personalty.

 

(v) All current and future rights, including air rights, development rights, zoning rights and other similar rights or interests, easements, tenements, rights of way, strips and gores of land, streets, alleys, roads, sewer rights, waters, watercourses and appurtenances related to or benefiting the Land or the Improvements, or both, and all rights-of-way, streets, alleys and roads which may have been or may in the future be vacated.

 

(vi) All proceeds paid or to be paid by any insurer of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, whether or not Borrower obtained the Insurance pursuant to Lender’s requirement.

 

(vii) All awards, payments and other compensation made or to be made by any municipal, state or federal authority with respect to the Land or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, including any awards or settlements resulting from Condemnation proceedings or the total or partial taking of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property under the power of eminent domain or otherwise and including any conveyance in lieu thereof.

 

(viii) All contracts, options and other agreements for the sale of the Land, or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property entered into by Borrower now or in the future, including cash or securities deposited to secure performance by parties of their obligations.

 

(ix) All proceeds from the conversion, voluntary or involuntary, of any of the items described in items (i) through (viii) of this definition, into cash or liquidated claims, and the right to collect such proceeds.

 

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(x) All Rents and Leases.

 

(xi) All earnings, royalties, accounts receivable, issues and profits from the Land, the Improvements or any other part of the Mortgaged Property, and all undisbursed proceeds of the Loan.

 

(xii) All Imposition Reserve Deposits.

 

(xiii) All refunds or rebates of Impositions by any Governmental Authority or insurance company (other than refunds applicable to periods before the real property tax year in which this Loan Agreement is dated).

 

(xiv) All tenant security deposits which have not been forfeited by any tenant under any Lease and any bond or other security in lieu of such deposits.

 

(xv) All names under or by which any of the Mortgaged Property may be operated or known, and all trademarks, trade names and goodwill relating to any of the Mortgaged Property.

 

(xvi) If required by the terms of Section 4.05 or elsewhere in this Loan Agreement, all rights under any Letter of Credit and the Proceeds, as such Proceeds may increase or decrease from time to time.

 

(xvii) If the Note provides for interest to accrue at a floating or variable rate and there is a Cap Agreement, the Cap Collateral.

 

(xviii) through (xxv) are Reserved.

 

New Non-Residential Lease ” is any Non-Residential Lease not in existence as of the date of this Loan Agreement.

 

Non-Residential Lease ” is a Lease of a portion of the Mortgaged Property to be used for non-residential purposes.

 

Note ” means the Multifamily Note (including any Amended and Restated Note, Consolidated, Amended and Restated Note, or Extended and Restated Note) executed by Borrower in favor of Lender and dated as of the date of this Loan Agreement, including all schedules, riders, allonges and addenda, as such Multifamily Note may be amended, modified and/or restated from time to time.

 

Notice ” or “ Notices ” means all notices, demands and other communication required under the Loan Documents, provided in accordance with the requirements of Section 11.03.

 

O&M Program ” is defined in Section 6.12(c) and consists of the following: Asbestos and Polychlorinated Biphenyls.

 

Person ” means any natural person, sole proprietorship, corporation, general partnership, limited partnership, limited liability company, limited liability partnership, limited liability limited partnership, joint venture, association, joint stock company, bank, trust, estate, unincorporated organization, any federal, state, county or municipal government (or any agency or political subdivision thereof), endowment fund or any other form of entity.

 

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Personalty ” means all of the following:

 

(i) Accounts (including deposit accounts) of Borrower related to the Mortgaged Property.

 

(ii) Equipment and inventory owned by Borrower, which are used now or in the future in connection with the ownership, management or operation of the Land or Improvements or are located on the Land or Improvements, including furniture, furnishings, machinery, building materials, goods, supplies, tools, books, records (whether in written or electronic form) and computer equipment (hardware and software).

 

(iii) Other tangible personal property owned by Borrower which is used now or in the future in connection with the ownership, management or operation of the Land or Improvements or is located on the Land or in the Improvements, including ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances (other than Fixtures).

 

(iv) Any operating agreements relating to the Land or the Improvements.

 

(v) Any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land or the Improvements.

 

(vi) All other intangible property, general intangibles and rights relating to the operation of, or used in connection with, the Land or the Improvements, including all governmental permits relating to any activities on the Land and including subsidy or similar payments received from any sources, including a Governmental Authority.

 

(vii) Any rights of Borrower in or under any Letter of Credit.

 

Pledge Agreement ” is defined in Section 11.12(f)(iii).

 

Preapproved Intrafamily Transfer ” is defined in Section 7.04.

 

Prepayment Premium Period ” is defined in the Note.

 

Prior Lien ” means a pre-existing mortgage, deed of trust or other Lien encumbering the Mortgaged Property.

 

Proceeding ” means, whether voluntary or involuntary, any case, proceeding or other action against Borrower or any SPE Equity Owner under any existing or future law of any jurisdiction relating to bankruptcy, insolvency, reorganization or relief of debtors.

 

Proceeds ” means the cash obtained by a draw on a Letter of Credit.

 

Prohibited Activity or Condition ” means each of the following:

 

(i) The presence, use, generation, release, treatment, processing, storage (including storage in above-ground and underground storage tanks), handling or disposal of any Hazardous Materials on or under the Mortgaged Property.

 

(ii) The transportation of any Hazardous Materials to, from or across the Mortgaged Property.

 

(iii) Any occurrence or condition on the Mortgaged Property, which occurrence or condition is or may be in violation of Hazardous Materials Laws.

 

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(iv) Any violation of or noncompliance with the terms of any Environmental Permit with respect to the Mortgaged Property.

 

(v) Any violation or noncompliance with the terms of any O&M Program.

 

However, the term “Prohibited Activity or Condition” expressly excludes lawful conditions permitted by an O&M Program or the safe and lawful use and storage of quantities of: (i) pre-packaged supplies, cleaning materials and petroleum products customarily used in the operation and maintenance of comparable multifamily properties, (ii) cleaning materials, personal grooming items and other items sold in pre-packaged containers for consumer use and used by tenants and occupants of residential dwelling units in the Mortgaged Property, and (iii) petroleum products used in the operation and maintenance of motor vehicles from time to time located on the Mortgaged Property’s parking areas, so long as all of the foregoing are used, stored, handled, transported and disposed of in compliance with Hazardous Materials Laws.

 

Property Improvement Alterations ” means alterations and additions to the Improvements existing at or upon the Mortgaged Property as of the date of this Loan Agreement, which are being made to renovate or upgrade the Mortgaged Property and are not otherwise permitted under Section 6.09(e). Repairs, Capital Replacements, Restoration or other work required to be performed at the Mortgaged Property pursuant to Sections 6.10 or 6.11 will not constitute Property Improvement Alterations.

 

Property Improvement Notice ” means a Notice to Lender that Borrower intends to begin the Property Improvement Alterations identified in the Property Improvement Notice.

 

“Property Improvement Total Amount” means the aggregate of $7,950,000.00 during the term of the Mortgage.

 

Property Insurance ” is defined in Section 6.10(a).

 

Property Jurisdiction ” means the jurisdiction in which the Land is located.

 

Property Manager ” means Carroll Management Group, LLC, a Georgia limited liability company, or another residential rental property manager which is approved by Lender in writing.

 

Property Seller ” is defined in Section 5.24.

 

Public Fund/REIT Securities ” is defined in Section 7.03(c).

 

Rate Cap Agreement Reserve Fund ” means the account established pursuant to Section 4.07, if applicable, to pay for the cost of a Replacement Cap Agreement.

 

Rating Agencies ” means Fitch, Inc., Moody’s Investors Service, Inc., or Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., or any successor entity of the foregoing, or any other nationally recognized statistical rating organization.

 

Release Instruments ” is defined in Section 11.12(f).

 

Remedial Work ” is defined in Section 6.12(f).

 

Rent(s) ” means all rents (whether from residential or non-residential space), revenues and other income of the Land or the Improvements, parking fees, laundry and vending machine income and fees and charges for food, health care and other services provided at the Mortgaged Property, whether now due, past due or to become due, and deposits forfeited by tenants, and, if Borrower is a cooperative housing corporation or association, maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements, whether now due, past due or to become due.

 

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Rent Schedule ” means a written schedule for the Mortgaged Property showing the name of each tenant, and for each tenant, the space occupied, the lease expiration date, the rent payable for the current month, the date through which rent has been paid, and any related information requested by Lender.

 

Repairs ” means the repairs to be made to the Mortgaged Property, as described on the Repair Schedule of Work (Exhibit C) or as otherwise required by Lender in accordance with this Loan Agreement.

 

Replacement Cap Agreement ” means any Cap Agreement satisfying the provisions of this Loan Agreement, using documentation approved by Lender, and purchased by Borrower to replace any initial Cap Agreement or subsequent Cap Agreement.

 

Replacement Cost ” means the estimated replacement cost of the Improvements, Fixtures, and Personalty (or, when used in reference to a property that is not the Mortgaged Property, all improvements, fixtures, and personalty located on such property), excluding any deduction for depreciation, all as determined annually by Borrower using customary methodology and sources of information acceptable to Lender in Lender’s Discretion. Replacement Cost will not include the cost to reconstruct foundations or site improvements, such as driveways, parking lots, sidewalks, and landscaping.

 

Reserve Fund ” means each account established for Imposition Reserve Deposits, the Replacement Reserve Fund, the Repair Reserve Fund (if any), the Rate Cap Agreement Reserve Fund (if any), the Rental Achievement Reserve Fund (if any), and any other account established pursuant to Article IV of this Loan Agreement.

 

Restoration ” is defined in Section 6.10(j)(i).

 

Scheduled Debt Payments ” is defined in Section 11.12(g)(i)(B).

 

Secondary Market Transaction” means: (i) any sale or assignment of this Loan Agreement, the Note and the other Loan Documents to one or more investors as a whole loan, (ii) a participation of the Loan to one or more investors, (iii) any deposit of this Loan Agreement, the Note and the other Loan Documents with a trust or other entity which may sell certificates or other instruments to investors evidencing an ownership interest in the assets of such trust or other entity, or (iv) any other sale, assignment or transfer of the Loan or any interest in the Loan to one or more investors.

 

Securitization ” means when the Note or any portion of the Note is assigned to a REMIC or grantor trust.

 

“Securitization Indemnification” is defined in Section 10.02(d).

 

Security Instrument ” means the mortgage, deed of trust, deed to secure debt or other similar security instrument encumbering the Mortgaged Property and securing Borrower’s performance of its Loan obligations, including Borrower’s obligations under the Note and this Loan Agreement (including any Amended and Restated Security Instrument, Consolidation, Modification and Extension Agreement, Extension and Modification Agreement or similar agreement or instrument amending and restating existing security instruments).

 

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Senior Indebtedness ” means, for a Supplemental Loan, if any, the Indebtedness evidenced by each Senior Note and secured by each Senior Instrument for the benefit of each Senior Lender.

 

Senior Instrument ” – Not applicable.

 

Senior Lender ” means each holder of a Senior Note.

 

Senior Loan Documents ” means, for a Supplemental Loan, if any, all documents relating to each loan evidenced by a Senior Note.

 

Senior Note ” means, for a Supplemental Loan, if any, each Multifamily Note secured by a Senior Instrument.

 

Servicing Arrangement ” is defined in Section 11.06(b).

 

Single Purpose Entity ” is defined in Section 6.13(a).

 

Site Assessment ” means an environmental assessment report for the Mortgaged Property prepared at Borrower’s expense by a qualified environmental consultant engaged by Borrower, or by Lender on behalf of Borrower, and approved by Lender, and in a manner reasonably satisfactory to Lender, based upon an investigation relating to and making appropriate inquiries to evaluate the risks associated with Mold and any existence of Hazardous Materials on or about the Mortgaged Property, and the past or present discharge, disposal, release or escape of any such substances, all consistent with the most current version of the ASTM 1527 standard (or any successor standard published by ASTM) and good customary and commercial practice.

 

SPE Equity Owner ” is not applicable. Borrower will not be required to maintain an SPE Equity Owner in its organizational structure during the term of the Loan and all references to SPE Equity Owner in this Loan Agreement and in the Note will be of no force or effect .

 

Successor Borrower ” is defined in Section 11.12(b).

 

Supplemental Indebtedness ” the Indebtedness evidenced by the Supplemental Note(s) and secured by the Supplemental Instrument(s) for the benefit of Supplemental Lender(s), if any.

 

Supplemental Instrument ” means, for each Supplemental Loan (whether one or more), if any, the Security Instrument executed to secure the Supplemental Note for that Supplemental Loan.

 

Supplemental Lender ” means, for each Supplemental Loan (whether one or more), if any, the lender named in the Supplemental Instrument for that Supplemental Loan and its successors and/or assigns.

 

Supplemental Loan ” means any loan that is subordinate to the Senior Indebtedness.

 

Supplemental Loan Documents ” means, for each Supplemental Loan (whether one or more), if any, all documents relating to the loan evidenced by the Supplemental Note for that Supplemental Loan.

 

Supplemental Mortgage Product ” is defined in Section 11.11(a).

 

Supplemental Note ” means, for each Supplemental Loan (whether one or more), if any, the Multifamily Note secured by the Supplemental Instrument for that Supplemental Loan.

 

Tax Code ” means the Internal Revenue Code of the United States, 26 U.S.C. Section 1 et seq., as amended from time to time.

 

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Taxes ” means all taxes, assessments, vault rentals and other charges, if any, whether general, special or otherwise, including all assessments for schools, public betterments and general or local improvements, which are levied, assessed or imposed by any public authority or quasi-public authority, and which, if not paid, will become a Lien on the Land or the Improvements.

 

“Total Insurable Value” means the sum of the Replacement Cost, business income/rental value Insurance and the value of any business personal property.

 

Transfer ” means any of the following:

 

(i) A sale, assignment, transfer or other disposition or divestment of any interest in Borrower, a Designated Entity for Transfers, or the Mortgaged Property (whether voluntary, involuntary or by operation of law).

 

(ii) The granting, creating or attachment of a Lien, encumbrance or security interest (whether voluntary, involuntary or by operation of law).

 

(iii) The issuance or other creation of an ownership interest in a legal entity, including a partnership interest, interest in a limited liability company or corporate stock.

 

(iv) The withdrawal, retirement, removal or involuntary resignation of a partner in a partnership or a member or Manager in a limited liability company.

 

(v) The merger, dissolution, liquidation, or consolidation of a legal entity or the reconstitution of one type of legal entity into another type of legal entity.

 

(vi) A change of the Guarantor.

 

For purposes of defining the term “Transfer,” the term “partnership” means a general partnership, a limited partnership, a joint venture, a limited liability partnership, or a limited liability limited partnership and the term “partner” means a general partner, a limited partner, or a joint venturer.

 

“Transfer” does not include any of the following:

 

(i) A conveyance of the Mortgaged Property at a judicial or non-judicial foreclosure sale under the Security Instrument.

 

(ii) The Mortgaged Property becoming part of a bankruptcy estate by operation of law under the Bankruptcy Code.

 

(iii) The filing or recording of a Lien against the Mortgaged Property for local taxes and/or assessments not then due and payable.

 

Transfer and Assumption Agreement ” is defined in Section 11.12(f)(iv).

 

Transfer Fee ” means a fee paid when the Transfer is completed. Unless otherwise specified, the Transfer Fee will be equal to the lesser of the following:

 

(i) 1% of the outstanding principal balance of the Indebtedness as of the date of the Transfer.

 

(ii) $250,000.

 

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Transfer Processing Fee ” means a nonrefundable fee of $15,000 for Lender’s review of a proposed or completed Transfer.

 

U.S. Treasury Obligations ” means direct, non-callable and non-redeemable securities issued, or fully insured as to payment, by the United States of America.

 

UCC Collateral ” is defined in Section 3.03.

 

Underwriter Group ” is defined in Section 10.02(d).

 

Uniform Commercial Code ” means the Uniform Commercial Code as promulgated in the applicable jurisdiction.

 

Windstorm Coverage ” is defined in Section 6.10(a)(iv).

 

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ARTICLE XIII INCORPORATION OF ATTACHED RIDERS.

 

The Riders listed on Page ii are attached to and incorporated into this Loan Agreement.

 

ARTICLE XIV INCORPORATION OF ATTACHED EXHIBITS.

 

The following Exhibits, if marked with an “X” in the space provided, are attached to this Loan Agreement:

 

x   Exhibit A Description of the Land (required)
       
x   Exhibit B Modifications to Multifamily Loan and Security Agreement
       
x   Exhibit C Repair Schedule of Work
       
x   Exhibit D Repair Disbursement Request (required)
       
x   Exhibit E Work Commenced at Mortgaged Property
       
x   Exhibit F Capital Replacements (required)
       
x   Exhibit G Description of Ground Lease
       
x   Exhibit H Organizational Chart of Borrower as of the Closing Date (required)
       
x   Exhibit I Designated Entities for Transfers and Guarantor(s) (required)
       
x   Exhibit J Description of Release Parcel
       
¨   Exhibit K Reserved
       
¨   Exhibit L Reserved
       
¨   Exhibit M Reserved
       
¨   Exhibit N Reserved
       
x   Exhibit O Borrower’s Certificate of Property Improvement Alterations Completion (required)

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK;
SIGNATURES ON FOLLOWING PAGES

 

Multifamily Loan and Security Agreement Page 87

 

 

  BORROWER:
  BR CARROLL PALMER RANCH, LLC , a
    Delaware limited liability company
     
  By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory

 

 

SIGNATURES CONTINUE ON FOLLOWING PAGE

 

Multifamily Loan and Security Agreement Page S- 1

 

 

  LENDER:
   
  JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company
     
  By: /s/ Faron G. Thompson
    Faron G. Thompson
    Executive Vice President

 

 

Multifamily Loan and Security Agreement Page S- 2

 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

REPAIR RESERVE FUND

 

(Revised 5-1-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 4.03 is deleted and replaced with the following:

 

4.03 Repair Reserve Fund.

 

(a) Deposits to Repair Reserve Fund . Lender and Borrower acknowledge that Borrower has established the Repair Reserve Fund by depositing the Repair Reserve Deposit with Lender on the date of this Loan Agreement, and that Borrower must complete the Repairs required pursuant to Section 6.14.

 

(b) Costs Charged by Lender .

 

(i) If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Repairs pursuant to the terms of Section 6.06, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) Lender will be entitled, but not obligated, to deduct from the Repair Reserve Fund the costs and expenses set forth in Section 4.03(b)(i). Lender will be entitled to charge Borrower for such costs and expenses and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(iii) If there are insufficient funds to pay for the costs and expenses set forth in Section 4.03(b)(i), then Lender will be entitled to charge Borrower for the costs and expenses specified in Section 4.03(b)(i), and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(c) Insufficient Amount in Repair Reserve Fund . If Lender determines, in Lender’s Discretion that the money in the Repair Reserve Fund is insufficient to pay for the Repairs, Lender will provide Borrower with Notice of such insufficiency, and as soon as possible (but in no event later than 20 days after such Notice) Borrower will pay to Lender an amount, in cash, equal to such deficiency, which Lender will deposit in the Repair Reserve Fund.

 

(d) Disbursements of Repair Reserve Fund .

 

(i) Disbursement . From time to time, as construction and completion of the Repairs progresses, upon Borrower’s submission of a Repair Disbursement Request in the form attached to this Loan Agreement as Exhibit D , and provided that no Event of Default has occurred and no condition exists which but for the passage of time or giving of Notice, or both, would constitute an Event of Default, Lender will make disbursements from the Repair Reserve Fund for payment or reimbursement of the actual costs of the Repairs. In connection with each disbursement, Borrower will take each of the following actions:

 

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(A) Sign Borrower’s Repair Disbursement Request.

 

(B) Include with each Repair Disbursement Request a report setting out the progress of the Repairs and any other reports or information relating to the construction of the Repairs that may be reasonably requested by Lender.

 

(C) Include with each Repair Disbursement Request copies of any applicable invoices and/or bills and appropriate lien waivers for the prior period for which disbursement was made, executed by all contractors and suppliers supplying labor or materials for the Repairs.

 

(D) Include with each Repair Disbursement Request, a report prepared by the professional engineer employed by Lender as to the status of the Repairs, unless Lender has waived this requirement in writing.

 

(E) Include with each Repair Disbursement Request, Borrower’s written representation and warranty that the Repairs as completed to the applicable stage do not violate any laws, ordinances, rules or regulations, or building setback lines or restrictions, applicable to the Mortgaged Property.

 

Except for the final Repair Disbursement Request, no Repair Disbursement Request may be for an amount less than the Minimum Repair Disbursement Request Amount.

 

(ii) Conditions Precedent . Lender will not be obligated to make any disbursement from the Repair Reserve Fund to or for the benefit of Borrower unless at the time of such Repair Disbursement Request all of the following conditions exist:

 

(A) There exists no condition, event or act that would constitute a default (with or without Notice and/or lapse of time) under this Loan Agreement or any other Loan Document.

 

(B) Borrower is in full compliance with the provisions of this Loan Agreement, the other Loan Documents and any request or demand by Lender permitted by this Loan Agreement.

 

(C) No lien or claim based on furnishing labor or materials has been recorded, filed or asserted against the Mortgaged Property, unless Borrower has properly provided bond or other security against loss in accordance with applicable law.

 

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(D) All licenses, permits, and approvals of any Governmental Authority required for the Repairs as completed to the applicable stage have been obtained and submitted to Lender upon Lender’s request.

 

(iii) Reporting Requirements; Completion . Prior to the applicable Completion Date, Borrower will deliver to Lender, in addition to the information required by Section 4.03(d)(i) above, all of the following:

 

(A) Contractor’s Certificate . If required by Lender, a certificate signed by each major contractor and supplier of materials, as reasonably determined by Lender, engaged to provide labor or materials for the Repairs to the effect that such contractor or supplier has been paid in full for all work completed and that the portion of the Repairs provided by such contractor or supplier has been fully completed in accordance with the plans and specifications (if any) provided to it by Borrower and that such portion of the Repairs is in compliance with all applicable building codes and other rules and regulations promulgated by any applicable regulatory authority or Governmental Authority.

 

(B) Borrower’s Certificate . A certificate signed by Borrower to the effect that the Repairs have been fully paid for and that all money disbursed pursuant to this Loan Agreement has been used for the Repairs and no claim exists against Borrower or against the Mortgaged Property out of which a lien based on furnishing labor or material exists or might ripen. Borrower may except from the certificate described in the preceding sentence any claim(s) that Borrower intends to contest, provided that any such claim is described in Borrower’s certificate and Borrower certifies to Lender that the money in the Repair Reserve Fund is sufficient to make payment of the full amount which might in any event be payable in order to satisfy such claim(s). If required by Lender, Borrower also must certify to Lender that the Repairs are in compliance with all applicable building codes and zoning ordinances.

 

(C) Engineer’s Certificate . If required by Lender, a certificate signed by the professional engineer employed by Lender to the effect that the Repairs have been completed in a good and workmanlike manner in compliance with the Repair Schedule of Work and all applicable building codes, zoning ordinances and other rules and regulations promulgated by applicable regulatory or Governmental Authorities.

 

(D) Other Certificates . Any other certificates of approval, acceptance or compliance required by Lender from any Governmental Authority having jurisdiction over the Mortgaged Property and the Repairs.

 

(iv) Inspection . Prior to and as a condition of the final disbursement of funds from the Repair Reserve Fund, Lender will inspect or will cause the Repairs and Improvements to be inspected in accordance with the terms of Section 6.06(a), to determine whether all interior and exterior Repairs have been completed in a manner acceptable to Lender.

 

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(v) Indirect and Excess Disbursements from Repair Reserve Fund . Lender, in its sole and absolute discretion, is authorized to hold, use and disburse funds from the Repair Reserve Fund to pay any and all costs, charges and expenses whatsoever and howsoever incurred or required in connection with the construction and completion of the Repairs, or, if an Event of Default has occurred and is continuing, in the payment or performance of any obligation of Borrower to Lender. If Lender, for purposes specified in this Section 4.03, elects to pay any portion of the money in the Repair Reserve Fund to parties other than Borrower, then Lender may do so, at any time and from time to time, and the amount of advances to which Borrower will be entitled under this Loan Agreement will be correspondingly reduced.

 

(vi) Repair Schedule of Work . All disbursements from the Repair Reserve Fund will be limited to the costs of those items set forth on the Repair Schedule of Work. Without the prior written consent of Lender, Borrower will not make any payments from the Repair Reserve Fund other than for the costs of those items set forth on the Repair Schedule of Work or alter the Repair Schedule of Work.

 

(e) Termination of Repair Reserve Fund . The provisions of this Section 4.03 will cease to be effective upon the completion of the Repairs in accordance with this Loan Agreement to Lender’s satisfaction, and the full disbursement by Lender of the Repair Reserve Fund. If there are funds remaining in the Repair Reserve Fund after the Repairs have been completed in accordance with this Loan Agreement, and provided no Event of Default has occurred and is continuing under this Loan Agreement or under any of the other Loan Documents, and no condition exists which but for the passage of time or giving of Notice, or both, would constitute an Event of Default, such funds remaining in the Repair Reserve Fund will be refunded by Lender to Borrower.

 

(f) Right to Complete Repairs . If Borrower abandons or fails to proceed diligently with the Repairs or otherwise, or there exists an Event of Default under this Loan Agreement, Lender will have the right (but not the obligation) to enter upon the Mortgaged Property and take over and cause the completion of the Repairs. Any contracts entered into or indebtedness incurred upon the exercise of such right may be in the name of Borrower, and Lender is irrevocably appointed the attorney in fact of Borrower, such appointment being coupled with an interest, to enter into such contracts, incur such obligations, enforce any contracts or agreements made by or on behalf of Borrower (including the prosecution and defense of all actions and proceedings in connection with the Repairs and the payment, settlement, or compromise of all claims for materials and work performed in connection with the Repairs) and do any and all things necessary or proper to complete the Repairs including signing Borrower’s name to any contracts and documents as may be deemed necessary by Lender. In no event will Lender be required to expend its own funds to complete the Repairs, but Lender may, in Lender’s sole and absolute discretion, advance such funds. Any funds advanced will be added to the Indebtedness, secured by the Security Instrument and payable to Lender by Borrower in accordance with the provisions of the Loan Documents pertaining to the protection of Lender’s security and advances made by Lender. Borrower waives any and all claims it may have against Lender for materials used, work performed or resultant damage to the Mortgaged Property.

 

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(g) Completion of Repairs . Lender’s disbursement of monies in the Repair Reserve Fund or other acknowledgment of completion of any Repair in a manner satisfactory to Lender will not be deemed a certification by Lender that the Repair has been completed in accordance with applicable building, zoning or other codes, ordinances, statutes, laws, regulations or requirements of any Governmental Authority. Borrower will at all times have the sole responsibility for insuring that all Repairs are completed in accordance with all such governmental requirements.

 

B. The following definitions are added to Article XII:

 

Minimum Repair Disbursement Request Amount ” means $2,500.00.

 

Repair Disbursement Request ” means Borrower’s written requests to Lender in the form attached as Exhibit D for the disbursement of money from the Repair Reserve Fund pursuant to Article IV.

 

Repair Reserve Deposit ” means $82,145.00.

 

Repair Reserve Disbursement Period ” means the interval between disbursements from the Repair Reserve Fund, which interval will be no shorter than once every 30 days during the term of this Loan Agreement.

 

Repair Reserve Fund ” means the account which may be established by this Loan Agreement into which the Repair Reserve Deposit is deposited.

 

Repair Schedule of Work ” means the Repair Schedule of Work attached as Exhibit C .

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

REPLACEMENT RESERVE FUND – IMMEDIATE DEPOSITS

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 4.04 is deleted and replaced with the following:

 

4.04 Replacement Reserve Fund.

 

(a) Deposits to Replacement Reserve Fund . On the Closing Date, the parties will establish the Replacement Reserve Fund and Borrower will pay the Initial Deposit to Lender for deposit into the Replacement Reserve Fund. Commencing on the date the first installment of principal and/or interest is due under the Note and continuing on the same day of each successive month until the Loan is paid in full, Borrower will pay the Monthly Deposit to Lender for deposit into the Replacement Reserve Fund, together with its regular monthly payments of principal and/or interest as required by the Note. A transfer of funds into the Replacement Reserve Fund from the Repair Reserve Fund, pursuant to the terms of Section 4.03(e), if applicable, will not alter or reduce the amount of any deposits to the Replacement Reserve Fund.

 

(b) Costs Charged by Lender .

 

(i) If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Capital Replacements pursuant to the terms of Section 6.06, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) If there are sufficient funds in Replacement Reserve Fund, Lender will be entitled, but not obligated, to deduct from the Replacement Reserve Fund the costs and expenses set forth in Section 4.04(b)(i). Lender will be entitled to charge Borrower for such costs and expenses and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(iii) If there are insufficient funds in the Replacement Reserve Fund, then Lender will be entitled to charge Borrower for the costs and expenses specified in Section 4.04(b)(i), and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(c) Adjustments to Replacement Reserve Fund . If the initial term of the Loan is greater than 120 months, then the following provisions will apply:

 

(i) Lender reserves the right to adjust the amount of the Monthly Deposit based on Lender’s assessment of the physical condition of the Mortgaged Property, however, Lender will not make such an adjustment prior to the date that is 120 months after the first installment due date, nor more frequently than every 10 years thereafter during the term of the Loan.

 

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(ii) Borrower will pay the cost of any assessment required by Lender pursuant to Section 4.04(c)(i) to Lender immediately after Notice from Lender to Borrower of such charge.

 

(iii) Upon Notice from Lender or Loan Servicer, Borrower will begin paying the Revised Monthly Deposit on the first monthly payment date that is at least 30 days after the date of Lender’s or Loan Servicer’s Notice. If Lender or Loan Servicer does not provide Borrower with Notice of a Revised Monthly Deposit, Borrower will continue to pay the Monthly Deposit or the Revised Monthly Deposit then in effect.

 

(d) Insufficient Amount in Replacement Reserve Fund . If Borrower requests disbursement from the Replacement Reserve Fund for a Capital Replacement in accordance with this Loan Agreement in an amount which exceeds the amount on deposit in the Replacement Reserve Fund, Lender will disburse to Borrower only the amount on deposit in the Replacement Reserve Fund. Borrower will pay all additional amounts required in connection with any such Capital Replacement from Borrower’s own funds.

 

(e) Reserved.

 

(f) Reserved.

 

(g) Disbursements from Replacement Reserve Fund .

 

(i) Requests for Disbursement . Lender will disburse funds from the Replacement Reserve Fund as follows:

 

(A) Borrower’s Request . If Borrower determines, at any time or from time to time, that a Capital Replacement is necessary or desirable, Borrower will perform such Capital Replacement and request from Lender, in writing, reimbursement for such Capital Replacement. Borrower’s request for reimbursement will include (1) a detailed description of the Capital Replacement performed, together with evidence, satisfactory to Lender, that the cost of such Capital Replacement has been paid, and (2) if required by Lender, lien waivers from each contractor and material supplier supplying labor or materials for such Capital Replacement.

 

(B) Lender’s Request . If Lender reasonably determines at any time or from time to time, that a Capital Replacement is necessary for the proper maintenance of the Mortgaged Property, it will so notify Borrower, in writing, requesting that Borrower obtain and submit to Lender bids for all labor and materials required in connection with such Capital Replacement. Borrower will submit such bids and a time schedule for completing each Capital Replacement to Lender within 30 days after Borrower’s receipt of Lender’s Notice. Borrower will perform such Capital Replacement and request from Lender, in writing, reimbursement for such Capital Replacement. Borrower’s request for reimbursement will include (1) a detailed description of the Capital Replacement performed, together with evidence, satisfactory to Lender, that the cost of such Capital Replacement has been paid, and (2) if required by Lender, lien waivers from each contractor and material supplier supplying labor or materials for such Capital Replacement.

 

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(ii) Conditions Precedent . Disbursement from the Replacement Reserve Fund will be made no more frequently than once every Replacement Reserve Disbursement Period and, except for the final disbursement, no disbursement will be made in an amount less than the Minimum Replacement Disbursement Request Amount. Disbursements will be made only if the following conditions precedent have been satisfied, as determined by Lender in Lender’s Discretion:

 

(A) Each Capital Replacement has been performed and/or installed on the Mortgaged Property in a good and workmanlike manner with suitable materials (or in the case of a partial disbursement, performed and/or installed on the Mortgaged Property to an acceptable stage), in accordance with good building practices and all applicable laws, ordinances, rules and regulations, building setback lines and restrictions applicable to the Mortgaged Property, and has been paid for by Borrower as evidenced by copies of all applicable paid invoices or bills submitted to Lender by Borrower at the time Borrower requests disbursement from the Replacement Reserve Fund.

 

(B) There is no condition, event or act that would constitute a default (with or without Notice and/or lapse of time).

 

(C) No Lien or claim based on furnishing labor or materials has been recorded, filed or asserted against the Mortgaged Property, unless Borrower has properly provided a bond or other security against loss in accordance with applicable law.

 

(D) All licenses, permits and approvals of any Governmental Authority required for the Capital Replacement as completed to the applicable stage have been obtained and submitted to Lender upon Lender’s request.

 

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(h) Right to Complete Capital Replacements . If Borrower abandons or fails to proceed diligently with any Capital Replacement in a timely fashion or an Event of Default occurs and continues under this Loan Agreement for 30 days after Notice of such failure by Lender to Borrower, Lender will have the right (but not the obligation) to enter upon the Mortgaged Property and take over and cause the completion of such Capital Replacement. However, no such Notice or cure period will apply in the case of such failure which could, in Lender’s sole and absolute discretion, absent immediate exercise by Lender of a right or remedy under this Loan Agreement, result in harm to Lender, tenants or third parties or impairment of the security given under this Loan Agreement, the Security Instrument or any other Loan Document. Any contracts entered into or indebtedness incurred upon the exercise of such right may be in the name of Borrower, and Lender is irrevocably appointed the attorney in fact for Borrower, such appointment being coupled with an interest, to enter into such contracts, incur such obligations, enforce any contracts or agreements made by or on behalf of Borrower (including the prosecution and defense of all actions and proceedings in connection with the Capital Replacement and the payment, settlement or compromise of all bills and claims for materials and work performed in connection with the Capital Replacement) and do any and all things necessary or proper to complete any Capital Replacement, including signing Borrower’s name to any contracts and documents as may be deemed necessary by Lender. In no event will Lender be required to expend its own funds to complete any Capital Replacement, but Lender may, in Lender’s Discretion, advance such funds. Any funds advanced will be added to the Indebtedness, secured by the Security Instrument and payable to Lender by Borrower in accordance with the provisions of the Note, this Loan Agreement, the Security Instrument and any other Loan Document pertaining to the protection of Lender’s security and advances made by Lender.

 

(i) Completion of Capital Replacements . Lender’s disbursement of monies from the Replacement Reserve Fund or other acknowledgment of completion of any Capital Replacement in a manner satisfactory to Lender in Lender’s Discretion will not be deemed a certification by Lender that the Capital Replacement has been completed in accordance with applicable building, zoning or other codes, ordinances, statutes, laws, regulations or requirements of any Governmental Authority. Borrower will at all times have the sole responsibility for ensuring that all Capital Replacements are completed in accordance with all such requirements of any Governmental Authority.

 

(j) Reserved.

 

(k) Reserved.

 

B. The following definitions are added to Article XII:

 

Initial Deposit ” means $63,360.00.

 

Minimum Replacement Disbursement Request Amount ” means $2,000.00.

 

Monthly Deposit ” means $7,200.00.

 

Replacement Reserve Deposit ” means the Initial Deposit, the Monthly Deposit and/or the Revised Monthly Deposit, as appropriate.

 

Replacement Reserve Disbursement Period ” means the interval between disbursements from the Replacement Reserve Fund, which interval will be no shorter than once a month.

 

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Replacement Reserve Fund ” means the account established pursuant to this Loan Agreement to defray the costs of Capital Replacements.

 

Revised Monthly Deposit ” means the adjusted amount per month that Lender determines Borrower must deposit in the Replacement Reserve Fund following any adjustment determination by Lender pursuant to Section 4.04(c).

 

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MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

AFFILIATE TRANSFER

 

(MPC Partnership Holdings LLC)

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d)(i) is deleted and replaced with the following:

 

(i) Affiliate Transfer. A Transfer of any direct or indirect interests in Borrower held by, or by an entity owned and Controlled by, MPC Partnership Holdings LLC (“Affiliate Transferor”) to one or more of Affiliate Transferor’s Affiliates (“Affiliate Transfer”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Affiliate Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Affiliate Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Affiliate Transfer.

 

(D) Lender determines, in Lender’s Discretion, that the Affiliate meets Lender’s eligibility, credit, management and other standards.

 

(E) After the Affiliate Transfer, MPC Partnership Holdings LLC maintains direct or indirect Control of the Affiliate transferee, and Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Affiliate Transfer and there is no change in the Guarantor, if applicable.

 

(F) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Affiliate Transfer.

 

(G) Lender will not be entitled to collect a Transfer Fee as the result of the Affiliate Transfer.

 

(H) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Affiliate (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

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(I) Borrower delivers to Lender a search confirming that the Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(J) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Affiliate Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

(K) At Lender’s request, Borrower executes a reaffirmation of its obligations under the Loan Documents in a form acceptable to Lender.

 

(L) In the event of a Transfer prohibited by or requiring Lender’s approval under this Section 7.03, the provisions of this Section 7.03(d)(i) may be modified or rendered void by Lender at Lender’s sole option by Notice to Borrower and the transferee(s) as a condition to Lender’s consent.

 

B. The following definition is added to Article XII:

 

“Affiliate Transfer” is defined in Section 7.03(d)(i).

 

“Affiliate Transferor” is defined in Section 7.03(d)(i).

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

AFFILIATE TRANSFER

 

(Bluerock Residential Holdings, LP)

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d) (i) (ii) is deleted and replaced with the following:

 

(ii) Affiliate Transfer. A Transfer of any direct or indirect interests in Borrower held by an entity directly or indirectly owned and Controlled by Bluerock Residential Growth REIT, Inc. (“Bluerock Affiliate Transferor”) to one or more “Bluerock Affiliate Transferor’s Affiliates” (“Bluerock Affiliate Transfer”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Bluerock Affiliate Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Bluerock Affiliate Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Bluerock Affiliate Transfer.

 

(D) Lender determines, in Lender’s Discretion, that the Bluerock Affiliate Transferor’s Affiliate meets Lender’s eligibility, credit, management and other standards.

 

(E) After the Bluerock Affiliate Transfer, Control and management of the day-to-day operations of Borrower and the Facility continue to be held by the Person exercising such Control and management immediately prior to the Bluerock Affiliate Transfer and there is no change in the Guarantor, if applicable.

 

(F) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Bluerock Affiliate Transfer.

 

(G) Lender will not be entitled to collect a Transfer Fee as the result of the Bluerock Affiliate Transfer.

 

(H) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Bluerock Affiliate Transferor’s Affiliate (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

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(I) Borrower delivers to Lender a search confirming that the Bluerock Affiliate Transferor’s Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(J) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Bluerock Affiliate Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

B. The following definition is added to Article XII:

 

Bluerock Affiliate Transfer” is defined in Section 7.03(d) (i) (ii) .

 

Bluerock Affiliate Transferor” is defined in Section 7.03(d) (i) (ii) .

 

“Bluerock Affiliate Transferor’s Affiliates” is defined as any entity that is, directly or indirectly, owned or otherwise  controlled by, or under common control with, Bluerock Residential Growth REIT , Inc. For purposes hereof, Bluerock Residential Growth REIT, Inc will be deemed controlled by Ramin Kamfar, its current Chief Executive Officer, President and Board Chairman as well as the majority owner of its advisor.

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

BUY-SELL TRANSFER

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d)(iii) is deleted and replaced with the following:

 

(iii) Buy-Sell Transfer . A one-time Transfer (“ Buy-Sell Transfer ”) pursuant to a buy-sell agreement, operating agreement, joint venture agreement or similar agreement of the interests in BR Carroll SW FL Portfolio JV LLC , the sole member of Borrower.

 

(A) The Buy-Sell Transfer may consist of either of the following Transfers:

 

(1) The Transfer of the interests of BR SW FL Portfolio JV Member, LLC , a Delaware limited liability company ( for convenience, referred to herein as Manager ”) to Carroll Co-Invest IV SW FL Portfolio, LLC , a Delaware limited liability company or to its wholly owned Affiliate ( for convenience, referred to herein as Equity ”) (either by purchase of the ownership interest of the Manager or replacement of the Manager as the general partner, manager or managing member).

 

(2) The Transfer of the Equity’s ownership to the Manager or to a wholly owned Affiliate of Manager (either by purchase of the ownership interest of the Equity or replacement of the Equity as a participant in any management committee).

 

(B) The Buy-Sell Transfer will be a permitted Transfer if each of the following conditions is satisfied:

 

(1) Borrower provides Lender with at least 30 days prior Notice of the proposed Buy-Sell Transfer and pays to Lender the Transfer Processing Fee.

 

(2) At the time of the proposed Buy-Sell Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default; provided, however, if the Buy-Sell Transfer would cure the Event of Default, the Buy-Sell Transfer must occur within 60 days after all conditions in this Section have been met to Lender’s satisfaction.

 

(3) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Buy-Sell Transfer.

 

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Buy-Sell Transfer
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(4) For the purposes of this Section 7.03(d)(iii), Bluerock Residential Growth REIT, Inc. will be referred to as the “Bluerock Guarantor,” and MPC Partnership Holdings LLC will be referred to as the “Carroll Guarantor.” If there is a new manager of Borrower (“ New Manager ”), New Manager provides a guarantor (“ New Manager Guarantor ”) acceptable to Lender in Lender’s Discretion, and each of the following requirements is met (collectively, the “New Manager Requirements” ):

 

(I) At the time of the Buy-Sell Transfer, if the Manager is the transferor, the Carroll New Manager Guarantor has a net worth of at least $10,000,000, and liquid assets of at least $2,693,000.

 

(II) Lender has received all information and organizational documents requested by Lender in Lender’s Discretion, with respect to New Manager Guarantor At the time of the Buy-Sell Transfer, if the Equity is the transferor, the Bluerock Guarantor has a net worth of at least $10,000,000, and liquid assets of at least $2,693,000 .

 

(III) New Manager Guarantor The Bluerock Guarantor (if the Equity is the transferor) or the Carroll Guarantor (if the Manager is the transferor) executes a ratification of its Guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date (“ New Manager Guaranty ”), however, if New Manager Guarantor is an entity, the following condition s will be applicable:

 

(X) The New Manager ratification of the Guaranty has been modified to include, at New Manager Guarantor’s option, either will confirm that the ratifying Guarantor alone must satisfy the requirements of the Rider to Guaranty – Material Adverse Change, or the Rider to Guaranty – Minimum Net Worth/Liquidity , as applicable, during the entire remaining term of the Loan .

 

(Y) Section 9.01 will be deemed to be modified to insert the following as a new subsection:

 

(pp) Any failure by Guarantor to comply with the Minimum Net Worth/Liquidity Rider to the Guaranty, or the Material Adverse Change Rider to the Guaranty, if applicable.

 

(IV) Following the Buy-Sell Transfer, Control and management of the day-to-day operations of the Equity (if the Manager is the transferor) or of the Manager (if the Equity is the transferor) continues to be held by the Person exercising such Control and management immediately prior to the Buy-Sell Transfer.

 

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(5) The Mortgaged Property continues to be managed by the initial Property Manager or a successor Property Manager satisfactory to Lender pursuant to a property management agreement approved by Lender in writing; which approval will not be unreasonably withheld, provided that such successor Property Manager and Borrower execute an assignment of the management agreement in form acceptable to Lender.

 

(6) Reserved.

 

(7) At the time of the proposed Buy-Sell Transfer, if the Equity (if the Manager is the transferor) or the becomes a New Manager (if the Equity is the transferor) , it certifies to Lender that its net worth and liquidity are substantially the same as or better than its net worth and liquidity as of the date of this Loan Agreement and there is not any pending bankruptcy, reorganization or litigation which would substantially negatively affect such net worth and/or liquidity.

 

(8) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Buy-Sell Transfer.

 

(9) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of each of the Equity and the Manager (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

(10) If the Transfer is to a wholly-owned Affiliate of either the Equity or Manager, Borrower must deliver to Lender a search confirming that the transferee Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(11) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Buy-Sell Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender with regard to nonconsolidation.

 

(12) If there is a New Manager Guarantor and all of the New Manager R the r equirements of Section 7.03(d)(iii)(B)(4) have been satisfied, the Bluerock Guarantor (if the Manager is the transferor) or the Carroll Guarantor (if the Equity is the transferor), may request will be deemed automatically to have requested a release of its liability under the Guaranty in accordance with Section 7.05(c) of this Loan Agreement.

 

B. The following definitions are added to Article XII:

 

Buy-Sell Transfer ” is defined in Section 7.03(d)(iii).

 

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Equity ” is defined in Section 7.03(d)(iii)(A)(1).

 

Manager ” is defined in Section 7.03(d)(iii)(A)(1).

 

New Manager ” is defined in Section 7.03(d)(iii)(B)(4).

 

“New Manager Guarantor” is defined in Section 7.03(d)(iii)(B)(4).

 

“New Manager Guaranty” is defined in Section 7.03(d)(iii)(B)(4)(III).

 

“New Manager Requirements” is defined in Section 7.03(d)(iii)(B)(4).

 

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Buy-Sell Transfer
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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

ENTITY GUARANTOR

 

(Revised 3-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 9.01(dd) is deleted and replaced with the following:

 

(dd) Guarantor fails to comply with the provisions of the Section of the Guaranty entitled “Material Adverse Change” or “Minimum Net Worth/Liquidity Requirements”, as applicable.

 

Rider to Multifamily Loan and Security Agreement
Entity Guarantor

 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

COOPERATION WITH RATING AGENCIES AND INVESTORS

 

(Revised 1-27-2015)

 

A. Section 11.14 is deleted and replaced with the following:

 

11.14 Cooperation with Rating Agencies and Investors. At the request of Lender and, to the extent not already required to be provided by Borrower under this Loan Agreement, Borrower must use reasonable efforts to satisfy the market standards to which Lender customarily adheres or which may be reasonably required in the marketplace or by the Rating Agencies in connection with any Securities secured by or evidencing ownership interests in the Note and this Loan Agreement, including all of the following:

 

(a) Borrower will provide financial and other information with respect to the Mortgaged Property, the Borrower and the Property Manager.

 

(b) Borrower will perform or permit or cause to be performed or permitted such site inspections and other due diligence investigations of the Mortgaged Property, as may be requested by Lender in Lender’s Discretion or may reasonably be requested by the Rating Agencies or as may be necessary or appropriate in connection with the Secondary Market Transaction. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with any such due diligence investigation.

 

(c) Borrower will make such representations and warranties as of the closing date of the Secondary Market Transaction with respect to the Mortgaged Property, Borrower and the Loan Documents as are customarily provided in securitization transactions and as may be requested by Lender in Lender’s Discretion or may reasonably be requested by the Rating Agencies and consistent with the facts covered by such representations and warranties as they exist on the date of this Loan Agreement, including the representations and warranties made in the Loan Documents, together, if customary, with appropriate verification of and/or consents to the Provided Information through letters of auditors or opinions of counsel of independent attorneys acceptable to Lender and to the Rating Agencies. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with obtaining such auditors’ letters or opinions of counsel.

 

(d) Borrower will cause its counsel to render opinions, which may be relied upon by Lender, the Rating Agencies and their respective counsel, agents and representatives, as to nonconsolidation or any other opinion customary in securitization transactions with respect to the Mortgaged Property and Borrower and its Affiliates, which counsel and opinions must be satisfactory to Lender in Lender’s Discretion and be reasonably satisfactory to the Rating Agencies. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with obtaining such opinions of Borrower’s counsel.

 

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(e) Borrower will execute such amendments to the Loan Documents and organizational documents, establish and fund the Replacement Reserve Fund, if any, and complete any Repairs, if any, as may be requested by Lender or by the Rating Agencies or otherwise to effect the Secondary Market Transaction; provided, however, that the Borrower will not be required to modify or amend any Loan Document if such modification or amendment would (i) change the interest rate, the stated maturity or the amortization of principal set forth in the Note, or (ii) modify or amend any other material economic term of the Loan.

 

B. The following definitions are added to Article XII:

 

“Provided Information” means the information provided by Borrower as required by Section 11.14 (a), (b) and (c).

 

Securities ” means single or multi-class securities.

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

RATE CAP AGREEMENT AND RATE CAP AGREEMENT RESERVE FUND

 

(Revised 6-30-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 3.04 is deleted and replaced with the following:

 

3.04 Cap Agreement and Cap Collateral Assignment.

 

(a) Cap Agreement . To protect against fluctuations in interest rates, Borrower must obtain and maintain a Cap Agreement at all times so long as the Loan is outstanding. The initial Cap Agreement must be successfully bid no later than the Closing Date and be effective for an initial term ending not earlier than the third anniversary of the Closing Date. The initial Cap Agreement must be in a Notional Amount equal to the principal amount of the Loan on the Closing Date and have a Strike Rate that does not exceed the Original Strike Rate. The Cap Agreement, including any Replacement Cap Agreement, must obligate the Cap Provider to make monthly payments directly to Lender or to Loan Servicer on behalf of Lender in an amount equal to the excess of (i) the interest on the Notional Amount at the Index Rate over (ii) interest on the Notional Amount at the Strike Rate.

 

(b) Replacement Cap Agreement . At least 60 days prior to the date on which an existing Cap Agreement terminates, Borrower must give Notice to and provide evidence satisfactory to Lender that Borrower will deliver a Replacement Cap Agreement. Borrower must ensure that the Replacement Cap Agreement is in full force and effect not later than the day immediately following the expiration of the then-existing Cap Agreement. Any Replacement Cap Agreement must (i) have a term not earlier than one year from its effective date, (ii) have a Strike Rate that does not exceed the Original Strike Rate, and (iii) be in a Notional Amount equal to the outstanding principal balance due under the Note on the effective date of the Replacement Cap Agreement.

 

(c) Attorneys’ Fees and Costs . Borrower must pay or reimburse Lender, upon demand, for all costs and expenses in connection with any Replacement Cap Agreement, including (i) all Attorneys’ Fees and Costs, incurred by Lender, and (ii) the cost of the cap broker, if any.

 

(d) Cap Collateral . To secure Borrower’s payment obligations under the Loan, Borrower grants to Lender a security interest in the Cap Collateral, including any Replacement Cap Agreement.

 

B. Section 4.07 is deleted and replaced with the following:

 

4.07 Rate Cap Agreement Reserve Fund.

 

(a) Deposits to Rate Cap Agreement Reserve Fund . If the initial Cap Agreement terminates prior to the Maturity Date, Lender will establish the Rate Cap Agreement Reserve Fund on the Closing Date. Commencing on the date the first installment of principal and/or interest is due under the Note and continuing on the same day for each successive month until the purchase of the last Replacement Cap Agreement, Borrower must pay to Lender an amount equal to the Rate Cap Reserve Deposit.

 

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(b) Adjustments to Rate Cap Reserve Deposit . Lender will recompute the amount of the Rate Cap Reserve Deposit every 6 months based on the outstanding principal balance due under the Note at the time Lender recomputes the amount of the Rate Cap Reserve Deposit. Lender will provide Notice to Borrower of any revised Rate Cap Reserve Deposit.

 

(c) Disbursements from Rate Cap Agreement Reserve Fund . Lender will apply the funds in the Rate Cap Agreement Reserve Fund to the cost of the Replacement Cap Agreement, unless an Event of Default has occurred and is continuing, in which case Lender at its option may apply such funds to the Indebtedness in any amount and in any order as Lender determines in Lender’s Discretion. To the extent there are funds in the Rate Cap Agreement Reserve Fund in excess of the cost of the Replacement Cap Agreement, such funds may be applied to pay Attorneys’ Fees and Costs related to the Replacement Cap Agreement and to pay the cap broker, if any. In the event that, for any reason, there are insufficient funds in the Rate Cap Agreement Reserve Fund to purchase a Replacement Cap Agreement, Borrower must fund the amount of any such deficiency, including amounts necessary to pay Attorneys’ Fees and Costs and the cost of the cap broker, if any.

 

(d) Termination of Rate Cap Agreement Reserve Fund . Upon purchase by Borrower of a Replacement Cap Agreement with an expiration date on or after the Maturity Date, Borrower will no longer be required to make Rate Cap Reserve Deposits. Any funds remaining in the Rate Cap Agreement Reserve Fund will be returned to Borrower upon the earlier to occur of (i) purchase of a Replacement Cap Agreement with a termination date not earlier that the Maturity Date, or (ii) payment in full of the Indebtedness.

 

C. Section 5.22 is deleted and replaced with the following:

 

5.22 Cap Collateral.

 

(a) Obligation to Make Cap Payments . Borrower has instructed each Cap Provider and any guarantor of a Cap Provider’s obligations to make Cap Payments directly to Lender or to Loan Servicer on behalf of Lender.

 

(b) Dodd-Frank Act . Borrower has complied with the applicable requirements of the Dodd-Frank Act in purchasing the initial Cap Agreement.

 

D. Section 6.18 is deleted and replaced with the following:

 

6.18 Cap Collateral .

 

(a) Obligation to Make Payments . Borrower will instruct each Cap Provider and any guarantor of a Cap Provider’s obligations to make Cap Payments directly to Lender or to Loan Servicer on behalf of Lender.

 

(b) Dodd-Frank Act . Borrower will comply with the applicable requirements of the Dodd-Frank Act in purchasing any Replacement Cap Agreement.

 

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E. The following definitions are added to Article XII:

 

Dodd Frank Act ” means the Dodd-Frank Wall Street Reform and Consumer Protection Act.

 

Index Rate ” means the published variable rate index designated in the Cap Agreement as the “Floating Rate Option,” which Index Rate must be 1-month LIBOR.

 

Notional Amount ” means the dollar amount designated in the Cap Agreement as the “Notional Amount” which must be (i) with respect to the initial Cap Agreement, an amount equal to the principal amount of the Loan on the Closing Date, and (ii) with respect to any Replacement Cap Agreement, an amount equal to the outstanding principal balance due under the Note on the commencement date of the Replacement Cap Agreement.

 

Original Strike Rate ” means 3.580%.

 

Rate Cap Reserve Deposit ” means a monthly amount payable by Borrower sufficient to accumulate funds in an amount equal to 125% of the amount estimated by Lender to be sufficient to purchase, immediately prior to termination of the then-existing Cap Agreement, a Replacement Cap Agreement (i) expiring on the earlier of the date that is two years after the termination date of the then-existing Cap Agreement or the Maturity Date, (ii) having a Notional Amount equal to the outstanding principal balance due under the Note on the commencement date of the Replacement Cap Agreement, and (iii) having a Strike Rate equal to the Original Strike Rate.

 

Strike Rate ” means a fixed rate of interest under the Cap Agreement that does not exceed the Original Strike Rate.

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

TERMITE OR WOOD DAMAGING INSECT CONTROL

 

(Revised 3-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 6.09(k) is deleted and replaced with the following:

 

(k) Termite or Wood Damaging Insect Control . Borrower will maintain a contract with a qualified service provider for control of termites or other wood damaging insects at the Mortgaged Property for so long as the Indebtedness remains outstanding.

 

Rider to Multifamily Loan and Security Agreement
Termite or Wood Damaging Insect Control

 

 

EXHIBIT A

 

(Citation Club on Palmer Ranch)

 

PARCEL 1:

 

Parcel B, of CROCKER'S LAKE SUBDIVISION, as recorded in Plat Book 32, Pages 35, 35A and 35B, of the Public Records of Sarasota County, Florida.

 

PARCEL 2:

 

TOGETHER WITH a non-exclusive use of Tract 300, for Private Road, Drainage and Utility Easement, as set forth on the plat of Crocker's Lake Subdivision, according to the map or plat thereof, recorded in Plat Book 32, Pages 35, 35A and 35B, of the public records of Sarasota County, Florida.

 

Parcel 3:

 

TOGETHER WITH easements benefiting Parcel 1 above, set forth and created by the Declaration of Protective Covenants, Conditions and Restrictions for Palmer Ranch, dated October 22, 1986 and recorded October 22, 1986 in Official Records Book 1894, Page 2467, as amended in Official Records Book 2052, Page 200, re-recorded in Official Records Book 2062, Page 162, and further amended in Official Records. Book 2052, Page 204, of the public records of Sarasota County, Florida.

 

Multifamily Loan and Security Agreement Page A- 1

 

  

EXHIBIT B

 

MODIFICATIONS TO Multifamily Loan and security AGREEMENT

 

The following modifications are made to the text of the Loan Agreement that precedes this Exhibit.

 

1. Section 6.06(a) is modified as follows:

 

(a) Right of Entry . Borrower will permit Lender, its agents, representatives and designees and any interested Governmental Authority to make or cause to be made entries upon and inspections of the Mortgaged Property to inspect, among other things: (i) Repairs, (ii) Capital Replacements, (iii) Restorations, (iv) Property Improvement Alterations, and (v) any other Improvements, both in process and upon completion (including environmental inspections and tests performed by professional inspection engineers) during normal business hours, or at any other reasonable time, upon reasonable Notice to Borrower if the inspection is to include occupied residential units (which Notice need not be in writing). During normal business hours, or at any other reasonable time, Borrower will also permit Lender to examine all books and records and contracts and bills pertaining to the foregoing. Notice to Borrower will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing. Lender will make reasonable efforts not to unreasonably disturb tenants at the Mortgaged Property while conducting inspections hereunder.

 

2. Section 6.12(f) is modified as follows:

 

(f) Remedial Work . If any investigation, site monitoring, containment, clean-up, Restoration or other remedial work (“ Remedial Work ”) is necessary to comply with any Hazardous Materials Law or order of any Governmental Authority that has or acquires jurisdiction over the Mortgaged Property or the use, operation or improvement of the Mortgaged Property, or is otherwise required by Lender as a consequence of any Prohibited Activity or Condition or to prevent the occurrence of a Prohibited Activity or Condition, Borrower will, by the earlier of (i) the applicable deadline required by Hazardous Materials Law, or (ii) 30 days after Notice from Lender demanding such action (or such longer period of time as is specifically allowed under any insurance policy covering such issue with a risk carrier that has accepted coverage responsibility for same subject to the requirements of Hazardous Materials Law and so long as Lender has determined that immediate action is not required to protect the residents of, or the value of, the Mortgaged Property) , begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and must in any event complete the work by the time required by applicable Hazardous Materials Law. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower will reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender will become part of the Indebtedness as provided in Section 9.02.

 

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3. Section 6.13(a)(x) is modified as follows:

 

(x) It will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than the following ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable :

 

(A) The Indebtedness and any further indebtedness as described in Section 11.11 with regard to Supplemental Instruments.

 

(B) Customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of 2% of the original principal amount of the Indebtedness and are paid within 60 days of the date incurred.

 

(C) through (F) are reserved.

 

4. Section 6.13(a)(xviii) is modified as follows:

 

(xviii) It will maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and will pay its debts and liabilities from its own assets as the same become due ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable.

 

5. Section 6.13(a)(xx) is modified as follows:

 

(xx) It will pay (or cause the Property Manager to pay on behalf of Borrower from Borrower’s funds) its own liabilities (including salaries of its own employees) from its own funds ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable

 

6. Section 7.03(c) is modified as follows:

 

(c) Publicly-Held Fund or Publicly-Held Real Estate Investment Trust . If a Designated Entity for Transfers is a publicly-held fund or a publicly-held real estate investment trust, either of the following:

 

(i) The public issuance of common stock, convertible debt, equity or other similar securities (“ Public Fund/REIT Securities ”) and the subsequent Transfer of such Public Fund/REIT Securities. In the case of Bluerock Residential Growth REIT, Inc (“BR Reit”) such permitted Transfers shall expressly include Transfers arising out of (A) the sale of the Public Fund/REIT Securities to another publicly traded real estate investment trust (or an affiliate thereof controlled by the publicly traded real estate  investment trust), (B) the merger, roll up, or other consolidation of BR Reit with another entity so long as Bluerock Reit or another publicly traded real estate investment trust (or an affiliate thereof controlled by the publicly traded real estate  investment trust) is the surviving entity and (C)  the issuance of put options in Bluerock Reit as part of an UPREIT or downREIT transaction.

 

Multifamily Loan and Security Agreement Page B- 2

 

 

(ii) The acquisition by a single Public Fund/REIT Securities holder of an ownership percentage of 10% or more in the Designated Entity for Transfers, if Borrower provides notice of that acquisition to Lender within 30 days following the acquisition.

 

7. New Section 7.03(e) is added as follows:

 

(e) Additional Bluerock Transfer Provisions . Transfers of interests in any Designated Entity for Transfers not otherwise permitted or conditionally permitted by the terms of this Loan Agreement resulting from a Transfer (including by merger or other consolidation) of all of the assets of or interests in Bluerock Residential Holdings, LP or Bluerock REIT Holdings, LLC (a “ Bluerock Entity Transfer ”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Bluerock Entity Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Bluerock Entity Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Bluerock Entity Transfer.

 

(D) After the Bluerock Entity Transfer, Control and management of the day-to-day operations of Borrower continue to be held, directly or indirectly, by (i) Bluerock REIT, (ii) MPC Partnership Holdings LLC, or (iii) a publicly held real estate investment trust which is (or to whose Affiliate is) the transferee of the Bluerock Entity Transfer.

 

(E) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Bluerock Entity Transfer.

 

(F) Lender will not be entitled to collect a Transfer Fee as the result of the Bluerock Entity Transfer.

 

(G) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Bluerock Entity Transfer transferee and of the “Replacement Bluerock Guarantor” described below (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.
Multifamily Loan and Security Agreement Page B- 3

 

 

(H) Borrower delivers to Lender a search confirming that the Bluerock Entity Transfer transferee is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(I) At Lender’s request, Borrower executes a reaffirmation of its obligations under the Loan Documents in a form acceptable to Lender.

 

(J) Borrower provides a replacement Guarantor (“ Replacement Guarantor ”) acceptable to Lender in Lender’s Discretion, and each of the following requirements is met (collectively, the “Replacement Requirements” ):

 

(I) At the time of the Bluerock Entity Transfer, Replacement Guarantor and the Carroll Guarantor (provided the Carroll Guarantor is a Guarantor at the time of the Bluerock Entity Transfer) collectively have a net worth of at least $10,000,000, and liquid assets of at least $2,693,000.

 

(II) Lender has received all information and organizational documents requested by Lender in Lender’s Discretion, with respect to Replacement Guarantor.

 

(III) Replacement Guarantor executes a Guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, and the Carroll Guarantor executes a ratification of its Guaranty executed on the Closing Date.

 

(K) The Mortgaged Property continues to be managed by the initial Property Manager or a successor Property Manager satisfactory to Lender pursuant to a property management agreement approved by Lender in writing; which approval will not be unreasonably withheld, provided that such successor Property Manager and Borrower execute an assignment of the management agreement in form acceptable to Lender.

 

8. Section 11.03 is hereby modified by adding a new subsection (d) as follows:

 

(d) Lender shall endeavor to give the individuals or entities listed below courtesy copies of any Notice given to Borrower or any guarantor by Lender, at the addresses set forth below; provided, however, that failure to provide such courtesy copies of Notices shall not affect the validity or sufficiency of any Notice to Borrower or any guarantor, shall not affect Lender’s rights and remedies hereunder or under any other Loan Documents and shall not subject Lender to any claims by or liability to Borrower, any guarantor or any other individual or entity. It is acknowledged and agreed that no individual or entity listed below is a third-party beneficiary to any of the Loan Documents.

 

Multifamily Loan and Security Agreement Page B- 4

 

 

Bluerock Residential with a copy to :

Growth REIT, Inc.

712 Fifth Avenue

9 th Floor

New York, New York 10019

Attention:  Michael Konig, Esq.

Telephone: (212) 843-1601

Email: mkonig@bluerockre.com

Kaplan Voekler Cunningham & Frank PLC

1401 E. Cary St.
Richmond, VA 23219

Attention:  S. Edward Flanagan

Telephone: (804) 823-4000

Email: eflanagan@kv-legal.com

 

Multifamily Loan and Security Agreement Page B- 5

 

 

EXHIBIT c

 

REPAIR SCHEDULE OF WORK

 

Description of Repair   Cost     (Completion
Date) Days after
Closing Date to
complete
 
Fire Sprinkler System - Correct all areas of deficiency in the fire sprinkler system, as inspected by Wayne Automatic Fire Sprinklers, Inc. in May 2015. All instances of red-tagged sprinklers must be corrected. Obtain legible current inspection tags. Correct all instances of painted-over sprinkler heads.   $ 9,300       90  
Carbon Monoxide Detectors - Install Carbon Monoxide detectors in all units that have fireplaces.   $ 2,240       90  
Asphalt Pavement - Repair cracking, damaged and deteriorated pavement and apply seal coating and re-striping to affected areas.   $ 51,176       180  
Wood Destroying Organisms - Treat all areas of active wood-destroying organism activity, as noted in the Wood-Destroying Organisms Inspection Report dated 11/19/2015 prepared by Massey Services. Repair/replace areas of damaged wood, as identified by Massey Services.   $ 3,000       180  

 

Multifamily Loan and Security Agreement Page C- 1

 

 

EXHIBIT d

 

REPAIR DISBURSEMENT REQUEST

 

The undersigned requests from                                                                                                       (“Lender”) the disbursement of funds in the amount of $_________________ (“Disbursement Request”) from the Repair Reserve Fund established pursuant to the Multifamily Loan and Security Agreement dated _________________ , 20 ___ by and between Lender and the undersigned ( “Loan Agreement”) to pay for repairs to the multifamily apartment project known as                                                                                                        and located in                                             .

 

The undersigned represents and warrants to Lender that the following information and certifications provided in connection with this Disbursement Request are true and correct as of the date hereof:

 

1. Purpose for which disbursement is requested:

 

 

 

2. To whom the disbursement will be made (may be the undersigned in the case of reimbursement for advances and payments made or cost incurred for work done by the undersigned):                                                                               

 

3. Estimated costs of completing the uncompleted Repairs as of the date of this Disbursement Request:                                                                                                                 

 

4. The undersigned certifies that each of the following is true:

 

(a) The disbursement requested pursuant to this Disbursement Request will be used solely to pay a cost or costs allowable under the Loan Agreement.

 

(b) None of the items for which disbursement is requested pursuant to this Disbursement Request has formed the basis for any disbursement previously made from the Repair Reserve Fund.

 

(c) All labor and materials for which disbursements have been requested have been incorporated into the Improvements or suitably stored upon the Mortgaged Property in accordance with reasonable and standard building practices, the Loan Agreement and all applicable laws, ordinances, rules and regulations of any governmental authority having jurisdiction over the Mortgaged Property.

 

(d) The materials, supplies and equipment furnished or installed for the Repairs are not subject to any Lien or security interest or that the funds to be disbursed pursuant to this Disbursement Request are to be used to satisfy any such Lien or security interest.

 

5. All capitalized terms used in this Disbursement Request without definition will have the meanings ascribed to them in the Loan Agreement.

 

Multifamily Loan and Security Agreement Page D- 1

 

 

IN WITNESS WHEREOF, the undersigned has executed this Disbursement Request as of the day and date first above written.

 

  BORROWER:
   
Date:       ______________________________  
   

 

Multifamily Loan and Security Agreement Page D- 2

 

 

EXHIBIT e

 

WORK COMMENCED AT MORTGAGED PROPERTY

 

NONE

 

Multifamily Loan and Security Agreement Page E- 1

 

 

EXHIBIT F

 

CAPITAL REPLACEMENTS

 

· Carpet/vinyl flooring
· Window treatments
· Roofs
· Furnaces/boilers
· Air conditioners
· Ovens/ranges
· Refrigerators
· Dishwashers
· Water heaters
· Garbage disposals
· Asphalt surface
· Seal coat & stripe
· Pool plaster/liner
· Pool filtration equipment
· Exterior paint
· Clothes washer/dryer
· Other items that Lender may approve subject to any conditions that Lender may require, all in Lender’s sole and absolute discretion.

 

Multifamily Loan and Security Agreement Page F- 1

 

 

EXHIBIT G

 

DESCRIPTION OF GROUND LEASE

 

Not Applicable

 

Multifamily Loan and Security Agreement Page G- 1

 

 

EXHIBIT H

 

ORGANIZATIONAL CHART of borrower as of the closing date

 

 

Multifamily Loan and Security Agreement Page H- 1

 

 

 

Multifamily Loan and Security Agreement Page H- 2

 

  

EXHIBIT I

 

DESIGNATED ENTITIES FOR TRANSFERS AND GUARANTOR(S)

 

Designated Entities for Transfers

 

BR Carroll SW FL Portfolio JV, LLC

BR SW FL Portfolio JV Member, LLC

BRG SW FL Portfolio, LLC

Bluerock Residential Holdings, LP

Bluerock Residential Growth REIT, Inc.

Carroll Co-Invest IV SW FL Portfolio, LLC

Carroll Multifamily Real Estate Fund IV, LP

MPC Property Holdings IV, LLC

MPC Partnership Holdings LLC

P. Carroll Capital Partners, LLC

HUP Investment Company, LLC

 

Guarantor(s)

 

Bluerock Residential Growth REIT, Inc.

MPC Partnership Holdings, LLC

 

Multifamily Loan and Security Agreement Page I- 1

 

 

EXHIBIT J

 

DESCRIPTION OF RELEASE PARCEL

 

Not Applicable

 

Multifamily Loan and Security Agreement Page J- 1

 

 

EXHIBIT O

 

BORROWER’S CERTIFICATE OF

PROPERTY IMPROVEMENT ALTERATIONS COMPLETION

 

THIS BORROWER’S CERTIFICATE OF PROPERTY IMPROVEMENT ALTERATIONS COMPLETION (“ Certificate ”) is made as of __________, 20___, by ______________, a ________________ (“ Borrower ”) for the benefit of ________________, a ________________, and it successors and assigns (collectively, “ Lender ”).

 

In connection with Section 6.09(e)(v)(G) of the Loan Agreement, Borrower certifies to Lender as follows:

 

[INSERT THE APPLICABLE SECTION (a) AND DELETE THE OTHER:]

 

[USE THE FOLLOWING IF ALL PROPERTY IMPROVEMENT ALTERATIONS THAT WERE COMMENCED HAVE BEEN COMPLETED]

 

(a) All Property Improvement Alterations described in the Property Improvement Notice that were commenced have been completed. The completed Property Improvement Alterations and their completion dates are as follows:

 

Description of Property Improvement 
Alteration Commenced
  Completion Date
     
     

 

[OR]

 

[USE THE FOLLOWING IF MINIMUM OCCUPANCY HAS DECREASED BELOW THE MINIMUM OCCUPANCY REQUIREMENT AND NOT ALL THE PROPERTY IMPROVEMENT ALTERATIONS THAT WERE COMMENCED HAD BEEN COMPLETED AT SUCH TIME]

 

(a) All Property Improvement Alterations described in the Property Improvement Notice that resulted in individual residential dwelling units not being available for leasing that were commenced have been or will be completed in a timely manner. Such Property Improvement Alterations that were commenced and their completion dates and/or, if applicable, anticipated completion dates, are as follows:

 

Description of Property
Improvement Alteration
Commenced
  Completion
Date
  Anticipated
Completion
Date
  Comments
             
             

 

Multifamily Loan and Security Agreement Page O- 1

 

  

[FOR ALL LOANS:]

 

(b) The completed Property Improvement Alterations were completed in a good and workmanlike manner and in compliance with all laws (including, without limitation, any and all life safety laws, environmental laws, building codes, zoning ordinances and laws for the handicapped and/or disabled)

 

(c) Should Borrower intend to contest any claim or claims for labor, materials or other costs, Borrower agrees to give Lender notice within 30 days of the existence of such claim or claims and certifies to Lender that payment of the full amount which might in any event be payable in order to satisfy such claim or claims will be made.

 

[INSERT THE FOLLOWING IF MINIMUM OCCUPANCY HAS DECREASED BELOW THE MINIMUM OCCUPANCY REQUIREMENT]

 

(d) Any additional Property Improvement Alterations not yet commenced which would cause residential dwelling units to be unavailable for leasing have been suspended.

  

[BORROWER SIGNATURE]

 

Multifamily Loan and Security Agreement Page O- 2

 

Exhibit 10.345

 

THIS INSTRUMENT PREPARED BY,
RECORDED AND RETURN TO:
 
(Print Name of Attorney)  
   
Alonso J. Cisneros, Esquire  
Troutman Sanders LLP  
P.O. Box 1122  
Richmond, VA 23218  
   
   
   
   
   
   
  (Reserved)

 

MULTIFAMILY MORTGAGE,

ASSIGNMENT OF RENTS

AND SECURITY AGREEMENT

 

FLORIDA

 

(Revised 3-1-2014)

 

 

 

 

Freddie Mac Loan No. 708581498

Citation Club on Palmer Ranch

 

MULTIFAMILY MORTGAGE,

ASSIGNMENT OF RENTS

AND SECURITY AGREEMENT

 

FLORIDA

 

(Revised 3-1-2014)

 

THIS MULTIFAMILY MORTGAGE, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT (“ Instrument ”) is made to be effective this 5th day of January, 2016, between BR CARROLL PALMER RANCH, LLC , a limited liability company organized and existing under the laws of Delaware, whose address is c/o Carroll Organization, LLC, 3340 Peachtree Road, Suite 2250, Atlanta, Georgia 30326, as mortgagor (“ Borrower ”), and JONES LANG LASALLE MULTIFAMILY, LLC , a limited liability company organized and existing under the laws of Delaware, whose address is 3344 Peachtree Road NE, Suite 1100, Atlanta, Georgia 30326, as mortgagee (“ Lender ”). Borrower’s organizational identification number, if applicable, is 5886259.

 

RECITAL

 

Borrower is indebted to Lender in the principal amount of $26,925,000.00, as evidenced by Borrower’s Multifamily Note payable to Lender dated as of the date of this Instrument, and maturing on February 1, 2023 (“ Maturity Date ”).

 

AGREEMENT

 

TO SECURE TO LENDER the repayment of the Indebtedness, and all renewals, extensions and modifications of the Indebtedness, and the performance of the covenants and agreements of Borrower contained in the Loan Agreement or any other Loan Document, Borrower mortgages, warrants, grants, conveys and assigns to Lender the Mortgaged Property, including the Land located in Sarasota County, State of Florida and described in Exhibit A attached to this Instrument.

 

Borrower represents and warrants that Borrower is lawfully seized of the Mortgaged Property, has the right, power and authority to grant, convey and assign the Mortgaged Property, and that the Mortgaged Property is unencumbered, except as shown on the schedule of exceptions to coverage in the title policy issued to and accepted by Lender contemporaneously with the execution and recordation of this Instrument and insuring Lender’s interest in the Mortgaged Property (“ Schedule of Title Exceptions ”). Borrower covenants that Borrower will warrant and defend generally the title to the Mortgaged Property against all claims and demands, subject to any easements and restrictions listed in the Schedule of Title Exceptions.

 

Florida
Multifamily Mortgage, Assignment of Rents
and Security Agreement

 

 

UNIFORM COVENANTS

 

(Revised 7-17-2014)

 

Covenants. In consideration of the mutual promises set forth in this Instrument, Borrower and Lender covenant and agree as follows:

 

1. Definitions. The following terms, when used in this Instrument (including when used in the above recitals), will have the following meanings and any capitalized term not specifically defined in this Instrument will have the meaning ascribed to that term in the Loan Agreement:

 

Attorneys’ Fees and Costs ” means (a) fees and out-of-pocket costs of Lender’s and Loan Servicer’s attorneys, as applicable, including costs of Lender’s and Loan Servicer’s in-house counsel, support staff costs, costs of preparing for litigation, computerized research, telephone and facsimile transmission expenses, mileage, deposition costs, postage, duplicating, process service, videotaping and similar costs and expenses; (b) costs and fees of expert witnesses, including appraisers; (c) investigatory fees; and (d) the costs for any opinion required by Lender pursuant to the terms of the Loan Documents.

 

Borrower ” means all Persons identified as “Borrower” in the first paragraph of this Instrument, together with their successors and assigns.

 

Business Day ” means any day other than a Saturday, a Sunday or any other day on which Lender or the national banking associations are not open for business.

 

Event of Default ” means the occurrence of any event described in Section 8.

 

Fixtures ” means all property owned by Borrower which is attached to the Land or the Improvements so as to constitute a fixture under applicable law, including: machinery, equipment, engines, boilers, incinerators and installed building materials; systems and equipment for the purpose of supplying or distributing heating, cooling, electricity, gas, water, air or light; antennas, cable, wiring and conduits used in connection with radio, television, security, fire prevention or fire detection or otherwise used to carry electronic signals; telephone systems and equipment; elevators and related machinery and equipment; fire detection, prevention and extinguishing systems and apparatus; security and access control systems and apparatus; plumbing systems; water heaters, ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances; light fixtures, awnings, storm windows and storm doors; pictures, screens, blinds, shades, curtains and curtain rods; mirrors; cabinets, paneling, rugs and floor and wall coverings; fences, trees and plants; swimming pools; and exercise equipment.

 

Governmental Authority ” means any board, commission, department, agency or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Mortgaged Property, or the use, operation or improvement of the Mortgaged Property, or over Borrower.

 

Florida
Multifamily Mortgage, Assignment of Rents
and Security Agreement

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Ground Lease ” means the lease described in the Loan Agreement pursuant to which Borrower leases the Land, as such lease may from time to time be amended, modified, supplemented, renewed and extended.

 

Improvements ” means the buildings, structures, improvements now constructed or at any time in the future constructed or placed upon the Land, including any future alterations, replacements and additions.

 

Indebtedness ” means the principal of, interest at the fixed or variable rate set forth in the Note on, and all other amounts due at any time under, the Note, this Instrument or any other Loan Document, including prepayment premiums, late charges, default interest, and advances as provided in Section 7 to protect the security of this Instrument.

 

Land ” means the land described in Exhibit A .

 

Leasehold Estate ” means Borrower’s interest in the Land and any other real property leased by Borrower pursuant to the Ground Lease, if applicable, including all of the following:

 

(a) All rights of Borrower to renew or extend the term of the Ground Lease.

 

(b) All amounts deposited by Borrower with Ground Lessor under the Ground Lease.

 

(c) Borrower’s right or privilege to terminate, cancel, surrender, modify or amend the Ground Lease.

 

(d) All other options, privileges and rights granted and demised to Borrower under the Ground Lease and all appurtenances with respect to the Ground Lease.

 

Leases ” means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Mortgaged Property, or any portion of the Mortgaged Property (including proprietary leases or occupancy agreements if Borrower is a cooperative housing corporation), and all modifications, extensions or renewals.

 

Lender ” means the entity identified as “Lender” in the first paragraph of this Instrument, or any subsequent holder of the Note.

 

Loan Agreement ” means the Multifamily Loan and Security Agreement executed by Borrower in favor of Lender and dated as of the date of this Instrument, as such agreement may be amended from time to time.

 

Loan Documents ” means the Note, this Instrument, the Loan Agreement, all guaranties, all indemnity agreements, all collateral agreements, UCC filings, O&M Programs, the MMP and any other documents now or in the future executed by Borrower, any guarantor or any other Person in connection with the loan evidenced by the Note, as such documents may be amended from time to time.

 

Florida
Multifamily Mortgage, Assignment of Rents
and Security Agreement

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Loan Servicer ” means the entity that from time to time is designated by Lender or its designee to collect payments and deposits and receive Notices under the Note, this Instrument and any other Loan Document, and otherwise to service the loan evidenced by the Note for the benefit of Lender. Unless Borrower receives Notice to the contrary, the Loan Servicer is the entity identified as “Lender” in the first paragraph of this Instrument.

 

Mortgaged Property ” means all of Borrower’s present and future right, title and interest in and to all of the following:

 

(a) The Land, or, if Borrower’s interest in the Land is pursuant to a Ground Lease, the Ground Lease and the Leasehold Estate.

 

(b) The Improvements.

 

(c) The Fixtures.

 

(d) The Personalty.

 

(e) All current and future rights, including air rights, development rights, zoning rights and other similar rights or interests, easements, tenements, rights of way, strips and gores of land, streets, alleys, roads, sewer rights, waters, watercourses and appurtenances related to or benefiting the Land or the Improvements, or both, and all rights-of-way, streets, alleys and roads which may have been or may in the future be vacated.

 

(f) All proceeds paid or to be paid by any insurer of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, whether or not Borrower obtained the insurance pursuant to Lender’s requirement.

 

(g) All awards, payments and other compensation made or to be made by any municipal, state or federal authority with respect to the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, including any awards or settlements resulting from condemnation proceedings or the total or partial taking of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property under the power of eminent domain or otherwise and including any conveyance in lieu thereof.

 

(h) All contracts, options and other agreements for the sale of the Land, or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property entered into by Borrower now or in the future, including cash or securities deposited to secure performance by parties of their obligations.

 

(i) All proceeds from the conversion, voluntary or involuntary, of any of the items described in subsections (a) through (h) inclusive into cash or liquidated claims, and the right to collect such proceeds.

 

(j) All Rents and Leases.

 

Florida
Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(k) All earnings, royalties, accounts receivable, issues and profits from the Land, the Improvements or any other part of the Mortgaged Property, and all undisbursed proceeds of the loan secured by this Instrument.

 

(l) All Imposition Reserve Deposits.

 

(m) All refunds or rebates of Impositions by Governmental Authority or insurance company (other than refunds applicable to periods before the real property tax year in which this Instrument is dated).

 

(n) All tenant security deposits which have not been forfeited by any tenant under any Lease and any bond or other security in lieu of such deposits.

 

(o) All names under or by which any of the above Mortgaged Property may be operated or known, and all trademarks, trade names, and goodwill relating to any of the Mortgaged Property.

 

(p) If required by the terms of Section 4.05 of the Loan Agreement, all rights under the Letter of Credit and the Proceeds, as such Proceeds may increase or decrease from time to time.

 

(q) If the Note provides for interest to accrue at a floating or variable rate and there is a Cap Agreement, the Cap Collateral.

 

Note ” means the Multifamily Note (including any Amended and Restated Note, Consolidated, Amended and Restated Note, or Extended and Restated Note) executed by Borrower in favor of Lender and dated as of the date of this Instrument, including all schedules, riders, allonges and addenda, as such Multifamily Note may be amended, modified and/or restated from time to time.

 

Notice ” or “ Notices ” means all notices, demands and other communication required under the Loan Documents, provided in accordance with the requirements of Section 11.03 of the Loan Agreement.

 

Person means any natural person, sole proprietorship, corporation, general partnership, limited partnership, limited liability company, limited liability partnership, limited liability limited partnership, joint venture, association, joint stock company, bank, trust, estate, unincorporated organization, any federal, state, county or municipal government (or any agency or political subdivision thereof), endowment fund or any other form of entity.

 

Personalty ” means all of the following:

 

(a) Accounts (including deposit accounts) of Borrower related to the Mortgaged Property.

 

Florida
Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(b) Equipment and inventory owned by Borrower, which are used now or in the future in connection with the ownership, management or operation of the Land or Improvements or are located on the Land or Improvements, including furniture, furnishings, machinery, building materials, goods, supplies, tools, books, records (whether in written or electronic form) and computer equipment (hardware and software).

 

(c) Other tangible personal property owned by Borrower which is used now or in the future in connection with the ownership, management or operation of the Land or Improvements or is located on the Land or in the Improvements, including ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances (other than Fixtures).

 

(d) Any operating agreements relating to the Land or the Improvements.

 

(e) Any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land or the Improvements.

 

(f) All other intangible property, general intangibles and rights relating to the operation of, or used in connection with, the Land or the Improvements, including all governmental permits relating to any activities on the Land and including subsidy or similar payments received from any sources, including a Governmental Authority.

 

(g) Any rights of Borrower in or under letters of credit.

 

Property Jurisdiction ” means the jurisdiction in which the Land is located.

 

Rents ” means all rents (whether from residential or non-residential space), revenues and other income of the Land or the Improvements, parking fees, laundry and vending machine income and fees and charges for food, health care and other services provided at the Mortgaged Property, whether now due, past due or to become due, and deposits forfeited by tenants, and, if Borrower is a cooperative housing corporation or association, maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements, whether now due, past due, or to become due.

 

Taxes ” means all taxes, assessments, vault rentals and other charges, if any, whether general, special or otherwise, including all assessments for schools, public betterments and general or local improvements, which are levied, assessed or imposed by any public authority or quasi-public authority, and which, if not paid, will become a Lien on the Land or the Improvements.

 

2. Uniform Commercial Code Security Agreement.

 

(a) This Instrument is also a security agreement under the Uniform Commercial Code for any of the Mortgaged Property which, under applicable law, may be subjected to a security interest under the Uniform Commercial Code, for the purpose of securing Borrower’s obligations under this Instrument and to further secure Borrower’s obligations under the Note, this Instrument and other Loan Documents, whether such Mortgaged Property is owned now or acquired in the future, and all products and cash and non-cash proceeds thereof (collectively, “ UCC Collateral ”), and by this Instrument, Borrower grants to Lender a security interest in the UCC Collateral. To the extent necessary under applicable law, Borrower hereby authorizes Lender to prepare and file financing statements, continuation statements and financing statement amendments in such form as Lender may require to perfect or continue the perfection of this security interest.

 

Florida
Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(b) Unless Borrower gives Notice to Lender within 30 days after the occurrence of any of the following, and executes and delivers to Lender modifications or supplements of this Instrument (and any financing statement which may be filed in connection with this Instrument) as Lender may require, Borrower will not (i) change its name, identity, structure or jurisdiction of organization; (ii) change the location of its place of business (or chief executive office if more than one place of business); or (iii) add to or change any location at which any of the Mortgaged Property is stored, held or located.

 

(c) If an Event of Default has occurred and is continuing, Lender will have the remedies of a secured party under the Uniform Commercial Code, in addition to all remedies provided by this Instrument or existing under applicable law. In exercising any remedies, Lender may exercise its remedies against the UCC Collateral separately or together, and in any order, without in any way affecting the availability of Lender’s other remedies.

 

(d) This Instrument also constitutes a financing statement with respect to any part of the Mortgaged Property that is or may become a Fixture, if permitted by applicable law.

 

3. Assignment of Rents; Appointment of Receiver; Lender in Possession.

 

(a) As part of the consideration for the Indebtedness, Borrower absolutely and unconditionally assigns and transfers to Lender all Rents.

 

(i) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all Rents and to authorize and empower Lender to collect and receive all Rents without the necessity of further action on the part of Borrower.

 

(ii) Promptly upon request by Lender, Borrower agrees to execute and deliver such further assignments as Lender may from time to time require. Borrower and Lender intend this assignment of Rents to be immediately effective and to constitute an absolute present assignment and not an assignment for additional security only.

 

(iii) For purposes of giving effect to this absolute assignment of Rents, and for no other purpose, Rents will not be deemed to be a part of the Mortgaged Property. However, if this present, absolute and unconditional assignment of Rents is not enforceable by its terms under the laws of the Property Jurisdiction, then the Rents will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on Rents in favor of Lender, which Lien will be effective as of the date of this Instrument.

 

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Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(b) (i) Until the occurrence of an Event of Default, Lender hereby grants to Borrower a revocable license to collect and receive all Rents, to hold all Rents in trust for the benefit of Lender and to apply all Rents to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including Imposition Reserve Deposits, and to pay the current costs and expenses of managing, operating and maintaining the Mortgaged Property, including utilities, Taxes and insurance premiums (to the extent not included in Imposition Reserve Deposits), tenant improvements and other capital expenditures.

 

(ii) So long as no Event of Default has occurred and is continuing, the Rents remaining after application pursuant to the preceding sentence may be retained by Borrower free and clear of, and released from, Lender’s rights with respect to Rents under this Instrument.

 

(iii) After the occurrence of an Event of Default, and during the continuance of such Event of Default, Borrower authorizes Lender to collect, sue for and compromise Rents and directs each tenant of the Mortgaged Property to pay all Rents to, or as directed by, Lender. From and after the occurrence of an Event of Default, and during the continuance of such Event of Default, and without the necessity of Lender entering upon and taking and maintaining control of the Mortgaged Property directly, or by a receiver, Borrower’s license to collect Rents will automatically terminate and Lender will without Notice be entitled to all Rents as they become due and payable, including Rents then due and unpaid. Borrower will pay to Lender upon demand all Rents to which Lender is entitled.

 

(iv) At any time on or after the date of Lender’s demand for Rents, Lender may give, and Borrower hereby irrevocably authorizes Lender to give, notice to all tenants of the Mortgaged Property instructing them to pay all Rents to Lender. No tenant will be obligated to inquire further as to the occurrence or continuance of an Event of Default. No tenant will be obligated to pay to Borrower any amounts which are actually paid to Lender in response to such a notice. Any such notice by Lender will be delivered to each tenant personally, by mail or by delivering such demand to each rental unit. Borrower will not interfere with and will cooperate with Lender’s collection of such Rents.

 

(c) If an Event of Default has occurred and is continuing, then Lender will have each of the following rights and may take any of the following actions:

 

(i) Lender may, regardless of the adequacy of Lender’s security or the solvency of Borrower and even in the absence of waste, enter upon and take and maintain full control of the Mortgaged Property in order to perform all acts that Lender in its discretion determines to be necessary or desirable for the operation and maintenance of the Mortgaged Property, including the execution, cancellation or modification of Leases, the collection of all Rents, the making of Repairs to the Mortgaged Property and the execution or termination of contracts providing for the management, operation or maintenance of the Mortgaged Property, for the purposes of enforcing the assignment of Rents pursuant to Section 3(a), protecting the Mortgaged Property or the security of this Instrument, or for such other purposes as Lender in its discretion may deem necessary or desirable.

 

Florida
Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(ii) Alternatively, if an Event of Default has occurred and is continuing, regardless of the adequacy of Lender’s security, without regard to Borrower’s solvency and without the necessity of giving prior notice (oral or written) to Borrower, Lender may apply to any court having jurisdiction for the appointment of a receiver for the Mortgaged Property to take any or all of the actions set forth in the preceding sentence. If Lender elects to seek the appointment of a receiver for the Mortgaged Property at any time after an Event of Default has occurred and is continuing, Borrower, by its execution of this Instrument, expressly consents to the appointment of such receiver, including the appointment of a receiver ex parte if permitted by applicable law.

 

(iii) If Borrower is a housing cooperative corporation or association, Borrower hereby agrees that if a receiver is appointed, the order appointing the receiver may contain a provision requiring the receiver to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including Imposition Reserve Deposits, it being acknowledged and agreed that the Indebtedness is an obligation of Borrower and must be paid out of maintenance charges payable by Borrower’s tenant shareholders under their proprietary leases or occupancy agreements.

 

(iv) Lender or the receiver, as the case may be, will be entitled to receive a reasonable fee for managing the Mortgaged Property.

 

(v) Immediately upon appointment of a receiver or immediately upon Lender’s entering upon and taking possession and control of the Mortgaged Property, Borrower will surrender possession of the Mortgaged Property to Lender or the receiver, as the case may be, and will deliver to Lender or the receiver, as the case may be, all documents, records (including records on electronic or magnetic media), accounts, surveys, plans, and specifications relating to the Mortgaged Property and all security deposits and prepaid Rents.

 

(vi) If Lender takes possession and control of the Mortgaged Property, then Lender may exclude Borrower and its representatives from the Mortgaged Property.

 

Borrower acknowledges and agrees that the exercise by Lender of any of the rights conferred under this Section 3 will not be construed to make Lender a mortgagee-in-possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and Improvements.

 

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Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(d) If Lender enters the Mortgaged Property, Lender will be liable to account only to Borrower and only for those Rents actually received. Except to the extent of Lender’s gross negligence or willful misconduct, Lender will not be liable to Borrower, anyone claiming under or through Borrower or anyone having an interest in the Mortgaged Property, by reason of any act or omission of Lender under Section 3(c), and Borrower hereby releases and discharges Lender from any such liability to the fullest extent permitted by law.

 

(e) If the Rents are not sufficient to meet the costs of taking control of and managing the Mortgaged Property and collecting the Rents, any funds expended by Lender for such purposes will become an additional part of the Indebtedness as provided in Section 7.

 

(f) Any entering upon and taking of control of the Mortgaged Property by Lender or the receiver, as the case may be, and any application of Rents as provided in this Instrument will not cure or waive any Event of Default or invalidate any other right or remedy of Lender under applicable law or provided for in this Instrument.

 

4. Assignment of Leases; Leases Affecting the Mortgaged Property.

 

(a) As part of the consideration for the Indebtedness, Borrower absolutely and unconditionally assigns and transfers to Lender all of Borrower’s right, title and interest in, to and under the Leases, including Borrower’s right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease.

 

(i) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all of Borrower’s right, title and interest in, to and under the Leases. Borrower and Lender intend this assignment of the Leases to be immediately effective and to constitute an absolute present assignment and not an assignment for additional security only.

 

(ii) For purposes of giving effect to this absolute assignment of the Leases, and for no other purpose, the Leases will not be deemed to be a part of the Mortgaged Property.

 

(iii) However, if this present, absolute and unconditional assignment of the Leases is not enforceable by its terms under the laws of the Property Jurisdiction, then the Leases will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on the Leases in favor of Lender, which Lien will be effective as of the date of this Instrument.

 

(b) Until Lender gives Notice to Borrower of Lender’s exercise of its rights under this Section 4, Borrower will have all rights, power and authority granted to Borrower under any Lease (except as otherwise limited by this Section or any other provision of this Instrument), including the right, power and authority to modify the terms of any Lease or extend or terminate any Lease. Upon the occurrence of an Event of Default, and during the continuance of such Event of Default, the permission given to Borrower pursuant to the preceding sentence to exercise all rights, power and authority under Leases will automatically terminate. Borrower will comply with and observe Borrower’s obligations under all Leases, including Borrower’s obligations pertaining to the maintenance and disposition of tenant security deposits.

 

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Multifamily Mortgage, Assignment of Rents
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(c) (i) Borrower acknowledges and agrees that the exercise by Lender, either directly or by a receiver, of any of the rights conferred under this Section 4 will not be construed to make Lender a mortgagee-in-possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and the Improvements.

 

(ii) The acceptance by Lender of the assignment of the Leases pursuant to Section 4(a) will not at any time or in any event obligate Lender to take any action under this Instrument or to expend any money or to incur any expenses.

 

(iii) Except to the extent of Lender’s gross negligence or willful misconduct, Lender will not be liable in any way for any injury or damage to person or property sustained by any Person or Persons in or about the Mortgaged Property.

 

(iv) Prior to Lender’s actual entry into and taking possession of the Mortgaged Property, Lender will not be obligated for any of the following:

 

(A) Lender will not be obligated to perform any of the terms, covenants and conditions contained in any Lease (or otherwise have any obligation with respect to any Lease).

 

(B) Lender will not be obligated to appear in or defend any action or proceeding relating to the Lease or the Mortgaged Property.

 

(C) Lender will not be responsible for the operation, control, care, management or repair of the Mortgaged Property or any portion of the Mortgaged Property. The execution of this Instrument by Borrower will constitute conclusive evidence that all responsibility for the operation, control, care, management and repair of the Mortgaged Property is and will be that of Borrower, prior to such actual entry and taking of possession.

 

(d) Upon delivery of Notice by Lender to Borrower of Lender’s exercise of Lender’s rights under this Section 4 at any time after the occurrence of an Event of Default, and during the continuance of such Event of Default, and without the necessity of Lender entering upon and taking and maintaining control of the Mortgaged Property directly, by a receiver, or by any other manner or proceeding permitted by the laws of the Property Jurisdiction, Lender immediately will have all rights, powers and authority granted to Borrower under any Lease, including the right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease.

 

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Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(e) Borrower will, promptly upon Lender’s request, deliver to Lender an executed copy of each residential Lease then in effect.

 

(f) If Borrower is a cooperative housing corporation or association, notwithstanding anything to the contrary contained in this Instrument, so long as Borrower remains a cooperative housing corporation or association and is not in breach of any covenant of this Instrument, Lender consents to the following:

 

(i) Borrower may execute leases of apartments for a term in excess of 2 years to a tenant shareholder of Borrower, so long as such leases, including proprietary leases, are and will remain subordinate to the Lien of this Instrument.

 

(ii) Borrower may surrender or terminate such leases of apartments where the surrendered or terminated lease is immediately replaced or where Borrower makes its best efforts to secure such immediate replacement by a newly-executed lease of the same apartment to a tenant shareholder of Borrower. However, no consent is given by Lender to any execution, surrender, termination or assignment of a lease under terms that would waive or reduce the obligation of the resulting tenant shareholder under such lease to pay cooperative assessments in full when due or the obligation of the former tenant shareholder to pay any unpaid portion of such assessments.

 

5. Prepayment Premium. Borrower will be required to pay a prepayment premium in connection with certain prepayments of the Indebtedness, including a payment made after Lender’s exercise of any right of acceleration of the Indebtedness, as provided in the Note.

 

6. Application of Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, then Lender may apply that payment to amounts then due and payable in any manner and in any order determined by Lender, in Lender’s discretion. Neither Lender’s acceptance of an amount that is less than all amounts then due and payable nor Lender’s application of such payment in the manner authorized will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction. Notwithstanding the application of any such amount to the Indebtedness, Borrower’s obligations under this Instrument, the Note and all other Loan Documents will remain unchanged.

 

7. Protection of Lender’s Security; Instrument Secures Future Advances.

 

(a) If Borrower fails to perform any of its obligations under this Instrument or any other Loan Document, or if any action or proceeding is commenced which purports to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Instrument, including eminent domain, insolvency, code enforcement, civil or criminal forfeiture, enforcement of Hazardous Materials Laws, fraudulent conveyance or reorganizations or proceedings involving a bankrupt or decedent, then Lender at Lender’s option may make such appearances, file such documents, disburse such sums and take such actions as Lender reasonably deems necessary to perform such obligations of Borrower and to protect Lender’s interest, including all of the following:

 

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Multifamily Mortgage, Assignment of Rents
and Security Agreement

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(i) Lender may pay Attorneys’ Fees and Costs.

 

(ii) Lender may pay fees and out-of-pocket expenses of accountants, inspectors and consultants.

 

(iii) Lender may enter upon the Mortgaged Property to make Repairs or secure the Mortgaged Property.

 

(iv) Lender may procure the Insurance required by the Loan Agreement.

 

(v) Lender may pay any amounts which Borrower has failed to pay under the Loan Agreement.

 

(vi) Lender may perform any of Borrower’s obligations under the Loan Agreement.

 

(vii) Lender may make advances to pay, satisfy or discharge any obligation of Borrower for the payment of money that is secured by a Prior Lien.

 

(b) Any amounts disbursed by Lender under this Section 7, or under any other provision of this Instrument that treats such disbursement as being made under this Section 7, will be secured by this Instrument, will be added to, and become part of, the principal component of the Indebtedness, will be immediately due and payable and will bear interest from the date of disbursement until paid at the Default Rate.

 

(c) Nothing in this Section 7 will require Lender to incur any expense or take any action.

 

8. Events of Default. An Event of Default under the Loan Agreement will constitute an Event of Default under this Instrument.

 

9. Remedies Cumulative. Each right and remedy provided in this Instrument is distinct from all other rights or remedies under this Instrument, the Loan Agreement or any other Loan Document or afforded by applicable law or equity, and each will be cumulative and may be exercised concurrently, independently or successively, in any order. Lender’s exercise of any particular right or remedy will not in any way prevent Lender from exercising any other right or remedy available to Lender. Lender may exercise any such remedies from time to time and as often as Lender chooses.

 

10. Waiver of Statute of Limitations, Offsets, and Counterclaims. Borrower waives the right to assert any statute of limitations as a bar to the enforcement of the Lien of this Instrument or to any action brought to enforce any Loan Document. Borrower hereby waives the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender or otherwise to offset any obligations to make the payments required by the Loan Documents. No failure by Lender to perform any of its obligations under this Instrument will be a valid defense to, or result in any offset against, any payments that Borrower is obligated to make under any of the Loan Documents.

 

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Multifamily Mortgage, Assignment of Rents
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11. Waiver of Marshalling.

 

(a) Notwithstanding the existence of any other security interests in the Mortgaged Property held by Lender or by any other party, Lender will have the right to determine the order in which any or all of the Mortgaged Property will be subjected to the remedies provided in this Instrument, the Note, the Loan Agreement or any other Loan Document or applicable law. Lender will have the right to determine the order in which any or all portions of the Indebtedness are satisfied from the proceeds realized upon the exercise of such remedies.

 

(b) Borrower and any party who now or in the future acquires a security interest in the Mortgaged Property and who has actual or constructive notice of this Instrument waives any and all right to require the marshalling of assets or to require that any of the Mortgaged Property be sold in the inverse order of alienation or that any of the Mortgaged Property be sold in parcels or as an entirety in connection with the exercise of any of the remedies permitted by applicable law or provided in this Instrument.

 

12. Further Assurances; Lender’s Expenses.

 

(a) Borrower will deliver, at its sole cost and expense, all further acts, deeds, conveyances, assignments, estoppel certificates, financing statements or amendments, transfers and assurances as Lender may require from time to time in order to better assure, grant and convey to Lender the rights intended to be granted, now or in the future, to Lender under this Instrument and the Loan Documents or in connection with Lender’s consent rights under Article VII of the Loan Agreement.

 

(b) Borrower acknowledges and agrees that, in connection with each request by Borrower under this Instrument or any Loan Document, Borrower will pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender, including any fees payable in accordance with any request for further assurances or an estoppel certificate pursuant to the Loan Agreement, regardless of whether the matter is approved, denied or withdrawn. Any amounts payable by Borrower under this Instrument or under any other Loan Document will be deemed a part of the Indebtedness, will be secured by this Instrument and will bear interest at the Default Rate if not fully paid within 10 days of written demand for payment.

 

13. Governing Law; Consent to Jurisdiction and Venue. This Instrument, and any Loan Document which does not itself expressly identify the law that is to apply to it, will be governed by the laws of the Property Jurisdiction. Borrower agrees that any controversy arising under or in relation to the Note, this Instrument or any other Loan Document may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to the Note, any security for the Indebtedness or any other Loan Document. Borrower irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 13 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Instrument in any court of any other jurisdiction.

 

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Multifamily Mortgage, Assignment of Rents
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14. Notice. All Notices, demands and other communications under or concerning this Instrument will be governed by the terms set forth in the Loan Agreement.

 

15. Successors and Assigns Bound. This Instrument will bind the respective successors and assigns of Borrower and Lender, and the rights granted by this Instrument will inure to Lender’s successors and assigns.

 

16. Joint and Several Liability. If more than one Person signs this Instrument as Borrower, the obligations of such Persons will be joint and several.

 

17. Relationship of Parties; No Third Party Beneficiary.

 

(a) The relationship between Lender and Borrower will be solely that of creditor and debtor, respectively, and nothing contained in this Instrument will create any other relationship between Lender and Borrower. Nothing contained in this Instrument will constitute Lender as a joint venturer, partner or agent of Borrower, or render Lender liable for any debts, obligations, acts, omissions, representations or contracts of Borrower.

 

(b) No creditor of any party to this Instrument and no other Person will be a third party beneficiary of this Instrument or any other Loan Document. Without limiting the generality of the preceding sentence, (i) any arrangement (“ Servicing Arrangement ”) between Lender and any Loan Servicer for loss sharing or interim advancement of funds will constitute a contractual obligation of such Loan Servicer that is independent of the obligation of Borrower for the payment of the Indebtedness, (ii) Borrower will not be a third party beneficiary of any Servicing Arrangement, and (iii) no payment by the Loan Servicer under any Servicing Arrangement will reduce the amount of the Indebtedness.

 

18. Severability; Amendments.

 

(a) The invalidity or unenforceability of any provision of this Instrument will not affect the validity or enforceability of any other provision, and all other provisions will remain in full force and effect. This Instrument contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Instrument.

 

(b) This Instrument may not be amended or modified except by a writing signed by the party against whom enforcement is sought; provided, however, that in the event of a Transfer prohibited by or requiring Lender’s approval under Article VII of the Loan Agreement, some or all of the modifications to the Loan Documents (if any) may be modified or rendered void by Lender at Lender’s option by Notice to Borrower and the transferee(s).

 

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Multifamily Mortgage, Assignment of Rents
and Security Agreement

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19. Construction.

 

(a) The captions and headings of the Sections of this Instrument are for convenience only and will be disregarded in construing this Instrument. Any reference in this Instrument to a “Section” will, unless otherwise explicitly provided, be construed as referring to a Section of this Instrument.

 

(b) Any reference in this Instrument to a statute or regulation will be construed as referring to that statute or regulation as amended from time to time.

 

(c) Use of the singular in this Instrument includes the plural and use of the plural includes the singular.

 

(d) As used in this Instrument, the term “including” means “including, but not limited to” and the term “includes” means “includes without limitation.”

 

(e) The use of one gender includes the other gender, as the context may require.

 

(f) Unless the context requires otherwise any definition of or reference to any agreement, instrument or other document in this Instrument will be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth in this Instrument).

 

(g) Any reference in this Instrument to any person will be construed to include such person’s successors and assigns.

 

20. Subrogation. If, and to the extent that, the proceeds of the loan evidenced by the Note, or subsequent advances under Section 7, are used to pay, satisfy or discharge a Prior Lien, such loan proceeds or advances will be deemed to have been advanced by Lender at Borrower’s request, and Lender will automatically, and without further action on its part, be subrogated to the rights, including Lien priority, of the owner or holder of the obligation secured by the Prior Lien, whether or not the Prior Lien is released.

 

21-30. Reserved.

 

31. Acceleration; Remedies; Waiver Of Permissive Counterclaims. At any time during the existence of an Event of Default, Lender, at Lender’s option, may declare the Indebtedness to be immediately due and payable without further demand, and may foreclose this Instrument by judicial proceeding and may invoke any other remedies permitted by Florida law or provided in this Instrument, the Loan Agreement or in any other Loan Document. Lender will be entitled to collect all costs and expenses incurred in pursuing such remedies, including Attorneys’ Fees and Costs and costs of documentary evidence, abstracts and title reports. Borrower waives any and all rights to file or pursue permissive counterclaims in connection with any legal action brought by Lender under this Instrument, the Note or any other Loan Document.

 

32. Release. Upon payment of the Indebtedness, Lender will release this Instrument. Borrower will pay Lender’s reasonable costs incurred in releasing this Instrument.

 

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Multifamily Mortgage, Assignment of Rents
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33. Future Advances. Lender may from time to time, in Lender’s discretion, make optional future or additional advances (collectively, “ Future Advances ”) to Borrower, except that at no time will the unpaid principal balance of all indebtedness secured by the Lien of this Instrument, including Future Advances, be greater than an amount equal to 200% of the original principal amount of the Note as set forth on the first page of this Instrument plus accrued interest and amounts disbursed by Lender under Section 7 or any other provision of this Instrument or the other Loan Documents that treats a disbursement by Lender as being made under Section 7. All Future Advances will be made, if at all, within 20 years after the date of this Instrument, or within such lesser period that may in the future be provided by law as a prerequisite for the sufficiency of actual or record notice of Future Advances as against the rights of creditors or subsequent purchasers for value. Borrower will, immediately upon request by Lender, execute and deliver to Lender a promissory note evidencing each Future Advance together with a notice of such Future Advance in recordable form. All promissory notes evidencing Future Advances will be secured, pari passu , by the Lien of this Instrument, and each reference in this Instrument to the Note will be deemed to be a reference to all promissory notes evidencing Future Advances.

 

34. WAIVER OF TRIAL BY JURY.

 

(a) BORROWER AND LENDER EACH COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS INSTRUMENT OR THE RELATIONSHIP BETWEEN THE PARTIES AS BORROWER AND LENDER THAT IS TRIABLE OF RIGHT BY A JURY.

 

(b) BORROWER AND LENDER EACH WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

35. Attached Riders. The following Riders are attached to this Instrument: NONE

 

36. Attached Exhibits. The following Exhibits, if marked with an “X” in the space provided, are attached to this Instrument:

 

  x Exhibit A Description of the Land (required)
       
  ¨ Exhibit B Modifications to Instrument
       
  ¨ Exhibit C Ground Lease Description (if applicable)

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK

 

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Multifamily Mortgage, Assignment of Rents
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IN WITNESS WHEREOF, Borrower has signed and delivered this Instrument or has caused this Instrument to be signed and delivered by its duly authorized representative.

 

WITNESS:   BR CARROLL PALMER RANCH, LLC ,
    a Delaware limited liability company
/s/ Molly Brown    
Print Name: Molly Brown    
    By: /s/ Jordan Ruddy
      Name: Jordan Ruddy
/s/ Ryan MacDonald     Title: Authorized Signatory
Print Name: Ryan MacDonald    

 

STATE OF NEW YORK

 

CITY/COUNTY OF NEW YORK, ss:

 

I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the state aforesaid and in the county aforesaid to take acknowledgments, personally appeared Jordan Ruddy to me known to be the person described in and who executed the foregoing instrument as the Authorized Signatory of BR Carroll Palmer Ranch, LLC, a Delaware limited liability company, and acknowledged to me that he/she as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained in the name of such limited liability company by himself/herself as Authorized Signatory.

 

Witness my hand and official seal in the county and state aforesaid, this 29 th day of December, 2015.

 

    /s/ Lisa G. Hedden
    Notary Public
     
My Commission Expires: June 24, 2017    

 

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Multifamily Mortgage, Assignment of Rents
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EXHIBIT A

 

(Citation Club on Palmer Ranch)

 

PARCEL 1:

 

Parcel B, of CROCKER'S LAKE SUBDIVISION, as recorded in Plat Book 32, Pages 35, 35A and 35B, of the Public Records of Sarasota County, Florida.

 

PARCEL 2:

 

TOGETHER WITH a non-exclusive use of Tract 300, for Private Road, Drainage and Utility Easement, as set forth on the plat of Crocker's Lake Subdivision, according to the map or plat thereof, recorded in Plat Book 32, Pages 35, 35A and 35B, of the public records of Sarasota County, Florida.

 

Parcel 3:

 

TOGETHER WITH easements benefiting Parcel 1 above, set forth and created by the Declaration of Protective Covenants, Conditions and Restrictions for Palmer Ranch, dated October 22, 1986 and recorded October 22, 1986 in Official Records Book 1894, Page 2467, as amended in Official Records Book 2052, Page 200, re-recorded in Official Records Book 2062, Page 162, and further amended in Official Records. Book 2052, Page 204, of the public records of Sarasota County, Florida.

 

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Multifamily Mortgage, Assignment of Rents
and Security Agreement

Page A- 1

 

 

 

Exhibit 10.346

 

Freddie Mac Loan Number: 708581498

Property Name: Citation Club on Palmer Ranch

 

MULTIFAMILY NOTE

FLOATING RATE

 

(Revised 9-4-2015)

 

 

US $26,925,000.00 Effective Date:  As of January 5, 2016

 

FOR VALUE RECEIVED, BR CARROLL PALMER RANCH, LLC , a Delaware limited liability company (together with such party’s or parties’ successors and assigns, “ Borrower ”) jointly and severally (if more than one), promises to pay to the order of JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company, the principal sum of $26,925,000.00, with interest on the unpaid principal balance, as hereinafter provided.

 

1. Defined Terms.

 

(a) As used in this Note:

 

Amortization Period ” means a period of 0 full consecutive calendar months.

 

Base Recourse ” means a portion of the Indebtedness equal to 0% of the original principal balance of this Note.

 

Business Day ” means any day other than a Saturday, a Sunday, or any other day on which Lender or the national banking associations are not open for business.

 

Capped Interest Rate ” is not applicable, there is no Capped Interest Rate for the Loan.

 

Default Rate ” means a variable annual interest rate equal to 4 percentage points above the Floating Interest Rate in effect from time to time. However, at no time will the Default Rate exceed the Maximum Interest Rate.

 

First Installment Due Date ” means March 1, 2016.

 

Floating Interest Rate ” means the variable annual interest rate calculated for each Interest Adjustment Period so as to equal the Index Rate for such Interest Adjustment Period (truncated at the 5 th decimal place if necessary) plus the Margin. However, in no event will the Floating Interest Rate exceed the Capped Interest Rate.

 

Freddie Mac ” means the Federal Home Loan Mortgage Corporation.

 

ICE ” means ICE Benchmark Administration Limited.

 

Index Rate ” means, for any Interest Adjustment Period, the LIBOR Index Rate for such Interest Adjustment Period.

 

Multifamily Note

Floating Rate 

 
 

  

Installment Due Date ” means, for any monthly installment of interest-only or principal and interest, the date on which such monthly installment is due and payable pursuant to Section 3 of this Note.

 

Interest Adjustment Period ” means each successive one (1) calendar month period until the entire Indebtedness is paid in full, except that the first Interest Adjustment Period is the period from the date of this Note through January 31, 2016. Therefore, the second Interest Adjustment Period will be the period from February 1, 2016 through February 29, 2016, and so on until the entire Indebtedness is paid in full.

 

Lender ” means the holder from time to time of this Note.

 

LIBOR ” means the London Interbank Offered Rate.

 

LIBOR Index ” means ICE’s one (1) month LIBOR rate for United States Dollar deposits, as displayed on the LIBOR Index Page used to establish the LIBOR Index Rate.

 

LIBOR Index Rate ” means, for any Interest Adjustment Period after the first Interest Adjustment Period, ICE’s LIBOR rate for the LIBOR Index released by ICE most recently preceding the first day of such Interest Adjustment Period, as such LIBOR rate is displayed on the LIBOR Index Page. The LIBOR Index Rate for the first Interest Adjustment Period means ICE’s LIBOR rate for the LIBOR Index released by ICE most recently preceding the first day of the month in which the first Interest Adjustment Period begins, as such LIBOR rate is displayed on the LIBOR Index Page; provided, however, that if at any time the LIBOR Index Rate is less than zero, the LIBOR Index Rate shall be deemed to be zero for all purposes of this Note and the Loan Agreement.

 

LIBOR Index Page ” is the Bloomberg L.P., page “BBAM”, or such other page for the LIBOR Index as may replace page BBAM on that service, or at the option of Lender (i) the applicable page for the LIBOR Index on another service which electronically transmits or displays ICE LIBOR rates, or (ii) any publication of LIBOR rates available from ICE. In the event ICE ceases to set or publish a LIBOR rate/interest settlement rate for the LIBOR Index, Lender will designate an alternative index, and such alternative index will constitute the LIBOR Index Page.

 

Loan ” means the loan evidenced by this Note.

 

Loan Agreement ” means the Multifamily Loan and Security Agreement entered into by and between Borrower and Lender, effective as of the effective date of this Note, as amended, modified, or supplemented from time to time.

 

Lockout Period ” means the period from the date of this Note through the day preceding the 12th Installment Due Date under this Note.

 

Margin ” means two and seventeen hundredths percentage points (217 basis points).

 

Multifamily Note

Floating Rate 

  Page 2
 

 

Maturity Date ” means the earlier of (i) February 1, 2023 (“ Scheduled Maturity Date ”) and (ii) the date on which the unpaid principal balance of this Note becomes due and payable by acceleration or otherwise pursuant to the Loan Documents or the exercise by Lender of any right or remedy under any Loan Document; provided, however, that if the unpaid principal balance of this Note becomes due and payable by acceleration but such acceleration is rendered null and void and of no further force and effect by operation of law or agreement by Lender, such acceleration will have no effect on the Maturity Date.

 

Maximum Interest Rate ” means the rate of interest which results in the maximum amount of interest allowed by applicable law.

 

Prepayment Premium Period ” means the period during which, if a prepayment of principal occurs, a prepayment premium will be payable by Borrower to Lender. The Prepayment Premium Period is the period from and including the date of this Note until but not including the first day of the Window Period.

 

Program Plus® Seller/Servicer ” means an institution approved to sell multifamily mortgages to Freddie Mac as a Program Plus Seller/Servicer.

 

Remaining Amortization Period ” means, at any point in time, the number of consecutive calendar months equal to the number of months in the Amortization Period minus the number of scheduled monthly installments of principal and interest that have elapsed since the date of this Note.

 

Security Instrument ” means the multifamily mortgage, deed to secure debt or deed of trust effective as of the effective date of this Note, from Borrower to or for the benefit of Lender and securing this Note, as amended, modified or supplemented from time to time.

 

Window Period ” means the 3 consecutive calendar month period prior to the Scheduled Maturity Date.

 

(b) Other capitalized terms used but not defined in this Note will have the meanings given to such terms in the Loan Agreement.

 

2. Address for Payment. All payments due under this Note will be payable at 3344 Peachtree Road NE, Suite 1100, Atlanta, Georgia 30326, or such other place as may be designated by Notice to Borrower from or on behalf of Lender.

 

3. Payments.

 

(a) Interest will accrue on the outstanding principal balance of this Note at the Floating Interest Rate, subject to the provisions of Section 8 of this Note.

 

(b) Interest under this Note will be computed, payable and allocated on the basis of an actual/360 interest calculation schedule (interest is payable for the actual number of days in each month, and each month’s interest is calculated by multiplying the unpaid principal amount of this Note as of the first day of the month for which interest is being calculated by the applicable Floating Interest Rate, dividing the product by 360, and multiplying the quotient by the number of days in the month for which interest is being calculated). For convenience in determining the amount of a monthly installment of principal and interest under this Note, Lender will use a 30/360 interest calculation payment schedule (each year is treated as consisting of twelve 30-day months). However, as provided above, the portion of the monthly installment actually payable as and allocated to interest will be based upon an actual/360 interest calculation schedule, and the amount of each installment attributable to principal and the amount attributable to interest will vary based upon the number of days in the month for which such installment is paid. Each monthly payment of principal and interest will first be applied to pay in full interest due, and the balance of the monthly payment paid by Borrower will be credited to principal.

 

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(c) Unless disbursement of principal is made by Lender to Borrower on the first day of a calendar month, interest for the period beginning on the date of disbursement and ending on and including the last day of such calendar month will be payable by Borrower simultaneously with the execution of this Note. If disbursement of principal is made by Lender to Borrower on the first day of a calendar month, then no payment will be due from Borrower at the time of the execution of this Note. The Installment Due Date for the first monthly installment payment under Section 3(d) of interest-only or principal and interest, as applicable, will be the First Installment Due Date set forth in Section 1(a) of this Note. Except as provided in this Section 3(c) and Section 10, accrued interest will be payable in arrears.

 

(d) Beginning on the First Installment Due Date, and continuing until and including the monthly installment due on the Maturity Date, accrued interest-only will be payable by Borrower in consecutive monthly installments due and payable on the first day of each calendar month. The amount of the monthly installment of interest-only payable pursuant to this Section 3(d) on an Installment Due Date will equal the product of (i) annual interest on the unpaid principal balance of this Note as of the first day of the Interest Adjustment Period immediately preceding the Installment Due Date at the Floating Interest Rate in effect for such Interest Adjustment Period, divided by 360, multiplied by (ii) the number of days in such Interest Adjustment Period.

 

(e) Reserved.

 

(f) Reserved.

 

(g) Reserved.

 

(h) All remaining Indebtedness, including all principal and interest, will be due and payable by Borrower on the Maturity Date.

 

(i) Lender will provide Borrower with Notice, given in the manner specified in the Loan Agreement, of the amount of each monthly installment due under this Note. However, if Lender has not provided Borrower with prior Notice of the monthly payment due on any Installment Due Date, then Borrower will pay on that Installment Due Date an amount equal to the monthly installment payment for which Borrower last received Notice. If Lender at any time determines that Borrower has paid one or more monthly installments in an incorrect amount because of the operation of the preceding sentence, or because Lender has miscalculated the Floating Interest Rate or has otherwise miscalculated the amount of any monthly installment, then Lender will give Notice to Borrower of such determination. If such determination discloses that Borrower has paid less than the full amount due for the period for which the determination was made, Borrower, within 30 calendar days after receipt of the Notice from Lender, will pay to Lender the full amount of the deficiency. If such determination discloses that Borrower has paid more than the full amount due for the period for which the determination was made, then the amount of the overpayment will be credited to the next installment(s) of interest only or principal and interest, as applicable, due under this Note (or, if an Event of Default has occurred and is continuing, such overpayment will be credited against any amount owing by Borrower to Lender).

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(j) All payments under this Note must be made in immediately available U.S. funds.

 

(k) Any regularly scheduled monthly installment of interest only or principal and interest payable pursuant to this Section 3 that is received by Lender before the date it is due will be deemed to have been received on the due date for the purpose of calculating interest due.

 

(l) Any accrued interest remaining past due for 30 days or more, at Lender’s discretion, may be added to and become part of the unpaid principal balance of this Note and any reference to “accrued interest” will refer to accrued interest which has not become part of the unpaid principal balance. Any amount added to principal pursuant to the Loan Documents will bear interest at the applicable rate or rates specified in this Note and will be payable with such interest upon demand by Lender and absent such demand, as provided in this Note for the payment of principal and interest.

 

(m) In accordance with Section 16, interest charged under this Note cannot exceed the Maximum Interest Rate. If the Floating Interest Rate at any time exceeds the Maximum Interest Rate, resulting in the charging of interest hereunder to be limited to the Maximum Interest Rate, then any subsequent reduction in the Floating Interest Rate will not reduce the rate at which interest under this Note accrues below the Maximum Interest Rate until the total amount of interest accrued hereunder equals the amount of interest which would have accrued had the Floating Interest Rate at all times been in effect.

 

(n) Reserved.

 

4. Application of Partial Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, Lender may apply the amount received to amounts then due and payable in any manner and in any order determined by Lender, in Lender’s discretion. Borrower agrees that neither Lender’s acceptance of a payment from Borrower in an amount that is less than all amounts then due and payable nor Lender’s application of such payment will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction.

 

5. Security. The Indebtedness is secured by, among other things, the Security Instrument, and reference is made to the Security Instrument and the Loan Agreement for other rights with respect to collateral for the Indebtedness.

 

6. Acceleration. If an Event of Default has occurred and is continuing, the entire unpaid principal balance, any accrued interest, any prepayment premium payable under Section 10, and all other amounts payable under this Note and any other Loan Document, will at once become due and payable, at the option of Lender, without any prior Notice to Borrower (except if notice is required by applicable law, then after such notice). Lender may exercise this option to accelerate regardless of any prior forbearance. For purposes of exercising such option, Lender will calculate the prepayment premium as if prepayment occurred on the date of acceleration. If prepayment occurs thereafter, Lender will recalculate the prepayment premium as of the actual prepayment date.

 

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7. Late Charge.

 

(a) If any monthly installment of interest or principal and interest or other amount payable under this Note or under the Loan Agreement or any other Loan Document is not received in full by Lender within 10 days after the installment or other amount is due, counting from and including the date such installment or other amount is due (unless applicable law requires a longer period of time before a late charge may be imposed, in which event such longer period will be substituted), Borrower must pay to Lender, immediately and without demand by Lender, a late charge equal to 5% of such installment or other amount due (unless applicable law requires a lesser amount be charged, in which event such lesser amount will be substituted). If the Loan is not fully amortizing, the late charge will not be due on the final payment of principal owed on the Maturity Date if such payment is not timely made.

 

(b) Borrower acknowledges that its failure to make timely payments will cause Lender to incur additional expenses in servicing and processing the Loan and that it is extremely difficult and impractical to determine those additional expenses. Borrower agrees that the late charge payable pursuant to this Section represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Note, of the additional expenses Lender will incur by reason of such late payment. The late charge is payable in addition to, and not in lieu of, any interest payable at the Default Rate pursuant to Section 8.

 

8. Default Rate.

 

(a) So long as (i) any monthly installment under this Note remains past due for 30 days or more or (ii) any other Event of Default has occurred and is continuing, then notwithstanding anything in Section 3 of this Note to the contrary, interest under this Note will accrue on the unpaid principal balance from the Installment Due Date of the first such unpaid monthly installment or the occurrence of such other Event of Default, as applicable, at the Default Rate.

 

(b) From and after the Maturity Date, the unpaid principal balance will continue to bear interest at the Default Rate until and including the date on which the entire principal balance is paid in full.

 

(c) Borrower acknowledges that (i) its failure to make timely payments will cause Lender to incur additional expenses in servicing and processing the Loan, (ii) during the time that any monthly installment under this Note is delinquent for 30 days or more, Lender will incur additional costs and expenses arising from its loss of the use of the money due and from the adverse impact on Lender’s ability to meet its other obligations and to take advantage of other investment opportunities, and (iii) it is extremely difficult and impractical to determine those additional costs and expenses. Borrower also acknowledges that, during the time that any monthly installment under this Note is delinquent for 30 days or more or any other Event of Default has occurred and is continuing, Lender’s risk of nonpayment of this Note will be materially increased and Lender is entitled to be compensated for such increased risk. Borrower agrees that the increase in the rate of interest payable under this Note to the Default Rate represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Note, of the additional costs and expenses Lender will incur by reason of the Borrower’s delinquent payment and the additional compensation Lender is entitled to receive for the increased risks of nonpayment associated with a delinquent loan.

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9. Limits on Personal Liability.

 

(a) Except as otherwise provided in this Section 9, Borrower will have no personal liability under this Note, the Loan Agreement or any other Loan Document for the repayment of the Indebtedness or for the performance of or compliance with any other obligations of Borrower under the Loan Documents and Lender’s only recourse for the satisfaction of the Indebtedness and the performance of such obligations will be Lender’s exercise of its rights and remedies with respect to the Mortgaged Property and to any other collateral held by Lender as security for the Indebtedness. This limitation on Borrower’s liability will not limit or impair Lender’s enforcement of its rights against any Guarantor of the Indebtedness or any Guarantor of any other obligations of Borrower.

 

(b) Borrower will be personally liable to Lender for the amount of the Base Recourse, plus any other amounts for which Borrower has personal liability under this Section 9.

 

(c) In addition to the Base Recourse, Borrower will be personally liable to Lender for the repayment of a further portion of the Indebtedness equal to any loss or damage suffered by Lender as a result of the occurrence of any of the following events:

 

(i) Borrower fails to pay to Lender upon demand after an Event of Default all Rents to which Lender is entitled under Section 3 of the Security Instrument and the amount of all security deposits collected by Borrower from tenants then in residence. However, Borrower will not be personally liable for any failure described in this Section 9(c)(i) if Borrower is unable to pay to Lender all Rents and security deposits as required by the Security Instrument because of a valid order issued in a bankruptcy, receivership, or similar judicial proceeding.

 

(ii) Borrower fails to apply all Insurance proceeds and Condemnation proceeds as required by the Loan Agreement. However, Borrower will not be personally liable for any failure described in this Section 9(c)(ii) if Borrower is unable to apply Insurance or Condemnation proceeds as required by the Loan Agreement because of a valid order issued in a bankruptcy, receivership, or similar judicial proceeding.

 

(iii) Either of the following occurs:

 

(A) Borrower fails to deliver the statements, schedules and reports required by Section 6.07 of the Loan Agreement and Lender exercises its right to audit those statements, schedules and reports.

 

(B) If an Event of Default has occurred and is continuing, Borrower fails to deliver all books and records relating to the Mortgaged Property or its operation in accordance with the provisions of Section 6.07 of the Loan Agreement.

 

(iv) Borrower fails to pay when due in accordance with the terms of the Loan Agreement the amount of any item below marked “Deferred”; provided however, that if no item is marked “Deferred”, this Section 9(c)(iv) will be of no force or effect.

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[Deferred] Property Insurance premiums or other Insurance premiums
[Collect] Taxes or payments in lieu of taxes (PILOT)
[Deferred] water and sewer charges (that could become a lien on the Mortgaged Property)
[N/A] Ground Rents
[Deferred] assessments or other charges (that could become a lien on the Mortgaged Property), including home owner association dues

 

(v) Borrower engages in any willful act of material waste of the Mortgaged Property.

 

(vi) Borrower fails to comply with any provision of Section 6.13(a)(iii) through (xxvi) of the Loan Agreement or any SPE Equity Owner fails to comply with any provision of Section 6.13(b)(iii) through (v) of the Loan Agreement (subject to possible full recourse liability as set forth in Section 9(f)(ii)).

 

(vii) Any of the following Transfers occurs:

 

(A) Any Person that is not an Affiliate creates a mechanic’s lien or other involuntary lien or encumbrance against the Mortgaged Property and Borrower has not complied with the provisions of the Loan Agreement.

 

(B) A Transfer of property by devise, descent or operation of law occurs upon the death of a natural person and such Transfer does not meet the requirements set forth in the Loan Agreement.

 

(C) Borrower grants an easement that does not meet the requirements set forth in the Loan Agreement.

 

(D) Borrower executes a Lease that does not meet the requirements set forth in the Loan Agreement.

 

(viii) Reserved.

 

(ix) through (xviii) are Reserved.

 

(xix) Borrower fails to complete any Property Improvement Alterations that have been commenced in accordance with Section 6.09(e)(v) of the Loan Agreement.

 

(d) In addition to the Base Recourse, Borrower will be personally liable to Lender for all of the following:

 

(i) Borrower will be personally liable for the performance of all of Borrower’s obligations under Sections 6.12 and 10.02(b) of the Loan Agreement (relating to environmental matters).

 

(ii) Borrower will be personally liable for the costs of any audit under Section 6.07 of the Loan Agreement.

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(iii) Borrower will be personally liable for any costs and expenses incurred by Lender in connection with the collection of any amount for which Borrower is personally liable under this Section 9, including Attorneys’ Fees and Costs and the costs of conducting any independent audit of Borrower’s books and records to determine the amount for which Borrower has personal liability.

 

(iv) through (viii) are Reserved.

 

(ix) Borrower will be personally liable for any fees, costs, or expenses incurred by Lender in connection with Borrower’s termination of any agreement for the provision of services to or in connection with the Mortgaged Property, including cable, internet, garbage collection, landscaping, security, and cleaning.

 

(e) All payments made by Borrower with respect to the Indebtedness and all amounts received by Lender from the enforcement of its rights under the Loan Agreement and the other Loan Documents will be applied first to the portion of the Indebtedness for which Borrower has no personal liability.

 

(f) Notwithstanding the Base Recourse, Borrower will become personally liable to Lender for the repayment of all of the Indebtedness upon the occurrence of any of the following Events of Default:

 

(i) Borrower fails to comply with Section 6.13(a)(i) or (ii) of the Loan Agreement or any SPE Equity Owner fails to comply with Section 6.13(b)(i) or (ii) of the Loan Agreement.

 

(ii) Borrower fails to comply with any provision of Section 6.13(a)(iii) through (xxvi) of the Loan Agreement or any SPE Equity Owner fails to comply with any provision of Section 6.13(b)(iii) through (v) of the Loan Agreement and a court of competent jurisdiction holds or determines that such failure or combination of failures is the basis, in whole or in part, for the substantive consolidation of the assets and liabilities of Borrower or any SPE Equity Owner with the assets and liabilities of a debtor pursuant to Title 11 of the Bankruptcy Code.

 

(iii) A Transfer that is an Event of Default under Section 7.02 of the Loan Agreement occurs other than a Transfer set forth in Section 9(c)(vii) above (for which Borrower will have personal liability for Lender’s loss or damage); provided, however, that Borrower will not have any personal liability for a Transfer consisting solely of the involuntary removal or involuntary withdrawal of a general partner in a limited partnership or a manager in a limited liability company.

 

(iv) There was fraud or written material misrepresentation by Borrower or any officer, director, partner, member, or employee of Borrower in connection with the application for or creation of the Indebtedness or there is fraud in connection with any request for any action or consent by Lender.

 

(v) Borrower or any SPE Equity Owner voluntarily files for bankruptcy protection under the Bankruptcy Code.

 

(vi) Borrower or any SPE Equity Owner voluntarily becomes subject to any reorganization, receivership, insolvency proceeding, or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

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(vii) The Mortgaged Property or any part of the Mortgaged Property becomes an asset in a voluntary bankruptcy or becomes subject to any voluntary reorganization, receivership, insolvency proceeding, or other similar voluntary proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(viii) An order of relief is entered against Borrower or any SPE Equity Owner pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights in any involuntary bankruptcy proceeding initiated or joined in by a Related Party.

 

(ix) An involuntary bankruptcy or other involuntary insolvency proceeding is commenced against Borrower or any SPE Equity Owner (by a party other than Lender) but only if Borrower or such SPE Equity Owner has failed to use commercially reasonable efforts to dismiss such proceeding or has consented to such proceeding. “Commercially reasonable efforts” will not require any direct or indirect interest holders in Borrower or any SPE Equity Owner to contribute or cause the contribution of additional capital to Borrower or any SPE Equity Owner.

 

(x) through (xii) are reserved.

 

(g) For purposes of Sections 9(f) and (h), the term “ Related Party ” will include all of the following:

 

(i) Borrower, any Guarantor, or any SPE Equity Owner.

 

(ii) Any Person that holds, directly or indirectly, any ownership interest (including any shareholder, member or partner) in Borrower, any Guarantor, or any SPE Equity Owner or any Person that has a right to manage Borrower, any Guarantor, or any SPE Equity Owner.

 

(iii) Any Person in which Borrower, any Guarantor, or any SPE Equity Owner has any ownership interest (direct or indirect) or right to manage.

 

(iv) Any Person in which any partner, shareholder, or member of Borrower, any Guarantor, or any SPE Equity Owner has an ownership interest or right to manage.

 

(v) Any Person in which any Person holding an interest in Borrower, any Guarantor, or any SPE Equity Owner also has any ownership interest.

 

(vi) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related by blood, marriage or adoption to Borrower, any Guarantor, or any SPE Equity Owner.

 

(vii) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related to any partner, shareholder or member of, or any other Person holding an interest in, Borrower, any Guarantor, or any SPE Equity Owner.

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(h) If Borrower, any Guarantor, any SPE Equity Owner, or any Related Party has solicited creditors to initiate or participate in any proceeding referred to in Section 9(f), regardless of whether any of the creditors solicited actually initiates or participates in the proceeding, then such proceeding will be considered as having been initiated by a Related Party.

 

(i) To the extent that Borrower has personal liability under this Section 9, Lender may, to the fullest extent permitted by applicable law, exercise its rights against Borrower personally without regard to whether Lender has exercised any rights against the Mortgaged Property or any other security, or pursued any rights against any Guarantor, or pursued any other rights available to Lender under this Note, the Loan Agreement, any other Loan Document, or applicable law. To the fullest extent permitted by applicable law, in any action to enforce Borrower’s personal liability under this Section 9, Borrower waives any right to set off the value of the Mortgaged Property against such personal liability.

 

10. Voluntary and Involuntary Prepayments.

 

(a) Any receipt by Lender of principal due under this Note prior to the Maturity Date, other than principal required to be paid in monthly installments pursuant to Section 3, constitutes a prepayment of principal under this Note. Without limiting the foregoing, any application by Lender, prior to the Maturity Date, of any proceeds of collateral or other security to the repayment of any portion of the unpaid principal balance of this Note constitutes a prepayment under this Note.

 

(b) Borrower may not voluntarily prepay any portion of the principal balance of this Note during the Lockout Period, if a Lockout Period is applicable to this Note. However, if any portion of the principal balance of this Note is prepaid during the Lockout Period by reason of the application by Lender of any proceeds of collateral or other security to any portion of the unpaid principal balance of this Note or following a determination that the prohibition on voluntary prepayments during the Lockout Period is in contravention of applicable law, then Borrower must also pay to Lender upon demand by Lender, a prepayment premium equal to 5% of the amount of principal being prepaid.

 

(c) Following the end of the Lockout Period, Borrower may voluntarily prepay all of the unpaid principal balance of this Note on an Installment Due Date so long as Borrower designates the date for such prepayment in a Notice from Borrower to Lender given at least 30 days prior to the date of such prepayment. If an Installment Due Date (as defined in Section 1(a)) falls on a day which is not a Business Day, then with respect to payments made under this Section 10 only, the term “Installment Due Date” will mean the Business Day immediately preceding the scheduled Installment Due Date.

 

(d) Notwithstanding Section 10(c), Borrower may voluntarily prepay all of the unpaid principal balance of this Note on a Business Day other than an Installment Due Date if Borrower provides Lender with the Notice set forth in Section 10(c) and meets the other requirements set forth in this Section 10(d). Borrower acknowledges that Lender has agreed that Borrower may prepay principal on a Business Day other than an Installment Due Date only because Lender will deem any prepayment received by Lender on any day other than an Installment Due Date to have been received on the Installment Due Date immediately following such prepayment and Borrower must pay to Lender all interest that would have been due if the prepayment had actually been made on the Installment Due Date immediately following such prepayment.

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(e) Unless otherwise expressly provided in the Loan Documents, Borrower may not voluntarily prepay less than all of the unpaid principal balance of this Note. In order to voluntarily prepay all or any part of the principal of this Note, Borrower must also pay to Lender, together with the amount of principal being prepaid, (i) all accrued and unpaid interest due under this Note, plus (ii) all other sums due to Lender at the time of such prepayment, plus (iii) any prepayment premium calculated pursuant to Section 10(f).

 

(f) Except as provided in Section 10(g), a prepayment premium will be due and payable by Borrower in connection with any prepayment of principal under this Note during the Prepayment Premium Period. The prepayment premium will be 1.0% of the amount of principal being prepaid for any prepayments occurring during the Prepayment Premium Period but after the Lockout Period (if applicable).

 

(g) Notwithstanding any other provision of this Section 10, no prepayment premium will be payable with respect to any of the following:

 

(i) Any prepayment made during the Window Period.

 

(ii) Any prepayment occurring as a result of the application of any Insurance proceeds or Condemnation award.

 

(iii) Any prepayment required under the terms of the Loan Agreement in connection with a Condemnation proceeding.

 

(iv) Any prepayment of the entire principal balance of this Note that occurs on or after the 12th Installment Due Date under this Note with the proceeds of a fixed interest rate mortgage loan that is the subject of a binding commitment for purchase between Freddie Mac and a Freddie Mac-approved Program Plus â Seller/Servicer.

 

(h) Unless Lender agrees otherwise in writing, a permitted or required prepayment of less than the unpaid principal balance of this Note will not extend or postpone the due date of any subsequent monthly installments or change the amount of such installments.

 

(i) Borrower recognizes that any prepayment of any of the unpaid principal balance of this Note, whether voluntary or involuntary or resulting from an Event of Default by Borrower, will result in Lender’s incurring loss, including reinvestment loss, additional expense and frustration or impairment of Lender’s ability to meet its commitments to third parties. Borrower agrees to pay to Lender upon demand damages for the detriment caused by any prepayment, and agrees that it is extremely difficult and impractical to ascertain the extent of such damages. Borrower therefore acknowledges and agrees that the formula for calculating prepayment premiums set forth in this Note represents a reasonable estimate of the damages Lender will incur because of a prepayment. Borrower further acknowledges that any lockout and prepayment premium provisions of this Note are a material part of the consideration for the Loan, and that the terms of this Note are in other respects more favorable to Borrower as a result of the Borrower’s voluntary agreement to the lockout and prepayment premium provisions.

 

11. Reserved.

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12. Reserved.

 

13. Costs and Expenses. To the fullest extent allowed by applicable law, Borrower must pay all expenses and costs, including Attorneys’ Fees and Costs incurred by Lender as a result of any default under this Note or in connection with efforts to collect any amount due under this Note, or to enforce the provisions of any of the other Loan Documents, including those incurred in post-judgment collection efforts and in any bankruptcy proceeding (including any action for relief from the automatic stay of any bankruptcy proceeding) or judicial or non-judicial foreclosure proceeding. Borrower acknowledges and agrees that, in connection with each request by Borrower under this Note or any Loan Document, Borrower must pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender, including any fees charged by the Rating Agencies (if applicable), regardless of whether the matter is approved, denied or withdrawn.

 

14. Forbearance. Any forbearance by Lender in exercising any right or remedy under this Note, the Loan Agreement, or any other Loan Document, or otherwise afforded by applicable law, will not be a waiver of or preclude the exercise of that or any other right or remedy. The acceptance by Lender of any payment after the due date of such payment, or in an amount which is less than the required payment, will not be a waiver of Lender’s right to require prompt payment when due of all other payments or to exercise any right or remedy with respect to any failure to make prompt payment. Enforcement by Lender of any security for Borrower’s obligations under this Note will not constitute an election by Lender of remedies so as to preclude the exercise of any other right or remedy available to Lender.

 

15. Waivers. Borrower and all endorsers and Guarantors of this Note and all other third party obligors waive presentment, demand, notice of dishonor, protest, notice of acceleration, notice of intent to demand or accelerate payment or maturity, presentment for payment, notice of nonpayment, grace, and diligence in collecting the Indebtedness.

 

16. Loan Charges. Neither this Note nor any of the other Loan Documents will be construed to create a contract for the use, forbearance, or detention of money requiring payment of interest at a rate greater than the Maximum Interest Rate. If any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower in connection with the Loan is interpreted so that any interest or other charge provided for in any Loan Document, whether considered separately or together with other charges provided for in any other Loan Document, violates that law, and Borrower is entitled to the benefit of that law, that interest or charge is hereby reduced to the extent necessary to eliminate that violation. The amounts, if any, previously paid to Lender in excess of the permitted amounts will be applied by Lender to reduce the unpaid principal balance of this Note. For the purpose of determining whether any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower has been violated, all Indebtedness that constitutes interest, as well as all other charges made in connection with the Indebtedness that constitute interest, will be deemed to be allocated and spread ratably over the stated term of this Note. Unless otherwise required by applicable law, such allocation and spreading will be effected in such a manner that the rate of interest so computed is uniform throughout the stated term of this Note.

 

17. Commercial Purpose. Borrower represents that Borrower is incurring the Indebtedness solely for the purpose of carrying on a business or commercial enterprise, and not for personal, family, household, or agricultural purposes.

 

18. Counting of Days. Any reference in this Note to a period of “days” means calendar days, not Business Days, except where otherwise specifically provided.

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19. Governing Law. This Note will be governed by the law of the Property Jurisdiction.

 

20. Captions. The captions of the Sections of this Note are for convenience only and will be disregarded in construing this Note.

 

21. Notices; Written Modifications.

 

(a) All Notices, demands, and other communications required or permitted to be given pursuant to this Note will be given in accordance with Section 11.03 of the Loan Agreement.

 

(b) Any modification or amendment to this Note will be ineffective unless in writing and signed by the party sought to be charged with such modification or amendment; provided, however, in the event of a Transfer under the terms of the Loan Agreement that requires Lender’s consent, any or some or all of the Modifications to Multifamily Note set forth in Exhibit A to this Note may be modified or rendered void by Lender at Lender’s option, by Notice to Borrower and the transferee, as a condition of Lender’s consent.

 

22. Consent to Jurisdiction and Venue. Borrower agrees that any controversy arising under or in relation to this Note may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that will arise under or in relation to this Note. Borrower irrevocably consents to service, jurisdiction, and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence, or otherwise. However, nothing in this Note is intended to limit any right that Lender may have to bring any suit, action, or proceeding relating to matters arising under this Note in any court of any other jurisdiction.

 

23. WAIVER OF TRIAL BY JURY . BORROWER AND LENDER EACH (a) AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS NOTE OR THE RELATIONSHIP BETWEEN THE PARTIES AS LENDER AND BORROWER THAT IS TRIABLE OF RIGHT BY A JURY AND (b) WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

24. State-Specific Provisions. N/A.

 

25. Attached Riders. The following Riders are attached to this Note:

 

x   Primary Access by Easement or Private Road

 

26. Attached Exhibit. The following Exhibit, if marked with an “X” in the space provided, is attached to this Note:

 

x   Exhibit A Modifications to Multifamily Note

 

IN WITNESS WHEREOF, and in consideration of the Lender’s agreement to lend Borrower the principal amount set forth above, Borrower has signed and delivered this Note under seal or has caused this Note to be signed and delivered under seal by its duly authorized representative.

Multifamily Note

Floating Rate 

  Page 14
 

   

 

BR CARROLL PALMER RANCH, LLC , a

Delaware limited liability company

     
  By: /s/ Jordan Ruddy
  Name: Jordan Ruddy
  Title: Authorized Signatory

 

 

Multifamily Note

Floating Rate 

  Page 15
 

 

PAY TO THE ORDER OF

____________________________________________________,

WITHOUT RECOURSE.

 

JONES LANG LASALLE

MULTIFAMILY, LLC , a Delaware

limited liability company

  

By: /s/ Faron G. Thompson  
  Faron G. Thompson  
  Executive Vice President  

 

Freddie Mac Loan No. 708581498

  

Multifamily Note

Floating Rate 

  Page 16
 

 

RIDER TO MULTIFAMILY NOTE

 

PRIMARY ACCESS BY EASEMENT OR PRIVATE ROAD

 

(Revised 3-1-2014)

 

 

The following changes are made to the Note which precedes this Rider:

 

A. Section 9(c)(xi) is restated as follows:

 

(xi) Either of the following occurs:

 

(A) Any party takes, or threatens to take, any action to deny ingress to or egress from the Land, from or to the publicly dedicated and maintained right-of-way known as Sarasota Square Boulevard through the easement established under the easement agreement dated _______________and recorded at Book______, Page _______ in the records of_______ County, _________, as amended (“ Access Easement ”) Plat of Crocker’s Lake Subdivision dated July 6, 1988, and recorded in the land records of Sarasota County, Florida, in Plat Book 32, page 35 (the “Plat”), and by a Declaration of Protective Covenants, Conditions and Restrictions for Palmer Ranch dated October 22, 1986, and recorded in the land records of Sarasota County, Florida, at Official Records Book 1894, page 2467 (the “Declaration”, together with the Plat, the “Access Easement”) .

 

(B) Any dispute or controversy arises under or with respect to the Access Easement.

Rider to Multifamily Note

Primary Access by Easement or Private Road

 
 

 

EXHIBIT A

 

MODIFICATIONS TO MULTIFAMILY NOTE

  

The following modifications are made to the text of the Note that precedes this Exhibit.

 

1. Section 9(a) is revised to read as follows:

 

(a) Except as otherwise provided in this Section 9, neither Borrower nor any of its direct or indirect owners (with the exception of any Guarantor pursuant to any Guaranty of even date herewith, if any) will have no any personal liability under this Note, the Loan Agreement or any other Loan Document for the repayment of the Indebtedness or for the performance of or compliance with any other obligations of Borrower under the Loan Documents and Lender’s only recourse for the satisfaction of the Indebtedness and the performance of such obligations will be Lender’s exercise of its rights and remedies with respect to the Mortgaged Property and to any other collateral held by Lender as security for the Indebtedness. This limitation on Borrower’s liability will not limit or impair Lender’s enforcement of its rights against any Guarantor of the Indebtedness or any Guarantor of any other obligations of Borrower.

 

Multifamily Note

Floating Rate 

  Page A- 1

 

Exhibit 10.347

 

Freddie Mac Loan No. 708581501
Summer Wind

 

January 5, 2016

 

Jones Lang LaSalle Multifamily, LLC

3344 Peachtree Road NE, Suite 1100

Atlanta Georgia 30326

 

Re: $32,626,000.00 Multifamily Note of even date herewith (“ Note ”) made by BR Carroll Naples, LLC, a Delaware limited liability company (“ Borrower ”) to the order of Jones Lang LaSalle Multifamily, LLC (“ Lender ”)

 

Gentlemen:

 

Anything to the contrary contained in the Note notwithstanding, the undersigned Borrower covenants and agrees not to prepay, in whole or in part, the indebtedness evidenced by the Note (excluding, however, monthly installments of principal and/or interest due under the Note, which are not affected by the provisions of this instrument) for a period commencing on the date hereof and ending on the earlier of (a) 61 days from the date hereof or (b) the date on which the Note is transferred to Federal Home Loan Mortgage Corporation (“ Freddie Mac ”). Upon the satisfaction of either of the conditions (a) or (b) expressed in this instrument, this instrument shall have no further force or effect and any prepayments under the Note shall be made in accordance with the provisions of the Note. In the event that Borrower breaches the covenants contained in this instrument, Borrower agrees to indemnify and to hold Lender harmless from all costs associated with such breach and the prepayment of the Note resulting therefrom, including without limitation all fees, penalties, other consideration and expenses incurred by Lender as a result of such breach and prepayment.

 

This instrument is not incorporated into the Note and is not a part thereof, but constitutes an obligation and undertaking of Borrower separate and independent of the Note. This instrument shall be binding upon Borrower and its successors and assigns and shall inure to the benefit of Lender exclusively, but shall have no effect upon Freddie Mac now or at the time of the purchase of the Note by Freddie Mac.

 

{Signatures on next page}

 

60 Day Letter Page 1

 

 

  BORROWER:
   
  BR CARROLL NAPLES, LLC , a Delaware limited liability company
   
  By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory

 

60 Day Letter Page 2

 

Exhibit 10.348

 

Freddie Mac Loan No. 708581501
Property Name: Summer Wind

 

ASSIGNMENT OF MANAGEMENT AGREEMENT AND
SUBORDINATION OF MANAGEMENT FEES

 

(Revised 5-1-2015)

 

THIS ASSIGNMENT OF MANAGEMENT AGREEMENT AND SUBORDINATION OF MANAGEMENT FEES (“ Assignment ”) is made effective as of the 5th day of January, 2016, by and among BR CARROLL NAPLES, LLC , a Delaware limited liability company (“ Borrower ”), JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company (“ Lender ”), and CARROLL MANAGEMENT GROUP, LLC , a Georgia limited liability company (“ Property Manager ”).

 

RECITALS:

 

A.          Borrower has requested that Lender make a loan to Borrower (“ Loan ”). The Loan will be evidenced by a Multifamily Note from Borrower to Lender effective as of the date of this Assignment (“ Note ”). The Note is secured by, among other things, a Multifamily Loan and Security Agreement (“ Loan Agreement ”) and a Multifamily Mortgage, Assignment of Rents and Security Agreement (“ Security Instrument ”), dated as of the date of this Assignment, which grants Lender a first lien on the property encumbered by the Security Instrument (“ Mortgaged Property ”). The Note, the Loan Agreement, the Security Instrument, this Assignment and any of the other documents evidencing the Loan are collectively referred to as the “ Loan Documents ”. Other capitalized terms used but not defined in this Assignment will have the meanings given to those terms in the Loan Agreement.

 

B.          Pursuant to a Management Agreement between Borrower and Property Manager (“ Management Agreement ”) (a true and correct copy of which is attached as Exhibit A ), Borrower employed Property Manager exclusively to lease, operate and manage the Mortgaged Property, and Property Manager is entitled to certain management fees (“ Management Fees ”) pursuant to the Management Agreement.

 

C.          Lender requires as a condition to the making of the Loan that Borrower assign the Management Agreement and that Property Manager subordinate its interest in the Management Fees in lien and payment to the Loan as set forth below.

 

For good and valuable consideration the parties agree as follows:

 

1.           Assignment of Management Agreement . As additional collateral security for the Loan, Borrower conditionally transfers, sets over, and assigns to Lender all of Borrower’s right, title and interest in and to the Management Agreement and all extensions and renewals. This transfer and assignment will automatically become a present, unconditional assignment, at Lender’s option, upon a default by Borrower under the Note, the Loan Agreement, the Security Instrument or any of the other Loan Documents (each, an “ Event of Default ”), and the failure of Borrower to cure such Event of Default within any applicable grace period.

 

Assignment of Management Agreement and

Subordination of Management Fees

 

 

 

2.           Subordination of Management Fees. The Management Fees and all rights and privileges of Property Manager to the Management Fees are and will at all times continue to be subject and unconditionally subordinate in all respects in lien and payment to the lien and payment of the Loan Agreement, the Security Instrument, the Note, and the other Loan Documents, and to any renewals, extensions, modifications, assignments, replacements, or consolidations of the Loan Documents and the rights, privileges, and powers of Lender under the Note, the Loan Agreement, the Security Instrument, or any of the other Loan Documents.

 

3.           Estoppel. Property Manager and Borrower represent and warrant that all of the following are true as of the date of this Assignment:

 

(a) The Management Agreement is in full force and effect and has not been modified, amended or assigned other than pursuant to this Assignment.

 

(b) Neither Property Manager nor Borrower is in default under any of the terms, covenants or provisions of the Management Agreement and Property Manager knows of no event which, but for the passage of time or the giving of notice or both, would constitute an event of default under the Management Agreement.

 

(c) Neither Property Manager nor Borrower has commenced any action or given or received any notice for the purpose of terminating the Management Agreement.

 

(d) The Management Fees and all other sums due and payable to the Property Manager under the Management Agreement have been paid in full.

 

4.           Agreement by Borrower and Property Manager. Borrower and Property Manager agree that if there is an Event of Default by Borrower (continuing beyond any applicable grace period) under the Note, the Loan Agreement, the Security Instrument or any of the other Loan Documents during the term of this Assignment or upon the occurrence of any event which would entitle Lender to terminate the Management Agreement in accordance with the terms of the Loan Documents, Lender may terminate the Management Agreement without payment of any cancellation fee or penalty and require Property Manager to transfer its responsibility for the management of the Mortgaged Property to a management company selected by Lender in Lender’s sole discretion, effective as of the date set forth in Lender’s notice to Property Manager. Following any such termination, Property Manager agrees to apply all rents, security deposits, issues, proceeds and profits of the Mortgaged Property in accordance with Lender’s written directions to Property Manager.

 

5.           Lender’s Right to Replace Property Manager. If Lender, in Lender’s reasonable discretion, at any time during the term of this Assignment, determines that the Mortgaged Property is not being managed in accordance with generally accepted management practices for properties similar to the Mortgaged Property, Lender will deliver written notice to Borrower and Property Manager, which notice will specify with particularity the grounds for Lender’s determination. If Lender reasonably determines that the conditions specified in Lender’s notice are not remedied to Lender’s reasonable satisfaction by Borrower or Property Manager within 30 days from receipt of such notice or that Borrower or Property Manager have failed to diligently undertake correcting such conditions within such 30-day period, Lender may direct Borrower to terminate Property Manager as manager of the Mortgaged Property and terminate the Management Agreement without payment of any cancellation fee or penalty and to replace Property Manager with a management company acceptable to Lender in Lender’s sole discretion pursuant to a management agreement acceptable to Lender in Lender’s sole discretion.

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 2  

 

 

6.           Receipt of Management Fees. Property Manager will not be obligated to return or refund to Lender any Management Fees or other fee, commission or other amount received by Property Manager prior to the occurrence of the Event of Default, and to which Property Manager was entitled under the Management Agreement. If the Property Manager receives any Management Fees after it has received notice of an Event of Default, Property Manager agrees that such Management Fees will be received and held in trust for Lender, to be applied by Lender to amounts due under the Loan Documents.

 

7.           Consent and Agreement by Property Manager . Property Manager acknowledges and consents to this Assignment and agrees that Property Manager will act in conformity with the provisions of this Assignment and Lender’s rights under this Assignment or otherwise related to the Management Agreement. If the responsibility for the management of the Mortgaged Property is transferred from Property Manager in accordance with the provisions of this Assignment, then Property Manager will fully cooperate in transferring its responsibility to a new management company and complete such transfer no later than 30 days from the date the Management Agreement is terminated. Further, Property Manager agrees as follows:

 

(a) It will not contest or impede the exercise by Lender of any right Lender has under or in connection with this Assignment.

 

(b) It will give at least 30 days prior written notice to Lender of its intention to terminate the Management Agreement or otherwise discontinue its management of the Mortgaged Property, in the manner provided for in this Assignment.

 

(c) It will not amend any of the provisions or terms of the Management Agreement without the prior consent of Lender.

 

8.           Termination. When the Loan is paid in full and the Security Instrument is released or assigned of record, this Assignment and all of Lender’s right, title and interest hereunder with respect to the Management Agreement will terminate.

 

9.           Notices.

 

(a)          All notices under or concerning this Assignment ( “Notice” ) will be in writing. Each Notice will be deemed given on the earliest to occur of: (i) the date when the Notice is received by the addressee, (ii) the first Business Day after the Notice is delivered to a recognized overnight courier service, with arrangements made for payment of charges for next Business Day delivery, or (iii) the third Business Day after the Notice is deposited in the United States mail with postage prepaid, certified mail, return receipt requested. Addresses for Notice are as follows:

 

If to Lender: Jones Lang LaSalle Multifamily, LLC
3344 Peachtree Road NE, Suite 1100
Atlanta, Georgia 30326
Attention:  Servicing Department

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 3  

 

 

If to Borrower: BR Carroll Naples, LLC
c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 2250
Atlanta, Georgia 30326
Attention: Josh Champion

If to Property Manager:

Carroll Management Group, LLC
c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 2250
Atlanta, Georgia 30326
Attention: Josh Champion

 

 

(b)          Any party to this Assignment may change the address to which Notices intended for it are to be directed by means of Notice given to the other parties in accordance with this Section 9. Each party agrees that it will not refuse or reject delivery of any Notice given in accordance with this Section 9, that it will acknowledge, in writing, the receipt of any Notice upon request by the other party and that any Notice rejected or refused by it will be deemed for purposes of this Section 9 to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of the U.S. Postal Service or the courier service.

 

10.         Governing Law; Consent to Jurisdiction and Venue.

 

(a)          This Assignment will be construed in accordance with and governed by the laws of the Property Jurisdiction.

 

(b)          Borrower and Property Manager agree that any controversy arising under or in relation to this Assignment may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to this Assignment. Borrower and Property Manager irrevocably consent to service, jurisdiction and venue of such courts for any such litigation and waive any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 10 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Assignment in any court of any other jurisdiction.

 

11.         Captions, Cross References and Exhibits . The captions assigned to provisions of this Assignment are for convenience only and will be disregarded in construing this Assignment. Any reference in this Assignment to an “Exhibit” or a “Section,” unless otherwise explicitly provided, will be construed as referring, respectively, to an Exhibit attached to this Assignment or to a section of this Assignment. All Exhibits attached to or referred to in this Assignment are incorporated by reference into this Assignment.

 

12.         Number and Gender. Use of the singular in this Assignment includes the plural, use of the plural includes the singular, and use of one gender includes all other genders, as the context may require.

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 4  

 

 

13.         No Partnership. This Assignment is not intended to, and will not, create a partnership or joint venture among the parties, and no party to this Assignment will have the power or authority to bind any other party except as explicitly provided in this Assignment.

 

14.         Severability. The invalidity or unenforceability of any provision of this Assignment will not affect the validity of any other provision, and all other provisions will remain in full force and effect.

 

15.         Entire Assignment. This Assignment contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Assignment.

 

16.         No Waiver; No Remedy Exclusive. Any forbearance by a party to this Assignment in exercising any right or remedy given under this Assignment or existing at law or in equity will not constitute a waiver of or preclude the exercise of that or any other right or remedy. Unless otherwise explicitly provided, no remedy under this Assignment is intended to be exclusive of any other available remedy, but each remedy will be cumulative and will be in addition to other remedies given under this Assignment or existing at law or in equity.

 

17.         Third Party Beneficiaries. Neither any creditor of any party to this Assignment, nor any other person, is intended to be a third party beneficiary of this Assignment.

 

18.         Further Assurances and Corrective Instruments. To the extent permitted by law, the parties will, from time to time, execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered, such supplements to this Assignment and such further instruments as may reasonably be required for carrying out the intention of or facilitating the performance of this Assignment.

 

19.         Counterparts. This Assignment may be executed in multiple counterparts, each of which will constitute an original document and all of which together will constitute one agreement.

 

20.         Indemnity. By executing this Assignment Borrower agrees to indemnify and hold harmless Lender and its successors and assigns from and against any and all losses, claims, damages, liabilities and expenses including Attorneys’ Fees and Costs, which may be imposed or incurred in connection with this Assignment.

 

21.         Costs and Expenses. Wherever pursuant to this Assignment it is provided that Borrower will pay any costs and expenses, such costs and expenses will include Lender’s Attorneys’ Fees and Costs.

 

22.         Determinations by Lender. In any instance where the consent or approval of Lender may be given or is required, or where any determination, judgment or decision is to be rendered by Lender under this Assignment, the granting, withholding or denial of such consent or approval and the rendering of such determination, judgment or decision will be made or exercised by Lender (or its designated representative) at its sole and exclusive option and in its sole and absolute discretion and will be final and conclusive, except as may be otherwise expressly and specifically provided in this Assignment.

 

23.         Successors and Assigns. This Assignment will be binding upon and inure to the benefit of Borrower, Lender and Property Manager and their respective successors and assigns forever.

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 5  

 

 

24.         Secondary Market.  Lender may sell, transfer and deliver the Note and assign the Loan Agreement, the Security Instrument, this Assignment and the other Loan Documents to one or more investors in the secondary mortgage market (“ Investors ”). In connection with such sale, Lender may retain or assign responsibility for servicing the Loan, including the Note, the Loan Agreement, the Security Instrument, this Assignment and the other Loan Documents, or may delegate some or all of such responsibility and/or obligations to a servicer including any subservicer or master servicer, on behalf of the Investors. All references to Lender in this Assignment will refer to and include any such servicer to the extent applicable.

 

IN WITNESS WHEREOF the undersigned have executed this Assignment as of the date and year first written above.

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 6  

 

 

  BORROWER:
   
  BR CARROLL NAPLES, LLC , a Delaware limited liability company
   
  By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 7  

 

 

  LENDER:
   
  JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company
   
  By: /s/ Faron G. Thompson
    Faron G. Thompson
    Executive Vice President

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 8  

 

 

  PROPERTY MANAGER:
   
  CARROLL MANAGEMENT GROUP, LLC , a Georgia limited liability company
   
  By: /s/ Josh Champion
    Name: Josh Champion
    Title: President

 

Assignment of Management Agreement and

Subordination of Management Fees

Page 9  

 

 

EXHIBIT A

MANAGEMENT AGREEMENT

 

See Attached

 

Assignment of Management Agreement and

Subordination of Management Fees

Page A- 1  

Exhibit 10.349

 

Freddie Mac Loan No. 708581501
Property Name: Summer Wind

 

GUARANTY

 

MULTISTATE

 

(Revised 9-4-2015)

 

THIS GUARANTY (“ Guaranty ”) is entered into to be effective as of January 5, 2016, by BLUEROCK RESIDENTIAL GROWTH REIT, INC ., a Maryland corporation and MPC PARTNERSHIP HOLDINGS LLC, a Georgia limited liability company (“ Guarantor ”, collectively if more than one), for the benefit of JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company (“ Lender ”).

 

RECITALS

 

A. Pursuant to the terms of a Multifamily Loan and Security Agreement dated the same date as this Guaranty (as amended, modified or supplemented from time to time, the " Loan Agreement "), BR Carroll Naples, LLC, a Delaware limited liability company (“ Borrower ”) has requested that Lender make a loan to Borrower in the amount of $32,626,000.00 (“ Loan ”). The Loan will be evidenced by a Multifamily Note from Borrower to Lender dated effective as of the effective date of this Guaranty (as amended, modified or supplemented from time to time, the “ Note ”). The Note will be secured by a Multifamily Mortgage, Deed of Trust, or Deed to Secure Debt dated effective as of the effective date of the Note (as amended, modified or supplemented from time to time, the “ Security Instrument ”), encumbering the Mortgaged Property described in the Loan Agreement.

 

B. As a condition to making the Loan to Borrower, Lender requires that Guarantor execute this Guaranty.

 

C. Guarantor has a direct or indirect ownership or other financial interest in Borrower and/or will otherwise derive a material benefit from the making of the Loan.

 

AGREEMENT

 

NOW, THEREFORE, in order to induce Lender to make the Loan to Borrower, and in consideration thereof and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor agrees as follows:

 

1. Defined Terms. The terms “Indebtedness”, “Loan Documents”, and “Property Jurisdiction”, and other capitalized terms used but not defined in this Guaranty, will have the meanings assigned to them in the Loan Agreement.

 

2. Scope of Guaranty.

 

(a) Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender each of the following:

 

Guaranty - Multistate

 

 

(i) Guarantor guarantees the full and prompt payment when due, whether at the Maturity Date or earlier, by reason of acceleration or otherwise, and at all times thereafter, of each of the following:

 

(A) Guarantor guarantees a portion of the Indebtedness equal to 0% of the original principal balance of the Note (“ Base Guaranty ”).

 

(B) In addition to the Base Guaranty, Guarantor guarantees all other amounts for which Borrower is personally liable under Sections 9(c), 9(d) and 9(f) of the Note (provided, however, that Guarantor will have no liability for failure of Borrower or SPE Equity Owner to comply with (I) Section 6.13(a)(xviii) of the Loan Agreement, and (II) the requirement in Section 6.13(a)(x)(B) of the Loan Agreement as to payment of trade payables within 60 days of the date incurred).

 

(C) Guarantor guarantees all costs and expenses, including reasonable Attorneys’ Fees and Costs incurred by Lender in enforcing its rights under this Guaranty.

 

(ii) Guarantor guarantees the full and prompt payment and performance of, and compliance with, all of Borrower’s obligations under Sections 6.12, 10.02(b) and 10.02(d) of the Loan Agreement when due and the accuracy of Borrower’s representations and warranties under Section 5.05 of the Loan Agreement.

 

(iii) Guarantor guarantees the full and prompt payment and performance of, and compliance with, Borrower’s obligations under Section 6.09(e)(v) of the Loan Agreement to the extent Property Improvement Alterations have commenced and remain uncompleted.

 

(iv) Reserved.

 

(v) Reserved.

 

(b) If the Base Guaranty stated in Section 2(a)(i)(A) is 100% of the original principal balance of the Note, then the following will be applicable:

 

(i) The Base Guaranty will mean and include, and Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender, the full and complete prompt payment of the entire Indebtedness, the performance of and/or compliance with all of Borrower’s obligations under the Loan Documents when due, and the accuracy of Borrower’s representations and warranties contained in the Loan Documents.

 

(ii) For so long as the Base Guaranty remains in effect (there being no limit to the duration of the Base Guaranty unless otherwise expressly provided in this Guaranty), the obligations guaranteed pursuant to Sections 2(a)(i)(B) and 2(a)(i)(C) will be part of, and not in addition to or in limitation of, the Base Guaranty.

 

(c) If the Base Guaranty stated in Section 2(a)(i)(A) is less than 100% of the original principal balance of the Note, then Section 2(b) will be completely inapplicable.

 

Guaranty - Multistate

Page 2

 

 

(d) If Guarantor is not liable for the entire Indebtedness, then all payments made by Borrower with respect to the Indebtedness and all amounts received by Lender from the enforcement of its rights under the Loan Agreement and the other Loan Documents (except this Guaranty) will be applied first to the portion of the Indebtedness for which neither Borrower nor Guarantor has personal liability.

 

3. Additional Guaranty Relating to Bankruptcy.

 

(a) Notwithstanding any limitation on liability provided for elsewhere in this Guaranty, Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender the full and prompt payment when due, whether at the Maturity Date or earlier, by reason of acceleration or otherwise, and at all times thereafter, the entire Indebtedness, in the event that:

 

(i) Borrower or any SPE Equity Owner voluntarily files for bankruptcy protection under the Bankruptcy Code.

 

(ii) Borrower or any SPE Equity Owner voluntarily becomes subject to any reorganization, receivership, insolvency proceeding, or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(iii) The Mortgaged Property or any part of the Mortgaged Property becomes an asset in a voluntary bankruptcy or becomes subject to any voluntary reorganization, receivership, insolvency proceeding, or other similar voluntary proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(iv) An order of relief is entered against Borrower or any SPE Equity Owner pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights in any involuntary bankruptcy proceeding initiated or joined in by a Related Party.

 

(v) An involuntary bankruptcy or other involuntary insolvency proceeding is commenced against Borrower or any SPE Equity Owner (by a party other than Lender) but only if Borrower or such SPE Equity Owner has failed to use commercially reasonable efforts to dismiss such proceeding or has consented to such proceeding. “Commercially reasonable efforts” will not require any direct or indirect interest holders in Borrower or any SPE Equity Owner to contribute or cause the contribution of additional capital to Borrower or any SPE Equity Owner.

 

(b) For purposes of Section 3(a) the term “ Related Party ” will include all of the following:

 

(i) Borrower, any Guarantor or any SPE Equity Owner.

 

(ii) Any Person that holds, directly or indirectly, any ownership interest (including any shareholder, member or partner) in Borrower, any Guarantor or any SPE Equity Owner or any Person that has a right to manage Borrower, any Guarantor or any SPE Equity Owner.

 

(iii) Any Person in which Borrower, any Guarantor or any SPE Equity Owner has any ownership interest (direct or indirect) or right to manage.

 

Guaranty - Multistate

Page 3

 

 

(iv) Any Person in which any partner, shareholder or member of Borrower, any Guarantor or any SPE Equity Owner has an ownership interest or right to manage.

 

(v) Any Person in which any Person holding an interest in Borrower, any Guarantor or any SPE Equity Owner also has any ownership interest.

 

(vi) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related by blood, marriage or adoption to Borrower, any Guarantor or any SPE Equity Owner.

 

(vii) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related to any partner, shareholder or member of, or any other Person holding an interest in, Borrower, any Guarantor or any SPE Equity Owner.

 

(c) If Borrower, any Guarantor, any SPE Equity Owner or any Related Party has solicited creditors to initiate or participate in any proceeding referred to in Section 3(a), regardless of whether any of the creditors solicited actually initiates or participates in the proceeding, then such proceeding will be considered as having been initiated by a Related Party.

 

4. Guarantor’s Obligations Survive Foreclosure. The obligations of Guarantor under this Guaranty will survive any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the Security Instrument, and, in addition, the obligations of Guarantor relating to Borrower’s representations and warranties under Section 5.05 of the Loan Agreement, and Borrower’s obligations under Sections 6.12 and 10.02(b) of the Loan Agreement will survive any repayment or discharge of the Indebtedness. Notwithstanding the foregoing, if Lender has never been a mortgagee-in-possession of or held title to the Mortgaged Property, Guarantor will have no obligation under this Guaranty relating to Borrower’s representations and warranties under Section 5.05 of the Loan Agreement or Borrower’s obligations relating to environmental matters under Sections 6.12 and 10.02(b) of the Loan Agreement after the date of the release of record of the lien of the Security Instrument as a result of the payment in full of the Indebtedness on the Maturity Date or by voluntary prepayment in full.

 

5. Guaranty of Payment and Performance. Guarantor’s obligations under this Guaranty constitute an unconditional guaranty of payment and performance and not merely a guaranty of collection.

 

6. No Demand by Lender Necessary; Waivers by Guarantor – All States Except California. The obligations of Guarantor under this Guaranty must be performed without demand by Lender and will be unconditional regardless of the genuineness, validity, regularity or enforceability of the Note, the Loan Agreement, or any other Loan Document, and without regard to any other circumstance which might otherwise constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a mortgagor. Guarantor hereby waives, to the fullest extent permitted by applicable law, all of the following:

 

(a) The benefit of all principles or provisions of law, statutory or otherwise, which are or might be in conflict with the terms of this Guaranty and agrees that Guarantor’s obligations will not be affected by any circumstances, whether or not referred to in this Guaranty, which might otherwise constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a mortgagor.

 

Guaranty - Multistate

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(b) The benefits of any right of discharge under any and all statutes or other laws relating to a guarantor, a surety, a borrower or a mortgagor, and any other rights of a surety, a guarantor, a borrower or a mortgagor under such statutes or laws.

 

(c) Diligence in collecting the Indebtedness, presentment, demand for payment, protest, all notices with respect to the Note and this Guaranty which may be required by statute, rule of law or otherwise to preserve Lender’s rights against Guarantor under this Guaranty, including notice of acceptance, notice of any amendment of the Loan Documents, notice of the occurrence of any default or Event of Default, notice of intent to accelerate, notice of acceleration, notice of dishonor, notice of foreclosure, notice of protest, and notice of the incurring by Borrower of any obligation or indebtedness.

 

(d) All rights to cause a marshalling of the Borrower’s assets or to require Lender to do any of the following:

 

(i) Proceed against Borrower or any other guarantor of Borrower’s payment or performance under the Loan Documents (an “ Other Guarantor ”).

 

(ii) Proceed against any general partner of Borrower or any Other Guarantor if Borrower or any Other Guarantor is a partnership.

 

(iii) Proceed against or exhaust any collateral held by Lender to secure the repayment of the Indebtedness.

 

(iv) Pursue any other remedy it may now or hereafter have against Borrower, or, if Borrower is a partnership, any general partner of Borrower.

 

(e) Any right to object to the timing, manner or conduct of Lender’s enforcement of its rights under any of the Loan Documents.

 

(f) Any right to revoke this Guaranty as to any future advances by Lender under the terms of the Loan Agreement to protect Lender’s interest in the Mortgaged Property.

 

7. Modification of Loan Documents. At any time or from time to time and any number of times, without notice to Guarantor and without affecting the liability of Guarantor, all of the following will apply:

 

(a) Lender may extend the time for payment of the principal of or interest on the Indebtedness or renew the Indebtedness in whole or in part.

 

(b) Lender may extend the time for Borrower’s performance of or compliance with any covenant or agreement contained in the Note, the Loan Agreement or any other Loan Document, whether presently existing or entered into after the date of this Guaranty, or waive such performance or compliance.

 

(c) Lender may accelerate the Maturity Date of the Indebtedness as provided in the Note, the Loan Agreement, or any other Loan Document.

 

(d) Lender and Borrower may modify or amend the Note, the Loan Agreement, or any other Loan Document in any respect, including an increase in the principal amount.

 

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(e) Lender may modify, exchange, surrender or otherwise deal with any security for the Indebtedness or accept additional security that is pledged or mortgaged for the Indebtedness.

 

8. Joint and Several Liability. The obligations of Guarantor (and each party named as a Guarantor in this Guaranty) and any Other Guarantor will be joint and several. Lender, in its sole and absolute discretion, may take any of the following actions:

 

(a) Lender may bring suit against Guarantor, or any one or more of the parties named as a Guarantor in this Guaranty, and any Other Guarantor, jointly and severally, or against any one or more of them.

 

(b) Lender may compromise or settle with Guarantor, any one or more of the parties named as a Guarantor in this Guaranty, or any Other Guarantor, for such consideration as Lender may deem proper.

 

(c) Lender may release one or more of the parties named as a Guarantor in this Guaranty, or any Other Guarantor, from liability.

 

(d) Lender may otherwise deal with Guarantor and any Other Guarantor, or any one or more of them, in any manner.

 

No action of Lender described in this Section 8 will affect or impair the rights of Lender to collect from any one or more of the parties named as a Guarantor under this Guaranty any amount guaranteed by Guarantor under this Guaranty.

 

9. Limited Release of Guarantor Upon Transfer of Mortgaged Property. If Guarantor requests a release of its liability under this Guaranty in connection with a Transfer which Lender has approved pursuant to Section 7.05(a) of the Loan Agreement, and Borrower has provided a replacement Guarantor acceptable to Lender, then one of the following will apply:

 

(a) If Borrower delivers to Lender a Clean Site Assessment, then Lender will release Guarantor from all of Guarantor’s obligations except Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 (Environmental Hazards) or Section 10.02(b) (Environmental Indemnification) of the Loan Agreement with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(b) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i) of the Loan Agreement, then Lender will release Guarantor from all of Guarantor’s obligations except for Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 (Environmental Hazards) or Section 10.02(b) (Environmental Indemnification) of the Loan Agreement.

 

10. Subordination of Borrower’s Indebtedness to Guarantor. Any indebtedness of Borrower held by Guarantor now or in the future is and will be subordinated to the Indebtedness and Guarantor will collect, enforce and receive any such indebtedness of Borrower as trustee for Lender, but without reducing or affecting in any manner the liability of Guarantor under the other provisions of this Guaranty.

 

11. Waiver of Subrogation. Guarantor will have no right of, and hereby waives any claim for, subrogation or reimbursement against Borrower or any general partner of Borrower by reason of any payment by Guarantor under this Guaranty, whether such right or claim arises at law or in equity or under any contract or statute, until the Indebtedness has been paid in full and there has expired the maximum possible period thereafter during which any payment made by Borrower to Lender with respect to the Indebtedness could be deemed a preference under the United States Bankruptcy Code.

 

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12. Preference. If any payment by Borrower is held to constitute a preference under any applicable bankruptcy, insolvency, or similar laws, or if for any other reason Lender is required to refund any sums to Borrower, such refund will not constitute a release of any liability of Guarantor under this Guaranty. It is the intention of Lender and Guarantor that Guarantor’s obligations under this Guaranty will not be discharged except by Guarantor’s performance of such obligations and then only to the extent of such performance.

 

13. Financial Information and Litigation. Guarantor, from time to time upon written request by Lender, will deliver to Lender (a) such financial statements as Lender may reasonably require and (b) written updates on the status of all litigation proceedings that were disclosed or should have been disclosed by Guarantor to Lender as of the date of this Guaranty. If an Event of Default has occurred and is continuing, Guarantor will deliver to Lender upon written request copies of its state and federal tax returns.

 

14. Assignment. Lender may assign its rights under this Guaranty in whole or in part and upon any such assignment, all the terms and provisions of this Guaranty will inure to the benefit of such assignee to the extent so assigned. The terms used to designate any of the parties in this Guaranty will be deemed to include the heirs, legal representatives, successors and assigns of such parties, and the term “Lender” will also include any lawful owner, holder or pledgee of the Note.

 

15. Complete and Final Agreement. This Guaranty and the other Loan Documents represent the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous or subsequent oral agreements. There are no unwritten oral agreements between the parties. All prior or contemporaneous agreements, understandings, representations, and statements, oral or written, are merged into this Guaranty and the other Loan Documents. Guarantor acknowledges that Guarantor has received a copy of the Note and all other Loan Documents. Neither this Guaranty nor any of its provisions may be waived, modified, amended, discharged, or terminated except by a writing signed by the party against which the enforcement of the waiver, modification, amendment, discharge, or termination is sought, and then only to the extent set forth in that writing.

 

16. Governing Law. This Guaranty will be governed by and enforced in accordance with the laws of the Property Jurisdiction, without giving effect to the choice of law principles of the Property Jurisdiction that would require the application of the laws of a jurisdiction other than the Property Jurisdiction.

 

17. Jurisdiction; Venue. Guarantor agrees that any controversy arising under or in relation to this Guaranty may be litigated in the Property Jurisdiction, and that the state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies which will arise under or in relation to this Guaranty. Guarantor irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Guaranty is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters arising under this Guaranty against Guarantor or any of Guarantor’s assets in any court of any other jurisdiction.

 

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18. Guarantor’s Interest in Borrower. Guarantor represents to Lender that Guarantor has a direct or indirect ownership or other financial interest in Borrower and/or will otherwise derive a material financial benefit from the making of the Loan.

 

19. Reserved.

 

20. Reserved.

 

21. Reserved.

 

22. Reserved.

 

23. Reserved.

 

24. Reserved.

 

25. State-Specific Provisions. Not applicable.

 

26. Community Property Provision. Not applicable.

 

27. WAIVER OF TRIAL BY JURY.

 

(a) GUARANTOR AND LENDER EACH COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS GUARANTY OR THE RELATIONSHIP BETWEEN THE PARTIES AS GUARANTOR AND LENDER THAT IS TRIABLE OF RIGHT BY A JURY.

 

(b) GUARANTOR AND LENDER EACH WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

28. Attached Riders. The following Riders, if marked with an “X” in the space provided, are attached to this Guaranty:

 

  ¨   None
       
  ¨   Material Adverse Change Rider
       
  x   Minimum Net Worth/Liquidity Rider
       
  ¨   Other:  

 

29. Attached Exhibit. The following Exhibit, if marked with an “X” in the space provided, is attached to this Guaranty:

 

  ¨   Exhibit A Modifications to Guaranty

 

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IN WITNESS WHEREOF, Guarantor has signed and delivered this Guaranty under seal or has caused this Guaranty to be signed and delivered under seal by its duly authorized representative.

 

(Remainder of page intentionally left blank; signature pages follow.)

 

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WITNESS:   BLUEROCK RESIDENTIAL GROWTH REIT, INC ., a Maryland corporation
     
/s/ Molly Brown    
Print Name: Molly Brown   By: /s/ Michael Konig
      Name: Michael Konig
      Title: Authorized Signatory
/s/ Ryan MacDonald      
Print Name: Ryan MacDonald      

 

STATE OF NEW YORK

 

CITY/COUNTY OF NEW YORK, ss:

 

I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the state aforesaid and in the county aforesaid to take acknowledgments, personally appeared Michael Konig, to me known to be the person described in and who executed the foregoing instrument as the Authorized Signatory of Bluerock Residential Growth REIT, Inc., a Maryland corporation, and acknowledged to me that he/she as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained in the name of such corporation by himself/herself as Authorized Signatory.

 

Witness my hand and official seal in the county and state aforesaid, this 29 th day of December, 2015.

 

  /s/ Lisa G. Hedden
  Notary Public

 

My Commission Expires: June 24, 2017

 

[Notary Seal]

 

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WITNESS:   MPC PARTNERSHIP HOLDINGS LLC, a Georgia limited liability company
       
/s/ Casey Barber      
Print Name: Casey Barber   By: /s/ Josh Champion
      Name: Josh Champion
      Title: President
/s/ Stefanie Bertcher      
Print Name: Stefanie Bertcher      

 

STATE OF GEORGIA

 

CITY/COUNTY OF FULTON, ss:

 

I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the state aforesaid and in the county aforesaid to take acknowledgments, personally appeared Josh Champion, to me known to be the person described in and who executed the foregoing instrument as the President of MPC Partnership Holdings LLC, a Georgia limited liability company, and acknowledged to me that he/she as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained in the name of such limited liability company by himself/herself as President.

 

Witness my hand and official seal in the county and state aforesaid, this 29 th day of December, 2015.

 

  /s/ Maria C. Vera
  Notary Public

 

My Commission Expires: September 29, 2017

 

[Notary Seal]

 

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(a) Name and Address of Guarantor:

 

Name: Bluerock Residential Growth REIT, Inc.
Address: c/o Bluerock Real Estate, LLC
712 Fifth Avenue, 9th Floor
New York, New York 10019

 

Name: MPC Partnership Holdings, LLC
Address: c/o Carroll Organization, LLC
3340 Peachtree Road, NE, Suite 2250
Atlanta, Georgia 30326

 

(b) Guarantor represents and warrants that Guarantor is:

 

¨ single

¨ married

x an entity

 

(c) Guarantor represents and warrants that Guarantor’s state of residence is N/A.

 

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RIDER TO GUARANTY

 

MINIMUM NET WORTH/LIQUIDITY

 

(Revised 5-1-2015)

 

The following changes are made to the Guaranty which precedes this Rider:

 

A. Section 20 is deleted and replaced with the following:

 

20. Minimum Net Worth/Liquidity Requirements.

 

(a) Guarantor must maintain a minimum net worth of $15,000,000.00, with liquid assets of at least $3,263,000.00 (collectively, “ Minimum Net Worth Requirement ”).

 

(b) In addition to the financial information that Guarantor is required to provide pursuant to Section 13 of this Guaranty, annually within 90 days after the end of each fiscal year of Guarantor, Guarantor must provide Lender with a written certification (“ Guarantor Certification ”) of the net worth and liquid assets of Guarantor, derived in accordance with customarily acceptable accounting practices. The Guarantor must certify the Guarantor Certification under penalty of perjury as true and complete.

 

(c) Within 30 days of receipt of Notice from Lender that Guarantor has failed to maintain the Minimum Net Worth Requirement, Guarantor must either:

 

(i) cause one or more natural persons or entities who individually or collectively, as applicable, meet the Minimum Net Worth Requirement and is/are acceptable to Lender, in its sole discretion, to execute and deliver to Lender a guaranty in the same form as this Guaranty, without any cost or expense to Lender; or

 

(ii) deliver to Lender a letter of credit or other collateral acceptable to Lender in its discretion meeting the following conditions, as applicable:

 

(A) If Guarantor supplies a letter of credit, the letter of credit must be in the form required by Lender and satisfy the requirements for Letters of Credit set forth in Section 11.15 of the Loan Agreement, except that an updated nonconsolidation opinion will not be required.

 

(B) The letter of credit or other collateral must be in an amount equal to the greatest of:

 

(X) the positive difference, if any, obtained by subtracting the net worth identified in the Guarantor Certification from the minimum net worth required under the Minimum Net Worth Requirement,

 

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Minimum Net Worth/Liquidity

Page 1

 

 

(Y) the positive difference, if any, obtained by subtracting the liquid assets identified in the Guarantor Certification from the minimum liquid assets required under the Minimum Net Worth Requirement, and

 

(Z) $100,000.

 

(d) Lender will hold the letter of credit or other collateral until one of the following occurs:

 

(i) Lender has a claim against the Guarantor, in which case Lender will be entitled to draw on the letter of credit and apply the proceeds or the other collateral to such claim(s), in Lender’s sole discretion.

 

(ii) Lender returns the letter of credit or other collateral to Guarantor pursuant to Section (e).

 

(e) Provided no Event of Default then exists, Guarantor will be entitled to request a return of the unused portion, if any, of the letter of credit or other collateral in the event it delivers to Lender evidence in form and substance satisfactory to Lender, including a Guarantor Certification, that Guarantor has satisfied the Minimum Net Worth Requirement.

Rider To Guaranty

Minimum Net Worth/Liquidity

Page 2

 

 

Exhibit 10.350

 

Freddie Mac Loan No. 708581501
Property Name: Summer Wind

 

MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

(Revised 9-4-2015)

 

Borrower: BR CARROLL NAPLES, LLC , a Delaware limited liability company
Lender: JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company
Date: As of January 5, 2016
Loan Amount: $32,626,000.00

 

 

Reserve Fund Information

(See Article IV)

 

 

Imposition Reserves   (fill in “Collect” or “Deferred” as appropriate for each item)

 

Deferred   Insurance
Collect   Taxes
Deferred   water/sewer
N/A   Ground Rents
Deferred   assessments/other charges

 

Repairs & Repair Reserve Repairs required? x  Yes ¨  No
  If No, is radon testing required? ¨  Yes ¨  No
  If Yes, is a Reserve required? x  Yes ¨  No
If Yes to Repairs, but No Reserve, is a Letter of Credit required? ¨  Yes ¨  No

 

Replacement Reserve x  Yes If Yes:  x  Funded  ¨  Deferred
  ¨  No  

 

Rental Achievement Reserve ¨  Yes If Yes:  ¨  Cash   ¨  Letter of Credit
  x  No  

 

Rate Cap Agreement Reserve x  Yes ¨  No

 

Other Reserve(s) ¨  Yes x  No

 

If Yes, specify:  

 

Lease-Up Transaction ¨  Yes x  No

  If Yes, is a Reserve required? ¨  Yes ¨  No
       
  If Yes, is a Letter of Credit required? ¨  Yes ¨  No

 

 

 

 

 

Attached Riders

(See Article XIII)

 

 

 

Name of Rider   Date Revised
Rider to Multifamily Loan and Security Agreement - Repair Reserve Fund – Radon Testing   5-1-2015
Rider to Multifamily Loan and Security Agreement - Replacement Reserve Fund – Immediate Deposits   7-1-2014
Rider to Multifamily Loan and Security Agreement - Affiliate Transfer - (MPC Partnership Holdings LLC)   7-1-2014
Rider to Multifamily Loan and Security Agreement - Affiliate Transfer - (Bluerock Residential Holdings, LP)   7-1-2014
Rider to Multifamily Loan and Security Agreement - Buy-Sell Transfer   7-1-2014
Rider to Multifamily Loan and Security Agreement - Entity Guarantor   3-1-2014
Rider to Multifamily Loan and Security Agreement - Cooperation with Rating Agencies and Investors   1-27-2015
Rider to Multifamily Loan and Security Agreement - Rate Cap Agreement and Rate Cap Agreement Reserve Fund   6-30-2015
Rider to Multifamily Loan and Security Agreement - Termite or Wood Damaging Insect Control   3-1-2014

 

 

Exhibit B Modifications

(See Article XIV)

 

 

 

Are any Exhibit B modifications attached? x  Yes ¨  No

 

 

 

 

TABLE OF CONTENTS

 

ARTICLE I            DEFINED TERMS; CONSTRUCTION 1
1.01 Defined Terms 1
1.02 Construction 1
     
ARTICLE II           LOAN 2
2.01 Loan Terms 2
2.02 Prepayment Premium 2
2.03 Exculpation 2
2.04 Application of Payments 2
2.05 Usury Savings 2
2.06 Floating Rate Mortgage - Third Party Cap Agreement 2
     
ARTICLE III          LOAN SECURITY AND GUARANTY 3
3.01 Security Instrument 3
3.02 Reserve Funds 3
3.03 Uniform Commercial Code Security Agreement 3
3.04 Cap Agreement and Cap Collateral Assignment 4
3.05 Guaranty 4
3.06 Reserved 4
3.07 Reserved 4
3.08 Reserved 4
     
ARTICLE IV         RESERVE FUNDS AND REQUIREMENTS 4
4.01 Reserves Generally 4
4.02 Reserves for Taxes, Insurance and Other Charges 5
4.03 Repairs; Repair Reserve Fund 6
4.04 Replacement Reserve Fund 6
4.05 Rental Achievement Provisions 6
4.06 Debt Service Reserve 6
4.07 Rate Cap Agreement Reserve Fund 6
4.08 Reserved 6
4.09 Reserved 6
4.10 Reserved 6
     
ARTICLE V          REPRESENTATIONS AND WARRANTIES 6
5.01 Review of Documents 6
5.02 Condition of Mortgaged Property 6
5.03 No Condemnation 6
5.04 Actions; Suits; Proceedings 7
5.05 Environmental 7
5.06 Commencement of Work; No Labor or Materialmen’s Claims 8
5.07 Compliance with Applicable Laws and Regulations 8
5.08 Access; Utilities; Tax Parcels 9
5.09 Licenses and Permits 9
5.10 No Other Interests 9
5.11 Term of Leases 9
5.12 No Prior Assignment; Prepayment of Rents 9
5.13 Illegal Activity 9
5.14 Taxes Paid 9
5.15 Title Exceptions 10
5.16 No Change in Facts or Circumstances 10

 

Multifamily Loan and Security Agreement Page i
 

 

5.17 Financial Statements 10
5.18 ERISA – Borrower Status 10
5.19 No Fraudulent Transfer or Preference 10
5.20 No Insolvency or Judgment 11
5.21 Working Capital 11
5.22 Cap Collateral 11
5.23 Ground Lease 11
5.24 Purpose of Loan 11
5.25 Through 5.39 are Reserved 12
5.40 Recycled SPE Borrower 12
5.41 Recycled SPE Equity Owner 12
5.42 Through 5.50 are Reserved 12
5.51 Survival 12
5.52 through 5.53 are Reserved 12
     
ARTICLE VI         BORROWER COVENANTS 12
6.01 Compliance with Laws 12
6.02 Compliance with Organizational Documents 13
6.03 Use of Mortgaged Property 13
6.04 Non-Residential Leases 14
6.05 Prepayment of Rents 15
6.06 Inspection 15
6.07 Books and Records; Financial Reporting 16
6.08 Taxes; Operating Expenses; Ground Rents 19
6.09 Preservation, Management and Maintenance of Mortgaged Property 20
6.10 Insurance 24
6.11 Condemnation 29
6.12 Environmental Hazards 31
6.13 Single Purpose Entity Requirements 33
6.14 Repairs and Capital Replacements 37
6.15 Residential Leases Affecting the Mortgaged Property 38
6.16 Litigation; Government Proceedings 39
6.17 Further Assurances and Estoppel Certificates; Lender’s Expenses 39
6.18 Cap Collateral 39
6.19 Ground Lease 39
6.20 ERISA Requirements 39
6.21 through 6.46 are Reserved 40
     
ARTICLE VII       TRANSFERS OF THE MORTGAGED PROPERTY OR INTERESTS IN BORROWER 40
7.01 Permitted Transfers 40
7.02 Prohibited Transfers 41
7.03 Conditionally Permitted Transfers 42
7.04 Preapproved Intrafamily Transfers 46
7.05 Lender’s Consent to Prohibited Transfers 48
7.06 SPE Equity Owner Requirement Following Transfer 50
7.07 Additional Transfer Requirements - External Cap Agreement 50
7.08 Reserved 51
7.09 Reserved 51
     
ARTICLE VIII      SUBROGATION 51

 

Multifamily Loan and Security Agreement Page ii
 

 

ARTICLE IX         EVENTS OF DEFAULT AND REMEDIES 51
9.01 Events of Default 51
9.02 Protection of Lender’s Security; Security Instrument Secures Future Advances 54
9.03 Remedies 55
9.04 Forbearance 55
9.05 Waiver of Marshalling 56
     
ARTICLE X          RELEASE; INDEMNITY 56
10.01 Release 56
10.02 Indemnity 57
10.03 Reserved 61
     
ARTICLE XI         MISCELLANEOUS PROVISIONS 61
11.01 Waiver of Statute of Limitations, Offsets and Counterclaims 61
11.02 Governing Law; Consent to Jurisdiction and Venue 61
11.03 Notice 61
11.04 Successors and Assigns Bound 62
11.05 Joint and Several (and Solidary) Liability 62
11.06 Relationship of Parties; No Third Party Beneficiary 62
11.07 Severability; Amendments 62
11.08 Disclosure of Information 63
11.09 Determinations by Lender 63
11.10 Sale of Note; Change in Servicer; Loan Servicing 63
11.11 Supplemental Financing 63
11.12 Defeasance 67
11.13 Lender’s Rights to Sell or Securitize 70
11.14 Cooperation with Rating Agencies and Investors 71
11.15 Letter of Credit Requirements 71
11.16 Through 11.18 are Reserved 72
11.19 State Specific Provisions 72
11.20 Time is of the Essence 72
     
ARTICLE XII        DEFINITIONS 72
   
ARTICLE XIII         INCORPORATION OF ATTACHED RIDERS 87
   
ARTICLE XIV      INCORPORATION OF ATTACHED EXHIBITS 87

 

Multifamily Loan and Security Agreement Page iii
 

 

MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

THIS MULTIFAMILY LOAN AND SECURITY AGREEMENT (“ Loan Agreement ”) is dated as of the 5th day of January, 2016 and is made by and between BR CARROLL NAPLES, LLC , a Delaware limited liability company (“ Borrower ”), and JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company (together with its successors and assigns, “ Lender ”).

 

RECITAL

 

Lender has agreed to make and Borrower has agreed to accept a loan in the original principal amount of $32,626,000.00 (“ Loan ”). Lender is willing to make the Loan to Borrower upon the terms and subject to the conditions set forth in this Loan Agreement.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of these promises, the mutual covenants contained in this Loan Agreement and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows:

 

ARTICLE I DEFINED TERMS; CONSTRUCTION.

 

1.01 Defined Terms. Each defined term in this Loan Agreement will have the meaning ascribed to that term in Article XII unless otherwise defined in this Loan Agreement.

 

1.02 Construction.

 

(a) The captions and headings of the Articles and Sections of this Loan Agreement are for convenience only and will be disregarded in construing this Loan Agreement.

 

(b) Any reference in this Loan Agreement to an “Exhibit,” an “Article” or a “Section” will, unless otherwise explicitly provided, be construed as referring, respectively, to an Exhibit attached to this Loan Agreement or to an Article or Section of this Loan Agreement.

 

(c) All Exhibits and Riders attached to or referred to in this Loan Agreement are incorporated by reference in this Loan Agreement.

 

(d) Any reference in this Loan Agreement to a statute or regulation will be construed as referring to that statute or regulation as amended from time to time.

 

(e) Use of the singular in this Loan Agreement includes the plural and use of the plural includes the singular.

 

(f) As used in this Loan Agreement, the term “including” means “including, but not limited to” and the term “includes” means “includes without limitation.”

 

(g) The use of one gender includes the other gender, as the context may require.

 

(h) Unless the context requires otherwise, (i) any definition of or reference to any agreement, instrument or other document in this Loan Agreement will be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth in this Loan Agreement), and (ii) any reference in this Loan Agreement to any Person will be construed to include such Person’s successors and assigns.

 

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(i) Any reference in this Loan Agreement to “Lender’s requirements,” “as required by Lender,” or similar references will be construed, after Securitization, to mean Lender’s requirements or standards as determined in accordance with Lender’s and Loan Servicer’s obligations under the terms of the Securitization documents.

 

ARTICLE II LOAN.

 

2.01 Loan Terms. The Loan will be evidenced by the Note and will bear interest and be paid in accordance with the payment terms set forth in the Note.

 

2.02 Prepayment Premium. Borrower will be required to pay a prepayment premium in connection with certain prepayments of the Indebtedness, including a payment made after Lender’s exercise of any right of acceleration of the Indebtedness, as provided in the Note.

 

2.03 Exculpation. Borrower’s personal liability for payment of the Indebtedness and for performance of the other obligations to be performed by it under this Loan Agreement is limited in the manner, and to the extent, provided in the Note.

 

2.04 Application of Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, then Lender may apply that payment to amounts then due and payable in any manner and in any order determined by Lender (unless otherwise required by applicable law), in Lender’s sole and absolute discretion. Neither Lender’s acceptance of an amount that is less than all amounts then due and payable, nor Lender’s application of such payment in the manner authorized, will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction. Notwithstanding the application of any such amount to the Indebtedness, Borrower’s obligations under this Loan Agreement, the Note and all other Loan Documents will remain unchanged.

 

2.05 Usury Savings. If any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower is interpreted so that any charge provided for in any Loan Document, whether considered separately or together with other charges levied in connection with any other Loan Document, violates that law, and Borrower is entitled to the benefit of that law, that charge is reduced to the extent necessary to eliminate that violation. The amounts, if any, previously paid to Lender in excess of the permitted amounts will be applied by Lender to reduce the principal amount of the Indebtedness. For the purpose of determining whether any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower has been violated, all Indebtedness which constitutes interest, as well as all other charges levied in connection with the Indebtedness which constitute interest, will be deemed to be allocated and spread ratably over the stated term of the Note. Unless otherwise required by applicable law, such allocation and spreading will be effected in such a manner that the rate of interest so computed is uniform throughout the stated term of the Note.

 

2.06 Floating Rate Mortgage - Third Party Cap Agreement. If (a) the Note does not provide for interest to accrue at a floating or variable interest rate (other than during any Extension Period, if applicable), and (b) a third party Cap Agreement is not required, then this Section 2.06 and Section 3.04 will be of no force or effect.

 

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(a) So long as there is no Event of Default, Lender or Loan Servicer will remit to Borrower each Cap Payment received by Lender or Loan Servicer with respect to any month for which Borrower has paid in full the monthly installment of principal and interest or interest only, as applicable, due under the Note. Alternatively, at Lender’s option, so long as there is no Event of Default, Lender may apply a Cap Payment received by Lender or Loan Servicer with respect to any month to the applicable monthly payment of accrued interest due under the Note if Borrower has paid in full the remaining portion of such monthly payment of principal and interest or interest only, as applicable.

 

(b) Neither the existence of a Cap Agreement nor anything in this Loan Agreement will relieve Borrower of its primary obligation to timely pay in full all amounts due under the Note and otherwise due on account of the Indebtedness.

 

ARTICLE III LOAN SECURITY AND GUARANTY.

 

3.01 Security Instrument. Borrower will execute the Security Instrument dated of even date with this Loan Agreement. The Security Instrument will be recorded in the applicable land records in the Property Jurisdiction.

 

3.02 Reserve Funds.

 

(a) Security Interest . To secure Borrower’s obligations under this Loan Agreement and to further secure Borrower’s obligations under the Note and the other Loan Documents, Borrower conveys, pledges, transfers and grants to Lender a security interest pursuant to the Uniform Commercial Code of the Property Jurisdiction or any other applicable law in and to all money in the Reserve Funds, as the same may increase or decrease from time to time, all interest and dividends thereon and all proceeds thereof.

 

(b) Supplemental Loan . If this Loan Agreement is entered into in connection with a Supplemental Loan and if the same Person is or becomes both Senior Lender and Supplemental Lender, then:

 

(i) Borrower assigns and grants to Supplemental Lender a security interest in the Reserve Funds established in connection with the Senior Indebtedness as additional security for all of Borrower’s obligations under the Supplemental Note.

 

(ii) In addition, Borrower assigns and grants to Senior Lender a security interest in the Reserve Funds established in connection with the Supplemental Indebtedness as additional security for all of Borrower’s obligations under the Senior Note.

 

(iii) It is the intention of Borrower that all amounts deposited by Borrower in connection with either the Senior Loan Documents, the Supplemental Loan Documents, or both, constitute collateral for the Supplemental Indebtedness secured by the Supplemental Instrument and the Senior Indebtedness secured by the Senior Instrument, with the application of such amounts to such Senior Indebtedness or Supplemental Indebtedness to be at the discretion of Senior Lender and Supplemental Lender.

 

3.03 Uniform Commercial Code Security Agreement. This Loan Agreement is also a security agreement under the Uniform Commercial Code for any of the Mortgaged Property which, under applicable law, may be subjected to a security interest under the Uniform Commercial Code, for the purpose of securing Borrower’s obligations under this Loan Agreement and to further secure Borrower’s obligations under the Note, Security Instrument and other Loan Documents, whether such Mortgaged Property is owned now or acquired in the future, and all products and cash and non-cash proceeds thereof (collectively, “ UCC Collateral ”), and by this Loan Agreement, Borrower grants to Lender a security interest in the UCC Collateral.

 

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3.04 Cap Agreement and Cap Collateral Assignment. Reserved.

 

3.05 Guaranty. Borrower will cause each Guarantor (if any) to execute a Guaranty of all or a portion of Borrower’s obligations under the Loan Documents effective as of the date of this Loan Agreement.

 

3.06 Reserved.

 

3.07 Reserved.

 

3.08 Reserved.

 

ARTICLE IV RESERVE FUNDS AND REQUIREMENTS.

 

4.01 Reserves Generally.

 

(a) Establishment of Reserve Funds; Investment of Deposits . Unless otherwise provided in Section 4.03 and/or Section 4.04, each Reserve Fund will be established on the date of this Loan Agreement and each of the following will apply:

 

(i) All Reserve Funds will be deposited in an Eligible Account at an Eligible Institution or invested in “permitted investments” as then defined and required by the Rating Agencies.

 

(ii) Lender will not be obligated to open additional accounts or deposit Reserve Funds in additional institutions when the amount of any Reserve Fund exceeds the maximum amount of the federal deposit insurance or guaranty. Borrower acknowledges and agrees that it will not have the right to direct Lender as to any specific investment of monies in any Reserve Fund. Lender will not be responsible for any losses resulting from investment of monies in any Reserve Fund or for obtaining any specific level or percentage of earnings on such investment.

 

(b) Interest on Reserve Funds; Trust Funds . Unless applicable law requires, Lender will not be required to pay Borrower any interest, earnings or profits on the Reserve Funds. Any amounts deposited with Lender under this Article IV will not be trust funds, nor will they operate to reduce the Indebtedness, unless applied by Lender for that purpose pursuant to the terms of this Loan Agreement.

 

(c) Use of Reserve Funds . Each Reserve Fund will, except as otherwise provided in this Loan Agreement, be used for the sole purpose of paying, or reimbursing Borrower for payment of, the item(s) for which the applicable Reserve Fund was established. Borrower acknowledges and agrees that, except as specified in this Loan Agreement, monies in one Reserve Fund will not be used to pay, or reimburse Borrower for, matters for which another Reserve Fund has been established.

 

(d) Termination of Reserve Funds . Upon the payment in full of the Indebtedness, Lender will pay to Borrower all funds remaining in any Reserve Funds.

 

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(e) Reserved.

 

4.02 Reserves for Taxes, Insurance and Other Charges.

 

(a) Deposits to Imposition Reserve Deposits . Borrower will deposit with Lender on the day monthly installments of principal or interest, or both, are due under the Note (or on another day designated in writing by Lender), until the Indebtedness is paid in full, an additional amount sufficient to accumulate with Lender the entire sum required to pay, when due, the items marked “Collect” below. Except as provided in Section 4.02(e), Lender will not require Borrower to make Imposition Reserve Deposits with respect to the items marked “Deferred” below.

 

[Deferred] Property Insurance premiums or premiums for other Insurance required by Lender under Section 6.10
[Collect] Taxes and payments in lieu of taxes
[Deferred] water and sewer charges that could become a Lien on the Mortgaged Property
[N/A] Ground Rents
[Deferred] assessments or other charges that could become a Lien on the Mortgaged Property, including home owner association dues

 

The amounts deposited pursuant to this Section 4.02(a) are collectively referred to in this Loan Agreement as the “ Imposition Reserve Deposits .” The obligations of Borrower for which the Imposition Reserve Deposits are required are collectively referred to in this Loan Agreement as “ Impositions .” The amount of the Imposition Reserve Deposits must be sufficient to enable Lender to pay each Imposition before the last date upon which such payment may be made without any penalty or interest charge being added. Lender will maintain records indicating how much of the monthly Imposition Reserve Deposits and how much of the aggregate Imposition Reserve Deposits held by Lender are held for the purpose of paying Taxes, Insurance premiums, Ground Rent (if applicable) and each other Imposition.

 

(b) Disbursement of Imposition Reserve Deposits . Lender will apply the Imposition Reserve Deposits to pay Impositions so long as no Event of Default has occurred and is continuing. Lender will pay all Impositions from the Imposition Reserve Deposits held by Lender upon Lender’s receipt of a bill or invoice for an Imposition. If Borrower holds a ground lessee interest in the Mortgaged Property and Imposition Reserve Deposits are collected for Ground Rent, then Lender will pay the monthly or other periodic installments of Ground Rent from the Imposition Reserve Deposits, whether or not Lender receives a bill or invoice for such installments. Lender will have no obligation to pay any Imposition to the extent it exceeds the amount of the Imposition Reserve Deposits then held by Lender. Lender may pay an Imposition according to any bill, statement or estimate from the appropriate public office, Ground Lessor (if applicable) or insurance company without inquiring into the accuracy of the bill, statement or estimate or into the validity of the Imposition.

 

(c) Excess or Deficiency of Imposition Reserve Deposits . If at any time the amount of the Imposition Reserve Deposits held by Lender for payment of a specific Imposition exceeds the amount reasonably deemed necessary by Lender, the excess will be credited against future installments of Imposition Reserve Deposits. If at any time the amount of the Imposition Reserve Deposits held by Lender for payment of a specific Imposition is less than the amount reasonably estimated by Lender to be necessary, Borrower will pay to Lender the amount of the deficiency within 15 days after Notice from Lender.

 

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(d) Delivery of Invoices . Borrower will promptly deliver to Lender a copy of all notices of, and invoices for, Impositions.

 

(e) Deferral of Collection of Any Imposition Reserve Deposits; Delivery of Receipts . If Lender does not collect an Imposition Reserve Deposit with respect to an Imposition either marked “Deferred” in Section 4.02(a) or pursuant to a separate written deferral by Lender, then on or before the earlier of the date each such Imposition is due, or the date this Loan Agreement requires each such Imposition to be paid, Borrower will provide Lender with proof of payment of each such Imposition. Upon Notice to Borrower, Lender may revoke its deferral and require Borrower to deposit with Lender any or all of the Imposition Reserve Deposits listed in Section 4.02(a), regardless of whether any such item is marked “Deferred” (i) if Borrower does not timely pay any of the Impositions, (ii) if Borrower fails to provide timely proof to Lender of such payment, (iii) at any time during the existence of an Event of Default or (iv) upon placement of a Supplemental Loan in accordance with Section 11.11.

 

(f) through (i) are Reserved.

 

4.03 Repairs; Repair Reserve Fund. Reserved.

 

4.04 Replacement Reserve Fund. Reserved.

 

4.05 Rental Achievement Provisions. Reserved.

 

4.06 Debt Service Reserve. Reserved.

 

4.07 Rate Cap Agreement Reserve Fund. Reserved.

 

4.08 Reserved.

 

4.09 Reserved.

 

4.10 Reserved.

 

ARTICLE V REPRESENTATIONS AND WARRANTIES.

 

Borrower represents and warrants to Lender as follows as of the date of this Loan Agreement:

 

5.01 Review of Documents. Borrower has reviewed: (a) the Note, (b) the Security Instrument, (c) the Commitment Letter, and (d) all other Loan Documents.

 

5.02 Condition of Mortgaged Property. Except as Borrower may have disclosed to Lender in writing in connection with the issuance of the Commitment Letter, the Mortgaged Property has not been damaged by fire, water, wind or other cause of loss, or any previous damage to the Mortgaged Property has been fully restored.

 

5.03 No Condemnation. No part of the Mortgaged Property has been taken in Condemnation or other like proceeding, and, to the best of Borrower’s knowledge after due inquiry and investigation, no such proceeding is pending or threatened for the partial or total Condemnation or other taking of the Mortgaged Property.

 

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5.04 Actions; Suits; Proceedings.

 

(a) There are no judicial, administrative, mediation or arbitration actions, suits or proceedings pending or, to the best of Borrower’s knowledge, threatened in writing against or affecting Borrower (and, if Borrower is a limited partnership, any of its general partners or if Borrower is a limited liability company, any member of Borrower) or the Mortgaged Property which, if adversely determined, would have a Material Adverse Effect.

 

(b) Reserved.

 

5.05 Environmental. Except as previously disclosed by Borrower to Lender in writing (which written disclosure may be in certain environmental assessments and other written reports accepted by Lender in connection with the funding of the Indebtedness and dated prior to the date of this Loan Agreement), each of the following is true:

 

(a) Borrower has not at any time engaged in, caused or permitted any Prohibited Activities or Conditions on the Mortgaged Property.

 

(b) To the best of Borrower’s knowledge after due inquiry and investigation, no Prohibited Activities or Conditions exist or have existed on the Mortgaged Property.

 

(c) The Mortgaged Property does not now contain any underground storage tanks, and, to the best of Borrower’s knowledge after due inquiry and investigation, the Mortgaged Property has not contained any underground storage tanks in the past. If there is an underground storage tank located on the Mortgaged Property that has been previously disclosed by Borrower to Lender in writing, that tank complies with all requirements of Hazardous Materials Laws.

 

(d) To the best of Borrower’s knowledge after due inquiry and investigation, Borrower has complied with all Hazardous Materials Laws, including all requirements for notification regarding releases of Hazardous Materials. Without limiting the generality of the foregoing, all Environmental Permits required for the operation of the Mortgaged Property in accordance with Hazardous Materials Laws now in effect have been obtained and all such Environmental Permits are in full force and effect.

 

(e) To the best of Borrower’s knowledge after due inquiry and investigation, no event has occurred with respect to the Mortgaged Property that constitutes, or with the passage of time or the giving of notice, or both, would constitute, noncompliance with the terms of any Environmental Permit.

 

(f) There are no actions, suits, claims or proceedings pending or, to the best of Borrower’s knowledge after due inquiry and investigation, threatened in writing, that involve the Mortgaged Property and allege, arise out of, or relate to any Prohibited Activity or Condition.

 

(g) Borrower has received no actual or constructive notice of any written complaint, order, notice of violation or other communication from any Governmental Authority with regard to air emissions, water discharges, noise emissions or Hazardous Materials, or any other environmental, health or safety matters affecting the Mortgaged Property or any property that is adjacent to the Mortgaged Property.

 

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5.06 Commencement of Work; No Labor or Materialmen’s Claims. Except as set forth on Exhibit E , prior to the recordation of the Security Instrument, no work of any kind has been or will be commenced or performed upon the Mortgaged Property, and no materials or equipment have been or will be delivered to or upon the Mortgaged Property, for which the contractor, subcontractor or vendor continues to have any rights including the existence of or right to assert or file a mechanic’s or materialmen’s Lien. If any such work of any kind has been commenced or performed upon the Mortgaged Property, or if any such materials or equipment have been ordered or delivered to or upon the Mortgaged Property, then prior to the execution of the Security Instrument, Borrower has satisfied each of the following conditions:

 

(a) Borrower has fully disclosed in writing to the title insurance company issuing the mortgagee title insurance policy insuring the Lien of the Security Instrument that work has been commenced or performed on the Mortgaged Property, or materials or equipment have been ordered or delivered to or upon the Mortgaged Property.

 

(b) Borrower has obtained and delivered to Lender and the title company issuing the mortgagee title insurance policy insuring the Lien of the Security Instrument Lien waivers from all contractors, subcontractors, suppliers or any other applicable party, pertaining to all work commenced or performed on the Mortgaged Property, or materials or equipment ordered or delivered to or upon the Mortgaged Property.

 

Borrower represents and warrants that all parties furnishing labor and materials for which a Lien or claim of Lien may be filed against the Mortgaged Property have been paid in full and, except for such Liens or claims insured against by the policy of title insurance to be issued in connection with the Loan, there are no mechanics’, laborers’ or materialmen’s Liens or claims outstanding for work, labor or materials affecting the Mortgaged Property, whether prior to, equal with or subordinate to the Lien of the Security Instrument.

 

5.07 Compliance with Applicable Laws and Regulations.

 

(a) To the best of Borrower’s knowledge after due inquiry and investigation, each of the following is true:

 

(i) All Improvements and the use of the Mortgaged Property comply with all applicable statutes, rules and regulations, including all applicable statutes, rules and regulations pertaining to requirements for equal opportunity, anti-discrimination, fair housing, environmental protection, zoning and land use (“legal, non-conforming” status with respect to uses or structures will be considered to comply with zoning and land use requirements for the purposes of this representation).

 

(ii ) The Improvements comply with applicable health, fire, and building codes.

 

(iii) There is no evidence of any illegal activities relating to controlled substances on the Mortgaged Property.

 

(b) Reserved.

 

(c) Reserved.

 

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5.08 Access; Utilities; Tax Parcels. The Mortgaged Property: (a) has ingress and egress via a publicly dedicated right of way or via an irrevocable easement permitting ingress and egress, (b) is served by public utilities and services generally available in the surrounding community or otherwise appropriate for the use in which the Mortgaged Property is currently being utilized, and (c) constitutes one or more separate tax parcels.

 

5.09 Licenses and Permits.

 

(a) Borrower, any commercial tenant of the Mortgaged Property and/or any operator of the Mortgaged Property is in possession of all material licenses, permits and authorizations required for use of the Mortgaged Property, which are valid and in full force and effect as of the date of this Loan Agreement.

 

(b) Through (i) are reserved.

 

5.10 No Other Interests. To the best of Borrower’s knowledge after due inquiry and investigation, no Person has (a) any possessory interest in the Mortgaged Property or right to occupy the Mortgaged Property except under and pursuant to the provisions of existing Leases by and between tenants and Borrower (a form of residential lease having been previously provided to Lender together with the material terms of any and all Non-Residential Leases at the Mortgaged Property), or (b) an option to purchase the Mortgaged Property or an interest in the Mortgaged Property, except as has been disclosed to and approved in writing by Lender.

 

5.11 Term of Leases. All Leases for residential dwelling units with respect to the Mortgaged Property satisfy each of the following conditions:

 

(a) They are on forms that are customary for similar multifamily properties in the Property Jurisdiction.

 

(b) They are for initial terms of at least 6 months and not more than 2 years (unless otherwise approved in writing by Lender).

 

(c) They do not include any Corporate Leases (unless otherwise approved in writing by Lender).

 

(d) They do not include options to purchase.

 

5.12 No Prior Assignment; Prepayment of Rents. Borrower has (a) not executed any prior assignment of Rents (other than an assignment of Rents securing any prior indebtedness that is being assigned to Lender, or that is being paid off and discharged with the proceeds of the Loan evidenced by the Note or, if this Loan Agreement is entered into in connection with a Supplemental Loan, other than an assignment of Rents securing any Senior Indebtedness), and (b) not performed any acts and has not executed, and will not execute, any instrument which would prevent Lender from exercising its rights under any Loan Document. At the time of execution of this Loan Agreement, unless otherwise approved by Lender in writing, there has been no prepayment of any Rents for more than 2 months prior to the due dates of such Rents.

 

5.13 Illegal Activity. No portion of the Mortgaged Property has been or will be purchased with the proceeds of any illegal activity.

 

5.14 Taxes Paid. Borrower has filed all federal, state, county and municipal tax returns required to have been filed by Borrower, and has paid all Taxes which have become due pursuant to such returns or to any notice of assessment received by Borrower, and Borrower has no knowledge of any basis for additional assessment with respect to such Taxes. To the best of Borrower’s knowledge after due inquiry and investigation , there are not presently pending any special assessments against the Mortgaged Property or any part of the Mortgaged Property.

 

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5.15 Title Exceptions. To the best of Borrower’s knowledge after due inquiry and investigation, none of the items shown in the schedule of exceptions to coverage in the title policy issued to and accepted by Lender contemporaneously with the execution of this Loan Agreement and insuring Lender’s interest in the Mortgaged Property will have a Material Adverse Effect on the (a) ability of Borrower to pay the Loan in full, (b) ability of Borrower to use all or any part of the Mortgaged Property in the manner in which the Mortgaged Property is being used on the Closing Date, except as set forth in Section 6.03, (c) operation of the Mortgaged Property, or (d) value of the Mortgaged Property.

 

5.16 No Change in Facts or Circumstances.

 

(a) All information in the application for the Loan submitted to Lender, including all financial statements for the Mortgaged Property, Borrower, and any Borrower Principal, and all Rent Schedules, reports, certificates, and any other documents submitted in connection with the application (collectively, “ Loan Application ”) is complete and accurate in all material respects as of the date such information was submitted to Lender.

 

(b) There has been no change in any fact or circumstance since the Loan Application was submitted to Lender that would make any information submitted as part of the Loan Application materially incomplete or inaccurate.

 

(c) The organizational structure of Borrower is as set forth in Exhibit H .

 

5.17 Financial Statements. The financial statements of Borrower and each Borrower Principal furnished to Lender as part of the Loan Application reflect in each case a positive net worth as of the date of the applicable financial statement.

 

5.18 ERISA – Borrower Status. Borrower represents as follows:

 

(a) Borrower is not an “investment company,” or a company under the Control of an “investment company,” as such terms are defined in the Investment Company Act of 1940, as amended.

 

(b) Borrower is not an “employee benefit plan,” as defined in Section 3(3) of ERISA, which is subject to Title I of ERISA or a “plan” to which Section 4975 of the Tax Code applies, and the assets of Borrower do not constitute “plan assets” of one or more such plans within the meaning of 29 C.F.R. Section 2510.3-101, as modified by Section 3(42) of ERISA.

 

(c) Borrower is not a "governmental plan" within the meaning of Section 3(32) of ERISA, and is not subject to state statutes regulating investments or fiduciary obligations with respect to governmental plans.

 

5.19 No Fraudulent Transfer or Preference. No Borrower or Borrower Principal (a) has made, or is making in connection with and as security for the Loan, a transfer of an interest in the property of Borrower or Borrower Principal to or for the benefit of Lender or otherwise as security for any of the obligations under the Loan Documents which is or could constitute a voidable preference under federal bankruptcy, state insolvency or similar applicable creditors’ rights laws, or (b) has made, or is making in connection with the Loan, a transfer (including any transfer to or for the benefit of an insider under an employment contract) of an interest of Borrower or any Borrower Principal in property which is or could constitute a voidable preference under federal bankruptcy, state insolvency or similar applicable creditors’ rights laws, or (c) has incurred, or is incurring in connection with the Loan, any obligation (including any obligation to or for the benefit of an insider under an employment contract) which is or could constitute a fraudulent transfer under federal bankruptcy, state insolvency, or similar applicable creditors’ rights laws.

 

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5.20 No Insolvency or Judgment.

 

(a) No Pending Proceedings or Judgments . No Borrower or Borrower Principal is (i) the subject of or a party to (other than as a creditor) any completed or pending bankruptcy, reorganization or insolvency proceeding, or (ii) the subject of any judgment unsatisfied of record or docketed in any court located in the United States.

 

(b) Insolvency . Borrower is not presently insolvent, and the Loan will not render Borrower insolvent. As used in this Section, the term “insolvent” means that the total of all of a Person’s liabilities (whether secured or unsecured, contingent or fixed, or liquidated or unliquidated) is in excess of the value of all of the assets of the Person that are available to satisfy claims of creditors.

 

5.21 Working Capital. After the Loan is made, Borrower intends to have sufficient working capital, including cash flow from the Mortgaged Property or other sources, not only to adequately maintain the Mortgaged Property, but also to pay all of Borrower’s outstanding debts as they come due (other than any balloon payment due upon the maturity of the Loan). Lender acknowledges that no members or partners of Borrower or any Borrower Principal will be obligated to contribute equity to Borrower for purposes of providing working capital to maintain the Mortgaged Property or to pay Borrower’s outstanding debts except as may otherwise be required under their organizational documents.

 

5.22 Cap Collateral. Reserved.

 

5.23 Ground Lease. Reserved.

 

5.24 Purpose of Loan. The purpose of the Loan is as indicated by the checked boxes below:

 

¨ Refinance Loan : The Loan is a refinancing of existing indebtedness and, except to the extent specifically required by Lender, there is to be no change in the ownership of either the Mortgaged Property or Borrower Principals. The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the refinancing has been fully disclosed to Lender.

 

x Acquisition Loan : All of the consideration given or received or to be given or received in connection with the acquisition of the Mortgaged Property has been fully disclosed to Lender. The Mortgaged Property was or will be purchased from Summer Wind 368 Delaware, LLC (“ Property Seller ”). No Borrower or Borrower Principal has or had, directly or indirectly (through a family member or otherwise), any interest in the Property Seller and the acquisition of the Mortgaged Property is an arm’s-length transaction. To the best of Borrower’s knowledge after due inquiry and investigation, the purchase price of the Mortgaged Property represents the fair market value of the Mortgaged Property and Property Seller is not or will not be insolvent subsequent to the sale of the Mortgaged Property.

 

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¨ Supplemental Loan : The Loan is a Supplemental Loan and, except to the extent specifically required or approved by Lender, there has been no change in the ownership of either the Mortgaged Property or Borrower Principals since the date of the Senior Note. The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the Supplemental Loan has been fully disclosed to Lender.

 

¨ Cross-Collateralized/Cross-Defaulted Loan Pool : The Loan is part of a cross-collateralized/cross-defaulted pool of loans described as follows:

 

____   being simultaneously made to Borrower and/or Borrower’s Affiliates

 

____   made previously to Borrower and/or Borrower’s Affiliates

 

The intended use of any cash received by Borrower from Lender, to the extent applicable, in connection with the Loan and the other loans comprising the cross-collateralized/cross-defaulted loan pool has been fully disclosed to Lender.

 

5.25 through 5.39 are reserved.

 

5.40 Recycled SPE Borrower. Reserved.

 

5.41 Recycled SPE Equity Owner. Reserved.

 

5.42 through 5.50 are reserved.

 

5.51 Survival. The representations and warranties set forth in this Loan Agreement will survive until the Indebtedness is paid in full; however, the representations and warranties set forth in Section 5.05 will survive beyond repayment of the entire Indebtedness, to the extent provided in Section 10.02(i).

 

5.52 through 5.53 are reserved.

 

ARTICLE VI BORROWER COVENANTS.

 

6.01 Compliance with Laws. Borrower will comply with all laws, ordinances, rules, regulations and requirements of any Governmental Authority having jurisdiction over the Mortgaged Property and all licenses and permits and all recorded covenants and agreements relating to or affecting the Mortgaged Property, including all laws, ordinances, regulations, requirements and covenants pertaining to health and safety, construction of improvements on the Mortgaged Property, Repairs, Capital Replacements, fair housing, disability accommodation, zoning and land use, applicable building codes, special use permits and environmental regulations, Leases and the maintenance and disposition of tenant security deposits. Borrower will take appropriate measures to prevent, and will not engage in or knowingly permit, any illegal activities at the Mortgaged Property, including those that could endanger tenants or visitors, result in damage to the Mortgaged Property, result in forfeiture of the Mortgaged Property, or otherwise materially impair the Lien created by the Security Instrument or Lender’s interest in the Mortgaged Property. Borrower will at all times maintain records sufficient to demonstrate compliance with the provisions of this Section 6.01.

 

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6.02 Compliance with Organizational Documents. Borrower will at all times comply with all laws, regulations and requirements of any Governmental Authority relating to Borrower’s formation, continued existence and good standing in its state of formation and, if different, in the Property Jurisdiction. Borrower will at all times comply with its organizational documents, including its partnership agreement (if Borrower is a partnership), its by-laws (if Borrower is a corporation or housing cooperative corporation or association) or its operating agreement (if Borrower is a limited liability company or tenancy-in-common). If Borrower is a housing cooperative corporation or association, Borrower will at all times maintain its status as a “cooperative housing corporation” as such term is defined in Section 216(b) of the Internal Revenue Code of 1986, as amended, or any successor statute thereto.

 

6.03 Use of Mortgaged Property.

 

(a) Unless required by applicable law, without the prior written consent of Lender, Borrower will not take any of the following actions:

 

(i) Allow changes in the use for which all or any part of the Mortgaged Property is being used at the time this Loan Agreement is executed.

 

(ii) Convert any individual dwelling units or common areas to commercial use.

 

(iii) Initiate a change in the zoning classification of the Mortgaged Property or acquiesce to a change in the zoning classification of the Mortgaged Property.

 

(iv) Establish any condominium or cooperative regime with respect to the Mortgaged Property beyond any which may be in existence on the date of this Loan Agreement.

 

(v) Combine all or any part of the Mortgaged Property with all or any part of a tax parcel which is not part of the Mortgaged Property.

 

(vi) Subdivide or otherwise split any tax parcel constituting all or any part of the Mortgaged Property.

 

(vii) Add to or change any location at which any of the Mortgaged Property is stored, held or located unless Borrower (A) gives Notice to Lender within 30 days after the occurrence of such addition or change, (B) executes and delivers to Lender any modifications of or supplements to this Loan Agreement that Lender may require, and (C) authorizes the filing of any financing statement which may be filed in connection with this Loan Agreement, as Lender may require.

 

(viii) Convert, in whole or in part, any non-residential income producing units to non-income producing units.

 

(b) Reserved.

 

(c) Notwithstanding anything contained in this Section to the contrary, if Borrower is a housing cooperative corporation or association, Lender acknowledges and consents to Borrower’s use of the Mortgaged Property as a housing cooperative.

 

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6.04 Non-Residential Leases.

 

(a) Prohibited New Non-Residential Leases or Modified Non-Residential Leases . Except as set forth in Section 6.04(b), Borrower will not enter into any New Non-Residential Lease, enter into any Modified Non-Residential Lease or terminate any Non-Residential Lease (including any Non-Residential Lease in existence on the date of this Loan Agreement) without the prior written consent of Lender.

 

(b) New Non-Residential Leases or Modified Non-Residential Leases for which Lender’s Consent is Not Required . Lender’s consent will not be required for Borrower to enter into a Modified Non-Residential Lease or a New Non-Residential Lease, provided that the Modified Non-Residential Lease or New Non-Residential Lease satisfies each of the following requirements:

 

(i) The tenant under the New Non-Residential Lease or Modified Non-Residential Lease is not an Affiliate of Borrower or any Guarantor.

 

(ii) The terms of the New Non-Residential Lease or Modified Non-Residential Lease are at least as favorable to Borrower as those customary in the applicable market at the time Borrower enters into the New Non-Residential Lease or Modified Non-Residential Lease.

 

(iii) The Rents paid to Borrower pursuant to the New Non-Residential Lease or Modified Non-Residential Lease are not less than 90% of the rents paid to Borrower pursuant to the Non-Residential Lease, if any, for that portion of the Mortgaged Property that was in effect prior to the New Non-Residential Lease or Modified Non-Residential Lease.

 

(iv) The term of the New Non-Residential Lease or Modified Non-Residential Lease, including any option to extend, is 10 years or less.

 

(v) Any New Non-Residential Lease must provide that the space may not be used or operated, in whole or in part, for any of the following:

 

(A) The operation of a so-called “head shop” or other business devoted to the sale of articles or merchandise normally used or associated with illegal or unlawful activities such as, but not limited to, the sale of paraphernalia used in connection with marijuana or controlled drugs or substances.

 

(B) A gun shop, shooting gallery or firearms range.

 

(C) A so-called massage parlor or any business which sells, rents or permits the viewing of so-called “adult” or pornographic materials such as, but not limited to, adult magazines, books, movies, photographs, sexual aids, sexual articles and sex paraphernalia.

 

(D) Any use involving the sale or distribution of any flammable liquids, gases or other Hazardous Materials.

 

(E) An off-track betting parlor or arcade.

 

(F) A liquor store or other establishment whose primary business is the sale of alcoholic beverages for off-site consumption.

 

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(G) A burlesque or strip club.

 

(H) Any illegal activity.

 

(vi) The aggregate of the income derived from the space leased pursuant to the New Non-Residential Lease accounts for less than 20% of the gross income of the Mortgaged Property on the date that Borrower enters into the New Non-Residential Lease.

 

(vii) Such New Non-Residential Lease is not an oil or gas lease, pipeline agreement or other instrument related to the production or sale of oil or natural gas.

 

(c) Executed Copies of Non-Residential Leases . Borrower will, without request by Lender, deliver a fully executed copy of each Non-Residential Lease to Lender promptly after such Non-Residential Lease is signed.

 

(d) Subordination and Attornment Requirements . All Non-Residential Leases, regardless of whether Lender’s consent or approval is required, will specifically include the following provisions:

 

(i) The Lease is subordinate to the Lien of the Security Instrument, with such subordination to be self-executing.

 

(ii) The tenant will attorn to Lender and any purchaser at a foreclosure sale, such attornment to be self-executing and effective upon acquisition of title to the Mortgaged Property by any purchaser at a foreclosure sale or by Lender in any manner.

 

(iii) The tenant agrees to execute such further evidences of attornment as Lender or any purchaser at a foreclosure sale may from time to time request.

 

(iv) The tenant will, upon receipt of a written request from Lender following the occurrence of and during the continuance of an Event of Default, pay all Rents payable under the Lease to Lender.

 

(v) Reserved.

 

(vi) Reserved.

 

6.05 Prepayment of Rents. Borrower will not receive or accept Rent under any Lease (whether a residential Lease or a Non-Residential Lease) for more than 2 months in advance.

 

6.06 Inspection.

 

(a) Right of Entry . Borrower will permit Lender, its agents, representatives and designees and any interested Governmental Authority to make or cause to be made entries upon and inspections of the Mortgaged Property to inspect, among other things: (i) Repairs, (ii) Capital Replacements, (iii) Restorations, (iv) Property Improvement Alterations, and (v) any other Improvements, both in process and upon completion (including environmental inspections and tests performed by professional inspection engineers) during normal business hours, or at any other reasonable time, upon reasonable Notice to Borrower if the inspection is to include occupied residential units (which Notice need not be in writing). During normal business hours, or at any other reasonable time, Borrower will also permit Lender to examine all books and records and contracts and bills pertaining to the foregoing. Notice to Borrower will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing.

 

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(b) Inspection of Mold . If Lender determines that Mold has or may have developed as a result of a water intrusion event or leak, Lender, at Lender’s Discretion, may require that a professional inspector inspect the Mortgaged Property to confirm whether Mold has developed and, if so, thereafter as frequently as Lender determines is necessary until any issue with Mold and its cause(s) are resolved to Lender’s satisfaction. Such inspection will be limited to a visual and olfactory inspection of the area that has experienced the Mold, water intrusion event or leak. Borrower will be responsible for the cost of each such professional inspection and any remediation deemed to be necessary as a result of the professional inspection. After any issue with Mold is remedied to Lender’s satisfaction, Lender will not require a professional inspection any more frequently than once every 3 years unless Lender otherwise becomes aware of Mold as a result of a subsequent water intrusion event or leak.

 

(c) Certification in Lieu of Inspection . If Lender or Loan Servicer determines not to conduct an annual inspection of the Mortgaged Property, and in lieu thereof Lender requests a certification, Borrower will provide to Lender a factually correct certification, each year that the annual inspection is waived, to the following effect:

 

Borrower has not received any written complaint, notice, letter or other written communication from any tenant, Property Manager or governmental authority regarding mold, fungus, microbial contamination or pathogenic organisms (“Mold”) or any activity, condition, event or omission that causes or facilitates the growth of Mold on or in any part of the Mortgaged Property or, if Borrower has received any such written complaint, notice, letter or other written communication, that Borrower has investigated and determined that no Mold activity, condition or event exists or alternatively has fully and properly remediated such activity, condition, event or omission in compliance with the Moisture Management Plan for the Mortgaged Property.

 

If Borrower is unwilling or unable to provide such certification, Lender may require a professional inspection of the Mortgaged Property at Borrower’s expense.

 

6.07 Books and Records; Financial Reporting.

 

(a) Delivery of Books and Records . Borrower will keep and maintain at all times at the Mortgaged Property or the Property Manager’s office, and upon Lender’s request will make available at the Mortgaged Property (or, at Borrower’s option, at the Property Manager’s office), complete and accurate books of account and records (including copies of supporting bills and invoices) adequate to reflect correctly the operation of the Mortgaged Property, in accordance with GAAP consistently applied (or such other method which is reasonably acceptable to Lender), and copies of all written contracts, Leases, and other instruments which affect the Mortgaged Property. The books, records, contracts, Leases and other instruments will be subject to examination and inspection by Lender at any reasonable time.

 

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(b) Delivery of Statement of Income and Expenses; Rent Schedule and Other Statements . Borrower will furnish to Lender each of the following:

 

(i) Within 25 days after the end of each calendar quarter prior to Securitization and within 35 days after each calendar quarter after Securitization, each of the following:

 

(A) A Rent Schedule dated no earlier than the date that is 5 days prior to the end of such quarter.

 

(B) A statement of income and expenses for Borrower’s operation of the Mortgaged Property that is either of the following:

 

(1) For the 12 month period ending on the last day of such quarter.

 

(2) If at the end of such quarter Borrower or any Affiliate of Borrower has owned the Mortgaged Property for less than 12 months, for the period commencing with the acquisition of the Mortgaged Property by Borrower or its Affiliate, and ending on the last day of such quarter.

 

(C) When requested by Lender, a balance sheet showing all assets and liabilities of Borrower relating to the Mortgaged Property as of the end of that fiscal quarter.

 

(ii) Within 90 days after the end of each fiscal year of Borrower, each of the following:

 

(A) An annual statement of income and expenses for Borrower’s operation of the Mortgaged Property for that fiscal year.

 

(B) A balance sheet showing all assets and liabilities of Borrower relating to the Mortgaged Property as of the end of that fiscal year and a profit and loss statement for Borrower.

 

(C) An accounting of all security deposits held pursuant to all Leases, including the name of the institution (if any) and the names and identification numbers of the accounts (if any) in which such security deposits are held and the name of the person to contact at such financial institution, along with any authority or release necessary for Lender to access information regarding such accounts.

 

(iii) Within 30 days after the date of filing, copies of all tax returns filed by Borrower.

 

(c) Delivery of Borrower Financial Statements Upon Request . Borrower will furnish to Lender each of the following:

 

(i) Upon Lender’s request, in Lender’s sole and absolute discretion prior to a Securitization, and thereafter upon Lender’s request in Lender’s Discretion, a monthly Rent Schedule and a monthly statement of income and expenses for Borrower’s operation of the Mortgaged Property, in each case within 25 days after the end of each month.

 

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(ii) Upon Lender’s request in Lender’s sole and absolute discretion prior to a Securitization, and thereafter upon Lender’s request in Lender’s Discretion, a statement that identifies all owners of any interest in Borrower and any Designated Entity for Transfers and the interest held by each (unless Borrower or any Designated Entity for Transfers is a publicly-traded entity in which case such statement of ownership will not be required), and if Borrower or a Designated Entity for Transfers is a corporation then all officers and directors of Borrower and the Designated Entity for Transfers, and if Borrower or a Designated Entity for Transfers is a limited liability company then all Managers who are not members, in each case within 10 days after such request.

 

(iii) Upon Lender’s request in Lender’s Discretion, such other financial information or property management information (including information on tenants under Leases to the extent such information is available to Borrower, copies of bank account statements from financial institutions where funds owned or controlled by Borrower are maintained, and an accounting of security deposits) as may be required by Lender from time to time, in each case within 30 days after such request.

 

(iv) Upon Lender’s request in Lender’s Discretion, a monthly property management report for the Mortgaged Property, showing the number of inquiries made and rental applications received from tenants or prospective tenants and deposits received from tenants and any other information requested by Lender within 30 days after such request. However, Lender will not require the foregoing more frequently than quarterly except when there has been an Event of Default and such Event of Default is continuing, in which case Lender may require Borrower to furnish the foregoing more frequently.

 

(d) Form of Statements; Audited Financials . A natural person having authority to bind Borrower (or the SPE Equity Owner or Guarantor, as applicable) will certify each of the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) to be complete and accurate. Each of the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) will be in such form and contain such detail as Lender may reasonably require. Lender also may require that any of the statements, schedules or reports listed in Sections 6.07(b), 6.07(c) and 6.07(f) be audited at Borrower’s expense by independent certified public accountants acceptable to Lender, at any time when an Event of Default has occurred and is continuing or at any time that Lender, in its reasonable judgment, determines that audited financial statements are required for an accurate assessment of the financial condition of Borrower or of the Mortgaged Property.

 

(e) Failure to Timely Provide Financial Statements . If Borrower fails to provide in a timely manner the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f), Lender will give Notice to Borrower specifying the statements, schedules and reports required by Sections 6.07(b), 6.07(c) and 6.07(f) that Borrower has failed to provide. If Borrower has not provided the required statements, schedules and reports within 10 Business Days following such Notice, then (i) Borrower will pay a late fee of $500 for each late statement, schedule or report, plus an additional $500 per month that any such statement, schedule or report continues to be late, and (ii) Lender will have the right to have Borrower’s books and records audited, at Borrower’s expense, by independent certified public accountants selected by Lender in order to obtain such statements, schedules and reports, and all related costs and expenses of Lender will become immediately due and payable and will become an additional part of the Indebtedness as provided in Section 9.02. Notice to Borrower of Lender’s exercise of its rights to require an audit will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing.

 

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(f) Delivery of Guarantor and SPE Equity Owner Financial Statements Upon Request . Borrower will cause each Guarantor and, at Lender’s request in Lender’s Discretion, any SPE Equity Owner, to provide to Lender (i) within 90 days after the close of such party’s fiscal year, such party’s balance sheet and profit and loss statement (or if such party is a natural person, within 90 days after the close of each calendar year, such party’s personal financial statements) in form reasonably satisfactory to Lender and certified by such party to be accurate and complete, and (ii) such additional financial information (including copies of state and federal tax returns with respect to any SPE Equity Owner but Lender will only require copies of such tax returns with respect to each Guarantor if an Event of Default has occurred and is continuing) as Lender may reasonably require from time to time and in such detail as reasonably required by Lender.

 

(g) Reporting Upon Event of Default . If an Event of Default has occurred and is continuing, Borrower will deliver to Lender upon written demand all books and records relating to the Mortgaged Property or its operation.

 

(h) Credit Reports . Borrower authorizes Lender to obtain a credit report on Borrower at any time.

 

(i) Reserved.

 

6.08 Taxes; Operating Expenses; Ground Rents.

 

(a) Payment of Taxes and Ground Rent . Subject to the provisions of Sections 6.08(c) and (d), Borrower will pay or cause to be paid (i) all Taxes when due and before the addition of any interest, fine, penalty or cost for nonpayment, and (ii) if Borrower’s interest in the Mortgaged Property is as a Ground Lessee, then the monthly or other periodic installments of Ground Rent before the last date upon which each such installment may be made without penalty or interest charges being added.

 

(b) Payment of Operating Expenses . Subject to the provisions of Section 6.08(c), Borrower will (i) pay the expenses of operating, managing, maintaining and repairing the Mortgaged Property (including utilities, Repairs and Capital Replacements) before the last date upon which each such payment may be made without any penalty or interest charge being added, and (ii) pay Insurance premiums at least 30 days prior to the expiration date of each policy of Insurance, unless applicable law specifies some lesser period.

 

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(c) Payment of Impositions and Reserve Funds . If Lender is collecting Imposition Reserve Deposits pursuant to Article IV, then so long as no Event of Default exists, Borrower will not be obligated to pay any Imposition for which Imposition Reserve Deposits are being collected, whether Taxes, Insurance premiums, Ground Rent (if applicable) or any other individual Impositions, but only to the extent that sufficient Imposition Reserve Deposits are held by Lender for the purpose of paying that specific Imposition and Borrower has timely delivered to Lender any bills or premium notices that it has received with respect to that specific Imposition (other than Ground Rent). Lender will have no liability to Borrower for failing to pay any Impositions to the extent that: (i) any Event of Default has occurred and is continuing, (ii) insufficient Imposition Reserve Deposits are held by Lender at the time an Imposition becomes due and payable, or (iii) Borrower has failed to provide Lender with bills and premium notices as provided in this Section.

 

(d) Right to Contest . Borrower, at its own expense, may contest by appropriate legal proceedings, conducted diligently and in good faith, the amount or validity of any Imposition other than Insurance premiums and Ground Rent (if applicable), if: (i) Borrower notifies Lender of the commencement or expected commencement of such proceedings, (ii) the Mortgaged Property is not in danger of being sold or forfeited, (iii) if Borrower has not already paid the Imposition, Borrower deposits with Lender reserves sufficient to pay the contested Imposition, if requested by Lender, and (iv) Borrower furnishes whatever additional security is required in the proceedings or is reasonably requested by Lender, which may include the delivery to Lender of reserves established by Borrower to pay the contested Imposition.

 

6.09 Preservation, Management and Maintenance of Mortgaged Property.

 

(a) Maintenance of Mortgaged Property; No Waste . Borrower will keep the Mortgaged Property in good repair, including the replacement of Personalty and Fixtures with items of equal or better function and quality. Borrower will not commit waste or permit impairment or deterioration of the Mortgaged Property.

 

(b) Abandonment of Mortgaged Property . Borrower will not abandon the Mortgaged Property.

 

(c) Preservation of Mortgaged Property . Borrower will restore or repair promptly, in a good and workmanlike manner, any damaged part of the Mortgaged Property to the equivalent of its original condition, or such other condition as Lender may approve in writing, whether or not Insurance proceeds or Condemnation awards are available to cover any costs of such Restoration or repair; provided, however, that Borrower will not be obligated to perform such Restoration or repair if (i) no Event of Default has occurred and is continuing, and (ii) Lender has elected to apply any available Insurance proceeds and/or Condemnation awards to the payment of Indebtedness pursuant to Section 6.10(l) or Section 6.11(d).

 

(d) Property Management . Borrower will provide for professional management of the Mortgaged Property by the Property Manager at all times under a property management agreement approved by Lender in writing. Borrower will not surrender, terminate, cancel, modify, renew or extend its property management agreement, or enter into any other agreement relating to the management or operation of the Mortgaged Property with Property Manager or any other Person, or consent to the assignment by the Property Manager of its interest under such property management agreement, in each case without the consent of Lender, which consent will not be unreasonably withheld.

 

(i) If at any time Lender consents to the appointment of a new Property Manager, such new Property Manager and Borrower will, as a condition of Lender’s consent, execute an Assignment of Management Agreement in a form acceptable to Lender.

 

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(ii) If any such replacement Property Manager is an Affiliate of Borrower, and if a nonconsolidation opinion was delivered on the Closing Date, Borrower will deliver to Lender an updated nonconsolidation opinion in form and substance satisfactory to Lender with regard to nonconsolidation.

 

(iii) Reserved.

 

(e) Alteration of Mortgaged Property . Borrower will give Notice to Lender of and, unless otherwise directed in writing by Lender, will appear in and defend any action or proceeding purporting to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Loan Agreement. Borrower will not (and will not permit any tenant or other Person to) remove, demolish or alter the Mortgaged Property or any part of the Mortgaged Property, including any removal, demolition or alteration occurring in connection with a rehabilitation of all or part of the Mortgaged Property, except that each of the following is permitted:

 

(i) Repairs or Capital Replacements pursuant to Sections 4.03 or 4.04.

 

(ii) Repairs or Capital Replacements made in connection with the replacement of tangible Personalty.

 

(iii) If Borrower is a cooperative housing corporation or association, Repairs or Capital Replacements to the extent permitted with respect to individual dwelling units under the form of a proprietary lease or occupancy agreement.

 

(iv) Repairs or Capital Replacements in connection with making an individual unit ready for a new occupant or pursuant to Sections 6.09(a) and (c).

 

(v) Property Improvement Alterations, provided that each of the following conditions is satisfied:

 

(A) At least 30 days prior to the commencement of any Property Improvement Alterations, Borrower must submit to Lender a Property Improvement Notice. The Property Improvement Notice must include all of the following information:

 

(1) The expected start date and completion date of the Property Improvement Alterations.

 

(2) A description of the anticipated Property Improvement Alterations to be made.

 

(3) The projected budget of the Property Improvement Alterations and the source of funding.

 

If any changes to Property Improvement Alterations as described in the Property Improvement Notice are made that extend beyond the overall scope and intent of the Property Improvement Alterations set forth in the Property Improvement Notice ( e.g., renovations changed to renovate common areas but Property Improvement Notice only described renovations to the residential dwelling unit bathrooms), then Borrower must submit a new Property Improvement Notice to Lender in accordance with this Section 6.09(e)(v)(A).

 

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(B) The Property Improvement Alterations may not be commenced within 12 months prior to the Maturity Date without prior written consent of the Lender and must be completed at least 6 months prior to the Maturity Date.

 

(C) Neither the performance nor completion of the Property Improvement Alterations may result in any of the following:

 

(1) An adverse effect on any Major Building System.

 

(2) A change in residential dwelling unit configurations on a permanent basis.

 

(3) An increase or decrease in the total number of residential dwelling units.

 

(4) The demolition of any existing Improvements.

 

(5) A permanent obstruction of tenants’ access to units or a temporary obstruction of tenants’ access to units without a reasonable alternative access provided during the period of renovation which causes the obstruction.

 

(D) The cost of the Property Improvement Alterations made to residential dwelling units during the term of the Mortgage must not exceed the Property Improvement Total Amount.

 

(E) The Leases used to calculate Minimum Occupancy for use in Section 6.09(e)(v)(I) must meet all of the following conditions:

 

(1) The Leases are with tenants that are not Affiliates of Borrower or Guarantor (except as otherwise expressly agreed by Lender in writing).

 

(2) The Leases are on arms’ length terms and conditions.

 

(3) The Leases otherwise satisfy the requirements of the Loan Documents.

 

(F) The Property Improvement Alterations must be completed in accordance with Section 6.14 and any reference to Repairs in Sections 6.06 and 6.14 will be deemed to include Property Improvement Alterations.

 

(G) Upon completion of the applicable Property Improvement Alterations, Borrower must provide all of the following to the Lender:

 

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(1) Borrower’s Certificate of Property Improvement Alterations Completion, in the form attached as Exhibit O (“ Certificate of Completion ”).

 

(2) Any other certificates or approval, acceptance or compliance required by Lender, including certificates of occupancy, from any Governmental Authority having jurisdiction over the Mortgaged Property and the Property Improvement Alterations and professional engineers certifications.

 

(H) Borrower must deliver to Lender within 10 days of Lender’s request a written status update on the Property Improvement Alterations.

 

(I) While Property Improvement Alterations that result in individual residential dwelling units not being available for leasing are ongoing, if a Rent Schedule shows that the occupancy of the Mortgaged Property has decreased to less than the Minimum Occupancy, Borrower must take each of the following actions:

 

(1) Complete all pending Property Improvement Alterations to such individual residential dwelling units in a timely manner until the Mortgaged Property satisfies the Minimum Occupancy requirement.

 

(2) Suspend any additional Property Improvement Alterations which would cause residential dwelling units to be unavailable for leasing until the Mortgaged Property satisfies the Minimum Occupancy requirement.

 

(J) If Borrower has commenced Property Improvement Alterations on the Mortgaged Property, then Borrower will deliver to Lender, upon Lender’s request, and in a timely manner, the Certificate of Completion together with such additional information as Lender may request.

 

(K) At no time during the term of the Loan may the Property Improvement Total Amount (including any amounts expended by Borrower on Property Improvement Alterations for Non-Residential Units) then outstanding for services and/or materials that are then due and payable exceed 10% of the original principal loan amount; provided that at no time will such amount exceed the Property Improvement Total Amount .

 

(vi) Reserved.

 

(vii) Reserved.

 

(viii) Reserved.

 

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(f) Establishment of MMP . Unless otherwise waived by Lender in writing, Borrower will have or will establish and will adhere to the MMP. If Borrower is required to have an MMP, Borrower will keep all MMP documentation at the Mortgaged Property or at the Property Manager’s office and available for review by Lender or the Loan Servicer during any annual assessment or other inspection of the Mortgaged Property that is required by Lender. At a minimum, the MMP must contain a provision for: (i) staff training, (ii) information to be provided to tenants, (iii) documentation of the plan, (iv) the appropriate protocol for incident response and remediation, and (v) routine, scheduled inspections of common space and unit interiors.

 

(g) No Reduction of Housing Cooperative Charges . If Borrower is a housing cooperative corporation or association, until the Indebtedness is paid in full, Borrower will not reduce the maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements below a level which is sufficient to pay all expenses of Borrower, including all operating and other expenses for the Mortgaged Property and all payments due pursuant to the terms of the Note and any Loan Documents.

 

(h) through (k) are reserved.

 

6.10 Insurance. At all times during the term of this Loan Agreement, Borrower will maintain at its sole cost and expense, for the mutual benefit of Borrower and Lender, all of the Insurance specified in this Section 6.10, as required by Lender and applicable law, and in such amounts and with such maximum deductibles as Lender may require, as those requirements may change:

 

(a) Property Insurance . Borrower will keep the Improvements insured at all times against relevant physical hazards that may cause damage to the Mortgaged Property as Lender may require (“ Property Insurance ”). Required Property Insurance coverage may include any or all of the following:

 

(i) All Risks of Physical Loss . Insurance against loss or damage from fire, wind, hail, and other related perils within the scope of a “Special Causes of Loss” or “All Risk” policy, in an amount not less than the Replacement Cost of the Mortgaged Property.

 

(ii) Ordinance and Law . If any part of the Mortgaged Property is legal non-conforming under current building, zoning or land use laws or ordinances, then “Ordinance and Law Coverage” in the amount required by Lender.

 

(iii) Flood . If any of the Improvements are located in an area identified by the Federal Emergency Management Agency (or any successor to that agency) as a “Special Flood Hazard Area,” flood Insurance in the amount required by Lender.

 

(iv) Windstorm . If windstorm and/or windstorm related perils and/or “named storm” are excluded from the “Special Causes of Loss” policy required under Section 6.10(a)(i), then separate coverage for such risks (“ Windstorm Coverage ”), either through an endorsement or a separate policy. Windstorm Coverage will be written in an amount not less than the Replacement Cost of the Mortgaged Property.

 

(v) Boiler and Machinery/Equipment Breakdown . If the Mortgaged Property contains a central heating, ventilation and cooling system (“ HVAC System ”) where steam boilers and/or other pressurized systems are in operation and are regulated by the Property Jurisdiction, Insurance providing coverage in the amount required by Lender.

 

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(vi) Builder’s Risk . During any period of construction or Restoration, builder’s risk Insurance (including fire and other perils within the scope of a policy known as “Causes of Loss – Special Form” or “All Risk” policy) in an amount not less than the sum of the related contractual arrangements.

 

(vii) Other . Insurance for other physical perils applicable to the Mortgaged Property as may be required by Lender including earthquake, sinkhole, mine subsidence, avalanche, mudslides, and volcanic eruption. If Lender reasonably requires any updated reports or other documentation to determine whether additional Insurance is necessary or prudent, Borrower will pay for the updated reports or other documentation at its sole cost and expense.

 

(viii) Reserved.

 

(ix) Reserved.

 

(b) Business Income/Rental Value . Business income/rental value Insurance for all relevant perils to be covered in the amount required by Lender, but in no case less than the effective gross income attributable to the Mortgaged Property for the preceding 12 months, as determined by Lender in Lender’s Discretion.

 

(c) Commercial General Liability Insurance . Commercial general liability Insurance against legal liability claims for personal and bodily injury, property damage and contractual liability in such amounts and with such maximum deductibles as Lender may require, but not less than $1,000,000 per occurrence and $2,000,000 in the general aggregate on a per-location basis, plus excess and/or umbrella liability coverage in such amounts as Lender may require.

 

(d) Terrorism Insurance . Insurance required under Section 6.10(a)(i) and (ii) and Section 6.10(b) will provide coverage for acts of terrorism. Terrorism coverage may be provided through one or more separate policies, which will be on terms (including amounts) consistent with those required under Section 6.10(a)(i) and (ii) and Section 6.10(b). If Insurance against acts of terrorism is not available at commercially reasonable rates and if the related hazards are not at the time commonly insured against for properties similar to the Mortgaged Property and located in or around the region in which the Mortgaged Property is located, then Lender may opt to temporarily suspend, cap or otherwise limit the requirement to have such terrorism insurance for a period not to exceed one year, unless such suspension or cap is renewed by Lender for additional one year increments.

 

(e) Payment of Premiums . All Property Insurance premiums and premiums for other Insurance required under this Section 6.10 will be paid in the manner provided in Article IV, unless Lender has designated in writing another method of payment.

 

(f) Policy Requirements . The following requirements apply with respect to all Insurance required by this Section 6.10:

 

(i) All Insurance policies will be in a form approved by Lender.

 

(ii) All Insurance policies will be issued by Insurance companies authorized to do business in the Property Jurisdiction and/or acting as eligible surplus insurers in the Property Jurisdiction, which have a general policyholder’s rating satisfactory to Lender.

 

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(iii) All Property Insurance policies will contain a standard mortgagee or mortgage holder’s clause and a loss payable clause, in favor of, and in a form approved by, Lender.

 

(iv) If any Insurance policy contains a coinsurance clause, the coinsurance clause will be offset by an agreed amount endorsement in an amount not less than the Replacement Cost.

 

(v) All commercial general liability and excess/umbrella liability policies will name Lender, its successors and/or assigns, as additional insured.

 

(vi) Professional liability policies will not include Lender, its successors and/or assigns, as additional insured.

 

(vii) All Insurance policies will provide that the insurer will notify Lender in writing of cancelation of policies at least 10 days before the cancelation of the policy by the insurer for nonpayment of the premium or nonrenewal and at least 30 days before cancelation by the insurer for any other reason.

 

(g) Evidence of Insurance; Insurance Policy Renewals . Borrower will deliver to Lender a legible copy of each Insurance policy, and Borrower will promptly deliver to Lender a copy of all renewal and other notices received by Borrower with respect to the policies. Borrower will ensure that the Mortgaged Property is continuously covered by the required Insurance. At least 15 days prior to the expiration date of each Insurance policy, Borrower will deliver to Lender evidence acceptable to Lender in Lender’s Discretion that each policy has been renewed. If the evidence of a renewal does not include a legible copy of the renewal policy, Borrower will deliver a legible copy of such renewal no later than the earlier of the following:

 

(i) 60 days after the expiration date of the original policy.

 

(ii) The date of any Notice of an insured loss given to Lender under Section 6.10(i).

 

(h) Compliance With Insurance Requirements . Borrower will comply with all Insurance requirements and will not permit any condition to exist on the Mortgaged Property that would invalidate any part of any Insurance coverage required under this Loan Agreement.

 

(i) Obligations Upon Casualty; Proof of Loss .

 

(i) If an insured loss occurs, then Borrower will give immediate written notice to the Insurance carrier and to Lender.

 

(ii) Borrower authorizes and appoints Lender as attorney in fact for Borrower to make proof of loss, to adjust and compromise any claims under policies of Property Insurance, to appear in and prosecute any action arising from such Property Insurance policies, to collect and receive the proceeds of Property Insurance, to hold the proceeds of Property Insurance, and to deduct from such proceeds Lender’s expenses incurred in the collection of such proceeds. This power of attorney is coupled with an interest and therefore is irrevocable. However, nothing contained in this Section 6.10 will require Lender to incur any expense or take any action.

 

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(j) Lender’s Options Following a Casualty . Lender may, at Lender’s option, take one of the following actions:

 

(i) Require a “repair or replacement” settlement, in which case the proceeds will be used to reimburse Borrower for the cost of restoring and repairing the Mortgaged Property to the equivalent of its original condition or to a condition approved by Lender (“ Restoration ”). If Lender determines to require a repair or replacement settlement and to apply Insurance proceeds to Restoration, Lender will apply the proceeds in accordance with Lender’s then-current policies relating to the Restoration of casualty damage on similar multifamily properties. If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Restoration items, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) Require an “actual cash value” settlement in which case the proceeds may be applied to the payment of the Indebtedness, whether or not then due.

 

(k) Borrower’s Options Following a Casualty . Subject to Section 6.10(l), Borrower may take the following actions:

 

(i) If a casualty results in damage to the Mortgaged Property for which the cost of Repairs will be less than the Borrower Proof of Loss Threshold, Borrower will have the sole right to make proof of loss, adjust and compromise the claim and collect and receive any proceeds directly without the approval or prior consent of Lender so long as the Insurance proceeds are used solely for the Restoration of the Mortgaged Property.

 

(ii) If a casualty results in damage to the Mortgaged Property for which the cost of Repairs will be more than the Borrower Proof of Loss Threshold, but less than the Borrower Proof of Loss Maximum, Borrower is authorized to make proof of loss and adjust and compromise the claim without the prior consent of Lender, and Lender will hold the applicable Insurance proceeds to be used to reimburse Borrower for the cost of Restoration of the Mortgaged Property and will not apply such proceeds to the payment of the Indebtedness.

 

(l) Lender’s Right to Apply Insurance Proceeds to Indebtedness . Lender will have the right to apply Insurance proceeds to the payment of the Indebtedness if Lender determines, in Lender’s Discretion, that any of the following conditions are met:

 

(i) An Event of Default (or any event, which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default) has occurred and is continuing.

 

(ii) There will not be sufficient funds from Insurance proceeds, anticipated contributions of Borrower of its own funds or other sources acceptable to Lender to complete the Restoration.

 

(iii) The rental income from the Mortgaged Property after completion of the Restoration will not be sufficient to meet all operating costs and other expenses, deposits to Reserve Funds and Loan repayment obligations relating to the Mortgaged Property.

 

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(iv) The Restoration will be completed less than (A) 6 months prior to the Maturity Date if re-leasing will be completed prior to the Maturity Date, or (B) 12 months prior to the Maturity Date if re-leasing will not be completed prior to the Maturity Date.

 

(v) The Restoration will not be completed within one year after the date of the loss or casualty.

 

(vi) The casualty involved an actual or constructive loss of more than 30% of the fair market value of the Mortgaged Property, and rendered untenantable more than 30% of the residential units of the Mortgaged Property.

 

(vii) After completion of the Restoration the fair market value of the Mortgaged Property is expected to be less than the fair market value of the Mortgaged Property immediately prior to such casualty (assuming the affected portion of the Mortgaged Property is re-let within a reasonable period after the date of such casualty).

 

(viii) Leases covering less than 35% of the residential units of the Mortgaged Property will remain in full force and effect during and after the completion of Restoration.

 

(m) Lender’s Succession to Insurance Policies . If the Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the Mortgaged Property, Lender will automatically succeed to all rights of Borrower in and to any Insurance policies and unearned Insurance premiums and in and to the proceeds resulting from any damage to the Mortgaged Property prior to such sale or acquisition.

 

(n) Payment of Installments After Application of Insurance Proceeds . Unless Lender otherwise agrees in writing, any application of any Insurance proceeds to the Indebtedness will not extend or postpone the due date of any monthly installments referred to in the Note, Article IV of this Loan Agreement or change the amount of such installments.

 

(o) Assignment of Insurance Proceeds . Borrower agrees to execute such further evidence of assignment of any Insurance proceeds as Lender may require.

 

(p) Borrower Acknowledgment of Lender’s Right to Change Insurance Requirements . Borrower acknowledges and agrees that Lender’s Insurance requirements may change from time to time throughout the term of the Indebtedness to include coverage for the kind of risks customarily insured against and in such minimum coverage amounts and maximum deductibles as are generally required by institutional lenders for properties comparable to the Mortgaged Property.

 

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6.11 Condemnation.

 

(a) Rights Generally . Borrower will promptly notify Lender in writing of any action or proceeding or notice relating to any proposed or actual condemnation or other taking, or conveyance in lieu thereof, of all or any part of the Mortgaged Property, whether direct or indirect (“ Condemnation ”). Borrower will appear in and prosecute or defend any action or proceeding relating to any Condemnation unless otherwise directed by Lender in writing. Borrower authorizes and appoints Lender as attorney in fact for Borrower to commence, appear in and prosecute, in Lender’s or Borrower’s name, any action or proceeding relating to any Condemnation and to settle or compromise any claim in connection with any Condemnation, after consultation with Borrower and consistent with commercially reasonable standards of a prudent lender. This power of attorney is coupled with an interest and therefore is irrevocable. However, nothing contained in this Section 6.11(a) will require Lender to incur any expense or take any action. Borrower transfers and assigns to Lender all right, title and interest of Borrower in and to any award or payment with respect to (i) any Condemnation, or any conveyance in lieu of Condemnation, and (ii) any damage to the Mortgaged Property caused by governmental action that does not result in a Condemnation.

 

(b) Application of Award . Lender may hold such awards or proceeds and apply such awards or proceeds, after the deduction of Lender’s expenses incurred in the collection of such amounts (including Attorneys’ Fees and Costs) at Lender’s option, to the Restoration or repair of the Mortgaged Property or to the payment of the Indebtedness, with the balance, if any, to Borrower. Unless Lender otherwise agrees in writing, any application of any awards or proceeds to the Indebtedness will not extend or postpone the due date of any monthly installments referred to in the Note or Article IV of this Loan Agreement, or change the amount of such installments. Borrower agrees to execute such further evidence of assignment of any Condemnation awards or proceeds as Lender may require.

 

(c) Borrower’s Right to Condemnation Proceeds . Notwithstanding any provision to the contrary in this Section 6.11, but subject to Section 6.11(e), in the event of a partial Condemnation of the Mortgaged Property, as long as no Event of Default, or any event which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default, has occurred and is continuing, in the event of a partial Condemnation resulting in proceeds or awards in the amount of less than $100,000, Borrower will have the sole right to make proof of loss, adjust and compromise the claim and collect and receive any proceeds directly without the approval or prior consent of Lender so long as the proceeds or awards are used solely for the Restoration of the Mortgaged Property.

 

(d) Right to Apply Condemnation Proceeds to Indebtedness . In the event of a partial Condemnation of the Mortgaged Property resulting in proceeds or awards in the amount of $100,000 or more and subject to Section 6.11(e), Lender will have the right to exercise its option to apply Condemnation proceeds to the payment of the Indebtedness only if Lender, in Lender’s Discretion, determines that at least one of the following conditions is met:

 

(i) An Event of Default (or any event, which, with the giving of Notice or the passage of time, or both, would constitute an Event of Default) has occurred and is continuing.

 

(ii) There will not be sufficient funds from Condemnation proceeds, anticipated contributions of Borrower of its own funds or other sources acceptable to Lender to complete the Restoration.

 

(iii) The rental income from the Mortgaged Property after completion of the Restoration will not be sufficient to meet all operating costs and other expenses, deposits to Reserve Funds and Loan repayment obligations relating to the Mortgaged Property.

 

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(iv) The Restoration will not be completed at least one year before the Maturity Date (or 6 months before the Maturity Date if re-leasing of the Mortgaged Property will be completed within such 6 month period).

 

(v) The Restoration will not be completed within one year after the date of the Condemnation.

 

(vi) The Condemnation involved an actual or constructive loss of more than 15% of the fair market value of the Mortgaged Property, and rendered untenantable more than 25% of the residential units of the Mortgaged Property.

 

(vii) After Restoration the fair market value of the Mortgaged Property is expected to be less than the fair market value of the Mortgaged Property immediately prior to the Condemnation (assuming the affected portion of the Mortgaged Property is re-let within a reasonable period after the date of the Condemnation).

 

(viii) Leases covering less than 35% of residential units of the Mortgaged Property will remain in full force and effect during and after the completion of Restoration.

 

(e) Right to Apply Condemnation Proceeds in Connection with a Partial Release . Notwithstanding anything to the contrary set forth in this Loan Agreement, including this Section 6.11, for so long as the Loan or any portion of the Loan is included in a Securitization in which the Note is assigned to a REMIC trust, then each of the following will apply:

 

(i) If any portion of the Mortgaged Property is released from the Lien of the Loan in connection with a Condemnation and if the ratio of (A) the unpaid principal balance of the Loan to (B) the value of the Mortgaged Property (with the value of the Mortgaged Property first being reduced by the outstanding principal balance of any Senior Indebtedness or any indebtedness secured by the Mortgaged Property that is at the same level of priority with the Indebtedness and taking into account only the related land and buildings and not any personal property or going-concern value), as determined by Lender in its sole and absolute discretion based on a commercially reasonable valuation method permitted in connection with a Securitization, is greater than 125% immediately after such Condemnation and before any Restoration or repair of the Mortgaged Property (but taking into account any planned Restoration or repair of the Mortgaged Property as if such planned Restoration or repair were completed), then Lender will apply any net proceeds or awards from such Condemnation, in full, to the payment of the principal of the Indebtedness whether or not then due and payable, unless Lender has received an opinion of counsel (acceptable to Lender if such opinion is provided by Borrower) that a different application of the net proceeds or awards will not cause such Securitization to fail to meet applicable federal income tax qualification requirements or subject such Securitization to any tax, and the net proceeds or awards are applied in the manner specified in such opinion..

 

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(ii) If (A) neither Borrower nor Lender has the right to receive any or all net proceeds or awards as a result of the provisions of any agreement affecting the Mortgaged Property (including any Ground Lease (if applicable), condominium document, or reciprocal easement agreement) and, therefore cannot apply the net proceeds or awards to the payment of the principal of the Indebtedness as set forth above, or (B) Borrower receives any or all of the proceeds or awards described in Section 6.11(e)(ii)(A) and fails to apply the proceeds in accordance with Section 6.11(e)(i), then Borrower will prepay the Indebtedness in an amount which Lender, in its sole and absolute discretion, deems necessary to ensure that the Securitization will not fail to meet applicable federal income tax qualification requirements or be subject to any tax as a result of the Condemnation, unless Lender has received an opinion of counsel (acceptable to Lender if such opinion is provided by Borrower) that a different application of the net proceeds or awards will not cause such Securitization to fail to meet applicable federal income tax qualification requirements or subject such Securitization to any tax, and the net proceeds or awards are applied in the manner specified in such opinion.

 

(f) Succession to Condemnation Proceeds . If the Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the Mortgaged Property, Lender will automatically succeed to all rights of Borrower in and to any Condemnation proceeds and awards prior to such sale or acquisition.

 

6.12 Environmental Hazards.

 

(a) Prohibited Activities and Conditions . Except for matters described in this Section 6.12, Borrower will not cause or permit Prohibited Activities or Conditions. Borrower will comply with all Hazardous Materials Laws applicable to the Mortgaged Property. Without limiting the generality of the previous sentence, Borrower will: (i) obtain and maintain all Environmental Permits required by Hazardous Materials Laws and comply with all conditions of such Environmental Permits, (ii) cooperate with any inquiry by any Governmental Authority, and (iii) comply with any governmental or judicial order that arises from any alleged Prohibited Activity or Condition.

 

(b) Employees, Tenants and Contractors . Borrower will take all commercially reasonable actions (including the inclusion of appropriate provisions in any Leases executed after the date of this Loan Agreement) to prevent its employees, agents and contractors, and all tenants and other occupants from causing or permitting any Prohibited Activities or Conditions. Borrower will not lease or allow the sublease or use of all or any portion of the Mortgaged Property to any tenant or subtenant for nonresidential use by any user that, in the ordinary course of its business, would cause or permit any Prohibited Activity or Condition.

 

(c) O&M Programs . As required by Lender, Borrower will also have established a written operations and maintenance program with respect to certain Hazardous Materials. Each such operations and maintenance program and any additional or revised operations and maintenance programs established for the Mortgaged Property pursuant to this Section 6.12 must be approved by Lender and will be referred to in this Loan Agreement as an “ O&M Program .” Borrower will comply in a timely manner with, and cause all employees, agents, and contractors of Borrower and any other Persons present on the Mortgaged Property to comply with each O&M Program. Borrower will pay all costs of performance of Borrower’s obligations under any O&M Program, and Lender’s out of pocket costs incurred in connection with the monitoring and review of each O&M Program must be paid by Borrower upon demand by Lender. Any such out-of-pocket costs of Lender that Borrower fails to pay promptly will become an additional part of the Indebtedness as provided in Section 9.02.

 

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(d) Notice to Lender . Borrower will promptly give Notice to Lender upon the occurrence of any of the following events:

 

(i) Borrower’s discovery of any Prohibited Activity or Condition.

 

(ii) Borrower’s receipt of or knowledge of any written complaint, order, notice of violation or other communication from any tenant, Property Manager, Governmental Authority or other Person with regard to present or future alleged Prohibited Activities or Conditions, or any other environmental, health or safety matters affecting the Mortgaged Property.

 

(iii) Borrower’s breach of any of its obligations under this Section 6.12.

 

Any such Notice given by Borrower will not relieve Borrower of, or result in a waiver of, any obligation under this Loan Agreement, the Note or any other Loan Document.

 

(e) Environmental Inspections, Tests and Audits . Borrower will pay promptly the costs of any environmental inspections, tests or audits, a purpose of which is to identify the extent or cause of or potential for a Prohibited Activity or Condition (“ Environmental Inspections ”), required by Lender in connection with any foreclosure or deed in lieu of foreclosure, or as a condition of Lender’s consent to any Transfer under Article VII, or required by Lender following a reasonable determination by Lender that Prohibited Activities or Conditions may exist. Any such costs incurred by Lender (including Attorneys’ Fees and Costs and the costs of technical consultants whether incurred in connection with any judicial or administrative process or otherwise) that Borrower fails to pay promptly will become an additional part of the Indebtedness as provided in Section 9.02. As long as: (i) no Event of Default has occurred and is continuing, (ii) Borrower has actually paid for or reimbursed Lender for all costs of any such Environmental Inspections performed or required by Lender, and (iii) Lender is not prohibited by law, contract or otherwise from doing so, Lender will make available to Borrower, without representation of any kind, copies of Environmental Inspections prepared by third parties and delivered to Lender. Lender reserves the right, and Borrower expressly authorizes Lender, to make available to any party, including any prospective bidder at a foreclosure sale of the Mortgaged Property, the results of any Environmental Inspections made by or for Lender with respect to the Mortgaged Property. Borrower consents to Lender notifying any party (either as part of a notice of sale or otherwise) of the results of any Environmental Inspections made by or for Lender. Borrower acknowledges that Lender cannot control or otherwise ensure the truthfulness or accuracy of the results of any Environmental Inspections and that the release of such results to prospective bidders at a foreclosure sale of the Mortgaged Property may have a material and adverse effect upon the amount that a party may bid at such sale. Borrower agrees that Lender will have no liability whatsoever as a result of delivering the results of any Environmental Inspections made by or for Lender to any third party, and Borrower releases and forever discharges Lender from any and all claims, damages or causes of action arising out of, connected with or incidental to the results of the delivery of any Environmental Inspections made by or for Lender.

 

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(f) Remedial Work . If any investigation, site monitoring, containment, clean-up, Restoration or other remedial work (“ Remedial Work ”) is necessary to comply with any Hazardous Materials Law or order of any Governmental Authority that has or acquires jurisdiction over the Mortgaged Property or the use, operation or improvement of the Mortgaged Property, or is otherwise required by Lender as a consequence of any Prohibited Activity or Condition or to prevent the occurrence of a Prohibited Activity or Condition, Borrower will, by the earlier of (i) the applicable deadline required by Hazardous Materials Law, or (ii) 30 days after Notice from Lender demanding such action, begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and must in any event complete the work by the time required by applicable Hazardous Materials Law. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower will reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender will become part of the Indebtedness as provided in Section 9.02.

 

6.13 Single Purpose Entity Requirements.

 

(a) Single Purpose Entity Requirements . Until the Indebtedness is paid in full, each Borrower and any SPE Equity Owner will remain a “Single Purpose Entity,” which means at all times since its formation and thereafter it will satisfy each of the following conditions:

 

(i) It will not engage in any business or activity, other than the ownership, operation and maintenance of the Mortgaged Property and activities incidental thereto.

 

(ii) It will not acquire, own, hold, lease, operate, manage, maintain, develop or improve any assets other than the Mortgaged Property and such Personalty as may be necessary for the operation of the Mortgaged Property and will conduct and operate its business as presently conducted and operated.

 

(iii) It will preserve its existence as an entity duly organized, validly existing and in good standing (if applicable) under the laws of the jurisdiction of its formation or organization and will do all things necessary to observe organizational formalities.

 

(iv) It will not merge or consolidate with any other Person.

 

(v) It will not take any action to dissolve, wind-up, terminate or liquidate in whole or in part; to sell, transfer or otherwise dispose of all or substantially all of its assets; to change its legal structure; transfer or permit the direct or indirect transfer of any partnership, membership or other equity interests, as applicable, other than Transfers permitted under this Loan Agreement; issue additional partnership, membership or other equity interests, as applicable, or seek to accomplish any of the foregoing.

 

(vi) It will not, without the prior unanimous written consent of all of Borrower’s partners, members, or shareholders, as applicable, and, if applicable, the prior unanimous written consent of 100% of the members of the board of directors or of the board of Managers of Borrower or the SPE Equity Owner, take any of the following actions:

 

(A) File any insolvency, or reorganization case or proceeding, to institute proceedings to have Borrower or any SPE Equity Owner be adjudicated bankrupt or insolvent.

 

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(B) Institute proceedings under any applicable insolvency law.

 

(C) Seek any relief under any law relating to relief from debts or the protection of debtors.

 

(D) Consent to the filing or institution of bankruptcy or insolvency proceedings against Borrower or any SPE Equity Owner.

 

(E) File a petition seeking, or consent to, reorganization or relief with respect to Borrower or any SPE Equity Owner under any applicable federal or state law relating to bankruptcy or insolvency.

 

(F) Seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official for Borrower or a substantial part of its property or for any SPE Equity Owner or a substantial part of its property.

 

(G) Make any assignment for the benefit of creditors of Borrower or any SPE Equity Owner.

 

(H) Admit in writing Borrower’s or any SPE Equity Owner’s inability to pay its debts generally as they become due.

 

(I) Take action in furtherance of any of the foregoing.

 

(vii) It will not amend or restate its organizational documents if such change would cause the provisions set forth in those organizational documents not to comply with the requirements set forth in this Section 6.13.

 

(viii) It will not own any subsidiary or make any investment in, any other Person.

 

(ix) It will not commingle its assets with the assets of any other Person and will hold all of its assets in its own name.

 

(x) It will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than the following:

 

(A) The Indebtedness and any further indebtedness as described in Section 11.11 with regard to Supplemental Instruments.

 

(B) Customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of 2% of the original principal amount of the Indebtedness and are paid within 60 days of the date incurred.

 

(C) through (F) are reserved.

 

(xi) It will maintain its records, books of account, bank accounts, financial statements, accounting records and other entity documents separate and apart from those of any other Person and will not list its assets as assets on the financial statement of any other Person; provided, however, that Borrower’s assets may be included in a consolidated financial statement of its Affiliate provided that (A) appropriate notation will be made on such consolidated financial statements to indicate the separateness of Borrower from such Affiliate and to indicate that Borrower’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person, and (B) such assets will also be listed on Borrower’s own separate balance sheet.

 

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(xii) Except for capital contributions or capital distributions permitted under the terms and conditions of its organizational documents, it will only enter into any contract or agreement with any general partner, member, shareholder, principal or Affiliate of Borrower or any Guarantor, or any general partner, member, principal or Affiliate thereof, upon terms and conditions that are commercially reasonable and substantially similar to those that would be available on an arm’s-length basis with third parties.

 

(xiii) It will not maintain its assets in such a manner that will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other Person.

 

(xiv) It will not assume or guaranty (excluding any guaranty that has been executed and delivered in connection with the Note) the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person.

 

(xv) It will not make or permit to remain outstanding any loans or advances to any other Person except for those investments permitted under the Loan Documents and will not buy or hold evidence of indebtedness issued by any other Person (other than cash or investment-grade securities).

 

(xvi) It will file its own tax returns separate from those of any other Person, except to the extent that Borrower is treated as a “disregarded entity” for tax purposes and is not required to file tax returns under applicable law, and will pay any taxes required to be paid under applicable law.

 

(xvii) It will hold itself out to the public as a legal entity separate and distinct from any other Person and conduct its business solely in its own name, will correct any known misunderstanding regarding its separate identity and will not identify itself or any of its Affiliates as a division or department of any other Person.

 

(xviii) It will maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and will pay its debts and liabilities from its own assets as the same become due.

 

(xix) It will allocate fairly and reasonably shared expenses with Affiliates (including shared office space) and use separate stationery, invoices and checks bearing its own name.

 

(xx) It will pay (or cause the Property Manager to pay on behalf of Borrower from Borrower’s funds) its own liabilities (including salaries of its own employees) from its own funds.

 

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(xxi) It will not acquire obligations or securities of its partners, members, shareholders, or Affiliates, as applicable.

 

(xxii) Except as contemplated or permitted by the property management agreement with respect to the Property Manager, it will not permit any Affiliate or constituent party independent access to its bank accounts.

 

(xxiii) It will maintain a sufficient number of employees (if any) in light of its contemplated business operations and pay the salaries of its own employees, if any, only from its own funds.

 

(xxiv) If such entity is a single member limited liability company, such entity will satisfy each of the following conditions:

 

(A) Be formed and organized under Delaware law.

 

(B) Have either one springing member that is a corporation or two springing members who are natural persons. If there is more than one springing member, only one springing member will be the sole member of Borrower or SPE Equity Owner (as applicable) at any one time, and the second springing member will become the sole member only upon the first springing member ceasing to be a member.

 

(C) Otherwise comply with all Rating Agencies’ criteria for single member limited liability companies (including the delivery of Delaware single member limited liability company opinions acceptable in all respects to Lender).

 

(D) At all times Borrower or SPE Equity Owner (as applicable) will have one and only one member.

 

(xxv) If such entity is a single member limited liability company that is board-managed, such entity will have a board of Managers separate from that of Guarantor and any other Person and will cause its board of Managers to keep minutes of board meetings and actions and observe all other Delaware limited liability company required formalities.

 

(xxvi) If an SPE Equity Owner is required pursuant to this Loan Agreement, if Borrower is (A) a limited liability company with more than one member, then Borrower has and will have at least one member that is an SPE Equity Owner that has satisfied and will satisfy the requirements of Section 6.13(b) and such member is its managing member, or (B) a limited partnership, then all of its general partners are SPE Equity Owners that have satisfied and will satisfy the requirements set forth in Section 6.13(b).

 

(xxvii) Reserved.

 

(xxviii) Reserved.

 

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(b) SPE Equity Owner Requirements . The SPE Equity Owner, if applicable, will at all times since its formation and thereafter comply in its own right (subject to the modifications set forth below), and will cause Borrower to comply, with each of the requirements of a Single Purpose Entity. Upon the withdrawal or the disassociation of an SPE Equity Owner from Borrower, Borrower will immediately appoint a new SPE Equity Owner, whose organizational documents are substantially similar to those of the withdrawn or disassociated SPE Equity Owner, and deliver a new nonconsolidation opinion to Lender in form and substance satisfactory to Lender with regard to nonconsolidation by a bankruptcy court of the assets of each of Borrower and SPE Equity Owner with those of its Affiliates.

 

(i) With respect to Section 6.13(a)(i), the SPE Equity Owner will not engage in any business or activity other than being the managing member or general partner, as the case may be, of Borrower and owning at least 0.5% equity interest in Borrower.

 

(ii) With respect to Section 6.13(a)(ii), the SPE Equity Owner has not and will not acquire or own any assets other than its equity interest in Borrower and personal property related thereto.

 

(iii) With respect to Section 6.13(a)(viii), the SPE Equity Owner will not own any subsidiary or make any investment in any other Person, except for Borrower.

 

(iv) With respect to Section 6.13(a)(x), the SPE Equity Owner has not and will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than (A) customary unsecured payables incurred in the ordinary course of owning Borrower provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of $10,000 and are paid within 60 days of the date incurred, and (B) in its capacity as general partner of Borrower (if applicable).

 

(v) With respect to Section 6.13(a)(xiv), the SPE Equity Owner will not assume or guaranty the debts or obligations of any other Person, hold itself out to be responsible for the debts of another Person, pledge its assets to secure the obligations of any other Person or otherwise pledge its assets for the benefit of any other Person, or hold out its credit as being available to satisfy the obligations of any other Person, except for in its capacity as general partner of Borrower (if applicable).

 

(c) Effect of Transfer on Special Purpose Entity Requirements . Notwithstanding anything to the contrary in this Loan Agreement, no Transfer will be permitted under Article VII unless the provisions of this Section 6.13 are satisfied at all times.

 

6.14 Repairs and Capital Replacements.

 

(a) Completion of Repairs . Borrower will commence any Repairs as soon as practicable after the date of this Loan Agreement and will diligently proceed with and complete such Repairs on or before the Completion Date. All Repairs and Capital Replacements will be completed in a good and workmanlike manner, with suitable materials, and in accordance with good building practices and all applicable laws, ordinances, rules, regulations, building setback lines and restrictions applicable to the Mortgaged Property. Borrower agrees to cause the replacement of any material or work that is defective, unworkmanlike or that does not comply with the requirements of this Loan Agreement, as determined by Lender.

 

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(b) Purchases . Without the prior written consent of Lender, no materials, machinery, equipment, fixtures or any other part of the Repairs or Capital Replacements will be purchased or installed under conditional sale contracts or lease agreements, or any other arrangement wherein title to such Repairs or Capital Replacements is retained or subjected to a purchase money security interest, or the right is reserved or accrues to anyone to remove or repossess any such Repairs or Capital Replacements, or to consider them as personal property.

 

(c) Lien Protection . Borrower will promptly pay or cause to be paid, when due, all costs, charges and expenses incurred in connection with the construction and completion of the Repairs or Capital Replacements, and will keep the Mortgaged Property free and clear of any and all Liens other than the Lien of the Security Instrument and any other junior Lien to which Lender has consented.

 

(d) Adverse Claims . Borrower will promptly advise Lender in writing of any litigation, Liens or claims affecting the Mortgaged Property and of all complaints and charges made by any Governmental Authority that may delay or adversely affect the Repairs or Capital Replacements.

 

6.15 Residential Leases Affecting the Mortgaged Property.

 

(a) Borrower will, promptly upon Lender’s request, deliver to Lender an executed copy of each residential Lease then in effect.

 

(b) All Leases for residential dwelling units will satisfy the following conditions:

 

(i) They will be on forms that are customary for similar multifamily properties in the Property Jurisdiction.

 

(ii) They will be for initial terms of at least 6 months and not more than 2 years (unless otherwise approved in writing by Lender).

 

(iii) They will not include any Corporate Leases (unless otherwise approved in writing by Lender).

 

(iv) They will not include options to purchase.

 

(c) If Borrower is a cooperative housing corporation or association, notwithstanding anything to the contrary contained in this Loan Agreement, so long as Borrower remains a cooperative housing corporation or association and is not in breach of any covenant of this Loan Agreement, Lender consents to each of the following:

 

(i) The execution of Leases for terms in excess of 2 years to a tenant shareholder of Borrower, so long as such Leases, including proprietary Leases, are and will remain subordinate to the Lien of the Security Instrument.

 

(ii) The surrender or termination of such Leases where the surrendered or terminated Lease is immediately replaced or where Borrower makes its best efforts to secure such immediate replacement by a newly-executed Lease of the same apartment to a tenant shareholder of Borrower. However, no consent is given by Lender to any execution, surrender, termination or assignment of a Lease under terms that would waive or reduce the obligation of the resulting tenant shareholder under such Lease to pay cooperative assessments in full when due or the obligation of the former tenant shareholder to pay any unpaid portion of such assessments.

 

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6.16 Litigation; Government Proceedings. Borrower will give prompt Notice to Lender of any litigation or governmental proceedings pending or, to the best of Borrower’s knowledge, threatened in writing against Borrower or any Borrower Principal which might have a Material Adverse Effect. As and when requested by Lender, Borrower will provide Lender with written updates on the status of all litigation proceedings affecting Borrower or any Borrower Principal.

 

6.17 Further Assurances and Estoppel Certificates; Lender’s Expenses. Within 10 days after a request from Lender, in Lender’s Discretion, Borrower will take each of the following actions:

 

(a) Deliver to Lender a written statement, signed and acknowledged by Borrower, certifying to Lender or any Person designated by Lender, as of the date of such statement: (i) that the Loan Documents are unmodified and in full force and effect (or, if there have been modifications, that the Loan Documents are in full force and effect as modified and setting forth such modifications), (ii) the unpaid principal balance of the Note, (iii) the date to which interest under the Note has been paid, (iv) that Borrower is not in default in paying the Indebtedness or in performing or observing any of the covenants or agreements contained in this Loan Agreement or any of the other Loan Documents (or, if Borrower is in default, describing such default in reasonable detail), (v) whether there are any then-existing setoffs or defenses known to Borrower against the enforcement of any right or remedy of Lender under the Loan Documents, and (vi) any additional facts requested by Lender.

 

(b) Execute, acknowledge and/or deliver, at its sole cost and expense, all further acts, deeds, conveyances, assignments, estoppel certificates, financing statements or amendments, transfers and assurances as Lender may require from time to time in order to better assure, grant and convey to Lender the rights intended to be granted, now or in the future, to Lender under this Loan Agreement and the Loan Documents or in connection with Lender’s consent rights under Article VII.

 

Borrower acknowledges and agrees that, in connection with each request by Borrower under this Loan Agreement or any Loan Document, Borrower will pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender and Loan Servicer, including any fees charged by the Rating Agencies, if applicable, regardless of whether the matter is approved, denied or withdrawn. Any amounts payable by Borrower under this Loan Agreement will be deemed a part of the Indebtedness, will be secured by the Security Instrument and will bear interest at the Default Rate if not fully paid within 10 days of written demand for payment.

 

6.18 Cap Collateral. Reserved.

 

6.19 Ground Lease. Reserved.

 

6.20 ERISA Requirements.

 

(a) Borrower will not engage in any transaction which would cause an obligation, or action taken or to be taken under this Loan Agreement (or the exercise by Lender of any of its rights under the Note, this Loan Agreement or any of the other Loan Documents) to be a non-exempt prohibited transaction under ERISA or Section 4975 of the Tax Code.

 

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(b) Borrower will deliver to Lender such certifications or other evidence from time to time throughout the term of this Loan Agreement, as requested by Lender in Lender’s Discretion, confirming each of the following:

 

(i) Borrower is not an “employee benefit plan” as defined in Section 3(3) of ERISA, which is subject to Title I of ERISA, a “plan” to which Section 4975 of the Tax Code applies, or an entity whose underlying assets constitute “plan assets” of one or more of such plans.

 

(ii) Borrower is not a “governmental plan” within the meaning of Section 3(32) of ERISA.

 

(iii) Borrower is not subject to state statutes regulating investments or fiduciary obligations with respect to governmental plans.

 

(iv) One or more of the following circumstances is true:

 

(A) Equity interests in Borrower are publicly offered securities within the meaning of 29 C.F.R. Section 2510.3-101(b)(2), as amended from time to time or any successor provision.

 

(B) Less than 25% of each outstanding class of equity interests in Borrower are held by “benefit plan investors” within the meaning of Section 3(42) of ERISA, as amended from time to time or any successor provision.

 

(C) Borrower qualifies as either an “operating company” or a “real estate operating company” within the meaning of 29 C.F.R. Section 2510.3-101(c) or (e), as either may be amended from time to time or any successor provisions, or is an investment company registered under the Investment Company Act of 1940.

 

6.21 through 6.46 are reserved.

 

ARTICLE VII TRANSFERS OF THE MORTGAGED PROPERTY OR INTERESTS IN BORROWER.

 

Upon the occurrence of a Transfer prohibited by or requiring Lender’s approval (if applicable) under this Article VII, Lender may, in Lender’s Discretion, by Notice to Borrower and the proposed transferee(s), modify or render void, any or all of the negotiated modifications to the Loan Documents (and/or deferral of deposits to Reserve Funds) as a condition to Lender’s consent to the proposed Transfer.

 

7.01 Permitted Transfers. The occurrence of any of the following Transfers will not constitute an Event of Default under this Loan Agreement, notwithstanding any provision of Section 7.02 to the contrary:

 

(a) A Transfer to which Lender has consented.

 

(b) A Transfer that is not a prohibited Transfer pursuant to Section 7.02.

 

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(c) A Transfer that is conditionally permitted pursuant to Section 7.03 upon the satisfaction of all applicable conditions.

 

(d) The grant of a leasehold interest in an individual dwelling unit for a term of 2 years or less (or longer if approved by Lender in writing) not containing an option to purchase.

 

(e) Entering into any New Non-Residential Lease, or modifying or terminating any Non-Residential Lease, in each case in compliance with Section 6.04.

 

(f) A Condemnation with respect to which Borrower satisfies the requirements of Section 6.11.

 

(g) A Transfer of obsolete or worn out Personalty or Fixtures that are contemporaneously replaced by items of equal or better function and quality, which are free of Liens, encumbrances and security interests other than those created by the Loan Documents or consented to by Lender.

 

(h) The creation of a mechanic’s, materialmen’s, or judgment Lien against the Mortgaged Property, which is released of record, bonded, or otherwise remedied to Lender’s satisfaction within 60 days of the date of creation; provided, however, if Borrower is diligently prosecuting such release or other remedy and advises Lender that such release or remedy cannot be consummated within such 60-day period, Borrower will have an additional period of time (not exceeding 120 days from the date of creation or such earlier time as may be required by applicable law in which the lienor must act to enforce the Lien) within which to obtain such release of record or consummate such other remedy.

 

(i) If Borrower is a housing cooperative corporation or association, the Transfer of the shares in the housing cooperative or the assignment of the occupancy agreements or Leases relating thereto to tenant shareholders of the housing cooperative or association.

 

(j) A Supplemental Instrument that complies with Section 11.11(if applicable) or Defeasance that complies with Section 11.12(if applicable).

 

(k) If applicable, a Preapproved Intrafamily Transfer that satisfies the requirements of Section 7.04.

 

7.02 Prohibited Transfers. The occurrence of any of the following Transfers will constitute an Event of Default under this Loan Agreement:

 

(a) A Transfer of all or any part of the Mortgaged Property or any interest in the Mortgaged Property, including the grant, creation or existence of any Lien on the Mortgaged Property, whether voluntary, involuntary or by operation of law, and whether or not such Lien has priority over the Lien of the Security Instrument, other than the Lien of the Security Instrument or, if this Loan Agreement is entered into in connection with a Supplemental Loan, the Lien of the Senior Instrument, or any other Lien to which Lender has consented.

 

(b) A Transfer or series of Transfers of any legal or equitable interest of any Guarantor which owns a direct or indirect interest in Borrower that result(s) in such Guarantor no longer owning any direct or indirect interest in Borrower.

 

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(c) A Transfer or series of Transfers of any legal or equitable interest since the Closing Date that result(s) in a change of more than 50% of the ownership interests (or beneficial interests, if the applicable entity is a trust) in Borrower or any Designated Entity for Transfers.

 

(d) A Transfer of any general partnership interest in a partnership, or any manager interest (whether a member manager or nonmember manager) in a limited liability company, or a change in the trustee of a trust other than as permitted in Section 7.04, if such partnership, limited liability company, or trust, as applicable, is Borrower or a Designated Entity for Transfers.

 

(e) If Borrower or any Designated Entity for Transfers is a corporation whose outstanding voting stock is held by 100 or more shareholders, one or more Transfers by a single transferor within a 12-month period affecting an aggregate of 10% or more of that stock.

 

(f) The grant, creation or existence of any Lien, whether voluntary, involuntary or by operation of law, and whether or not such Lien has priority over the Lien of the Security Instrument, on any ownership interest in Borrower or any Designated Entity for Transfers, if the foreclosure of such Lien would result in a Transfer prohibited under Sections 7.02(b), (c), (d), or (e).

 

(g) If Borrower is a trust (i) the termination or revocation of the trust, or (ii) the removal, appointment or substitution of a trustee of the trust.

 

(h) Reserved.

 

(i) Reserved.

 

(j) Reserved.

 

7.03 Conditionally Permitted Transfers. The occurrence of any of the following Transfers will not constitute a prohibited Transfer under Section 7.02, provided that Borrower has complied with all applicable specified conditions in this Section.

 

(a) Transfer by Devise, Descent or Operation of Law . Upon the death of a natural person, a Transfer which occurs by devise, descent, or by operation of law to one or more Immediate Family Members of such natural person or to a trust or family conservatorship established for the benefit of such Immediate Family Members (each a “ Beneficiary ”), provided that each of the following conditions is satisfied:

 

(i) The Property Manager continues to be responsible for the management of the Mortgaged Property, and such Transfer will not result in a change in the day-to-day operations of the Mortgaged Property.

 

(ii) Lender receives confirmation acceptable to Lender, in Lender’s Discretion, that Borrower continues to satisfy the requirements of Section 6.13.

 

(iii) Each Guarantor executes such documents and agreements as Lender requires in Lender’s Discretion to evidence and effect the ratification of each Guaranty, or in the event of the death of any Guarantor, Borrower causes one of the following to occur:

 

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(A) One or more Persons acceptable to Lender, in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) The estate of the deceased Guarantor immediately ratifies the Guaranty in writing, and within 6 months after the date of the death of the deceased Guarantor one or more Persons, acceptable to Lender in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(iv) Borrower gives Lender Notice of such Transfer together with copies of all documents effecting such Transfer not more than 30 calendar days after the date of such Transfer, and contemporaneously with the Notice, takes each of the following additional actions:

 

(A) Borrower reaffirms the representations and warranties under Article V.

 

(B) Borrower satisfies Lender, in Lender’s Discretion, that the Beneficiary’s organization, credit and experience in the management of similar properties are appropriate to the overall structure and documentation of the existing financing.

 

(v) Borrower or Beneficiary causes to be delivered to Lender such legal opinions as Lender deems necessary, in Lender’s Discretion, including a nonconsolidation opinion (if a nonconsolidation opinion was delivered on the Closing Date and if required by Lender), an opinion that the ratification of the Loan Documents and Guaranty (if applicable) have been duly authorized, executed, and delivered and that the ratification documents and Guaranty (if applicable) are enforceable as the obligations of Borrower, Beneficiary or Guarantor, as applicable.

 

(vi) Borrower (A) pays the Transfer Processing Fee to Lender, and (B) pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with such Transfer; provided, however, that Lender will not be entitled to collect a Transfer Fee.

 

(b) Easement, Restrictive Covenant or Other Encumbrance . The grant of an easement, restrictive covenant or other encumbrance, provided that each of the following conditions is satisfied:

 

(i) Borrower provides Lender with at least 30 days prior Notice of the proposed grant.

 

(ii) Prior to the grant, Lender determines, in Lender’s Discretion, that the easement, restrictive covenant or other encumbrance will not materially affect the operation or value of the Mortgaged Property or Lender’s interest in the Mortgaged Property.

 

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(iii) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with reviewing Borrower’s request for Lender’s review of such grant of easement, restrictive covenant or other encumbrance; provided, however, that Lender will not be entitled to collect a Transfer Fee.

 

(iv) If the Note is held by a REMIC trust, Lender may require an opinion of counsel which meets each of the following requirements:

 

(A) The counsel providing the opinion is acceptable to Lender.

 

(B) The opinion is addressed to Lender.

 

(C) The opinion is paid for by Borrower.

 

(D) The opinion is in form and substance satisfactory to Lender in its sole and absolute discretion.

 

(E) The opinion confirms each of the following:

 

(1) The grant of such easement has been effected in accordance with the requirements of Treasury Regulation Section 1.860G-2(a)(8) (as such regulation may be modified, amended or replaced from time to time).

 

(2) The qualification and status of the REMIC trust as a REMIC will not be adversely affected or impaired as a result of such grant.

 

(3) The REMIC trust will not incur a tax under Section 860G(d) of the Tax Code as a result of such grant.

 

(c) Publicly-Held Fund or Publicly-Held Real Estate Investment Trust . If a Designated Entity for Transfers is a publicly-held fund or a publicly-held real estate investment trust, either of the following:

 

(i) The public issuance of common stock, convertible debt, equity or other similar securities (“ Public Fund/REIT Securities ”) and the subsequent Transfer of such Public Fund/REIT Securities.

 

(ii) The acquisition by a single Public Fund/REIT Securities holder of an ownership percentage of 10% or more in the Designated Entity for Transfers, if Borrower provides notice of that acquisition to Lender within 30 days following the acquisition.

 

(d) Transaction Specific Transfers .

 

(i) through (v) are reserved.

 

(vi) Limited Partner or Non-Managing Member Transfer . A Transfer that results in the cumulative Transfer of more than 50% and up to 100% of the non-managing membership interests in or the limited partnership interests in Borrower or any Designated Entity for Transfer (“ Investor Interests ”) to third party transferees (“ Investor Interest Transfer ”), provided that each of the following conditions is satisfied:

 

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(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Investor Interest Transfer.

 

(B) At the time of the proposed Investor Interest Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Following the Investor Interest Transfer, Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Investor Interest Transfer and there is no change in the Guarantor, if applicable.

 

(D) The Investor Interest Transfer does not result in a Transfer of the type described in Section 7.02(b).

 

(E) At any time that one Person acquires 25% or more of the aggregate of direct or indirect Investor Interests as a result of the Investor Interest Transfer, Borrower must meet the following additional requirements:

 

(1) Borrower pays to Lender the Transfer Processing Fee at the time the Borrower provides Lender with the Notice set forth in Section 7.03(d)(vi)(A).

 

(2) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Investor Interest Transfer.

 

(3) Lender receives confirmation acceptable to Lender that (X) the requirements of Section 6.13 continue to be satisfied, and (Y) the term of existence of the holder of 25% or more of the Investor Interests after the Investor Interest Transfer (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

(4) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Investor Interest Transfer and copies of the then-current organizational documents of Borrower and the entity in which Investor Interests were transferred, if different from Borrower, including any amendments.

 

(5) Each transferee with an interest of 25% or more delivers to Lender a certification that each of the following is true:

 

(X) He/she/it has not been convicted of fraud or a crime involving moral turpitude (or if an entity, then no principal of such entity has been convicted of fraud or a crime involving moral turpitude).

 

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(Y) He/she/it has not been involved in a bankruptcy or reorganization within the ten years preceding the date of the Investor Interest Transfer.

 

(6) Borrower delivers to Lender searches confirming that no transferee with an interest of 25% or more is on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(7) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Investor Interest Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

(vii) through (ix) are reserved.

 

(e) through (i) are reserved.

 

7.04 Preapproved Intrafamily Transfers. The occurrence of a Transfer of more than a 50% interest in Borrower or a Designated Entity for Transfers as set forth in this Section will be considered to be a “ Preapproved Intrafamily Transfer provided that each of the conditions set forth in Sections 7.04(a) and (b) is satisfied:

 

(a) Type of Transfer . The Transfer is one of the following:

 

(i) A sale or transfer to one or more of the transferor’s Immediate Family Members.

 

(ii) A sale or transfer to any trust having as its sole beneficiaries the transferor and/or one or more of the transferor’s Immediate Family Members.

 

(iii) A sale or transfer from a trust to any one or more of its beneficiaries who are the settlor and/or Immediate Family Members of the settlor of the trust.

 

(iv) The substitution or replacement of the trustee of any trust with a trustee who is an Immediate Family Member of the settlor of the trust.

 

(v) A sale or transfer from a natural person to an entity owned and under the Control of the transferor or the transferor’s Immediate Family Members.

 

(b) Conditions . The Preapproved Intrafamily Transfer satisfies each of the following conditions:

 

(i) Borrower must provide Lender with 30 days prior Notice of the proposed Preapproved Intrafamily Transfer.

 

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(ii) Following the Transfer, Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Transfer and there is no change in the Guarantor, if applicable.

 

(iii) At the time of the Preapproved Intrafamily Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(iv) At any time that one Person acquires 25% or more of the aggregate of direct or indirect interests in Borrower or a Designated Entity for Transfers as a result of the Preapproved Intrafamily Transfer, Borrower must meet the following additional requirements:

 

(A) Borrower must pay to Lender the Transfer Processing Fee at the time the Borrower provides Lender with the Notice set forth in Section 7.04(b)(i).

 

(B) Borrower must pay or reimburse Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Preapproved Intrafamily Transfer.

 

(C) Borrower must deliver to Lender organizational charts reflecting the structure of Borrower prior to and after the Preapproved Intrafamily Transfer, together with copies of the then-current organizational documents of Borrower and any other entity in which interests were transferred, including any amendments made in connection with the Preapproved Intrafamily Transfer.

 

(D) Each transferee with an interest of 25% or more must deliver to Lender a certification that each of the following is true:

 

(1) He/she/it has not been convicted of fraud or a crime involving moral turpitude (or if an entity, then no principal of such entity has been convicted of fraud or a crime involving moral turpitude).

 

(2) He/she/it has not been involved in a bankruptcy or reorganization within the 10 years preceding the date of the Preapproved Intrafamily Transfer.

 

(E) Borrower must deliver to Lender searches confirming that no transferee with an interest of 25% or more is on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(F) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Preapproved Intrafamily Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower must deliver to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

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7.05 Lender’s Consent to Prohibited Transfers.

 

(a) Conditions for Lender’s Consent . With respect to a Transfer that would otherwise constitute an Event of Default under this Article VII, Lender will consent, without any adjustment to the rate at which the Indebtedness bears interest or to any other economic terms of the Indebtedness set forth in the Note, provided that, prior to such Transfer, each of the following requirements is satisfied:

 

(i) Borrower has submitted to Lender all information required by Lender to make the determination required by this Section along with the Transfer Processing Fee.

 

(ii) No Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default unless such Transfer would cure the Event of Default.

 

(iii) Lender in Lender’s Discretion has determined that the transferee meets Lender’s eligibility, credit, management and other standards (including any standards with respect to previous relationships between Lender and the transferee).

 

(iv) Lender in Lender’s Discretion has determined that the transferee’s organization, credit and experience in the management of similar properties to be appropriate to the overall structure and documentation of the Loan.

 

(v) Lender in Lender’s Discretion has determined that the Mortgaged Property will be managed by a Property Manager meeting the requirements of Section 6.09(d).

 

(vi) Lender in Lender’s Discretion has determined that the Mortgaged Property, at the time of the proposed Transfer, meets all of Lender’s standards as to its physical condition, occupancy, net operating income and the accumulation of reserves.

 

(vii) Lender in Lender’s Discretion has determined that the transferee and any SPE Equity Owner of such transferee meet the requirements of Section 6.13.

 

(viii) If any Supplemental Instrument is outstanding, Borrower has obtained the consent of each Supplemental Lender, if different from Lender.

 

(ix) In the case of a Transfer of all or any part of the Mortgaged Property, each of the following conditions is satisfied:

 

(A) The transferee executes Lender’s then-standard assumption agreement that, among other things, requires the transferee to perform all obligations of Borrower set forth in the Note, the Security Instrument, this Loan Agreement and any other Loan Document, and may require that the transferee comply with any provisions of this Loan Agreement or any other Loan Document which previously may have been waived or modified by Lender.

 

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(B) If Lender requires, the transferee causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a Guaranty in a form acceptable to Lender.

 

(C) The transferee executes such additional documentation (including filing financing statements, as applicable) as Lender may require.

 

(x) In the case of a Transfer of any interest in Borrower or a Designated Entity for Transfers, if a Guarantor requests that Lender release the Guarantor from its obligations under a Guaranty executed and delivered in connection with the Note, this Loan Agreement or any of the other Loan Documents, then Borrower causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a Guaranty in a form acceptable to Lender.

 

(xi) Lender has received such legal opinions as Lender deems necessary, including a nonconsolidation opinion (if a nonconsolidation opinion was delivered on the Closing Date and if required by Lender), an opinion that the assignment and assumption of the Loan Documents has been duly authorized, executed, and delivered and that the assignment documents and the Loan Documents are enforceable as the obligations of Borrower, transferee and Guarantor, as applicable.

 

(xii) Lender collects all costs, including the cost of all title searches, title insurance and recording costs, and all Attorneys’ Fees and Costs incurred in reviewing the Transfer request and any fees charged by the Rating Agencies, if applicable.

 

(xiii) At the time of the Transfer, Borrower pays the Transfer Fee to Lender.

 

(xiv) The Transfer will not occur during any Extension Period, if applicable.

 

(xv) Reserved.

 

(b) Continuing Liability of Borrower . If Borrower requests a release of its liability under the Loan Documents in connection with a Transfer of all of Borrower’s interest in the Mortgaged Property, and Lender approves the Transfer pursuant to Section 7.05(a), then one of the following will apply:

 

(i) If Borrower delivers to Lender a current Site Assessment which (A) is dated within 90 days prior to the date of the proposed Transfer, and (B) evidences no presence of Hazardous Materials on the Mortgaged Property and no other Prohibited Activities or Conditions with respect to the Mortgaged Property (“ Clean Site Assessment ”), then Lender will release Borrower from all of Borrower’s obligations under the Loan Documents except for any liability under Section 6.12 or Section 10.02(b) with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(ii) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i), then Lender will release Borrower from all of Borrower’s obligations under the Loan Documents except for liability under Section 6.12 or Section 10.02(b).

 

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(c) Continuing Liability of Guarantor . If Guarantor requests a release of its liability under the Guaranty in connection with a Transfer which is permitted, preapproved, or approved by Lender pursuant to this Article VII, and Borrower has provided a replacement Guarantor acceptable to Lender under the terms of Section 7.05(a)(ix)(B), then one of the following will apply:

 

(i) If Borrower delivers to Lender a Clean Site Assessment, then Lender will release Guarantor from all of Guarantor’s obligations except Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 or Section 10.02(b) with respect to any loss, liability, damage, claim, cost or expense which directly or indirectly arises from or relates to any Prohibited Activities or Conditions existing prior to the date of the Transfer.

 

(ii) If Borrower does not deliver a Clean Site Assessment as described in Section 7.05(b)(i), then Lender will release Guarantor from all of Guarantor’s obligations except for Guarantor’s obligation to guaranty Borrower’s liability under Section 6.12 or Section 10.02(b).

 

7.06 SPE Equity Owner Requirement Following Transfer. Following any Transfer pursuant to this Article VII, Borrower must satisfy the applicable conditions regarding an SPE Equity Owner set forth in Section 6.13(a)(xxvi) of this Loan Agreement.

 

7.07 Additional Transfer Requirements - External Cap Agreement.

 

(a) Continuation of Cap Agreement . If a Transfer of all or part of the Mortgaged Property permitted by this Loan Agreement occurs, Borrower will ensure that any third-party Cap Agreement is transferred to the applicable transferee or, if the Cap Agreement is not transferable, Borrower will replace the third-party Cap Agreement in accordance with Lender’s then-current requirements.

 

(b) Establishment or Modification of Rate Cap Agreement Reserve Fund

 

(i) If the third-party Cap Agreement which will be in place immediately following the Transfer is scheduled to expire prior to the Maturity Date, Lender may require Borrower to establish a Rate Cap Agreement Reserve Fund.

 

(ii) If Borrower has previously established a Rate Cap Agreement Reserve Fund, then Lender will determine whether the balance of any existing Rate Cap Agreement Reserve Fund is sufficient under then-current market conditions to purchase a Replacement Cap Agreement, and may then take any of the following actions:

 

(A) Lender may require Borrower to make an additional deposit into the Rate Cap Agreement Reserve Fund.

 

(B) If funding of the Rate Cap Agreement Reserve Fund has been deferred, Lender may require Borrower to begin making monthly deposits into the Rate Cap Agreement Reserve Fund.

 

(C) Lender may require Borrower to increase the amount of monthly deposits to the Rate Cap Agreement Reserve Fund.

 

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7.08 Reserved.

 

7.09 Reserved.

 

ARTICLE VIII SUBROGATION.

 

If, and to the extent that, the proceeds of the Loan, or subsequent advances under Section 9.02, are used to pay, satisfy or discharge a Prior Lien, such Loan proceeds or advances will be deemed to have been advanced by Lender at Borrower’s request, and Lender will automatically, and without further action on its part, be subrogated to the rights, including Lien priority, of the owner or holder of the obligation secured by the Prior Lien, whether or not the Prior Lien is released.

 

ARTICLE IX EVENTS OF DEFAULT AND REMEDIES.

 

9.01 Events of Default. The occurrence of any one or more of the following will constitute an Event of Default under this Loan Agreement:

 

(a) Borrower fails to pay or deposit when due any amount required by the Note, this Loan Agreement or any other Loan Document.

 

(b) Borrower fails to maintain the Insurance coverage required by Section 6.10.

 

(c) Borrower or any SPE Equity Owner fails to comply with the provisions of Section 6.13 or if any of the assumptions contained in any nonconsolidation opinions delivered to Lender at any time is or becomes untrue in any material respect.

 

(d) Borrower or any SPE Equity Owner, any of its officers, directors, trustees, general partners or managers or any Guarantor commits fraud or a material misrepresentation or material omission in connection with: (i) the application for or creation of the Indebtedness, (ii) any financial statement, Rent Schedule, or other report or information provided to Lender during the term of the Indebtedness, or (iii) any request for Lender’s consent to any proposed action, including a request for disbursement of funds under this Loan Agreement.

 

(e) Borrower fails to comply with the Condemnation provisions of Section 6.11.

 

(f) A Transfer occurs that violates the provisions of Article VII, whether or not any actual impairment of Lender’s security results from such Transfer.

 

(g) A forfeiture action or proceeding, whether civil or criminal, is commenced which could result in a forfeiture of the Mortgaged Property or otherwise materially impair the Lien created by the Security Instrument or Lender’s interest in the Mortgaged Property.

 

(h) Borrower fails to perform any of its obligations under this Loan Agreement (other than those specified in Section 9.01), as and when required, which failure continues for a period of 30 days after Notice of such failure by Lender to Borrower. However, if Borrower’s failure to perform its obligations as described in this Section 9.01(h) is of the nature that it cannot be cured within the 30 day cure period after such Notice from Lender but reasonably could be cured within 90 days, then Borrower will have additional time as determined by Lender in Lender’s Discretion, not to exceed an additional 60 days, in which to cure such default, provided that Borrower has diligently commenced to cure such default during the initial 30 day cure period and diligently pursues the cure of such default. However, no such Notice or cure periods will apply in the case of any such failure which could, in Lender’s judgment, absent immediate exercise by Lender of a right or remedy under this Loan Agreement, result in harm to Lender, danger to tenants or third parties, or impairment of the Note, the Security Instrument or this Loan Agreement or any other security given under any other Loan Document.

 

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(i) Borrower fails to perform any of its obligations as and when required under any Loan Document other than this Loan Agreement which failure continues beyond the applicable cure period, if any, specified in that Loan Document.

 

(j) The holder of any other debt instrument secured by a mortgage, deed of trust or deed to secure debt on the Mortgaged Property exercises any right to declare all amounts due under that debt instrument immediately due and payable.

 

(k) Any of the following occurs:

 

(i) Borrower or any SPE Equity Owner commences any case, Proceeding or other action under any existing or future law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization, conservatorship or relief of debtors (A) seeking to have an order for relief entered with respect to it, or seeking to adjudicate it bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, winding-up, liquidation, dissolution, composition or other relief with respect to it or its debt, or (B) seeking appointment of a receiver, trustee, custodian, conservator or other similar official for it or for all or any substantial part of its assets.

 

(ii) Any party other than Lender commences any case, Proceeding, or other action of a nature referred to in Section 9.01(k)(i) against Borrower or any SPE Equity Owner which (A) results in the entry of an order for relief or any such adjudication or appointment, or (B) has not been dismissed, discharged or bonded for a period of 90 days.

 

(iii) Any case, Proceeding or other action is commenced against Borrower or any SPE Equity Owner seeking issuance of a warrant of attachment, execution, distraint or similar process against all or any substantial part of its assets which results in the entry of any order by a court of competent jurisdiction for any such relief which is not vacated, discharged, or stayed or bonded pending appeal within 90 days from the entry thereof.

 

(iv) Borrower or any SPE Equity Owner takes any action in furtherance of, or indicating its consent to, approval of, or acquiescence in, any of the acts set forth in Section 9.01(k)(i), (ii) or (iii).

 

(l) Borrower or any SPE Equity Owner has made any representation or warranty in Article V or any other Section of this Loan Agreement that is false or misleading in any material respect.

 

(m) If the Loan is secured by an interest under a Ground Lease, Borrower fails to comply with the provisions of Section 6.19.

 

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(n) If the Loan is a Supplemental Loan, any Event of Default occurs under (i) the Senior Note, the Senior Instrument or any other Senior Loan Document, or (ii) any loan document related to another loan in connection with the Mortgaged Property, regardless of whether Borrower has obtained Supplemental Lender’s approval of the placement of such Lien on the Mortgaged Property. In addition, if the Loan is a Supplemental Loan, as Borrower under both the Supplemental Instrument and the Senior Instrument, Borrower acknowledges and agrees that if there is an Event of Default under the Supplemental Note, the Supplemental Instrument or any other Supplemental Loan Document, such Event of Default will be an Event of Default under the terms of the Senior Instrument and will entitle Senior Lender to invoke any and all remedies permitted to Senior Lender by applicable law, the Senior Note, the Senior Instrument or any of the other Senior Loan Documents.

 

(o) If the Mortgaged Property is subject to any covenants, conditions and/or restrictions, land use restriction agreements or similar agreements, Borrower fails to perform any of its obligations under any such agreement as and when required, and such failure continues beyond any applicable cure period.

 

(p) A Guarantor files for bankruptcy protection under the Bankruptcy Code or a Guarantor voluntarily becomes subject to any reorganization, receivership, insolvency proceeding or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights, or any creditor (other than Lender) of a Guarantor commences any involuntary case against a Guarantor pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights, unless each of the following conditions is satisfied:

 

(i) Borrower or Guarantor provides Notice of such action to Lender within 30 days after the filing of such action.

 

(ii) Either (A) the case is dismissed or discharged within 90 days after filing, or (B) within 90 days following the date of such filing or commencement, the affected Guarantor is replaced with one or more other Persons acceptable to Lender, in Lender’s Discretion, each of whom executes and delivers to Lender a replacement Guaranty in form and content acceptable to Lender, together with such legal opinions as Lender deems necessary.

 

(iii) If Borrower must provide a replacement Guarantor pursuant to Section 9.01(p)(ii), then Borrower pays the Transfer Processing Fee to Lender.

 

(q) With respect to a Guarantor, either of the following occurs:

 

(i) The death of any Guarantor who is a natural person, unless within 30 days following the Guarantor’s death, Borrower causes one of the following to occur:

 

(A) One or more Persons acceptable to Lender, in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) The estate of the deceased Guarantor immediately ratifies the Guaranty in writing, and within 6 months after the date of the death of the deceased Guarantor one or more Persons, acceptable to Lender in Lender’s Discretion, execute(s) and deliver(s) to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

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(ii) The dissolution of any Guarantor who is an entity, unless each of the following conditions is satisfied:

 

(A) Within 30 days following the dissolution of the Guarantor, Borrower causes one or more Persons acceptable to Lender, in Lender’s Discretion, to execute and deliver to Lender a guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, without any cost or expense to Lender.

 

(B) Borrower pays the Transfer Processing Fee to Lender.

 

(r) If a Cap Agreement is required, Borrower fails to provide Lender with a Replacement Cap Agreement prior to the expiration of the then-existing Cap Agreement.

 

(s) through (rr) are reserved.

 

9.02 Protection of Lender’s Security; Security Instrument Secures Future Advances.

 

(a) If Borrower fails to perform any of its obligations under this Loan Agreement or any other Loan Document, or if any action or proceeding is commenced which purports to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Loan Agreement, including eminent domain, insolvency, code enforcement, civil or criminal forfeiture, enforcement of Hazardous Materials Laws, fraudulent conveyance or reorganizations or proceedings involving a bankrupt or decedent, then Lender, in Lender’s Discretion, may make such appearances, file such documents, disburse such sums and take such actions as Lender reasonably deems necessary to perform such obligations of Borrower and to protect Lender’s interest, including: (i) payment of Attorneys’ Fees and Costs, (ii) payment of fees and out-of-pocket expenses of accountants, inspectors and consultants, (iii) entry upon the Mortgaged Property to make Repairs or secure the Mortgaged Property, (iv) procurement of the Insurance required by Section 6.10, (v) payment of amounts which Borrower has failed to pay under Section 6.08, (vi) performance of Borrower’s obligations under Section 6.09, and (vii) advances made by Lender to pay, satisfy or discharge any obligation of Borrower for the payment of money that is secured by a Prior Lien.

 

(b) Any amounts disbursed by Lender under this Section 9.02, or under any other provision of this Loan Agreement that treats such disbursement as being made under this Section 9.02, will be secured by the Security Instrument, will be added to, and become part of, the principal component of the Indebtedness, will be immediately due and payable and will bear interest from the date of disbursement until paid at the Default Rate.

 

(c) Nothing in this Section 9.02 will require Lender to incur any expense or take any action.

 

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9.03 Remedies.

 

(a) Upon an Event of Default, Lender may exercise any or all of its rights and remedies provided under the Loan Documents and Borrower will pay all costs associated therewith, including Attorneys’ Fees and Costs.

 

(b) Each right and remedy provided in this Loan Agreement is distinct from all other rights or remedies under this Loan Agreement or any other Loan Document or afforded by applicable law or equity, and each will be cumulative and may be exercised concurrently, independently or successively, in any order. Lender’s exercise of any particular right or remedy will not in any way prevent Lender from exercising any other right or remedy available to Lender. Lender may exercise any such remedies from time to time and as often as Lender chooses.

 

(c) Lender will have all remedies available to Lender under Revised Article 9 of the Uniform Commercial Code of the Property Jurisdiction, the Loan Documents and under applicable law.

 

(d) Lender may also retain (i) all money in the Reserve Funds, including interest, and (ii) any Cap Payment, and in Lender’s sole and absolute discretion, may apply such amounts, without restriction and without any specific order of priority, to the payment of any and all Indebtedness.

 

(e) If a claim or adjudication is made that Lender has acted unreasonably or unreasonably delayed acting in any case where, by law or under this Loan Agreement or the other Loan Documents, Lender has an obligation to act reasonably or promptly, then Lender will not be liable for any monetary damages, and Borrower’s sole remedy will be limited to commencing an action seeking injunctive relief or declaratory judgment. Any action or proceeding to determine whether Lender has acted reasonably will be determined by an action seeking declaratory judgment.

 

(f) Reserved.

 

9.04 Forbearance.

 

(a) Lender may (but will not be obligated to) agree with Borrower, from time to time, and without giving Notice to, or obtaining the consent of, or having any effect upon the obligations of, any Guarantor or other third party obligor, to take any of the following actions:

 

(i) Extend the time for payment of all or any part of the Indebtedness.

 

(ii) Reduce the payments due under this Loan Agreement, the Note or any other Loan Document.

 

(iii) Release anyone liable for the payment of any amounts under this Loan Agreement, the Note or any other Loan Document.

 

(iv) Accept a renewal of the Note.

 

(v) Modify the terms and time of payment of the Indebtedness.

 

(vi) Join in any extension or subordination agreement.

 

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(vii) Release any portion of the Mortgaged Property.

 

(viii) Take or release other or additional security.

 

(ix) Modify the rate of interest or period of amortization of the Note or change the amount of the monthly installments payable under the Note.

 

(x) Otherwise modify this Loan Agreement, the Note or any other Loan Document.

 

(b) Any forbearance by Lender in exercising any right or remedy under the Note, this Loan Agreement or any other Loan Document or otherwise afforded by applicable law, will not be a waiver of or preclude the exercise of any other right or remedy, or the subsequent exercise of any right or remedy. The acceptance by Lender of payment of all or any part of the Indebtedness after the due date of such payment, or in an amount which is less than the required payment, will not be a waiver of Lender’s right to require prompt payment when due of all other payments on account of the Indebtedness or to exercise any remedies for any failure to make prompt payment. Enforcement by Lender of any security for the Indebtedness will not constitute an election by Lender of remedies so as to preclude the exercise of any other right available to Lender. Lender’s receipt of any awards or proceeds under Sections 6.10 and 6.11 will not operate to cure or waive any Event of Default.

 

9.05 Waiver of Marshalling. Notwithstanding the existence of any other security interests in the Mortgaged Property held by Lender or by any other party, Lender will have the right to determine the order in which any or all of the Mortgaged Property will be subjected to the remedies provided in this Loan Agreement or any other Loan Document or applicable law. Lender will have the right to determine the order in which any or all portions of the Indebtedness are satisfied from the proceeds realized upon the exercise of such remedies. Borrower and any party who now or in the future acquires a security interest in the Mortgaged Property and who has actual or constructive notice of the Security Instrument waives any and all right to require the marshalling of assets or to require that any of the Mortgaged Property be sold in the inverse order of alienation or that any of the Mortgaged Property be sold in parcels or as an entirety in connection with the exercise of any of the remedies permitted by applicable law or provided in this Loan Agreement.

 

ARTICLE X RELEASE; INDEMNITY.

 

10.01 Release. Borrower covenants and agrees that, in performing any of its duties under this Loan Agreement, none of Lender, Loan Servicer or any of their respective agents or employees will be liable for any losses, claims, damages, liabilities and expenses that may be incurred by any of them as a result of such performance, except that no party will be released from liability for any losses, claims, damages, liabilities or expenses arising out of the willful misconduct or gross negligence of such party.

 

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10.02 Indemnity.

 

(a) General Indemnity . Borrower agrees to indemnify, hold harmless and defend Lender, including any custodian, trustee and other fiduciaries who hold or have held a full or partial interest in the Loan for the benefit of third parties, any prior owner or holder of the Note, the Loan Servicer, any prior Loan Servicer, the officers, directors, shareholders, partners, employees and trustees of each of the foregoing, and the heirs, legal representatives, successors and assigns of each of the foregoing (collectively, “ Indemnitees ”) against any and all losses, claims, damages, liabilities and expenses including Attorneys’ Fees and Costs, which may be imposed or incurred by any of them directly or indirectly arising out of, or in any way relating to, or as a result of: (i) any failure of the Mortgaged Property to comply with the laws, regulations, ordinance, code or decree of any Governmental Authority, including those pertaining to the Americans with Disabilities Act, zoning, occupancy and subdivision of real property, (ii) any obligation of Borrower under any Lease, and (iii) any accident, injury or death to any natural person on the Mortgaged Property or any damage to personal property located on the Mortgaged Property, except that no such party will be indemnified from liability for any losses, claims, damages, liabilities or expenses arising out of the willful misconduct or gross negligence of such party.

 

(b) Environmental Indemnity . Borrower agrees to indemnify, hold harmless and defend Indemnitees from and against all proceedings, claims, damages, penalties and costs (whether initiated or sought by Governmental Authorities or private parties), including Attorneys’ Fees and Costs and remediation costs, whether incurred in connection with any judicial or administrative process or otherwise, arising directly or indirectly from any of the following:

 

(i) Any breach of any representation or warranty of Borrower in Section 5.05.

 

(ii) Any failure by Borrower to perform any of its obligations under Section 6.12.

 

(iii) The existence or alleged existence of any Prohibited Activity or Condition.

 

(iv) The presence or alleged presence of Hazardous Materials on or under the Mortgaged Property or in any of the Improvements.

 

(v) The actual or alleged violation of any Hazardous Materials Law.

 

(c) Indemnification Regarding ERISA Covenants . BORROWER WILL INDEMNIFY LENDER AND DEFEND AND HOLD LENDER HARMLESS FROM AND AGAINST ALL CIVIL PENALTIES, EXCISE TAXES, OR OTHER LOSS, COST, DAMAGE AND EXPENSE (INCLUDING REASONABLE ATTORNEYS’ FEES AND COSTS INCURRED IN THE INVESTIGATION, DEFENSE AND SETTLEMENT OF CLAIMS AND LOSSES INCURRED IN CORRECTING ANY PROHIBITED TRANSACTION OR IN THE SALE OF A PROHIBITED LOAN, AND IN OBTAINING ANY INDIVIDUAL PROHIBITED TRANSACTION EXEMPTION UNDER ERISA THAT MAY BE REQUIRED, IN LENDER’S SOLE AND ABSOLUTE DISCRETION) THAT LENDER MAY INCUR, DIRECTLY OR INDIRECTLY, AS A RESULT OF DEFAULT UNDER SECTION 6.20. THIS INDEMNITY WILL SURVIVE ANY TERMINATION, SATISFACTION OR FORECLOSURE OF THE SECURITY INSTRUMENT.

 

(d) Securitization Indemnification .

 

(i) Borrower agrees to indemnify, hold harmless and defend the Indemnified Parties from and against any and all proceedings, losses, claims, damages, liabilities, penalties, costs and expenses (whether initiated or sought by Governmental Authorities or private parties), including Attorneys’ Fees and Costs, which may be incurred by any Indemnified Party (either directly or indirectly), which arise out of, are in any way related to, or are as a result of a claim that the Borrower Information contains an untrue statement of any material fact or the Borrower Information omits to state a material fact necessary in order to make the statements therein, in light of the circumstances under which they are made, not misleading (collectively, the “ Securitization Indemnification ”).

 

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(ii) Borrower will not be liable under the Securitization Indemnification if the claim is based on Borrower Information which Lender has materially misstated or materially misrepresented in the Disclosure Document.

 

(iii) For purposes of this Section 10.02(d):

 

(A) Borrower Information ” includes any information provided at any time to Lender or Loan Servicer by Borrower, any SPE Equity Owner, any Guarantor, any Property Manager or any Affiliates of the foregoing with respect to any of the following:

 

(1) Any Person listed in Section 10.02(d)(iii)(A).

 

(2) The Loan.

 

(3) The Mortgaged Property.

 

Borrower Information includes: (i) representations and warranties made in the Loan Documents, (ii) financial statements of Borrower, any SPE Equity Owner, any Designated Entity for Transfers or any Guarantor, and (iii) operating statements and rent rolls with respect to the Mortgaged Property. Borrower Information does not include any information provided directly to Lender or Loan Servicer by a third party such as an appraiser or an environmental consultant.

 

(B) The term “ Lender ” includes its officers and directors.

 

(C) An “ Issuer Person ” includes all of the following:

 

(1) Any Person that has filed the registration statement, if any, relating to the Securitization, and any Affiliate of such Person.

 

(2) Any Person acting as issuer, depositor, sponsor and/or in a similar capacity with respect to the Securitization, and any Affiliate of such Person.

 

(D) The “ Issuer Group ” includes all of the following:

 

(1) Each director and officer of any Issuer Person.

 

(2) Each entity that Controls any Issuer Person within the meaning of Section 15 of the Securities Act or Section 20 of the Securities Exchange Act.

 

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(E) The “ Underwriter Group ” includes all of the following:

 

(1) Each entity which is acting as an underwriter, manager, placement agent, initial purchaser or in a similar capacity with respect to the Securitization.

 

(2) Each entity that Controls any such entity described in Section 10.02(d)(iii)(E)(1) within the meaning of Section 15 of the Securities Act or Section 20 of the Securities Exchange Act and is acting as an underwriter, manager, placement agent, initial purchaser or in a similar capacity with respect to the Securitization.

 

(3) The directors and officers of the entities described in Section 10.02(d)(iii)(E)(1) and Section 10.02(d)(iii)(E)(2).

 

(F) Indemnified Party ” or “ Indemnified Parties ” means one or more of Lender, Issuer Person, Issuer Group, and Underwriter Group.

 

(e) Selection and Direction of Counsel . Counsel selected by Borrower to defend Indemnitees will be subject to the approval of those Indemnitees. In any circumstances in which the indemnity under this Article X applies, Lender may employ its own legal counsel and consultants to prosecute, defend or negotiate any claim or legal or administrative proceeding and Lender, with the prior written consent of Borrower (which will not be unreasonably withheld, delayed or conditioned) may settle or compromise any action or legal or administrative proceeding. However, unless an Event of Default has occurred and is continuing, or the interests of Borrower and Lender are in conflict, as determined by Lender in Lender’s Discretion, Lender will permit Borrower to undertake the actions referenced in this Article X so long as Lender approves such action, which approval will not be unreasonably withheld or delayed. Borrower will reimburse Lender upon demand for all costs and expenses incurred by Lender, including all costs of settlements entered into in good faith, consultants’ fees and Attorneys’ Fees and Costs.

 

(f) Settlement or Compromise of Claims . Borrower will not, without the prior written consent of those Indemnitees who are named as parties to a claim or legal or administrative proceeding (“ Claim ”), settle or compromise the Claim if the settlement (i) results in the entry of any judgment that does not include as an unconditional term the delivery by the claimant or plaintiff to Lender of a written release of those Indemnitees, satisfactory in form and substance to Lender, or (ii) may materially and adversely affect Lender, as determined by Lender in Lender’s Discretion.

 

(g) Effect of Changes to Loan on Indemnification Obligations . Borrower’s obligation to indemnify the Indemnitees will not be limited or impaired by any of the following, or by any failure of Borrower or any Guarantor to receive notice of or consideration for any of the following:

 

(i) Any amendment or modification of any Loan Document.

 

(ii) Any extensions of time for performance required by any Loan Document.

 

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(iii) Any provision in any of the Loan Documents limiting Lender’s recourse to property securing the Indebtedness, or limiting the personal liability of Borrower or any other party for payment of all or any part of the Indebtedness.

 

(iv) The accuracy or inaccuracy of any representations and warranties made by Borrower under this Loan Agreement or any other Loan Document.

 

(v) The release of Borrower or any other Person, by Lender or by operation of law, from performance of any obligation under any Loan Document.

 

(vi) The release or substitution in whole or in part of any security for the Indebtedness.

 

(vii) Lender’s failure to properly perfect any Lien or security interest given as security for the Indebtedness.

 

(h) Payments by Borrower . Borrower will, at its own cost and expense, do all of the following:

 

(i) Pay or satisfy any judgment or decree that may be entered against any Indemnitee or Indemnitees in any legal or administrative proceeding incident to any matters against which Indemnitees are entitled to be indemnified under this Article X.

 

(ii) Reimburse Indemnitees for any expenses paid or incurred in connection with any matters against which Indemnitees are entitled to be indemnified under this Article X.

 

(iii) Reimburse Indemnitees for any and all expenses, including Attorneys’ Fees and Costs, paid or incurred in connection with the enforcement by Indemnitees of their rights under this Article X, or in monitoring and participating in any legal or administrative proceeding.

 

(i) Other Obligations . The provisions of this Article X will be in addition to any and all other obligations and liabilities that Borrower may have under applicable law or under other Loan Documents, and each Indemnitee will be entitled to indemnification under this Article X without regard to whether Lender or that Indemnitee has exercised any rights against the Mortgaged Property or any other security, pursued any rights against any Guarantor, or pursued any other rights available under the Loan Documents or applicable law. If Borrower consists of more than one Person, the obligation of those Persons to indemnify the Indemnitees under this Article X will be joint and several. The obligation of Borrower to indemnify the Indemnitees under this Article X will survive any repayment or discharge of the Indebtedness, any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the Lien of the Security Instrument. Notwithstanding the foregoing, if Lender has never been a mortgagee-in-possession of, or held title to, the Mortgaged Property, Borrower will have no obligation to indemnify the Indemnitees under this Article X after the date of the release of record of the Lien of the Security Instrument by payment in full at the Maturity Date or by voluntary prepayment in full.

 

(j) Reserved.

 

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10.03 Reserved.

 

ARTICLE XI MISCELLANEOUS PROVISIONS.

 

11.01 Waiver of Statute of Limitations, Offsets and Counterclaims. Borrower waives the right to assert any statute of limitations as a bar to the enforcement of this Loan Agreement or the Lien of the Security Instrument or to any action brought to enforce any Loan Document. Borrower waives the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender or otherwise to offset any obligations to make the payments required by the Loan Documents. No failure by Lender to perform any of its obligations under the Loan Documents will be a valid defense to, or result in any offset against, any payments that Borrower is obligated to make under any of the Loan Documents.

 

11.02 Governing Law; Consent to Jurisdiction and Venue.

 

(a) This Loan Agreement, and any Loan Document which does not itself expressly identify the law which is to apply to it, will be governed by the laws of the Property Jurisdiction.

 

(b) Borrower agrees that any controversy arising under or in relation to the Note, the Security Instrument, this Loan Agreement or any other Loan Document may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to the Note, any security for the Indebtedness or any other Loan Document. Borrower irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 11.02 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Loan Agreement in any court of any other jurisdiction.

 

11.03 Notice.

 

(a) All Notices under or concerning this Loan Agreement will be in writing. Each Notice will be deemed given on the earliest to occur of: (i) the date when the Notice is received by the addressee, (ii) the first Business Day after the Notice is delivered to a recognized overnight courier service, with arrangements made for payment of charges for next Business Day delivery, or (iii) the third Business Day after the Notice is deposited in the United States mail with postage prepaid, certified mail, return receipt requested. Addresses for Notice are as follows:

 

If to Lender:

Jones Lang LaSalle Multifamily, LLC
3344 Peachtree Road NE, Suite 1100
Atlanta, Georgia 30326
Attention: Servicing Department

 

If to Borrower: BR Carroll Naples, LLC
c/o Carroll Organization, LLC
3340 Peachtree Road, Suite 2250
Atlanta, Georgia 30326
Attention: Josh Champion

 

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(b) Any party to this Loan Agreement may change the address to which Notices intended for it are to be directed by means of Notice given to the other party in accordance with this Section 11.03. Each party agrees that it will not refuse or reject delivery of any Notice given in accordance with this Section 11.03, that it will acknowledge, in writing, the receipt of any Notice upon request by the other party and that any Notice rejected or refused by it will be deemed for purposes of this Section 11.03 to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of the U.S. Postal Service or the courier service.

 

(c) Any Notice under the Note and any other Loan Document that does not specify how Notices are to be given will be given in accordance with this Section 11.03.

 

(d) Reserved.

 

11.04 Successors and Assigns Bound. This Loan Agreement will bind the respective successors and assigns of Borrower and Lender, and the rights granted by this Loan Agreement will inure to Lender’s successors and assigns.

 

11.05 Joint and Several (and Solidary) Liability. If more than one Person signs this Loan Agreement as Borrower, the obligations of such Persons will be joint and several. For a Mortgaged Property located in Louisiana, if more than one Person signs this Loan Agreement as Borrower, the obligations of such Persons with be joint and several and solidary, and wherever the phrase “joint and several” appears in this Loan Agreement, the phrase is amended to read “joint, several, and solidary.”

 

11.06 Relationship of Parties; No Third Party Beneficiary.

 

(a) The relationship between Lender and Borrower will be solely that of creditor and debtor, respectively, and nothing contained in this Loan Agreement will create any other relationship between Lender and Borrower. Nothing contained in this Loan Agreement will constitute Lender as a joint venturer, partner or agent of Borrower, or render Lender liable for any debts, obligations, acts, omissions, representations or contracts of Borrower.

 

(b) No creditor of any party to this Loan Agreement and no other Person will be a third party beneficiary of this Loan Agreement or any other Loan Document. Without limiting the generality of the preceding sentence: (i) any arrangement (“ Servicing Arrangement ”) between Lender and any Loan Servicer for loss sharing or interim advancement of funds will constitute a contractual obligation of such Loan Servicer that is independent of the obligation of Borrower for the payment of the Indebtedness, (ii) Borrower will not be a third party beneficiary of any Servicing Arrangement, and (iii) no payment by the Loan Servicer under any Servicing Arrangement will reduce the amount of the Indebtedness.

 

11.07 Severability; Amendments.

 

( a) The invalidity or unenforceability of any provision of this Loan Agreement will not affect the validity or enforceability of any other provision, and all other provisions will remain in full force and effect. This Loan Agreement contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Loan Agreement.

 

(b) This Loan Agreement may not be amended or modified except by a writing signed by the party against whom enforcement is sought.

 

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11.08 Disclosure of Information. Borrower acknowledges that Lender may provide to third parties with an existing or prospective interest in the servicing, enforcement, evaluation, performance, ownership, purchase, participation or Securitization of the Loan, including any of the Rating Agencies, any entity maintaining databases on the underwriting and performance of commercial mortgage loans, as well as governmental regulatory agencies having regulatory authority over Lender, any and all information which Lender now has or may hereafter acquire relating to the Loan, the Mortgaged Property, Borrower, any SPE Equity Owner or any Guarantor, as Lender determines necessary or desirable and that such information may be included in disclosure documents in connection with a Securitization or syndication of participation interests, including a prospectus, prospectus supplement, offering memorandum, private placement memorandum or similar document (each, a “Disclosure Document” ) and also may be included in any filing with the Securities and Exchange Commission pursuant to the Securities Act or the Securities Exchange Act. To the fullest extent permitted under applicable law, Borrower irrevocably waives all rights, if any, to prohibit such disclosure, including any right of privacy.

 

11.09 Determinations by Lender. Unless otherwise provided in this Loan Agreement, in any instance where the consent or approval of Lender may be given or is required, or where any determination, judgment or decision is to be rendered by Lender under this Loan Agreement, the granting, withholding or denial of such consent or approval and the rendering of such determination, judgment or decision will be made or exercised by Lender (or its designated representative) at its sole and exclusive option and in its sole and absolute discretion.

 

11.10 Sale of Note; Change in Servicer; Loan Servicing. The Note or a partial interest in the Note (together with this Loan Agreement and the other Loan Documents) may be sold one or more times without prior Notice to Borrower. A sale may result in a change of the Loan Servicer. There also may be one or more changes of the Loan Servicer unrelated to a sale of the Note. If there is a change of the Loan Servicer, Borrower will be given Notice of the change. All actions regarding the servicing of the Loan evidenced by the Note, including the collection of payments, the giving and receipt of Notice, inspections of the Mortgaged Property, inspections of books and records, and the granting of consents and approvals, may be taken by the Loan Servicer unless Borrower receives Notice to the contrary. If Borrower receives conflicting Notices regarding the identity of the Loan Servicer or any other subject, any such Notice from Lender will govern.

 

11.11 Supplemental Financing.

 

(a) This Section will apply only if at the time of any application referred to in Section 11.11(b), Freddie Mac has in effect a product described in its Multifamily Seller/Servicer Guide under which it purchases supplemental mortgages on multifamily properties that meet specified criteria (“ Supplemental Mortgage Product ”). For purposes of this Section 11.11 only, the term “Freddie Mac” will include any affiliate or subsidiary of Freddie Mac.

 

(b) After the first anniversary of the date of the most recently incurred Senior Indebtedness, Freddie Mac will consider an application from an originating lender that is generally approved by Freddie Mac to sell mortgages to Freddie Mac under the Supplemental Mortgage Product (“ Approved Seller/Servicer ”) for the purchase by Freddie Mac of a proposed indebtedness of Borrower to the Approved Seller/Servicer to be secured by one or more Supplemental Instruments on the Mortgaged Property. Freddie Mac will purchase each Supplemental Loan secured by the Mortgaged Property if each of the following conditions is satisfied:

 

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(i) At the time of the proposed Supplemental Loan, no Event of Default may have occurred and be continuing and no event or condition may have occurred and be continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(ii) Borrower and the Mortgaged Property must be acceptable to Freddie Mac under its Supplemental Mortgage Product.

 

(iii) New loan documents must be entered into to reflect each Supplemental Loan, such documents to be acceptable to Freddie Mac in its discretion.

 

(iv) No Supplemental Loan may cause the combined debt service coverage ratio of the Mortgaged Property after the making of that Supplemental Loan to be less than the Minimum DSCR. As used in this Section, the term “combined debt service coverage ratio” means, with respect to the Mortgaged Property, the ratio of:

 

(A) the annual net operating income from the operations of the Mortgaged Property at the time of the proposed Supplemental Loan,

 

to

 

(B) the aggregate of the annual principal and interest payable on all of the following:

 

(I) the Indebtedness under this Loan Agreement (using a 30 year amortization schedule),

 

(II) any “Indebtedness” as defined in any security instruments recorded against the Mortgaged Property (using a 30 year amortization schedule for any Supplemental Loans), and

 

(III) the proposed “Indebtedness” for any Supplemental Loan (using a 30 year amortization schedule).

 

As used in this Section, “annual principal and interest” with respect to a floating rate loan will be calculated by Freddie Mac using an interest rate equal to one of the following:

 

(X) If the loan has an internal interest rate cap, the Capped Interest Rate.

 

(Y) If the loan has an external interest rate cap, the Strike Rate plus the Margin.

 

(Z) If the loan has no interest rate cap, the greater of (I) 7%, or (II) the then-current LIBOR Index Rate plus the Margin plus 300 basis points.

 

The annual net operating income of the Mortgaged Property will be as determined by Freddie Mac in its discretion considering factors such as income in place at the time of the proposed Supplemental Loan and income during the preceding 12 months, and actual, historical and anticipated operating expenses. Freddie Mac will determine the combined debt service coverage ratio of the Mortgaged Property based on its underwriting. Borrower will provide Freddie Mac such financial statements and other information Freddie Mac may require to make these determinations.

 

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(v) No Supplemental Loan may cause the combined loan to value ratio of the Mortgaged Property after the making of that Supplemental Loan to exceed the Maximum Combined LTV, as determined by Freddie Mac. As used in this Section, “combined loan to value ratio” means, with respect to the Mortgaged Property, the ratio, expressed as a percentage, of:

 

(A) the aggregate outstanding principal balances of all of the following:

 

(I) the Indebtedness under this Loan Agreement,

 

(II) any “Indebtedness” as defined in any security instruments recorded against the Mortgaged Property, and

 

(III) the proposed “Indebtedness” for any Supplemental Loan,

 

to

 

(B) the value of the Mortgaged Property.

 

Freddie Mac will determine the combined loan to value ratio of the Mortgaged Property based on its underwriting. Borrower will provide Freddie Mac such financial statements and other information Freddie Mac may require to make these determinations. In addition, Freddie Mac, at Borrower’s expense, may obtain MAI appraisals of the Mortgaged Property in order to assist Freddie Mac in making the determinations under this Section. If Freddie Mac requires an appraisal, then the value of the Mortgaged Property that will be used to determine whether the Maximum Combined LTV has been met will be the lesser of the appraised value set forth in such appraisal or the value of the Mortgaged Property as determined by Freddie Mac.

 

(vi) Borrower’s organizational documents are amended to permit Borrower to incur additional debt in the form of Supplemental Loans (Lender will consent to such amendment(s)).

 

(vii) One or more Persons acceptable to Freddie Mac executes and delivers to the Approved Seller/Servicer a Guaranty in a form acceptable to Freddie Mac with respect to the exceptions to non-recourse liability described in Freddie Mac’s form promissory note, unless Freddie Mac has elected to waive its requirement for a Guaranty.

 

(viii) The loan term of each Supplemental Loan will be coterminous with the Senior Indebtedness or longer than the Senior Indebtedness, in Freddie Mac’s discretion.

 

(ix) The Prepayment Premium Period of each Supplemental Loan will be coterminous with the Prepayment Premium Period or the combined Lockout Period and Defeasance Period, as applicable, of the Senior Indebtedness.

 

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(x) The interest rate of each Supplemental Loan will be determined by Freddie Mac in its discretion.

 

(xi) Lender enters into an intercreditor agreement (“ Intercreditor Agreement ”) acceptable to Freddie Mac and to Lender for each Supplemental Loan.

 

(xii) Borrower’s payment of fees and other expenses charged by Lender, Freddie Mac, the Approved Seller/Servicer, and the Rating Agencies (including reasonable Attorneys’ Fees and Costs) in connection with reviewing and originating each Supplemental Loan.

 

(xiii) Commencing on the date that the first Supplemental Loan is originated and continuing for so long as any Supplemental Loan is outstanding, the first lien Senior Lender will begin collection of any deferred Monthly Deposit or Revised Monthly Deposit for Capital Replacements in accordance with Section 4.04(e) (if applicable) as well as Imposition Reserve Deposits for any of the following Impositions marked ‘Deferred’ in Section 4.02(a):

 

(A) Property Insurance premiums or premiums for other Insurance required by Lender under Section 6.10.

 

(B) Taxes and payments in lieu of taxes

 

(C) Ground Rents

 

Such deposits will be credited to the payment of any such required Imposition Reserve Deposits under any Supplemental Loan.

 

(xiv) If any covenants, conditions and restrictions affecting the Mortgaged Property provide for a lien for any assessments or other unpaid amounts, Borrower will provide satisfactory evidence that such lien will be subordinate to the lien of the Supplemental Instrument.

 

(xv) All other requirements of the Supplemental Mortgage Product must be met, unless Freddie Mac has elected to waive one or more of its requirements.

 

(xvi) Reserved.

 

(xvii) Reserved.

 

(c) No later than 5 Business Days after Lender’s receipt of a written request from Borrower, Lender will provide the following information to an Approved Seller/Servicer:

 

(i) The then-current outstanding principal balance of the Senior Indebtedness.

 

(ii) Payment history of the Senior Indebtedness.

 

(iii) Whether any Reserve Funds are being collected on the Senior Indebtedness and the amount of each such Reserve Fund deposit as of the date of the request.

 

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(iv) Whether any Repairs, Capital Replacements or improvements or rental achievement or burn-off guaranty requirements are existing or outstanding under the terms of the Senior Indebtedness.

 

(v) A copy of the most recent inspection report for the Mortgaged Property.

 

(vi) Whether any modifications or amendments have been made to the Loan Documents for the Senior Indebtedness since origination of the Senior Indebtedness and, if applicable, a copy of such modifications and amendments.

 

(vii) Whether to Lender’s knowledge any Event of Default exists under the Senior Indebtedness.

 

Lender will only be obligated to provide this information in connection with Borrower’s request for a Supplemental Loan from an Approved Seller/Servicer. Notwithstanding anything in this Section to the contrary, if Freddie Mac is the owner of the Note, this Section 11.11(c) is not applicable.

 

(d) Lender will have no obligation to consent to any mortgage or Lien on the Mortgaged Property that secures any indebtedness other than the Indebtedness, except as set forth in this Loan Agreement.

 

(e) If a Supplemental Loan is made to Borrower, Borrower agrees that the terms of the Intercreditor Agreement will govern with respect to any distributions of excess proceeds by Lender to the Supplemental Lender, and Borrower agrees that Lender may distribute any excess proceeds received by Lender pursuant to the Loan Documents to Supplemental Lender pursuant to the Intercreditor Agreement.

 

11.12 Defeasance. (Section Applies if Loan is Assigned to REMIC Trust Prior to the Cut-off Date and if the Note provides for Defeasance) . This Section 11.12 will apply only if the Note is assigned to a REMIC trust prior to the Cut-off Date, and if the Note provides for Defeasance. If both of these conditions are met, then, subject to Section 11.12(a) and (c), Borrower will have the right to defease the Loan in whole (“ Defeasance ”) and obtain the release of the Mortgaged Property from the Lien of the Security Instrument upon the satisfaction of each of the following conditions:

 

(a) Borrower will not have the right to obtain Defeasance at any of the following times:

 

(i) If the Loan is not assigned to a REMIC trust.

 

(ii) During the Lockout Period.

 

(iii) After the expiration of the Defeasance Period.

 

(iv) After Lender has accelerated the maturity of the unpaid principal balance of, accrued interest on, and other amounts payable under, the Note pursuant to Section 11 of the Note.

 

(b) Borrower will give Lender Notice ( “Defeasance Notice” ) specifying a Business Day ( “Defeasance Closing Date” ) on which Borrower desires to close the Defeasance. The Defeasance Closing Date specified by Borrower may not be more than 60 calendar days, nor less than 30 calendar days, after the date on which Lender receives the Defeasance Notice. Lender will acknowledge receipt of the Defeasance Notice and will notify Borrower of the identity of the accommodation borrower (“ Successor Borrower ”).

 

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(c) The Defeasance Notice must be accompanied by a $10,000 non-refundable fee (“ Defeasance Fee ”) for Lender’s processing of the Defeasance. If Lender does not receive the Defeasance Fee, then Borrower’s right to obtain Defeasance pursuant to that Defeasance Notice will terminate.

 

(d)          (i) If Borrower timely pays the Defeasance Fee, but Borrower fails to perform its other obligations under this Section, Lender will have the right to retain the Defeasance Fee as liquidated damages for Borrower’s default and, except as provided in Section 11.12(d)(ii), Borrower will be released from all further obligations under this Section 11.12. Borrower acknowledges that Lender will incur financing costs in arranging and preparing for the release of the Mortgaged Property from the Lien of the Security Instrument in reliance on the executed Defeasance Notice. Borrower agrees that the Defeasance Fee represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Loan Agreement, of the damages Lender will incur by reason of Borrower’s default.

 

(ii) If the Defeasance is not consummated on the Defeasance Closing Date for any reason, Borrower agrees to reimburse Lender for all third party costs and expenses (other than financing costs covered by Section 11.12(d)(i)) incurred by Lender in reliance on the executed Defeasance Notice, within 5 Business Days after Borrower receives a written demand for payment, accompanied by a statement, in reasonable detail, of Lender’s third party costs and expenses.

 

(iii) All payments required to be made by Borrower to Lender pursuant to this Section 11.12 will be made by wire transfer of immediately available funds to the account(s) designated by Lender in its acknowledgement of the Defeasance Notice.

 

(e) No Event of Default has occurred and is continuing.

 

(f) Borrower will deliver each of the following documents to Lender, in form and substance satisfactory to Lender, on or prior to the Defeasance Closing Date, unless Lender has issued a written waiver of its right to receive any such document:

 

(i) One or more opinions of counsel for Borrower confirming each of the following:

 

(A) Lender has a valid and perfected first Lien and first priority security interest in the Defeasance Collateral and the proceeds of the Defeasance Collateral.

 

(B) The Pledge Agreement is duly authorized, executed, delivered and enforceable against Borrower in accordance with its terms.

 

(C) If, as of the Defeasance Closing Date, the Note is held by a REMIC trust, then each of the following is correct:

 

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(1) The Defeasance has been effected in accordance with the requirements of Treasury Regulation Section 1.860G-2(a)(8) (as such regulation may be modified, amended or replaced from time to time).

 

(2) The qualification and status of the REMIC trust as a REMIC will not be adversely affected or impaired as a result of the Defeasance.

 

(3) The REMIC trust will not incur a tax under Section 860G(d) of the Tax Code as a result of the Defeasance.

 

(D) The Defeasance will not result in a “sale or exchange” of the Note within the meaning of Section 1001(c) of the Tax Code and the temporary and final regulations promulgated thereunder.

 

(ii) A written certificate from an independent certified public accounting firm (reasonably acceptable to Lender), confirming that the Defeasance Collateral will generate cash sufficient to make all Scheduled Debt Payments as they fall due under the Note, including full payment due on the Note on the Maturity Date.

 

(iii) Lender’s form of a pledge and security agreement (“ Pledge Agreement ”) and financing statements which pledge and create a first priority security interest in the Defeasance Collateral in favor of Lender.

 

(iv) Lender’s form of a transfer and assumption agreement (“ Transfer and Assumption Agreement ”), pursuant to which Borrower and any Guarantor (in each case, subject to satisfaction of all requirements under this Loan Agreement) will be relieved from liability in connection with the Loan to the extent described in Sections 7.05(b) and 7.05(c), respectively, and Successor Borrower will assume all remaining obligations.

 

(v) Forms of all documents necessary to release the Mortgaged Property from the Liens created by the Security Instrument and related UCC financing statements (collectively, “ Release Instruments ”), each in appropriate form required by the Property Jurisdiction.

 

(vi) Any other opinions, certificates, documents or instruments that Lender may reasonably request.

 

(g) Borrower will deliver to Lender, on or prior to the Defeasance Closing Date, each of the following:

 

(i) The Defeasance Collateral, which meets all of the following requirements:

 

(A) It is owned by Borrower, free and clear of all Liens and claims of third-parties.

 

(B) It is in an amount sufficient to provide for (1) redemption payments to occur prior, but as close as possible, to all successive Installment Due Dates occurring under the Note after the Defeasance Closing Date, and (2) delivery of redemption proceeds at least equal to the amount of principal and interest due on the Note on each Installment Due Date including full payment due on the Note on the Maturity Date (“ Scheduled Debt Payments ”).

 

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(C) All redemption payments received from the Defeasance Collateral will be paid directly to Lender to be applied on account of the Scheduled Debt Payments occurring after the Defeasance Closing Date.

 

(D) The pledge of the Defeasance Collateral will be effected through the book-entry facilities of a qualified securities intermediary designated by Lender in conformity with all applicable laws.

 

(ii) All accrued and unpaid interest and all other sums due under the Note, this Loan Agreement and under the other Loan Documents, including all amounts due under Section 11.12(i), up to the Defeasance Closing Date.

 

(h) Reserved.

 

(i) Borrower will pay all reasonable costs and expenses incurred by Lender in connection with the Defeasance in full on or prior to the Defeasance Closing Date, which payment is required prior to Lender’s issuance of the Release Instruments and whether or not Defeasance is completed. Such expenses include all fees, costs and expenses incurred by Lender and its agents in connection with the Defeasance (including Attorneys’ Fees and Costs for the review and preparation of the Pledge Agreement and of the other materials described in this Loan Agreement and any related documentation, Rating Agencies’ fees, or other costs related to the Defeasance).

 

Lender reserves the right to require that Borrower post a deposit to cover costs which Lender reasonably anticipates that Lender will incur in connection with the Defeasance.

 

(j) No Transfer Fee will be payable to Lender upon a Defeasance made in accordance with this Section 11.12.

 

(k) Reserved.

 

11.13 Lender’s Rights to Sell or Securitize. Borrower acknowledges that Lender, and each successor to Lender’s interest, may (without prior Notice to Borrower or Borrower’s prior consent), sell or grant participations in the Loan (or any part of the Loan), sell or subcontract the servicing rights related to the Loan, securitize the Loan or place the Loan in a trust. Borrower agrees to cooperate with all reasonable requests of Lender in connection with any of the foregoing including taking the following actions:

 

(a) Executing any financing statements or other documents deemed necessary by Lender or its transferee to create, perfect or preserve the rights and interest to be acquired by such transferee.

 

(b) Delivering revised organizational documents, counsel opinions, and executed amendments to the Loan Documents satisfactory to the Rating Agencies.

 

(c) Providing updated financial information with appropriate verification through auditors’ letters, if required by Lender. (If Lender requires that Borrower’s updated financial information be accompanied by appropriate verification through auditors’ letters, then Lender will reimburse Borrower for the costs which Borrower reasonably incurs in connection with obtaining such auditors’ letters.)

 

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(d) Providing updated information on all litigation proceedings affecting Borrower or any Borrower Principal as required in Section 6.16.

 

(e) Reviewing information contained in any Disclosure Document and providing a mortgagor estoppel certificate, written confirmation of Borrower’s indemnification obligations under this Loan Agreement, and such other information about Borrower, any SPE Equity Owner, any Guarantor, any Property Manager or the Mortgaged Property as Lender may require for Lender’s offering materials.

 

11.14 Cooperation with Rating Agencies and Investors. Borrower covenants and agrees that if Lender decides to include the Loan as an asset of a Secondary Market Transaction, Borrower will do all of the following:

 

(a) At Lender’s request, meet with representatives of the Rating Agencies and/or investors to discuss the business and operations of the Mortgaged Property.

 

(b) Permit Lender or its representatives to provide related information to the Rating Agencies and/or investors.

 

(c) Cooperate with the reasonable requests of the Rating Agencies and/or investors in connection with all of the foregoing.

 

11.15 Letter of Credit Requirements.

 

(a) Any Letter of Credit required under this Loan Agreement must satisfy the following conditions:

 

(i) It must be a clean, irrevocable, unconditional standby letter of credit.

 

(ii) It must name Lender as the sole beneficiary and permit Lender to assign the Letter of Credit without further consent from Issuer.

 

(iii) It must have an initial term of not less than 12 months.

 

(iv) It must be in the form required by Lender.

 

(v) It must provide that it may be drawn on by Lender or Loan Servicer, in whole or in part, by presentation to Issuer of a sight draft without any other restrictions on the right to draw.

 

(vi) It must be issued by an Issuer meeting Lender’s requirements, which Issuer (i) must be an Eligible Institution, and (ii) may not, unless Lender agrees in writing, be an affiliate of Borrower or Lender.

 

(vii) It must be obtained on behalf of Borrower by a Person other than Borrower’s general partners or managing members if Borrower is a general or limited partnership or limited liability company. Neither Borrower nor the general partners or managing members, if applicable, may have any liability or other obligations under any reimbursement agreement with respect to the Letter of Credit.

 

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(viii) It may not be secured by a lien on all or any part of the Mortgaged Property or related Personalty.

 

(ix) When delivered to Lender, it must be accompanied by an opinion acceptable to Lender in Lender’s Discretion issued by counsel to the Issuer that includes opinions as to Issuer’s power and authority to issue the Letter of Credit and the enforceability of the Letter of Credit against Issuer and an updated nonconsolidation opinion with regard to any such Letter of Credit in form and substance satisfactory to Lender.

 

(b) If at any time the Issuer of a Letter of Credit held by Lender ceases to be an Eligible Institution, Lender will have the right to immediately draw down the Letter of Credit in full and hold the Proceeds in an escrow account in accordance with the terms of this Loan Agreement.

 

(c) Each Letter of Credit held by Lender pursuant to this Loan Agreement provides additional collateral for the Indebtedness in addition to the lien of the Security Instrument.

 

11.16 Reserved.

 

11.17 Reserved.

 

11.18 Reserved.

 

11.19 State Specific Provisions. Reserved.

 

11.20 Time is of the Essence. Time is of the essence with respect to each covenant of this Loan Agreement.

 

ARTICLE XII DEFINITIONS.

 

The following terms, when used in this Loan Agreement (including when used in the recitals), will have the following meanings:

 

“Affiliate” of any Person means:

 

(i) Any other individual or entity that is, directly or indirectly, one of the following:

 

(A) In Control of the applicable Person.

 

(B) Under the Control of the applicable Person.

 

(C) Under common Control with the applicable Person.

 

(ii) Any individual that is a director or officer of the applicable Person.

 

(iii) Any individual that is a director or officer of any entity described in clause (i) of this definition.

 

Approved Seller/Servicer ” is defined in Section 11.11(b).

 

Assignment of Management Agreement ” means the Assignment of Management Agreement and Subordination of Management Fees, dated the same date as this Loan Agreement, among Borrower, Lender and Property Manager, including all schedules, riders, allonges and addenda, as such Assignment of Management Agreement may be amended from time to time, and any future Assignment of Management Agreement and Subordination of Management Fees executed in accordance with Section 6.09(d).

 

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Attorneys’ Fees and Costs ” means: (i) fees and out of pocket costs of Lender’s and Loan Servicer’s attorneys, as applicable, including costs of Lender’s and Loan Servicer’s in-house counsel, support staff costs, costs of preparing for litigation, computerized research, telephone and facsimile transmission expenses, mileage, deposition costs, postage, duplicating, process service, videotaping and similar costs and expenses; (ii) costs and fees of expert witnesses, including appraisers; (iii) investigatory fees; and (iv) costs for any opinion required by Lender pursuant to the terms of the Loan Documents.

 

Bankruptcy Code ” means the United States Bankruptcy Code, 11 U.S.C. Section 101 et seq., as amended from time to time.

 

Borrower ” means all Persons identified as “Borrower” in the first paragraph of this Loan Agreement, together with their successors and assigns.

 

Borrower Information ” is d efined in Section 10.02(d).

 

Borrower Principal ” means any of the following:

 

(i) Any general partner of Borrower (if Borrower is a partnership).

 

(ii) Any manager or managing member of Borrower (if Borrower is a limited liability company).

 

(iii) Any Person (limited partner, member or shareholder) with a collective direct or indirect equity interest in Borrower equal to or greater than 25%.

 

(iv) Any Guarantor of all or any portion of the Loan or of any obligations of Borrower under the Loan Documents.

 

Borrower Proof of Loss Threshold ” means $163,000.00.

 

Borrower Proof of Loss Maximum ” means $652,000.00.

 

Business Day ” means any day other than a Saturday, a Sunday, or any other day on which Lender or the national banking associations are not open for business.

 

Cap Agreement ” means any interest rate cap agreement, interest rate swap agreement or other interest rate-hedging contract or agreement, in a form acceptable to Lender, obtained by Borrower from a Cap Provider as a requirement of any Loan Document or as a condition of Lender’s making the Loan.

 

Cap Collateral ” means all of the following:

 

(i) The Cap Agreement.

 

(ii) The Cap Payments.

 

(iii) All rights of Borrower under any Cap Agreement and all rights of Borrower to all Cap Payments, including contract rights and general intangibles, whether existing now or arising after the date of this Loan Agreement.

 

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(iv) All rights, liens and security interests or guaranties granted by a Cap Provider or any other Person to secure or guaranty payment of any Cap Payments whether existing now or granted after the date of this Loan Agreement.

 

(v) All documents, writings, books, files, records and other documents arising from or relating to any of the foregoing, whether existing now or created after the date of this Loan Agreement.

 

(vi) All cash and non-cash proceeds and products of (ii) through (v) of this definition.

 

Cap Payment(s) ” means any and all monies payable pursuant to any Cap Agreement by a Cap Provider.

 

Cap Provider” means the third-party financial institution approved by Lender that is the counterparty under any Cap Agreement or Replacement Cap Agreement.

 

Capital Replacement ” means the replacement of those items listed on Exhibit F .

 

Capped Interest Rate ” is defined in the Note, if applicable.

 

Claim ” is defined in Section 10.02(f).

 

Clean Site Assessment ” is defined in Section 7.05(b)(i).

 

Closing Date ” means the date on which Lender disburses the proceeds of the Loan to or for the account of Borrower.

 

Commitment Letter ” means the fully executed commitment letter or early rate lock application between Lender and Borrower issued in connection with the Loan, as such document may have been modified, amended or extended.

 

Completion Date ” means, with respect to any Repair, the date specified for that Repair in the Repair Schedule of Work (Exhibit C), as such date may be extended.

 

Condemnation ” is defined in Section 6.11(a).

 

Control ” means to possess, directly or indirectly, the power to direct or cause the direction of the management or policies of a Person, whether through the ownership of voting securities, by contract or otherwise, including the power to elect a majority of the directors or trustees of a corporation or trust, as the case may be.

 

Corporate Lease ” means a Lease for one or more residential units under which one entity will rent all such units from Borrower and will have the right to sublease such units to individual subtenants.

 

Cut-off Date ” is defined in the Note, if applicable.

 

Default Rate ” is defined in the Note.

 

Defeasance ” is defined in Section 11.12.

 

Defeasance Closing Date ” is defined in Section 11.12(b).

 

Defeasance Collateral ” means: (i) a Freddie Mac Debt Security, (ii) a Fannie Mae Debt Security, (iii) U.S. Treasury Obligations, or (iv) FHLB Obligations.

 

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Defeasance Fee ” is defined in Section 11.12(c).

 

Defeasance Notice ” is defined in Section 11.12(b).

 

Defeasance Period ” is defined in the Note, if applicable.

 

Designated Entity for Transfers ” means each entity so identified in Exhibit I , and that entity’s successors and permitted assigns.

 

Disclosure Document ” is defined in Section 11.08.

 

Eligible Account ” means an identifiable account which is separate from all other funds held by the holding institution that is either (i) an account or accounts maintained with the corporate trust department of a federal or state-chartered depository institution or trust company which complies with the definition of Eligible Institution, or (ii) a segregated trust account or accounts maintained with the corporate trust department of a federal or state chartered depository institution or trust company acting in its fiduciary capacity which, in the case of a state chartered depository institution or trust company is subject to regulations substantially similar to 12 C.F.R. §9.10(b), having in either case a combined capital and surplus of at least $50,000,000 and subject to supervision or examination by federal and state authority. An Eligible Account will not be evidenced by a certificate of deposit, passbook or other instrument.

 

Eligible Institution ” means a federal or state chartered depository institution or trust company insured by the Federal Deposit Insurance Corporation, the short term unsecured debt obligations or commercial paper of which are rated at least A-1 by Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., P-1 by Moody’s Investors Service, Inc. and F-3 by Fitch, Inc. in the case of accounts in which funds are held for 30 days or less or, in the case of letters of credit or accounts in which funds are held for more than 30 days, the long term unsecured debt obligations of which are rated at least “A” by Fitch, Inc. and Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., and “A2” by Moody’s Investors Service, Inc. If at any time an Eligible Institution does not meet the required rating, the Loan Servicer must move the Eligible Account within 30 days of such event to an appropriately rated Eligible Institution.

 

Environmental Inspections ” is defined in Section 6.12(e).

 

Environmental Permit ” means any permit, license, or other authorization issued under any Hazardous Materials Law with respect to any activities or businesses conducted on or in relation to the Mortgaged Property.

 

ERISA ” means the Employee Retirement Income Security Act of 1974, as amended.

 

Event of Default ” means the occurrence of any event listed in Section 9.01.

 

“Extension Period” is defined in the Note, if applicable.

 

Fannie Mae Debt Security ” means any non-callable bond, debenture, note, or other similar debt obligation issued by the Federal National Mortgage Association.

 

FHLB Obligations ” mean direct, non-callable and non-redeemable securities issued, or fully insured as to payment, by the Federal Home Loan Bank.

 

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Fixtures ” means all property owned by Borrower which is attached to the Land or the Improvements so as to constitute a fixture under applicable law, including: machinery, equipment, engines, boilers, incinerators and installed building materials; systems and equipment for the purpose of supplying or distributing heating, cooling, electricity, gas, water, air or light; antennas, cable, wiring and conduits used in connection with radio, television, security, fire prevention or fire detection or otherwise used to carry electronic signals; telephone systems and equipment; elevators and related machinery and equipment; fire detection, prevention and extinguishing systems and apparatus; security and access control systems and apparatus; plumbing systems; water heaters, ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances; light fixtures, awnings, storm windows and storm doors; pictures, screens, blinds, shades, curtains and curtain rods; mirrors; cabinets, paneling, rugs and floor and wall coverings; fences, trees and plants; swimming pools; and exercise equipment.

 

Freddie Mac ” means the Federal Home Loan Mortgage Corporation.

 

Freddie Mac Debt Security ” means any non-callable bond, debenture, note, or other similar debt obligation issued by Freddie Mac.

 

Freddie Mac Web Site ” means the web site of Freddie Mac, located at www.freddiemac.com.

 

GAAP ” means generally accepted accounting principles.

 

Governmental Authority ” means any board, commission, department, agency or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Mortgaged Property, or the use, operation or improvement of the Mortgaged Property, or over Borrower.

 

Guarantor ” means the Person(s) required by Lender to guaranty all or a portion of Borrower’s obligations under the Loan Documents, as set forth in the Guaranty. The required Guarantors as of the date of this Loan Agreement are set forth in Exhibit I .

 

Guaranty ” means the Guaranty executed by Guarantor and/or any replacement or supplemental guaranty executed pursuant to the terms of this Loan Agreement.

 

Hazardous Materials ” means petroleum and petroleum products and compounds containing them, including gasoline, diesel fuel and oil; explosives; flammable materials; radioactive materials; polychlorinated biphenyls (PCBs) and compounds containing them; lead and lead-based paint; asbestos or asbestos containing materials in any form that is or could become friable; underground or above-ground storage tanks, whether empty or containing any substance; any substance the presence of which on the Mortgaged Property is prohibited by any Governmental Authority; any substance that requires special handling and any other material or substance now or in the future that (i) is defined as a “hazardous substance,” “hazardous material,” “hazardous waste,” “toxic substance,” “toxic pollutant,” “contaminant,” or “pollutant” by or within the meaning of any Hazardous Materials Law, or (ii) is regulated in any way by or within the meaning of any Hazardous Materials Law.

 

Hazardous Materials Law ” and “ Hazardous Materials Laws ” means any and all federal, state and local laws, ordinances, regulations and standards, rules, policies and other governmental requirements, administrative rulings and court judgments and decrees in effect now or in the future, including all amendments, that relate to Hazardous Materials or the protection of human health or the environment and apply to Borrower or to the Mortgaged Property. Hazardous Materials Laws include the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601, et seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Section 6901, et seq., the Toxic Substance Control Act, 15 U.S.C. Section 2601, et seq., the Clean Water Act, 33 U.S.C. Section 1251, et seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Section 5101 et seq., and their state analogs.

 

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HVAC System ” is defined in Section 6.10(a)(v).

 

Immediate Family Members ” means a Person’s spouse, parent, child (including stepchild), grandchild (including step-grandchild) or sibling.

 

Imposition Reserve Deposits ” is defined in Section 4.02(a).

 

Impositions ” is defined in Section 4.02(a).

 

Improvements ” means the buildings, structures and improvements now constructed or at any time in the future constructed or placed upon the Land, including any future alterations, replacements and additions.

 

Indebtedness ” means the principal of, interest at the fixed or variable rate set forth in the Note on, and all other amounts due at any time under, the Note, this Loan Agreement or any other Loan Document, including prepayment premiums, late charges, default interest, and advances as provided in Section 9.02 to protect the security of the Security Instrument.

 

Indemnified Party/ies ” is defined in Section 10.02(d).

 

Indemnitees ” is defined in Section 10.02(a).

 

“Installment Due Date” is defined in the Note.

 

Insurance ” means Property Insurance, liability insurance and all other insurance that Lender requires Borrower to maintain pursuant to this Loan Agreement.

 

Intercreditor Agreement ” is defined in Section 11.11(b).

 

Investor Interest Transfer ” is defined in Section 7.03(d)(vi).

 

Investor Interests ” is defined in Section 7.03(d)(vi).

 

“Issuer” means the issuer of any Letter of Credit.

 

Issuer Group ” is defined in Section 10.02(d).

 

Issuer Person ” is defined in Section 10.02(d).

 

Land ” means the land described in Exhibit A .

 

Leases ” means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Mortgaged Property, or any portion of the Mortgaged Property (including proprietary leases or occupancy agreements if Borrower is a cooperative housing corporation), and all modifications, extensions or renewals.

 

Lender ” means the entity identified as “Lender” in the first paragraph of this Loan Agreement, or any subsequent holder of the Note.

 

Lender’s Discretion ” means Lender’s reasonable discretion unless otherwise set forth in this Loan Agreement.

 

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Letter of Credit ” means any letter of credit required under the terms of this Loan Agreement or any other Loan Document.

 

LIBOR Index Rate ” is defined in the Note, if applicable.

 

Lien ” means any mortgage, deed of trust, deed to secure debt, security interest or other lien or encumbrance on the Mortgaged Property.

 

Loan ” is defined on Page 1 of this Loan Agreement.

 

Loan Agreement ” means this Multifamily Loan and Security Agreement.

 

Loan Application ” is defined in Section 5.16(a).

 

Loan Documents ” means the Note, the Security Instrument, this Loan Agreement, all guaranties, all indemnity agreements, all collateral agreements, UCC filings, O&M Programs, the MMP and any other documents now or in the future executed by Borrower, any Guarantor or any other Person in connection with the Loan evidenced by the Note, as such documents may be amended from time to time.

 

Loan Servicer ” means the entity that from time to time is designated by Lender to collect payments and deposits and receive Notices under the Note, the Security Instrument, this Loan Agreement and any other Loan Document, and otherwise to service the Loan evidenced by the Note for the benefit of Lender.

 

Lockout Period, ” if applicable, is defined in the Note.

 

Major Building System” means one that is integral to the Improvements, providing basic services to the tenants and other occupants of the Improvements including:

 

· Electrical (electrical lines or power upgrades, excluding fixture replacement).
· HVAC (central and unit systems, excluding replacement of in kind unit systems).
· Plumbing (supply and waste lines, excluding fixture replacement).
· Structural (foundation, framing, and all building support elements).

 

Manager or Managers ” means a Person who is named or designated as a manager or managing member or otherwise acts in the capacity of a manager or managing member of a limited liability company in a limited liability company agreement or similar instrument under which the limited liability company is formed or operated.

 

Margin ” is defined in the Note, if applicable.

 

Material Adverse Effect ” means a significant detrimental effect on: (i) the Mortgaged Property, (ii) the business, prospects, profits, operations or condition (financial or otherwise) of Borrower, (iii) the enforceability, validity, perfection or priority of the Lien of any Loan Document, or (iv) the ability of Borrower to perform any obligations under any Loan Document.

 

Maturity Date ” means the Scheduled Maturity Date, as defined in the Note.

 

Maximum Combined LTV ” means 70%.

 

Minimum DSCR ” means, with respect to a Supplemental Loan, (i) if the Senior Indebtedness bears interest at a fixed rate, 1.25:1, or (ii) if the Senior Indebtedness bears interest at a floating rate, 1.10:1.

 

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Minimum Occupancy ” means 85% of units at the Mortgaged Property with leases that comply with Section 5.11, Section 6.09(e)(v)(E), and Section 6.15.

 

MMP ” means a moisture management plan to control water intrusion and prevent the development of Mold or moisture at the Mortgaged Property throughout the term of this Loan Agreement.

 

Modified Non-Residential Lease ” means an extension or modification of any Non-Residential Lease, which Non-Residential Lease was in existence as of the date of this Loan Agreement.

 

Mold ” means mold, fungus, microbial contamination or pathogenic organisms.

 

Mortgaged Property ” means all of Borrower’s present and future right, title and interest in and to all of the following:

 

(i) The Land, or, if Borrower’s interest in the Land is pursuant to a Ground Lease, the Ground Lease and the Leasehold Estate.

 

(ii) The Improvements.

 

(iii) The Fixtures.

 

(iv) The Personalty.

 

(v) All current and future rights, including air rights, development rights, zoning rights and other similar rights or interests, easements, tenements, rights of way, strips and gores of land, streets, alleys, roads, sewer rights, waters, watercourses and appurtenances related to or benefiting the Land or the Improvements, or both, and all rights-of-way, streets, alleys and roads which may have been or may in the future be vacated.

 

(vi) All proceeds paid or to be paid by any insurer of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, whether or not Borrower obtained the Insurance pursuant to Lender’s requirement.

 

(vii) All awards, payments and other compensation made or to be made by any municipal, state or federal authority with respect to the Land or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, including any awards or settlements resulting from Condemnation proceedings or the total or partial taking of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property under the power of eminent domain or otherwise and including any conveyance in lieu thereof.

 

(viii) All contracts, options and other agreements for the sale of the Land, or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property entered into by Borrower now or in the future, including cash or securities deposited to secure performance by parties of their obligations.

 

(ix) All proceeds from the conversion, voluntary or involuntary, of any of the items described in items (i) through (viii) of this definition, into cash or liquidated claims, and the right to collect such proceeds.

 

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(x) All Rents and Leases.

 

(xi) All earnings, royalties, accounts receivable, issues and profits from the Land, the Improvements or any other part of the Mortgaged Property, and all undisbursed proceeds of the Loan.

 

(xii) All Imposition Reserve Deposits.

 

(xiii) All refunds or rebates of Impositions by any Governmental Authority or insurance company (other than refunds applicable to periods before the real property tax year in which this Loan Agreement is dated).

 

(xiv) All tenant security deposits which have not been forfeited by any tenant under any Lease and any bond or other security in lieu of such deposits.

 

(xv) All names under or by which any of the Mortgaged Property may be operated or known, and all trademarks, trade names and goodwill relating to any of the Mortgaged Property.

 

(xvi) If required by the terms of Section 4.05 or elsewhere in this Loan Agreement, all rights under any Letter of Credit and the Proceeds, as such Proceeds may increase or decrease from time to time.

 

(xvii) If the Note provides for interest to accrue at a floating or variable rate and there is a Cap Agreement, the Cap Collateral.

 

(xviii) through (xxv) are Reserved.

 

New Non-Residential Lease ” is any Non-Residential Lease not in existence as of the date of this Loan Agreement.

 

Non-Residential Lease ” is a Lease of a portion of the Mortgaged Property to be used for non-residential purposes.

 

Note ” means the Multifamily Note (including any Amended and Restated Note, Consolidated, Amended and Restated Note, or Extended and Restated Note) executed by Borrower in favor of Lender and dated as of the date of this Loan Agreement, including all schedules, riders, allonges and addenda, as such Multifamily Note may be amended, modified and/or restated from time to time.

 

Notice ” or “ Notices ” means all notices, demands and other communication required under the Loan Documents, provided in accordance with the requirements of Section 11.03.

 

O&M Program ” is defined in Section 6.12(c) and consists of the following: Asbestos and Polychlorinated Biphenyls.

 

Person means any natural person, sole proprietorship, corporation, general partnership, limited partnership, limited liability company, limited liability partnership, limited liability limited partnership, joint venture, association, joint stock company, bank, trust, estate, unincorporated organization, any federal, state, county or municipal government (or any agency or political subdivision thereof), endowment fund or any other form of entity.

 

Personalty ” means all of the following:

 

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(i) Accounts (including deposit accounts) of Borrower related to the Mortgaged Property.

 

(ii) Equipment and inventory owned by Borrower, which are used now or in the future in connection with the ownership, management or operation of the Land or Improvements or are located on the Land or Improvements, including furniture, furnishings, machinery, building materials, goods, supplies, tools, books, records (whether in written or electronic form) and computer equipment (hardware and software).

 

(iii) Other tangible personal property owned by Borrower which is used now or in the future in connection with the ownership, management or operation of the Land or Improvements or is located on the Land or in the Improvements, including ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances (other than Fixtures).

 

(iv) Any operating agreements relating to the Land or the Improvements.

 

(v) Any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land or the Improvements.

 

(vi) All other intangible property, general intangibles and rights relating to the operation of, or used in connection with, the Land or the Improvements, including all governmental permits relating to any activities on the Land and including subsidy or similar payments received from any sources, including a Governmental Authority.

 

(vii) Any rights of Borrower in or under any Letter of Credit.

 

Pledge Agreement ” is defined in Section 11.12(f)(iii).

 

Preapproved Intrafamily Transfer ” is defined in Section 7.04.

 

Prepayment Premium Period ” is defined in the Note.

 

Prior Lien ” means a pre-existing mortgage, deed of trust or other Lien encumbering the Mortgaged Property.

 

Proceeding ” means, whether voluntary or involuntary, any case, proceeding or other action against Borrower or any SPE Equity Owner under any existing or future law of any jurisdiction relating to bankruptcy, insolvency, reorganization or relief of debtors.

 

Proceeds ” means the cash obtained by a draw on a Letter of Credit.

 

Prohibited Activity or Condition ” means each of the following:

 

(i) The presence, use, generation, release, treatment, processing, storage (including storage in above-ground and underground storage tanks), handling or disposal of any Hazardous Materials on or under the Mortgaged Property.

 

(ii) The transportation of any Hazardous Materials to, from or across the Mortgaged Property.

 

(iii) Any occurrence or condition on the Mortgaged Property, which occurrence or condition is or may be in violation of Hazardous Materials Laws.

 

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(iv) Any violation of or noncompliance with the terms of any Environmental Permit with respect to the Mortgaged Property.

 

(v) Any violation or noncompliance with the terms of any O&M Program.

 

However, the term “Prohibited Activity or Condition” expressly excludes lawful conditions permitted by an O&M Program or the safe and lawful use and storage of quantities of: (i) pre-packaged supplies, cleaning materials and petroleum products customarily used in the operation and maintenance of comparable multifamily properties, (ii) cleaning materials, personal grooming items and other items sold in pre-packaged containers for consumer use and used by tenants and occupants of residential dwelling units in the Mortgaged Property, and (iii) petroleum products used in the operation and maintenance of motor vehicles from time to time located on the Mortgaged Property’s parking areas, so long as all of the foregoing are used, stored, handled, transported and disposed of in compliance with Hazardous Materials Laws.

 

Property Improvement Alterations ” means alterations and additions to the Improvements existing at or upon the Mortgaged Property as of the date of this Loan Agreement, which are being made to renovate or upgrade the Mortgaged Property and are not otherwise permitted under Section 6.09(e). Repairs, Capital Replacements, Restoration or other work required to be performed at the Mortgaged Property pursuant to Sections 6.10 or 6.11 will not constitute Property Improvement Alterations.

 

Property Improvement Notice ” means a Notice to Lender that Borrower intends to begin the Property Improvement Alterations identified in the Property Improvement Notice.

 

“Property Improvement Total Amount” means the aggregate of $9,640,000.00 during the term of the Mortgage.

 

Property Insurance ” is defined in Section 6.10(a).

 

Property Jurisdiction ” means the jurisdiction in which the Land is located.

 

Property Manager ” means Carroll Management Group, LLC, a Georgia limited liability company, or another residential rental property manager which is approved by Lender in writing.

 

Property Seller ” is defined in Section 5.24.

 

Public Fund/REIT Securities ” is defined in Section 7.03(c).

 

Rate Cap Agreement Reserve Fund means the account established pursuant to Section 4.07, if applicable, to pay for the cost of a Replacement Cap Agreement.

 

Rating Agencies ” means Fitch, Inc., Moody’s Investors Service, Inc., or Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., or any successor entity of the foregoing, or any other nationally recognized statistical rating organization.

 

Release Instruments ” is defined in Section 11.12(f).

 

Remedial Work ” is defined in Section 6.12(f).

 

Rent(s) ” means all rents (whether from residential or non-residential space), revenues and other income of the Land or the Improvements, parking fees, laundry and vending machine income and fees and charges for food, health care and other services provided at the Mortgaged Property, whether now due, past due or to become due, and deposits forfeited by tenants, and, if Borrower is a cooperative housing corporation or association, maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements, whether now due, past due or to become due.

 

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Rent Schedule ” means a written schedule for the Mortgaged Property showing the name of each tenant, and for each tenant, the space occupied, the lease expiration date, the rent payable for the current month, the date through which rent has been paid, and any related information requested by Lender.

 

Repairs ” means the repairs to be made to the Mortgaged Property, as described on the Repair Schedule of Work (Exhibit C) or as otherwise required by Lender in accordance with this Loan Agreement.

 

Replacement Cap Agreement ” means any Cap Agreement satisfying the provisions of this Loan Agreement, using documentation approved by Lender, and purchased by Borrower to replace any initial Cap Agreement or subsequent Cap Agreement.

 

Replacement Cost ” means the estimated replacement cost of the Improvements, Fixtures, and Personalty (or, when used in reference to a property that is not the Mortgaged Property, all improvements, fixtures, and personalty located on such property), excluding any deduction for depreciation, all as determined annually by Borrower using customary methodology and sources of information acceptable to Lender in Lender’s Discretion. Replacement Cost will not include the cost to reconstruct foundations or site improvements, such as driveways, parking lots, sidewalks, and landscaping.

 

Reserve Fund ” means each account established for Imposition Reserve Deposits, the Replacement Reserve Fund, the Repair Reserve Fund (if any), the Rate Cap Agreement Reserve Fund (if any), the Rental Achievement Reserve Fund (if any), and any other account established pursuant to Article IV of this Loan Agreement.

 

Restoration ” is defined in Section 6.10(j)(i).

 

Scheduled Debt Payments ” is defined in Section 11.12(g)(i)(B).

 

Secondary Market Transaction” means: (i) any sale or assignment of this Loan Agreement, the Note and the other Loan Documents to one or more investors as a whole loan, (ii) a participation of the Loan to one or more investors, (iii) any deposit of this Loan Agreement, the Note and the other Loan Documents with a trust or other entity which may sell certificates or other instruments to investors evidencing an ownership interest in the assets of such trust or other entity, or (iv) any other sale, assignment or transfer of the Loan or any interest in the Loan to one or more investors.

 

Securitization ” means when the Note or any portion of the Note is assigned to a REMIC or grantor trust.

 

“Securitization Indemnification” is defined in Section 10.02(d).

 

Security Instrument ” means the mortgage, deed of trust, deed to secure debt or other similar security instrument encumbering the Mortgaged Property and securing Borrower’s performance of its Loan obligations, including Borrower’s obligations under the Note and this Loan Agreement (including any Amended and Restated Security Instrument, Consolidation, Modification and Extension Agreement, Extension and Modification Agreement or similar agreement or instrument amending and restating existing security instruments).

 

Multifamily Loan and Security Agreement Page 83
 

 

Senior Indebtedness ” means, for a Supplemental Loan, if any, the Indebtedness evidenced by each Senior Note and secured by each Senior Instrument for the benefit of each Senior Lender.

 

Senior Instrument ” – Not applicable.

 

Senior Lender ” means each holder of a Senior Note.

 

Senior Loan Documents ” means, for a Supplemental Loan, if any, all documents relating to each loan evidenced by a Senior Note.

 

Senior Note ” means, for a Supplemental Loan, if any, each Multifamily Note secured by a Senior Instrument.

 

Servicing Arrangement ” is defined in Section 11.06(b).

 

Single Purpose Entity ” is defined in Section 6.13(a).

 

Site Assessment ” means an environmental assessment report for the Mortgaged Property prepared at Borrower’s expense by a qualified environmental consultant engaged by Borrower, or by Lender on behalf of Borrower, and approved by Lender, and in a manner reasonably satisfactory to Lender, based upon an investigation relating to and making appropriate inquiries to evaluate the risks associated with Mold and any existence of Hazardous Materials on or about the Mortgaged Property, and the past or present discharge, disposal, release or escape of any such substances, all consistent with the most current version of the ASTM 1527 standard (or any successor standard published by ASTM) and good customary and commercial practice.

 

SPE Equity Owner ” is not applicable. Borrower will not be required to maintain an SPE Equity Owner in its organizational structure during the term of the Loan and all references to SPE Equity Owner in this Loan Agreement and in the Note will be of no force or effect .

 

Successor Borrower ” is defined in Section 11.12(b).

 

Supplemental Indebtedness ” the Indebtedness evidenced by the Supplemental Note(s) and secured by the Supplemental Instrument(s) for the benefit of Supplemental Lender(s), if any.

 

Supplemental Instrument ” means, for each Supplemental Loan (whether one or more), if any, the Security Instrument executed to secure the Supplemental Note for that Supplemental Loan.

 

Supplemental Lender ” means, for each Supplemental Loan (whether one or more), if any, the lender named in the Supplemental Instrument for that Supplemental Loan and its successors and/or assigns.

 

Supplemental Loan ” means any loan that is subordinate to the Senior Indebtedness.

 

Supplemental Loan Documents ” means, for each Supplemental Loan (whether one or more), if any, all documents relating to the loan evidenced by the Supplemental Note for that Supplemental Loan.

 

Supplemental Mortgage Product ” is defined in Section 11.11(a).

 

Supplemental Note ” means, for each Supplemental Loan (whether one or more), if any, the Multifamily Note secured by the Supplemental Instrument for that Supplemental Loan.

 

Tax Code ” means the Internal Revenue Code of the United States, 26 U.S.C. Section 1 et seq., as amended from time to time.

 

Multifamily Loan and Security Agreement Page 84
 

 

Taxes ” means all taxes, assessments, vault rentals and other charges, if any, whether general, special or otherwise, including all assessments for schools, public betterments and general or local improvements, which are levied, assessed or imposed by any public authority or quasi-public authority, and which, if not paid, will become a Lien on the Land or the Improvements.

 

“Total Insurable Value” means the sum of the Replacement Cost, business income/rental value Insurance and the value of any business personal property.

 

Transfer ” means any of the following:

 

(i) A sale, assignment, transfer or other disposition or divestment of any interest in Borrower, a Designated Entity for Transfers, or the Mortgaged Property (whether voluntary, involuntary or by operation of law).

 

(ii) The granting, creating or attachment of a Lien, encumbrance or security interest (whether voluntary, involuntary or by operation of law).

 

(iii) The issuance or other creation of an ownership interest in a legal entity, including a partnership interest, interest in a limited liability company or corporate stock.

 

(iv) The withdrawal, retirement, removal or involuntary resignation of a partner in a partnership or a member or Manager in a limited liability company.

 

(v) The merger, dissolution, liquidation, or consolidation of a legal entity or the reconstitution of one type of legal entity into another type of legal entity.

 

(vi) A change of the Guarantor.

 

For purposes of defining the term “Transfer,” the term “partnership” means a general partnership, a limited partnership, a joint venture, a limited liability partnership, or a limited liability limited partnership and the term “partner” means a general partner, a limited partner, or a joint venturer.

 

“Transfer” does not include any of the following:

 

(i) A conveyance of the Mortgaged Property at a judicial or non-judicial foreclosure sale under the Security Instrument.

 

(ii) The Mortgaged Property becoming part of a bankruptcy estate by operation of law under the Bankruptcy Code.

 

(iii) The filing or recording of a Lien against the Mortgaged Property for local taxes and/or assessments not then due and payable.

 

Transfer and Assumption Agreement ” is defined in Section 11.12(f)(iv).

 

Transfer Fee ” means a fee paid when the Transfer is completed. Unless otherwise specified, the Transfer Fee will be equal to the lesser of the following:

 

(i) 1% of the outstanding principal balance of the Indebtedness as of the date of the Transfer.

 

(ii) $250,000.

 

Multifamily Loan and Security Agreement Page 85
 

 

Transfer Processing Fee ” means a nonrefundable fee of $15,000 for Lender’s review of a proposed or completed Transfer.

 

U.S. Treasury Obligations ” means direct, non-callable and non-redeemable securities issued, or fully insured as to payment, by the United States of America.

 

UCC Collateral ” is defined in Section 3.03.

 

Underwriter Group ” is defined in Section 10.02(d).

 

Uniform Commercial Code ” means the Uniform Commercial Code as promulgated in the applicable jurisdiction.

 

Windstorm Coverage ” is defined in Section 6.10(a)(iv).

 

Multifamily Loan and Security Agreement Page 86
 

 

ARTICLE XIII INCORPORATION OF ATTACHED RIDERS.

 

The Riders listed on Page ii are attached to and incorporated into this Loan Agreement.

 

ARTICLE XIV INCORPORATION OF ATTACHED EXHIBITS.

 

The following Exhibits, if marked with an “X” in the space provided, are attached to this Loan Agreement:

 

x   Exhibit A Description of the Land (required)
       
x   Exhibit B Modifications to Multifamily Loan and Security Agreement
       
x   Exhibit C Repair Schedule of Work
       
x   Exhibit D Repair Disbursement Request (required)
       
x   Exhibit E Work Commenced at Mortgaged Property
       
x   Exhibit F Capital Replacements (required)
       
x   Exhibit G Description of Ground Lease
       
x   Exhibit H Organizational Chart of Borrower as of the Closing Date (required)
       
x   Exhibit I Designated Entities for Transfers and Guarantor(s) (required)
       
x   Exhibit J Description of Release Parcel
       
¨   Exhibit K Reserved
       
¨   Exhibit L Reserved
       
¨   Exhibit M Reserved
       
¨   Exhibit N Reserved
       
x   Exhibit O Borrower’s Certificate of Property Improvement Alterations Completion (required)

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK;
SIGNATURES ON FOLLOWING PAGES

 

Multifamily Loan and Security Agreement Page 87
 

 

  BORROWER:
   
  BR CARROLL NAPLES, LLC , a Delaware limited liability company
     
  By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory

 

SIGNATURES CONTINUE ON FOLLOWING PAGE

 

Multifamily Loan and Security Agreement Page S- 1
 

 

  LENDER:
   
  JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company
     
  By: /s/ Faron G. Thompson
    Faron G. Thompson
    Executive Vice President

 

Multifamily Loan and Security Agreement Page S- 2
 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

REPAIR RESERVE FUND – RADON TESTING

 

(Revised 5-1-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 4.03 is deleted and replaced with the following:

 

4.03 Repair Reserve Fund.

 

(a) Repairs; Immediate Deposit to Repair Reserve Fund . Lender and Borrower acknowledge that Borrower has established the Repair Reserve Fund by depositing the Repair Reserve Deposit with Lender on the date of this Loan Agreement, and that Borrower must complete the Repairs required pursuant to Section 6.14. Notwithstanding anything in this Section 4.03(a) to the contrary, Borrower will not be required to deposit the Radon Remediation Deposit until and unless Borrower receives the Radon Remediation Notice set forth in Section 4.03(h).

 

(b) Costs Charged by Lender .

 

(i) If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Repairs pursuant to the terms of Section 6.06, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) If a Repair Reserve Fund has been established, Lender will be entitled, but not obligated, to deduct from the Repair Reserve Fund the costs and expenses set forth in Section 4.03(b)(i). Lender will be entitled to charge Borrower for such costs and expenses and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(iii) If a Repair Reserve Fund has been established but there are insufficient funds in the Repair Reserve Fund to pay for the costs and expenses specified in Section 4.03(b)(i), or if no Repair Reserve Fund has been established, then Lender will be entitled to charge Borrower for the costs and expenses specified in Section 4.03(b)(i), and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(c) Insufficient Amount in Repair Reserve Fund . If a Repair Reserve Fund has been established and Lender determines, in Lender’s Discretion that the money in the Repair Reserve Fund is insufficient to pay for the Repairs, Lender will provide Borrower with Notice of such insufficiency, and as soon as possible (but in no event later than 20 days after such Notice) Borrower will pay to Lender an amount, in cash, equal to such deficiency, which Lender will deposit in the Repair Reserve Fund.

 

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(d) Disbursements of Repair Reserve Fund .

 

(i) Disbursement . If a Repair Reserve Fund has been established, from time to time, as construction and completion of the Repairs progresses, upon Borrower’s submission of a Repair Disbursement Request in the form attached as Exhibit D to this Loan Agreement, and provided that no Event of Default has occurred and no condition exists which but for the passage of time or giving of Notice, or both, would constitute an Event of Default, Lender will make disbursements from the Repair Reserve Fund for payment or reimbursement of the actual costs of the Repairs. In connection with each disbursement, Borrower will take each of the following actions:

 

(A) Sign Borrower’s Repair Disbursement Request.

 

(B) Include with each Repair Disbursement Request a report setting out the progress of the Repairs and any other reports or information relating to the construction of the Repairs that may be reasonably requested by Lender.

 

(C) Include with each Repair Disbursement Request copies of any applicable invoices and/or bills and appropriate lien waivers for the prior period for which disbursement was made, executed by all contractors and suppliers supplying labor or materials for the Repairs.

 

(D) Include with each Repair Disbursement Request, a report prepared by the professional engineer employed by Lender as to the status of the Repairs, unless Lender has waived this requirement in writing.

 

(E) Include with each Repair Disbursement Request, Borrower’s written representation and warranty that the Repairs as completed to the applicable stage do not violate any laws, ordinances, rules or regulations, or building setback lines or restrictions, applicable to the Mortgaged Property.

 

Except for the final Repair Disbursement Request, no Repair Disbursement Request may be for an amount less than the Minimum Repair Disbursement Request Amount.

 

(ii) Conditions Precedent . Lender will not be obligated to make any disbursement from the Repair Reserve Fund to or for the benefit of Borrower unless at the time of such Repair Disbursement Request all of the following conditions exist:

 

(A) There exists no condition, event or act that would constitute a default (with or without Notice and/or lapse of time) under this Loan Agreement or any other Loan Document.

 

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(B) Borrower is in full compliance with the provisions of this Loan Agreement, the other Loan Documents and any request or demand by Lender permitted by this Loan Agreement.

 

(C) No lien or claim based on furnishing labor or materials has been recorded, filed or asserted against the Mortgaged Property, unless Borrower has properly provided bond or other security against loss in accordance with applicable law.

 

(D) All licenses, permits, and approvals of any Governmental Authority required for the Repairs as completed to the applicable stage have been obtained and submitted to Lender upon Lender’s request.

 

(iii) Reporting Requirements; Completion . Prior to the applicable Completion Date, Borrower will deliver to Lender, in addition to the information required by Section 4.03(d)(i) above, all of the following:

 

(A) Contractor’s Certificate . If required by Lender, a certificate signed by each major contractor and supplier of materials, as reasonably determined by Lender, engaged to provide labor or materials for the Repairs to the effect that such contractor or supplier has been paid in full for all work completed and that the portion of the Repairs provided by such contractor or supplier has been fully completed in accordance with the plans and specifications (if any) provided to it by Borrower and that such portion of the Repairs is in compliance with all applicable building codes and other rules and regulations promulgated by any applicable regulatory authority or Governmental Authority.

 

(B) Borrower’s Certificate . A certificate signed by Borrower to the effect that the Repairs have been fully paid for and that all money disbursed from the Repair Reserve Fund has been used for the Repairs and no claim exists against Borrower or against the Mortgaged Property out of which a lien based on furnishing labor or material exists or might ripen. Borrower may except from the certificate described in the preceding sentence any claim(s) that Borrower intends to contest, provided that any such claim is described in Borrower’s certificate and if a Repair Reserve Fund has been established, Borrower certifies to Lender that the money in the Repair Reserve Fund is sufficient to make payment of the full amount which might in any event be payable in order to satisfy such claim(s). If required by Lender, Borrower also must certify to Lender that the Repairs are in compliance with all applicable building codes and zoning ordinances.

 

(C) Engineer’s Certificate . If required by Lender, a certificate signed by the professional engineer employed by Lender to the effect that the Repairs have been completed in a good and workmanlike manner in compliance with the Repair Schedule of Work and all applicable building codes, zoning ordinances and other rules and regulations promulgated by applicable regulatory or Governmental Authorities.

 

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(D) Other Certificates . Any other certificates of approval, acceptance or compliance required by Lender from any Governmental Authority having jurisdiction over the Mortgaged Property and the Repairs.

 

(iv) Inspection . Prior to and as a condition of the final disbursement of funds from the Repair Reserve Fund, Lender will inspect or will cause the Repairs and Improvements to be inspected in accordance with the terms of Section 6.06(a), to determine whether all interior and exterior Repairs have been completed in a manner acceptable to Lender.

 

(v) Indirect and Excess Disbursements from Repair Reserve Fund . Lender, in its sole and absolute discretion, is authorized to hold, use and disburse funds from the Repair Reserve Fund to pay any and all costs, charges and expenses whatsoever and howsoever incurred or required in connection with the construction and completion of the Repairs, or, if an Event of Default has occurred and is continuing, in the payment or performance of any obligation of Borrower to Lender. If Lender, for purposes specified in this Section 4.03, elects to pay any portion of the money in the Repair Reserve Fund to parties other than Borrower, then Lender may do so, at any time and from time to time, and the amount of advances to which Borrower will be entitled under this Loan Agreement will be correspondingly reduced.

 

(vi) Repair Schedule of Work . All disbursements from the Repair Reserve Fund will be limited to the costs of those items set forth on the Repair Schedule of Work. Without the prior written consent of Lender, Borrower will not make any payments from the Repair Reserve Fund other than for the costs of those items set forth on the Repair Schedule of Work or alter the Repair Schedule of Work.

 

(e) Termination of Repair Reserve Fund . If a Repair Reserve Fund has been established, the provisions of this Section 4.03 will cease to be effective upon the completion of the Repairs in accordance with this Loan Agreement to Lender’s satisfaction, and the full disbursement by Lender of the Repair Reserve Fund. If there are funds remaining in the Repair Reserve Fund after the Repairs have been completed in accordance with this Loan Agreement, and provided no Event of Default has occurred and is continuing under this Loan Agreement or under any of the other Loan Documents, and no condition exists which but for the passage of time or giving of Notice, or both, would constitute an Event of Default, such funds remaining in the Repair Reserve Fund will be refunded by Lender to Borrower. If a Repair Reserve Fund has not been established, the provisions of this Section 4.03 will cease to be effective upon the completion of the Repairs in accordance with this Loan Agreement to Lender’s satisfaction,

 

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(f) Right to Complete Repairs . If Borrower abandons or fails to proceed diligently with the Repairs, or otherwise, or there exists an Event of Default under this Loan Agreement, Lender will have the right (but not the obligation) to enter upon the Mortgaged Property and take over and cause the completion of the Repairs. Any contracts entered into or indebtedness incurred upon the exercise of such right may be in the name of Borrower, and Lender is irrevocably appointed the attorney in fact of Borrower, such appointment being coupled with an interest, to enter into such contracts, incur such obligations, enforce any contracts or agreements made by or on behalf of Borrower (including the prosecution and defense of all actions and proceedings in connection with the Repairs and the payment, settlement, or compromise of all claims for materials and work performed in connection with the Repairs) and do any and all things necessary or proper to complete the Repairs including signing Borrower’s name to any contracts and documents as may be deemed necessary by Lender. In no event will Lender be required to expend its own funds to complete the Repairs, but Lender may, in Lender’s sole and absolute discretion, advance such funds. Any funds advanced will be added to the Indebtedness, secured by the Security Instrument and payable to Lender by Borrower in accordance with the provisions of the Loan Documents pertaining to the protection of Lender’s security and advances made by Lender. Borrower waives any and all claims it may have against Lender for materials used, work performed or resultant damage to the Mortgaged Property.

 

(g) Completion of Repairs . Lender’s disbursement of monies in the Repair Reserve Fund, if applicable, or other acknowledgment of completion of any Repair in a manner satisfactory to Lender will not be deemed a certification by Lender that the Repair has been completed in accordance with applicable building, zoning or other codes, ordinances, statutes, laws, regulations or requirements of any Governmental Authority. Borrower will at all times have the sole responsibility for insuring that all Repairs are completed in accordance with all such governmental requirements.

 

(h) Radon Testing .

 

(i) Borrower must deliver the results of Radon Testing to Lender for its review by the Radon Testing Completion Date.

 

(ii) If Lender determines that the Radon Testing does not indicate the necessity for Radon Remediation, Borrower’s obligations under this Section 4.03(h) will terminate. Such termination will not modify or diminish any other obligations of Borrower for any other Repairs under this Section 4.03.

 

(iii) If Lender determines that the Radon Testing indicates the necessity for Radon Remediation, Lender will provide Borrower with a Radon Remediation Notice.

 

(iv) No later than 30 days after the date of the Radon Remediation Notice, Borrower must provide Lender with a signed, binding fixed price radon remediation contract with a qualified service provider.

 

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(v) Borrower must pay the Radon Remediation Deposit to Lender. Lender will place the Radon Remediation Deposit in the Repair Reserve Fund to be disbursed in accordance with the terms of this Section 4.03.

 

(vi) Borrower must complete the Radon Remediation by the Radon Remediation Completion Date.

 

(vii) If Radon Remediation is required, the Repair Schedule of Work contained in Exhibit C will be deemed automatically amended to add the required Radon Remediation and the Radon Remediation Completion Date and such Radon Remediation and Radon Remediation Completion Date will be considered Repairs as if originally part of the Repair Schedule of Work attached as an exhibit to this Loan Agreement. However, at Lender’s option, in Lender’s Discretion, Borrower will enter into a formal amendment to the Repair Schedule of Work to more fully set forth the Radon Remediation and the Radon Remediation Completion Date.

 

(viii) When the Radon Remediation is completed, Borrower must provide a written certification from a qualified environmental consultant, as determined by Lender, that the Radon Remediation has been satisfactorily completed, that a minimum of 48 hours of testing has been conducted and that the Mortgaged Property now meets the environmental eligibility standard of radon concentrations at or below 4 pCi/L.

 

(ix) When the Radon Remediation is completed, Borrower will be required to enter into an O &M Program that provides that Borrower will cause radon levels on the Mortgaged Property to be tested as recommended by the environmental consultant or as required by Lender, and will provide Lender with the results of such testing.

 

(x) Borrower acknowledges and agrees that radon gas in concentrations above those recommended by any Governmental Authority constitutes a Prohibited Activity or Condition, and that the Radon Remediation constitutes required Remedial Work under Section 6.12.

 

B. The following definitions are added to Article XII:

 

Minimum Repair Disbursement Request Amount ” means $2,500.00.

 

Radon Remediation ” means remediation that is necessary in order for the radon concentrations on the Mortgaged Property to be at or below 4 pCi/L. Radon Remediation must be performed by a qualified radon mitigation firm that is satisfactory to Lender in Lender’s Discretion.

 

Radon Remediation Deposit ” means an amount equal to the amount necessary for the Radon Remediation plus 50% of such amount.

 

Radon Remediation Completion Date ” means that date that is 90 days after the date of the Radon Remediation Notice, or such other Completion Date as Lender may require when it delivers the Radon Remediation Notice.

 

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Radon Remediation Notice ” means a Notice from Lender to Borrower that Lender has determined that Radon Remediation is necessary.

 

“Radon Repairs” means collectively, Radon Testing and Radon Remediation, as applicable.

 

Radon Testing ” means long term alpha–track testing for at least 2 months in Building 1 Unit 103; Building 2 Unit 104; Building 4 Unit 103; Building 17 Unit 101; Building 19 Unit 103; Building 22 Unit 101; Building 23 Unit 102; Building 27 Unit 104; Building 28 Unit 104; and Building 38 Unit 103.

 

Radon Testing Completion Date ” means July 3, 2016.

 

Repair Disbursement Request ” means Borrower’s written requests to Lender in the form attached as Exhibit D for the disbursement of money from the Repair Reserve Fund pursuant to Article IV.

 

Repair Reserve Deposit ” means $78,250.00.

 

Repair Reserve Disbursement Period ” means the interval between disbursements from the Repair Reserve Fund, which interval will be no shorter than once every 30 days during the term of this Loan Agreement.

 

Repair Reserve Fund ” means the account which may be established by this Loan Agreement into which the Repair Reserve Deposit is deposited.

 

Repair Schedule of Work ” means the Repair Schedule of Work attached as Exhibit C .

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

REPLACEMENT RESERVE FUND – IMMEDIATE DEPOSITS

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 4.04 is deleted and replaced with the following:

 

4.04 Replacement Reserve Fund.

 

(a) Deposits to Replacement Reserve Fund . On the Closing Date, the parties will establish the Replacement Reserve Fund and Borrower will pay the Initial Deposit to Lender for deposit into the Replacement Reserve Fund. Commencing on the date the first installment of principal and/or interest is due under the Note and continuing on the same day of each successive month until the Loan is paid in full, Borrower will pay the Monthly Deposit to Lender for deposit into the Replacement Reserve Fund, together with its regular monthly payments of principal and/or interest as required by the Note. A transfer of funds into the Replacement Reserve Fund from the Repair Reserve Fund, pursuant to the terms of Section 4.03(e), if applicable, will not alter or reduce the amount of any deposits to the Replacement Reserve Fund.

 

(b) Costs Charged by Lender .

 

(i) If Lender, in Lender’s Discretion, retains a professional inspection engineer or other qualified third party to inspect any Capital Replacements pursuant to the terms of Section 6.06, Lender may charge Borrower an amount sufficient to pay all reasonable costs and expenses charged by such third party inspector.

 

(ii) If there are sufficient funds in Replacement Reserve Fund, Lender will be entitled, but not obligated, to deduct from the Replacement Reserve Fund the costs and expenses set forth in Section 4.04(b)(i). Lender will be entitled to charge Borrower for such costs and expenses and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(iii) If there are insufficient funds in the Replacement Reserve Fund, then Lender will be entitled to charge Borrower for the costs and expenses specified in Section 4.04(b)(i), and Borrower will pay the amount of such item(s) to Lender immediately after Notice from Lender to Borrower of such charge(s).

 

(c) Adjustments to Replacement Reserve Fund . If the initial term of the Loan is greater than 120 months, then the following provisions will apply:

 

(i) Lender reserves the right to adjust the amount of the Monthly Deposit based on Lender’s assessment of the physical condition of the Mortgaged Property, however, Lender will not make such an adjustment prior to the date that is 120 months after the first installment due date, nor more frequently than every 10 years thereafter during the term of the Loan.

 

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(ii) Borrower will pay the cost of any assessment required by Lender pursuant to Section 4.04(c)(i) to Lender immediately after Notice from Lender to Borrower of such charge.

 

(iii) Upon Notice from Lender or Loan Servicer, Borrower will begin paying the Revised Monthly Deposit on the first monthly payment date that is at least 30 days after the date of Lender’s or Loan Servicer’s Notice. If Lender or Loan Servicer does not provide Borrower with Notice of a Revised Monthly Deposit, Borrower will continue to pay the Monthly Deposit or the Revised Monthly Deposit then in effect.

 

(d) Insufficient Amount in Replacement Reserve Fund . If Borrower requests disbursement from the Replacement Reserve Fund for a Capital Replacement in accordance with this Loan Agreement in an amount which exceeds the amount on deposit in the Replacement Reserve Fund, Lender will disburse to Borrower only the amount on deposit in the Replacement Reserve Fund. Borrower will pay all additional amounts required in connection with any such Capital Replacement from Borrower’s own funds.

 

(e) Reserved.

 

(f) Reserved.

 

(g) Disbursements from Replacement Reserve Fund .

 

(i) Requests for Disbursement . Lender will disburse funds from the Replacement Reserve Fund as follows:

 

(A) Borrower’s Request . If Borrower determines, at any time or from time to time, that a Capital Replacement is necessary or desirable, Borrower will perform such Capital Replacement and request from Lender, in writing, reimbursement for such Capital Replacement. Borrower’s request for reimbursement will include (1) a detailed description of the Capital Replacement performed, together with evidence, satisfactory to Lender, that the cost of such Capital Replacement has been paid, and (2) if required by Lender, lien waivers from each contractor and material supplier supplying labor or materials for such Capital Replacement.

 

(B) Lender’s Request . If Lender reasonably determines at any time or from time to time, that a Capital Replacement is necessary for the proper maintenance of the Mortgaged Property, it will so notify Borrower, in writing, requesting that Borrower obtain and submit to Lender bids for all labor and materials required in connection with such Capital Replacement. Borrower will submit such bids and a time schedule for completing each Capital Replacement to Lender within 30 days after Borrower’s receipt of Lender’s Notice. Borrower will perform such Capital Replacement and request from Lender, in writing, reimbursement for such Capital Replacement. Borrower’s request for reimbursement will include (1) a detailed description of the Capital Replacement performed, together with evidence, satisfactory to Lender, that the cost of such Capital Replacement has been paid, and (2) if required by Lender, lien waivers from each contractor and material supplier supplying labor or materials for such Capital Replacement.

 

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(ii) Conditions Precedent . Disbursement from the Replacement Reserve Fund will be made no more frequently than once every Replacement Reserve Disbursement Period and, except for the final disbursement, no disbursement will be made in an amount less than the Minimum Replacement Disbursement Request Amount. Disbursements will be made only if the following conditions precedent have been satisfied, as determined by Lender in Lender’s Discretion:

 

(A) Each Capital Replacement has been performed and/or installed on the Mortgaged Property in a good and workmanlike manner with suitable materials (or in the case of a partial disbursement, performed and/or installed on the Mortgaged Property to an acceptable stage), in accordance with good building practices and all applicable laws, ordinances, rules and regulations, building setback lines and restrictions applicable to the Mortgaged Property, and has been paid for by Borrower as evidenced by copies of all applicable paid invoices or bills submitted to Lender by Borrower at the time Borrower requests disbursement from the Replacement Reserve Fund.

 

(B) There is no condition, event or act that would constitute a default (with or without Notice and/or lapse of time).

 

(C) No Lien or claim based on furnishing labor or materials has been recorded, filed or asserted against the Mortgaged Property, unless Borrower has properly provided a bond or other security against loss in accordance with applicable law.

 

(D) All licenses, permits and approvals of any Governmental Authority required for the Capital Replacement as completed to the applicable stage have been obtained and submitted to Lender upon Lender’s request.

 

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(h) Right to Complete Capital Replacements . If Borrower abandons or fails to proceed diligently with any Capital Replacement in a timely fashion or an Event of Default occurs and continues under this Loan Agreement for 30 days after Notice of such failure by Lender to Borrower, Lender will have the right (but not the obligation) to enter upon the Mortgaged Property and take over and cause the completion of such Capital Replacement. However, no such Notice or cure period will apply in the case of such failure which could, in Lender’s sole and absolute discretion, absent immediate exercise by Lender of a right or remedy under this Loan Agreement, result in harm to Lender, tenants or third parties or impairment of the security given under this Loan Agreement, the Security Instrument or any other Loan Document. Any contracts entered into or indebtedness incurred upon the exercise of such right may be in the name of Borrower, and Lender is irrevocably appointed the attorney in fact for Borrower, such appointment being coupled with an interest, to enter into such contracts, incur such obligations, enforce any contracts or agreements made by or on behalf of Borrower (including the prosecution and defense of all actions and proceedings in connection with the Capital Replacement and the payment, settlement or compromise of all bills and claims for materials and work performed in connection with the Capital Replacement) and do any and all things necessary or proper to complete any Capital Replacement, including signing Borrower’s name to any contracts and documents as may be deemed necessary by Lender. In no event will Lender be required to expend its own funds to complete any Capital Replacement, but Lender may, in Lender’s Discretion, advance such funds. Any funds advanced will be added to the Indebtedness, secured by the Security Instrument and payable to Lender by Borrower in accordance with the provisions of the Note, this Loan Agreement, the Security Instrument and any other Loan Document pertaining to the protection of Lender’s security and advances made by Lender.

 

(i) Completion of Capital Replacements . Lender’s disbursement of monies from the Replacement Reserve Fund or other acknowledgment of completion of any Capital Replacement in a manner satisfactory to Lender in Lender’s Discretion will not be deemed a certification by Lender that the Capital Replacement has been completed in accordance with applicable building, zoning or other codes, ordinances, statutes, laws, regulations or requirements of any Governmental Authority. Borrower will at all times have the sole responsibility for ensuring that all Capital Replacements are completed in accordance with all such requirements of any Governmental Authority.

 

(j) Reserved.

 

(k) Reserved.

 

B. The following definitions are added to Article XII:

 

Initial Deposit ” means $0.00.

 

Minimum Replacement Disbursement Request Amount ” means $2,000.00.

 

Monthly Deposit ” means $8,862.67.

 

Replacement Reserve Deposit ” means the Initial Deposit, the Monthly Deposit and/or the Revised Monthly Deposit, as appropriate.

 

Replacement Reserve Disbursement Period ” means the interval between disbursements from the Replacement Reserve Fund, which interval will be no shorter than once a month.

 

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Replacement Reserve Fund ” means the account established pursuant to this Loan Agreement to defray the costs of Capital Replacements.

 

Revised Monthly Deposit ” means the adjusted amount per month that Lender determines Borrower must deposit in the Replacement Reserve Fund following any adjustment determination by Lender pursuant to Section 4.04(c).

 

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MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

AFFILIATE TRANSFER

 

(MPC Partnership Holdings LLC)

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d)(i) is deleted and replaced with the following:

 

(i) Affiliate Transfer. A Transfer of any direct or indirect interests in Borrower held by, or by an entity owned and Controlled by, MPC Partnership Holdings LLC (“Affiliate Transferor”) to one or more of Affiliate Transferor’s Affiliates (“Affiliate Transfer”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Affiliate Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Affiliate Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Affiliate Transfer.

 

(D) Lender determines, in Lender’s Discretion, that the Affiliate meets Lender’s eligibility, credit, management and other standards.

 

(E) After the Affiliate Transfer, MPC Partnership Holdings LLC maintains direct or indirect Control of the Affiliate transferee, and Control and management of the day-to-day operations of Borrower continue to be held by the Person exercising such Control and management immediately prior to the Affiliate Transfer and there is no change in the Guarantor, if applicable.

 

(F) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Affiliate Transfer.

 

(G) Lender will not be entitled to collect a Transfer Fee as the result of the Affiliate Transfer.

 

(H) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Affiliate (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

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(I) Borrower delivers to Lender a search confirming that the Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(J) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Affiliate Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

(K) At Lender’s request, Borrower executes a reaffirmation of its obligations under the Loan Documents in a form acceptable to Lender.

 

(L) In the event of a Transfer prohibited by or requiring Lender’s approval under this Section 7.03, the provisions of this Section 7.03(d)(i) may be modified or rendered void by Lender at Lender’s sole option by Notice to Borrower and the transferee(s) as a condition to Lender’s consent.

 

B. The following definition is added to Article XII:

 

“Affiliate Transfer” is defined in Section 7.03(d)(i).

 

“Affiliate Transferor” is defined in Section 7.03(d)(i).

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

AFFILIATE TRANSFER

 

(Bluerock Residential Holdings, LP)

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d) (i) (ii) is deleted and replaced with the following:

 

(ii) Affiliate Transfer. A Transfer of any direct or indirect interests in Borrower held by an entity directly or indirectly owned and Controlled by Bluerock Residential Growth REIT, Inc. (“Bluerock Affiliate Transferor”) to one or more “Bluerock Affiliate Transferor’s Affiliates” (“Bluerock Affiliate Transfer”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Bluerock Affiliate Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Bluerock Affiliate Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Bluerock Affiliate Transfer.

 

(D) Lender determines, in Lender’s Discretion, that the Bluerock Affiliate Transferor’s Affiliate meets Lender’s eligibility, credit, management and other standards.

 

(E) After the Bluerock Affiliate Transfer, Control and management of the day-to-day operations of Borrower and the Facility continue to be held by the Person exercising such Control and management immediately prior to the Bluerock Affiliate Transfer and there is no change in the Guarantor, if applicable.

 

(F) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Bluerock Affiliate Transfer.

 

(G) Lender will not be entitled to collect a Transfer Fee as the result of the Bluerock Affiliate Transfer.

 

(H) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Bluerock Affiliate Transferor’s Affiliate (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

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(I) Borrower delivers to Lender a search confirming that the Bluerock Affiliate Transferor’s Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(J) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Bluerock Affiliate Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender, with regard to nonconsolidation.

 

B. The following definition is added to Article XII:

 

Bluerock Affiliate Transfer” is defined in Section 7.03(d) (i) (ii) .

 

Bluerock Affiliate Transferor” is defined in Section 7.03(d) (i) (ii) .

 

“Bluerock Affiliate Transferor’s Affiliates” is defined as any entity that is, directly or indirectly, owned or otherwise  controlled by, or under common control with, Bluerock Residential Growth REIT , Inc. For purposes hereof, Bluerock Residential Growth REIT, Inc will be deemed controlled by Ramin Kamfar, its current Chief Executive Officer, President and Board Chairman as well as the majority owner of its advisor.

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

BUY-SELL TRANSFER

 

(Revised 7-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 7.03(d)(iii) is deleted and replaced with the following:

 

(iii) Buy-Sell Transfer . A one-time Transfer (“ Buy-Sell Transfer ”) pursuant to a buy-sell agreement, operating agreement, joint venture agreement or similar agreement of the interests in BR Carroll SW FL Portfolio JV LLC , the sole member of Borrower.

 

(A) The Buy-Sell Transfer may consist of either of the following Transfers:

 

(1) The Transfer of the interests of BR SW FL Portfolio JV Member, LLC , a Delaware limited liability company ( for convenience, referred to herein as Manager ”) to Carroll Co-Invest IV SW FL Portfolio, LLC , a Delaware limited liability company or to its wholly owned Affiliate ( for convenience, referred to herein as Equity ”) (either by purchase of the ownership interest of the Manager or replacement of the Manager as the general partner, manager or managing member).

 

(2) The Transfer of the Equity’s ownership to the Manager or to a wholly owned Affiliate of Manager (either by purchase of the ownership interest of the Equity or replacement of the Equity as a participant in any management committee).

 

(B) The Buy-Sell Transfer will be a permitted Transfer if each of the following conditions is satisfied:

 

(1) Borrower provides Lender with at least 30 days prior Notice of the proposed Buy-Sell Transfer and pays to Lender the Transfer Processing Fee.

 

(2) At the time of the proposed Buy-Sell Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default; provided, however, if the Buy-Sell Transfer would cure the Event of Default, the Buy-Sell Transfer must occur within 60 days after all conditions in this Section have been met to Lender’s satisfaction.

 

(3) Borrower pays or reimburses Lender, upon demand, for all costs and expenses, including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Buy-Sell Transfer.

 

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(4) For the purposes of this Section 7.03(d)(iii), Bluerock Residential Growth REIT, Inc. will be referred to as the “Bluerock Guarantor,” and MPC Partnership Holdings LLC will be referred to as the “Carroll Guarantor.” If there is a new manager of Borrower (“ New Manager ”), New Manager provides a guarantor (“ New Manager Guarantor ”) acceptable to Lender in Lender’s Discretion, and each of the following requirements is met (collectively, the “New Manager Requirements” ):

 

(I) At the time of the Buy-Sell Transfer, if the Manager is the transferor, the Carroll New Manager Guarantor has a net worth of at least $15,000,000, and liquid assets of at least $3,263,000.

 

(II) Lender has received all information and organizational documents requested by Lender in Lender’s Discretion, with respect to New Manager Guarantor At the time of the Buy-Sell Transfer, if the Equity is the transferor, the Bluerock Guarantor has a net worth of at least $15,000,000, and liquid assets of at least $3,263,000 .

 

(III) New Manager Guarantor The Bluerock Guarantor (if the Equity is the transferor) or the Carroll Guarantor (if the Manager is the transferor) executes a ratification of its Guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date (“ New Manager Guaranty ”), however, if New Manager Guarantor is an entity, the following condition s will be applicable:

 

(X) The New Manager ratification of the Guaranty has been modified to include, at New Manager Guarantor’s option, either will confirm that the ratifying Guarantor alone must satisfy the requirements of the Rider to Guaranty – Material Adverse Change, or the Rider to Guaranty – Minimum Net Worth/Liquidity , as applicable, during the entire remaining term of the Loan .

 

(Y) Section 9.01 will be deemed to be modified to insert the following as a new subsection:

 

(pp) Any failure by Guarantor to comply with the Minimum Net Worth/Liquidity Rider to the Guaranty, or the Material Adverse Change Rider to the Guaranty, if applicable.

 

(IV) Following the Buy-Sell Transfer, Control and management of the day-to-day operations of the Equity (if the Manager is the transferor) or of the Manager (if the Equity is the transferor) continues to be held by the Person exercising such Control and management immediately prior to the Buy-Sell Transfer.

 

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(5) The Mortgaged Property continues to be managed by the initial Property Manager or a successor Property Manager satisfactory to Lender pursuant to a property management agreement approved by Lender in writing; which approval will not be unreasonably withheld, provided that such successor Property Manager and Borrower execute an assignment of the management agreement in form acceptable to Lender.

 

(6) Reserved.

 

(7) At the time of the proposed Buy-Sell Transfer, if the Equity (if the Manager is the transferor) or the becomes a New Manager (if the Equity is the transferor) , it certifies to Lender that its net worth and liquidity are substantially the same as or better than its net worth and liquidity as of the date of this Loan Agreement and there is not any pending bankruptcy, reorganization or litigation which would substantially negatively affect such net worth and/or liquidity.

 

(8) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Buy-Sell Transfer.

 

(9) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of each of the Equity and the Manager (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

(10) If the Transfer is to a wholly-owned Affiliate of either the Equity or Manager, Borrower must deliver to Lender a search confirming that the transferee Affiliate is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(11) If a nonconsolidation opinion was delivered on the Closing Date and if, after giving effect to the Buy-Sell Transfer and all prior Transfers, 50% or more in the aggregate of direct or indirect interests in Borrower are owned by any Person and its Affiliates that owned less than a 50% direct or indirect interest in Borrower as of the Closing Date, Borrower delivers to Lender an opinion of counsel for Borrower, in form and substance satisfactory to Lender with regard to nonconsolidation.

 

(12) If there is a New Manager Guarantor and all of the New Manager R the r equirements of Section 7.03(d)(iii)(B)(4) have been satisfied, the Bluerock Guarantor (if the Manager is the transferor) or the Carroll Guarantor (if the Equity is the transferor), may request will be deemed automatically to have requested a release of its liability under the Guaranty in accordance with Section 7.05(c) of this Loan Agreement.

 

B. The following definitions are added to Article XII:

 

Buy-Sell Transfer ” is defined in Section 7.03(d)(iii).

 

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Equity ” is defined in Section 7.03(d)(iii)(A)(1).

 

Manager ” is defined in Section 7.03(d)(iii)(A)(1).

 

New Manager ” is defined in Section 7.03(d)(iii)(B)(4).

 

“New Manager Guarantor” is defined in Section 7.03(d)(iii)(B)(4).

 

“New Manager Guaranty” is defined in Section 7.03(d)(iii)(B)(4)(III).

 

“New Manager Requirements” is defined in Section 7.03(d)(iii)(B)(4).

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

ENTITY GUARANTOR

 

(Revised 3-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 9.01(dd) is deleted and replaced with the following:

 

(dd) Guarantor fails to comply with the provisions of the Section of the Guaranty entitled “Material Adverse Change” or “Minimum Net Worth/Liquidity Requirements”, as applicable.

 

Rider to Multifamily Loan and Security Agreement
Entity Guarantor
 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

COOPERATION WITH RATING AGENCIES AND INVESTORS

 

(Revised 1-27-2015)

 

A. Section 11.14 is deleted and replaced with the following:

 

11.14 Cooperation with Rating Agencies and Investors. At the request of Lender and, to the extent not already required to be provided by Borrower under this Loan Agreement, Borrower must use reasonable efforts to satisfy the market standards to which Lender customarily adheres or which may be reasonably required in the marketplace or by the Rating Agencies in connection with any Securities secured by or evidencing ownership interests in the Note and this Loan Agreement, including all of the following:

 

(a) Borrower will provide financial and other information with respect to the Mortgaged Property, the Borrower and the Property Manager.

 

(b) Borrower will perform or permit or cause to be performed or permitted such site inspections and other due diligence investigations of the Mortgaged Property, as may be requested by Lender in Lender’s Discretion or may reasonably be requested by the Rating Agencies or as may be necessary or appropriate in connection with the Secondary Market Transaction. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with any such due diligence investigation.

 

(c) Borrower will make such representations and warranties as of the closing date of the Secondary Market Transaction with respect to the Mortgaged Property, Borrower and the Loan Documents as are customarily provided in securitization transactions and as may be requested by Lender in Lender’s Discretion or may reasonably be requested by the Rating Agencies and consistent with the facts covered by such representations and warranties as they exist on the date of this Loan Agreement, including the representations and warranties made in the Loan Documents, together, if customary, with appropriate verification of and/or consents to the Provided Information through letters of auditors or opinions of counsel of independent attorneys acceptable to Lender and to the Rating Agencies. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with obtaining such auditors’ letters or opinions of counsel.

 

(d) Borrower will cause its counsel to render opinions, which may be relied upon by Lender, the Rating Agencies and their respective counsel, agents and representatives, as to nonconsolidation or any other opinion customary in securitization transactions with respect to the Mortgaged Property and Borrower and its Affiliates, which counsel and opinions must be satisfactory to Lender in Lender’s Discretion and be reasonably satisfactory to the Rating Agencies. Lender will reimburse Borrower for any third party costs which Borrower reasonably incurs in connection with obtaining such opinions of Borrower’s counsel.

 

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(e) Borrower will execute such amendments to the Loan Documents and organizational documents, establish and fund the Replacement Reserve Fund, if any, and complete any Repairs, if any, as may be requested by Lender or by the Rating Agencies or otherwise to effect the Secondary Market Transaction; provided, however, that the Borrower will not be required to modify or amend any Loan Document if such modification or amendment would (i) change the interest rate, the stated maturity or the amortization of principal set forth in the Note, or (ii) modify or amend any other material economic term of the Loan.

 

B. The following definitions are added to Article XII:

 

“Provided Information” means the information provided by Borrower as required by Section 11.14 (a), (b) and (c).

 

Securities ” means single or multi-class securities.

 

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RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

RATE CAP AGREEMENT AND RATE CAP AGREEMENT RESERVE FUND

 

(Revised 6-30-2015)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 3.04 is deleted and replaced with the following:

 

3.04 Cap Agreement and Cap Collateral Assignment.

 

(a) Cap Agreement . To protect against fluctuations in interest rates, Borrower must obtain and maintain a Cap Agreement at all times so long as the Loan is outstanding. The initial Cap Agreement must be successfully bid no later than the Closing Date and be effective for an initial term ending not earlier than the third anniversary of the Closing Date. The initial Cap Agreement must be in a Notional Amount equal to the principal amount of the Loan on the Closing Date and have a Strike Rate that does not exceed the Original Strike Rate. The Cap Agreement, including any Replacement Cap Agreement, must obligate the Cap Provider to make monthly payments directly to Lender or to Loan Servicer on behalf of Lender in an amount equal to the excess of (i) the interest on the Notional Amount at the Index Rate over (ii) interest on the Notional Amount at the Strike Rate.

 

(b) Replacement Cap Agreement . At least 60 days prior to the date on which an existing Cap Agreement terminates, Borrower must give Notice to and provide evidence satisfactory to Lender that Borrower will deliver a Replacement Cap Agreement. Borrower must ensure that the Replacement Cap Agreement is in full force and effect not later than the day immediately following the expiration of the then-existing Cap Agreement. Any Replacement Cap Agreement must (i) have a term not earlier than one year from its effective date, (ii) have a Strike Rate that does not exceed the Original Strike Rate, and (iii) be in a Notional Amount equal to the outstanding principal balance due under the Note on the effective date of the Replacement Cap Agreement.

 

(c) Attorneys’ Fees and Costs . Borrower must pay or reimburse Lender, upon demand, for all costs and expenses in connection with any Replacement Cap Agreement, including (i) all Attorneys’ Fees and Costs, incurred by Lender, and (ii) the cost of the cap broker, if any.

 

(d) Cap Collateral . To secure Borrower’s payment obligations under the Loan, Borrower grants to Lender a security interest in the Cap Collateral, including any Replacement Cap Agreement.

 

B. Section 4.07 is deleted and replaced with the following:

 

4.07 Rate Cap Agreement Reserve Fund.

 

(a) Deposits to Rate Cap Agreement Reserve Fund . If the initial Cap Agreement terminates prior to the Maturity Date, Lender will establish the Rate Cap Agreement Reserve Fund on the Closing Date. Commencing on the date the first installment of principal and/or interest is due under the Note and continuing on the same day for each successive month until the purchase of the last Replacement Cap Agreement, Borrower must pay to Lender an amount equal to the Rate Cap Reserve Deposit.

 

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(b) Adjustments to Rate Cap Reserve Deposit . Lender will recompute the amount of the Rate Cap Reserve Deposit every 6 months based on the outstanding principal balance due under the Note at the time Lender recomputes the amount of the Rate Cap Reserve Deposit. Lender will provide Notice to Borrower of any revised Rate Cap Reserve Deposit.

 

(c) Disbursements from Rate Cap Agreement Reserve Fund . Lender will apply the funds in the Rate Cap Agreement Reserve Fund to the cost of the Replacement Cap Agreement, unless an Event of Default has occurred and is continuing, in which case Lender at its option may apply such funds to the Indebtedness in any amount and in any order as Lender determines in Lender’s Discretion. To the extent there are funds in the Rate Cap Agreement Reserve Fund in excess of the cost of the Replacement Cap Agreement, such funds may be applied to pay Attorneys’ Fees and Costs related to the Replacement Cap Agreement and to pay the cap broker, if any. In the event that, for any reason, there are insufficient funds in the Rate Cap Agreement Reserve Fund to purchase a Replacement Cap Agreement, Borrower must fund the amount of any such deficiency, including amounts necessary to pay Attorneys’ Fees and Costs and the cost of the cap broker, if any.

 

(d) Termination of Rate Cap Agreement Reserve Fund . Upon purchase by Borrower of a Replacement Cap Agreement with an expiration date on or after the Maturity Date, Borrower will no longer be required to make Rate Cap Reserve Deposits. Any funds remaining in the Rate Cap Agreement Reserve Fund will be returned to Borrower upon the earlier to occur of (i) purchase of a Replacement Cap Agreement with a termination date not earlier that the Maturity Date, or (ii) payment in full of the Indebtedness.

 

C. Section 5.22 is deleted and replaced with the following:

 

5.22 Cap Collateral.

 

(a) Obligation to Make Cap Payments . Borrower has instructed each Cap Provider and any guarantor of a Cap Provider’s obligations to make Cap Payments directly to Lender or to Loan Servicer on behalf of Lender.

 

(b) Dodd-Frank Act . Borrower has complied with the applicable requirements of the Dodd-Frank Act in purchasing the initial Cap Agreement.

 

D. Section 6.18 is deleted and replaced with the following:

 

6.18 Cap Collateral .

 

(a) Obligation to Make Payments . Borrower will instruct each Cap Provider and any guarantor of a Cap Provider’s obligations to make Cap Payments directly to Lender or to Loan Servicer on behalf of Lender.

 

(b) Dodd-Frank Act . Borrower will comply with the applicable requirements of the Dodd-Frank Act in purchasing any Replacement Cap Agreement.

 

Rider to Multifamily Loan and Security Agreement
Rate Cap Agreement and Rate Cap Agreement Reserve Fund
Page 2
 

 

E. The following definitions are added to Article XII:

 

Dodd Frank Act ” means the Dodd-Frank Wall Street Reform and Consumer Protection Act.

 

Index Rate ” means the published variable rate index designated in the Cap Agreement as the “Floating Rate Option,” which Index Rate must be 1-month LIBOR.

 

Notional Amount ” means the dollar amount designated in the Cap Agreement as the “Notional Amount” which must be (i) with respect to the initial Cap Agreement, an amount equal to the principal amount of the Loan on the Closing Date, and (ii) with respect to any Replacement Cap Agreement, an amount equal to the outstanding principal balance due under the Note on the commencement date of the Replacement Cap Agreement.

 

Original Strike Rate ” means 3.580%.

 

Rate Cap Reserve Deposit ” means a monthly amount payable by Borrower sufficient to accumulate funds in an amount equal to 125% of the amount estimated by Lender to be sufficient to purchase, immediately prior to termination of the then-existing Cap Agreement, a Replacement Cap Agreement (i) expiring on the earlier of the date that is two years after the termination date of the then-existing Cap Agreement or the Maturity Date, (ii) having a Notional Amount equal to the outstanding principal balance due under the Note on the commencement date of the Replacement Cap Agreement, and (iii) having a Strike Rate equal to the Original Strike Rate.

 

Strike Rate ” means a fixed rate of interest under the Cap Agreement that does not exceed the Original Strike Rate.

 

Rider to Multifamily Loan and Security Agreement
Rate Cap Agreement and Rate Cap Agreement Reserve Fund
Page 3
 

 

RIDER TO MULTIFAMILY LOAN AND SECURITY AGREEMENT

 

TERMITE OR WOOD DAMAGING INSECT CONTROL

 

(Revised 3-1-2014)

 

The following changes are made to the Loan Agreement which precedes this Rider:

 

A. Section 6.09(k) is deleted and replaced with the following:

 

(k) Termite or Wood Damaging Insect Control . Borrower will maintain a contract with a qualified service provider for control of termites or other wood damaging insects at the Mortgaged Property for so long as the Indebtedness remains outstanding.

 

Rider to Multifamily Loan and Security Agreement
Termite or Wood Damaging Insect Control
 

 

EXHIBIT A

 

(Summer Wind)

 

Parcel 1:

 

A parcel of land located in Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida, being more particularly described as follows:

 

Commence at the Southeast corner of the Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence run N. 89° 32’ 47” W. along the South line of the Southwest 1/4 of the said Section 12 for a distance of 346.55 feet to the Southeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 00° 11’ 20” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 75.00 feet to a point of the Northerly right-of-way line of Pine Ridge Road (CR #896) and the Point of Beginning of the parcel of land herein described; thence continue N. 00° 11’ 20” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 1244.71 feet to the Northeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 89° 33’ 30” W. along the North line of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 516.84 feet; thence run S. 00° 19’ 07” W. for a distance of 1244.59 feet to a point on the Northerly right-of-way line of Pine Ridge Road (CR #896); thence run S. 89° 32’ 47” E. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 519.66 feet to the Point of Beginning.

 

LESS AND EXCEPT that parcel of land shown as Parcel 103B on Order of Taking recorded in Official Records Book 2660, Page 3394, Public Records of Collier County, Florida.

 

Parcel 2:

 

A parcel of land located in the Southwest quarter of Section 12, Township 49 South, Range 25 East, Collier County, Florida, being more particularly described as follows:

 

Commencing at the Southeast corner of the Southwest quarter of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence run North 89° 32’ 47” West along the South line of Southwest quarter of the said Section 12 for a distance of 866.38 feet; thence run North 00° 19’ 07” East for a distance of 75.00 feet to a point on the Northerly right of way line of Pine Ridge Road (CR No. 896) and the Point of Beginning of the parcel of land herein described; thence continue North 00° 19’ 07” East for a distance of 1,244.59 feet to a point on the North line of the Southeast quarter of the Southwest quarter of the said Section 12; thence run North 89° 33’ 30” West along the North line of the Southeast quarter of the Southwest quarter of the said Section 12 for a distance of 516.84 feet to the Northwest corner of the Southeast quarter of the Southwest quarter of the said Section 12; thence run South 00° 26’ 54” West along the West line of the Southeast quarter of the Southwest quarter of the said Section 12 for a distance of 1,244.48 feet to a point on the Northerly right of way line of Pine Ridge Road (CR No. 896); thence run South 89° 32’ 47” East along the Northerly right of way line of Pine Ridge Road (CR No. 896) for a distance of 519.66 feet to the Point of Beginning.

 

LESS AND EXCEPTING THE FOLLOWING:

 

Commencing at the Southeast corner of the Southwest quarter of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence North 89° 32’ 47” West along the South line of said Section 12 and the centerline of Pine Ridge Road (CR #896), a distance of 866.32 feet; thence North 00° 19’ 07” East, a distance of 75.00 feet to the Point of Beginning; thence North 89° 32’ 47” West along the North right of way line of Pine Ridge Road, a distance of 519.66 feet; thence North 0° 26’ 54” East, a distance of 10.00 feet; thence South 89° 32’ 47” East, a distance of 519.64 feet; thence South 0° 19’ 07” West, a distance of 10.00 feet to the Point of Beginning.

 

Multifamily Loan and Security Agreement Page A- 1
 

 

TOGETHER WITH a non exclusive interest in that certain Easement as provided in that certain instrument entitled “Grant of Easement” dated July 20, 1988, and recorded in Official Records Book 1367, Page 2023, of the Public Records of Collier County, Florida.

 

TOGETHER WITH non-exclusive easement rights for the installation and maintenance of a sewer line as contained and described in that certain utility easement recorded in Official Records Book 1598, Page 189, of the Public Records of Collier County, Florida.

 

FEE PARCEL 1 AND FEE PARCEL 2 BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

 

A parcel of land located in Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida, being more particularly described as follows:

 

Commence at the Southeast corner of the Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence run N. 89° 32’ 47” W. along the South line of the Southwest 1/4 of the said Section 12 for a distance of 346.55 feet to the Southeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 00° 11’ 20” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 75.00 feet to a point of the Northerly right-of-way line of Pine Ridge Road (CR #896) and the Point of Beginning of the parcel of land herein described; thence continue N. 00° 10’ 41” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 1245.16 feet to the Northeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 89° 34’ 32” W. along the North line of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 1033.55 feet; thence run S. 00° 26’ 59” W. for a distance of 1234.22 feet to a point on the Northerly right-of-way line of Pine Ridge Road (CR #896); thence run S. 89° 32’ 54” E. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 519.33 feet ; thence run S. 01° 31’ 25” W. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 10.00 ; thence run S. 89° 31’ 50” E. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 519.78 feet to the Point of Beginning.

 

Multifamily Loan and Security Agreement Page A- 2
 

 

EXHIBIT B

 

MODIFICATIONS TO Multifamily Loan and security AGREEMENT

 

The following modifications are made to the text of the Loan Agreement that precedes this Exhibit.

 

1. Section 6.06(a) is modified as follows:

 

(a) Right of Entry . Borrower will permit Lender, its agents, representatives and designees and any interested Governmental Authority to make or cause to be made entries upon and inspections of the Mortgaged Property to inspect, among other things: (i) Repairs, (ii) Capital Replacements, (iii) Restorations, (iv) Property Improvement Alterations, and (v) any other Improvements, both in process and upon completion (including environmental inspections and tests performed by professional inspection engineers) during normal business hours, or at any other reasonable time, upon reasonable Notice to Borrower if the inspection is to include occupied residential units (which Notice need not be in writing). During normal business hours, or at any other reasonable time, Borrower will also permit Lender to examine all books and records and contracts and bills pertaining to the foregoing. Notice to Borrower will not be required in the case of an emergency, as determined in Lender’s Discretion, or when an Event of Default has occurred and is continuing. Lender will make reasonable efforts not to unreasonably disturb tenants at the Mortgaged Property while conducting inspections hereunder.

 

2. Section 6.12(f) is modified as follows:

 

(f) Remedial Work . If any investigation, site monitoring, containment, clean-up, Restoration or other remedial work (“ Remedial Work ”) is necessary to comply with any Hazardous Materials Law or order of any Governmental Authority that has or acquires jurisdiction over the Mortgaged Property or the use, operation or improvement of the Mortgaged Property, or is otherwise required by Lender as a consequence of any Prohibited Activity or Condition or to prevent the occurrence of a Prohibited Activity or Condition, Borrower will, by the earlier of (i) the applicable deadline required by Hazardous Materials Law, or (ii) 30 days after Notice from Lender demanding such action (or such longer period of time as is specifically allowed under any insurance policy covering such issue with a risk carrier that has accepted coverage responsibility for same subject to the requirements of Hazardous Materials Law and so long as Lender has determined that immediate action is not required to protect the residents of, or the value of, the Mortgaged Property) , begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and must in any event complete the work by the time required by applicable Hazardous Materials Law. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower will reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender will become part of the Indebtedness as provided in Section 9.02.

 

Multifamily Loan and Security Agreement Page B- 1
 

 

3. Section 6.13(a)(x) is modified as follows:

 

(x) It will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than the following ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable :

 

(A) The Indebtedness and any further indebtedness as described in Section 11.11 with regard to Supplemental Instruments.

 

(B) Customary unsecured trade payables incurred in the ordinary course of owning and operating the Mortgaged Property provided the same are not evidenced by a promissory note, do not exceed, in the aggregate, at any time a maximum amount of 2% of the original principal amount of the Indebtedness and are paid within 60 days of the date incurred.

 

(C) through (F) are reserved.

 

4. Section 6.13(a)(xviii) is modified as follows:

 

(xviii) It will maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations and will pay its debts and liabilities from its own assets as the same become due ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable.

 

5. Section 6.13(a)(xx) is modified as follows:

 

(xx) It will pay (or cause the Property Manager to pay on behalf of Borrower from Borrower’s funds) its own liabilities (including salaries of its own employees) from its own funds ; provided that no member of Borrower will be required to contribute any capital in excess of that required by Borrower’s organizational documents to satisfy this covenant, but provided further that this qualification will not be deemed to amend or modify the obligations under the Guaranty of any member of Borrower who is a Guarantor, if applicable

 

6. Section 7.03(c) is modified as follows:

 

(c) Publicly-Held Fund or Publicly-Held Real Estate Investment Trust . If a Designated Entity for Transfers is a publicly-held fund or a publicly-held real estate investment trust, either of the following:

 

(i) The public issuance of common stock, convertible debt, equity or other similar securities (“ Public Fund/REIT Securities ”) and the subsequent Transfer of such Public Fund/REIT Securities. In the case of Bluerock Residential Growth REIT, Inc (“BR Reit”) such permitted Transfers shall expressly include Transfers arising out of (A) the sale of the Public Fund/REIT Securities to another publicly traded real estate investment trust (or an affiliate thereof controlled by the publicly traded real estate  investment trust), (B) the merger, roll up, or other consolidation of BR Reit with another entity so long as Bluerock Reit or another publicly traded real estate investment trust (or an affiliate thereof controlled by the publicly traded real estate  investment trust) is the surviving entity and (C)  the issuance of put options in Bluerock Reit as part of an UPREIT or downREIT transaction.

 

Multifamily Loan and Security Agreement Page B- 2
 

 

(ii) The acquisition by a single Public Fund/REIT Securities holder of an ownership percentage of 10% or more in the Designated Entity for Transfers, if Borrower provides notice of that acquisition to Lender within 30 days following the acquisition.

 

7. New Section 7.03(e) is added as follows:

 

(e) Additional Bluerock Transfer Provisions . Transfers of interests in any Designated Entity for Transfers not otherwise permitted or conditionally permitted by the terms of this Loan Agreement resulting from a Transfer (including by merger or other consolidation) of all of the assets of or interests in Bluerock Residential Holdings, LP or Bluerock REIT Holdings, LLC (a “ Bluerock Entity Transfer ”) provided that each of the following conditions is satisfied:

 

(A) Borrower provides Lender with at least 30 days prior Notice of the proposed Bluerock Entity Transfer and pays to Lender the Transfer Processing Fee.

 

(B) At the time of the proposed Bluerock Entity Transfer, no Event of Default has occurred and is continuing and no event or condition has occurred and is continuing that, with the giving of Notice or the passage of time, or both, would become an Event of Default.

 

(C) Borrower pays or reimburses Lender, upon demand, for all costs and expenses including all Attorneys’ Fees and Costs, incurred by Lender in connection with the Bluerock Entity Transfer.

 

(D) After the Bluerock Entity Transfer, Control and management of the day-to-day operations of Borrower continue to be held, directly or indirectly, by (i) Bluerock REIT, (ii) MPC Partnership Holdings LLC, or (iii) a publicly held real estate investment trust which is (or to whose Affiliate is) the transferee of the Bluerock Entity Transfer.

 

(E) Lender receives organizational charts reflecting the structure of Borrower prior to and after the Bluerock Entity Transfer.

 

(F) Lender will not be entitled to collect a Transfer Fee as the result of the Bluerock Entity Transfer.

 

(G) Lender receives confirmation acceptable to Lender that (1) the requirements of Section 6.13 continue to be satisfied, and (2) the term of existence of the Bluerock Entity Transfer transferee and of the “Replacement Bluerock Guarantor” described below (exclusive of any unexercised extension options or rights) does not expire prior to the Maturity Date.

 

Multifamily Loan and Security Agreement Page B- 3
 

 

(H) Borrower delivers to Lender a search confirming that the Bluerock Entity Transfer transferee is not on the list of Specially Designated Nationals or other blocked persons published by the U.S. Office of Foreign Assets Control, or on the list of persons or entities prohibited from doing business with the Department of Housing and Urban Development.

 

(I) At Lender’s request, Borrower executes a reaffirmation of its obligations under the Loan Documents in a form acceptable to Lender.

 

(J) Borrower provides a replacement Guarantor (“ Replacement Guarantor ”) acceptable to Lender in Lender’s Discretion, and each of the following requirements is met (collectively, the “Replacement Requirements” ):

 

(I) At the time of the Bluerock Entity Transfer, Replacement Guarantor and the Carroll Guarantor (provided the Carroll Guarantor is a Guarantor at the time of the Bluerock Entity Transfer) collectively have a net worth of at least $15,000,000, and liquid assets of at least $3,263,000.

 

(II) Lender has received all information and organizational documents requested by Lender in Lender’s Discretion, with respect to Replacement Guarantor.

 

(III) Replacement Guarantor executes a Guaranty in a form acceptable to Lender and in substantially the same form as the Guaranty executed on the Closing Date, and the Carroll Guarantor executes a ratification of its Guaranty executed on the Closing Date.

 

(K) The Mortgaged Property continues to be managed by the initial Property Manager or a successor Property Manager satisfactory to Lender pursuant to a property management agreement approved by Lender in writing; which approval will not be unreasonably withheld, provided that such successor Property Manager and Borrower execute an assignment of the management agreement in form acceptable to Lender.

 

8. Section 11.03 is hereby modified by adding a new subsection (d) as follows:

 

(d) Lender shall endeavor to give the individuals or entities listed below courtesy copies of any Notice given to Borrower or any guarantor by Lender, at the addresses set forth below; provided, however, that failure to provide such courtesy copies of Notices shall not affect the validity or sufficiency of any Notice to Borrower or any guarantor, shall not affect Lender’s rights and remedies hereunder or under any other Loan Documents and shall not subject Lender to any claims by or liability to Borrower, any guarantor or any other individual or entity. It is acknowledged and agreed that no individual or entity listed below is a third-party beneficiary to any of the Loan Documents.

 

Multifamily Loan and Security Agreement Page B- 4
 

 

Bluerock Residential with a copy to :

Growth REIT, Inc.

712 Fifth Avenue

9 th Floor

New York, New York 10019

Attention:  Michael Konig, Esq.

Telephone: (212) 843-1601

Email: mkonig@bluerockre.com

Kaplan Voekler Cunningham & Frank
PLC

1401 E. Cary St.
Richmond, VA 23219

Attention:  S. Edward Flanagan

Telephone: (804) 823-4000

Email: eflanagan@kv-legal.com

 

Multifamily Loan and Security Agreement Page B- 5
 

 

EXHIBIT c

 

REPAIR SCHEDULE OF WORK

 

Description of Repair   Cost     (Completion Date)
Days after Closing
Date to complete
Pedestrian Walkways - Repair potential trip hazards on concrete walkways throughout property, and specifically near buildings 9, 15, 18, 30. Remove and replace damaged sidewalk sections, or grind affected sidewalk area to a flush transition.   $ 500     180
Exterior Walls - Repair and/or replace damaged or missing areas of stucco, vinyl soffits, and wood siding at locations throughout the property, and specifically around newly-installed electric meters.   $ 23,000     180
Stairs - Replace cracked and damaged concrete stair treads at various locations throughout the property. Repair loose and damaged stairway rail posts at Buildings 5, 24, 27, 39, and 42.   $ 11,500     180
Disconnect Boxes - Condensers - Replace all rusted and damaged electrical disconnect boxes associated with the condenser units.   $ 9,200     180
GFCI Protection - Install GFCI protection in all bathrooms and kitchens, where missing.   $ 18,400     180
“Radon Testing” and “Radon Remediation”, if applicable, both as defined in the “Rider to Multifamily Loan and Security Agreement – Repair Reserve Fund – Radon Testing” attached to this Agreement.            

 

Multifamily Loan and Security Agreement Page C- 1
 

 

EXHIBIT d

 

REPAIR DISBURSEMENT REQUEST

 

The undersigned requests from ______________________________________________________ (“Lender”) the disbursement of funds in the amount of $_________________ (“Disbursement Request”) from the Repair Reserve Fund established pursuant to the Multifamily Loan and Security Agreement dated _____________________ , 20___ by and between Lender and the undersigned ( “Loan Agreement”) to pay for repairs to the multifamily apartment project known as ___________________________________________________ and located in _______________________.

 

The undersigned represents and warrants to Lender that the following information and certifications provided in connection with this Disbursement Request are true and correct as of the date hereof:

 

1. Purpose for which disbursement is requested:

 

 

 

 

2. To whom the disbursement will be made (may be the undersigned in the case of reimbursement for advances and payments made or cost incurred for work done by the undersigned): _________________________________________________________

 

3. Estimated costs of completing the uncompleted Repairs as of the date of this Disbursement Request: _______________________________________________

 

4. The undersigned certifies that each of the following is true:

 

(a) The disbursement requested pursuant to this Disbursement Request will be used solely to pay a cost or costs allowable under the Loan Agreement.

 

(b) None of the items for which disbursement is requested pursuant to this Disbursement Request has formed the basis for any disbursement previously made from the Repair Reserve Fund.

 

(c) All labor and materials for which disbursements have been requested have been incorporated into the Improvements or suitably stored upon the Mortgaged Property in accordance with reasonable and standard building practices, the Loan Agreement and all applicable laws, ordinances, rules and regulations of any governmental authority having jurisdiction over the Mortgaged Property.

 

(d) The materials, supplies and equipment furnished or installed for the Repairs are not subject to any Lien or security interest or that the funds to be disbursed pursuant to this Disbursement Request are to be used to satisfy any such Lien or security interest.

 

5. All capitalized terms used in this Disbursement Request without definition will have the meanings ascribed to them in the Loan Agreement.

 

Multifamily Loan and Security Agreement Page D- 1
 

 

IN WITNESS WHEREOF, the undersigned has executed this Disbursement Request as of the day and date first above written.

 

    BORROWER:
       
Date:      
       

 

Multifamily Loan and Security Agreement Page D- 2
 

 

EXHIBIT e

 

WORK COMMENCED AT MORTGAGED PROPERTY

 

NONE

 

Multifamily Loan and Security Agreement Page E- 1
 

 

EXHIBIT F

 

CAPITAL REPLACEMENTS

 

· Carpet/vinyl flooring
· Window treatments
· Roofs
· Furnaces/boilers
· Air conditioners
· Ovens/ranges
· Refrigerators
· Dishwashers
· Water heaters
· Garbage disposals
· Asphalt surface
· Seal coat & stripe
· Pool plaster/liner
· Pool filtration equipment
· Exterior paint
· Clothes washer/dryer
· Other items that Lender may approve subject to any conditions that Lender may require, all in Lender’s sole and absolute discretion.

 

Multifamily Loan and Security Agreement Page F- 1
 

 

EXHIBIT G

 

DESCRIPTION OF GROUND LEASE

 

Not Applicable

 

Multifamily Loan and Security Agreement Page G- 1
 

 

EXHIBIT H

 

ORGANIZATIONAL CHART of borrower as of the closing date

 

 

Multifamily Loan and Security Agreement Page H- 1
 

 

 

Multifamily Loan and Security Agreement Page H- 2
 

 

EXHIBIT I

 

DESIGNATED ENTITIES FOR TRANSFERS AND GUARANTOR(S)

 

Designated Entities for Transfers

 

BR Carroll SW FL Portfolio JV, LLC

BR SW FL Portfolio JV Member, LLC

BRG SW FL Portfolio, LLC

Bluerock Residential Holdings, LP

Bluerock Residential Growth REIT, Inc.

Carroll Co-Invest IV SW FL Portfolio, LLC

Carroll Multifamily Real Estate Fund IV, LP

MPC Property Holdings IV, LLC

MPC Partnership Holdings LLC

P. Carroll Capital Partners, LLC

HUP Investment Company, LLC

 

Guarantor(s)

 

Bluerock Residential Growth REIT, Inc.

MPC Partnership Holdings, LLC

 

Multifamily Loan and Security Agreement Page I- 1
 

 

EXHIBIT J

 

DESCRIPTION OF RELEASE PARCEL

 

Not Applicable

 

Multifamily Loan and Security Agreement Page J- 1
 

 

EXHIBIT O

 

BORROWER’S CERTIFICATE OF

PROPERTY IMPROVEMENT ALTERATIONS COMPLETION

 

THIS BORROWER’S CERTIFICATE OF PROPERTY IMPROVEMENT ALTERATIONS COMPLETION (“ Certificate ”) is made as of __________, 20___, by ______________, a ________________ (“ Borrower ”) for the benefit of ________________, a ________________, and it successors and assigns (collectively, “ Lender ”).

 

In connection with Section 6.09(e)(v)(G) of the Loan Agreement, Borrower certifies to Lender as follows:

 

[INSERT THE APPLICABLE SECTION (a) AND DELETE THE OTHER:]

 

[USE THE FOLLOWING IF ALL PROPERTY IMPROVEMENT ALTERATIONS THAT WERE COMMENCED HAVE BEEN COMPLETED]

 

(a) All Property Improvement Alterations described in the Property Improvement Notice that were commenced have been completed. The completed Property Improvement Alterations and their completion dates are as follows:

 

Description of Property Improvement
Alteration Commenced
  Completion Date
     
     

 

[OR]

 

[USE THE FOLLOWING IF MINIMUM OCCUPANCY HAS DECREASED BELOW THE MINIMUM OCCUPANCY REQUIREMENT AND NOT ALL THE PROPERTY IMPROVEMENT ALTERATIONS THAT WERE COMMENCED HAD BEEN COMPLETED AT SUCH TIME]

 

(a) All Property Improvement Alterations described in the Property Improvement Notice that resulted in individual residential dwelling units not being available for leasing that were commenced have been or will be completed in a timely manner. Such Property Improvement Alterations that were commenced and their completion dates and/or, if applicable, anticipated completion dates, are as follows:

 

Description of Property
Improvement Alteration
Commenced
  Completion
Date
  Anticipated
Completion
Date
  Comments
             
             

 

Multifamily Loan and Security Agreement Page O- 1
 

 

[FOR ALL LOANS:]

 

(b) The completed Property Improvement Alterations were completed in a good and workmanlike manner and in compliance with all laws (including, without limitation, any and all life safety laws, environmental laws, building codes, zoning ordinances and laws for the handicapped and/or disabled)

 

(c) Should Borrower intend to contest any claim or claims for labor, materials or other costs, Borrower agrees to give Lender notice within 30 days of the existence of such claim or claims and certifies to Lender that payment of the full amount which might in any event be payable in order to satisfy such claim or claims will be made.

 

[INSERT THE FOLLOWING IF MINIMUM OCCUPANCY HAS DECREASED BELOW THE MINIMUM OCCUPANCY REQUIREMENT]

 

(d) Any additional Property Improvement Alterations not yet commenced which would cause residential dwelling units to be unavailable for leasing have been suspended.

 

  [BORROWER SIGNATURE]

 

Multifamily Loan and Security Agreement Page O- 2

 

 

Exhibit 10.351

 

THIS INSTRUMENT PREPARED BY,
RECORDED AND RETURN TO:

(Print Name of Attorney)

 

Alonso J. Cisneros, Esquire

Troutman Sanders LLP

P.O. Box 1122

Richmond, VA 23218

 

 

 

 

 

 

(Reserved)

 

MULTIFAMILY MORTGAGE,

ASSIGNMENT OF RENTS

AND SECURITY AGREEMENT

 

FLORIDA

 

(Revised 3-1-2014)

 

 

 

 

Freddie Mac Loan No. 708581501
Summer Wind

 

MULTIFAMILY MORTGAGE,

ASSIGNMENT OF RENTS

AND SECURITY AGREEMENT

 

FLORIDA

 

(Revised 3-1-2014)

 

THIS MULTIFAMILY MORTGAGE, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT (“ Instrument ”) is made to be effective this 5th day of January, 2016, between BR CARROLL NAPLES, LLC , a limited liability company organized and existing under the laws of Delaware, whose address is c/o Carroll Organization, LLC, 3340 Peachtree Road, Suite 2250, Atlanta, Georgia 30326, as mortgagor (“ Borrower ”), and JONES LANG LASALLE MULTIFAMILY, LLC , a limited liability company organized and existing under the laws of Delaware, whose address is 3344 Peachtree Road NE, Suite 1100, Atlanta, Georgia 30326, as mortgagee (“ Lender ”). Borrower’s organizational identification number, if applicable, is 5886249.

 

RECITAL

 

Borrower is indebted to Lender in the principal amount of $32,626,000.00, as evidenced by Borrower’s Multifamily Note payable to Lender dated as of the date of this Instrument, and maturing on February 1, 2023 (“ Maturity Date ”).

 

AGREEMENT

 

TO SECURE TO LENDER the repayment of the Indebtedness, and all renewals, extensions and modifications of the Indebtedness, and the performance of the covenants and agreements of Borrower contained in the Loan Agreement or any other Loan Document, Borrower mortgages, warrants, grants, conveys and assigns to Lender the Mortgaged Property, including the Land located in Collier County, State of Florida and described in Exhibit A attached to this Instrument.

 

Borrower represents and warrants that Borrower is lawfully seized of the Mortgaged Property, has the right, power and authority to grant, convey and assign the Mortgaged Property, and that the Mortgaged Property is unencumbered, except as shown on the schedule of exceptions to coverage in the title policy issued to and accepted by Lender contemporaneously with the execution and recordation of this Instrument and insuring Lender’s interest in the Mortgaged Property (“ Schedule of Title Exceptions ”). Borrower covenants that Borrower will warrant and defend generally the title to the Mortgaged Property against all claims and demands, subject to any easements and restrictions listed in the Schedule of Title Exceptions.

 

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Multifamily Mortgage, Assignment of Rents

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UNIFORM COVENANTS

 

(Revised 7-17-2014)

 

Covenants. In consideration of the mutual promises set forth in this Instrument, Borrower and Lender covenant and agree as follows:

 

1. Definitions. The following terms, when used in this Instrument (including when used in the above recitals), will have the following meanings and any capitalized term not specifically defined in this Instrument will have the meaning ascribed to that term in the Loan Agreement:

 

Attorneys’ Fees and Costs ” means (a) fees and out-of-pocket costs of Lender’s and Loan Servicer’s attorneys, as applicable, including costs of Lender’s and Loan Servicer’s in-house counsel, support staff costs, costs of preparing for litigation, computerized research, telephone and facsimile transmission expenses, mileage, deposition costs, postage, duplicating, process service, videotaping and similar costs and expenses; (b) costs and fees of expert witnesses, including appraisers; (c) investigatory fees; and (d) the costs for any opinion required by Lender pursuant to the terms of the Loan Documents.

 

Borrower ” means all Persons identified as “Borrower” in the first paragraph of this Instrument, together with their successors and assigns.

 

Business Day ” means any day other than a Saturday, a Sunday or any other day on which Lender or the national banking associations are not open for business.

 

Event of Default ” means the occurrence of any event described in Section 8.

 

Fixtures ” means all property owned by Borrower which is attached to the Land or the Improvements so as to constitute a fixture under applicable law, including: machinery, equipment, engines, boilers, incinerators and installed building materials; systems and equipment for the purpose of supplying or distributing heating, cooling, electricity, gas, water, air or light; antennas, cable, wiring and conduits used in connection with radio, television, security, fire prevention or fire detection or otherwise used to carry electronic signals; telephone systems and equipment; elevators and related machinery and equipment; fire detection, prevention and extinguishing systems and apparatus; security and access control systems and apparatus; plumbing systems; water heaters, ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances; light fixtures, awnings, storm windows and storm doors; pictures, screens, blinds, shades, curtains and curtain rods; mirrors; cabinets, paneling, rugs and floor and wall coverings; fences, trees and plants; swimming pools; and exercise equipment.

 

Governmental Authority ” means any board, commission, department, agency or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Mortgaged Property, or the use, operation or improvement of the Mortgaged Property, or over Borrower.

 

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Ground Lease ” means the lease described in the Loan Agreement pursuant to which Borrower leases the Land, as such lease may from time to time be amended, modified, supplemented, renewed and extended.

 

Improvements ” means the buildings, structures, improvements now constructed or at any time in the future constructed or placed upon the Land, including any future alterations, replacements and additions.

 

Indebtedness ” means the principal of, interest at the fixed or variable rate set forth in the Note on, and all other amounts due at any time under, the Note, this Instrument or any other Loan Document, including prepayment premiums, late charges, default interest, and advances as provided in Section 7 to protect the security of this Instrument.

 

Land ” means the land described in Exhibit A .

 

Leasehold Estate ” means Borrower’s interest in the Land and any other real property leased by Borrower pursuant to the Ground Lease, if applicable, including all of the following:

 

(a) All rights of Borrower to renew or extend the term of the Ground Lease.

 

(b) All amounts deposited by Borrower with Ground Lessor under the Ground Lease.

 

(c) Borrower’s right or privilege to terminate, cancel, surrender, modify or amend the Ground Lease.

 

(d) All other options, privileges and rights granted and demised to Borrower under the Ground Lease and all appurtenances with respect to the Ground Lease.

 

Leases ” means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Mortgaged Property, or any portion of the Mortgaged Property (including proprietary leases or occupancy agreements if Borrower is a cooperative housing corporation), and all modifications, extensions or renewals.

 

Lender ” means the entity identified as “Lender” in the first paragraph of this Instrument, or any subsequent holder of the Note.

 

Loan Agreement ” means the Multifamily Loan and Security Agreement executed by Borrower in favor of Lender and dated as of the date of this Instrument, as such agreement may be amended from time to time.

 

Loan Documents ” means the Note, this Instrument, the Loan Agreement, all guaranties, all indemnity agreements, all collateral agreements, UCC filings, O&M Programs, the MMP and any other documents now or in the future executed by Borrower, any guarantor or any other Person in connection with the loan evidenced by the Note, as such documents may be amended from time to time.

 

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Loan Servicer ” means the entity that from time to time is designated by Lender or its designee to collect payments and deposits and receive Notices under the Note, this Instrument and any other Loan Document, and otherwise to service the loan evidenced by the Note for the benefit of Lender. Unless Borrower receives Notice to the contrary, the Loan Servicer is the entity identified as “Lender” in the first paragraph of this Instrument.

 

Mortgaged Property ” means all of Borrower’s present and future right, title and interest in and to all of the following:

 

(a) The Land, or, if Borrower’s interest in the Land is pursuant to a Ground Lease, the Ground Lease and the Leasehold Estate.

 

(b) The Improvements.

 

(c) The Fixtures.

 

(d) The Personalty.

 

(e) All current and future rights, including air rights, development rights, zoning rights and other similar rights or interests, easements, tenements, rights of way, strips and gores of land, streets, alleys, roads, sewer rights, waters, watercourses and appurtenances related to or benefiting the Land or the Improvements, or both, and all rights-of-way, streets, alleys and roads which may have been or may in the future be vacated.

 

(f) All proceeds paid or to be paid by any insurer of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, whether or not Borrower obtained the insurance pursuant to Lender’s requirement.

 

(g) All awards, payments and other compensation made or to be made by any municipal, state or federal authority with respect to the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, including any awards or settlements resulting from condemnation proceedings or the total or partial taking of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property under the power of eminent domain or otherwise and including any conveyance in lieu thereof.

 

(h) All contracts, options and other agreements for the sale of the Land, or the Leasehold Estate, as applicable, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property entered into by Borrower now or in the future, including cash or securities deposited to secure performance by parties of their obligations.

 

(i) All proceeds from the conversion, voluntary or involuntary, of any of the items described in subsections (a) through (h) inclusive into cash or liquidated claims, and the right to collect such proceeds.

 

(j) All Rents and Leases.

 

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(k) All earnings, royalties, accounts receivable, issues and profits from the Land, the Improvements or any other part of the Mortgaged Property, and all undisbursed proceeds of the loan secured by this Instrument.

 

(l) All Imposition Reserve Deposits.

 

(m) All refunds or rebates of Impositions by Governmental Authority or insurance company (other than refunds applicable to periods before the real property tax year in which this Instrument is dated).

 

(n) All tenant security deposits which have not been forfeited by any tenant under any Lease and any bond or other security in lieu of such deposits.

 

(o) All names under or by which any of the above Mortgaged Property may be operated or known, and all trademarks, trade names, and goodwill relating to any of the Mortgaged Property.

 

(p) If required by the terms of Section 4.05 of the Loan Agreement, all rights under the Letter of Credit and the Proceeds, as such Proceeds may increase or decrease from time to time.

 

(q) If the Note provides for interest to accrue at a floating or variable rate and there is a Cap Agreement, the Cap Collateral.

 

Note ” means the Multifamily Note (including any Amended and Restated Note, Consolidated, Amended and Restated Note, or Extended and Restated Note) executed by Borrower in favor of Lender and dated as of the date of this Instrument, including all schedules, riders, allonges and addenda, as such Multifamily Note may be amended, modified and/or restated from time to time.

 

Notice ” or “ Notices ” means all notices, demands and other communication required under the Loan Documents, provided in accordance with the requirements of Section 11.03 of the Loan Agreement.

 

Person means any natural person, sole proprietorship, corporation, general partnership, limited partnership, limited liability company, limited liability partnership, limited liability limited partnership, joint venture, association, joint stock company, bank, trust, estate, unincorporated organization, any federal, state, county or municipal government (or any agency or political subdivision thereof), endowment fund or any other form of entity.

 

Personalty ” means all of the following:

 

(a) Accounts (including deposit accounts) of Borrower related to the Mortgaged Property.

 

(b) Equipment and inventory owned by Borrower, which are used now or in the future in connection with the ownership, management or operation of the Land or Improvements or are located on the Land or Improvements, including furniture, furnishings, machinery, building materials, goods, supplies, tools, books, records (whether in written or electronic form) and computer equipment (hardware and software).

 

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(c) Other tangible personal property owned by Borrower which is used now or in the future in connection with the ownership, management or operation of the Land or Improvements or is located on the Land or in the Improvements, including ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances (other than Fixtures).

 

(d) Any operating agreements relating to the Land or the Improvements.

 

(e) Any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land or the Improvements.

 

(f) All other intangible property, general intangibles and rights relating to the operation of, or used in connection with, the Land or the Improvements, including all governmental permits relating to any activities on the Land and including subsidy or similar payments received from any sources, including a Governmental Authority.

 

(g) Any rights of Borrower in or under letters of credit.

 

Property Jurisdiction ” means the jurisdiction in which the Land is located.

 

Rents ” means all rents (whether from residential or non-residential space), revenues and other income of the Land or the Improvements, parking fees, laundry and vending machine income and fees and charges for food, health care and other services provided at the Mortgaged Property, whether now due, past due or to become due, and deposits forfeited by tenants , and, if Borrower is a cooperative housing corporation or association, maintenance fees, charges or assessments payable by shareholders or residents under proprietary leases or occupancy agreements, whether now due, past due, or to become due .

 

Taxes ” means all taxes, assessments, vault rentals and other charges, if any, whether general, special or otherwise, including all assessments for schools, public betterments and general or local improvements, which are levied, assessed or imposed by any public authority or quasi-public authority, and which, if not paid, will become a Lien on the Land or the Improvements.

 

2. Uniform Commercial Code Security Agreement.

 

(a) This Instrument is also a security agreement under the Uniform Commercial Code for any of the Mortgaged Property which, under applicable law, may be subjected to a security interest under the Uniform Commercial Code, for the purpose of securing Borrower’s obligations under this Instrument and to further secure Borrower’s obligations under the Note, this Instrument and other Loan Documents, whether such Mortgaged Property is owned now or acquired in the future, and all products and cash and non-cash proceeds thereof (collectively, “ UCC Collateral ”), and by this Instrument, Borrower grants to Lender a security interest in the UCC Collateral. To the extent necessary under applicable law, Borrower hereby authorizes Lender to prepare and file financing statements, continuation statements and financing statement amendments in such form as Lender may require to perfect or continue the perfection of this security interest.

 

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(b) Unless Borrower gives Notice to Lender within 30 days after the occurrence of any of the following, and executes and delivers to Lender modifications or supplements of this Instrument (and any financing statement which may be filed in connection with this Instrument) as Lender may require, Borrower will not (i) change its name, identity, structure or jurisdiction of organization; (ii) change the location of its place of business (or chief executive office if more than one place of business); or (iii) add to or change any location at which any of the Mortgaged Property is stored, held or located.

 

(c) If an Event of Default has occurred and is continuing, Lender will have the remedies of a secured party under the Uniform Commercial Code, in addition to all remedies provided by this Instrument or existing under applicable law. In exercising any remedies, Lender may exercise its remedies against the UCC Collateral separately or together, and in any order, without in any way affecting the availability of Lender’s other remedies.

 

(d) This Instrument also constitutes a financing statement with respect to any part of the Mortgaged Property that is or may become a Fixture, if permitted by applicable law.

 

3. Assignment of Rents; Appointment of Receiver; Lender in Possession.

 

(a) As part of the consideration for the Indebtedness, Borrower absolutely and unconditionally assigns and transfers to Lender all Rents.

 

(i) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all Rents and to authorize and empower Lender to collect and receive all Rents without the necessity of further action on the part of Borrower.

 

(ii) Promptly upon request by Lender, Borrower agrees to execute and deliver such further assignments as Lender may from time to time require. Borrower and Lender intend this assignment of Rents to be immediately effective and to constitute an absolute present assignment and not an assignment for additional security only.

 

(iii) For purposes of giving effect to this absolute assignment of Rents, and for no other purpose, Rents will not be deemed to be a part of the Mortgaged Property. However, if this present, absolute and unconditional assignment of Rents is not enforceable by its terms under the laws of the Property Jurisdiction, then the Rents will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on Rents in favor of Lender, which Lien will be effective as of the date of this Instrument.

 

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(b) (i) Until the occurrence of an Event of Default, Lender hereby grants to Borrower a revocable license to collect and receive all Rents, to hold all Rents in trust for the benefit of Lender and to apply all Rents to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including Imposition Reserve Deposits, and to pay the current costs and expenses of managing, operating and maintaining the Mortgaged Property, including utilities, Taxes and insurance premiums (to the extent not included in Imposition Reserve Deposits), tenant improvements and other capital expenditures.

 

(ii) So long as no Event of Default has occurred and is continuing, the Rents remaining after application pursuant to the preceding sentence may be retained by Borrower free and clear of, and released from, Lender’s rights with respect to Rents under this Instrument.

 

(iii) After the occurrence of an Event of Default, and during the continuance of such Event of Default, Borrower authorizes Lender to collect, sue for and compromise Rents and directs each tenant of the Mortgaged Property to pay all Rents to, or as directed by, Lender. From and after the occurrence of an Event of Default, and during the continuance of such Event of Default, and without the necessity of Lender entering upon and taking and maintaining control of the Mortgaged Property directly, or by a receiver, Borrower’s license to collect Rents will automatically terminate and Lender will without Notice be entitled to all Rents as they become due and payable, including Rents then due and unpaid. Borrower will pay to Lender upon demand all Rents to which Lender is entitled.

 

(iv) At any time on or after the date of Lender’s demand for Rents, Lender may give, and Borrower hereby irrevocably authorizes Lender to give, notice to all tenants of the Mortgaged Property instructing them to pay all Rents to Lender. No tenant will be obligated to inquire further as to the occurrence or continuance of an Event of Default. No tenant will be obligated to pay to Borrower any amounts which are actually paid to Lender in response to such a notice. Any such notice by Lender will be delivered to each tenant personally, by mail or by delivering such demand to each rental unit. Borrower will not interfere with and will cooperate with Lender’s collection of such Rents.

 

(c) If an Event of Default has occurred and is continuing, then Lender will have each of the following rights and may take any of the following actions:

 

(i) Lender may, regardless of the adequacy of Lender’s security or the solvency of Borrower and even in the absence of waste, enter upon and take and maintain full control of the Mortgaged Property in order to perform all acts that Lender in its discretion determines to be necessary or desirable for the operation and maintenance of the Mortgaged Property, including the execution, cancellation or modification of Leases, the collection of all Rents, the making of Repairs to the Mortgaged Property and the execution or termination of contracts providing for the management, operation or maintenance of the Mortgaged Property, for the purposes of enforcing the assignment of Rents pursuant to Section 3(a), protecting the Mortgaged Property or the security of this Instrument, or for such other purposes as Lender in its discretion may deem necessary or desirable.

 

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(ii) Alternatively, if an Event of Default has occurred and is continuing, regardless of the adequacy of Lender’s security, without regard to Borrower’s solvency and without the necessity of giving prior notice (oral or written) to Borrower, Lender may apply to any court having jurisdiction for the appointment of a receiver for the Mortgaged Property to take any or all of the actions set forth in the preceding sentence. If Lender elects to seek the appointment of a receiver for the Mortgaged Property at any time after an Event of Default has occurred and is continuing, Borrower, by its execution of this Instrument, expressly consents to the appointment of such receiver, including the appointment of a receiver ex parte if permitted by applicable law.

 

(iii) If Borrower is a housing cooperative corporation or association, Borrower hereby agrees that if a receiver is appointed, the order appointing the receiver may contain a provision requiring the receiver to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including Imposition Reserve Deposits, it being acknowledged and agreed that the Indebtedness is an obligation of Borrower and must be paid out of maintenance charges payable by Borrower’s tenant shareholders under their proprietary leases or occupancy agreements.

 

(iv) Lender or the receiver, as the case may be, will be entitled to receive a reasonable fee for managing the Mortgaged Property.

 

(v) Immediately upon appointment of a receiver or immediately upon Lender’s entering upon and taking possession and control of the Mortgaged Property, Borrower will surrender possession of the Mortgaged Property to Lender or the receiver, as the case may be, and will deliver to Lender or the receiver, as the case may be, all documents, records (including records on electronic or magnetic media), accounts, surveys, plans, and specifications relating to the Mortgaged Property and all security deposits and prepaid Rents.

 

(vi) If Lender takes possession and control of the Mortgaged Property, then Lender may exclude Borrower and its representatives from the Mortgaged Property.

 

Borrower acknowledges and agrees that the exercise by Lender of any of the rights conferred under this Section 3 will not be construed to make Lender a mortgagee-in-possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and Improvements.

 

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(d) If Lender enters the Mortgaged Property, Lender will be liable to account only to Borrower and only for those Rents actually received. Except to the extent of Lender’s gross negligence or willful misconduct, Lender will not be liable to Borrower, anyone claiming under or through Borrower or anyone having an interest in the Mortgaged Property, by reason of any act or omission of Lender under Section 3(c), and Borrower hereby releases and discharges Lender from any such liability to the fullest extent permitted by law.

 

(e) If the Rents are not sufficient to meet the costs of taking control of and managing the Mortgaged Property and collecting the Rents, any funds expended by Lender for such purposes will become an additional part of the Indebtedness as provided in Section 7.

 

(f) Any entering upon and taking of control of the Mortgaged Property by Lender or the receiver, as the case may be, and any application of Rents as provided in this Instrument will not cure or waive any Event of Default or invalidate any other right or remedy of Lender under applicable law or provided for in this Instrument.

 

4. Assignment of Leases; Leases Affecting the Mortgaged Property.

 

(a) As part of the consideration for the Indebtedness, Borrower absolutely and unconditionally assigns and transfers to Lender all of Borrower’s right, title and interest in, to and under the Leases, including Borrower’s right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease.

 

(i) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all of Borrower’s right, title and interest in, to and under the Leases. Borrower and Lender intend this assignment of the Leases to be immediately effective and to constitute an absolute present assignment and not an assignment for additional security only.

 

(ii) For purposes of giving effect to this absolute assignment of the Leases, and for no other purpose, the Leases will not be deemed to be a part of the Mortgaged Property.

 

(iii) However, if this present, absolute and unconditional assignment of the Leases is not enforceable by its terms under the laws of the Property Jurisdiction, then the Leases will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on the Leases in favor of Lender, which Lien will be effective as of the date of this Instrument.

 

(b) Until Lender gives Notice to Borrower of Lender’s exercise of its rights under this Section 4, Borrower will have all rights, power and authority granted to Borrower under any Lease (except as otherwise limited by this Section or any other provision of this Instrument), including the right, power and authority to modify the terms of any Lease or extend or terminate any Lease. Upon the occurrence of an Event of Default, and during the continuance of such Event of Default, the permission given to Borrower pursuant to the preceding sentence to exercise all rights, power and authority under Leases will automatically terminate. Borrower will comply with and observe Borrower’s obligations under all Leases, including Borrower’s obligations pertaining to the maintenance and disposition of tenant security deposits.

 

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(c) (i) Borrower acknowledges and agrees that the exercise by Lender, either directly or by a receiver, of any of the rights conferred under this Section 4 will not be construed to make Lender a mortgagee-in-possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and the Improvements.

 

(ii) The acceptance by Lender of the assignment of the Leases pursuant to Section 4(a) will not at any time or in any event obligate Lender to take any action under this Instrument or to expend any money or to incur any expenses.

 

(iii) Except to the extent of Lender’s gross negligence or willful misconduct, Lender will not be liable in any way for any injury or damage to person or property sustained by any Person or Persons in or about the Mortgaged Property.

 

(iv) Prior to Lender’s actual entry into and taking possession of the Mortgaged Property, Lender will not be obligated for any of the following:

 

(A) Lender will not be obligated to perform any of the terms, covenants and conditions contained in any Lease (or otherwise have any obligation with respect to any Lease).

 

(B) Lender will not be obligated to appear in or defend any action or proceeding relating to the Lease or the Mortgaged Property.

 

(C) Lender will not be responsible for the operation, control, care, management or repair of the Mortgaged Property or any portion of the Mortgaged Property. The execution of this Instrument by Borrower will constitute conclusive evidence that all responsibility for the operation, control, care, management and repair of the Mortgaged Property is and will be that of Borrower, prior to such actual entry and taking of possession.

 

(d) Upon delivery of Notice by Lender to Borrower of Lender’s exercise of Lender’s rights under this Section 4 at any time after the occurrence of an Event of Default, and during the continuance of such Event of Default, and without the necessity of Lender entering upon and taking and maintaining control of the Mortgaged Property directly, by a receiver, or by any other manner or proceeding permitted by the laws of the Property Jurisdiction, Lender immediately will have all rights, powers and authority granted to Borrower under any Lease, including the right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease.

 

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(e) Borrower will, promptly upon Lender’s request, deliver to Lender an executed copy of each residential Lease then in effect.

 

(f) If Borrower is a cooperative housing corporation or association, notwithstanding anything to the contrary contained in this Instrument, so long as Borrower remains a cooperative housing corporation or association and is not in breach of any covenant of this Instrument, Lender consents to the following:

 

(i) Borrower may execute leases of apartments for a term in excess of 2 years to a tenant shareholder of Borrower, so long as such leases, including proprietary leases, are and will remain subordinate to the Lien of this Instrument.

 

(ii) Borrower may surrender or terminate such leases of apartments where the surrendered or terminated lease is immediately replaced or where Borrower makes its best efforts to secure such immediate replacement by a newly-executed lease of the same apartment to a tenant shareholder of Borrower. However, no consent is given by Lender to any execution, surrender, termination or assignment of a lease under terms that would waive or reduce the obligation of the resulting tenant shareholder under such lease to pay cooperative assessments in full when due or the obligation of the former tenant shareholder to pay any unpaid portion of such assessments.

 

5. Prepayment Premium. Borrower will be required to pay a prepayment premium in connection with certain prepayments of the Indebtedness, including a payment made after Lender’s exercise of any right of acceleration of the Indebtedness, as provided in the Note.

 

6. Application of Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, then Lender may apply that payment to amounts then due and payable in any manner and in any order determined by Lender, in Lender’s discretion. Neither Lender’s acceptance of an amount that is less than all amounts then due and payable nor Lender’s application of such payment in the manner authorized will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction. Notwithstanding the application of any such amount to the Indebtedness, Borrower’s obligations under this Instrument, the Note and all other Loan Documents will remain unchanged.

 

7. Protection of Lender’s Security; Instrument Secures Future Advances.

 

(a) If Borrower fails to perform any of its obligations under this Instrument or any other Loan Document, or if any action or proceeding is commenced which purports to affect the Mortgaged Property, Lender’s security or Lender’s rights under this Instrument, including eminent domain, insolvency, code enforcement, civil or criminal forfeiture, enforcement of Hazardous Materials Laws, fraudulent conveyance or reorganizations or proceedings involving a bankrupt or decedent, then Lender at Lender’s option may make such appearances, file such documents, disburse such sums and take such actions as Lender reasonably deems necessary to perform such obligations of Borrower and to protect Lender’s interest, including all of the following:

 

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(i) Lender may pay Attorneys’ Fees and Costs.

 

(ii) Lender may pay fees and out-of-pocket expenses of accountants, inspectors and consultants.

 

(iii) Lender may enter upon the Mortgaged Property to make Repairs or secure the Mortgaged Property.

 

(iv) Lender may procure the Insurance required by the Loan Agreement.

 

(v) Lender may pay any amounts which Borrower has failed to pay under the Loan Agreement.

 

(vi) Lender may perform any of Borrower’s obligations under the Loan Agreement.

 

(vii) Lender may make advances to pay, satisfy or discharge any obligation of Borrower for the payment of money that is secured by a Prior Lien.

 

(b) Any amounts disbursed by Lender under this Section 7, or under any other provision of this Instrument that treats such disbursement as being made under this Section 7, will be secured by this Instrument, will be added to, and become part of, the principal component of the Indebtedness, will be immediately due and payable and will bear interest from the date of disbursement until paid at the Default Rate.

 

(c) Nothing in this Section 7 will require Lender to incur any expense or take any action.

 

8. Events of Default. An Event of Default under the Loan Agreement will constitute an Event of Default under this Instrument.

 

9. Remedies Cumulative. Each right and remedy provided in this Instrument is distinct from all other rights or remedies under this Instrument, the Loan Agreement or any other Loan Document or afforded by applicable law or equity, and each will be cumulative and may be exercised concurrently, independently or successively, in any order. Lender’s exercise of any particular right or remedy will not in any way prevent Lender from exercising any other right or remedy available to Lender. Lender may exercise any such remedies from time to time and as often as Lender chooses.

 

10. Waiver of Statute of Limitations, Offsets, and Counterclaims. Borrower waives the right to assert any statute of limitations as a bar to the enforcement of the Lien of this Instrument or to any action brought to enforce any Loan Document. Borrower hereby waives the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender or otherwise to offset any obligations to make the payments required by the Loan Documents. No failure by Lender to perform any of its obligations under this Instrument will be a valid defense to, or result in any offset against, any payments that Borrower is obligated to make under any of the Loan Documents.

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page 13
 

 

11. Waiver of Marshalling.

 

(a) Notwithstanding the existence of any other security interests in the Mortgaged Property held by Lender or by any other party, Lender will have the right to determine the order in which any or all of the Mortgaged Property will be subjected to the remedies provided in this Instrument, the Note, the Loan Agreement or any other Loan Document or applicable law. Lender will have the right to determine the order in which any or all portions of the Indebtedness are satisfied from the proceeds realized upon the exercise of such remedies.

 

(b) Borrower and any party who now or in the future acquires a security interest in the Mortgaged Property and who has actual or constructive notice of this Instrument waives any and all right to require the marshalling of assets or to require that any of the Mortgaged Property be sold in the inverse order of alienation or that any of the Mortgaged Property be sold in parcels or as an entirety in connection with the exercise of any of the remedies permitted by applicable law or provided in this Instrument.

 

12. Further Assurances; Lender’s Expenses.

 

(a) Borrower will deliver, at its sole cost and expense, all further acts, deeds, conveyances, assignments, estoppel certificates, financing statements or amendments, transfers and assurances as Lender may require from time to time in order to better assure, grant and convey to Lender the rights intended to be granted, now or in the future, to Lender under this Instrument and the Loan Documents or in connection with Lender’s consent rights under Article VII of the Loan Agreement.

 

(b) Borrower acknowledges and agrees that, in connection with each request by Borrower under this Instrument or any Loan Document, Borrower will pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender, including any fees payable in accordance with any request for further assurances or an estoppel certificate pursuant to the Loan Agreement, regardless of whether the matter is approved, denied or withdrawn. Any amounts payable by Borrower under this Instrument or under any other Loan Document will be deemed a part of the Indebtedness, will be secured by this Instrument and will bear interest at the Default Rate if not fully paid within 10 days of written demand for payment.

 

13. Governing Law; Consent to Jurisdiction and Venue. This Instrument, and any Loan Document which does not itself expressly identify the law that is to apply to it, will be governed by the laws of the Property Jurisdiction. Borrower agrees that any controversy arising under or in relation to the Note, this Instrument or any other Loan Document may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that may arise under or in relation to the Note, any security for the Indebtedness or any other Loan Document. Borrower irrevocably consents to service, jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. However, nothing in this Section 13 is intended to limit Lender’s right to bring any suit, action or proceeding relating to matters under this Instrument in any court of any other jurisdiction.

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page 14
 

 

14. Notice. All Notices, demands and other communications under or concerning this Instrument will be governed by the terms set forth in the Loan Agreement.

 

15. Successors and Assigns Bound. This Instrument will bind the respective successors and assigns of Borrower and Lender, and the rights granted by this Instrument will inure to Lender’s successors and assigns.

 

16. Joint and Several Liability. If more than one Person signs this Instrument as Borrower, the obligations of such Persons will be joint and several.

 

17. Relationship of Parties; No Third Party Beneficiary.

 

(a) The relationship between Lender and Borrower will be solely that of creditor and debtor, respectively, and nothing contained in this Instrument will create any other relationship between Lender and Borrower. Nothing contained in this Instrument will constitute Lender as a joint venturer, partner or agent of Borrower, or render Lender liable for any debts, obligations, acts, omissions, representations or contracts of Borrower.

 

(b) No creditor of any party to this Instrument and no other Person will be a third party beneficiary of this Instrument or any other Loan Document. Without limiting the generality of the preceding sentence, (i) any arrangement (“ Servicing Arrangement ”) between Lender and any Loan Servicer for loss sharing or interim advancement of funds will constitute a contractual obligation of such Loan Servicer that is independent of the obligation of Borrower for the payment of the Indebtedness, (ii) Borrower will not be a third party beneficiary of any Servicing Arrangement, and (iii) no payment by the Loan Servicer under any Servicing Arrangement will reduce the amount of the Indebtedness.

 

18. Severability; Amendments.

 

(a) The invalidity or unenforceability of any provision of this Instrument will not affect the validity or enforceability of any other provision, and all other provisions will remain in full force and effect. This Instrument contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Instrument.

 

(b) This Instrument may not be amended or modified except by a writing signed by the party against whom enforcement is sought; provided, however, that in the event of a Transfer prohibited by or requiring Lender’s approval under Article VII of the Loan Agreement, some or all of the modifications to the Loan Documents (if any) may be modified or rendered void by Lender at Lender’s option by Notice to Borrower and the transferee(s).

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page 15
 

 

19. Construction.

 

(a) The captions and headings of the Sections of this Instrument are for convenience only and will be disregarded in construing this Instrument. Any reference in this Instrument to a “Section” will, unless otherwise explicitly provided, be construed as referring to a Section of this Instrument.

 

(b) Any reference in this Instrument to a statute or regulation will be construed as referring to that statute or regulation as amended from time to time.

 

(c) Use of the singular in this Instrument includes the plural and use of the plural includes the singular.

 

(d) As used in this Instrument, the term “including” means “including, but not limited to” and the term “includes” means “includes without limitation.”

 

(e) The use of one gender includes the other gender, as the context may require.

 

(f) Unless the context requires otherwise any definition of or reference to any agreement, instrument or other document in this Instrument will be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth in this Instrument).

 

(g) Any reference in this Instrument to any person will be construed to include such person’s successors and assigns.

 

20. Subrogation. If, and to the extent that, the proceeds of the loan evidenced by the Note , or subsequent advances under Section 7, are used to pay, satisfy or discharge a Prior Lien , such loan proceeds or advances will be deemed to have been advanced by Lender at Borrower’s request, and Lender will automatically, and without further action on its part, be subrogated to the rights, including Lien priority, of the owner or holder of the obligation secured by the Prior Lien, whether or not the Prior Lien is released.

 

21-30. Reserved.

 

31. Acceleration; Remedies; Waiver Of Permissive Counterclaims. At any time during the existence of an Event of Default, Lender, at Lender’s option, may declare the Indebtedness to be immediately due and payable without further demand, and may foreclose this Instrument by judicial proceeding and may invoke any other remedies permitted by Florida law or provided in this Instrument, the Loan Agreement or in any other Loan Document. Lender will be entitled to collect all costs and expenses incurred in pursuing such remedies, including Attorneys’ Fees and Costs and costs of documentary evidence, abstracts and title reports. Borrower waives any and all rights to file or pursue permissive counterclaims in connection with any legal action brought by Lender under this Instrument, the Note or any other Loan Document.

 

32. Release. Upon payment of the Indebtedness, Lender will release this Instrument. Borrower will pay Lender’s reasonable costs incurred in releasing this Instrument.

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page 16
 

 

33. Future Advances. Lender may from time to time, in Lender’s discretion, make optional future or additional advances (collectively, “ Future Advances ”) to Borrower, except that at no time will the unpaid principal balance of all indebtedness secured by the Lien of this Instrument, including Future Advances, be greater than an amount equal to 200% of the original principal amount of the Note as set forth on the first page of this Instrument plus accrued interest and amounts disbursed by Lender under Section 7 or any other provision of this Instrument or the other Loan Documents that treats a disbursement by Lender as being made under Section 7. All Future Advances will be made, if at all, within 20 years after the date of this Instrument, or within such lesser period that may in the future be provided by law as a prerequisite for the sufficiency of actual or record notice of Future Advances as against the rights of creditors or subsequent purchasers for value. Borrower will, immediately upon request by Lender, execute and deliver to Lender a promissory note evidencing each Future Advance together with a notice of such Future Advance in recordable form. All promissory notes evidencing Future Advances will be secured, pari passu , by the Lien of this Instrument, and each reference in this Instrument to the Note will be deemed to be a reference to all promissory notes evidencing Future Advances.

 

34. WAIVER OF TRIAL BY JURY.

 

(a) BORROWER AND LENDER EACH COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS INSTRUMENT OR THE RELATIONSHIP BETWEEN THE PARTIES AS BORROWER AND LENDER THAT IS TRIABLE OF RIGHT BY A JURY.

 

(b) BORROWER AND LENDER EACH WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

35. Attached Riders. The following Riders are attached to this Instrument: NONE

 

36. Attached Exhibits. The following Exhibits, if marked with an “X” in the space provided, are attached to this Instrument:

 

x Exhibit A Description of the Land (required)
     
¨ Exhibit B Modifications to Instrument
     
¨ Exhibit C Ground Lease Description (if applicable)

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page 17
 

 

IN WITNESS WHEREOF, Borrower has signed and delivered this Instrument or has caused this Instrument to be signed and delivered by its duly authorized representative.

 

WITNESS:   BR CARROLL NAPLES, LLC , a Delaware limited liability company
/s/ Molly Brown      
Print Name: Molly Brown   By: /s/ Jordan Ruddy
      Name: Jordan Ruddy
/s/ Ryan MacDonald     Title: Authorized Signatory
Print Name: Ryan MacDonald      

 

STATE OF NEW YORK

 

CITY/COUNTY OF NEW YORK, ss:

 

I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the state aforesaid and in the county aforesaid to take acknowledgments, personally appeared Jordan Ruddy to me known to be the person described in and who executed the foregoing instrument as the Authorized Signatory of BR Carroll Naples, LLC, a Delaware limited liability company, and acknowledged to me that he/she as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained in the name of such limited liability company by himself/herself as Authorized Signatory.

 

Witness my hand and official seal in the county and state aforesaid, this 29 th day of December, 2015.

 

  /s/ Lisa G. Hedden
  Notary Public

 

My Commission Expires: June 24, 2017  
   
[Notary Seal]  

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page 18
 

 

EXHIBIT A

 

(Summer Wind)

 

Parcel 1:

 

A parcel of land located in Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida, being more particularly described as follows:

 

Commence at the Southeast corner of the Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence run N. 89° 32’ 47” W. along the South line of the Southwest 1/4 of the said Section 12 for a distance of 346.55 feet to the Southeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 00° 11’ 20” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 75.00 feet to a point of the Northerly right-of-way line of Pine Ridge Road (CR #896) and the Point of Beginning of the parcel of land herein described; thence continue N. 00° 11’ 20” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 1244.71 feet to the Northeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 89° 33’ 30” W. along the North line of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 516.84 feet; thence run S. 00° 19’ 07” W. for a distance of 1244.59 feet to a point on the Northerly right-of-way line of Pine Ridge Road (CR #896); thence run S. 89° 32’ 47” E. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 519.66 feet to the Point of Beginning.

 

LESS AND EXCEPT that parcel of land shown as Parcel 103B on Order of Taking recorded in Official Records Book 2660, Page 3394, Public Records of Collier County, Florida.

 

Parcel 2:

 

A parcel of land located in the Southwest quarter of Section 12, Township 49 South, Range 25 East, Collier County, Florida, being more particularly described as follows:

 

Commencing at the Southeast corner of the Southwest quarter of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence run North 89° 32’ 47” West along the South line of Southwest quarter of the said Section 12 for a distance of 866.38 feet; thence run North 00° 19’ 07” East for a distance of 75.00 feet to a point on the Northerly right of way line of Pine Ridge Road (CR No. 896) and the Point of Beginning of the parcel of land herein described; thence continue North 00° 19’ 07” East for a distance of 1,244.59 feet to a point on the North line of the Southeast quarter of the Southwest quarter of the said Section 12; thence run North 89° 33’ 30” West along the North line of the Southeast quarter of the Southwest quarter of the said Section 12 for a distance of 516.84 feet to the Northwest corner of the Southeast quarter of the Southwest quarter of the said Section 12; thence run South 00° 26’ 54” West along the West line of the Southeast quarter of the Southwest quarter of the said Section 12 for a distance of 1,244.48 feet to a point on the Northerly right of way line of Pine Ridge Road (CR No. 896); thence run South 89° 32’ 47” East along the Northerly right of way line of Pine Ridge Road (CR No. 896) for a distance of 519.66 feet to the Point of Beginning.

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page A- 1
 

 

LESS AND EXCEPTING THE FOLLOWING:

 

Commencing at the Southeast corner of the Southwest quarter of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence North 89° 32’ 47” West along the South line of said Section 12 and the centerline of Pine Ridge Road (CR #896), a distance of 866.32 feet; thence North 00° 19’ 07” East, a distance of 75.00 feet to the Point of Beginning; thence North 89° 32’ 47” West along the North right of way line of Pine Ridge Road, a distance of 519.66 feet; thence North 0° 26’ 54” East, a distance of 10.00 feet; thence South 89° 32’ 47” East, a distance of 519.64 feet; thence South 0° 19’ 07” West, a distance of 10.00 feet to the Point of Beginning.

 

TOGETHER WITH a non exclusive interest in that certain Easement as provided in that certain instrument entitled “Grant of Easement” dated July 20, 1988, and recorded in Official Records Book 1367, Page 2023, of the Public Records of Collier County, Florida.

 

TOGETHER WITH non-exclusive easement rights for the installation and maintenance of a sewer line as contained and described in that certain utility easement recorded in Official Records Book 1598, Page 189, of the Public Records of Collier County, Florida.

 

FEE PARCEL 1 AND FEE PARCEL 2 BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

 

A parcel of land located in Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida, being more particularly described as follows:

 

Commence at the Southeast corner of the Southwest 1/4 of Section 12, Township 49 South, Range 25 East, Collier County, Florida; thence run N. 89° 32’ 47” W. along the South line of the Southwest 1/4 of the said Section 12 for a distance of 346.55 feet to the Southeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 00° 11’ 20” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 75.00 feet to a point of the Northerly right-of-way line of Pine Ridge Road (CR #896) and the Point of Beginning of the parcel of land herein described; thence continue N. 00° 10’ 41” E. along the East line of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 1245.16 feet to the Northeast corner of the West 1/2 of the East 1/2 of the Southeast 1/4 of the Southwest 1/4 of the said Section 12; thence run N. 89° 34’ 32” W. along the North line of the Southeast 1/4 of the Southwest 1/4 of the said Section 12 for a distance of 1033.55 feet; thence run S. 00° 26’ 59” W. for a distance of 1234.22 feet to a point on the Northerly right-of-way line of Pine Ridge Road (CR #896); thence run S. 89° 32’ 54” E. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 519.33 feet ; thence run S. 01° 31’ 25” W. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 10.00 ; thence run S. 89° 31’ 50” E. along the Northerly right-of-way line of Pine Ridge Road (CR #896) for a distance of 519.78 feet to the Point of Beginning.

 

Florida

Multifamily Mortgage, Assignment of Rents

and Security Agreement

Page A- 2

 

 

Exhibit 10.352

 

Freddie Mac Loan No. 708581501
Property Name: Summer Wind

 

MULTIFAMILY NOTE

 

FLOATING RATE

 

(Revised 9-4-2015)

 

US $32,626,000.00 Effective Date:  As of January 5, 2016

 

 

FOR VALUE RECEIVED, BR CARROLL NAPLES, LLC , a Delaware limited liability company (together with such party’s or parties’ successors and assigns, “ Borrower ”) jointly and severally (if more than one), promises to pay to the order of JONES LANG LASALLE MULTIFAMILY, LLC , a Delaware limited liability company, the principal sum of $32,626,000.00, with interest on the unpaid principal balance, as hereinafter provided.

 

1. Defined Terms.

 

(a) As used in this Note:

 

Amortization Period ” means a period of 0 full consecutive calendar months.

 

Base Recourse ” means a portion of the Indebtedness equal to 0% of the original principal balance of this Note.

 

Business Day ” means any day other than a Saturday, a Sunday, or any other day on which Lender or the national banking associations are not open for business.

 

Capped Interest Rate ” is not applicable, there is no Capped Interest Rate for the Loan.

 

Default Rate ” means a variable annual interest rate equal to 4 percentage points above the Floating Interest Rate in effect from time to time. However, at no time will the Default Rate exceed the Maximum Interest Rate.

 

First Installment Due Date ” means March 1, 2016.

 

Floating Interest Rate ” means the variable annual interest rate calculated for each Interest Adjustment Period so as to equal the Index Rate for such Interest Adjustment Period (truncated at the 5 th decimal place if necessary) plus the Margin. However, in no event will the Floating Interest Rate exceed the Capped Interest Rate.

 

Freddie Mac ” means the Federal Home Loan Mortgage Corporation.

 

ICE ” means ICE Benchmark Administration Limited.

 

Index Rate ” means, for any Interest Adjustment Period, the LIBOR Index Rate for such Interest Adjustment Period.

 

Multifamily Note

Floating Rate

 

 

Installment Due Date ” means, for any monthly installment of interest-only or principal and interest, the date on which such monthly installment is due and payable pursuant to Section 3 of this Note.

 

Interest Adjustment Period ” means each successive one (1) calendar month period until the entire Indebtedness is paid in full, except that the first Interest Adjustment Period is the period from the date of this Note through January 31, 2016. Therefore, the second Interest Adjustment Period will be the period from February 1, 2016 through February 29, 2016, and so on until the entire Indebtedness is paid in full.

 

Lender ” means the holder from time to time of this Note.

 

LIBOR ” means the London Interbank Offered Rate.

 

LIBOR Index ” means ICE’s one (1) month LIBOR rate for United States Dollar deposits, as displayed on the LIBOR Index Page used to establish the LIBOR Index Rate.

 

LIBOR Index Rate ” means, for any Interest Adjustment Period after the first Interest Adjustment Period, ICE’s LIBOR rate for the LIBOR Index released by ICE most recently preceding the first day of such Interest Adjustment Period, as such LIBOR rate is displayed on the LIBOR Index Page. The LIBOR Index Rate for the first Interest Adjustment Period means ICE’s LIBOR rate for the LIBOR Index released by ICE most recently preceding the first day of the month in which the first Interest Adjustment Period begins, as such LIBOR rate is displayed on the LIBOR Index Page; provided, however, that if at any time the LIBOR Index Rate is less than zero, the LIBOR Index Rate shall be deemed to be zero for all purposes of this Note and the Loan Agreement.

 

LIBOR Index Page ” is the Bloomberg L.P., page “BBAM”, or such other page for the LIBOR Index as may replace page BBAM on that service, or at the option of Lender (i) the applicable page for the LIBOR Index on another service which electronically transmits or displays ICE LIBOR rates, or (ii) any publication of LIBOR rates available from ICE. In the event ICE ceases to set or publish a LIBOR rate/interest settlement rate for the LIBOR Index, Lender will designate an alternative index, and such alternative index will constitute the LIBOR Index Page.

 

Loan ” means the loan evidenced by this Note.

 

Loan Agreement ” means the Multifamily Loan and Security Agreement entered into by and between Borrower and Lender, effective as of the effective date of this Note, as amended, modified, or supplemented from time to time.

 

Lockout Period ” means the period from the date of this Note through the day preceding the 12th Installment Due Date under this Note.

 

Margin ” means two and seventeen hundredths percentage points (217 basis points).

 

Maturity Date ” means the earlier of (i) February 1, 2023 (“ Scheduled Maturity Date ”) and (ii) the date on which the unpaid principal balance of this Note becomes due and payable by acceleration or otherwise pursuant to the Loan Documents or the exercise by Lender of any right or remedy under any Loan Document; provided, however, that if the unpaid principal balance of this Note becomes due and payable by acceleration but such acceleration is rendered null and void and of no further force and effect by operation of law or agreement by Lender, such acceleration will have no effect on the Maturity Date.

 

Multifamily Note

Floating Rate

Page 2

 

 

Maximum Interest Rate ” means the rate of interest which results in the maximum amount of interest allowed by applicable law.

 

Prepayment Premium Period ” means the period during which, if a prepayment of principal occurs, a prepayment premium will be payable by Borrower to Lender. The Prepayment Premium Period is the period from and including the date of this Note until but not including the first day of the Window Period.

 

Program Plus® Seller/Servicer ” means an institution approved to sell multifamily mortgages to Freddie Mac as a Program Plus Seller/Servicer.

 

Remaining Amortization Period ” means, at any point in time, the number of consecutive calendar months equal to the number of months in the Amortization Period minus the number of scheduled monthly installments of principal and interest that have elapsed since the date of this Note.

 

Security Instrument ” means the multifamily mortgage, deed to secure debt or deed of trust effective as of the effective date of this Note, from Borrower to or for the benefit of Lender and securing this Note, as amended, modified or supplemented from time to time.

 

Window Period ” means the 3 consecutive calendar month period prior to the Scheduled Maturity Date.

 

(b) Other capitalized terms used but not defined in this Note will have the meanings given to such terms in the Loan Agreement.

 

2. Address for Payment. All payments due under this Note will be payable at 3344 Peachtree Road NE, Suite 1100, Atlanta, Georgia 30326, or such other place as may be designated by Notice to Borrower from or on behalf of Lender.
     
  3. Payments.

 

(a) Interest will accrue on the outstanding principal balance of this Note at the Floating Interest Rate, subject to the provisions of Section 8 of this Note.

 

(b) Interest under this Note will be computed, payable and allocated on the basis of an actual/360 interest calculation schedule (interest is payable for the actual number of days in each month, and each month’s interest is calculated by multiplying the unpaid principal amount of this Note as of the first day of the month for which interest is being calculated by the applicable Floating Interest Rate, dividing the product by 360, and multiplying the quotient by the number of days in the month for which interest is being calculated). For convenience in determining the amount of a monthly installment of principal and interest under this Note, Lender will use a 30/360 interest calculation payment schedule (each year is treated as consisting of twelve 30-day months). However, as provided above, the portion of the monthly installment actually payable as and allocated to interest will be based upon an actual/360 interest calculation schedule, and the amount of each installment attributable to principal and the amount attributable to interest will vary based upon the number of days in the month for which such installment is paid. Each monthly payment of principal and interest will first be applied to pay in full interest due, and the balance of the monthly payment paid by Borrower will be credited to principal.

 

Multifamily Note

Floating Rate

Page 3

 

 

(c) Unless disbursement of principal is made by Lender to Borrower on the first day of a calendar month, interest for the period beginning on the date of disbursement and ending on and including the last day of such calendar month will be payable by Borrower simultaneously with the execution of this Note. If disbursement of principal is made by Lender to Borrower on the first day of a calendar month, then no payment will be due from Borrower at the time of the execution of this Note. The Installment Due Date for the first monthly installment payment under Section 3(d) of interest-only or principal and interest, as applicable, will be the First Installment Due Date set forth in Section 1(a) of this Note. Except as provided in this Section 3(c) and Section 10, accrued interest will be payable in arrears.

 

(d) Beginning on the First Installment Due Date, and continuing until and including the monthly installment due on the Maturity Date, accrued interest-only will be payable by Borrower in consecutive monthly installments due and payable on the first day of each calendar month. The amount of the monthly installment of interest-only payable pursuant to this Section 3(d) on an Installment Due Date will equal the product of (i) annual interest on the unpaid principal balance of this Note as of the first day of the Interest Adjustment Period immediately preceding the Installment Due Date at the Floating Interest Rate in effect for such Interest Adjustment Period, divided by 360, multiplied by (ii) the number of days in such Interest Adjustment Period.

 

(e) Reserved.

 

(f) Reserved.

 

(g) Reserved.
     
  (h) All remaining Indebtedness, including all principal and interest, will be due and payable by Borrower on the Maturity Date.

 

(i) Lender will provide Borrower with Notice, given in the manner specified in the Loan Agreement, of the amount of each monthly installment due under this Note. However, if Lender has not provided Borrower with prior Notice of the monthly payment due on any Installment Due Date, then Borrower will pay on that Installment Due Date an amount equal to the monthly installment payment for which Borrower last received Notice. If Lender at any time determines that Borrower has paid one or more monthly installments in an incorrect amount because of the operation of the preceding sentence, or because Lender has miscalculated the Floating Interest Rate or has otherwise miscalculated the amount of any monthly installment, then Lender will give Notice to Borrower of such determination. If such determination discloses that Borrower has paid less than the full amount due for the period for which the determination was made, Borrower, within 30 calendar days after receipt of the Notice from Lender, will pay to Lender the full amount of the deficiency. If such determination discloses that Borrower has paid more than the full amount due for the period for which the determination was made, then the amount of the overpayment will be credited to the next installment(s) of interest only or principal and interest, as applicable, due under this Note (or, if an Event of Default has occurred and is continuing, such overpayment will be credited against any amount owing by Borrower to Lender).

 

Multifamily Note

Floating Rate

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(j) All payments under this Note must be made in immediately available U.S. funds.

 

(k) Any regularly scheduled monthly installment of interest only or principal and interest payable pursuant to this Section 3 that is received by Lender before the date it is due will be deemed to have been received on the due date for the purpose of calculating interest due.

 

(l) Any accrued interest remaining past due for 30 days or more, at Lender’s discretion, may be added to and become part of the unpaid principal balance of this Note and any reference to “accrued interest” will refer to accrued interest which has not become part of the unpaid principal balance. Any amount added to principal pursuant to the Loan Documents will bear interest at the applicable rate or rates specified in this Note and will be payable with such interest upon demand by Lender and absent such demand, as provided in this Note for the payment of principal and interest.

 

(m) In accordance with Section 16, interest charged under this Note cannot exceed the Maximum Interest Rate. If the Floating Interest Rate at any time exceeds the Maximum Interest Rate, resulting in the charging of interest hereunder to be limited to the Maximum Interest Rate, then any subsequent reduction in the Floating Interest Rate will not reduce the rate at which interest under this Note accrues below the Maximum Interest Rate until the total amount of interest accrued hereunder equals the amount of interest which would have accrued had the Floating Interest Rate at all times been in effect.

 

(n) Reserved.

 

4. Application of Partial Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, Lender may apply the amount received to amounts then due and payable in any manner and in any order determined by Lender, in Lender’s discretion. Borrower agrees that neither Lender’s acceptance of a payment from Borrower in an amount that is less than all amounts then due and payable nor Lender’s application of such payment will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction.

 

5. Security. The Indebtedness is secured by, among other things, the Security Instrument, and reference is made to the Security Instrument and the Loan Agreement for other rights with respect to collateral for the Indebtedness.

 

6. Acceleration. If an Event of Default has occurred and is continuing, the entire unpaid principal balance, any accrued interest, any prepayment premium payable under Section 10, and all other amounts payable under this Note and any other Loan Document, will at once become due and payable, at the option of Lender, without any prior Notice to Borrower (except if notice is required by applicable law, then after such notice). Lender may exercise this option to accelerate regardless of any prior forbearance. For purposes of exercising such option, Lender will calculate the prepayment premium as if prepayment occurred on the date of acceleration. If prepayment occurs thereafter, Lender will recalculate the prepayment premium as of the actual prepayment date.

 

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7. Late Charge.

 

(a) If any monthly installment of interest or principal and interest or other amount payable under this Note or under the Loan Agreement or any other Loan Document is not received in full by Lender within 10 days after the installment or other amount is due, counting from and including the date such installment or other amount is due (unless applicable law requires a longer period of time before a late charge may be imposed, in which event such longer period will be substituted), Borrower must pay to Lender, immediately and without demand by Lender, a late charge equal to 5% of such installment or other amount due (unless applicable law requires a lesser amount be charged, in which event such lesser amount will be substituted). If the Loan is not fully amortizing, the late charge will not be due on the final payment of principal owed on the Maturity Date if such payment is not timely made.

 

(b) Borrower acknowledges that its failure to make timely payments will cause Lender to incur additional expenses in servicing and processing the Loan and that it is extremely difficult and impractical to determine those additional expenses. Borrower agrees that the late charge payable pursuant to this Section represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Note, of the additional expenses Lender will incur by reason of such late payment. The late charge is payable in addition to, and not in lieu of, any interest payable at the Default Rate pursuant to Section 8.

 

8. Default Rate.

 

(a) So long as (i) any monthly installment under this Note remains past due for 30 days or more or (ii) any other Event of Default has occurred and is continuing, then notwithstanding anything in Section 3 of this Note to the contrary, interest under this Note will accrue on the unpaid principal balance from the Installment Due Date of the first such unpaid monthly installment or the occurrence of such other Event of Default, as applicable, at the Default Rate.

 

(b) From and after the Maturity Date, the unpaid principal balance will continue to bear interest at the Default Rate until and including the date on which the entire principal balance is paid in full.

 

(c) Borrower acknowledges that (i) its failure to make timely payments will cause Lender to incur additional expenses in servicing and processing the Loan, (ii) during the time that any monthly installment under this Note is delinquent for 30 days or more, Lender will incur additional costs and expenses arising from its loss of the use of the money due and from the adverse impact on Lender’s ability to meet its other obligations and to take advantage of other investment opportunities, and (iii) it is extremely difficult and impractical to determine those additional costs and expenses. Borrower also acknowledges that, during the time that any monthly installment under this Note is delinquent for 30 days or more or any other Event of Default has occurred and is continuing, Lender’s risk of nonpayment of this Note will be materially increased and Lender is entitled to be compensated for such increased risk. Borrower agrees that the increase in the rate of interest payable under this Note to the Default Rate represents a fair and reasonable estimate, taking into account all circumstances existing on the date of this Note, of the additional costs and expenses Lender will incur by reason of the Borrower’s delinquent payment and the additional compensation Lender is entitled to receive for the increased risks of nonpayment associated with a delinquent loan.

 

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9. Limits on Personal Liability.

 

(a) Except as otherwise provided in this Section 9, Borrower will have no personal liability under this Note, the Loan Agreement or any other Loan Document for the repayment of the Indebtedness or for the performance of or compliance with any other obligations of Borrower under the Loan Documents and Lender’s only recourse for the satisfaction of the Indebtedness and the performance of such obligations will be Lender’s exercise of its rights and remedies with respect to the Mortgaged Property and to any other collateral held by Lender as security for the Indebtedness. This limitation on Borrower’s liability will not limit or impair Lender’s enforcement of its rights against any Guarantor of the Indebtedness or any Guarantor of any other obligations of Borrower.

 

(b) Borrower will be personally liable to Lender for the amount of the Base Recourse, plus any other amounts for which Borrower has personal liability under this Section 9.

 

(c) In addition to the Base Recourse, Borrower will be personally liable to Lender for the repayment of a further portion of the Indebtedness equal to any loss or damage suffered by Lender as a result of the occurrence of any of the following events:

 

(i) Borrower fails to pay to Lender upon demand after an Event of Default all Rents to which Lender is entitled under Section 3 of the Security Instrument and the amount of all security deposits collected by Borrower from tenants then in residence. However, Borrower will not be personally liable for any failure described in this Section 9(c)(i) if Borrower is unable to pay to Lender all Rents and security deposits as required by the Security Instrument because of a valid order issued in a bankruptcy, receivership, or similar judicial proceeding.

 

(ii) Borrower fails to apply all Insurance proceeds and Condemnation proceeds as required by the Loan Agreement. However, Borrower will not be personally liable for any failure described in this Section 9(c)(ii) if Borrower is unable to apply Insurance or Condemnation proceeds as required by the Loan Agreement because of a valid order issued in a bankruptcy, receivership, or similar judicial proceeding.

 

(iii) Either of the following occurs:

 

(A) Borrower fails to deliver the statements, schedules and reports required by Section 6.07 of the Loan Agreement and Lender exercises its right to audit those statements, schedules and reports.

 

(B) If an Event of Default has occurred and is continuing, Borrower fails to deliver all books and records relating to the Mortgaged Property or its operation in accordance with the provisions of Section 6.07 of the Loan Agreement.

 

(iv) Borrower fails to pay when due in accordance with the terms of the Loan Agreement the amount of any item below marked “Deferred”; provided however, that if no item is marked “Deferred”, this Section 9(c)(iv) will be of no force or effect.

 

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[Deferred] Property Insurance premiums or other Insurance premiums
[Collect] Taxes or payments in lieu of taxes (PILOT)
[Deferred] water and sewer charges (that could become a lien on the Mortgaged Property)
[N/A] Ground Rents
[Deferred] assessments or other charges (that could become a lien on the Mortgaged Property), including home owner association dues

 

(v) Borrower engages in any willful act of material waste of the Mortgaged Property.

 

(vi) Borrower fails to comply with any provision of Section 6.13(a)(iii) through (xxvi) of the Loan Agreement or any SPE Equity Owner fails to comply with any provision of Section 6.13(b)(iii) through (v) of the Loan Agreement (subject to possible full recourse liability as set forth in Section 9(f)(ii)).

 

(vii) Any of the following Transfers occurs:

 

(A) Any Person that is not an Affiliate creates a mechanic’s lien or other involuntary lien or encumbrance against the Mortgaged Property and Borrower has not complied with the provisions of the Loan Agreement.

 

(B) A Transfer of property by devise, descent or operation of law occurs upon the death of a natural person and such Transfer does not meet the requirements set forth in the Loan Agreement.

 

(C) Borrower grants an easement that does not meet the requirements set forth in the Loan Agreement.

 

(D) Borrower executes a Lease that does not meet the requirements set forth in the Loan Agreement.

 

(viii) Reserved.
     
  (ix) through (xviii) are Reserved.

 

(xix) Borrower fails to complete any Property Improvement Alterations that have been commenced in accordance with Section 6.09(e)(v) of the Loan Agreement.

 

(d) In addition to the Base Recourse, Borrower will be personally liable to Lender for all of the following:

 

(i) Borrower will be personally liable for the performance of all of Borrower’s obligations under Sections 6.12 and 10.02(b) of the Loan Agreement (relating to environmental matters).

 

(ii) Borrower will be personally liable for the costs of any audit under Section 6.07 of the Loan Agreement.

 

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(iii) Borrower will be personally liable for any costs and expenses incurred by Lender in connection with the collection of any amount for which Borrower is personally liable under this Section 9, including Attorneys’ Fees and Costs and the costs of conducting any independent audit of Borrower’s books and records to determine the amount for which Borrower has personal liability.

 

(iv) through (viii) are Reserved.

 

(ix) Borrower will be personally liable for any fees, costs, or expenses incurred by Lender in connection with Borrower’s termination of any agreement for the provision of services to or in connection with the Mortgaged Property, including cable, internet, garbage collection, landscaping, security, and cleaning.

 

(e) All payments made by Borrower with respect to the Indebtedness and all amounts received by Lender from the enforcement of its rights under the Loan Agreement and the other Loan Documents will be applied first to the portion of the Indebtedness for which Borrower has no personal liability.

 

(f) Notwithstanding the Base Recourse, Borrower will become personally liable to Lender for the repayment of all of the Indebtedness upon the occurrence of any of the following Events of Default:

 

(i) Borrower fails to comply with Section 6.13(a)(i) or (ii) of the Loan Agreement or any SPE Equity Owner fails to comply with Section 6.13(b)(i) or (ii) of the Loan Agreement.

 

(ii) Borrower fails to comply with any provision of Section 6.13(a)(iii) through (xxvi) of the Loan Agreement or any SPE Equity Owner fails to comply with any provision of Section 6.13(b)(iii) through (v) of the Loan Agreement and a court of competent jurisdiction holds or determines that such failure or combination of failures is the basis, in whole or in part, for the substantive consolidation of the assets and liabilities of Borrower or any SPE Equity Owner with the assets and liabilities of a debtor pursuant to Title 11 of the Bankruptcy Code.

 

(iii) A Transfer that is an Event of Default under Section 7.02 of the Loan Agreement occurs other than a Transfer set forth in Section 9(c)(vii) above (for which Borrower will have personal liability for Lender’s loss or damage); provided, however, that Borrower will not have any personal liability for a Transfer consisting solely of the involuntary removal or involuntary withdrawal of a general partner in a limited partnership or a manager in a limited liability company.

 

(iv) There was fraud or written material misrepresentation by Borrower or any officer, director, partner, member, or employee of Borrower in connection with the application for or creation of the Indebtedness or there is fraud in connection with any request for any action or consent by Lender.

 

(v) Borrower or any SPE Equity Owner voluntarily files for bankruptcy protection under the Bankruptcy Code.

 

(vi) Borrower or any SPE Equity Owner voluntarily becomes subject to any reorganization, receivership, insolvency proceeding, or other similar proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

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(vii) The Mortgaged Property or any part of the Mortgaged Property becomes an asset in a voluntary bankruptcy or becomes subject to any voluntary reorganization, receivership, insolvency proceeding, or other similar voluntary proceeding pursuant to any other federal or state law affecting debtor and creditor rights.

 

(viii) An order of relief is entered against Borrower or any SPE Equity Owner pursuant to the Bankruptcy Code or other federal or state law affecting debtor and creditor rights in any involuntary bankruptcy proceeding initiated or joined in by a Related Party.

 

(ix) An involuntary bankruptcy or other involuntary insolvency proceeding is commenced against Borrower or any SPE Equity Owner (by a party other than Lender) but only if Borrower or such SPE Equity Owner has failed to use commercially reasonable efforts to dismiss such proceeding or has consented to such proceeding. “Commercially reasonable efforts” will not require any direct or indirect interest holders in Borrower or any SPE Equity Owner to contribute or cause the contribution of additional capital to Borrower or any SPE Equity Owner.

 

(x) through (xii) are reserved.

 

(g) For purposes of Sections 9(f) and (h), the term “ Related Party ” will include all of the following:

 

(i) Borrower, any Guarantor, or any SPE Equity Owner.
     
  (ii) Any Person that holds, directly or indirectly, any ownership interest (including any shareholder, member or partner) in Borrower, any Guarantor, or any SPE Equity Owner or any Person that has a right to manage Borrower, any Guarantor, or any SPE Equity Owner.

 

(iii) Any Person in which Borrower, any Guarantor, or any SPE Equity Owner has any ownership interest (direct or indirect) or right to manage.

 

(iv) Any Person in which any partner, shareholder, or member of Borrower, any Guarantor, or any SPE Equity Owner has an ownership interest or right to manage.

 

(v) Any Person in which any Person holding an interest in Borrower, any Guarantor, or any SPE Equity Owner also has any ownership interest.

 

(vi) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related by blood, marriage or adoption to Borrower, any Guarantor, or any SPE Equity Owner.

 

(vii) Any creditor (as defined in the Bankruptcy Code) of Borrower that is related to any partner, shareholder or member of, or any other Person holding an interest in, Borrower, any Guarantor, or any SPE Equity Owner.

 

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(h) If Borrower, any Guarantor, any SPE Equity Owner, or any Related Party has solicited creditors to initiate or participate in any proceeding referred to in Section 9(f), regardless of whether any of the creditors solicited actually initiates or participates in the proceeding, then such proceeding will be considered as having been initiated by a Related Party.

 

(i) To the extent that Borrower has personal liability under this Section 9, Lender may, to the fullest extent permitted by applicable law, exercise its rights against Borrower personally without regard to whether Lender has exercised any rights against the Mortgaged Property or any other security, or pursued any rights against any Guarantor, or pursued any other rights available to Lender under this Note, the Loan Agreement, any other Loan Document, or applicable law. To the fullest extent permitted by applicable law, in any action to enforce Borrower’s personal liability under this Section 9, Borrower waives any right to set off the value of the Mortgaged Property against such personal liability.

 

10. Voluntary and Involuntary Prepayments.

 

(a) Any receipt by Lender of principal due under this Note prior to the Maturity Date, other than principal required to be paid in monthly installments pursuant to Section 3, constitutes a prepayment of principal under this Note. Without limiting the foregoing, any application by Lender, prior to the Maturity Date, of any proceeds of collateral or other security to the repayment of any portion of the unpaid principal balance of this Note constitutes a prepayment under this Note.

 

(b) Borrower may not voluntarily prepay any portion of the principal balance of this Note during the Lockout Period, if a Lockout Period is applicable to this Note. However, if any portion of the principal balance of this Note is prepaid during the Lockout Period by reason of the application by Lender of any proceeds of collateral or other security to any portion of the unpaid principal balance of this Note or following a determination that the prohibition on voluntary prepayments during the Lockout Period is in contravention of applicable law, then Borrower must also pay to Lender upon demand by Lender, a prepayment premium equal to 5% of the amount of principal being prepaid.

 

(c) Following the end of the Lockout Period, Borrower may voluntarily prepay all of the unpaid principal balance of this Note on an Installment Due Date so long as Borrower designates the date for such prepayment in a Notice from Borrower to Lender given at least 30 days prior to the date of such prepayment. If an Installment Due Date (as defined in Section 1(a)) falls on a day which is not a Business Day, then with respect to payments made under this Section 10 only, the term “Installment Due Date” will mean the Business Day immediately preceding the scheduled Installment Due Date.

 

(d) Notwithstanding Section 10(c), Borrower may voluntarily prepay all of the unpaid principal balance of this Note on a Business Day other than an Installment Due Date if Borrower provides Lender with the Notice set forth in Section 10(c) and meets the other requirements set forth in this Section 10(d). Borrower acknowledges that Lender has agreed that Borrower may prepay principal on a Business Day other than an Installment Due Date only because Lender will deem any prepayment received by Lender on any day other than an Installment Due Date to have been received on the Installment Due Date immediately following such prepayment and Borrower must pay to Lender all interest that would have been due if the prepayment had actually been made on the Installment Due Date immediately following such prepayment.

 

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(e) Unless otherwise expressly provided in the Loan Documents, Borrower may not voluntarily prepay less than all of the unpaid principal balance of this Note. In order to voluntarily prepay all or any part of the principal of this Note, Borrower must also pay to Lender, together with the amount of principal being prepaid, (i) all accrued and unpaid interest due under this Note, plus (ii) all other sums due to Lender at the time of such prepayment, plus (iii) any prepayment premium calculated pursuant to Section 10(f).

 

(f) Except as provided in Section 10(g), a prepayment premium will be due and payable by Borrower in connection with any prepayment of principal under this Note during the Prepayment Premium Period. The prepayment premium will be 1.0% of the amount of principal being prepaid for any prepayments occurring during the Prepayment Premium Period but after the Lockout Period (if applicable).

 

(g) Notwithstanding any other provision of this Section 10, no prepayment premium will be payable with respect to any of the following:

 

  (i) Any prepayment made during the Window Period.
     
  (ii) Any prepayment occurring as a result of the application of any Insurance proceeds or Condemnation award.
     
  (iii) Any prepayment required under the terms of the Loan Agreement in connection with a Condemnation proceeding.
     
  (iv) Any prepayment of the entire principal balance of this Note that occurs on or after the 12th Installment Due Date under this Note with the proceeds of a fixed interest rate mortgage loan that is the subject of a binding commitment for purchase between Freddie Mac and a Freddie Mac-approved Program Plus® Seller/Servicer.

 

(h) Unless Lender agrees otherwise in writing, a permitted or required prepayment of less than the unpaid principal balance of this Note will not extend or postpone the due date of any subsequent monthly installments or change the amount of such installments.

 

(i) Borrower recognizes that any prepayment of any of the unpaid principal balance of this Note, whether voluntary or involuntary or resulting from an Event of Default by Borrower, will result in Lender’s incurring loss, including reinvestment loss, additional expense and frustration or impairment of Lender’s ability to meet its commitments to third parties. Borrower agrees to pay to Lender upon demand damages for the detriment caused by any prepayment, and agrees that it is extremely difficult and impractical to ascertain the extent of such damages. Borrower therefore acknowledges and agrees that the formula for calculating prepayment premiums set forth in this Note represents a reasonable estimate of the damages Lender will incur because of a prepayment. Borrower further acknowledges that any lockout and prepayment premium provisions of this Note are a material part of the consideration for the Loan, and that the terms of this Note are in other respects more favorable to Borrower as a result of the Borrower’s voluntary agreement to the lockout and prepayment premium provisions.

 

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11. Reserved.

 

12. Reserved.

 

13. Costs and Expenses. To the fullest extent allowed by applicable law, Borrower must pay all expenses and costs, including Attorneys’ Fees and Costs incurred by Lender as a result of any default under this Note or in connection with efforts to collect any amount due under this Note, or to enforce the provisions of any of the other Loan Documents, including those incurred in post-judgment collection efforts and in any bankruptcy proceeding (including any action for relief from the automatic stay of any bankruptcy proceeding) or judicial or non-judicial foreclosure proceeding. Borrower acknowledges and agrees that, in connection with each request by Borrower under this Note or any Loan Document, Borrower must pay all reasonable Attorneys’ Fees and Costs and expenses incurred by Lender, including any fees charged by the Rating Agencies (if applicable), regardless of whether the matter is approved, denied or withdrawn.

 

14. Forbearance. Any forbearance by Lender in exercising any right or remedy under this Note, the Loan Agreement, or any other Loan Document, or otherwise afforded by applicable law, will not be a waiver of or preclude the exercise of that or any other right or remedy. The acceptance by Lender of any payment after the due date of such payment, or in an amount which is less than the required payment, will not be a waiver of Lender’s right to require prompt payment when due of all other payments or to exercise any right or remedy with respect to any failure to make prompt payment. Enforcement by Lender of any security for Borrower’s obligations under this Note will not constitute an election by Lender of remedies so as to preclude the exercise of any other right or remedy available to Lender.

 

15. Waivers. Borrower and all endorsers and Guarantors of this Note and all other third party obligors waive presentment, demand, notice of dishonor, protest, notice of acceleration, notice of intent to demand or accelerate payment or maturity, presentment for payment, notice of nonpayment, grace, and diligence in collecting the Indebtedness.

 

16. Loan Charges. Neither this Note nor any of the other Loan Documents will be construed to create a contract for the use, forbearance, or detention of money requiring payment of interest at a rate greater than the Maximum Interest Rate. If any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower in connection with the Loan is interpreted so that any interest or other charge provided for in any Loan Document, whether considered separately or together with other charges provided for in any other Loan Document, violates that law, and Borrower is entitled to the benefit of that law, that interest or charge is hereby reduced to the extent necessary to eliminate that violation. The amounts, if any, previously paid to Lender in excess of the permitted amounts will be applied by Lender to reduce the unpaid principal balance of this Note. For the purpose of determining whether any applicable law limiting the amount of interest or other charges permitted to be collected from Borrower has been violated, all Indebtedness that constitutes interest, as well as all other charges made in connection with the Indebtedness that constitute interest, will be deemed to be allocated and spread ratably over the stated term of this Note. Unless otherwise required by applicable law, such allocation and spreading will be effected in such a manner that the rate of interest so computed is uniform throughout the stated term of this Note.

 

17. Commercial Purpose. Borrower represents that Borrower is incurring the Indebtedness solely for the purpose of carrying on a business or commercial enterprise, and not for personal, family, household, or agricultural purposes.

 

18. Counting of Days. Any reference in this Note to a period of “days” means calendar days, not Business Days, except where otherwise specifically provided.

 

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19. Governing Law. This Note will be governed by the law of the Property Jurisdiction.

 

20. Captions. The captions of the Sections of this Note are for convenience only and will be disregarded in construing this Note.

 

21. Notices; Written Modifications.

 

(a) All Notices, demands, and other communications required or permitted to be given pursuant to this Note will be given in accordance with Section 11.03 of the Loan Agreement.

 

(b) Any modification or amendment to this Note will be ineffective unless in writing and signed by the party sought to be charged with such modification or amendment; provided, however, in the event of a Transfer under the terms of the Loan Agreement that requires Lender’s consent, any or some or all of the Modifications to Multifamily Note set forth in Exhibit A to this Note may be modified or rendered void by Lender at Lender’s option, by Notice to Borrower and the transferee, as a condition of Lender’s consent.

 

22. Consent to Jurisdiction and Venue. Borrower agrees that any controversy arising under or in relation to this Note may be litigated in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property Jurisdiction will have jurisdiction over all controversies that will arise under or in relation to this Note. Borrower irrevocably consents to service, jurisdiction, and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence, or otherwise. However, nothing in this Note is intended to limit any right that Lender may have to bring any suit, action, or proceeding relating to matters arising under this Note in any court of any other jurisdiction.

 

23. WAIVER OF TRIAL BY JURY . BORROWER AND LENDER EACH (a) AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS NOTE OR THE RELATIONSHIP BETWEEN THE PARTIES AS LENDER AND BORROWER THAT IS TRIABLE OF RIGHT BY A JURY AND (b) WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL.

 

24. State-Specific Provisions. N/A.

 

25. Attached Riders. The following Riders are attached to this Note:

 

x Legal Non-Conforming Property

 

26. Attached Exhibit. The following Exhibit, if marked with an “X” in the space provided, is attached to this Note:

 

x Exhibit A         Modifications to Multifamily Note

 

IN WITNESS WHEREOF, and in consideration of the Lender’s agreement to lend Borrower the principal amount set forth above, Borrower has signed and delivered this Note under seal or has caused this Note to be signed and delivered under seal by its duly authorized representative.

 

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  BR CARROLL NAPLES, LLC , a Delaware
    limited liability company
     
  By: /s/ Jordan Ruddy
    Name: Jordan Ruddy
    Title: Authorized Signatory

 

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PAY TO THE ORDER OF

____________________________________________________,

WITHOUT RECOURSE.

 

JONES LANG LASALLE  
  MULTIFAMILY, LLC , a Delaware limited liability company  
     
By: /s/ Faron G. Thompson  
  Faron G. Thompson  
  Executive Vice President  

 

Freddie Mac Loan No. 708581501

 

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RIDER TO MULTIFAMILY NOTE

 

LEGAL NON-CONFORMING PROPERTY

 

(Revised 9-4-2015)

 

The following changes are made to the Note which precedes this Rider:

 

A. Section 9(c)(x) is deleted and replaced with the following:

 

(x) A casualty occurs affecting the Mortgaged Property and which results in loss or damage to Lender because of either of the following:

 

(A) (1) the Mortgaged Property is legally non-conforming under the applicable zoning laws, ordinances and/or regulations in the Property Jurisdiction (“ Zoning Code ”), (2) the affected Improvements cannot be rebuilt to their pre-casualty condition under the terms of the Zoning Code, and (3) the Property Insurance proceeds available to Lender under the terms of the Loan Agreement are insufficient to repay the Indebtedness in full.

 

(B) Borrower fails to commence and diligently pursue completion of any Restoration within the time frame required by the Zoning Code and any permits issued pursuant to the Zoning Code which are necessary to allow the Restoration to the pre-casualty condition described in Section 9(c)(x)(A)(2).

 

Rider to Multifamily Note

Legal Non-Conforming Property

 

 

 

EXHIBIT A

 

MODIFICATIONS TO MULTIFAMILY NOTE

 

The following modifications are made to the text of the Note that precedes this Exhibit.

 

1. Section 9(a) is revised to read as follows:

 

(a) Except as otherwise provided in this Section 9, neither Borrower nor any of its direct or indirect owners (with the exception of any Guarantor pursuant to any Guaranty of even date herewith, if any) will have no any personal liability under this Note, the Loan Agreement or any other Loan Document for the repayment of the Indebtedness or for the performance of or compliance with any other obligations of Borrower under the Loan Documents and Lender’s only recourse for the satisfaction of the Indebtedness and the performance of such obligations will be Lender’s exercise of its rights and remedies with respect to the Mortgaged Property and to any other collateral held by Lender as security for the Indebtedness. This limitation on Borrower’s liability will not limit or impair Lender’s enforcement of its rights against any Guarantor of the Indebtedness or any Guarantor of any other obligations of Borrower.

 

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Exhibit 10.353

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BRG MOREHEAD NC, LLC

 

This LIMITED LIABILITY COMPANY AGREEMENT OF BRG MOREHEAD NC, LLC (the “ Company ”), is dated as of November 24, 2015 (this “ Agreement ”), by Bluerock Residential Holdings, L.P., a Delaware limited partnership, as the sole member of the Company (the “ Member ”).

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the “ Act ”), and there has been filed a Certificate of Formation of the Company (the “ Certificate of Formation ”) with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Member desires to operate the Company as a limited liability company under the Act.

 

NOW, THEREFORE, the Member agrees as follows:

 

1.           Formation . The Certificate of Formation, the formation of the Company as a limited liability company under the Act, and all actions taken by any other person who executed and filed the Certificate of Formation are hereby adopted and ratified. The affairs of the Company and the conduct of its business shall be governed by the terms and subject to the conditions set forth in this Agreement, as amended from time to time. The Member is hereby authorized and directed to file any necessary amendments to the Certificate of Formation of the Company in the office of the Secretary of State of the State of Delaware and such other documents as may be required or appropriate under the Act or the laws of any other jurisdiction in which the Company may conduct business or own property.

 

2.           Name . The name of the limited liability company formed hereby is BRG Morehead NC, LLC.

 

3.           Purpose . The purpose of the Company is:

 

(i)         to own and hold a limited liability company interest in BR ARCHCO MOREHEAD JV, LLC; and

 

(ii)        to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

 

 

 

4.           Place of Business . The Company shall have its principal place of business at c/o Bluerock Real Estate, LLC, 712 Fifth Avenue, 9 th Floor, New York, New York 10019, or at such other place or places as the Member may, from time to time, select.

 

5.           Registered Office and Agency . The address of the Company’s registered office in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, DE 19904. The name of the Company’s registered agent at such address is National Registered Agents, Inc. Such office and such agent may be changed from time to time by the Member in its sole discretion.

 

6.           Capital Accounts . An account shall be established in the Company's books for the Member (and any transferee admitted as a Member pursuant hereto) in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).

 

7.           Percentage Interest and Allocations of Profits and Losses . The Member's interest in the Company equals 100% (the “ Percentage Interest ”). The Company's profits and losses shall be allocated in accordance with the Percentage Interest of the Member.

 

8.           Additional Contributions . The Member is not required to make any contribution of property or money to the Company.

 

9.           Distributions . At the time determined by the Member, the Member shall cause the Company to distribute any cash held by it which is neither reasonably necessary for the operation of the Company nor in violation of the Act. All cash available for distribution shall be distributed to the Member in accordance with the Percentage Interest.

 

10.          Powers . The business of the Company shall be solely under the management of the Member. The Member shall have the right and authority to take all actions specifically enumerated in the Certificate of Formation or this Agreement or which the Member otherwise deems necessary, useful or appropriate for the day-to-day management and conduct of the Company's business.

 

11.          Compensation . The Member shall not receive compensation for services rendered to the Company.

 

12.          Term . The Company shall dissolve, and its affairs shall be wound up, upon the earliest to occur of (a) the decision of the Member, (b) the sale by the Company of all or substantially all of its property or (c) an event of dissolution of the Company under the Act.

 

13.          Assignments . The Member may at any time directly or indirectly sell, transfer, assign, hypothecate, pledge or otherwise dispose of or encumber all or any part of its interest in the Company (including, without limitation, any right to receive distributions or allocations in respect of such interest and whether voluntarily, involuntarily or by operation of law).

 

14.          Limited Liability . The Member shall have no liability for the obligations of the Company except to the extent provided in the Act.

 

 

 

 

15.          Additional Members . Additional Members can only be admitted to the Company upon the consent of the Member, which consent may be evidenced by, among other things, the execution of an amendment to this Agreement.

 

16.          Management . The business and affairs of the Company shall be conducted solely and exclusively by the Member, as provided herein. The Member shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Member (or its designee(s)) shall be conclusive and binding upon the Company.  James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall each have the authority, acting alone, to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Member shall from time to time approve, such approval to be conclusively evidenced by the execution and delivery thereof by any of the foregoing designated authorized signatories.  Third parties may conclusively rely upon the acts of James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such persons for all purposes in respect of their dealings with the Company.

 

17.          Amendments . This Agreement may be amended only in a writing signed by the Member.

 

18.          Binding Agreement . Notwithstanding any other provision of this Agreement, the Member agrees that this Agreement constitutes a legal, valid and binding agreement of the Member, and is enforceable against the Member in accordance with its terms.

 

19.          Governing Law . This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

20.          Separability 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, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal. The parties shall nevertheless negotiate in good faith in order to agree to the terms of a mutually satisfactory provision consistent with their intentions in executing and delivering this Agreement to be substituted for the provision which is invalid, unenforceable or illegal.

 

[The remainder of this page is left intentionally blank]

 

 

 

 

IN WITNESS WHEREOF, the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBER:
   
  Bluerock Residential Holdings, L.P., a Delaware
  limited partnership
   
  By: Bluerock Residential Growth REIT, Inc., a Maryland corporation, its General Partner
     
    By: /s/ Michael L. Konig
      Name: Michael L. Konig
       Title:  Chief Operating Officer

 

 

 

 

Exhibit 10.354

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR Morehead JV MEMBER, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

 

 

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR Morehead JV MEMBER, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

THE UNITS HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “ SECURITIES ACT ”) OR UNDER THE SECURITIES LAWS OF ANY STATE AND ARE BEING OFFERED AND SOLD IN RELIANCE ON EXEMPTIONS FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND SUCH LAWS. THE UNITS HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND EXCHANGE COMMISSION, ANY STATE SECURITIES COMMISSION, OR ANY OTHER REGULATORY AUTHORITY. ACCORDINGLY, THESE SECURITIES MAY NOT BE RESOLD OR OTHERWISE TRANSFERRED OR CONVEYED IN THE ABSENCE OF REGISTRATION OF THE SAME PURSUANT TO THE APPLICABLE SECURITIES LAWS UNLESS AN OPINION OF COUNSEL SATISFACTORY TO THE COMPANY IS FIRST OBTAINED THAT SUCH REGISTRATION IS NOT THEN NECESSARY. ANY TRANSFER CONTRARY HERETO SHALL BE VOID.

 

THIS LIMITED LIABILITY COMPANY AGREEMENT OF BR Morehead JV MEMBER, LLC (herein referred to as the “ Agreement ”), is made and entered into as of November 24, 2015 (the “Effective Date”), by and among BRG Morehead NC, LLC , a Delaware limited liability company, as the Class A Member (“ BRG ”), and Bluerock Special Opportunity + Income Fund II, LLC , a Delaware limited liability company (“ SOIF II ”), as the Class B Member (BRG and SOIF II, together with any additional members hereinafter admitted, are referred to as the “ Members ”).

 

RECITALS

 

A.         The Company was formed as a Delaware limited liability company in accordance with the Delaware Limited Liability Company Act, as amended from time to time (the “ Act ”), on July 31, 2015.

 

B.         The Company was formed to hold a membership interest in the Company Subsidiary (as defined below) (the “ Subsidiary Interest ”).

 

C.         The Company Subsidiary currently holds (or will as of closing of the acquisition hold) all of the membership interests in BR ArchCo Morehead, LLC, a Delaware limited liability company (the “Property Owner”), which will in turn own the fee interest in the Property (as defined below).

 

D.         The Members desire to set forth their agreement and understanding with respect to the operation of the Company as a Delaware limited liability company from and after the date hereof.

 

 

 

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises, covenants, and conditions herein contained, the receipt and sufficiency of which are hereby acknowledged, the undersigned Members hereby covenant and agree as follows:

 

ARTICLE 1

DEFINITIONS

 

For purposes of this Agreement, the following terms have the meanings set forth below:

 

1.1         “ Accountant ” shall mean the certified public accounting firm that, from time to time, represents the Company.

 

1.2          “ Act ” has the meaning set forth in the preamble to this Agreement.

 

1.3         “ Additional Capital Contributions ” shall have the meaning set forth in Section 5.3 .

 

1.4         “ Adjustment Period ” shall mean a period of time as follows: The first Adjustment Period shall commence on the date hereof and each succeeding Adjustment Period shall commence on the date immediately following the last day of the immediately preceding Adjustment Period; each Adjustment Period shall end on the earliest to occur after the commencement of such Adjustment Period of (i) the last day of each Fiscal Year as now exists or as may, from time to time, be selected by the Manager, (ii) a Capital Date, (iii) the day immediately preceding the date of the “liquidation” of a Member’s Membership Interest in the Company (within the meaning of Section 1.704-1(b)(2)(ii)(g) of the Treasury Regulations), (iv) the day immediately preceding the date of an increase in the Membership Interest of a Member, or (v) the date on which the Company is terminated under Article 3 or Section 12.1 of this Agreement.

 

1.5         “ Affiliate ” shall mean (i) any Entity more than five percent (5%) of the issued and outstanding stock of which, or more than five percent (5%) interest in which, is owned, directly or indirectly, by any Member or (ii) any Entity that now or hereafter owns, directly or indirectly, more than a ten percent (10%) interest in the Company or in any Member or (iii) any Entity who is an agent, trustee, officer, director, employee, member or shareholder or member of the family (or any member of the family of any agent, trustee, officer, director, employee, partner, member or shareholder) of the Company or of any Member or (iv) any Entity that, directly or indirectly, through one or more intermediaries, controls, or is controlled by, or is under common control with, the Company or any Member. The term “control” (including the terms “controlled by” and “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of an Entity, whether through the ownership of voting securities, by contract or otherwise. The term “family” shall be deemed to include spouses, children, parents, brothers and sisters, and the spouse, children, parents, brothers and sisters of such spouse’s children, parents, brothers and sisters.

 

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1.6         “ Agreement ” shall mean this Limited Liability Company Agreement of BR Morehead JV Member, LLC, as it now exists and as it may from time to time hereafter be amended, restated or supplemented or otherwise modified from time to time.

 

1.7         “ Annual Financial Statements ” shall have the same meaning as set forth in Section 13.3 hereof.

 

1.8         “ Bankruptcy ” means, with respect to any Person, if such Person (i) makes an assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has entered against it an order for relief, in any bankruptcy or insolvency proceedings, (iv) files a petition or answer seeking for itself any reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, (v) files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against it in any proceeding of this nature, (vi) seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator of the Person or of all or any substantial part of its properties, or (vii) if one hundred twenty (120) days after the commencement of any proceeding against the Person seeking reorganization, arrangement, composition, readjustment, liquidation or similar relief under any statute, law or regulation, if the proceeding has not been dismissed, or if within ninety (90) days after the appointment without such Person’s consent or acquiescence of a trustee, receiver or liquidator of such Person or of all or any substantial part of its properties, the appointment is not vacated or stayed, or within ninety (90) days after the expiration of any such stay, the appointment is not vacated.

 

1.9         “ Basic Documents ” means the (a) documents to be executed by the Property Owner in favor of the Lender as of the closing of the Loan, and all documents and certificates contemplated thereby or delivered in connection therewith; and (b) all similar documentation required by and delivered to any successor Lender and/or Mortgagee.

 

1.10         “ Benefit Plan Investor ” means (i) any “employee benefit plan” as defined by the Employee Retirement Income Security Act of 1974, as amended (“ ERISA ”), regardless of whether it is subject to ERISA, (ii) any plan as defined in Section 4975 of the IRC, and (iii) any entity deemed for any purpose of ERISA or Section 4975 of the IRC to hold assets of any such employee benefit plan or plan due to investments made in such entity by such employee benefit plans and plans.

 

1.11         “ BGF ” shall mean Bluerock Growth Fund, LLC, a Delaware limited liability company.

 

1.12         “ BGF II ” shall mean Bluerock Growth Fund II, LLC, a Delaware limited liability company.

 

1.13         “ BRG ” shall have the meaning set forth in the introductory paragraph above.

 

1.14         “ Budgeted Development Capital Calls ” shall have the meaning as set forth in Section 5.3(a).

 

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1.15         “ Capital Accounts ” shall mean the capital accounts established by the Company for each Member pursuant to Section 5.5 hereof. Capital Accounts shall be determined and maintained throughout the full term of the Company for each Member in accordance with the rules of this definition. The balance of each Member’s Capital Account, as of any particular date, shall be an amount equal to the sum of the following:

 

(a)         The cumulative amount of cash and the value of all other property that has been contributed to the capital of the Company by such Member as a Capital Contribution; plus

 

(b)         The cumulative amount of the Company’s Net Profit and Gain that has been allocated to such Member hereunder; minus

 

(c)         The cumulative amount of the Company’s Net Loss and Loss that has been allocated to such Member hereunder; and minus

 

(d)         The cumulative amount of cash and the agreed upon value of all other property that has been distributed by the Company to such Member (other than in repayment of any loans).

 

A Member’s Capital Account shall also be increased or decreased to reflect any items described in Section 1.704-1(b)(2)(iv) of the Treasury Regulations that are required to be reflected in such Member’s Capital Account and that are not otherwise taken into account in computing such Capital Account under this definition.

 

1.16         “ Capital Contributions ” shall mean all amounts paid by a Member for its Membership Interests and any Additional Capital Contributions or Class A Priority Capital Contributions made by a Member.

 

1.17         “ Capital Date ” means the date on which any Gain or Loss is recognized by the Company.

 

1.18         “ Capital Transaction ” shall mean any (i) direct or indirect sale or other disposition of the Property or substantially all of the assets of the Company (including the Subsidiary Interest, the membership interests held by Company Subsidiary in Property Owner, or the Property) outside the ordinary and customary course of business, (ii) payment, on account of a casualty, for the Property or substantially all of the assets of the Company, Company Subsidiary or Property Owner to the extent such assets are not replaced or repaired, (iii) refinancing of any indebtedness incurred by the Company, the Company Subsidiary or Property Owner, including the Obligations, and (iv) similar items or transactions relating to the Property, the Subsidiary Interest, the membership interests held by Company Subsidiary in Property Owner, or substantially all of the assets of the Company, the Company Subsidiary or Property Owner, the proceeds of which under generally accepted accounting principles are deemed attributable to capital.

 

1.19         “ Cash Flow From Operations ” shall mean, for a given period, the amount of cash received by the Company from the Company Subsidiary and/or Property Owner other than on account of a Capital Transaction, minus administrative expenses of the Company, all determined in accordance with cash basis accounting principles, consistently applied.

 

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1.20         “ Certificate of Formation ” means the Certificate of Formation of the Company filed with the Secretary of State of the State of Delaware on July 31, 2015, as amended or amended and restated from time to time.

 

1.21         “ Class A Capital Commitment ” shall mean the amount of the Capital Contribution committed to be made by the Class A Member (including the projected amount of the Class A Preferred Reserve that will be required of the Company), exclusive of any Class A Priority Capital Contribution, as set forth on Schedule I (as the same may be determined and/or subsequently adjusted in connection with the Project Budget once finalized). The Class A Capital Commitment represents the total amount of projected capital, together with the Class B Members’ initial Capital Contributions, that is estimated that will be required of the Company by the Company Subsidiary and/or Property Owner to develop and lease-up the Project, under the Project Budget.

 

1.22         “ Class A Capital Contributions ” shall mean the amount of the Capital Contribution made by a Class A Member (including any Class A Preferred Reserve), but exclusive of any Class A Priority Capital Contribution.

 

1.23         “ Class A Mandatory Redemption Date ” shall mean that date which is the earlier of six (6) months following the maturity date of the Loan (including the exercise of any extensions, but not any refinancings thereof), or any earlier acceleration or due date thereof.

 

1.24         “ Class A Member ” means BRG and, with respect to those Units transferred from a Class A Member, any Person who has been admitted as a Substitute Member as to the Class A Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class A Member shall not be considered a Class A Member.

 

1.25         “ Class A Membership Interest ” means with respect to any Class A Member the membership interest allocated to such Class A Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class A Member is the numerator and the aggregate number of Units that are then owned by all Class A Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class A Membership Interest”.

 

1.26         “ Class A Preferred Reserve ” shall have the meaning set forth in Section 5.2.

 

1.27         “ Class A Priority Capital Contribution ” shall have the meaning set forth in Section 5.3(b).

 

1.28         “ Class A Sinking Fund ” shall have the meaning set forth in Section 6.6(a).

 

1.29         “ Class A Units ” means the Units held by the Class A Members.

 

1.30         “ Class A Unit Redemption Amount ” shall mean, as of the date of redemption of the Class A Units pursuant to Section 10.5, the sum of (i) the aggregate Net Capital Contributions of the Class A Members plus (ii) the accrued but unpaid Current Class A Return and the accrued but unpaid Priority Class A Return of the Class A Members.

 

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1.31         “ Class B Member ” means SOIF II, and, with respect to those Units transferred from a Class B Member, any Person who has been admitted as a Substitute Member as to the Class B Membership Interest transferred. An Assignee of a Membership Interest who receives Units from a Class B Member shall not be considered a Class B Member.

 

1.32         “ Class B Membership Interest ” means with respect to any Class B Member the membership interest allocated to such Class B Member, which membership interest will be determined by using a fraction in which the number of Units owned by such Class B Member is the numerator and the aggregate number of Units that are then owned by all Class B Members is the denominator. The foregoing determination is also referred to as “Pro Rata as to the Class B Membership Interest”.

 

1.33         “ Class B Units ” means the Units held by the Class B Members.

 

1.34         “ Company ” shall refer to BR Morehead JV Member, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.35         “ Company Subsidiary ” shall refer to BR ArchCo Morehead JV, LLC, a Delaware limited liability company, as it may from time to time be constituted.

 

1.36         “ Company Subsidiary LLC Agreement ” shall refer to the Limited Liability Company Operating Agreement of Company Subsidiary dated as of November 24, 2015, as may be amended or restated from time to time.

 

1.37         “ Conversion Date ” shall have the meaning set forth in Section 10.4(b).

 

1.38         “ Conversion Period ” shall mean the six (6) month period of time that commences on the Conversion Trigger Date.

 

1.39         “ Conversion Right ” shall mean the Class A Member’s right to convert its Class A Units to Class B Units, as provided in Section 10.4.

 

1.40         “ Conversion Trigger Date ” shall mean the date on which seventy percent (70%) of the Project’s apartments have been leased.

 

1.41         “ Current Class A Return ” means an amount equal to the product of fifteen percent (15.0%) per annum, determined on the basis of 365 or 366 days, as the case may be, for the actual number of days in the period for which the Current Class A Return is being determined, times the sum of the Net Class A Capital Contributions, commencing on the date the initial Class A Capital Contribution is made.

 

1.42          “ Default Event ” shall have the meaning as set forth in Section 8.6(c).

 

1.43         “ Development Services Agreement ” means the development agreement for the Project, dated as of November 24, 2015, by and between Property Owner and BRG Morehead Development Manager, LLC (“ Development Manager ”).

 

1.44         “ Entity ” shall mean any Person or other business entity, other than an individual.

 

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1.45          “ Fiscal Year ” shall mean the fiscal year of the Company as set forth in Section 13.2 hereof.

 

1.46          “ Gain ” shall mean the gain recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

1.47         “ IRC ” shall mean the Internal Revenue Code of 1986, Title 26 of the United States Code, as the same may now or hereafter be amended.

 

1.48         “ Lender ” shall mean the lender under the loan.

 

1.49         “ Liquidating Trustee ” shall have the meaning as set forth in Section 12.4.

 

1.50         “ Loan ” shall mean a construction loan obtained by the Property Owner for the construction of the Project.

 

1.51         “ Loss ” shall mean the loss recognized by the Company for federal income tax purposes in any Adjustment Period by reason of a Capital Transaction.

 

1.52          “ Majority ” means a collection of Members owning, in the aggregate, more than 50% of the Membership Interests of all Members and, in the context of voting, means a collection of Members who approve, consent to, or vote in favor of a matter before the Members and who own, in the aggregate, more than 50% of the Membership Interests of all Members entitled to vote thereon. When used in the context of a class of Membership Interests, “Majority” shall mean a collection of those class Members owning, in the aggregate, more than 50% of the Membership Interests of all Members of that class, and, in the context of voting, means a collection of class Members who approve, consent to, or vote in favor of a matter before the class Members and who own, in the aggregate, more than 50% of the class Membership Interests of all class Members entitled to vote thereon.

 

1.53          “ Manager ” or “ Managers ” shall mean the Person or Persons selected to be the manager or managers of the Company from time to time by either a Majority of the Class B Members or pursuant to Section 7.4 herein. The initial Manager is SOIF II. A Member simply by virtue of its status as a member in the Company shall not be a Manager of the Company unless so selected by a Majority of the Class B Members or pursuant to Section 7.4 herein. A Manager does not have to be a Member of the Company. The term “Manager” as used herein shall specifically mean all of the then incumbent Managers of the Company where the context requires.

 

1.54         “ Material Action ” means to file any insolvency, or reorganization case or proceeding, to institute proceedings to have the Company be adjudicated bankrupt or insolvent, to institute proceedings under any applicable insolvency law, to seek any relief under any law relating to relief from debts or the protection of debtors, or consent to the institution of bankruptcy or insolvency proceedings against the Company or file a petition seeking, or consent to, reorganization or relief with respect to the Company under any applicable federal or state law relating to bankruptcy, or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator (or other similar official) of the Company or a substantial part of its property, or make any assignment for the benefit of creditors of the Company, or admit in writing the Company’s inability to pay its debts generally as they become due, or take action in furtherance of any such action.

 

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1.55         “ Member ” or “ Members ” shall refer to the Persons listed above as Members and any other Persons who shall subsequently be admitted as Substitute Members in the Company, each in its capacity as a Member of the Company, including both Class A Members and Class B Members.

 

1.56         “ Membership Interest ” means with respect to any Member the membership interest allocated to such Member, which membership interest will be determined by using a fraction in which the number of Units owned by a Member is the numerator and the aggregate number of Units that are then outstanding is the denominator.

 

1.57         “ Minimum Gain ” shall mean, as of any particular date, an amount determined with respect to the Company on such date in accordance with Section 1.704-1(b)(4)(ii)(c) of the Treasury Regulations interpreting the IRC.

 

1.58         “ Mortgage ” means any deed to secure debt, mortgage, deed of trust, security agreement or other similar instrument at any time and from time to time constituting a lien upon, security interest in or security title to any of the assets of the Company, the Company Subsidiary or the Property Owner.

 

1.59         “ Mortgagee ” shall mean the holder of a Mortgage.

 

1.60         “ Net Cash Proceeds ” shall mean the proceeds received by the Company from a Capital Transaction less (i) any amounts retained by a Mortgagee and (ii) any costs incurred by the Company, the Company Subsidiary or the Property Owner in connection with such Capital Transaction not paid to an Affiliate of a Member.

 

1.61         “ Net Class A Capital Contributions ” means the Class A Capital Contributions, less all distributions made to the Class A Members under Section 6.8(f).

 

1.62         “ Net Class A Priority Capital Contributions ” means the Class A Priority Capital Contributions, less all distributions made to the Class A Members under Section 6.8(d).

 

1.63         “ Net Capital Contributions ” means, with respect to any Member, its aggregate Capital Contributions less any distributions delineated as return of Capital Contributions.

 

1.64         “ Net Profit ” or “ Net Loss ” shall mean, for each Adjustment Period, the Company’s taxable income or taxable loss for such Adjustment Period, as determined under Section 703(a) of the IRC and Section 1.703-1 of the Treasury Regulations interpreting the IRC (for this purpose, all items of income, gain, loss or deduction are required to be stated separately pursuant to Section 703(a)(1) of the IRC and shall be included in taxable income or taxable loss), with the following adjustments:

 

(a)         any tax-exempt income, as described in Section 705(a)(1)(B) of the IRC, realized by the Company during such Adjustment Period shall be taken into account in computing such Net Profit or Net Loss as if it were taxable income;

 

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(b)         any expenditures of the Company described in Section 705(a)(2)(B) of the IRC for such Adjustment Period, including any items treated under Section 1.704-1(b)(2)(iv)(i) of the Treasury Regulations interpreting the IRC as items described in Section 705(a)(2)(B) of the IRC, shall be taken into account in computing such Net Profit or Net Loss as if they were deductible items;

 

(c)         any items of income, deduction, gain or loss that are specially allocated pursuant to Sections 6.4, 6.5 and 6.9 shall not be taken into account in computing Net Profit or Net Loss;

 

(d)         if the Company’s taxable income or taxable loss for such Adjustment Period, as adjusted in the manner provided above, is a positive amount, such amount shall be the Company’s Net Profit for such Adjustment Period, and if negative, such amount shall be the Company’s Net Loss for such Adjustment Period.

 

1.65         “ Obligations ” shall mean the indebtedness, liabilities and obligations of the Company, Company Subsidiary or Property Owner under or in connection with the Basic Documents or any related document in effect as of any date of determination.

 

1.66         “ Person ” means any individual, corporation, partnership, joint venture, limited liability company, limited liability partnership, association, joint stock company, trust, unincorporated organization or other organization, whether or not a legal entity, and any governmental authority.

 

1.67         “ Priority Class A Return ” shall have the meaning set forth in Section 5.3(b) .

 

1.68         “ Project ” means an approximately 287–unit Class A rental apartment complex to be constructed on the Property and owned by Property Owner, as more fully described in the Development Agreement and the Project Administration Agreement.

 

1.69         “ Project Administration Agreement ” means the project administration agreement for the Project, dated as of November 24, 2015, by and between Property Owner, Development Manager and ArchCo WMH PM LLC, a Delaware limited liability company (“ Project Manager ”).

 

1.70         “ Project Budget ” means the final form of development budget for the construction of the Project, as determined under the Development Agreement and Project Administration Agreement.

 

1.71         “ Property ” shall mean that certain real property located in Charlotte, North Carolina and more fully described in the Company Subsidiary LLC Agreement in which a fee interest is held by Property Owner and upon which the Project is to be located.

 

1.72         “ Property Owner ” shall have the meaning set forth in the preamble of this Agreement.

 

1.73         “ Property Owner LLC Agreement ” shall mean the Limited Liability Company Agreement of the Property Owner, as may be amended or restated from time to time.

 

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1.74         “ SOIF II ” shall have the meaning set forth in the introductory paragraph above.

 

1.75         “ Subsidiary Interest ” shall have the meaning set forth in the preamble to this Agreement.

 

1.76          “ Substitute Member ” shall mean a transferee of a Member’s Membership Interest who has complied with the requirements under Article 10 of this Agreement and is a Member of the Company.

 

1.77         “ Tax Rate ” shall mean, for any Fiscal Year, the sum of (i) the highest then marginal income tax rate for individual taxpayers as set forth in the IRC and (ii) the highest then marginal income tax rate for individual taxpayers in effect in the State of Delaware.

 

1.78         “ Taxing Jurisdiction ” means the federal, state, local, or foreign government that collects tax, interest, or penalties, however designated, on any Member’s share of the income or gain attributable to the Company.

 

1.79         “ Treasury Regulations ” shall mean the Income Tax Regulations promulgated under the IRC, as such regulations may be amended from time to time including corresponding provisions of succeeding regulations.

 

1.80         “ Unit ” means one or more of the units of limited liability company interest, or fractional portions thereof, representing a Member’s ownership rights in the Company, classified as Class A or Class B. Except as may be specifically otherwise provided in this Agreement (e.g., Section 10.4) a Member will be issued one (1) Unit for each dollar of Capital Contributions made by such Member.

 

ARTICLE 2

NAME, OFFICE, REGISTERED AGENT, AND
MEMBER’S NAMES AND MAILING ADDRESSES

 

2.1          Name : The name of the limited liability company is:

 

“BR MOREHEAD JV MEMBER, LLC”

 

2.2          Principal Business Office . The address of the principal business office of the Company shall be located at 712 Fifth Avenue, 9 th Floor, New York, New York 10019, and shall also be at such other place or places as the Manager may hereafter determine.

 

2.3          Registered Office . The address of the registered office of the Company in the State of Delaware is c/o National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

2.4          Registered Agent . The name and address of the registered agent of the Company for service of process on the Company in the State of Delaware is National Registered Agents, Inc., 160 Greentree Dr., Suite 101, Dover, Delaware 19904.

 

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2.5          Members’ Names and Number of Units . The names and addresses of the Members, number of Class A and Class B Units owned by each Member, Class A Membership Interests, and Class B Membership Interests are set forth on Schedule I .

 

ARTICLE 3

DURATION

 

The term of the Company shall commence on the date of the filing of a Certificate of Formation with the Office of the Secretary of State of the State of Delaware, and its duration shall be perpetual. The existence of the Company as a separate legal entity shall continue until cancellation of the Certificate of Formation.

 

ARTICLE 4

PURPOSE

 

The Company is organized for the purpose of: (i) acquiring, owning, holding, financing, hypothecating, pledging and disposing of the Subsidiary Interest; and (ii) engaging in any lawful business, purpose or activity that may be undertaken by a limited liability company organized under and governed by the Act. The Company shall possess and may exercise all of the powers and privileges granted by the Act, by any other law or by this Agreement, together with any powers incidental thereto, including such powers and privileges as are necessary or convenient to the conduct, promotion or attainment of the business, purposes or activities of the Company.

 

ARTICLE 5

CAPITAL CONTRIBUTIONS, MEMBERSHIP INTERESTS, ETC.

 

5.1          Admission of Member . The Members are admitted to the Company as the sole equity members of the Company upon their respective execution and delivery of a counterpart signature page to this Agreement.

 

5.2          Capital Contribution of the Members; Payment . The Members have made their respective initial Capital Contributions to the Company as set forth on Schedule I , and shall contribute such additional amounts of capital as provided in this Agreement. The Members agree that the Class A Member’s initial Capital Contributions, and each subsequent Capital Contribution pursuant to its Class A Capital Commitment, shall include an interest reserve calculated at a fifteen percent (15%) annual interest rate which shall be segregated by the Company from all other Capital Contributions made by the Class A Member pursuant to its Class A Capital Commitment, and from all other funds held by the Company, and shall be solely used to establish a specific reserve to the benefit of the Class A Member (the “ Class A Preferred Reserve ”). Except as otherwise provided in Sections 6.7 and 10.4(b), the funds on deposit in the Class A Preferred Reserve shall be earmarked and used specifically for the monthly draw and payment of a portion of the Current Class A Return equivalent to a 15% annualized return on all Class A Capital Contributions, and the Manager shall not have the authority to use the funds in the Class A Preferred Reserve for any other purpose without the prior written approval of the Class A Member (or if there is more than one Class A Member, Members owning a Majority of the Class A Membership Interests). Until such time as the Class A Units are redeemed or converted to Class B Units as provided in Section 10.4, the Company must at all times maintain not less than three (3) months’ worth of payments in the Class A Preferred Reserve.

 

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5.3          Additional Contributions .

 

(a)         To the extent necessary and as required of the Company by the Company Subsidiary and/or Property Owner to develop and lease-up the Project under the Project Budget, the Manager may call for additional capital from the Members, and, until such time as the Class A Member has fully funded the Class A Capital Commitment, the Class A Member shall be obligated to fund its share (based on 80.0% Class A Member share and 20.0% Class B Member share) of all such capital calls (“ Budgeted Development Capital Calls ”). If Class A Member fails to fund its share of any Budgeted Development Capital Calls within ten (10) days of written notification of the need therefor, its Current Class A Return shall be as of that date reduced to seven percent (7%) per annum. All other capital calls shall be made as and in the amount determined by the Manager, including but not limited to for the funding of any Current Class A Return after payments thereon are drawn from the Class A Preferred Reserve, Priority Class A Return, or if additional funds are required by or called for pursuant to the Company Subsidiary LLC Agreement and/or Property Owner LLC Agreement (all such additional funds, other than Budgeted Development Capital Calls, are referred to as “ Additional Capital Contribution(s) ”). For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis as required under Sections 6.6(b) and (c), Manager shall be obligated to make a call for Additional Capital Contributions in such amounts as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in Sections 6.6(b) and (c). Additional Capital Contributions shall be solely the obligation of the Class B Members, and the Class A Member shall have no obligation to make Additional Capital Contributions. All additional funds contributed by the Class B Members shall be contributed as additional capital to the Company by the Class B Members Pro Rata as to the Class B Membership Interest (or in any such other percentages as they shall agree) within ten (10) days of written notification of the need therefor; provided, that no Additional Capital Contributions funded shall be distributed to the Members without the prior written consent of the Class A Member. Any Additional Capital Contributions made by the Class B Members will be treated on the same basis and parity as the initial Capital Contributions of the Class B Members made in accordance with Section 5.2 above.

 

(b)         If the Class B Members fail to contribute all of their share (based on 80.0% Class A Member share and 20.0% Class B Member share) of any Budgeted Development Capital Call or to make all of an Additional Capital Contribution, the Class A Member may, but shall not be obligated to, contribute as additional capital to the Company (if there is more than one Class A Member, Pro Rata as to the Class A Membership Interest (or in any such other percentages as they shall agree)) all or a portion of the amount that the Class B Members failed to fund. Any such Capital Contributions made by the Class A Member shall be referred to as the “ Class A Priority Capital Contributions. ” Any Class A Priority Capital Contributions made by the Class A Member will be treated on the same basis as its prior Capital Contributions of the Class A Member made in accordance with Section 5.2 above, except that the Current Class A Return on such Class A Priority Capital Contributions shall be twenty percent (20%) per annum (the “ Priority Class A Return ”) and the Class A Member shall have a priority return of its Priority Class A Return and Class A Priority Capital Contributions in distributions from Capital Transactions and Liquidations, as set forth in Section 6.8.

 

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(c)         Additional Capital Contributions shall be made in cash unless the Manager and Class A Member agree otherwise.

 

(d)         Except as provided in Sections 5.2, 5.3(a) and 5.3(b), no Capital Contributions may be made to the Company without the prior written consent of the Class A Member.

 

5.4          Return of Capital Contributions; Interest on Capital Contributions .

 

(a)         No Member shall have the right to withdraw his Capital Contributions or demand or receive the return of his Capital Contributions or any part thereof, except as provided in Section 10.5 with respect to the Class A Member and as otherwise provided in this Agreement.

 

(b)         The Manager shall not be liable for the return of the Capital Contributions of the Members. If and to the extent that any such return is required, such return shall be made solely from the assets of the Company.

 

(c)         The Company shall not pay interest on the Capital Contributions of any Member, except as otherwise provided in this Agreement.

 

5.5          Capital Accounts . The Capital Accounts of the Company shall be established and maintained for each Member hereunder in accordance with the federal income tax accounting practices and rules established under Section 704(b) of the IRC and the Treasury Regulations thereunder.

 

5.6          Membership Interests . The Class A Membership Interests and Class B Membership Interests in the Company are set forth on Schedule I .

 

5.7          Admission of Additional Members . The Company shall not be permitted to admit additional Members hereunder without consent of: (1) the Manager and (2)(a) the Members owning a Majority of the Membership Interests and (b) the Class A Membership Interest, to the extent outstanding. Except as expressly permitted in this Agreement, no other Person shall be admitted as a Member of the Company, and no additional interest in the Company shall be issued, without such approval of a Majority of the Membership Interests and the Class A Membership Interest.

 

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ARTICLE 6

ALLOCATION AND DISTRIBUTION OF CERTAIN ITEMS

 

6.1          Net Profit . After giving effect to the special allocations set forth in Sections 6.4, 6.5 and 6.9, all Net Profit shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)         After giving effect to the allocations contained in Section 6.1(b), the Company’s Net Profit shall be allocated one hundred percent to the Class B Members’ Capital Accounts.

 

(b)         To the extent Net Loss was allocated to the Members’ Capital Accounts pursuant to Section 6.2(a), then prior to making the allocations under Section 6.1(a), Net Profit shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Loss was allocated.

 

6.2          Net Loss . After giving effect to the special allocations set forth in Sections 6.4, 6.5, and 6.9, all Net Loss shall be allocated to the Members’ Capital Accounts in the following manner and order of priorities:

 

(a)         After giving effect to the allocations contained in Section 6.2(b), the Company’s Net Loss shall be allocated in the following manner and order of priorities:

         

(i)         First, one hundred percent (100%) to the Class B Members’ Capital Accounts until the cumulative Net Loss allocated to the Class B Members’ Capital Accounts pursuant to this Section 6.2(a)(i) equals the amount of the Class B Members’ capital contributions to the Company;

 

(ii)         Second, one hundred percent (100%) to the Class A Members’ Capital Accounts until the cumulative Net Loss allocated to the Class A Members’ Capital Accounts pursuant to this Section 6.2(a)(ii) equals the amount of the Class A Members’ capital contributions to the Company; and

 

(iii)         Third, the balance, to the Members who bear the risk of such loss or if no Members bears the risk of loss, one hundred percent (100%) to the Class B Members’ Capital Accounts.

 

(b)         To the extent Net Profit was allocated to the Members’ Capital Accounts pursuant to Section 6.1(a), then prior to making any allocations of Net Loss under Section 6.2(a), Net Loss shall be allocated to the Members’ Capital Accounts in an amount equal to and in the reverse order that such Net Profit were allocated.

 

6.3          Composition of Special Allocation Items . Except as required otherwise under the IRC or the Regulations issued thereunder, all special allocations of income, gain or deduction made pursuant to Sections 6.4, 6.5 and 6.9 shall consist of a proportionate part of each item of gross income, gain or deduction, as the case may be, that the Company recognizes in the year such allocation is to be made.

 

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6.4          Special Current Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Current Class A Return distributed to each Member pursuant to Sections 6.6(b), 6.7(a) and 6.8(e) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of income and Gain allocated to such Member pursuant to this Section 6.4 for all prior Adjustment Periods.

 

6.5          Special Priority Class A Return Allocations . Prior to the allocations contained in Sections 6.1 and 6.2, items of income and Gain shall be specially allocated to the Class A Members in proportion to and to the extent of the excess, if any, of (i) the cumulative Priority Class A Return distributed to each Member pursuant to Sections 6.6(c), 6.7(b) and Section 6.8(c) hereof from the commencement of the Company to a date thirty (30) days after the end of such Adjustment Period, over (ii) the cumulative items of Gain allocated to such Member pursuant to this Section 6.5 for all prior Adjustment Periods.

 

6.6          Distributions of Cash Flow From Operations . Distributions of Cash Flow From Operations shall be made monthly. Distributions made pursuant to this Section shall be made monthly to the Members in the following order of priority:

 

(a)         On and after the Class A Mandatory Redemption Date, to the Class A Members until such Class A Members have received distributions in an amount equal to the Class A Unit Redemption Amount; provided, that, if distributions of Cash Flow From Operations to be made under this Section 6.6(a) are insufficient to fully satisfy the Class A Unit Redemption Amount, all Cash Flow From Operations shall be segregated in a separate account of the Company (the “ Class A Sinking Fund ”) until such time as distributions to be made under this Section 6.6(a) plus the amounts in the Class A Sinking Fund are sufficient, and are used, to fully satisfy the Class A Unit Redemption Amount;

 

(b)         Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(b), Section 6.7(a) and Section 6.8(e);

 

(c)         Third, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to this Section 6.6(c), Section 6.7(b) and Section 6.8(c); and

 

(d)         Fourth, to the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

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For the avoidance of doubt, to the extent that Cash Flow From Operations is insufficient to allow the Company, after taking into account any draws from the Class A Preferred Reserve as provided in Section 6.7, to pay the Class A Return and Priority Class A Return in full on a monthly basis, Manager shall be obligated to make a call for Additional Capital Contributions in such amount as are necessary in order to allow the Company to do so, and all such capital called for that purpose shall be distributed as provided in subsections (b) and (c) above.

 

6.7          Distributions from Class A Preferred Reserve . The Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay a portion of the unpaid Current Class A Return equivalent to a 15% annualized return on all Class A Capital Contributions; provided however , from and after the occurrence of a Default Event, the Manager shall cause distributions to be made from the Class A Preferred Reserve on a monthly basis as necessary in order to pay any unpaid Current Class A Return and all unpaid Priority Class A Return, in the following order of priority:

 

(a)         To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Current Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(b), this Section 6.7(a) and Section 6.8(e); and

 

(b)         Second, to the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions in an amount equal to their respective unpaid Priority Class A Return (as may be modified by Section 6.14) until it is paid in full pursuant to Section 6.6(c), this Section 6.7(b) and Section 6.8(c).

 

6.8          Distributions From Capital Transactions and on Liquidations . Net Cash Proceeds in connection with Capital Transactions and/or in connection with the liquidation of the Company shall be distributed within thirty (30) days of the completion of the applicable event. Distributions made pursuant to this Section shall be made in the following amounts and order of priority:

 

(a)         To discharge the debts and obligations of the Company;

 

(b)         To fund reasonable and necessary reserves (i) as determined in good faith by the Manager and (ii) approved by the Class A Members;

 

(c)         To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Priority Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Priority Class A Return until it is paid in full pursuant to this Section 6.8(c), Section 6.7(b) and Section 6.6(c);

 

(d)         To the Class A Members (to be shared among them, pro rata, according to their respective Net Class A Priority Capital Contributions) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective Net Class A Priority Capital Contributions until it is paid in full pursuant to this Section 6.8(d);

 

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(e)         To the Class A Members (to be shared among them, pro rata, according to their respective unpaid Current Class A Return) until such Class A Members have received distributions of Net Cash Proceeds in an amount equal to their respective unpaid Current Class A Return until it is paid in full pursuant to this Section 6.8(e), Section 6.7(a) and Section 6.6(b);

 

(f)         To the Class A Members (to be shared among them, pro rata, according to their respective aggregate Net Class A Capital Contributions), until such Class A Members have received distributions of Net Cash Proceeds in the amount equal to their respective aggregate Net Class A Capital Contributions until they are repaid in full pursuant to this Section 6.8(f);

 

(g)         To the Class B Members pro rata, in accordance with (and in reduction of) their respective positive Capital Accounts; and

 

(h)         To the Class B Members pro rata, in accordance with their respective Class B Membership Interests.

 

6.9          Special Tax Allocations . The allocations in this Section 6.9 shall be given effect before giving effect to the allocations contained in Sections 6.1 through Section 6.5:

 

(a)         Notwithstanding any provision contained herein to the contrary, if the amount of Net Loss and Loss for any Adjustment Period that would otherwise be allocated to a Member hereunder would cause or increase a deficit balance in such Member’s Capital Account to an amount in excess of the sum of such Member’s share of Minimum Gain as of the last day of such Adjustment Period, then a proportionate part of such Net Loss and Loss equal to such excess shall be allocated proportionately first to the other Members in an amount up to, but not in excess of, the amount that would cause or increase a deficit balance in each of such Member’s Capital Accounts to an amount equal to the sum of their respective shares of Minimum Gain as of the last day of such Adjustment Period. For purposes of this Section 6.9(a), each Member’s Capital Account shall be computed as of the last day of such Adjustment Period in the manner provided in the definition of Capital Account, but shall be reduced for the items described in Section 1.704-1(b)(2)(ii)-(d)(4), (5) and (6) of the Treasury Regulations interpreting the IRC.

 

(b)         Notwithstanding any provision in this Agreement to the contrary, if any of the Members, as of the last day of any Adjustment Period, has a deficit balance in its Capital Account that exceeds the sum of its share of Minimum Gain as of such last day, then all items of income and gain of the Company (consisting of a prorata portion of each item of Company income, including gross income and Gain) for such Adjustment Period shall be allocated to such Members in the amount and in the proportions required to eliminate such excess as quickly as possible. For purposes of this Section, a Member’s Capital Account shall be computed as of the last day of an Adjustment Period in the manner provided in the definition of Capital Account, but shall be increased by any allocation of income to such Member for such Adjustment Period under Section 6.9(c).

 

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(c)         Notwithstanding any provision in this Agreement to the contrary, if there is a net decrease in the Minimum Gain during any Adjustment Period, then all items of gross income and Gain of the Company for such Adjustment Period (and, if necessary, for subsequent Adjustment Periods) shall be allocated to each Member in proportion to, and to the extent of, an amount equal to the greater of (i) the portion of such Member’s share of the net decrease that is allocable to the disposition of Company property subject to one or more nonrecourse liabilities of the Company or (ii) the deficit balance in such Member’s Capital Account (determined before any allocation for such Adjustment Period) in excess of the sum of such Member’s share of the Minimum Gain as of the close of such Adjustment Period. The items required to be allocated to the Members under this Section 6.9(c) shall be determined in accordance with Section 1.704-2(f) of the Treasury Regulations.

 

(d)         Notwithstanding any other provision contained herein, any item of Company loss, deduction or IRC Section 705(a)(2)(B) expenditure that is attributable to a nonrecourse liability of the Company for which any Member bears the economic risk of loss (e.g., a Member or an Affiliate makes the nonrecourse loan to the Company) shall be allocated to the Member or Members who bear the economic risk of loss with respect to such liability to the extent required in Section 1.704-2(i) of the Treasury Regulations interpreting the IRC.

 

6.10          Curative Allocations. The allocations set forth in Section 6.9 (the “ Regulatory Allocations ”) are intended to comply with the requirements of the Treasury Regulations. The Regulatory Allocations may not be consistent with the manner in which the Members intend to divide Company distributions. Accordingly, notwithstanding any other provision of this Article (other than the Regulatory Allocations), the Manager may make such offsetting special allocations of income, gain, loss, or deduction in whatever manner it determines appropriate so as to prevent the Regulatory Allocations from distorting the manner in which the Company’s distributions would otherwise be divided among the Members. In general, the Members anticipate that this will be accomplished by specially allocating other profit, losses, gain, and deductions among the Members so that, after such offsetting special allocations are made, the amount of each Member’s Capital Account will be, to the extent possible, equal to the Capital Account balance such Member would have had if the Regulatory Allocations were not a part of this Agreement and all Company items had been allocated to the Members solely pursuant to Sections 6.1 through 6.5.

 

6.11          IRC Section 704(c) Tax Allocations . In accordance with IRC Section 704(c) and the Treasury Regulations thereunder, income, gain, loss, and deduction with respect to any property contributed to the capital of the Company shall, solely for tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for federal income tax purposes and its fair market value. Any elections or other decisions relating to such allocations shall be made by the Manager in its sole discretion.

 

6.12          Distribution Limitations . Notwithstanding any provision to the contrary contained in this Agreement, the Company shall not be required to make a distribution to the Members on account of their interests in the Company if such distribution would violate the Act or any other applicable law or would constitute a default under any Basic Document.

 

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6.13          Amounts Withheld for Taxes or Paid on Composite Returns . All amounts withheld pursuant to the IRC or any provision of any state or local tax law with respect to any payment, distribution or allocation to the Company or one or more of the Members shall be treated as amounts paid or distributed, as the case may be, to the Members for whom such amounts were withheld pursuant to this Article for all purposes under this Agreement. The Manager may allocate any such amount among the Members in any manner that is in accordance with applicable law. The Company is authorized to withhold from payments and distributions to one or more Members, or with respect to allocations to one or more Members, and to pay over to any federal, state or local government, any amounts so withheld under this Agreement, the IRC or any provisions of any other federal, state, or local law, and shall allocate any such amounts to the Members for whom such amounts were withheld. To the extent required by any provision of any state or local tax law, the Company shall file a composite tax return on behalf of one or more of its Members and shall report and pay income taxes required by law to be paid with such composite tax returns to any Taxing Jurisdiction, and any such amounts shall be treated as a distribution to the Member for whom such composite tax return is filed. The Company shall have the power and authority to determine (a) whether a Member should be included in a composite tax return required to be filed by any provision of any applicable tax law, and (b) whether the Member is subject to withholding, pursuant to this Section, on payments, distributions or allocations from the Company. A Member shall be limited to an action against the applicable Taxing Jurisdiction(s) with respect to any claims based on over-withholding or over-payment on a composite tax return, and neither the Company, nor the Manager shall have any liability to any Member with respect to any withholding or composite tax return filings or payments made pursuant to this Section.

 

6.14          Timing of Distributions of Current Class A Return and Priority Class A Return . Distributions of Current Class A Return under Section 6.6(b) or Section 6.8(e) and Priority Class A Return under Section 6.6(c) or Section 6.8(c) will be made on a monthly basis on or before the 10 th day of each calendar month following the calendar month to which the Current Class A Return or Priority Class A Return relates. If a distribution of Current Class A Return or Priority Class A Return is not made on or before the 10 th day of a calendar month (a “ Delayed Distribution ”), the Current Class A Return and the Priority Class A Return (if any) shall be calculated by increasing the annual percentage rate therein by 3.5% from the 11 th day of such calendar month until such time as all Delayed Distributions are made.

 

ARTICLE 7

APPOINTMENT OF MANAGER; OBLIGATIONS, REPRESENTATIONS AND
WARRANTIES OF THE MANAGER

 

7.1          Appointment of the Manager . Subject to Section 8.6, the business and affairs of the Company shall be managed by or under the direction of the Manager. The Manager shall hold office until such Manager’s earlier dissolution, death, resignation, expulsion or removal. Any successor Manager shall be appointed by a Majority of the Class B Membership Interest prior to the Conversion Date and by a Majority of the Membership Interest on and after the Conversion Date, unless otherwise provided in this Agreement. A Manager need not be a Member. A Member shall not be deemed to be a Manager simply by virtue of being a Member in the Company. The initial Manager designated by the Class B Members is SOIF II.

 

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7.2          Compensation of Manager; Removal of Manager . The Manager shall receive no compensation for serving as the Manager of the Company. The Manager shall be reimbursed for all reasonable expenses incurred in managing the Company. The Manager and Affiliates of a Member or the Manager may provide services to the Company, the Company Subsidiary, the Property Owner and the Property in addition to those contemplated to be provided by a manager and receive additional compensation therefor; provided that any fee paid by the Company, the Company Subsidiary or the Property Owner for such services shall be at rates customarily charged for similar services by Persons engaged in the same or substantially similar activities in the relevant geographical area and the provisions of each such contract shall be at least as favorable to the Company as the terms reasonably expected by the Manager to be available in an arm’s-length transaction with an independent third party and, provided further, that any such contract with an Affiliate of the Manager, Class B Members and/or their Affiliates must be approved by the Class A Members, which approval will not be unreasonably withheld, conditioned or delayed. Unless otherwise restricted by law or the Basic Documents, the Manager may resign by written notice to the Company, in which case if there are no persons or entities appointed by or willing to serve as Manager under the Class B Members, then any vacancy may be filled by the written consent of the Members owning a Majority of the Class A Membership Interests. Notwithstanding the foregoing and except as provided in Section 7.4, a Manager may not be removed or expelled as the Manager and no additional Manager may be appointed unless there is cause for removal. For purposes hereof, “cause for removal” shall mean (i) an event of default under the Loan or Basic Documents has been declared by the Lender, (ii) the assertion by the Class A Members that any action by the Manager constitutes fraud against the Company, the Company Subsidiary, the Class A Members, or the Project, (iii) the good faith assertion by the Class A Members that any action or failure to act by the Manager constitutes (or constituted) gross negligence, willful misconduct, bad faith or a material violation of law in the performance of its duties to the Company, (iv) the assertion by the Class A Members of a violation by the Manager of its fiduciary obligations to the Company, and (v) the good faith assertion by the Class A Members of any material breach by the Manager of the material terms of this Agreement; provided, however, that such alleged breach of this Agreement by the Manager described in subpart (v) has not been cured by the Manager within sixty (60) days after such time as it may be demonstrated that the Manager had actual knowledge of such alleged material breach; provided, however that if such breach cannot reasonably be cured within such sixty (60) day period and the Manager is diligently pursuing such cure, the sixty (60) day period shall be extended to ninety (90) days.

 

In the event that a “cause for removal” described in the definition of “cause for removal” above occurs, upon the giving of written notice by the Class A Members to the Manager that the Manager is replaced, then the current Manager shall be replaced by the Manager designated in such notice (the “ Class A Manager ”) and the Class A Manager shall be the sole Manager of the Company with all powers of the Manager of the Company and the initial Manager shall have no further rights as and shall immediately cease to act as Manager of the Company, and notwithstanding anything in this Agreement to the contrary, such Class A Manager may not thereafter be removed without the consent of the Class A Members.

 

7.3          Manager as Agent . To the extent of its powers set forth in this Agreement and subject to Section 8.6, the Manager is an agent of the Company for the purpose of the Company’s business, and the actions of the Manager taken in accordance with such powers set forth in this Agreement shall bind the Company.

 

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7.4          Manager Following Class A Conversion Date . As of the date of closing of BRG’s exercise of its Conversion right as provided in Section 10.4 (the “ Conversion Date ”), SOIF II, and any then current Manager shall each and all be deemed to have automatically resigned as Managers and cease to be Managers of the Company, whereupon BRG shall become the sole Manager of the Company. Notwithstanding Section 7.2, on and after the Conversion, the Manager may only be removed by a Majority Vote of the Members for an act or omission by the Manager related to the Company constituting gross negligence or fraud causing a material diminution of value in the Company or the Subsidiary Interest.

 

ARTICLE 8

STATUS OF THE MANAGER’S POWERS
AND TRANSFERABILITY OF INTERESTS

 

8.1          Control and Responsibility . Except as otherwise expressly provided herein, the Manager shall be responsible for the management of the Company business and shall have all powers conferred by law as well as those that are necessary, advisable or consistent in connection therewith. Except as otherwise provided in Section 8.6(d) as to the Class A Member, any note, contract, management agreement, deed, bill of sale, assignment, conveyance, mortgage, lease or other commitment purporting to bind the Company or any third party to any action shall be executed and delivered by the Manager on behalf of the Company and no other signature whatsoever shall be required.

 

8.2          Status of Manager’s Interests . The Manager shall not have the right to transfer or assign the interests it holds as Manager in the Company; provided, however, t o the extent that BRG or a BRG Transferee Transfers all or a portion of its Interest in accordance with Article 10 to a BRG Transferee, then after a conversion pursuant to Section 10.4, such BRG Transferee may be appointed as an additional Manager under Section 7.1 by BRG or a BRG Transferee then holding all or a portion of an Interest without any further action or authorization by any Member. 

 

8.3          No Right to Partition . To the fullest extent permitted by law, neither the Members nor the Manager shall have the right to bring an action for partition or any sale for division against the Company or any of its properties. Except as otherwise expressly provided in this Agreement, to the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to cause the Company or any of its assets to be partitioned, to cause the appointment of a receiver for all or any portion of the assets of the Company, to compel any sale of all or any portion of the assets of the Company pursuant to any applicable law or to file a complaint or to institute any proceeding at law or in equity to cause the dissolution, liquidation, winding up or termination of the Company. To the fullest extent permitted by law, each of the Members hereby irrevocably waives any right or power that such Person might have to reject this Agreement in any bankruptcy or insolvency proceedings relating to such Person. The Members shall not have any interest in any specific assets of the Company, and the Members shall not have the status of a creditor with respect to any distribution pursuant to Agreement. The interest of the Members in the Company is personal property.

 

8.4          Extent of Obligation . The Manager shall devote such time to the business and affairs of the Company as the Manager shall reasonably deem necessary to conduct properly such business and affairs in accordance with this Agreement and applicable law.

 

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8.5          Rights and Powers . In addition to any other rights and powers that it may possess under applicable law or by virtue of this Agreement, but in any event subject to Section 8.6 hereof and the Basic Documents to the contrary, the Manager shall have the full and absolute power and authority to bind the Company and take any and all actions and do anything and everything it deems necessary or appropriate in performing its duties hereunder and shall have all rights and powers required or appropriate to its management of the Company business (and indirectly the business of the Company Subsidiary and/or the Property Owner), including, but not limited to, the following specific rights and powers. If there is more than one Manager at any time, any action taken by the Managers must be agreed to by each Manager.

 

8.6          Limitations on Authority of the Manager .

 

(a)         It is expressly understood that the Manager shall not do or perform any of the following acts on behalf of the Company without first obtaining the approval of the Members holding at least a Majority of the Membership Interests:

 

(i)         any act in contravention of this Agreement;

 

(ii)        any act that would make it impossible to carry on the ordinary business of the Company, the Company Subsidiary or the Property Owner;

 

(iii)       confess a judgment against the Company;

 

(iv)       possess Company (or Company Subsidiary or Property Owner) property or assign the rights of the Company (or Company Subsidiary or Property Owner) in specific Company (or Company Subsidiary or Property Owner) property for other than Company (or Company Subsidiary or Property Owner) purposes;

 

(v)        admit a Person as a Manager, except as provided in Section 7.2;

 

(vi)       admit a Person as a Member except as otherwise provided herein;

 

(vii)      continue the business of the Company in contravention of Section 12.1 hereof; or

 

(viii)     cause or permit the Company to extend credit to or to make any loans or become surety, guarantor, endorser, or accommodation endorser for any Entity.

 

(b)         It is expressly understood that, without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, and subject to the Basic Documents, the Manager shall not undertake or perform any of the actions set forth in Section 8.6(a) if doing so would cause any dilution of or material adverse economic effect upon the Class A Member’s Membership Interest or its rights under this Agreement or the Company Subsidiary LLC Agreement or the Property Owner LLC Agreement, nor may the Manager undertake or perform any of the following acts on behalf of the Company without first obtaining the approval of a Majority of the Class A Membership Interests, in their sole and absolute discretion, subject to the Basic Documents:

 

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(i)         cause the Company to approve any Major Decision (as defined in Section 7.07 of the Company Subsidiary LLC Agreement, or any successor section thereto);

 

(ii)        cause the Company to approve any amendment to the Company Subsidiary LLC Agreement;

 

(iii)       file or consent to any filing any reorganization, receivership, insolvency, bankruptcy or other similar proceedings as to the Company, the Company Subsidiary or the Property Owner pursuant to any federal or state law affecting debtor and creditor rights;

 

(iv)       to the fullest extent permitted by law, dissolve or liquidate the Company;

 

(v)        distribute any cash or property of the Company other than as provided in this Agreement;

 

(vi)       merge or consolidate with any other Entity;

 

(vii)      amend, modify or alter this Agreement, except as otherwise provided herein; or

 

(viii)     cause the Company, the Company Subsidiary or the Property Owner to fail to comply with, or permit any such party to fail to comply with, any REIT Requirements, as defined in the Company Subsidiary LLC Agreement.

 

(c)         Any action or failure to act by the Manager to comply with the provisions of Sections 8.6(a) or (b), or any other breach of this Agreement by the Manager or any Class B Member, shall constitute a “ Default Event .”

 

(d)          Notwithstanding any provision herein to the contrary, on and after the Conversion Date (if applicable), any decision to be made by the Company or its Representatives on the Management Committee, or pursuant to Sections 7.07 or 12.06 of the Company Subsidiary LLC Agreement, shall only require the approval of and be subject to the direction of BRG and not any other Member of the Company;  provided further , that on and after the Conversion Date (if applicable) only BRG, and not any other Member of the Company, shall have the power and authority to exercise the powers and privileges of the Company as manager of the Company Subsidiary.

 

ARTICLE 9

STATUS OF MEMBERS

 

9.1          Liability . Except as otherwise provided by the Act, a Member shall not be bound by, or be personally liable for, the expenses, liabilities or obligations of the Company, solely by reason of being a member of the Company.

 

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9.2          Business of the Company . Except as otherwise provided herein, a Member shall take no part in the conduct or control of the business of the Company and shall have no right or authority to act for or to bind the Company in any manner whatsoever. Whenever this Agreement provides for the approval or action of the Class B Members, unless specifically stated otherwise, such approval or action shall be made by the Class B Members owning a Majority of the Class B Membership Interest. Whenever this Agreement provides for the approval or action of the Class A Members, unless specifically stated otherwise, such approval or action shall be made by the Class A Member (or if there is more than one Class A Member, the Class A Members owning a Majority of the Class A Membership Interest).

 

9.3          Status of Member’s Interest . Except as otherwise provided in this Agreement, a Member’s Membership Interest shall be fully paid and non-assessable. No Member shall have the right to withdraw or reduce its Capital Contribution to the Company except as a result of (i) the dissolution and termination of the Company or (ii) as otherwise provided in this Agreement and in accordance with applicable law.

 

ARTICLE 10

TRANSFER OF MEMBERSHIP INTEREST; CLASS A CONVERSION RIGHT AND REDEMPTION

 

10.1        Sale, Assignment, Transfer or Other Disposition of Membership Interest .

 

(a)          Prohibited Transfers . Except as otherwise provided in this Article 10, or as approved by the Manager, no Member shall have the right to sell, transfer, assign, pledge or encumber (“ Transfer ”) all or any part of its Membership Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Membership Interest (and such Transfer) shall be null and void and of no effect. Notwithstanding the foregoing, any Member shall have the right, with the consent of the other Members, at any time to pledge to a lender or creditor, directly or indirectly, all or any part of its Membership Interest in the Company for such purposes as it deems necessary in the ordinary course of its business and operations.

 

(b)           Affiliate Transfers .

 

(i)         Subject to the provisions of Section 10.1(b)(ii) hereof, and subject in each case to the prior written approval of each Member (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Membership Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Membership Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Membership Interest, such cessation shall be a non-permitted Transfer and shall be deemed  void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under the Basic Documents.

 

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(ii)         Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 10.1(b)(i):

 

(a) Intentionally Omitted

 

(b) Any Transfer by SOIF II or a SOIF II Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of SOIF II, including but not limited to (A) BRG or any Person that is directly or indirectly owned by BRG; (B) BGF or any Person that is directly or indirectly owned by BGF; and/or (C) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ SOIF II Transferee ”);

 

(c) Any Transfer by BRG or a BRG Transferee of up to one hundred percent (100%) of its Membership Interest to any Affiliate of BRG, including but not limited to (A) SOIF II or any Person that is directly or indirectly owned by SOIF II; (B) BGF or any Person that is directly or indirectly owned by BGF and/or (C) BGF II or any Person that is directly or indirectly owned by BGF II (collectively, a “ BRG Transferee ”);

 

provided however, as to subparagraphs (b)(ii)(a), (b), and (c), and as to subparagraph (b)(i), no Transfer shall be permitted and shall be  void ab initio  if it shall violate any “Transfer” provision of the Basic Documents. Upon the execution by any such SOIF II Transferee or BRG Transferee of such documents necessary to admit such party into the Company and to cause the SOIF II Transferee or BRG Transferee (as applicable) to become bound by this Agreement, the SOIF II Transferee or BRG Transferee (as applicable) shall become a Member, without any further action or authorization by any Member.

 

(c)          Admission of Transferee; Partial Transfers . Notwithstanding anything in this Article 10 to the contrary, no Transfer of Membership Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 10.1(c):

 

(i)         If a Member Transfers all or any portion of its Membership Interest in the Company, such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the remaining Members as may be required by applicable law or otherwise advisable; and

 

(ii)         Notwithstanding the foregoing, any Transfer or purported Transfer of any Membership Interest, whether to another Member or to a third party, shall be of no effect and  void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Membership Interest, if the Manager determines in its sole discretion that:

 

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(a) the Transfer would require registration of any Membership Interest under, or result in a violation of, any federal or state securities laws;

 

(b) the Transfer would result in a termination of the Company under IRC Section 708(b);

 

(c) as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(d) if as a result of such Transfer the aggregate value of Membership Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(e) as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this  Section 10.1(c)(ii)(e) , a Person (the “ beneficial owner ”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the IRC) (the “ flow-through entity ”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Manager, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation; or

 

(f) the transferor failed to comply with the provisions of Sections 10.1(b)(i) or (ii).

 

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The Manager may require the provision of a certificate as to the legal nature and composition of a proposed transferee of a Membership Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 10.1(c).

 

10.2        Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Membership Interest in the Company permitted under the terms of this Agreement and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Article 12. No Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Membership Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

10.3        Death, Incapacity or Dissolution of a Member .

 

(a)         The death, insanity or incompetency of a Member who is an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the legally authorized personal representative of such Member shall have all the rights of a Member for the purpose of settling or managing his estate, and shall have such power as such party possessed to make an assignment of his interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

(b)         The dissolution or other cessation to exist as a legal entity of any Member that is not an individual shall not, in and of itself, cause the termination or dissolution of the Company. Thereafter, the authorized representative of such entity, possessed of the rights of such Member for the purpose of winding up, in any orderly fashion, and disposing of the business of such entity, shall have such power as such entity possessed to make an assignment of its interest in the Company in accordance with the terms hereof and to join with such assignee in making application to substitute such assignee as a Member, provided all of the provisions of this Agreement are complied with by the holder of such Member’s interest.

 

10.4        BRG Class A Conversion Right . During the Conversion Period and for so long as BRG holds Class A Units in the Company, BRG shall have the right to convert all, but not less than all, of its Class A Units into Class B Units in accordance with this Section 10.4.

 

(a)         During the Conversion Period, and so long as BRG then holds a Majority of the Class A Membership Interests, BRG may deliver a notice to the Company (a “ Conversion Notice ”) indicating that BRG is exercising its conversion right under this Section 10.4. From and after the date of the Company’s receipt of the Conversion Notice (the “ Receipt Date ”), Current Class A Return and Priority Class A Return shall cease to accrue on BRG’s Net Capital Contributions to the Company; however, BRG shall retain all other rights of a Class A Member until the Conversion Date.

 

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(b)         Within one (1) day of the date of the Receipt Date of the Conversion Notice, the Company shall simultaneously issue to BRG a number of Class B Units as determined in accordance with Section 10.4(c) below (the “ Conversion Units ”), cancel all of BRG’s Class A Units, and return to BRG any remaining funds in the Class A Preferred Reserve. The date of such issuance, cancellation and return of funds shall be referred to in this Agreement as the “ Conversion Date .” From and after the Conversion Date, BRG shall cease to be a Class A Member and, if not previously admitted as a Class B Member, shall be admitted as a Class B Member with no further action required by the Company, the Manager or the Members. The Manager shall amend Schedule I as of the Conversion Date to reflect the conversion, including but not limited to an updated enumeration of all Class B Units and Membership Interests as of the Conversion Date.

 

(c)         The number of Conversion Units to be issued to BRG on the Conversion Date shall be determined by the Members in good faith. The conversion ratio shall assume the Members have fully funded their respective initial Capital Contributions, that the Class A Capital Commitment has been fully funded, that the Project was developed and funded as provided in the Project Budget, that Additional Capital Contributions shall have been made by the Class B Members as projected, and that all Current Class A Returns and Priority Class A Returns shall have been paid.  In the event that the Class B Members’ Capital Contributions were substantially more than projected, the Members will confer and in good faith determine a commensurate conversion ratio.

 

10.5        Class A Mandatory Redemption .

 

(a)         Notwithstanding the restrictions on Transfer contained in this Article 10, but subject to the Basic Documents, the Company shall redeem all, but not less than all, of the Class A Units on the Class A Mandatory Redemption Date for payment of the Class A Unit Redemption Amount in immediately available funds to the Class A Members, unless prohibited by law, and in such event, on the earliest practicable date such redemption would not be prohibited by law; provided, however, this Section 10.5 shall not be applicable to the extent the Class A Member has exercised its Conversion Right under Section 10.4 prior to the Class A Mandatory Redemption Date.

 

(b)         Subjection to Section 10.5(a), on the Class A Mandatory Redemption Date (or earliest practicable date), upon receipt of the Class A Unit Redemption Amount, the Class A Member shall transfer its Class A Units to the Company free and clear of any and all liens, encumbrances or other restrictions and execute and acknowledge a written instrument of assignment, together with such other instruments as the Manager, in its reasonable discretion, may deem necessary or desirable to effect the Transfer to the Company of the Class A Units, all in form and substance reasonably satisfactory to the Manager.

 

(c)         Without limiting the generality of any other provision of this Agreement, following the redemption of the Class A Units, the Class A Members shall have no rights in the Company.

 

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(d)         To the extent the Company does not redeem the Class A Units on the Class A Mandatory Redemption Date, the Class A Units shall continue to accrue the Current Class A Return except that the Current Class A Return shall be twenty percent (20%) per annum on and after the Class A Mandatory Redemption Date until and through the date the Class A Unit Redemption Amount is paid in full.

 

ARTICLE 11

CESSATION OF A MEMBER

 

A Member shall cease to be a Member of the Company upon the assignment of all of the Member’s Membership Interest in the Company.

 

ARTICLE 12

DISSOLUTION AND TERMINATION OF THE COMPANY

 

12.1          Dissolution and Termination . The Company shall be dissolved, and its affairs shall be wound up upon the first to occur of the following: (i) the decision of the Manager, with the written concurrence of the Members owning more than fifty percent (50%) of the Membership Interests, that it would be in the best interest of the Company to dissolve; (ii) the termination of the legal existence of the last remaining Member of the Company or the occurrence of any other event that terminates the continued membership of the last remaining Member of the Company in the Company unless the Company is continued without dissolution in a manner permitted by this Agreement or the Act; (iii) the entry of a decree of judicial dissolution under the Act; or (iv) the filing by the Secretary of State of a Certificate of Dissolution. Upon the occurrence of any event that causes the last remaining Member of the Company to cease to be a Member of the Company (other than upon continuation of the Company without dissolution upon (i) an assignment by the last remaining Member of all of its Membership Interest in the Company and the admission of the transferee pursuant to Article 10, or (ii) the resignation of the last remaining Member and the admission of an additional member of the Company pursuant to Article 10), to the fullest extent permitted by law, the personal representative of such Member is hereby authorized to, and shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of such Member in the Company, agree in writing (i) to continue the Company and (ii) 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 such Member in the Company.

 

(a)         Notwithstanding any other provision of this Agreement, the Bankruptcy of a Member shall not cause such Member to cease to be a Member of the Company and upon the occurrence of such an event, the Company shall continue without dissolution.

 

(b)         In the event of dissolution, the Company shall conduct only such activities as are 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 12.2.

 

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(c)         The Company shall terminate when (i) all of the assets of the Company, after payment of or due provision for all debts, liabilities and obligations of the Company, shall have been distributed to the Members in the manner provided for in this Agreement and (ii) the Certificate of Formation shall have been canceled in the manner required by the Act.

 

12.2         Distribution Upon Dissolution . Upon the dissolution of the Company, the Manager shall take full account of the Company assets and liabilities, the assets shall be liquidated as promptly as is consistent with obtaining fair value thereof, and the proceeds therefrom, to the extent sufficient therefor, after payment of or due provision for all debts, liabilities and obligations of the Company as required by the Act and applicable law, shall be applied and distributed in accordance with Section 6.8 hereof. In the event it becomes necessary or desirable, in the sole discretion of the Manager, to make a distribution of the Company property in kind, then such property shall be transferred and conveyed to the Members, or their assigns, so as to vest in each of them as a tenant-in-common, a percentage interest in the whole of said property equal to the percentage interest he or she would have received had the aforesaid property not been distributed in kind.

 

12.3        Time . A reasonable time, as determined by the Manager, from the date of an event of dissolution, shall be allowed for the orderly liquidation of the assets of the Company and the discharge of Company liabilities.

 

12.4        Liquidating Trustee. In the event of a dissolution of the Company, liquidation of the assets of the Company and discharge of its liabilities may, in the sole discretion of the Manager, be carried out by a liquidation trustee or receiver, who shall be selected by the Manager and shall be a bank or trust company or other person or firm having experience in managing, liquidating or otherwise handling property of the type then owned by the Company. This trustee (the “ Liquidating Trustee ”) shall not be personally liable for the debts of the Company but otherwise shall have such obligations and authorities as are given the Manager pursuant to this Agreement.

 

12.5        Statement of Termination . The Members shall be furnished by the Manager with a statement prepared, at Company expense, by the Accountant that shall set forth the assets and liabilities of the Company as of the date of complete liquidation and distribution as herein provided. Such statement shall also schedule the receipts and disbursements made with respect to the termination hereunder.

 

ARTICLE 13

ACCOUNTING AND REPORTS

 

13.1        Books and Records .

 

(a)         The Manager shall maintain full and accurate books of the Company, showing all receipts and expenditures, assets and liabilities, profits and losses, and all other records necessary for recording the Company’s business and affairs, including those sufficient to record the allocations and distributions provided for in Article 6 and Section 12.2 hereof. Such books and records shall be open for the inspection and examination by any Member, in person or by its duly authorized representative, at reasonable times at the offices of the Company upon prior written notice.

 

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(b)         The Company books and records shall be kept in accordance with Generally Accepted Accounting Principles and any change in method shall be made by the Manager in its sole discretion.

 

13.2        Fiscal Year . The annual accounting period of the Company shall be the calendar year. The cutoff date of the accounting period shall be the last day of the calendar month.

 

13.3        Reports . The Company shall create an internally prepared annual statement showing the revenue and expenses of the Company, the balance sheet thereof and a statement of change in cash flow at the end of each Fiscal Year (the “ Annual Financial Statements ”). The Annual Financial Statements shall be mailed to each Member within fifteen (15) days following the end of the Fiscal Year for which such statements were prepared. Each Member’s Schedule K-1 will be mailed to the Member no later than thirty (30) days after the end of each Fiscal Year of the Company. The Company shall transmit all reports received under Section 11.03 of the Company Subsidiary LLC Agreement to the Class A Members immediately upon the Company’s receipt of such reports.

 

13.4        Bank Accounts . All funds of the Company shall be deposited in its name in such checking and savings accounts or time certificates as shall be designated by the Manager. Withdrawals therefrom shall be made upon such signature(s) as the Manager may designate.

 

13.5        Tax Returns . In addition to the Annual Financial Statements, the Manager shall, at Company expense, cause all tax returns for the Company to be timely prepared and filed with the appropriate authorities.

 

13.6        Tax Matters . SOIF II is hereby charged with the responsibility for all tax-related matters affecting the Company and is hereby designated as the “ Tax Matters Representative ”. It shall, within ten (10) days of receipt thereof, forward to each Member a photocopy of any relevant correspondence relating to the Company received from any Federal and/or State taxing authority (the “ Taxing Authority ”). It shall, within five (5) days thereof, advise each Member in writing of the substance of any material conversation held with any representative of a Taxing Authority. Any reasonable costs incurred by the Tax Matters Representative for retaining accountants and/or attorneys on behalf of the Company in connection with any Taxing Authority audit of the Company shall be expenses of the Company. The Tax Matters Representative shall, if applicable, comply with all requirements concerning the registration of tax shelters pursuant to Section 6111 of the IRC and the Treasury Regulations thereunder, and Form 8264 (or any successor thereto), including, but not limited to, registering the Company with the Taxing Authority and furnishing to each Member any identification numbers assigned by any Taxing Authority to the Company.

 

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ARTICLE 14

SPECIAL LIMITED POWER OF ATTORNEY

 

14.1        Grant of Power .

 

(a)         Each Member does hereby irrevocably constitute and appoint the Manager as its true and lawful attorney, in its name, place and stead, to make, execute, sign, acknowledge, swear to (where appropriate), and file or record:

 

(i)         any articles, certificates, documents or instruments (including this Agreement) that may be required to be filed by the Company under applicable laws of any jurisdiction(s) to the extent that the Manager deems such filing(s) to be necessary or required;

 

(ii)         any and all amendments or modifications of the instruments described in subparagraph (a)(i) above; provided, that such amendments or modifications are necessary to effect the terms and intent of this Agreement, including, for example, but not limited to, the substitution of a Member, and to evidence or effect the consent, approval or acceptance of the Member to any action approved by the Member where this Agreement provides that such consent, approval or acceptance by the Member binds the Member with regard thereto;

 

(iii)         all certificates and other instruments that may be required to effect the dissolution and termination of the Company pursuant to the terms of this Agreement; and

 

(iv)         any and all consents or other instruments deemed necessary or desirable by the Manager for the admission of the Member and Substitute Members, pursuant to the terms of this Agreement;

 

(b)         It is expressly understood and intended by the Members that the grant of the foregoing powers of attorney are coupled with an interest and are irrevocable.

 

(c)         The foregoing powers of attorney are durable powers of attorney and shall not be affected by the disability, incompetency, and/or incapacity of the principal. Furthermore, the foregoing powers of attorney shall survive the death of any Member who shall die during the term of the Company.

 

(d)         The foregoing powers of attorney may be exercised by the Manager acting for any Member individually.

 

14.2        Limitation on Powers . To the fullest extent permitted by law, the foregoing power of attorney shall in no way cause a Member to be liable in any manner for the acts or omissions of the Manager.

 

14.3        Substitute Members . Each Substitute Member, upon admission to the Company, shall be deemed to have appointed, ratified and reaffirmed the appointment of the Manager as its true and lawful attorney for the purposes and on the same terms as set forth in Article 14 hereof.

 

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ARTICLE 15

AMENDMENTS

 

(a)         Except as otherwise provided herein, this Agreement may only be amended by the unanimous written consent of all Members.

 

(b)         This Agreement shall be amended by the Manager without the consent of the Members whenever:

 

(i)         to reflect the transfer of Units, the admission of a Member, the change in any Unit, the change in the Membership Interests, or any other alteration in the matters set forth on Schedule I ; and

 

(ii)        it is necessary or appropriate, in the opinion of counsel to Company, to satisfy the requirements of the IRC, Treasury Regulations thereunder or administrative guidelines or interpretations relating thereto, to maintain the status of partnership taxation or to satisfy the requirements of federal and/or state securities laws.

 

(c)         Notwithstanding anything herein to the contrary, no amendment shall be made to this Agreement that, in the opinion of counsel for the Company:

 

(i)         is in violation of the provisions of applicable law; or

 

(ii)        would result in the Company being treated as other than a partnership for federal income tax purposes.

 

ARTICLE 16

INVESTMENT REPRESENTATION

 

Each of the Members, by executing this Agreement, represents and warrants to the Company and the Manager as follows:

 

(a)         Each Member or individual executing this Agreement on behalf of an Entity that is a Member hereby represents and warrants that such Member has acquired such Member’s Membership Interest in the Company for investment solely for such Member’s own account with the intention of holding such Membership Interest for investment, without any intention of participating directly or indirectly in any distribution of any portion of such Membership Interest, including an economic interest, and without the financial participation of any other Person in acquiring such Membership Interest in the Company.

 

(b)         Each Member hereby acknowledges that such Member is aware that such Member’s Membership Interest in the Company has not been registered (i) under the Securities Act of 1933, as amended (the “ Securities Act ”), (ii) under applicable Delaware securities laws or (iii) under any other state securities laws. Each Member further understands and acknowledges that his representations and warranties contained in this Section are being relied upon by the Company as the basis for the exemption of the Members’ Membership Interests in the Company from the registration requirements of the Securities Act and from the registration requirements of applicable state securities laws. Each Member further acknowledges that the Company will not and has no obligation to recognize any sale, transfer, or assignment of all or any part of such Member’s Membership Interest, including an economic interest in the Company to any Person unless and until the provisions of this Agreement hereof have been fully satisfied.

 

  33  

 

 

(c)         Each Member hereby acknowledges that prior to its execution of this Agreement, such Member received a copy of this Agreement and that such Member has examined this Agreement or caused this Agreement to be examined by such Member’s representative or attorney. Each Member hereby further acknowledges that such Member or such Member’s representative or attorney is familiar with this Agreement and with the Company’s business plans. Each Member acknowledges that such Member or such Member’s representative or attorney has made such inquiries and requested, received, and reviewed any additional documents necessary for such Member to make an informed investment decision and that such Member does not desire any further information or data relating to the Company. Each Member hereby acknowledges that such Member understands that the purchase of such Member’s Membership Interest in the Company is a speculative investment involving a high degree of risk and hereby represents that such Member has a net worth sufficient to bear the economic risk of such Member’s investment in the Company and to justify such Member’s investing in a highly speculative venture of this type.

 

ARTICLE 17

MISCELLANEOUS

 

17.1        Meetings . Meetings of the Company may be called by the Manager and shall be called by the Manager upon the written request of the Members holding at least twenty-five (25%) percent of the Membership Interests of the Company.

 

17.2        Members’ Action by Consent in Lieu of Meeting. Any action required by law to be taken at any annual or special meeting of Members, or any action which may be taken at a meeting of the Members, may be taken without a meeting, without prior notice and without a vote, if a consent in writing, setting forth the action so taken is signed by the Members having not less than the Membership Interests that would be necessary to authorize such action at a meeting at which all Members entitled to vote thereon were present and voted. Such consents shall have the same force and effect as the unanimous consent of the Members at a meeting duly held. Such consents shall be filed with the minutes of the meetings of the Members.

 

  34  

 

 

17.3        Other Ventures . Notwithstanding any duty otherwise existing at law or in equity, except as otherwise provided in this Agreement to the contrary, any of the Members, the Manager, BRG’s direct and indirect parents, SOIF II’s members, BGF’s members, BGF II’s members or any of their Affiliates may engage in or possess an interest in other profit-seeking or business ventures of every nature and description, independently or with others, including those that may compete with the Company without any obligation to share any profits therefrom with the Company or the Members. The doctrine of corporate opportunity or any analogous doctrine, shall not apply to any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or any of their Affiliates. No Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or any of their Affiliates who acquires knowledge of a potential transaction, agreement, arrangement or other matter that may be an opportunity for the Company shall have any duty to communicate or offer such opportunity to the Company, and such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or Affiliate shall not be liable to the Company or to the other Members for breach of any fiduciary or other duty by reason of the fact that such Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or Affiliate pursues or acquires for, or directs such opportunity to, another Person or does not communicate such opportunity or information to the Company. Neither the Company nor any Member shall have any rights or obligations by virtue of this Agreement or the relationship created hereby in or to such independent ventures or the income or profits or losses derived therefrom, and the pursuit of such ventures, even if competitive with the activities of the Company, shall not be deemed wrongful or improper.

 

Nothing in this Agreement shall be deemed to preclude any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, member of SOIF II, BGF or BGF II, or any Affiliate of any Member, Manager, member of a Member or Manager, direct or indirect parent of BRG, or member of SOIF II, BGF or BGF II, from conducting its business in any manner it may elect, including, without limitation, entering into any transaction with any Person affiliated in any way with such Person, provided that no such conduct of its business shall result in a breach by such Member or Manager of its obligations under this Agreement.

 

17.4        Exculpation and Indemnification .

 

(a)         To the fullest extent permitted by applicable law, neither the Members, the Manager, SOIF II, BRG, direct or indirect parent of BRG, the members of SOIF II, nor any officer, manager, director, employee, agent or Affiliate of the foregoing (collectively, the “ Covered Persons ”) shall be liable to the Company or any other Person who is 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.

 

(b)         To the fullest extent permitted by applicable law, a Covered Person shall be entitled to indemnification from the Company for any loss, damage or claim incurred by such Covered Person 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 no Covered Person shall be entitled to be indemnified in respect of any loss, damage or claim incurred by such Covered Person by reason of such Covered Person’s gross negligence or willful misconduct with respect to such acts or omissions; provided , however , that any indemnity under this Section by the Company shall be provided out of and to the extent of Company assets only, and the Members and the Manager shall not have personal liability on account thereof; and provided , further , that so long as any Obligations are outstanding, no indemnity payment from funds of the Company (as distinct from funds from other sources, such as insurance) of any indemnity under this Section shall be payable from amounts allocable to any other Person pursuant to the Basic Documents.

 

  35  

 

 

(c)         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 Section.

 

(d)         A Covered Person shall be fully protected in relying in good faith upon the records of the Company and upon such information, opinions, reports or statements presented to the Company by any Person as to matters the Covered Person reasonably believes are within such other Person’s professional or expert competence and who has been selected with reasonable care by or on behalf of the Company, including information, opinions, reports or statements as to the value and amount of the assets, liabilities, or any other facts pertinent to the existence and amount of assets from which distributions to the Members might properly be paid.

 

(e)         To the extent that, at law or in equity, a Covered Person has duties (including fiduciary duties) and liabilities relating thereto to the Company or any other Member, any Covered Person acting under this Agreement or otherwise shall not be liable to the Company or any Member for its good faith reliance on the provisions of this Agreement. The provisions of this Agreement, to the extent that they restrict or eliminate the duties and liabilities of a Covered Person to the Company or its members otherwise existing at law or in equity, are agreed by the parties hereto to replace such other duties and liabilities of such Covered Person.

 

(f)         Any liability of the Company shall be satisfied out of the income or assets of the Company (including the proceeds of any insurance that the Company may recover) and no Member shall have any liability with respect thereto.

 

(g)         Notwithstanding the foregoing provisions, any indemnification set forth herein shall be fully subordinate to the Loan, and to the fullest extent permitted by law, shall not constitute a claim against the Company in the event that the Company’s Cash Flow From Operations (including any additional capital contributions by the Members, if any) are insufficient to pay all of its monthly obligations to creditors.

 

(h)         The foregoing provisions of this Section shall survive any termination of this Agreement.

 

17.5        Notices . All notices under this Agreement shall be in writing, duly signed by the party giving such notice, and transmitted by registered or certified mail (and such notice shall be deemed delivered three (3) business days after deposit in the mail) or by a national overnight delivery service, such as Federal Express (and such notice will be deemed delivered the next business day after it is deposited with such delivery service) addressed as follows:

 

  36  

 

 

(a) If given to the Company:

 

BR Morehead JV Member, LLC

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

(b) If given to the Manager:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, NY 10019

 

(c)          If given to any Member, at the address set forth on Schedule I , or at such other address as any Member may hereafter designate by notice to the Company and all other Members.

 

Any party to this Agreement may change the address to which notices are to be sent in accordance with this Section by notifying the other parties hereto in writing of such new address.

 

17.6          Captions . Article and Section titles or captions contained in this Agreement are inserted only as a matter of convenience and for reference and in no way define, limit, extend or describe the scope of this Agreement or the intent of any provision hereof.

 

17.7          Identification . Whenever the singular number is used in this Agreement and when required by the context, the same shall include the plural, and vice versa; and the masculine gender shall include the feminine and neuter genders, and vice versa. The words “include” and “including” shall be deemed to be followed by the phrase “without limitation.” The terms “herein,” “hereof” and “hereunder” and other words of similar import refer to this Agreement as a whole and not to any particular Section, paragraph or subdivision.

 

17.8          Counterparts . This Agreement may be executed in any number of counterparts and all of such counterparts shall be deemed an original and for all purposes constitute one agreement binding on the parties hereto, notwithstanding that all parties are not signatory to the same counterpart.

 

17.9          Governing Law . This Agreement shall be governed by and construed in accordance with the laws of the State of Delaware, without regard to principles of conflict of laws.

 

17.10          Members’ Competence . Anything in this Agreement to the contrary notwithstanding, no Member, or any Assignee of the Membership Interest thereof, shall be a person or organization prohibited by law from becoming such. Any assignment of an interest in the Company to any Person not meeting such standard shall be, to the fullest extent permitted by law, void and ineffectual and shall not bind the Company.

 

  37  

 

 

17.11          Binding Agreement . Except as otherwise provided herein to the contrary, this Agreement shall be binding upon and inure to the benefit of the parties hereto, their personal representatives, successors and assigns, and shall be enforceable in accordance with its terms.

 

17.12          Severability . If any provision of this Agreement shall be declared invalid or unenforceable, the remainder of this Agreement will continue in full force and effect so far as the intent of the parties can be carried out, and the parties further understand and agree that any non-waiveable provision of the Act shall supersede any provision of the Agreement.

 

17.13          Entire Agreement . This Agreement constitutes the entire agreement of the parties with respect to the subject matter hereof.

 

17.14          Benefits of Agreement; No Third-Party Rights . None of the provisions of this Agreement shall be for the benefit of or enforceable by any creditor of the Company or by any creditor of the Members. Nothing in this Agreement shall be deemed to create any right in any Person (other than Covered Persons) not a party hereto, and this Agreement shall not be construed in any respect to be a contract in whole or in part for the benefit of any third Person (other than Covered Persons).

 

17.15          Member’s Rights .  In addition to all other rights and remedies that a Member may have at law and in equity, including, but not limited to, under the Act, a Member may bring any action against the Manager, another Member and/or the Company to enforce the terms and provisions of this Agreement, to obtain a judgment for damages for a breach of this Agreement, and/or to cause the Manager and/or a Member to perform its obligations under this Agreement.

 

17.16          Jurisdiction and Venue . Regardless of what venue would otherwise be permissive or required, the Members and Managers stipulate that all actions arising under or affecting this Agreement shall be brought in the appropriate city and/or county courts in the City of New York, State of New York (the “ State Courts ”) or the United States District Court for the Southern District of New York in the State of New York (the “ Federal Court ”), the Members and Managers agreeing that such forums are mutually convenient and bear a reasonable relationship to this Agreement.

 

17.17          Consent to Jurisdiction and Service of Process. The parties irrevocably submit to the jurisdiction of the State Courts and the Federal Court for the purpose of any suit, action, or other proceeding arising under or affecting this Agreement. In addition to all other proper forms of service of process, the Members and Managers hereby agree that service of process may be accomplished by providing such service in accordance with the notice provisions of Section 17.5.

 

17.18          Attorneys’ Fees . In any action or suit arising out of this Agreement, the prevailing party, as determined by the trier of fact, shall be entitled to recover from the other party its reasonable attorneys’ fees and costs incurred in such action or suit. Reasonable attorneys’ fees shall be based upon such fees actually incurred at the customary hourly rates of attorneys in the New York, New York area for the expertise required and shall not be based upon any statutory presumptions or rates.

 

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17.19          Waiver of Right to Jury Trial . The Manager and Members do each hereby waive to the fullest extent of the law their right to a jury trial in regard to any matter, issue, dispute or other claim which arises out of this Agreement or the transactions contemplated by this Agreement. The Manager and each Member represent to one another that each has sought the advice of legal counsel in waiving its right to a jury trial and makes such waiver willingly and freely.

 

[SIGNATURES APPEAR ON THE IMMEDIATELY FOLLOWING PAGES]

 

  39  

 

 

COMPANY AND MANAGER SIGNATURES

 

The Company and the Manager, agreeing to be bound by the foregoing, execute this Agreement as of the 24th day of November, 2015.

 

  COMPANY:

 

  BR MOREHEAD JV MEMBER, LLC

 

  By: Bluerock Special Opportunity + Income Fund II,
    LLC, a Delaware limited liability company, its
    Manager

 

  By: BR SOIF II MANAGER, LLC, a Delaware
    limited liability company, its Manager

 

  By: /s/ Michael L. Konig
    Name: Michael L. Konig
    Title:   Authorized Signatory

 

 

 

 

  MANAGER:

 

  BLUEROCK SPECIAL OPPORTUNITY + INCOME
  FUND II, LLC, a Delaware limited liability company

 

  By: BR SOIF II MANAGER, LLC, a Delaware limited
    liability company, its Manager

 

  By: /s/ Michael L. Konig
    Name: Michael L. Konig
    Title:   Authorized Signatory

 

 

  2  

 

 

MEMBER SIGNATURES

 

The undersigned Members, agreeing to be bound by the foregoing execute this Agreement as of the 24th day of November, 2015.

 

  CLASS A MEMBER:

 

  BRG MOREHEAD NC, LLC, a Delaware limited liability
  company

 

  By: Bluerock Residential Holdings, L.P., a Delaware
    limited partnership, its Sole Member

 

  By: Bluerock Residential Growth REIT, Inc., a
    Maryland corporation, its General Partner

 

  By: /s/ Michael L. Konig
    Name: Michael L. Konig
    Title: Chief Operating Officer

 

  CLASS B MEMBER:

 

  BLUEROCK SPECIAL OPPORTUNITY + INCOME
  FUND II, LLC, a Delaware limited liability company

 

  By: BR SOIF II Manager, LLC, a Delaware
    limited liability company, its Manager

 

  By: /s/ Michael L. Konig
    Name Michael L. Konig
    Title:  Authorized Signatory

 

  3  

 

 

SCHEDULE I

 

Class A Member : BRG Morehead NC, LLC

 

Class A Member’s initial Capital Contribution: $6,264,814.03

 

Class A Capital Commitment: $[TBD] (to be inserted once Project Budget is finalized)

 

Class B Member

 

Member  

Class B

Membership

Interest

   

Initial Capital

Contribution

(cash)

 
                 
Bluerock Special Opportunity + Income Fund II, LLC     100.0 %   $ 1,566,203.51  

 

 

 

Exhibit 10.355

 

 

 

AMENDED AND RESTATED
LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR ArchCo Morehead JV, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

DATED AS OF January 6, 2016

 

 

 

 
 

 

TABLE OF CONTENTS

 

        Page
         
Section 1.   Definitions   1
Section 2.   Organization of the Company   6
2.1   Name   6
2.2   Place of Registered Office; Registered Agent   6
2.3   Principal Office   7
2.4   Filings   7
2.5   Term   7
2.6   Expenses of the Company   7
Section 3.   Purpose   7
Section 4.   Intentionally Omitted   7
Section 5.   Capital Contributions, Loans and Capital Accounts   7
5.1   Unreturned Capital Contributions   7
5.2   Additional Capital Contributions   8
5.3   Intentionally omitted   8
5.4   Return of Capital Contribution   8
5.5   No Interest on Capital   8
5.6   Capital Accounts   8
5.7   New Members   9
Section 6.   Distributions   9
6.1   General   9
6.2   Prohibited Distributions   9
6.3   Distributions of Distributable Funds   9
Section 7.   Allocations   9
7.1   Allocation of Net Income and Net Losses Other than in Liquidation   9
7.2   Allocation of Net Income and Net Losses in Liquidation   10
7.3   U.S. Tax Allocations   10
Section 8.   Books, Records, Tax Matters and Bank Accounts   10
8.1   Books and Records   10
8.2   Reports and Financial Statements   11
8.3   Tax Matters Member   11
  i  
 

 

8.4   Bank Accounts   11
8.5   Tax Returns   11
8.6   Expenses   12
Section 9.   Management and Operations   12
9.1   Manager   12
9.2   Affiliate Transactions   14
9.3   Other Activities   14
9.4   Project Administration Agreement   15
9.5   FCPA   15
Section 10.   Confidentiality   16
Section 11.   Representations and Warranties   17
11.1   In General   17
11.2   Representations and Warranties   17
Section 12.   Sale, Assignment, Transfer or other Disposition   20
12.1   Prohibited Transfers   20
12.2   Affiliate Transfers   20
12.3   Admission of Transferee; Partial Transfers   21
12.4   Withdrawals   22
12.5   Removal   22
Section 13.   Dissolution   22
13.1   Limitations   22
13.2   Exclusive Events Requiring Dissolution   22
13.3   Liquidation   22
13.4   Continuation of the Company   23
Section 14.   Indemnification   23
14.1   Exculpation of Members   23
14.2   Indemnification by Company   24
14.3   Indemnification by Members for Misconduct   25
14.4   General Indemnification by the Members   25
14.5   Pledge of JV Partner Interest   25
14.6   Exclusivity of Remedies   26
Section 15.   Put/Call Agreement   26
15.1   Call Option   26
  ii  
 

 

15.2   Put Option   27
15.3   Determination of Put/Call Purchase Price   27
15.4   Closing Process   28
15.5   Termination of Related Party Contracts   29
Section 16.   Abandonment   29
16.1   Defined Terms   29
16.2   ArchCo’s Right to Purchase   30
16.3   Determination of Bluerock Interest Price   30
16.4   Closing Process   31
16.5   Termination of Related Party Contracts   32
Section 17.   Miscellaneous   32
17.1   Notices   32
17.2   Governing Law   33
17.3   Successors   34
17.4   Pronouns   34
17.5   Table of Contents and Captions Not Part of Agreement   34
17.6   Severability   34
17.7   Counterparts   34
17.8   Entire Agreement and Amendment   34
17.9   Further Assurances   34
17.10   No Third Party Rights   35
17.11   Incorporation by Reference   35
17.12   Limitation on Liability   35
17.13   Remedies Cumulative   35
17.14   No Waiver   35
17.15   Limitation On Use of Names   35
17.16   Publicly Traded Partnership Provision   35
17.17   Uniform Commercial Code   36
17.18   Public Announcements   36
17.19   No Construction Against Drafter   36

 

  iii  
 

 

EXHIBITS

 

Exhibit A Unreturned Capital Contribution Accounts

  

  iv  
 

 

AMENDED AND RESTATED
LIMITED LIABILITY COMPANY AGREEMENT

OF

BR ArchCo Morehead JV, LLC

 

THIS AMENDED AND RESTATED LIMITED LIABILITY COMPANY AGREEMENT of BR ArchCo Morehead JV, LLC (“ JV ” or “ Company ”) is made and entered into and is effective as of January 6, 2016, by BR Morehead JV Member, LLC, a Delaware limited liability company (“ Bluerock ”) and WMH Sponsor LLC , a Delaware limited liability company (“ ArchCo ”).

 

WITNESSETH :

 

WHEREAS, the Company was formed as limited liability company on July 29, 2015, pursuant to the Act;

 

WHEREAS, BRG Morehead NC, LLC, a Delaware limited liability company (“ BRG ”) and ArchCo entered into that certain Limited Liability Company Operating Agreement of BR ArchCo Morehead JV, LLC, dated as of November 24, 2015 (the “ Original Agreement ”); and

 

WHEREAS, immediately prior hereto, BRG has assigned and transferred 100% of its Interest in the Company to its parent, Bluerock; and

 

WHEREAS, the parties now desire to admit Bluerock as a Member in place and stead of BRG and to amend and restate the Original Agreement in its entirety.

 

NOW, THEREFORE, in consideration of the agreements and covenants set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree that (i) Bluerock has been admitted to the Company as a Member in place and stead of BRG, with BRG to hereafter no longer be a Member of the Company, and (ii) the Original Agreement is hereby amended and restated in its entirety as follows:

 

Section 1.              Definitions.

 

As used in this Agreement:

 

Act ” shall mean the Delaware Limited Liability Company Act (currently Chapter 18 of Title 6 of the Delaware Code), as amended from time to time.

 

 
 

  

Affiliate ” shall mean as to any Person any other Person that directly or indirectly controls, is controlled by, or is under common control with such first Person. For the purposes of this Agreement, a Person shall be deemed to control another Person if such Person possesses, directly or indirectly, the power to direct or cause the direction of the management, policies and/or decision making of such other Person, whether through the ownership of voting securities, by contract or otherwise. In addition, “Affiliate” shall include as to any Person any other Person related to such Person within the meaning of Code Sections 267(b) or 707(b)(1).

 

Agreed Upon Value ” shall mean the fair market value (net of any debt) agreed upon pursuant to a written agreement between the Members of property contributed by a Member to the capital of the Company, which shall for all purposes hereunder be deemed to be the amount of the Capital Contribution applicable to such property contributed.

 

Agreement ” shall mean this Amended and Restated Limited Liability Company Agreement, as amended from time to time.

 

ArchCo ” shall have the meaning provided in the recitals of this Agreement.

 

Bankruptcy Code ” shall mean Title 11 of the United States Code, as amended or any other applicable bankruptcy or insolvency statute or similar law.

 

Bankruptcy/Dissolution Event ” shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

Bluerock ” shall have the meaning provided in the first paragraph of this Agreement.

 

Bluerock Guaranties ” shall have the meaning provided in Section 9.7 .

 

Business Day ” means any day excluding a Saturday, Sunday and any other day during which there is no scheduled trading on the New York Stock Exchange.

 

Call Election Notice ” shall have the meaning provided in Section 15.1 .

 

Call Option ” shall have the meaning provided in Section 15.1 .

 

Capital Account ” shall have the meaning provided in Section 5.6 .

 

2

 

  

Capital Contribution ” shall mean, with respect to any Member, the aggregate amount of (i) cash, and (ii) the Agreed Upon Value of other property contributed by such Member to the capital of the Company net of any liability secured by such property that the Company assumes or takes subject to.

 

Cash Flow ” shall mean, for any period for which Cash Flow is being calculated, gross cash receipts of the Company (but excluding loans to the Company or any Subsidiary and Capital Contributions), less the following payments and expenditures (i) all payments of operating expenses of the Company, (ii) all payments of principal of, interest on and any other amounts due with respect to indebtedness, leases or other commitments or obligations of the Company (and other loans by Members to the Company), (iii) all sums expended by the Company for capital expenditures, (iv) all prepaid expenses of the Company, and (v) all sums expended by the Company which are otherwise capitalized.

 

Certificate of Formation ” shall mean the Certificate of Formation of the Company, as amended from time to time.

 

Code ” shall mean the Internal Revenue Code of 1986, as amended from time to time, including the corresponding provisions of any successor law.

 

Collateral Agreement ” shall mean any agreement, instrument, document or covenant concurrently or hereafter made or entered into by the Company (or any Subsidiary of the Company) under, pursuant to, or in connection with this Agreement and any certifications made in connection therewith or amendment or amendments made at any time or times heretofore or hereafter to any of the same (including, without limitation, the Project Administration Agreement and the Construction Loan Documents).

 

Company ” shall mean BR ArchCo Morehead JV, LLC, a Delaware limited liability company organized under the Act.

 

Completion Guarantee ” shall have the meaning provided in Section 9.7 .

 

Confidential Information ” shall have the meaning provided in Section 10(a) .

 

Construction Lender ” shall have the meaning provided in Section 9.7 .

 

Construction Loan ” shall have the meaning provided in Section 9.7 .

 

Construction Loan Guarantee ” shall have the meaning provided in Section 9.7 .

 

Delaware UCC ” shall mean the Uniform Commercial Code as in effect in the State of Delaware from time to time.

 

Development Budget ” shall have the meaning ascribed to such term in the Project Administration Agreement.

 

Development Manager ” shall mean BRG Morehead Development Manager, LLC.

 

3

 

  

Dissolution Event ” shall have the meaning provided in Section 13.2 .

 

Distributable Funds ” with respect to any month or other period, as applicable, shall mean the sum of (x) an amount equal to the Cash Flow of the Company for such month or other period, as applicable, as reduced by (y) reserves for anticipated capital expenditures, future working capital needs and operating expenses, contingent obligations and other purposes, the amounts of which shall be reasonably determined from time to time by the Manager.

 

Distributions ” shall mean the distributions payable (or deemed payable) to a Member (including, without limitation, its allocable portion of Distributable Funds).

 

ERISA ” shall mean the Employee Retirement Income Security Act of 1974, as amended from time to time.

 

Evaluation ” shall have the meaning provided in Section 15.3(b) .

 

Final Completion ” shall have the meaning given to “Project Final Completion” in the Project Administration Agreement.

 

Fiscal Year ” shall mean each calendar year ending December 31.

 

Flow Through Entity ” shall have the meaning provided in Section 12.3(b)(v) .

 

FMV ” shall have the meaning provided in Section 15.3(a) .

 

Foreign Corrupt Practices Act ” shall mean the Foreign Corrupt Practices Act of the United States, 15 U.S.C. Sections 78a, 78m, 78dd-1, 78dd-2, 78dd-3, and 78ff, as amended, if applicable, or any similar law of the jurisdiction where the Property is located or where the Company or any of its Subsidiaries transacts business or any other jurisdiction, if applicable.

 

Hurdle Return Rate ” means a return equal to fifteen percent (15%), calculated by Microsoft Excel utilizing the “XIRR” function assuming the specified contributions and distributions are made on the actual day such contribution or distribution occurred.

 

Income ” shall mean the gross income of the Company for any month, Fiscal Year or other period, as applicable, including gains realized on the sale, exchange or other disposition of the Company’s assets.

 

Indemnified Party ” shall have the meaning provided in Section 14.4(a) .

 

Indemnifying Party ” shall have the meaning provided in Section 14.4(a) .

 

Indemnity Collateral ” shall have the meaning provided in Section 14.5(a) .

 

Inducement Obligations ” shall have the meaning provided in Section 14.5(a) .

 

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Interest ” of any Member shall mean the entire limited liability company interest of such Member in the Company, which includes, without limitation, any and all rights, powers and benefits accorded a Member under this Agreement and the duties and obligations of such Member hereunder.

 

Loss ” shall mean the aggregate of losses, deductions and expenses of the Company for any month, Fiscal Year or other period, as applicable, including losses realized on the sale, exchange or other disposition of the Company’s assets.

 

Manager ” shall have the meaning set forth in Section 9.1(a).

 

Member ” and “ Members ” shall mean Bluerock, ArchCo and any other Person admitted to the Company pursuant to this Agreement. For purposes of the Act, the Members shall constitute a single class or group of members.

 

Member in Question ” shall have the meaning provided in Section 17.12 .

 

Net Income ” shall mean the amount, if any, by which Income for any period exceeds Loss for such period.

 

Net Loss ” shall mean the amount, if any, by which Loss for any period exceeds Income for such period.

 

New York UCC ” shall have the meaning set forth in Section 17.17 .

 

Person ” shall mean any individual, corporation, partnership, joint venture, association, joint-stock company, limited liability company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other legal entity.

 

Pledge Agreement ” shall have the meaning provided in Section 14.5(a) .

 

Project Administration Agreement ” shall mean that certain Project Administration Agreement dated November 24, 2015 between the Development Manager and Project Manager, to which the Property Owner joined in for the purposes therein stated.

 

Project Manager ” shall mean ArchCo WMH PM LLC, a Delaware limited liability company.

 

Property ” shall have the meaning provided in Section 3 .

 

Property Owner ” shall mean BR ArchCo Morehead, LLC, a Delaware limited liability company, a wholly-owned Subsidiary of the Company and title holder of the Property.

 

Property Stabilization ” means the last day of the month in which the Property has attained at least ninety-two and one-half percent (92.5%) occupancy for three (3) consecutive months.

 

Pursuer ” shall have the meaning provided in Section 10(c) .

 

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Put Election Notice ” shall have the meaning provided in Section 15.2 .

 

Put Option ” shall have the meaning provided in Section 15.2 .

 

Put/Call Closing Date ” shall have the meaning provided in Section 15.4 .

 

Put/Call Election Notice ” shall have the meaning provided in Section 15.3(a) .

 

Put/Call Purchase Price ” shall have the meaning provided in Section 15.3(a) .

 

REIT ” shall mean a real estate investment trust as defined in Code Section 856.

 

REIT Member ” shall mean any Member, if such Member is a REIT or a direct or indirect subsidiary of a REIT.

 

REIT Requirements ” shall mean the requirements for qualifying as a REIT under the Code and Regulations.

 

Regulations ” shall mean the Treasury Regulations promulgated pursuant to the Code, as amended from time to time, including the corresponding provisions of any successor regulations.

 

Securities Act ” shall mean the Securities Act of 1933, as amended.

 

Subsidiary ” shall mean any corporation, partnership, limited liability company or other entity of which fifty percent (50%) of the capital stock or other equity securities or more is owned by the Company.

 

Tax Matters Member ” shall have the meaning provided in Section 8.3 .

 

Transfer ” means, as a noun, any transfer, sale, assignment, exchange, charge, pledge, gift, hypothecation, conveyance, encumbrance or other disposition, voluntary or involuntary, by operation of law or otherwise and, as a verb, voluntarily or involuntarily, by operation of law or otherwise, to transfer, sell, assign, exchange, charge, pledge, give, hypothecate, convey, encumber or otherwise dispose of.

 

Unreturned Capital Contributions ” shall mean, with respect to each Member, the aggregate amount of such Member’s Capital Contributions decreased by the sum of (i) the amount of money previously distributed by the Company to such Member pursuant to Section 6.3(b) and (ii) the fair market value (determined by the Members) of any property previously distributed to such Member by the Company (net of liabilities secured by such distributed property that such Member is considered to assume or take subject to under Code Section 752) pursuant to Section 6.3(b) .

 

Section 2.           Organization of the Company.

 

2.1            Name . The name of the Company shall be “ BR ArchCo Morehead JV, LLC ”. The business and affairs of the Company shall be conducted under such name or such other name as the Manager deem necessary or appropriate to comply with the requirements of law in any jurisdiction in which the Company may elect to do business.

 

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2.2            Place of Registered Office; Registered Agent . The address of the registered office of the Company in the State of Delaware is c/o National Registered Agents, Inc., 160 Greentree Drive, Suite 101, Dover, DE 19904. The name and address of the registered agent for service of process on the Company in the State of Delaware is National Registered Agents, Inc., 160 Greentree Drive, Suite 101, Dover, DE 19904. The Manager may at any time on five (5) days prior notice to all Members change the location of the Company’s registered office or change the registered agent.

 

2.3            Principal Office . The principal address of the Company shall be c/o Bluerock, 712 Fifth Avenue, 9 th Floor, New York, NY 10019, or at such other place or places as may be determined by the Manager from time to time.

 

2.4            Filings . On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Members hereby ratify such filing. The Manager shall use its reasonable best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware. Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Members under the Act or this Agreement.

 

2.5            Term . The Company shall continue in existence from the date hereof until January 31, 2065, unless extended by the Manager, or until the Company is dissolved as provided in Section 13 , whichever shall occur earlier.

 

2.6            Expenses of the Company . Subject to the terms of Section 8.6 , no fees, costs or expenses shall be payable by the Company to any Member.

 

Section 3.              Purpose.

 

The purpose of the Company, subject in each case to the terms hereof, shall be to engage in the business of acquiring, owning, operating, developing, renovating, repositioning, managing, leasing, selling, financing and refinancing the real estate and any real estate related investments (or portions thereof) currently known as “West Morehead” located at 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue, Charlotte, North Carolina , which are either held by the Company directly or through entities in which the Company owns a majority of the interests (any property acquired as aforesaid shall hereinafter be referred to as the “ Property ”), and all other activities reasonably necessary to carry out such purpose. The acquisition of the Property will be effected through the utilization of a special purpose entity formed for this express purpose, which shall be Property Owner.

 

Section 4.           Intentionally Omitted.

 

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Section 5.              Unreturned Capital Contributions and Capital Accounts .

 

5.1            Unreturned Capital Contributions .

 

(a)           The Members acknowledge and agree that as of the date hereof, the Unreturned Capital Contributions of the Members are as set forth on Exhibit A attached hereto and made a part hereof.

 

(b)           The Capital Contributions of the Members to the Company may include amounts for working capital.

 

5.2            Additional Capital Contributions .

 

The Company shall accept additional Capital Contributions as and when the Manager shall determine, consistent with all applicable expenses under or relating to line items contained in the Development Budget, and any approved annual operating budget or for non-discretionary expenses (such as real estate taxes, insurance or debt service), in each case established by Manager in the good faith exercise of its sole discretion; provided , however , ArchCo shall have no obligation to make additional Capital Contributions. Without limiting the generality of the foregoing, a Person who makes a Capital Contribution shall be admitted as a Member on such terms as the Manager shall determine subject to the terms of Sections 5.7, 9.1(e) and 12.3 .

 

5.3            Intentionally omitted .

 

5.4            Return of Capital Contribution .

 

(a)          Except as approved by the Manager, no Member shall have any right to withdraw or make a demand for withdrawal of all or part of the balance reflected in such Member’s Capital Account (as determined under Section 5.6 ). Any property distributed in kind in a liquidation will be valued and treated as though the property were sold and cash proceeds distributed.

 

(b)          Each Member will look solely to the assets of the Company for the return of its Capital Contributions, and if the Company assets remaining after the payment or discharge of the debts and liabilities of the Company are insufficient to return the investment of each Member, no Member will have recourse against any other Member for return of its Capital Contribution.

 

5.5            No Interest on Capital . Interest earned on Company funds shall inure solely to the benefit of the Company, and no interest shall be paid upon any Capital Contributions nor upon any undistributed or reinvested income or profits of the Company.

 

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5.6            Capital Accounts . A separate capital account (the “ Capital Account ”) shall be maintained for each Member in accordance with Section 1.704-1(b)(2)(iv) of the Regulations. Without limiting the foregoing, the Capital Account of each Member shall be increased by (i) the amount of any Capital Contributions made by such Member, (ii) the amount of Income allocated to such Member and (iii) the amount of income or profits, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Account of each Member shall be reduced by (i) the amount of any cash and the fair market value of any property distributed to the Member by the Company (net of liabilities secured by such distributed property that the Member is considered to assume or take subject to), (ii) the amount of Loss allocated to the Member and (iii) the amount of expenses or losses, if any, allocated to such Member not otherwise taken into account in this Section 5.6 . The Capital Accounts of the Members shall not be increased or decreased pursuant to Regulations Section 1.704-1(b)(2)(iv)(f) to reflect a revaluation of the Company’s assets on the Company’s books in connection with any contribution of money or other property to the Company pursuant to Section 5.2 by existing Members. If any property other than cash is distributed to a Member, the Capital Accounts of the Members shall be adjusted as if such property had instead been sold by the Company for a price equal to its fair market value, the gain or loss allocated pursuant to Section 7 , and the proceeds distributed in the manner set forth in Section 6.3 or Section 13.3(d)(ii) . No Member shall be obligated to restore any negative balance in its Capital Account. No Member shall be compensated for any positive balance in its Capital Account except as otherwise expressly provided herein. The foregoing provisions and the other provisions of this Agreement relating to the maintenance of Capital Accounts are intended to comply with the provisions of Regulations Section 1.704-1(b)(2) and shall be interpreted and applied in a manner consistent with such Regulations.

 

5.7            New Members . Subject to Sections 5.2 and 9.1(e), the Manager may cause the Company to issue additional Interests and thereby admit a new Member or Members, as the case may be, to the Company, only if such new Member (i) has delivered to the Company its Capital Contribution, (ii) has agreed in writing to be bound by the terms of this Agreement by becoming a party hereto, and (iii) has delivered such additional documentation as the Company shall reasonably require to so admit such new Member to the Company.

 

Section 6.           Distributions .

 

6.1            General . The Manager shall distribute all Distributable Funds held by the Company to be distributed to the Members in accordance with this Agreement.

 

6.2            Prohibited Distributions . Notwithstanding any provision of this Agreement to the contrary, the Company shall not make any Distributions prohibited by the terms of the Act.

 

6.3            Distributions of Distributable Funds . Subject to the provisions of Sections 6.1 and 6.2 , on the fifteenth (15 th ) day of each month (or the next Business Day if such fifteenth (15 th ) day is not a Business Day), the Manager shall distribute all Distributable Funds with respect to such month to the Members as follows:

 

(a)           First, to the Members, in proportion to their Unreturned Capital Contributions, until each Member has received a return on its Unreturned Capital Contributions calculated at the Hurdle Return Rate;

 

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(b)           Second, to the Members, pari passu, until each Member has received its Unreturned Capital Contributions; and

 

(c)           Third, (i) 88% to Bluerock and (ii) 12% to ArchCo.

 

Section 7.              Allocations.

 

7.1            Allocation of Net Income and Net Losses Other than in Liquidation . Except as otherwise provided in this Agreement, Net Income and Net Losses of the Company for each Fiscal Year shall be allocated among the Members in a manner such that, as of the end of such Fiscal Year and taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the Distributions that would be made to such Member pursuant to Section 6.3 if the Company were dissolved, its affairs wound up and assets sold for cash equal to their tax basis (or book value in the case of assets that have been revalued in accordance with Section 704(b) of the Code), all Company liabilities were satisfied, and the net assets of the Company were distributed in accordance with Section 6.3 immediately after such allocation.

 

7.2            Allocation of Net Income and Net Losses in Liquidation . Net Income and Net Losses realized by the Company in connection with the liquidation of the Company pursuant to Section 13 shall be allocated among the Members in a manner such that, taking into account all prior allocations of Net Income and Net Losses of the Company and all Distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the amount which such Member is entitled to receive pursuant to Section 13.3(d)(ii) .

 

7.3            U.S. Tax Allocations .

 

(a)          Subject to Section 704(c) of the Code, for U.S. federal and state income tax purposes, all items of Company income, gain, loss, deduction and credit shall be allocated among the Members in the same manner as the corresponding item of income, gain, loss, deduction or credit was allocated pursuant to the preceding paragraphs of this Section 7 .

 

(b)           Code Section 704(c) . In accordance with Code Section 704(c) and the Treasury regulations promulgated thereunder, income and loss with respect to any property contributed to the capital of the Company (including, if the property so contributed constitutes a partnership interest, the applicable distributive share of each item of income, gain, loss, expense and other items attributable to such partnership interest whether expressly so allocated or reflected in partnership allocations) shall, solely for U.S. federal income tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis of such property to the Company for U.S. federal income tax purposes and its Agreed Upon Value at the time of contribution. Such allocation shall be made in accordance with such method set forth in Regulations Section 1.704-3(b) as the Manager approves.

 

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Any elections or other decisions relating to such allocations shall be made by the Manager in any manner that reasonably reflects the purpose and intention of this Agreement. Allocations pursuant to this Section 7.3. are solely for purposes of U.S. federal, state and local income taxes and shall not affect, or in any way be taken into account in computing, any Member’s share of Net Income, Net Loss, other items or Distributions pursuant to any provisions of this Agreement.

 

Section 8.             Books, Records, Tax Matters and Bank Account s.

 

8.1            Books and Records . The books and records of account of the Company shall be maintained in accordance with the accounting practices adopted by Manager. The books and records shall be maintained at the Company’s principal office or at a location designated by the Manager, and all such books and records (and the dealings and other affairs of the Company and its Subsidiaries) shall be available to any Member at such location for review and copying, at such Member’s sole cost and expense, during normal business hours on at least three (3) business days’ prior notice.

 

8.2            Reports and Financial Statements .

 

(a)          As soon as practicable after the end of each Fiscal Year, the Company shall cause each Member to be furnished with the following annual reports computed as of the last day of the Fiscal Year: (i) an unaudited balance sheet of the Company; (ii) an unaudited statement of the Company’s profit and loss; and (iii) a statement of the Members’ Capital Accounts and changes therein for such Fiscal Year.

 

(b)          As soon as practicable, the Company shall cause to be furnished to Bluerock such information as reasonably requested by Bluerock as is necessary for any REIT Member to determine its qualification as a REIT and its compliance with REIT Requirements.

 

(c)          The Company shall be entitled to rely on the reports (“ PM Reports ”) it receives from the Persons engaged by the Company or the Property Owner for property management and accounting services with respect to its obligations under this Section 8 , and the Members acknowledge that the reports to be furnished shall be based on the PM Reports, without any duty on the part of the Company to further investigate the completeness, accuracy or adequacy thereof. The Company shall cause each Member to be furnished with copies of all PM Reports on a monthly basis.

 

8.3            Tax Matters Member . Bluerock is hereby designated as the “tax matters partner” of the Company and the Subsidiaries, as defined in Section 6231(a)(7) of the Code (the “ Tax Matters Member ”) and shall prepare or cause to be prepared all income and other tax returns of the Company and the Subsidiaries pursuant to the terms and conditions of Section 8.5 . Except as otherwise provided in this Agreement, all elections required or permitted to be made by the Company and the Subsidiaries under the Code or state tax law shall be timely determined and made by Bluerock. The Members intend that the Company be treated as a partnership for U.S. federal, state and local tax purposes, and the Members will not elect or authorize any person to elect to change the status of the Company from that of a partnership for U.S. federal, state and local income tax purposes. In addition, upon the request of any Member, the Company and each Subsidiary shall make an election pursuant to Code Section 754 to adjust the basis of the Company’s property in the manner provided in Code Sections 734(b) and 743(b). The Company hereby indemnifies and holds harmless Bluerock from and against any claim, loss, expense, liability, action or damage resulting from its acting or its failure to take any action as the “tax matters partner” of the Company and the Subsidiaries, provided that any such action or failure to act does not constitute gross negligence or willful misconduct.

 

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8.4            Bank Accounts . All funds of the Company are to be deposited in the Company’s name in such bank account or accounts as may be designated by the Manager and shall be withdrawn on the signature of such Person or Persons as the Manager may authorize.

 

8.5            Tax Returns . No later than the due date or extended due date, the Company shall deliver or cause to be delivered to each Member a copy of the tax returns for the Company and the Subsidiaries with respect to such Fiscal Year, together with such information with respect to the Company and such Subsidiaries as shall be necessary for the preparation by such Member of its U.S. federal and state income or other tax and information returns. The Manager shall further cause the Company to deliver any and all copies of tax returns of the Company and its Subsidiaries required to be delivered under any Collateral Agreement.

 

8.6            Expenses . Notwithstanding any contrary provision of this Agreement, the Members acknowledge and agree that the reasonable expenses and charges incurred directly or indirectly by or on behalf of the Manager in connection with its obligations will be reimbursed by the Company to the Manager.

 

Section 9.             Management and Operations .

 

9.1            Manager .

 

(a)          The Company shall be managed by Bluerock (“ Manager ”), who shall have the authority to exercise all of the powers and privileges granted by the Act, any other law or this Agreement, together with any powers incidental thereto, and to take any other action not prohibited under the Act or other applicable law, so far as such powers or actions are necessary or convenient or related to the conduct, promotion or attainment of the business, purposes or activities of the Company.

 

(b)          The Manager shall provide such personnel that are reasonably necessary and appropriate to manage the day-to-day affairs of the Company. The Manager shall discharge its duties hereunder in accordance with the terms of this Agreement and applicable law. Except for the $50,000 allowance for construction oversight payable to or on behalf of the Manager through draws under the Construction Loan, the Manager shall not be entitled to any compensation in consideration for rendering the services described in this Agreement and shall only be paid or reimbursed to the extent expressly set forth herein. Manager, on behalf of the Company, will conduct or cause to be conducted the ordinary and usual business and affairs of the Company as required and as limited by this Agreement.

 

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(c)          Without limiting the generality of the foregoing, (i) the Manager shall conduct, direct and exercise full control over all activities of the Company (including, but not limited to, (x) subject to Section 9.1(e), all decisions relating to subsequent Capital Contributions, and (y) all decisions on behalf of the Company in its capacity as the sole and managing member of Property Owner, including with respect to the sale of, and the exercise of other rights with respect to, the Property (including but not limited to exercising rights under the Development Agreement and Project Administration Agreement), (ii) all management powers over the business and affairs of the Company shall be exclusively vested in the Manager and (iii) the Manager shall have the sole power to bind or take any action on behalf of the Company, or to exercise any rights and powers (including, without limitation, the rights and powers to take actions (including with respect to amendments, modifications or waivers), give or withhold consents or approvals (including with respect to any amendment, modification or waiver) or make determinations, opinions, judgments, or other decisions) granted to the Company under this Agreement or under the limited liability company operating agreement (as the sole and managing member of Property Owner), or which arise as a result of the Company s ownership of securities or otherwise.

 

(d)          Further to the foregoing, the Manager shall have the right to:

 

(i)          enter into or cause any Subsidiary to enter into any agreement regarding a financing or refinancing of the Property;

 

(ii)         enter into or cause any Subsidiary to enter into any agreement regarding a sale of the Property;

 

(iii)        subject to Article 16, dissolve or wind up the Company or the Subsidiary;

 

(iv)        determine the timing and amount of any investment in the Company and, subject to Section 9.1(e) , to effect amendments to this Agreement in order to effectuate such investments;

 

(v)         determine whether to repair or rebuild the Property in the event of casualty or condemnation of the Property;

 

(vi)        engage real estate brokers, mortgage bankers or mortgage brokers in connection with the sale of the Property or any Property financings or refinancings;

 

(vii)       enter into any lease, any amendment to a lease or any extension of the term of any lease;

 

(viii)      determine insurance carriers, types and amount of insurance coverage of the Company or the Property;

 

(ix)         make decisions regarding accounting policy or procedures;

 

(x)          enter into, or cause the Property Owner to enter into, a property management agreement;

 

(xi)         retain or terminate a general contractor to manage the construction and development of the Property; and

 

(xii)        delegate its duties under this Agreement.

 

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(e)          Notwithstanding anything contained herein to the contrary, after giving effect to any amendment hereof proposed by the Manager (which amendment shall be deemed executed and delivered by the parties upon the consummation of the contemplated transaction), the timing and amounts distributable to ArchCo pursuant to Section 6.3(c) shall not be adversely affected by, and no other material right of ArchCo hereunder shall be effectively subordinated or otherwise diminished (collectively, “ ArchCo’s Material Rights ”) by reason of any determination by the Manager to (i) accept Capital Contributions on terms other than the terms that would be applicable if such additional Capital Contribution were made by Bluerock pursuant to the terms hereof or (ii) enter into any agreement regarding a direct or indirect contribution of the Property, or a reorganization, merger or other consolidation of the Company or a Subsidiary, or a sale of the Property to an entity in which Bluerock or an Affiliate is a buyer (in each case, a “ Ownership Restructuring ”). Exhibit B attached hereto and made a part hereof discusses certain potential transactions and illustrates how the terms of this Section 9.1(e) are intended to apply thereto.

 

Manager shall deliver to ArchCo copies of final term sheets and material drafts of material agreements regarding any proposed Ownership Restructuring. No proposed Ownership Restructuring shall become effective until at least ten (10) Business Days after the final forms of all material documents and agreements regarding the Ownership Restructuring (the “ Final Restructuring Documents ”) have been delivered to ArchCo. ArchCo shall promptly deliver to the Manager in writing any and all objections it may have that the proposed Ownership Restructuring will adversely affect ArchCo’s Material Rights, so that Manager may in its sole discretion take them into account with respect to determining the Final Restructuring Documents. The Members and the Manager agree that an action for damages will not provide an adequate or timely remedy to compensate ArchCo for a violation of ArchCo’s Material Rights under this Section 9.1(e). Accordingly, the Members and the Manager agree that an injunction is an appropriate remedy to prevent violation of ArchCo’s Material Rights under this Section 9.1(e) with respect to any Ownership Restructuring and ArchCo shall be entitled to seek entry of such an injunction in the Courts of New York as provided in Article 17 below.

 

9.2            Affiliate Transactions . Subject to Sections 9.1(b) and 9.4 , no agreement shall be entered into by the Company or any Subsidiary with a Member or any Affiliate of a Member and no decision shall be made in respect of any such agreement (including, without limitation, the enforcement or termination thereof) unless such agreement or related decision shall have been unanimously approved by the Members, which approvals shall not be unreasonably withheld, conditioned or delayed.

 

9.3            Other Activities .

 

(a)             Right to Participation in Other Member Ventures . Neither the Company nor any Member (or any Affiliate of any Member) shall have any right by virtue of this Agreement either to participate in or to share in any other now existing or future ventures, activities or opportunities of any of the other Members or their Affiliates, or in the income or proceeds derived from such ventures, activities or opportunities.

 

(b)             Limitation on Actions of Members; Binding Authority . No Member (in its capacity as such) shall, without the prior written consent of the Manager, take any action on behalf of, or in the name of, the Company, or enter into any contract, agreement, commitment or obligation binding upon the Company, or, in its capacity as a Member of the Company, perform any act in any way relating to the Company or the Company’s assets, except in a manner and to the extent consistent with the provisions of this Agreement and any Collateral Agreement.

 

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9.4            Project Administration Agreement .

 

The Company has caused the Property Owner to enter into the Development Agreement with Development Manager and join in the Project Administration Agreement.

 

9.5            Operation in Accordance with REIT Requirements .

 

The Manager shall exercise commercially reasonable efforts to cause the Company to own, operate and dispose of its assets such that the nature of all of the Company’s assets and gross revenues (as determined pursuant to Code Sections 856(c)(2), (3) and (4)) would permit the Company to (i) qualify as a REIT (assuming for this purpose that the Company otherwise qualified as a REIT) and (ii) avoid incurring any tax on either prohibited transactions under Code Section 857(b)(6) or on re-determined rents, re-determined deductions, and excess interest under Code Section 857(b)(7) (determined as if the Company were a REIT).  In addition, the Company shall make current cash distributions pursuant to Section 6 hereof during each calendar year in an amount at least equal to the taxable income allocable to Bluerock for such calendar year.

 

9.6            FCPA .

 

(a)           In compliance with the Foreign Corrupt Practices Act, each Member will not, and will ensure that its officers, directors, employees, shareholders, members, agents and Affiliates, acting on its behalf or on the behalf of the Company or any of its Subsidiaries or Affiliates do not, for a corrupt purpose, offer, directly or indirectly, promise to pay, pay, promise to give, give or authorize the paying or giving of anything of value to any official representative or employee of any government agency or instrumentality, any political party or officer thereof or any candidate for office in any jurisdiction, except for any facilitating or expediting payments to government officials, political parties or political party officials the purpose of which is to expedite or secure the performance of a routine governmental action by such government officials or political parties or party officials. The term “routine governmental action” for purposes of this provision shall mean an action which is ordinarily and commonly performed by the applicable government official in (i) obtaining permits, licenses, or other such official documents which such Person is otherwise legally entitled to; (ii) processing governmental papers; (iii) providing police protection, mail pick-up and delivery or scheduling inspections associated with contract performance or inspections related to transit of goods across country; (iv) providing phone service, power and water supply, loading and unloading of cargo, or protecting perishable products or commodities from deterioration; or (v) actions of a similar nature.

 

The term routine governmental action does not include any decision by a government official whether, or on what terms, to award new business to or to continue business with a particular party, or any action taken by an official involved in the decision making process to encourage a decision to award new business to or continue business with a particular party.

 

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(b)           Each Member agrees to notify immediately the other Member of any request that such Member or any of its officers, directors, employees, shareholders, members, agents or Affiliates, acting on its behalf, receives to take any action that may constitute a violation of the Foreign Corrupt Practices Act.

 

9.7            Construction Financing . Bluerock shall use commercially reasonable efforts to obtain a construction loan for the Company from a construction lender reasonably acceptable to ArchCo (the “ Construction Lender ”) at prevailing rates and terms (the “ Construction Loan ”). If the Company is required to provide some form of credit enhancement to the Construction Lender in order to secure the Construction Loan (a “ Construction Loan Guarantee ”), Bluerock shall guarantee payment of the Construction Loan or provide such other form of credit enhancement requested by the Construction Lender and reasonably acceptable to Bluerock. If required by the Construction Lender, Bluerock shall also provide the Construction Lender with a completion guarantee reasonably acceptable to Bluerock (the “ Completion Guarantee ;” and collectively with any Construction Loan Guarantee, the “ Bluerock Guaranties ”), guaranteeing that the Property will be completed within the estimated time frame and estimated project cost set forth in the Construction Loan documents.

 

Section 10.            Confidentiality .

 

(a)          Any information relating to a Member’s business, operation or finances which are proprietary to, or considered proprietary by, a Member are hereinafter referred to as “Confidential Information”. All Confidential Information in tangible form (plans, writings, drawings, computer software and programs, etc.) or provided to or conveyed orally or visually to a receiving Member, shall be presumed to be Confidential Information at the time of delivery to the receiving Member. All such Confidential Information shall be protected by the receiving Member from disclosure with the same degree of care with which the receiving Member protects its own Confidential Information from disclosure. Each Member agrees: (i) not to disclose such Confidential Information to any Person except to those of its employees or representatives who need to know such Confidential Information in connection with the conduct of the business of the Company and who have agreed to maintain the confidentiality of such Confidential Information and (ii) neither it nor any of its employees or representatives will use the Confidential Information for any purpose other than in connection with the conduct of the business of the Company; provided that such restrictions shall not apply if such Confidential Information:

 

(A)         is or hereafter becomes public, other than by breach of this Agreement;

 

(B)         was already in the receiving Member’s possession prior to any disclosure of the Confidential Information to the receiving Member by the divulging Member;

 

(C)         is being disseminated by or on behalf of Bluerock in connection with its or its affiliates’ procurement of institutional debt or equity capital for this Project or other projects on which the Members’ affiliates are working together; or

 

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(D)         has been or is hereafter obtained by the receiving Member from a third party not bound by any confidentiality obligation with respect to the Confidential Information; provided , further , that nothing herein shall prevent any Member from disclosing any portion of such Confidential Information (1) to the Company and allowing the Company to use such Confidential Information in connection with the Company’s business, (2) pursuant to judicial order or in response to a governmental inquiry, by subpoena or other legal process, but only to the extent required by such order, inquiry, subpoena or process, and only after reasonable notice to the original divulging Member, (3) as necessary or appropriate in connection with or to prevent the audit by a governmental agency of the accounts of ArchCo or Bluerock, (4) in order to initiate, defend or otherwise pursue legal proceedings between the parties regarding this Agreement, (5) necessary in connection with a Transfer of an Interest permitted hereunder or (6) to a Member’s respective attorneys or accountants or other representative.

 

(b)          The Members and their Affiliates shall each act to safeguard the secrecy and confidentiality of, and any proprietary rights to, any non-public information relating to the Company and its business, except to the extent such information is required to be disclosed by law or reasonably necessary to be disclosed in order to carry out the business of the Company. Each Member may, from time to time, provide the other Members written notice of its non-public information which is subject to this Section 10(b) .

 

(c)          Without limiting any of the other terms and provisions of this Agreement (including, without limitation, Section 9.3(a), to the extent a Member (the “ Pursuer ”) provides the other Member with information relating to a possible investment opportunity then being actively pursued by the Pursuer on behalf of the Company, the other Member receiving such information shall not use such information to pursue such investment opportunity for its own account to the exclusion of the Pursuer so long as the Pursuer is actively pursuing such opportunity on behalf of the Company and shall not disclose any Confidential Information to any Person (except as expressly permitted hereunder) or take any other action in connection therewith that is reasonably likely to cause damage to the Pursuer.

 

Section 11.            Representations and Warranties .

 

11.1          In General . As of the date hereof, each of the Members hereby makes each of the representations and warranties applicable to such Member as set forth in Section 11.2 . Such representations and warranties shall survive the execution of this Agreement.

 

11.2          Representations and Warranties . Each Member hereby represents and warrants that:

 

(a)           Due Incorporation or Formation; Authorization of Agreement . Such Member is a corporation duly organized or a partnership or limited liability company duly formed, validly existing and in good standing under the laws of the jurisdiction of its incorporation or formation and has the corporate, partnership or company power and authority to own its property and carry on its business as owned and carried on at the date hereof and as contemplated hereby. Such Member is duly licensed or qualified to do business and in good standing in each of the jurisdictions in which the failure to be so licensed or qualified would have a material adverse effect on its financial condition or its ability to perform its obligations hereunder. Such Member has the corporate, partnership or company power and authority to execute and deliver this Agreement and to perform its obligations hereunder, and the execution, delivery and performance of this Agreement has been duly authorized by all necessary corporate, partnership or company action. This Agreement constitutes the legal, valid and binding obligation of such Member.

 

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(b)           No Conflict with Restrictions; No Default . Neither the execution, delivery or performance of this Agreement nor the consummation by such Member (or any of its Affiliates) of the transactions contemplated hereby (i) does or will conflict with, violate or result in a breach of (or has conflicted with, violated or resulted in a breach of) any of the terms, conditions or provisions of any law, regulation, order, writ, injunction, decree, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator, applicable to such Member or any of its Affiliates, (ii) does or will conflict with, violate, result in a breach of or constitute a default under (or has conflicted with, violated, resulted in a breach of or constituted a default under) any of the terms, conditions or provisions of the articles of incorporation, bylaws, partnership agreement or operating agreement of such Member or any of its Affiliates or of any material agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates is or may be bound or to which any of its properties or assets is subject, (iii) does or will conflict with, violate, result in (or has conflicted with, violated or resulted in) a breach of, constitute (or has constituted) a default under (whether with notice or lapse of time or both), accelerate or permit the acceleration of (or has accelerated) the performance required by, give (or has given) to others any material interests or rights or require any consent, authorization or approval under any indenture, mortgage, lease, agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates or any of their properties or assets is or may be bound or (iv) does or will result (or has resulted) in the creation or imposition of any lien upon any of the properties or assets of such Member or any of its Affiliates.

 

(c)           Governmental Authorizations . Any registration, declaration or filing with, or consent, approval, license, permit or other authorization or order by, or exemption or other action of, any governmental, administrative or regulatory authority, domestic or foreign, that was or is required in connection with the valid execution, delivery, acceptance and performance by such Member under this Agreement or consummation by such Member (or any of its Affiliates) of any transaction contemplated hereby has been completed, made or obtained on or before the date hereof.

 

(d)           Litigation . There are no actions, suits, proceedings or investigations pending, or, to the knowledge of such Member or any of its Affiliates, threatened against or affecting such Member or any of its Affiliates or any of their properties, assets or businesses in any court or before or by any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could, if adversely determined (or, in the case of an investigation could lead to any action, suit or proceeding which if adversely determined could) reasonably be expected to materially impair such Member’s ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member; such Member or any of its Affiliates has not received any currently effective notice of any default, and such Member or any of its Affiliates is not in default, under any applicable order, writ, injunction, decree, permit, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could reasonably be expected to materially impair such Member’s (or any of its Affiliate’s) ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member.

 

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(e)           Investigation . Such Member is acquiring its Interest based upon its own investigation, and the exercise by such Member of its rights and the performance of its obligations under this Agreement will be based upon its own investigation, analysis and expertise. Such Member is a sophisticated investor possessing an expertise in analyzing the benefits and risks associated with acquiring investments that are similar to the acquisition of its Interest.

 

(f)           Broker . No broker, agent or other person acting as such on behalf of such Member was instrumental in consummating this transaction and that no conversations or prior negotiations were had by such party with any broker, agent or other such person concerning the transaction that is the subject of this Agreement.

 

(g)           Investment Company Act . Neither such Member nor any of its Affiliates is, nor will the Company as a result of such Member holding an interest therein be, an “investment company” as defined in, or subject to regulation under, the Investment Company Act of 1940, as amended.

 

(h)           Securities Matters .

 

(i)          None of the Interests are registered under the Securities Act or any state securities laws. Such Member understands that the offering, issuance and sale of the Interests are intended to be exempt from registration under the Securities Act, based, in part, upon the representations, warranties and agreements contained in this Agreement. Such Member is an “accredited investor” as such term is defined in Rule 501 of Regulation D promulgated under the Securities Act.

 

(ii)         Neither the Securities and Exchange Commission nor any state securities commission has approved the Interests or passed upon or endorsed the merits of the offer or sale of the Interests. Such Member is acquiring the Interests solely for such Member’s own account for investment and not with a view to resale or distribution thereof in violation of the Securities Act.

 

(iii)        Such Member is unaware of, and in no way relying on, any form of general solicitation or general advertising in connection with the offer and sale of the Interests, and no Member has taken any action which could give rise to any claim by any person for brokerage commissions, finders’ fees (without regard to any finders’ fees payable by the Company directly) or the like relating to the transactions contemplated hereby.

 

(iv)        Such Member is not relying on the Company or any of its officers, directors, employees, advisors or representatives with regard to the tax and other economic considerations of an investment in the Interests, and such Member has relied on the advice of only such Member’s advisors.

 

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(v)         Such Member understands that the Interests may not be sold, hypothecated or otherwise disposed of unless subsequently registered under the Securities Act and applicable state securities laws, or an exemption from registration is available. Such Member agrees that it will not attempt to sell, transfer, assign, pledge or otherwise dispose of all or any portion of the Interests in violation of this Agreement.

 

(vi)        Such Member has adequate means for providing for its current financial needs and anticipated future needs and possible contingencies and emergencies and has no need for liquidity in the investment in the Interests.

 

(vii)       Such Member has significant prior investment experience, including investment in non-listed and non-registered securities. Such Member is knowledgeable about investment considerations and has a sufficient net worth to sustain a loss of such Member’s entire investment in the Company in the event such a loss should occur. Such Member’s overall commitment to investments which are not readily marketable is not excessive in view of such Member’s net worth and financial circumstances and the purchase of the Interests will not cause such commitment to become excessive. The investment in the Interests is suitable for such Member.

 

(viii)      Such Member represents to the Company that the information contained in this subparagraph (h) and in all other writings, if any, furnished to the Company with regard to such Member (to the extent such writings relate to its exemption from registration under the Securities Act) is complete and accurate and may be relied upon by the Company in determining the availability of an exemption from registration under federal and state securities laws in connection with the sale of the Interests.

 

Section 12.            Sale, Assignment, Transfer or other Disposition .

 

12.1          Prohibited Transfers . Except as otherwise provided in this Section 12 , Sections 5.2 or 14.5, or as approved by the Manager, no Member shall cause, suffer or permit any Transfer all or any part of its Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Interest (and such Transfer) shall be null and void and of no effect. For purposes hereof, any Transfer of any direct or indirect interest in a Member shall constitute a Transfer of such Member’s Interest; provided however, any indirect Transfer of an ownership interest in ArchCo that results in Neil Brown at all times retaining a direct or indirect ownership interest of at least 51% in ArchCo shall be permitted.

 

12.2          Affiliate Transfers .

 

Subject to the provisions of Section 12.2(b) hereof, and subject in each case to the prior written approval of the Manager (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Interest in the Company at any time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Interest. If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Interest, such cessation shall be a non-permitted Transfer and shall be deemed void ab initio , whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under any Collateral Agreement.

 

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12.3          Admission of Transferee; Partial Transfers . Notwithstanding anything in this Section 12 to the contrary and except as provided in Section 14.5 , no Transfer of Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 12.3 .

 

(a)          Such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the Company and the Manager as may be required by applicable law or otherwise advisable; and

 

(b)          Notwithstanding the foregoing, any Transfer or purported Transfer of any Interest, whether to another Member or to a third party, shall be of no effect and void ab initio , and such transferee shall not become a Member or an owner of the purportedly transferred Interest, if the Manager determines in its sole discretion that:

 

(i)          the Transfer would require registration of any Interest under, or result in a violation of, any federal or state securities laws;

 

(ii)         the Transfer would result in a termination of the Company under Code Section 708(b);

 

(iii)        as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(iv)        if as a result of such Transfer the aggregate value of Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(v)         as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member. For purposes of determining the number of members under this Section 12.3(b)(v) , a Person indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (a “ Flow Through Entity ”) shall be considered a member, but only if (i) substantially all of the value of such Person’s interest in the Flow-Through Entity is attributable to the Flow-Through Entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Manager, a principal purpose of the use of the Flow-Through Entity is to permit the Company to satisfy the 100-member limitation; or

 

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(vi)        the transferor failed to comply with the provisions of Sections 12.2(a) or (b) .

 

The Manager may require the provision of a certificate as to the legal nature and composition of a proposed transferee of an Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 12.3 .

 

12.4          Withdrawals . Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a Transfer of its entire Interest in the Company, or as otherwise permitted under the terms of this Agreement, and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Section 13 . Except as otherwise provided in this Agreement, no Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

 

12.5          Removal . If Project Manager fails to use commercially reasonable efforts to perform its obligations under the Project Administration Agreement, and such failure continues for a period of 30 days after the Development Manager gives written notice of such failure to Project Manager, then, ArchCo may be removed as a Member of the Company and upon such removal ArchCo shall have no further Interest in the Company. Such removal shall not alter ArchCo’s rights under any indemnification or agreement for ArchCo’s benefit pursuant to Section 14.2(b).

 

Section 13.           Dissolution .

 

13.1          Limitations . The Company may be dissolved, liquidated and terminated only pursuant to the provisions of this Section 13 , and, to the fullest extent permitted by law but subject to the terms of this Agreement, the parties hereto do hereby irrevocably waive any and all other rights they may have to cause a dissolution of the Company or a sale or partition of any or all of the Company’s assets.

 

13.2          Exclusive Events Requiring Dissolution . The Company shall be dissolved only upon the earliest to occur of the following events (a “ Dissolution Event ”):

 

(a)          the expiration of the specific term set forth in Section 2.5 ;

 

(b)          (i) at any time after the sale of the Property at such time as determined by the Manager, or (ii) by the unanimous approval of the Members in writing;

 

(c)          at any time there are no Members (unless otherwise continued in accordance with the Act); or

 

(d)          the entry of a decree of judicial dissolution pursuant to Section 18-802 of the Act.

 

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13.3          Liquidation . Upon the occurrence of a Dissolution Event, the business of the Company shall be continued to the extent necessary to allow an orderly winding up of its affairs, including the liquidation of the assets of the Company pursuant to the provisions of this Section 13.3 , as promptly as practicable thereafter, and each of the following shall be accomplished:

 

(a)          The Manager shall cause to be prepared a statement setting forth the assets and liabilities of the Company as of the date of dissolution, a copy of which statement shall be furnished to all of the Members.

 

(b)          The property and assets of the Company shall be liquidated or distributed in kind under the supervision of the Manager as promptly as possible, but in an orderly, businesslike and commercially reasonable manner.

 

(c)          Any gain or loss realized by the Company upon the sale of its property shall be deemed recognized and allocated to the Members in the manner set forth in Section 7.2 . To the extent that an asset is to be distributed in kind, such asset shall be deemed to have been sold at its fair market value on the date of distribution, the gain or loss deemed realized upon such deemed sale shall be allocated in accordance with Section 7.2 and the amount of the distribution shall be considered to be such fair market value of the asset.

 

(d)          The proceeds of sale and all other assets of the Company shall be applied and distributed as follows and in the following order of priority:

 

(i)          to the satisfaction of the debts and liabilities of the Company (contingent or otherwise) and the expenses of liquidation or distribution (whether by payment or reasonable provision for payment); and

 

(ii)         the balance, if any, to the Members in accordance with Sections 6.3 .

 

13.4          Continuation of the Company . Notwithstanding anything to the contrary contained herein, the death, retirement, resignation, expulsion, bankruptcy, dissolution or removal of a Member shall not in and of itself cause the dissolution of the Company, and the Manager is expressly authorized to continue the business of the Company in such event, without any further action on the part of the Members.

 

Section 14.          Indemnification .

 

14.1          Exculpation of Members .

 

(a)          No Member, Manager, or officer of the Company shall be liable to the Company or to the other Members for damages or otherwise with respect to any actions or failures to act taken or not taken relating to the Company, except to the extent any related loss results from fraud, gross negligence or willful or wanton misconduct on the part of such Member, Manager, or officer or the willful breach of any obligation under this Agreement; provided, however, no Member, Manager, or officer of the Company shall be liable to the Company or to the other Members for special, incidental, consequential, or punitive damages.

 

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(b)          Whenever in this Agreement the Manager is permitted or required to take any action or to make a decision or determination in its “good faith” or under another express standard, the Manager shall act under such express standard and, to the extent permitted by applicable law, shall not be subject to any other or different standards imposed by this Agreement, and, notwithstanding anything contained herein to the contrary, so long as the Manager acts in good faith, and such act does not constitute a bad faith violation of the implied contractual covenant of good faith and fair dealing, the resolution, action or terms so made, taken or provided by the Manager shall not constitute a breach of this Agreement or impose liability upon the Managing Member or any of its Affiliates, shareholders, partners, members, employees, agents or representatives.

 

14.2          Indemnification by Company . (a) The Company hereby indemnifies, holds harmless and defends the Members, the Manager, the officers and each of their respective agents, officers, directors, members, partners, shareholders and employees from and against any loss, expense, damage or injury suffered or sustained by them (including but not limited to any judgment, award, settlement, reasonable attorneys’ fees and other costs or expenses incurred in connection with the defense of any actual or threatened action, proceeding or claim) by reason of or arising out of (i) their activities on behalf of the Company or in furtherance of the interests of the Company, including, without limitation, the provision of guaranties to third party lenders in respect of financings relating to the Company or any of its assets (but specifically excluding from such indemnity by the Company any so called “bad boy” guaranties or similar agreements which provide for recourse as a result of failure to comply with covenants, willful misconduct or gross negligence), (ii) their status as Members, Manager, employees or officers of the Company, or (iii) the Company’s assets, property, business or affairs (including, without limitation, the actions of any officer, director, member or employee of the Company or any of its Subsidiaries), if the acts or omissions were not performed or omitted fraudulently or as a result of gross negligence or willful or wanton misconduct by the indemnified party or as a result of the willful breach of any obligation under this Agreement by the indemnified party. Reasonable expenses incurred by the indemnified party in connection with any such proceeding relating to the foregoing matters shall be paid or reimbursed by the Company in advance of the final disposition of such proceeding upon receipt by the Company of (x) written affirmation by the Person requesting indemnification of its good faith belief that it has met the standard of conduct necessary for indemnification by the Company and (y) a written undertaking by or on behalf of such Person to repay such amount if it shall ultimately be determined by a court of competent jurisdiction that such Person has not met such standard of conduct, which undertaking shall be an unlimited general obligation of the indemnified party but need not be secured.

 

(b)          If Manager gives ArchCo notice that: (i) the Company’s (or the Property Owner’s) lender or institutional investor requires a completion guaranty from ArchCo, ArchCo shall provide such completion guaranty provided that Bluerock Residential Growth REIT, Inc. indemnifies the guarantor under such completion guaranty from and against any losses thereunder not caused by such guarantor’s or its Affiliate's breach of the Project Administration Agreement; or (ii) the Company’s (or the Property Owner’s)  lender requires a so-called bad-boy guaranty from ArchCo, ArchCo shall do so, provided that the Members shall enter into a backstop agreement mutually agreeable to the Members to allocate the risk of loss based upon the responsible party for tripping any such bad-boy guaranty.

 

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14.3          Indemnification by Members for Misconduct .

 

(a) ArchCo hereby indemnifies, defends and holds harmless the Company, Bluerock and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, ArchCo or any representative appointed by ArchCo.

 

(b) Bluerock hereby indemnifies, defends and holds harmless the Company, ArchCo and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Bluerock or any representative appointed by Bluerock.

 

14.4          General Indemnification by the Members .

 

(a)          Notwithstanding any other provision contained herein, each Member (the “ Indemnifying Party ”) hereby indemnifies and holds harmless the other Members, the Company and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees (each, an “ Indemnified Party ”) from and against all losses, costs, expenses, damages (excluding special, incidental, consequential, or punitive damages), claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of (i) any breach of any obligation of the Indemnifying Party under this Agreement or (ii) with respect to Bluerock only, the failure of the Property Owner to fulfill its obligations to make payments due under the Project Administration Agreement in accordance with its terms.

 

(b)          Except as otherwise provided herein or in any other agreement, recourse for the indemnity obligation of the Members under this Section 14.4 shall be limited to such Indemnifying Party’s Interest in the Company; provided, however, that recourse against Bluerock under its indemnity obligations under this Agreement or otherwise shall be further limited to an aggregate amount equal to the value of ArchCo’s Interest as determined by and being limited to the then current liquidation value of ArchCo’s Interest assuming the Company were liquidated in an orderly fashion and all net proceeds thereof were distributed in accordance with Article 6; provided, however, that such limitations shall not apply to any claim by an Indemnified Party arising from the Property Owner’s failure to fulfill its obligations to make payments due under the Project Administration Agreement in accordance with its terms.

 

(c)          The terms of this Section 14 shall survive termination of this Agreement.

 

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14.5          Pledge of JV Partner Interest .

 

(a)          As security for the indemnity obligations of each Member under Section 14.4(a) (the “ Inducement Obligation ”), each Member shall execute and deliver to the other Member a certain Pledge Agreement (the “ Pledge Agreement ”) and related documents pursuant to which such Member grants to the other Member a lien upon and a continuing interest in the other Member’s Interest in the Company, subject to the limitation in Section 14.4(b), including all payments due or to become due to the other Member hereunder from and after the entry of a judgment described in Section 14.5(c) and such other rights pledged under the Pledge Agreement (collectively, the “ Indemnity Collateral ”). Any Transfer by a Member of its Interest shall be subject to the lien and security interest granted hereby until and unless such lien and security interest are released by the other Member.

 

(b)          Each Member shall, on the date hereof, have prepared and filed UCC financing statements and such other documents and have taken such other action necessary to grant to the other Member a fully perfected first priority security interest in all of such Member’s Interest in the Company. Each Indemnified Party shall have all of the rights now or hereafter existing under applicable law, and all rights as a secured creditor under the Uniform Commercial Code in all relevant jurisdictions, with respect to the Indemnity Collateral, and each Member agrees to take all such actions as may be reasonably requested of it by an Indemnified Party to ensure that the Indemnified Parties can realize on such security interest.

 

(c)          In the event an Indemnified Party obtains a judgment on account of an Inducement Obligation, then the Indemnified Party shall, to the fullest extent permitted by law, be deemed, without payment of further consideration or the taking of further action by the Indemnifying Party or any of its Subsidiaries, to have acquired from the Indemnifying Party such portion of the Indemnity Collateral as shall be equal in value to the amount of the judgment; provided, at the request of the Indemnified Party, the Indemnifying Party shall execute and deliver to the Indemnified Party an amendment to this Agreement to reflect the change in the Interests and Percentage Interests of the Members.

 

(d)          The rights provided in this Section 14.5 (i) shall be subject to the limitations of enforceability as provided in Section 14.4(b), and (ii) shall not be enforceable if doing so would trigger liability under, or otherwise violate the provisions of, the Construction Loan Documents.

 

14.6          Exclusivity of Remedies . The remedies provided in this Section 14 constitute the sole and exclusive remedies available to the Company, ArchCo and Bluerock with respect to matters addressed in this Agreement.

 

Section 15.            Put/Call Agreement .

 

15.1          Call Option . At any time after the earlier to occur of (i) twenty four (24) months following Final Completion, or (ii) twelve (12) months following Property Stabilization, Bluerock or its designee (for purposes of this Section 15, “ Bluerock ”) shall have the right, but not the obligation, to purchase and acquire all, but not less than all, of ArchCo’s Interest in the Company for the Put/Call Purchase Price thereof by delivering written notice of such election (the “ Call Election Notice ”) to ArchCo (the “ Call Option ”). Upon delivery of the Call Election Notice to ArchCo, which shall be the effective date of the Call Election Notice, the obligation of Bluerock to purchase and acquire ArchCo’s entire Interest in the Company for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent, and the obligation of ArchCo to sell and transfer ArchCo’s entire Interest in the Company to Bluerock for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent.

 

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15.2          Put Option . At any time after the earlier to occur of (i) twenty four (24) months following Final Completion, or (ii) twelve (12) months following Property Stabilization, ArchCo shall have the right, but not the obligation, to elect to require Bluerock to purchase and acquire all, but not less than all, of ArchCo’s Interest in the Company for the Put/Call Purchase Price thereof by delivering written notice of such election (the “ Put Election Notice ”) to Bluerock (the “ Put Option ”). Upon delivery of the Put Election Notice to Bluerock, which shall be the effective date of the Put Election Notice, the obligation of Bluerock to purchase and acquire ArchCo’s entire Interest in the Company for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent, and the obligation of ArchCo to sell and transfer ArchCo’s entire Interest in the Company to Bluerock for the Put/Call Purchase Price thereof shall be expressly irrevocable and non-contingent.

 

15.3          Determination of Put/Call Purchase Price .

 

(a)           General . The purchase price for ArchCo’s Interest (the “ Put/Call Purchase Price ”) in connection with the Call Option or the Put Option shall be determined in the manner set forth below in this Section 15.3 . For a period of thirty (30) days after the effective date of the Put Election Notice or the Call Election Notice, as applicable (together, the “ Put/Call Election Notice ”), Bluerock and ArchCo shall negotiate in good faith in an effort to agree upon the fair market value of the Property (“ FMV ”). If Bluerock and ArchCo agree upon the FMV within such thirty (30) day period, then the price so agreed upon shall be the FMV. If Bluerock and ArchCo do not so agree upon the FMV within such thirty (30) day period, then Bluerock and ArchCo shall submit to each other a proposed FMV. If the two proposed FMVs that are submitted by Bluerock and ArchCo are within ten percent (10%) of each other (using the lower number as the percentage base), then the FMV shall be the average of the proposed FMVs of Bluerock and ArchCo. If the proposed FMVs of Bluerock and ArchCo are not within ten percent (10%) of each other, then the FMV shall be determined as described below in Section 15.3(b) .

 

(b)           Determination of FMV . For purposes of this Section 15 , the FMV shall be determined by one (1) or more qualified commercial real estate brokers with at least five (5) years’ experience with the purchase and sale of real estate projects similar to the Property. Bluerock and ArchCo shall negotiate in good faith in an effort to agree on one (1) broker within ten (10) days after the expiration of the thirty (30) day period set forth above. In the event that the Members cannot agree on a broker within such ten (10) day period, each Member shall appoint its own broker and the two brokers shall then decide on a third broker. If the two (2) selected brokers fail to appoint a third (3rd) broker within ten (10) days following the expiration of the ten (10) day negotiation period, either Bluerock or ArchCo may petition a court of competent jurisdiction to appoint a third (3rd) broker, in the same manner as provided for the appointment of an arbitrator by the American Arbitration Association. If either Bluerock or ArchCo fails to suggest such a broker, or appoint such a broker, as the case may be, within the time period specified, the broker duly appointed by the other Member shall proceed to evaluate the proposed FMVs submitted by Bluerock and ArchCo (the “ Evaluation ”) as herein set forth, and the determination of such broker shall be conclusive on all the Members. The broker or three (3) brokers, as the case may be, shall promptly fix a time for the completion of the Evaluation, which shall not be later than thirty (30) days from the effective date of appointment of the last broker. The broker(s) shall determine the FMV by evaluating both Members proposed FMVs in light of the fair market value of the Property, such fair market value being the fairest price estimated in the terms of money that the Company could obtain if the Property was sold in the open market allowing a reasonable time to find a purchaser who purchases with knowledge of the business of the Property at the time of the delivery of the Put Election Notice or Call Election Notice. The broker(s) shall select the proposed FMV of the Member which each such broker deems most accurate in light of its analysis. In the event that three (3) brokers are involved in the Evaluation, the decision of any two (2) brokers with respect to either Member’s proposed FMV shall constitute selection of such FMV.

 

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(c)           Determination of Put/Call Purchase Price . The Members shall determine within fifteen (15) days after the determination of the FMV the amount of cash that would be distributed to each Member pursuant to Section 6.3 if (i) the assets of the Company were sold for their fair market value as of the effective date of the Call Election Notice or the Put Election Notice, (ii) the liabilities of the Company (excluding any prepayment penalties or fees contained in any financing documents secured by the assets of the Company) are paid in full, and (iii) any remaining amounts were distributed to the Members pursuant to Section 6.3 . One hundred percent (100%) of the amount which would be distributed to ArchCo pursuant to Section 6.3 shall be deemed the Put/Call Purchase Price.

 

(d)           Payment of Costs . Bluerock shall pay for the services of the broker appointed by Bluerock, and ArchCo shall pay for the services of the broker appointed by ArchCo. The cost of the services of the third (3rd) broker, if any, shall be paid by the Company as a closing cost.

 

15.4          Closing Process . The Members shall fix a closing date (the “ Put/Call Closing Date ”) which shall be not later than sixty (60) days after the determination of the Put/Call Purchase Price for ArchCo’s Interest in the Company in accordance with Section 15.3. The closing shall take place on the Put/Call Closing Date at the principal office of Bluerock or through escrow with a national title company. The purchase price for ArchCo’s Interest shall be paid in immediately available funds and ArchCo shall convey good and marketable title to its Interest to Bluerock free and clear of all liens and encumbrances. Each Member shall cooperate and take all actions and execute all documents reasonably necessary or appropriate to reflect the purchase of ArchCo’s Interest by Bluerock. The Manager shall prepare (and the parties shall agree upon) a balance sheet for the Company as of the date of determination of the Put/Call Closing Date showing all items of income and expense of the Company earned or accrued, and such income and expenses shall be prorated between Bluerock and ArchCo as of the Put/Call Closing Date (based on ArchCo’s Interest before the Put/Call Closing Date). All other costs shall be borne by the party who customarily bears such costs in real estate transactions in the county where the Property is located. Any risk of casualty or loss before the Put/Call Closing Date shall be borne by Bluerock, who shall succeed to all rights to insurance proceeds or condemnation awards. Unless required by any applicable loan documents, in no event shall Bluerock be required to repay or to cause the Company to repay any indebtedness of the Company at such closing except for any loans made by ArchCo to the Company. Effective as of the closing for the purchase of ArchCo’s Interest, ArchCo shall withdraw as a member of the Company. In connection with any such withdrawal, Bluerock may cause any nominee designated by such Member to be admitted as a substituted Member of the Company. ArchCo hereby constitutes and irrevocably appoints Bluerock as ArchCo’s true and lawful attorney-in-fact upon the occurrence of a default by ArchCo under this Section 15 for the purpose of carrying out the provisions of this Section 15 and taking any action and executing any document, instrument and/or agreement that Bluerock deems necessary or appropriate to accomplish the purposes of this Section 15, including, without limitation, the transfer of ArchCo’s Interest in the Company to Bluerock in accordance with this Section 15. This power-of-attorney shall be irrevocable as one coupled with an interest. On or before the closing of a purchase and sale held pursuant to this Section 15, Bluerock shall provide written releases to ArchCo and any Affiliate of ArchCo from all liabilities, if any, of the Company for which ArchCo and Affiliates of ArchCo may have personal liability and from all guaranties of such liabilities of the Company previously executed by ArchCo and any Affiliates of ArchCo.

 

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15.5          Termination of Related Party Contracts . Upon the closing of any purchase and sale pursuant to this Section 15 , any agreement of the Company or Property Owner to which ArchCo or an Affiliate of ArchCo is a party shall terminate at either Bluerock’s or ArchCo’s election without the payment of any termination fee and/or penalty, if any, thereunder.

 

Section 16.            Abandonment.

 

16.1          Defined Terms .

 

(a)          “ Abandonment Event ” means the first, if any, of the following events occurring after the Land Closing and before Commencement of Construction: (i) the Company or Property Owner defers Commencement of Construction for at least one year beyond the scheduled commencement date under the Construction Schedule; (ii) except in the case of a default by the Architect or a Bankruptcy/Dissolution Event with respect to the Architect, Bluerock causes the Company or Property Owner to terminate or otherwise be in default under the Architect’s Contract (after notice of default and the expiration of the applicable cure period) unless a replacement Architect’s Contract is entered into within sixty (60) days thereafter; or (iii) after Project Manager and Development Manager, on behalf of Property Owner, agree on the Final Construction Schedule, the Final Development Budget for the Project and General Contract, Bluerock has failed to cause the Company to issue a notice to proceed to the General Contractor within 90 days after the scheduled date for the Commencement of Construction set forth in the Final Construction Schedule other than for good cause including, without limitation, the inability to obtain construction financing on commercially reasonable terms notwithstanding Bluerock’s reasonable efforts to obtain such financing.

 

(b)          “ Bluerock Interest Closing Deadline ” means the date that is the earlier of (i) 120 days after the occurrence of the Abandonment Event and (ii) 90 days after the date on which the Bluerock Interest Price is determined in accordance with Section 16.3.

 

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(c)          “ Land Closing ” means the closing of the purchase of the land comprising the Property pursuant to the Purchase Agreement, by and between Property Owner (as successor in interest to ArchCo Residential LLC) and Southern Apartment Group-49, LLC.

 

(d)           Terms Defined in Project Administration Agreement . As used in this Section 16, each of the following terms has the meaning for that term provided in the Project Administration Agreement: “Architect”; “Architect’s Contract”; “Commencement of Construction”; “Construction Schedule”; “Final Construction Schedule”; “Final Development Budget”; “General Contract”; “General Contractor”; and “Project”.

 

16.2          ArchCo’s Right to Purchase . If an Abandonment Event occurs, then (a) until the Bluerock Interest Closing Deadline has passed, (i) the Company shall not sell or otherwise transfer any interest in the Property, and (ii) Bluerock shall not sell or otherwise transfer any of Bluerock’s Interest except as provided in this Section 16; and (b) at any time on or before the Bluerock Interest Closing Deadline, ArchCo or its designee (for purposes of this Section 16, “ ArchCo ”) shall have the right, but not the obligation, to purchase and acquire Bluerock’s Interest for the Bluerock Interest Price in accordance with this Section 16. If, for any reason other than a default by Bluerock, either the § 16 FMV has not been determined in accordance with Section 16.3 within 30 days after an Abandonment Event occurs or ArchCo does not purchase Bluerock’s Interest on or before the Bluerock Interest Closing Deadline in accordance with this Section 16, ArchCo’s right to purchase Bluerock’s Interest under this Section 16 shall expire.

 

16.3          Determination of Bluerock Interest Price .

 

(a)           General . For purposes of this Section 16, the purchase price for Bluerock’s Interest (the “ Bluerock Interest Price ”) shall be determined in the manner set forth below in this Section 16.3. For a period of five (5) days after the date on which an Abandonment Event occurs (the “ FMV Negotiation Period ”), Bluerock and ArchCo shall negotiate in good faith in an effort to agree upon the fair market value of the Property (“ §16 FMV ”). If Bluerock and ArchCo agree upon the §16 FMV within the FMV Negotiation Period, then the price so agreed upon shall be the §16 FMV and the Bluerock Interest Closing Deadline shall be 90 days thereafter. If Bluerock and ArchCo do not so agree upon the §16 FMV within the FMV Negotiation Period, then Bluerock and ArchCo shall submit to each other a proposed §16 FMV within the five (5) day period following the end of FMV Negotiation Period (the “ FMV Submission Period ”). If the two proposed §16 FMVs that are submitted by Bluerock and ArchCo are within ten percent (10%) of each other (using the lower number as the percentage base), then the §16 FMV shall be the average of the proposed §16 FMVs of Bluerock and ArchCo, and the Bluerock Interest Closing Deadline shall be 90 days thereafter. If the proposed §16 FMVs of Bluerock and ArchCo are not within ten percent (10%) of each other, then the §16 FMV shall be determined as described below in Section 16.3(b).

 

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(b)           Determination of §16 FMV . For purposes of this Section 16(b), the §16 FMV shall be determined by one (1) or more qualified commercial real estate brokers with at least five (5) years’ experience with the purchase and sale of real property similar to the Property. Each Member shall appoint its own broker within five (5) days after the end of the FMV Submission Period (the “ FMV Broker Appointment Period ”), and the two brokers shall then decide on a third broker as soon as possible. If either Bluerock or ArchCo fails to appoint a broker within the FMV Broker Appointment Period, the broker duly appointed by the other Member shall proceed to evaluate the proposed §16 FMVs submitted by Bluerock and ArchCo (the “ Evaluation ”) as herein set forth, and the determination of such broker shall be conclusive on all the Members. If either Member-appointed broker fails to name a proposed broker, the proposed broker named by the other Member-appointed broker shall be the third broker. If the two Member-appointed brokers fail to agree on a third broker, each Member-appointed broker shall name a proposed broker and the third broker shall be selected by the Members’ toss of a coin at the end of the FMV Broker Appointment Period. The broker or three (3) brokers, as the case may be, shall complete the Evaluation and determine the §16 FMV within the end of the thirty (30) day period following the Abandonment Event (the “ FMV Determination Period ”). The broker(s) shall determine the §16 FMV by evaluating both Members’ proposed §16 FMVs in light of the fair market value of the Property, such fair market value being the fairest price estimated in the terms of money that the Company could obtain if the Property was sold in the open market allowing a reasonable time to find a purchaser who purchases with knowledge of the business of the Property at the time of the Abandonment Event. The broker(s) shall select the proposed §16 FMV of the Member which each such broker deems most accurate in light of its analysis. In the event that three (3) brokers are involved in the Evaluation, the decision of any two (2) brokers with respect to either Member’s proposed §16 FMV shall constitute selection of such §16 FMV. None of the Members or the Manager shall provide any instruction, direction or information to any of the brokers other than a copy of the instructions set forth in this Section 16, the Members’ § 16 FMVs and written information regarding the Property and the Project prepared by or on behalf of the Company or the Property Owner before the Abandonment Event.

 

(c)           Determination of Bluerock Interest Price . Based upon the §16 FMV as determined above, the Members shall determine the amount of cash that would be distributed to each Member pursuant to Section 6.3 if (i) the assets of the Company were sold for the §16 FMV, (ii) the liabilities of the Company (excluding any prepayment penalties or fees contained in any financing documents secured by the assets of the Company) are paid in full, and (iii) any remaining amounts were distributed to the Members pursuant to Section 6.3. One hundred percent (100%) of the amount which would be distributed to Bluerock pursuant to Section 6.3 shall be deemed the Bluerock Interest Price.

 

(d)           Payment of Costs . Bluerock shall pay for the services of the broker appointed by Bluerock, and ArchCo shall pay for the services of the broker appointed by ArchCo and the services of the third (3rd) broker, if any.

 

 

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16.4          Closing Process . The date for the closing, if any, for the purchase and sale of Bluerock’s Interest under this Section 16 (the “ Bluerock Interest Closing Date ”) will be set by ArchCo, provided it is not later than the Bluerock Interest Closing Deadline. The closing shall take place on the Bluerock Interest Closing Date through escrow with a national title company. At the closing, the Bluerock Interest Price shall be paid in immediately available funds and Bluerock shall convey good title to Bluerock’s Interest to ArchCo free and clear of all liens and encumbrances. Each Member shall cooperate and take all actions and execute all documents reasonably necessary or appropriate to reflect the purchase of Bluerock’s Interest by ArchCo. The Manager shall prepare (and the parties shall agree upon) a balance sheet for the Company as of the date of determination of the Bluerock Interest Closing Date showing all items of income and expense of the Company earned or accrued, and such income and expenses shall be prorated between ArchCo and ArchCo as of the Bluerock Interest Closing Date (based on Bluerock’s Interest before the Bluerock Interest Closing Date). All other costs shall be borne by the party who customarily bears such costs in real estate transactions in the county where the Property is located. Any risk of casualty or loss to the Property before the Bluerock Interest Closing Date shall be borne by ArchCo, who shall succeed to all rights to insurance proceeds or condemnation awards. Unless required by any applicable loan documents, in no event shall ArchCo be required to repay or to cause the Company to repay any indebtedness of the Company at such closing except for the repayment of any loans made by Bluerock to the Company with ArchCo’s prior written consent; provided further, on or before the Bluerock Interest Closing Date and as a condition of any closing thereon, ArchCo shall provide written releases to Bluerock and any Affiliate of Bluerock from all liabilities, if any, of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) for which Bluerock and Affiliates of Bluerock may have personal liability and from all guaranties of such liabilities of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) previously executed by Bluerock and any Affiliates of Bluerock. Effective as of the closing for the purchase of Bluerock’s Interest, Bluerock shall withdraw as a member of the Company. In connection with any such withdrawal, ArchCo may cause any nominee designated by ArchCo to be admitted as a substituted Member of the Company. Upon payment to Bluerock of the Bluerock Interest Price after the Abandonment Event on or before the Bluerock Interest Closing Deadline, Bluerock hereby constitutes and irrevocably appoints ArchCo as Bluerock’s true and lawful attorney-in-fact upon the occurrence of a default by Bluerock under this Section 16 for the purpose of carrying out the provisions of this Section 16 and taking any action and executing any document, instrument and/or agreement that ArchCo deems necessary or appropriate to accomplish the purposes of this Section 16, including, without limitation, the transfer of Bluerock’s Interest in the Company to ArchCo in accordance with this Section 16. This power-of-attorney shall be irrevocable as one coupled with an interest; provided however, on or before the Bluerock Interest Closing Date and as a condition of any closing thereat, ArchCo shall provide written releases to Bluerock and any Affiliate of Bluerock from all liabilities, if any, of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) for which Bluerock and Affiliates of Bluerock may have personal liability and from all guaranties of such liabilities of the Company or any Subsidiary or Affiliate (or successor to any of the foregoing) previously executed by Bluerock and any Affiliates of Bluerock.

 

16.5          Termination of Related Party Contracts . Upon the closing of any purchase and sale pursuant to this Section 16, the Development Agreement and any other agreement of the Company or Purchaser to which Bluerock or an Affiliate of Bluerock is a party shall terminate at either ArchCo’s or Bluerock’s election without the payment of any development fee, termination fee and/or penalty, if any, thereunder.

 

Section 17.            Miscellaneous .

 

17.1          Notices .

 

(a)          All notices, requests, approvals, authorizations, consents and other communications required or permitted under this Agreement shall be in writing and shall be (as elected by the Person giving such notice) hand delivered by messenger or overnight courier service, mailed (airmail, if international) by registered or certified mail (postage prepaid), return receipt requested, or sent via email (provided such email is immediately followed by the delivery of an original copy of same via one of the other foregoing delivery methods) addressed to:

 

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If to Bluerock:

 

c/o Bluerock Real Estate, L.L.C.
712 Fifth Avenue, 9 th Floor
New York, New York 10019
Attention: R. Ramin Kamfar and Jordan Ruddy

Email: rkamfar@bluerockre.com and jruddy@bluerockre.com

 

with a copy to:

 

c/o Bluerock Real Estate, L.L.C.

712 Fifth Avenue, 9 th Floor

New York, New York 10019

Attention: Michael Konig, Esq.

Email: mkonig@bluerockre.com

 

If to ArchCo:

c/o ArchCo Residential LLC
5 Piedmont Center, Suite 300
Atlanta, GA 30305
Attention: Neil T. Brown & Dorrie Green
Email: neil@ntbrown.com & dgreen@archcoresidential.com

 

with a copy to:

 

Sherman & Howard L.L.C.

633 17th Street, Suite 3000

Denver, CO 80202

Attention: Mike Shomo

Email: mshomo@shermanhoward.com

 

(b)          Each such notice shall be deemed delivered (a) on the date delivered if by hand delivery or overnight courier service or facsimile, and (b) on the date upon which the return receipt is signed or delivery is refused or the notice is designated by the postal authorities as not deliverable, as the case may be, if mailed (provided, however, if such actual delivery occurs after 5:00 p.m. (local time where received), then such notice or demand shall be deemed delivered on the immediately following Business Day after the actual day of delivery).

 

(c)          By giving to the other parties at least fifteen (15) days written notice thereof, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses.

 

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17.2          Governing Law . This Agreement and the rights of the Members hereunder shall be governed by, and interpreted in accordance with, the laws of the State of Delaware. Each of the parties hereto irrevocably submits to the jurisdiction of the New York State courts and the Federal courts sitting in the State of New York and agree that venue for any and all matters involving this Agreement shall be established solely in such courts. Each of the parties hereto waives irrevocably the defense of inconvenient forum to the maintenance of such action or proceeding.

 

17.3          Successors . This Agreement shall be binding upon, and inure to the benefit of, the parties and their successors and permitted assigns. Except as otherwise provided herein, any Member who Transfers its Interest as permitted by the terms of this Agreement shall have no further liability or obligation hereunder, except with respect to claims arising prior to such Transfer.

 

17.4          Pronouns . Whenever from the context it appears appropriate, each term stated in either the singular or the plural shall include the singular and the plural, and pronouns stated in either the masculine, the feminine or the neuter gender shall include the masculine, feminine and neuter.

 

17.5          Table of Contents and Captions Not Part of Agreement . The table of contents and captions contained in this Agreement are inserted only as a matter of convenience and in no way define, limit or extend the scope or intent of this Agreement or any provisions hereof.

 

17.6          Severability . If any provision of this Agreement shall be held invalid, illegal or unenforceable in any jurisdiction or in any respect, then the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired, and the Members shall use their best efforts to amend or substitute such invalid, illegal or unenforceable provision with enforceable and valid provisions which would produce as nearly as possible the rights and obligations previously intended by the Members without renegotiation of any material terms and conditions stipulated herein.

 

17.7          Counterparts . This Agreement may be executed in several counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument.

 

17.8          Entire Agreement and Amendment . This Agreement and the other written agreements described herein between the parties hereto entered into as of the date hereof, constitute the entire agreement between the Members relating to the subject matter hereof. In the event of any conflict between this Agreement or such other written agreements, the terms and provisions of this Agreement shall govern and control. No amendment or waiver by a Member shall be enforceable against such Member unless it is in writing and duly executed by such Member.

 

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17.9          Further Assurances . Each Member agrees to execute and deliver any and all additional instruments and documents and do any and all acts and things as may be necessary or expedient to effectuate more fully this Agreement or any provisions hereof or to carry on the business contemplated hereunder.

 

17.10          No Third Party Rights . The provisions of this Agreement are for the exclusive benefit of the Members and the Company, and no other party (including, without limitation, any creditor of the Company) shall have any right or claim against any Member by reason of those provisions or be entitled to enforce any of those provisions against any Member .

 

17.11          Incorporation by Reference . Every Exhibit and Annex attached to this Agreement is incorporated in this Agreement by reference.

 

17.12          Limitation on Liability . Except as set forth in Section 14 , the Members shall not be bound by, or be personally liable for, by reason of being a Member, a judgment, decree or order of a court or in any other manner, for the expenses, liabilities or obligations of the Company, and the liability of each Member shall be limited solely to the amount of its Capital Contributions as provided under Section 5 . Except as set forth in Section 14.3 , any claim against any Member (the “ Member in Question ”) which may arise under this Agreement shall be made only against, and shall be limited to, such Member in Question’s Interest, the proceeds of the sale by the Member in Question of such Interest or the undivided interest in the assets of the Company distributed to the Member in Question pursuant to Section 13.3(d) hereof. Except as set forth in Section 14.3 , any right to proceed against (i) any other assets of the Member in Question or (ii) any agent, officer, director, member, partner, shareholder or employee of the Member in Question or the assets of any such Person, as a result of such a claim against the Member in Question arising under this Agreement or otherwise, is hereby irrevocably and unconditionally waived.

 

17.13          Remedies Cumulative . The rights and remedies given in this Agreement and by law to a Member shall be deemed cumulative, and the exercise of one of such remedies shall not operate to bar the exercise of any other rights and remedies reserved to a Member under the provisions of this Agreement or given to a Member by law. In the event of any dispute between the parties hereto, the prevailing party shall be entitled to recover from the other party reasonable attorney’s fees and costs incurred in connection therewith.

 

17.14          No Waiver . One or more waivers of the breach of any provision of this Agreement by any Member shall not be construed as a waiver of a subsequent breach of the same or any other provision, nor shall any delay or omission by a Member to seek a remedy for any breach of this Agreement or to exercise the rights accruing to a Member by reason of such breach be deemed a waiver by a Member of its remedies and rights with respect to such breach.

 

17.15          Limitation On Use of Names . Notwithstanding anything contained in this Agreement or otherwise to the contrary, each of Bluerock and ArchCo as to itself agree that neither it nor any of its Affiliates, agents, or representatives is granted a license to use or shall use the name of the other under any circumstances whatsoever. Any change in the name of the Property must be approved by Manager.

 

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17.16          Publicly Traded Partnership Provision . Each Member hereby severally covenants and agrees with the other Members for the benefit of such Members, that (i) it is not currently making a market in Interests in the Company and will not in the future make such a market and (ii) it will not Transfer its Interest on an established securities market, a secondary market or an over-the-counter market or the substantial equivalent thereof within the meaning of Code Section 7704 and the Regulations, rulings and other pronouncements of the U.S. Internal Revenue Service or the Department of the Treasury thereunder. Each Member further agrees that it will not assign any Interest in the Company to any assignee unless such assignee agrees to be bound by this Section and to assign such Interest only to such Persons who agree to be similarly bound.

 

17.17          Uniform Commercial Code . The interest of each Member in the Company shall be an “uncertificated security” governed by Article 8 of the Delaware UCC and the UCC as enacted in the State of New York (the “ New York UCC ”), including, without limitation, (i) for purposes of the definition of a “security” thereunder, the interest of each Member in the Company shall be a security governed by Article 8 of the Delaware UCC and the New York UCC and (ii) for purposes of the definition of an “uncertificated security” thereunder.

 

17.18          Public Announcements . Neither Member nor any of its Affiliates shall, without the prior approval of the Manager, issue any press releases or otherwise make any public statements with respect to the Company or the transactions contemplated by this Agreement, except as may be required by applicable law or regulation or by obligations pursuant to any listing agreement with any national securities exchange so long as such Member or such Affiliate has used reasonable efforts to obtain the approval of the Manager prior to issuing such press release or making such public disclosure..

 

17.19          No Construction Against Drafter . This Agreement has been negotiated and prepared by Bluerock and ArchCo and their respective attorneys and, should any provision of this Agreement require judicial interpretation, the court interpreting or construing such provision shall not apply the rule of construction that a document is to be construed more strictly against one party.

 

[ SIGNATURES ON FOLLOWING PAGES ]

 

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IN WITNESS WHEREOF, this Agreement is executed by the Members, effective as of the date first set forth above.

 

  BLUEROCK:
   
  BR MOREHEAD JV MEMBER, LLC ,
  a Delaware limited liability company
         
  By: Bluerock Special Opportunity + Income Fund II, LLC, a Delaware limited liability company, its Manager
         
    By: BR SOIF II Manager, LLC, a Delaware limited liability company, its Manager
         
      By: /s/ Michael L. Konig
        Michael L. Konig
        Authorized Signatory

 

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  ARCHCO:
   
  WMH SPONSOR LLC ,
  a Delaware limited liability company
   
  By: /s/ Neil T. Brown
    Name:  Neil T. Brown
    Title:  Authorized Signatory

 

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EXHIBIT A

 

Unreturned Capital Contribution Accounts

 

 

Member Name

  Unreturned Capital
Contribution Account
 
Bluerock   $ 5,799,279.94  
ArchCo   $ 0.00  

 

 

 

 

Exhibit B

Examples of the application of Section 9.1(e)

 

Example 1 .

 

Proposed Transaction:

Bluerock determines to admit a new member to the Company who agrees to make Capital Contributions (which Bluerock would otherwise be permitted to make hereunder) subject to receipt of a senior preferred 12% IRR and 10% of all Distributable Funds thereafter.

 

Application of Section 9.1(e):

 

The Proposed Transaction is permitted without ArchCo’s consent. Section 6.3 would be modified to provide for distributions to be made as follows:

 

(i) First, to new Member, amounts necessary for the new member to achieve its 12% IRR;

 

(ii) Second, an amount equal to the sum of (A) the amounts required for Bluerock to achieve a 15% IRR on its Capital Contributions and (B) the amounts required for the new member to achieve a 15% IRR (after taking account of distributions under clause (i)) 90% to Bluerock and 10% to new member;

 

(iii) Third, 10% to new member, 78% to Bluerock and 12% to ArchCo.

 

Example 2 .

 

Proposed Transaction:

Bluerock determines to admit a new member who agrees to make a Capital Contribution (which Bluerock would otherwise be permitted to make hereunder) subject to receipt of a senior preferred 18% IRR and no residual interest.

 

Application of Section 9.1(e):

 

The Proposed Transaction is prohibited without ArchCo’s consent since it effectively results in a potential additional subordination of ArchCo’s 12% carried interest.

 

Example 3 .

 

Proposed Transaction:

Same as example 1 but the transaction is to be structured as a contribution of the Property to a new limited liability company (“NewCo”) in which the Company and the new member are members.

 

 

 

 

Application of Section 9.1(e):

 

The Proposed Transaction is permitted without ArchCo’s consent provided that (i) after giving effect to the distribution provision under the operating agreement of NewCo and the terms of Section 6.3 of this Agreement, Distributable Funds are distributable as provided in Example 1 above and (ii) after giving effect to any amendment hereof proposed by Bluerock to be entered into in connection with such contribution, the operating agreement of NewCo has provisions which are reasonably adequate for ArchCo to directly or indirectly have substantially the same rights and remedies as are provided for herein ) including, if Commencement of Construction has not occurred, the right to acquire the Property substantially on the terms provided in Section 16 if an Abandonment Event occurs; provided, however, Bluerock and not the new member, shall be obligated under the Put Option.

  

 

 

Exhibit 10.356

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR ARCHCO MOREHEAD, LLC

 

This LIMITED LIABILITY COMPANY AGREEMENT OF BR ArchCo Morehead, LLC (the " Company "), is dated as of November 24, 2015 (this " Agreement "), by BR ArchCo Morehead JV, LLC, a Delaware limited liability company, as the sole member of the Company (the " Member '').

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the " Act "), and there has been filed a Certificate of Formation of the Company (the " Certificate of Formation ") with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Member desires to operate the Company as a limited liability company under the Act.

 

NOW, THEREFORE, the Member agrees as follows:

 

1. Formation . The Certificate of Formation, the formation of the Company as a limited liability company under the Act, and all actions taken by any other person who executed and filed the Certificate of Formation are hereby adopted and ratified. The affairs of the Company and the conduct of its business shall be governed by the terms and subject to the conditions set forth in this Agreement, as amended from time to time. The Member is hereby authorized and directed to file any necessary amendments to the Certificate of Formation of the Company in the office of the Secretary of State of the State of Delaware and such other documents as may be required or appropriate under the Act or the laws of any other jurisdiction in which the Company may conduct business or own property.

 

2. Name . The name of the limited liability company formed hereby is BR ArchCo Morehead, LLC.

 

3. Purpose . The purpose of the Company is:

 

(i) to acquire, own, develop, improve, hold, sell, lease, transfer, exchange, assign, dispose of, operate, manage, finance or otherwise deal with that certain real property situated in Jacksonville, Florida and more particularly described on Exhibit A annexed hereto and made a part hereof, together with all buildings and improvements thereon and all personal property located thereat or used in connection therewith; and

 

(ii) to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of the State of Delaware that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above-mentioned purposes.

 

 
 

 

4. Place of Business . The Company shall have its principal place of business at 712 Fifth Avenue, 9th Floor, New York, New York, or at such other place or places as the Member may, from time to time, select.

 

5. Registered Office and Agency . The address of its registered office in the State of Delaware is 160 Greentree Drive, Suite 101, Dover, DE 19904. The name of the registered agent at such address is National Registered Agents. Such office and such agent may be changed from time to time by the Member in its sole discretion.

 

6. Capital Accounts . An account shall be established in the Company's books for the Member and transferee in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).

 

7. Percentage Interest and Allocations of Profits and Losses . The Member's interest in the Company equals 100% (the " Percentage Interest "). The Company's profits and losses shall be allocated in accordance with the Percentage Interest of the Member.

 

8. Additional Contributions . The Member is not required to make any contribution of property or money to the Company.

 

9. Distributions . At the time determined by the Member, the Member shall cause the Company to distribute any cash held by it which is neither reasonably necessary for the operation of the Company nor in violation of the Act. All cash available for distribution shall be distributed to the Member in accordance with the Percentage Interests.

 

10. Powers . The business of the Company shall be solely under the management of the Member. The Member shall have the right and authority to take all actions specifically enumerated in the Certificate of Formation or this Agreement or which the Member otherwise deems necessary, useful or appropriate for the day-to-day management and conduct of the Company's business.

 

11. Compensation . The Member shall not receive compensation for services rendered to the Company.

 

12. Term . The Company shall dissolve, and its affairs shall be wound up, upon the earliest to occur of (a) the decision of the Member, (b) the sale by the Company of all or substantially all of its property or (c) an event of dissolution of the Company under the Act.

 

13. Assignments . The Member may at any time directly or indirectly sell, transfer, assign, hypothecate, pledge or otherwise dispose of or encumber all or any part of its interest in the Company (including, without limitation, any right to receive distributions or allocations in respect of such interest and whether voluntarily, involuntarily or by operation of law).

 

 
 

 

14. Limited Liability . The Member shall have no liability for the obligations of the Company except to the extent provided in the Act.

 

15. Additional Members . Additional Members can only be admitted to the Company upon the consent of the Member, which consent may be evidenced by, among other things, the execution of an amendment to this Agreement.

 

16. Management . The business and affairs of the Company shall be conducted solely and exclusively by the Member, as provided herein. The Member shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Member (or its designee(s)) shall be conclusive and binding upon the Company. Neil Brown, James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall have the authority to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Member shall from time to time approve, such approval to be conclusively evidenced by its execution and delivery of any of the foregoing. Third parties may conclusively rely upon the act of Neil Brown, James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such party for all purposes in respect of their dealings with the Company.

 

17. Amendments . This Agreement may be amended only in a writing signed by the Member.

 

18. Binding Agreement . Notwithstanding any other provts1on of this Agreement, the Member agrees that this Agreement constitutes a legal, valid and binding agreement of the Member, and is enforceable against the Member in accordance with its terms.

 

19. Governing Law . This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

20. Separability 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, unenforceable or illegal under any existing or future law, such invalidity, unenforceability or illegality shall not impair the operation of or affect those portions of this Agreement which are valid, enforceable and legal. The parties shall nevertheless negotiate in good faith in order to agree to the terms of a mutually satisfactory provision consistent with their intentions in executing and delivering this Agreement to be substituted for the provision which is invalid, unenforceable or illegal.

 

[The remainder of this page is left intentionally blank]

 

 
 

 

IN WITNESS WHEREOF, the undersigned has duly executed this Agreement as of the date first written above.

 

  MEMBER:
       
  BR ArchCo Morehead JV, LLC,
  a Delaware limited liability company
       
       
  By:  /s/ Michael Konig
    Name:   Michael Konig
    Title: Authorized Signatory

 

 
 

 

EXHIBIT A

 

Description of the Land

 

 

 

 

Exhibit 10.357

 

FIRST AMENDMENT TO

LIMITED LIABILITY COMPANY AGREEMENT

OF

BR ArchCo MOREHEAD, LLC

 

This FIRST AMENDMENT TO LIMITED LIABILITY COMPANY AGREEMENT OF BR ArchCo Morehead, LLC (the “ Company ”), is dated as of January 6, 2016 (this “ Agreement ”), by BR ArchCo Morehead JV, LLC, a Delaware limited liability company, as the sole member of the Company (the “ Member ”).

 

RECITALS:

 

WHEREAS, the Company was formed pursuant to the Delaware Limited Liability Company Law, as amended from time to time (the “ Act ”), and there has been filed a Certificate of Formation of the Company (the “ Certificate of Formation ”) with the office of the Secretary of State of the State of Delaware; and

 

WHEREAS, the Member entered into that certain Limited Liability Company Agreement for the Company dated November 24, 2015 (the “ Operating Agreement ”); and

 

WHEREAS, the Member now desires to amend the Operating Agreement as follows:

 

AMENDMENT:

 

NOW, THEREFORE, for and in consideration of the mutual covenants contained in this First Amendment and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Member hereby agrees as follows:

 

1.            Paragraph 3(i) of the Operating Agreement is hereby deleted in its entirety and replaced with the following:

 

“(i) to acquire, own, develop, improve, hold, sell, lease, transfer, exchange, assign, dispose of, operate, manage, finance or otherwise deal with that certain real property situated in Charlotte, North Carolina and more particularly described on Exhibit A annexed hereto and made a part hereof, together with all buildings and improvements thereon and all personal property located thereat or used in connection therewith; and”

 

2.            Section 6 of the Operating Agreement is hereby deleted in its entirety and replaced with the following:

 

“6. Capital Accounts . An account shall be established in the Company's books for the Member (and any transferee admitted as a Member pursuant hereto) in accordance with the principles of Treasury Regulation Section 1.704-1(b)(2)(iv).”

 

 

 

 

3.           Section 16 of the Operating Agreement is hereby deleted in its entirety and replaced with the following:

 

“16. Management . The business and affairs of the Company shall be conducted solely and exclusively by the Member, as provided herein. The Member shall have all rights and powers on behalf and in the name of the Company to perform all acts necessary and desirable to the objects and purposes of the Company. All determinations, decisions and actions made or taken by the Member (or its designee(s)) shall be conclusive and binding upon the Company. Neil Brown, James Babb, Jordan Ruddy and Michael Konig are each hereby appointed as an authorized signatory of the Company and shall each have the authority, acting alone, to execute on behalf of the Company such agreements, contracts, instruments and other documents as the Member shall from time to time approve, such approval to be conclusively evidenced by the execution and delivery thereof by any of the foregoing designated authorized signatories. Third parties may conclusively rely upon the acts of Neil Brown, James Babb, Jordan Ruddy and/or Michael Konig as evidence of the authority of such persons for all purposes in respect of their dealings with the Company.”

 

4.           Exhibit A to the Operating Agreement is hereby deleted in its entirety and replaced with Exhibit A attached to this First Amendment.

 

5.          This First Amendment shall be deemed to amend the Operating Agreement and to the extent of any conflict therewith, supersedes the provisions thereof. All remaining terms and conditions of the Operating Agreement not modified by this First Amendment shall remain in full force and effect, and the Member hereby ratifies and confirms the Operating Agreement, as hereby amended, in all respects.

 

6.          Any signature may be executed by facsimile which shall be deemed an original.

 

7.          The laws of the State of Delaware shall govern the validity of this First Amendment and the construction and interpretation of its terms.

 

[The remainder of this page is left intentionally blank]

 

 

 

 

IN WITNESS WHEREOF, the Member has executed this First Amendment the day and year written above.

 

  MEMBER:
   
  BR ArchCo Morehead JV, LLC,
  a Delaware limited liability company
       
  By: /s/ Michael L. Konig  
    Name:  Michael L. Konig  
    Title:    Authorized Signatory  

 

 

 

 

EXHIBIT A

 

Description of the Land

 

Lying and being in Mecklenburg County, North Carolina, and more particularly described as follows:

 

PARCEL 1

 

BEGINNING at a point located at the intersection of the southern margin of the right-of-way of West Morehead Street and the eastern margin of the right-of-way of South Summit Avenue, thence from said Beginning point and with the eastern margin of the right-of-way of South Summit Avenue S. 11-45 W. 220.0 ft. to an iron located beneath the pavement in the northern margin of the Piedmont and Northern Railroad right-of-way; thence with said right-of-way in two courses and distances as follows: (1) S. 78-15 E. 83.45 ft. to a point; (2) with the arc of a circular curve to the left having a radius of 465.84 ft., a chord bearing and distance of N. 85-54-16 E. 254.39 feet and an arc distance of 257.66 ft. to an iron located beneath the pavement in the western margin of a paved 20 ft. alley way; thence with the western margin of said alley way N. 03-10-25 W. 195.17 ft. to an iron pipe located in the southern margin of the right-of-way of West Morehead Street; thence with said margin of West Morehead Street and with the arc of a circular curve to the right having a radius of 1263.11 ft., a chord bearing and distance of N. 85-56-55 W. 280.50 ft. and an arc distance of 281.08 ft. to the point and place of BEGINNING; containing 1.5544 acres; as shown on a survey by R. B. Pharr & Associates, P.A., dated October 4, 1999, and being Lot 1 in Block D of Wesley Heights as shown on a map recorded in Map Book 3 at Page 540 in the Office of the Register of Deeds for Mecklenburg County, North Carolina.

 

Said property having been previously conveyed to Grantor by Trustee’s Deed dated February 7, 2013, from William C. Parise, Substitute Trustee, recorded February 11, 2013, in Book 28056, Page 971, Instrument #2013020812.

 

PARCEL 2

 

BEGINNING at an iron stake in the easterly margin of South Summit Avenue and the southerly margin of the P. and N. right of way, said point of beginning being S. 11-45 W. 245 feet from the southerly margin of West Morehead Street, thence, along the easterly margin of South Summit Avenue S. 11-45 W., 145 feet to a point in the northerly margin of Bryant Street; thence, along the northerly margin of Bryant Street, S. 78-15 E. 84.69 feet, to an iron stake and a point of curve; thence, with the arc of a circular curve to the left of radius of 1146.28 feet, a distance of 333.11 feet, to an iron stake in the northerly margin of Bryant Street and the westerly margin of a twenty foot alley; thence, with the westerly line of said alley N. 12-57 W. 183.51 feet to a point in the westerly margin of said alley and southerly margin of P. and N. right of way; thence, along the southerly margin of said right of way and with the arc of a circular curve to the right of radius 490.84 feet, a distance of 247.64 feet, to a point on curve on said right of way; thence, along the southerly margin of P. and N. right of way N. 78-15 W., 101.59 feet to the point of BEGINNING, said lot being designated as Lot 2, Block D, Wesley Heights, as shown in Map Book 3, Page 540, of the Mecklenburg County Public Registry, North Carolina.

 

 

 

 

Said property having been previously conveyed to Grantor by Trustee’s Deed dated February 7, 2013, from William C. Parise, Substitute Trustee, recorded February 11, 2013, in Book 28056, Page 975, Instrument #2013020813.

 

PARCEL 3

 

BEGINNING at a #4 rebar located on the northern margin of Bryant Street at the southeast corner of the property of Southern Apartment Group-49, LLC (Deed Book 28056, Page 975); thence N. 12-57-00 W. 183.51’ to a #4 rebar; thence along a curve to the right, with a radius of 490.84', an arc of 10.07’, and bearing and chord of S 70-09-42 W. 10.07’, to a computed point; thence S. 12-57-00 E. 186.09’ to a computed point, located on the northern margin of Bryant Street; thence with the northern margin of Bryant Street, along a curve to the left, with a radius of 1146.28’, an arc of 10.09’, and bearing and chord of S. 84-50-51 W. 10.09’ to the point and place of BEGINNING, containing 0.042 acres, more or less.

 

Said property having been previously conveyed to Grantor by North Carolina Non-Warranty Deed dated March __, 2014, from Larry D. Watts, and wife, Nancy G. Watts, recorded April 9, 2014, in Book 29101, Page 781, Instrument #2014037191.

 

PARCEL 4

 

BEGINNING at a nail in the Eastern margin of S. Summit Avenue, said point being located S. 11-45-00 W. 220.00’ from a nail in the sidewalk located at the intersection of the Eastern margin of S. Summit Avenue and the Southern margin of West Morehead Street; thence running with Lot #1, Block D, Map Book 3, Page 540 (Mecklenburg County Registry) S. 78-15-00 E. 83.45’ to a point; thence continuing with Lot #1, along a curve to the left having a radius of 465.84’, an arc length of 257.66’, a chord of 254.39’ and bearing of N. 85-52-47 E. to an old iron pipe; thence S. 06-46-31 E. 26.14’ to a #4 rebar located at the northeasternmost corner of Lot #2-A, Map Book 3, Page 540; thence with the Northern boundary line of said Lot #2-A, along a curve to the right having a radius of 490.84’, an arc length of 247.63’, a chord of 245.01’ and a bearing of S. 85-12-08 W. to a point; thence continuing with Lot #2-A, N. 78-15-00 W. 101.59’ to a nail along the Eastern margin of S. Summit Avenue; thence with the margin of S. Summit Avenue, N. 11-45-00 E. 25.00’ to the point and place of BEGINNING, containing 0.201 acres, more or less, as shown on a survey by Robert J. Dedmon dated February 6, 2013.

 

Said property having been previously conveyed to Grantor by North Carolina Non-Warranty Deed dated December 19, 2013, from E.C. Griffith Company fka The Charlotte Investment Company, recorded December 26, 2013, in Book 28916, Page 393, Instrument #2013192954.

 

TOGETHER WITH an easement for egress, ingress and regress from the alley described in instrument recorded in Book 11924, Page 614, Mecklenburg County Public Registry.

 

 

 

 

ALL FOUR PARCELS BEING MORE PARTICULARLY DESCRIBED BY ALTA/ACSM Land Title Survey entitled “Southern Apartment Group-49, LLC 1309 & 1311 W. Morehead St –Charlotte, NC”, dated June 30, 2015, prepared by Robert J. Dedmon, PLS as Dedmon Surveys Job No. X12WESTALTA2 as follows:

 

BEGINNING at a nail in the sidewalk at the Northeast margin of Bryant Street and South Summit Avenue, said beginning point being located S 78-46-00 E, 50.22' from a nail in the sidewalk located at the Northwest margin of Bryant Street and South Summit Avenue; thence from said beginning point, with the Eastern margin of S Summit Ave, N 11-45-00 E 390.00' to a nail in the sidewalk, Southeast margin of S Summit Ave and West Morehead Street; thence with the Southern margin of W Morehead St, along a curve to the left, with a radius of 1263.11', an arc of 281.08', and a bearing & chord of S 86-02-44 E, 280.50' to a 3/4" pipe; thence leaving said margin of W Morehead St, and running with an old alleyway S 03-10-25 E 195.06' to an old iron; thence S 06-46-31 E 26.14' to a #4 rebar, corner of abandoned alleyway; thence with abandoned alleyway, along a curve to the left, with a radius of 490.84', an arc of 10.07', and bearing and chord of S 70-09-42 W, 10.07', to a #4 rebar; thence S 12-57-00 E 186.09' to a #4 rebar, located on the Northern margin of Bryant St; thence with the Northern margin of Bryant St, along a curve to the right, with a radius of 1146.28', an arc of 10.09', and bearing and chord of S 84-50-51 W, 331.94' to a #4 rebar; thence along a curve to the right, with a radius of 1146.28', an arc of 333.11', and bearing and chord of N 86-34-31 W, 331.94' to a nail; thence N 78-15-00 W, 84.69' to the point and place of BEGINNING, containing 3.158 acres, more or less.

 

 

 

 

Exhibit 10.358

 

BRG MOREHEAD NC, LLC

ASSIGNMENT OF MEMBERSHIP INTEREST

 

Effective as of the 6th day of January, 2016, for value received, BRG MOREHEAD NC, LLC, a Delaware limited liability company (“ Assignor ”), a member of BR ArchCo Morehead JV, LLC, a Delaware limited liability company (the “ Company ”), hereby sells, assigns, conveys and transfers unto BR Morehead JV MEMBER, LLC , a Delaware limited liability company (“ Assignee ”), one hundred percent (100.00%) of Assignor’s limited liability company interest in the Company, together with any and all claims, title, interests, entitlements, capital account balances, distributions and other rights related to such limited liability company interest being assigned (the “ Assigned Interest ”). Assignee hereby accepts from Assignor the Assigned Interest and agrees to be substituted as a member in the Company in the place and stead of Assignor with respect to the Assigned Interest assigned to and accepted by Assignee as provided herein.

 

Assignor, in its capacity as a member of the Company, hereby consents to the admission of Assignee as a member of the Company, with all rights and obligations as a substitute member of the Company with respect to the Assigned Interest. Assignee agrees to be bound by the terms of the Company’s limited liability company agreement, and assumes and agrees to pay and discharge when and as due all the liabilities, obligations, and responsibilities of Assignor arising from Assignor’s ownership of the Assigned Interest acquired by Assignee from and after the date hereof. Assignor and Assignee mutually agree to reasonably cooperate at all times from and after the date hereof with respect to any of the matters described herein, and to execute such further documents as may be reasonably requested for the purpose of giving effect to, evidencing or giving notice of the transaction evidenced by this Assignment.

 

This Assignment shall be binding upon, and shall inure to the benefit of, the parties hereto and their respective heirs, personal representatives, successors and assigns. No supplement, modification, waiver or termination of this Assignment or any provisions hereof shall be binding unless executed in writing by the person to be bound thereby. No waiver of any of the provisions of this Assignment shall constitute a waiver of any other provision (whether or not similar), nor shall such waiver constitute a continuing waiver unless otherwise expressly provided.

 

This Assignment can be executed in any number of counterparts, each of which, when so executed, shall be deemed an original; such counterparts together shall constitute one original. This Assignment will be governed by the laws of the State of Delaware, without giving effect to principles of conflict of laws of that State.

 

 

[ SIGNATURES ON FOLLOWING PAGE ]

 

 
 

 

IN WITNESS WHEREOF, Assignor and Assignee have each duly authorized and executed this Assignment effective as of the date first written above.

 

  ASSIGNOR:
         
  BRG MOREHEAD NC, LLC ,
  a Delaware limited liability company
         
  By:   Bluerock Residential Holdings, L.P.,
    a Delaware limited partnership, its Sole Member
         
    By:   Bluerock Residential Growth REIT, Inc.,
      a Maryland corporation, its General Partner
         
      By: /s/ Michael L. Konig
        Michael L. Konig
        Chief Operating Officer
         
  ASSIGNEE:
         
  BR MOREHEAD JV MEMBER, LLC ,
  a Delaware limited liability company
         
By:    Bluerock Special Opportunity + Income Fund II, LLC,
  a Delaware limited liability company, its Manager
         
    By:   BR SOIF II Manager, LLC,
      a Delaware limited liability company, its Manager
         
      By: /s/ Michael L. Konig
      Michael L. Konig
      Authorized Signatory

 

 

 

 

Exhibit 10.359

 

PROJECT ADMINISTRATION AGREEMENT

[West Morehead, Charlotte, NC]

 

THIS PROJECT ADMINISTRATION MANAGEMENT AGREEMENT (this “Agreement”) is made as of the 24 th day of November, 2015, by and between BRG MOREHEAD DEVELOPMENT MANAGER, LLC, a Delaware limited liability company (“Development Manager”) and ARCHCO WMH PM LLC, a Delaware limited liability company (“Project Manager”), and joined into on a limited basis by BR ARCHCO MOREHEAD, LLC, a Delaware limited liability company (“Owner”).

 

WHEREAS, Owner is the owner or contract vendee of the West Morehead project. The West Morehead site is comprised of comprised of real property located at 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue, Charlotte, North Carolina (the “Property”);

 

WHEREAS, Owner is of desirous of retaining development and project administration services to expediently and cost-effectively complete construction of the Property to become a Class A apartment community consisting of, as currently planned, 287 Class A apartment units in a five-story, wood-frame building surrounding a pre-cast six-level garage. Amenities within the community will be comparable to the new apartment properties in the vicinity, and will include a resort-style swimming pool, fitness center, business center and three courtyards.

 

WHEREAS, Owner has entered into a Development Agreement with Development Manager for the above-noted services, and Development Manager and Project Manager are desirous of entering into this Agreement whereby Project Manager will provide such services to Development Manager on behalf of Owner subject to Development Manager’s oversight and control, in accordance with the terms and conditions of this Agreement.

 

NOW, THEREFORE, the parties hereto, intending legally to be bound, hereby agree as follows:

 

ARTICLE I
DEFINITIONS

 

1.1           Each of the following terms is defined as follows:

 

“Architect” means Poole & Poole Archicture, LLC, the architectural firm retained by Owner.

 

“Architect’s Contract” means the contract entered into between Owner and Architect in connection with the Project.

 

“Bankruptcy Code” shall mean Title 11 of the United States Code, as amended or any other applicable bankruptcy or insolvency statute or similar law.

 

 

 

 

“Bankruptcy/Dissolution Event” shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

“Change Cap” shall mean $250,000.

 

“Commencement of Construction” means the date on which Owner delivers a notice to commence construction to the General Contractor after the Owner has acquired the Property .

 

“Construction Contract” means any contract between Owner and a Contractor providing for the construction of any portion of the Improvements; such term includes the General Contract.

 

“Contractor” means each party who enters into a contract directly with the Owner and who provides labor, services or materials for any part of the Improvements under the terms of a Construction Contract; such term includes the General Contractor.

 

“Construction Lender” shall mean the lender that enters into Construction Loan Documents with the Owner for the Project.

 

“Construction Loan” shall mean the loan by Construction Lender pursuant to which Owner shall finance the development, construction and lease-up of the Project, all as more specifically provided in the Construction Loan Documents.

 

“Construction Loan Documents” shall mean the loan and security documents and all instruments, agreements and all other documentation executed and delivered in connection with the Construction Loan.

 

“Construction Schedule” shall mean the construction schedule attached hereto as Exhibit C , as the same may be modified by or with the prior written approval of Development Manager, on behalf of Owner, based on the proposal of Project Manager.

 

“Development Budget” means the projected costs and expenses, in the form attached hereto as Exhibit B (which shall be based upon the Construction Schedule attached hereto as Exhibit C), prepared by Project Manager and approved in writing by Development Manager, on behalf of Owner , as the same may be modified by or with the prior written approval of Development Manager, on behalf of Owner, based on the proposal of Project Manager. The Development Budget is intended to reflect all projected costs and expenses to be incurred in connection with the acquisition and completion of the Project through Project Final Completion (including, without limitation or duplication, pre-development costs, financing costs, hard and soft costs of completing the Improvements (on-site and off-site), fixtures and equipment, design fees, and legal expenses).

 

  2  
 

 

“Development Manager” shall have the meaning ascribed to it in the preamble hereof.

 

“Development Plan” shall mean and consist of those materials which show the means, methods, sequences and schedules pursuant to which Project Manager shall complete the Improvements, develop the Property, and otherwise fulfill the purposes of this Agreement. Without limitation, these materials shall include the Development Budget, the Construction Schedule, and the Drawings and Specifications.

 

“Drawings and Specifications” means the construction drawings and specifications necessary or appropriate for completion of the Project, and all change orders, revisions, amendments or addenda thereto which are approved in writing by Owner or by Development Manager on behalf of Owner.

 

“General Contract” means the fixed price or guaranteed maximum price general contract entered into, or to be entered into, by Owner for construction of the Project.

 

“General Contractor” means the Contractor that is the party to the General Contract other than Owner.

 

“Improvements” means the improvements to the Land, which, as contemplated by the Drawings and Specifications, shall consist of, without limitation, a Class A apartment community consisting of 287 apartment units in a five-story, wood-frame building surrounding a pre-cast six-level garage, amenities comparable to the new apartment properties in the vicinity, a resort-style swimming pool, a fitness center, a business center and three courtyards.

 

“Land” means the land legally described on Exhibit A attached hereto.

 

“Project” means the Improvements and the Land.

 

“Project Documents” means

 

(a) The Architect’s Contract;

 

(b) The Development Budget;

 

(c) All Construction Contracts;

 

(d) The Construction Schedule;

 

(e) This Agreement; and

 

(f) Any and all applications, permits, easements, approvals, surety bonds and all other contracts and agreements relating to the Project executed or otherwise approved in writing by Development Manager or which Project Manager is otherwise authorized to execute or enter into pursuant to this Agreement.

 

  3  
 

 

“Project Final Completion” refers to the completion of the Improvements, and shall mean and be effective at such time as (a) the satisfactory lien-free completion of all Improvements substantially in accordance with the Drawings and Specifications (including punchlist items), as evidenced by (i) final lien waivers by all Contractors (and, if applicable, the consent of each surety which shall have issued a performance and payment bond for the benefit of Owner or Development Manager with respect to the Project), (ii) an affidavit from the General Contractor substantially in the form of AIA document G704, and (iii) such other affidavits, waivers and releases from the General Contractor and/or the Contractors as Owner and its title insurer or Construction Lender may reasonably require in order to assure lien free completion of the Project (including any equitable lien claims), and (b) the receipt by Owner (or by Development Manager on behalf of Owner) of all final certificates of occupancy necessary for occupancy of all of the Project), (c) the receipt by Owner (or by Development Manager on behalf of Owner) of six copies of a final “as-built” survey, a final record set of Drawings and Specifications showing actual changes made during construction, and all warranties and operation manuals for all equipment, appliances and other components contained in the Project, (d) the General Contractor has completed its final site cleanup and restoration, including, without limitation, removal of all excess materials, rock, sand, paving, and miscellaneous debris, supplies, equipment and trailers; and (e) all temporary utilities are disconnected.

 

“Units” shall mean the Project’s apartment units.

 

ARTICLE II
APPOINTMENT

 

2.1           Development Manager hereby retains Project Manager as an independent contractor to provide the development management services set forth in this Agreement, with the authority to act on behalf of, and to bind, Development Manager, as agent for the Owner, but subject to the specific limitations set forth in this Agreement. Subject only to any specific limitations of Project Manager’s authority set forth elsewhere in this Agreement, Project Manager hereby agrees to provide the development management services provided for in this Agreement, including but not limited to all phases of the design, finance administration, administration of the construction draw requests and other financial and reporting under the Construction Loan and as required under the Construction Loan Documents, governmental approval process, construction and completion of the Improvements.

 

2.2           As an inducement to Development Manager to appoint Project Manager and enter into this Agreement, Project Manager covenants to Development Manager as follows:

 

(a)          The duties of Project Manager hereunder shall be performed or supervised at all times during the term of this Agreement by Neil T. Brown, or by such successor as Development Manager may reasonably approve in writing from time to time.

 

(b)          Project Manager shall work diligently, in accordance with the level of professionalism and expertise expected of a first-class, multifamily real estate developer.

 

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(c)          Project Manager shall use all reasonable efforts, at all times and in the most expeditious and economical manner, to further the interests of the Owner with respect to the Project and to cause timely Project Final Completion of the Project in accordance with the Project Documents, subject only to the specific reservations set forth herein.

 

(d)          Project Manager shall employ at its own cost and expense such qualified and capable personnel as may be necessary and appropriate to perform its obligations and carry out its responsibilities hereunder;

 

(e)          Project Manager shall use commercially reasonable efforts to cause the Improvements to be constructed, substantially in accordance with the Drawings and Specifications, and any material defect in the Improvements or any material departure from the Drawings and Specifications to be corrected by the Contractor.

 

(f)          Project Manager shall provide Development Manager with information relevant to the Project, including without limitation the issuance of the periodic reports required in section 8.1 below;

 

(g)          Project Manager shall provide day-to-day coordination and periodic evaluation of the activities of all surveyors, architects, Contractors, engineers, consultants and, to the extent bearing upon the Project, public utilities and governmental officials, and promptly advise Development Manager with respect to any significant issues that may arise;

 

(h)          Project Manager shall make recommendations to Development Manager in connection with decisions regarding the Project reserved to Development Manager, including, without limitation, the retention of consultants;

 

(i)          Project Manager shall cause the General Contractor to coordinate with the various public utility companies for the required removal of any existing utilities, for the installation of any temporary service, for the installation of any new permanent service and, upon Project Final Completion, disconnection of any temporary service;

 

(j)          Project Manager shall negotiate, enter into contracts in the name, and authorize on behalf, of Owner, any consulting engineering, planning, and surveying work in connection with the Project, all as provided for in the Development Budget, provided, however, no such contract will, by the terms thereof, continue in effect after Project Final Completion without the prior review and approval of Development Manager;

 

(k)          Project Manager shall in the event of an emergency at the Project, take any action required under the circumstances to protect Owner’s interest in the Project after first making all reasonable efforts to contact Development Manager orally for approval of such action and confirm in writing the action so taken promptly thereafter;

 

(l)          Project Manager shall cause the General Contractor to strictly supervise all work and ensure that the use and occupancy of the completed Project shall comply with all applicable laws;

 

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(m)          Project Manager shall coordinate with the General Contractor, to the extent requested by the General Contractor, to accomplish the transfer of, the application for, and issuance or re-issuance of, a building permit (if not heretofore issued) and coordinate the application and approval process in connection with the issuance of certificates of occupancy, and periodic inspections conducted by governmental officials, and any other required licenses or permits relating to the development and construction of the Project.

 

(n)          Project Manager shall keep the Project free from unreasonable accumulations of waste materials and refuse at all times.

 

(o)          Project Manager shall notify Development Manager in writing, promptly after it has knowledge of any action, suit or proceeding filed in connection with the Project.

 

(p)          Development Manager and any other designated representative of Development Manager shall, at all times during the term of this Agreement, have the right of entry and free access to the Project and the right (but not the obligation) to inspect all work done, labor performed and materials furnished in and about the Project and the right (but not the obligation) to inspect and audit all books, records, and contracts relating to the Project.

 

(r)          Project Manager shall provide to Development Manager true copies of all licenses, permits, authorizations and approvals pertaining to the Project promptly after the same have been procured.

 

2.3           Development Manager shall, from time to time, designate in writing one or more “representatives” to act on behalf of Development Manager in all matters under this Agreement. Initially, Development Manager’s representatives shall be James Babb and Michael Konig. Actions by a Development Manager’s representative shall be deemed actions of Development Manager. Project Manager shall, from time to time, designate in writing one or more “representatives” to act on behalf of Project Manager in all matter under this Agreement. Initially, Project Manager’s representative shall be Neil T. Brown. Actions by Project Manager’s representative shall be deemed actions of Project Manager.

 

2.4           Development Manager is an affiliate of Bluerock Residential Growth REIT, Inc. and Bluerock Real Estate, LLC (collectively, “Bluerock”) and Project Manager is an affiliate of ArchCo Residential LLC (“ArchCo”), respectively. Their respective affiliates (“Bluerock Affiliates” and “ArchCo Affiliates”) are or may become indirect owners of Owner. Bluerock Affiliates and ArchCo Affiliates may have other rights and obligations with respect to the Project under other agreements. Nothing herein contained shall be construed or deemed to alter, change or modify any of the rights or obligations which any of those parties may otherwise have under any of the Project Documents, the limited liability company agreement of Owner, the limited liability company agreement of the sole member of Owner, or any other agreement.

  

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ARTICLE III
INTENTIONALLY OMITTED

 

ARTICLE IV
INTENTIONALLY OMITTED

 

ARTICLE V
DESIGN ACTIVITIES

 

5.1           Project Manager shall exercise any and all rights and responsibilities of Owner, as authorized agent of Owner, under the Architect’s Contract, except (a) as otherwise directed in writing by Development Manager from time to time and (b) except any exercise which would result in (i) a modification (including any change order) or termination of the Architect’s Contract; (ii) any modification (including any change order) of the Drawings and Specifications that will, in the aggregate, increase or decrease the cost of construction or development of the Project by more than the Change Cap other than any change (each, a “Mandated Change”) (A) reasonably necessary for compliance with laws (including, without limitation, any such change which is reasonably necessary for the issuance of any permits or certificate of occupancy), (B) required to address a previously unknown condition (e.g., the environmental or physical condition of the Site) or (C) required by the Construction Lender; or (iii) any other matter which could have a material adverse affect on the Project and/or the Owner. Notwithstanding the foregoing, Project Manager shall obtain Development Manager’s consent prior to initiating any Mandated Change costing in the aggregate in excess of the Change Cap that would not otherwise be covered by the Development Budget, after taking into account cost savings and amounts available for contingency, or which would result in the foreseeable future of the Construction Loan falling “out of balance” as result of such expenditure.

 

5.2           Project Manager shall supervise Architect and other consultants with respect to the preparation of the Drawings and Specifications, as well as with respect to any and all proposed change orders, revisions, amendments or addenda thereto.

 

5.3           Project Manager shall review any and all requests for changes in the Drawings and Specifications and, with respect to changes requiring Owner’s approval pursuant to Section 5.1, make recommendations to Development Manager with regard to any such requested changes.

 

ARTICLE VI
CONSTRUCTION

 

6.1           Except as expressly provided to the contrary below, prior to re-commencing construction of the Project or at such later time as Project Manager deems appropriate during the course of construction in order to comply with the Construction Schedule, Project Manager shall (to the extent it has not already done so) do the following:

 

(a)          Obtain, or cause the General Contractor to obtain, all necessary permits required by any governmental authority to re-commence and complete construction of the Improvements, and verify that the contemplated use thereof, upon completion, will comply with all zoning and land use laws.

 

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(b)          Assist Development Manager in selecting and retaining the professional services of surveyors, special consultants and testing laboratories and coordinate their services to the extent the need for such services is known prior to the commencement of construction;

 

(c)          Negotiate for Owner’s approval any easements required for (i) access to or egress from the Land, (ii) the installation of any utilities, (iii) sanitary sewer systems and storm water sewer systems or storm water management;

 

(d)          Verify that all zoning and land use laws and all other statutes, ordinances, codes, rules, regulations, orders, or other applicable laws of any governmental or quasi-governmental authorities relating to the construction of the Project are being complied with and that no such law, statute, ordinance, rule, regulation, or order shall impair or inhibit in any way the development and construction of the Project;

 

(e)          Assist Development Manager in the selection of each Contractor and the negotiation of each Construction Contract; provided, however, that final selection of each Contractor and the approval and execution of each Construction Contract are reserved to Development Manager.

 

(f)          Prior to the execution of any Construction Contract, Project Manager shall cause the preparation, for approval by Development Manager, of the Construction Schedule identifying milestone events during construction thereunder. Project Manager shall prepare the Construction Schedule, in cooperation with the Contractor, or shall review and analyze the Construction Schedule if prepared by the Contractor.

 

6.2           Project Manager shall exercise any and all rights and responsibilities of Owner, as authorized agent of Owner, under each Construction Contract, except as otherwise instructed by Development Manager from time to time, except any exercise which would result in (i) any modification or termination of the Construction Contract, (ii) any change in the work covered by such Construction Contract, and/or (iii) any adverse affect on the Project and/or Owner.

 

6.3           Project Manager shall prepare the Development Budget and propose updates thereto on a periodic basis so that it remains an accurate reflection of the future costs and expenses through Project Final Completion. In addition, if at any time during the term of this Agreement it becomes reasonably apparent to Project Manager that the future credit availability under the Construction Loan Documents may be insufficient to fund the Project through and including Project Final Completion (i.e., the Construction Loan is at risk of going “out of balance”), then Project Manager shall immediately notify Development Manager, including in such notice the anticipated timing and extent to which the Construction Loan may go out of balance, together with Project Manager’s recommendations to prevent it from doing so or reducing the extent to which it goes out of balance.

 

6.4           Changes to Drawings and Specifications.

 

(a)          Except otherwise provided in this Agreement, the Drawings and Specifications shall not be amended or modified by Project Manager without the prior written consent of the Development Manager and, unless the Development Manager so consents, the Project Manager shall cause the Project to be constructed substantially in accordance with the Drawings and Specifications as approved.

 

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(b)          Project Manager shall evaluate all proposed changes to the Drawings and Specifications with respect to (i) the validity, necessity and cost thereof, and (ii) any implications to the overall job progress and costs, applicable Construction Contracts or engineering contracts and identify possible alternatives. Project Manager shall prepare and submit to Development Manager a written report, together with its recommendations, regarding any proposed changes, and any possible alternatives, requiring Development Manager’s approval of any changes thereto. No work shall be commenced based on, or with respect to, any such proposed change until Development Manager has approved a change order therefor.

 

(c)           If the proposed changes to the Drawings and Specifications (i) (A) do not modify the Development Budget or (B) do not require consent of the Construction Lender under the Construction Loan Documents, and (ii) if the Development Manager shall fail to respond to a request for approval of a proposed change order, or alternative thereto, within five (5) business days after such submission, then Development Manager shall be deemed to have approved Project Manager’s recommended action. If contrary to subsection (i)(A), the proposed change would result in an adverse economic impact or change to the Development Budget, then Project Manager may not go forward with the Project Manager’s recommended action until it shall have provided to Development Manager a proposed revised Development Budget and shall have affirmatively obtained Development Manager’s express approval thereof (which will be sufficient if given by electronic mail). If contrary to subsection (i)(B), the proposed change would require consent of the Construction Lender under the Construction Loan Documents, then Project Manager may not go forward with the recommended action, except with Construction Lender’s and the Development Manager’s prior written consent.

 

(d)          The Drawings and Specifications shall be at all times deemed the property of the Owner and neither the Development Manager nor the Project Manager shall have or claim any ownership interest therein.

 

6.5           The development and construction management services to be performed by the Project Manager shall consist of the services listed below and such other services which may reasonably be inferred therefrom or from the other terms of this Agreement, including the Development Plan. Without limitation, the Project Manager shall oversee, manage, and coordinate the development of the Project, including, without limitation, to: (i) cause the Project to be completed in an expeditious manner, (ii) cause the General Contractor substantially to comply with and adhere to any progress schedules adopted by the Development Manager for the Project (without limitation, the Construction Schedule); and (iii) cause the General Contractor to keep at the Project an adequate supply of workmen and materials. In connection with the foregoing , the Project Manager shall, without limitation:

 

(a)          Advise on the division of the Project into individual Construction Contracts for various categories of work (e.g., site work, building, landscaping), including the method to be used for selecting Contractors and awarding Construction Contracts. If multiple Construction Contracts are to be awarded, Project Manager shall review the Construction Contracts and make recommendations as required to provide that (1) the work of the Contractors is coordinated, (2) all requirements for the Project have been assigned to the appropriate Construction Contract, (3) the likelihood of jurisdictional disputes has been minimized, and (4) proper coordination has been provided for phased construction.

 

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(b)          Develop bidders’ interest in the Project, establish bidding schedules, issue, with the assistance of the Architect, bidding documents to bidders, conduct prebid conferences with prospective bidders and assist the Architect with regard to questions from bidders and the issuance of addenda. Notwithstanding the foregoing, Project Manager may negotiate a Construction Contract with a single Contractor on a “no-bid” basis, provided that such Construction Contract shall be subject to Development Manager’s approval.

 

(c)          Receive bids, prepare bid analyses and make recommendations to Development Manager for Owner’s award of Construction Contracts or rejection of bids.

 

(d)          Prepare and negotiate Construction Contracts, subject to Development Manager’s approval, and advise the Development Manager on the acceptability of subcontractors and material suppliers proposed by Contractors.

 

(e)          As necessary, inspect the progress of the work on the Project, and promptly notify Development Manager and the applicable Contractor of any defective work or any other default under a Construction Contract observed by Project Manager.

 

(f)          Identify and analyze alternative courses of action for unforeseen conditions, such as shortages, work stoppages, and/or accidents or casualties, as they occur.

 

(g)          Review each Contractor’s monthly payment requisitions and, if appropriate or necessary, negotiate revisions thereto with such Contractor.

 

(h)          Inspect all of the Improvements (including landscaping), review and ensure the accuracy and completeness of all monthly reports and punchlists prepared by Architect or an engineer and approved in writing by Development Manager for finalizing the work; supervise each Contractor to facilitate the satisfactory completion of all of the work to be done under such Contractor’s Construction Contract; and procure record drawings with notation of all changes and added details. Without limitation, Project Manager shall cause the Project to be equipped with all fixtures, equipment and items of personal property required for the completion and operation of the Project following completion, all substantially in accordance with the Drawings and Specifications.

 

(i)          Supervise the building start-up and initial system operation, including inspection for punchlist items, and cause the General Contractor to coordinate any modification of such systems as required.

 

(j)          Provide administrative, management, financial and related services as required to (i) coordinate and supervise the work of each Contractor with the activities and responsibilities of Development Manager and Architect to complete the Project in accordance with the Development Plan, and (ii) comply with the draw requests and related requirements under the Construction Loan Documents so as to enable the Owner to draw fundings of Construction Loan is accordance with Development Budget. Development Manager reserves the right to approve all requisitions prepared by Project Manager, provided that such approval shall not cause a delay in the processing of pay applications, before they shall be authorized on behalf of the Owner.

 

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(k)          Review any final claims and proposed final change orders and close-out of each Construction Contract, review the final payments on each Construction Contract and ensure, in a prompt fashion to allow Development Manager to cause Owner to timely make payments under the Construction Contract, that adequate final lien waivers have been collected in the correct amount from all subcontractors and materialmen working on the job; all such payments shall be made by Development Manager in the manner specified in the applicable Construction Contract, but only upon receipt by Development Manager of documentation reasonably satisfactory to Development Manager; be responsible for the collection of such documentation; prepare and submit to Development Manager at least fifteen (15) days before the final payment of retention is due, a written report with respect to such documentation (provided, however, that Development Manager acknowledges that the final unconditional lien waiver from each Contractor shall be submitted to Project Manager concurrently with the final payment of retainage and a copy shall promptly thereafter be forwarded to Development Manager). Development Manager reserves the right to approve all such matters before they are finalized on behalf of the Owner, such approval not to be unreasonably withheld or delayed.

 

(l)          Maintain or cause to be maintained separate true, complete and correct books of account and records pertaining to all costs incurred by Project Manager in connection with development and construction of the Improvements, including, without limitation, costs advanced prior to the date of this Agreement, and any reimbursements or refinancing proceeds to or on behalf of the Owner out of the proceeds of the initial advance under the Construction Loan for the Project, which books and records the Development Manager shall have the right to inspect and copy at its own expense during regular business hours, at the place where they are then regularly maintained, on reasonable advance notice to the Project Manager.

 

(m)          Consult with Architect and Development Manager if a Contractor requests interpretations of the meaning and intent of the Drawings and Specifications and assist in the resolution of questions which may arise.

 

(n)          Receive certificates of insurance from (and ensure that insurance is maintained for) each Contractor and forward such certificates to Development Manager.

 

ARTICLE VII
OMITTED

 

ARTICLE VIII
REPORTS

 

8.1           Project Manager will submit written reports to Development Manager as necessary or appropriate, but no more frequently than monthly, which shall indicate (i) the progress of the construction of the Improvements, (ii) any proposed revisions to the Construction Schedule, the Development Budget or the Drawings and Specifications, with recommendations of action to be taken by Development Manager, and (iii) any other recommendations and information which Project Manager is requested by Development Manager to provide.

 

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8.2           Upon Development Manager’s reasonable advance notice, Project Manager shall make it and sufficiently knowledgeable personnel available to meet with Development Manager and/or its designees (telephonically or in-person) and, in advance of each such meeting, Project Manager shall provide reports in such forms as may be reasonably required by the Development Manager or by the Construction Lender, including reports regarding (a) the costs incurred in connection with the development, construction and equipping of the Project, on a line by line basis as itemized in the Development Budget and on a cumulative basis; (b) a comparison of costs incurred to the date of such report with the Development Budget; and (c) any recommended revision of the Development Plan, the Development Budget, the Construction Schedule, or all of them.

 

8.3           All written data and materials, including all records, contracts, receipts for deposits, unpaid bills, and other papers or documents in the possession of the Project Manager or its affiliates which pertain to the Project or the business or affairs of the Owner or the Project are and shall remain the property of the Owner; and

 

ARTICLE IX
RESPONSIBILITIES OF THE PARTIES

 

9.1           Project Manager hereby agrees to indemnify, defend and hold Owner and Development Manager, and their respective members, officers, directors, employees and agents harmless from any and all loss, liability or damage, or any claim thereof, that Owner or Development Manager may incur or be subjected to as a result of the gross negligence or willful misconduct of Project Manager or default by Project Manager under this Agreement. Subject to the foregoing, except to the extent that any of the following could have been avoided by the diligent performance by the Project Manager of its duties hereunder, the Project Manager shall not be responsible for defaults by the General Contractor and subcontractors in performance of their respective contracts, or for defaults by the Architect and design engineers in performance of their respective contracts.

 

9.2           Development Manager shall respond to all written requests submitted by Project Manager, and make all necessary decisions called for in such requests as soon as practicable following receipt of such request taking into account the subject matter of such request.

 

9.3           Development Manager shall provide Project Manager with access to any information or documents which will reasonably assist Project Manager in meeting its obligations.

 

9.4           Development Manager reserves the right of final approval as to all material documentation relating to the Project, including, without limitation all Project Documents, all other third party contracts for the development of the Project, all change orders and any substantial change in any of the foregoing. Notwithstanding the foregoing, material documentation shall not include equipment leases, temporary staging agreements and other similar documents in the ordinary course of developing the Project, none of which by the terms thereof will continue in effect after Project Final Completion without the prior review and approval of Development Manager.

 

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9.5           Project Manager shall notify Development Manager of, and Development Manager shall have the right to participate in, all meetings concerning the development of the Project, including, without limitation, meetings with subcontractors regarding material disputes, meetings with consultants and other third parties regarding the Project, and all regularly scheduled project meetings with the General Contractor, provided, however, it is not intended that Project Manager notify Development Manager of day-to-day meetings involving only its employees and the General Contractor (and subcontractors) if no material dispute is involved).

 

ARTICLE X
FEES

 

10.1         In consideration of Project Manager’s services provided hereunder, Development Manager shall cause Owner to pay directly to Project Manager a Development Fee in the amount equal to 3.0% of the total amount of the Final Development Budget (as defined in Section 12.4) (but excluding from the Final Development Budget any Development Fee payable to Project Manager) (such amount, the “Development Fee”), which Development Fee (a) shall be payable twenty-five percent upon Commencement of Construction and (b) the balance earned and payable on a monthly basis in equal monthly installments beginning on the first day of the second calendar month following the Commencement of Construction and on the first day of each month thereafter during the construction period as set forth in the Construction Schedule. If the Construction Schedule is modified, appropriate adjustments to the amount of the monthly installments on account of the Development Fee shall be made .

 

10.2         In addition, Development Manager shall cause Owner to pay directly to Project Manager a Construction Management Fee in the amount equal to 1.0% of hard costs included in the Final Development Budget (the “CM Fee”), which CM Fee shall be payable on a monthly basis in equal monthly installments beginning on Commencement of Construction and on the first day of each month thereafter during the construction period.

 

10.3         In addition, Development Manager shall cause Owner to reimburse Project Manager for its reasonable and actually incurred out-of-pocket expenses for its reasonable and actually incurred out-of-pocket business expenses (together, the “Expense Reimbursements”), provided however, Project Manager’s expense reimbursements may not exceed $50,000 without the Development Manager’s prior consent. Expense Reimbursements shall be made only if Project Manager provides the Development Manager with receipts and other evidence reasonably required by the Development Manager to substantiate the amount to be reimbursed. For the avoidance of doubt, the Expense Reimbursements are not intended to include any amounts for salaries or other overhead expenses of Project Manager or ArchCo Affiliates.

 

10.4         Owner hereby joins this Agreement for the limited purpose of confirming its obligation to pay the Development Fee and CM Fees (collectively, the “Fees”) and Expense Reimbursements if, as and when earned and/or payable.

 

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10.5         Notwithstanding anything to the contrary in this Agreement, no Fees shall be deemed earned (or payable) unless and until there has been a Commencement of Construction, nor shall there be any obligation to pay or liability for Expense Reimbursements unless and until there has been a Commencement of Construction.

 

ARTICLE XI
TERM

 

11.1         The term of this Agreement shall commence on the date hereof and shall terminate at such time as (i) Project Final Completion has been achieved, Project Manager has performed its obligations hereunder, and all Fees due Project Manager hereunder have been paid, or (ii) if prior thereto, Project Manager receives a written notice from Development Manager to the effect that Owner or Development Manager are abandoning the Project, or (iii) the Agreement is terminated pursuant to Article XII hereof.

 

11.2         In the event that this Agreement is terminated under Section 11.1(ii) or if this Agreement is terminated under Section 11.1(iii) due to a default by the Development Manager or Owner under one or more of the provisions in Article XII hereof, the Project Manager shall be entitled to the full amount of its Fees and Development Manager shall cause the Owner to pay directly to Project Manager the balance of the unpaid Fees in a single lump sum payment within ten days of termination; provided however, any such payment otherwise called for under the preceding sentence shall not be earned, due or payable unless, as a threshold matter, there has first been a Commencement of Construction.

 

ARTICLE XII
DEFAULT AND TERMINATION

 

12.1         It shall be an event of default hereunder if

 

(a)          Either party fails to perform any of its obligations under this Agreement, and such failure to perform continues for a period of twenty (20) days after written notice of such failure to the defaulting party from the other party hereto; provided, however, that, unless the breach is by its nature not susceptible to cure, if the default cannot be cured within twenty (20) days and the defaulting party commences a cure within such twenty (20) day period and thereafter diligently pursues such cure, the cure period shall extend for not more than an additional 60 day period of time necessary to effect such cure.

 

(b)          Owner or Development Manager suffers or incurs any loss, liability or damage as a result of the gross negligence, willful misconduct, fraud or bad faith of Project Manager or any of its affiliates in connection with the Project.

 

(c)          Owner, Development Manager or any of their affiliates causes Project Manager or WMH Sponsor LLC to incur any loss, liability or damage as a result of the gross negligence, willful misconduct, fraud or bad faith of Owner, Development Manager or any of their affiliates in connection with the Project.

 

(d)          Project Manager, WMH Sponsor LLC or ArchCo WMH CM LLC is the subject of any Bankruptcy/Dissolution Event .

 

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(e)          Owner, Development Manager or the guarantor of the Construction Loan is the subject of any Bankruptcy/Dissolution Event .

 

(f)          Neil T. Brown does not own at least 51% of the equity interests in ArchCo Residential LLC or does not control, directly or indirectly, the day-to-day operations of ArchCo Residential LLC and Project Manager.

 

12.2         Upon the occurrence of an event of default by Owner or Development Manager, Project Manager , provided it is not in default hereunder, shall have the right to terminate this Agreement, by giving written notice to Development Manager .

 

12.3         Upon the occurrence of an event of default by Project Manager, Development Manager shall have the right to terminate this Agreement, by giving written notice to Project Manager, in which event the Project Manager upon termination shall be paid its Expense Reimbursements and Fees for services hereunder which had been earned prior to the date of Project Manager’s default (less any damages incurred by Owner or Development Manager as a result of such default), but which remain unpaid, but, upon termination, neither Owner nor Development Manager shall be obligated to make any further interim payments of Fees to Project Manager and no Fees shall be thereafter due or payable, and Development Manager shall be permitted to pursue any and all remedies available at law or in equity. For the avoidance of doubt, all liability of Project Manager accruing hereunder prior to such termination shall survive such termination.

 

12.4         For the avoidance of doubt, each of the following shall constitute an event of default on the part of Project Manager with respect to which there shall be notice and cure rights provided for in Section 12.1: (a) the Project Manager’s failure to maintain the progress called for under the final form of Construction Schedule that, at the time of Commencement of Construction, is prepared by Project Manager and approved in writing by Development Manager on behalf of Owner (“Final Construction Schedule”), but including any subsequent changes thereto proposed by Project Manager and, in its sole discretion, approved in writing by Development Manager on behalf of Owner (but in all cases other than by reason of delays resulting from force majeure events or acts of the Development Manager), or (b) actual or reasonably projected expenses under the Development Budget (as updated from time to time by the Project Manager as provided herein), less land cost, are in excess of two and one-half percent (2.5%) more than (i) the amount of the final Development Budget that, at the time of Commencement of Construction, is prepared by Project Manager and approved in writing by Development Manager on behalf of Owner, plus/minus any subsequent changes thereto proposed by Project Manager and, in its sole discretion, approved in writing by Development Manager on behalf of Owner (“Final Development Budget”), less (ii) land cost, in the aggregate.

 

12.5         In addition to all other requirements of Project Manager hereunder, upon the expiration of the term of this Agreement, whether by completion of the Project or any earlier termination, Project Manager shall deliver to Development Manager the original of all materials relating to the Project prepared pursuant to this Agreement or any of the Project Documents and/or other materials prepared with respect to the Project which are in the possession of Project Manager.

 

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ARTICLE XIII
SUCCESSORS AND ASSIGNS

 

The provisions of this Agreement shall be binding upon, and inure to the benefit of, Development Manager, Project Manager and their respective successors, assigns, and legal representatives; provided, however, that Project Manager shall not assign or transfer its interest in this Agreement without the written consent of Development Manager, which may be granted or withheld in its discretion.

 

ARTICLE XIV
INSURANCE

 

14.1         Project Manager shall place and maintain in force insurance with coverage, limits and amounts as follows:

 

(a)          Worker’s Compensation insurance (including employers’ liability insurance) covering employees of Project Manager, employed in, on or about the Project, in an amount sufficient to provide statutory benefits as required by applicable laws.

 

(b)          Commercial General Liability insurance, with limits of at least $2,000,000.00 per occurrence. The policy(ies) for such insurance shall: (i) name Owner, Construction Lender and Development Manager as an additional insured, (ii) be issued by insurers, and be in forms and for amounts, approved by Development Manager, (iii) be effected under valid and enforceable policies issued by insurers of recognized responsibility, and (iv) provide that such policy(ies) shall not be canceled without at least thirty (30) days’ prior written notice to Construction Lender and Development Manager; provided, however, if the insurer will not commit to give such notice to both Construction Lander and Development Manager, then Construction Lender will be entitled to such notice and Project Manager shall give immediate notice to Development Manager of any cancellation .

 

(c)          Auto Liability insurance with limits of at least $2,000,000 per occurrence. The policy(ies) for such insurance shall name the Development Manager as an additional insured.

 

14.2         The Development Manager shall place and maintain Builder’s Risk Property insurance covering the Project as a project expense.

 

ARTICLE XV
MISCELLANEOUS

 

15.1         This Agreement and any Exhibits attached hereto represents the entire and integrated agreement between Development Manager and Project Manager with respect to the development of the Project and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be amended only by written instrument signed by both Development Manager and Project Manager. The Project Manager shall have no right or interest in the Project, nor any claim of lien with respect thereto arising out of this Agreement or the performance of its services or the services of any Affiliate (as hereinafter defined). The Project Manager shall not file, and shall prevent any ArchCo Affiliate from filing, any lien against the Project.

 

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15.2         In performing its services hereunder, the Project Manager is and shall be, for federal tax purposes, an independent contractor and not an employee or agent of the Development Manager or the Owner and the Project Manager is and shall be authorized to act as the agent of the Development Manager solely to the extent required to perform the services and obligations set forth in this Agreement.

 

15.3         Project Manager shall use commercially reasonable efforts to ensure that construction of the Project is effected in compliance with all relevant provisions of the Construction Loan Documents disclosed to Project Manager.

 

15.4         The Development Manager and Project Manager hereby agree that this Agreement and any and all liens, rights (including the right to receive any and all fees) and interests ( whether choate or inchoate) owed, claimed or held by either such Manager in and to the Project or the rent and revenue generated therefrom, are and shall be in all respects subordinate and inferior to the liens and security interests created or to be created for the benefit of the Construction Lender under the Construction Loan Documents.

 

15.5         Whether or not expressly required by the other provisions hereof, no approval by Development Manager shall be effective unless contained in a writing signed by its Representative.

 

15.6         Nothing contained herein shall be deemed to create any contractual relationship between Project Manager and any of the Contractors, subcontractors, material suppliers, or consultants on the Project; nor shall anything contained herein be deemed to give any third party any claim or right of action against Project Manager which does not otherwise exist without regard to this Agreement.

 

15.7         This Agreement shall be governed under the laws of the State of North Carolina.

 

15.8         Time is of the essence with respect to all matters set forth herein.

 

15.9         Any obligation or liability whatsoever of either party hereto which may arise at any time under this Agreement or any obligation or liability which may be incurred by it pursuant to any other instrument, transaction or undertaking contemplated hereby shall be satisfied, if at all, only out of the assets of such party. No such obligation or liability shall be personally binding upon, nor shall resort for the enforcement thereof be had to, the property of any of such party’s shareholders, trustees, officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort or otherwise.

 

ARTICLE XVI
NOTICES

 

16.1         All notices, requests, demands, and other communications required or permitted to be given under this instrument shall be in writing and shall be conclusively deemed to have been duly given or delivered, as the case may be, (i) when hand delivered or sent by facsimile (if confirmation of receipt has been received) to the addressee; (ii) upon transmission when sent in “PDF” format by electronic mail electronic; (iii) three (3) business days after having been sent by certified mail, postage prepaid return receipt requested; or (iv) one (1) business day after having been deposited, properly addressed and prepaid for guaranteed next-business-day delivery, with a nationally-recognized overnight courier service. All such notices, requests, or demands shall be addressed as set forth below, or to such other address as a party may from time to time designate by notice given to the other party(ies).

 

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If to Owner: BRG Morehead Development Manager, LLC
  c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th floor
  New York, New York 10019
  Attn:  R. Ramin Kamfar and James Babb
  Facsimile:  (212) 278-4220
  Email:  rkamfar@bluerockre.com and
  jbabb@bluerockre.com
   
With Copy to: Michael Konig, Esq.
  c/o Bluerock Real Estate, L.L.C.
  712 Fifth Avenue, 9 th floor
  New York, New York 10019
  Facsimile:  (212) 278-4220
  Email:  mkonig@bluerockre.com
   
If to Project Manager: ArchCo WMH PM LLC
  Attention:  Neil T. Brown
  7 Piedmont Center
  Suite 300
  Atlanta, GA  30305
  Email:  neil@ntbrown.com
   
With Copy to: ArchCo Residential LLC
  Attn:  Dorrie Green
  6820 Cypress Point North, #29
  Austin, TX  78746
  Email:  dgreen@archcoresidential.com

 

Any time period following notice shall commence on the date of such delivery. Rejection or other refusal to accept or inability to deliver because of change of address as to which no notice has been given shall constitute receipt of any such notice, demand or request.

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IN WITNESS WHEREOF, the parties hereby have executed this Agreement as of the day and year first set forth above.

 

  PROJECT MANAGER:
   
  ARCHCO WMH PM LLC,
  a Delaware limited liability company
       
  By: /s/ Neil T. Brown
    Name: Neil T. Brown
    Title: Authorized Signatory

 

 

 

 

  DEVELOPMENT MANAGER:
   
  BRG MOREHEAD DEVELOPMENT MANAGER, LLC
       
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorized Signatory

 

OWNER HEREBY JOINS IN THIS AGREEMENT FOR THE SOLE PURPOSE OF AGREEING TO BE BOUND BY THE TERMS OF SECTION 10.4.

 

  OWNER:
   
  BR ARCHCO MOREHEAD, LLC, a Delaware limited liability company
       
  By: /s/ Michael Konig
    Name: Michael Konig
    Title: Authorized Signatory

 

 

 

 

EXHIBIT A

PROPERTY DESCRIPTION

 

West Morehead, Charlotte, North Carolina

 

PARCEL 1

BEGINNING at a point located at the intersection of the southern margin of the right-of-way of West Morehead Street and the eastern margin of the right-of-way of South Summit Avenue, thence from said Beginning point and with the eastern margin of the right-of-way of South Summit Avenue S 11-45 W. 220.0 ft. to an iron located beneath the pavement in the northern margin of the Piedmont and Northern Railroad right-of-way; thence with said right-of-way in two courses and distances as follows: (1) S. 78-15 E. 83.45 ft. to a point; (2) with the arc of a circular curve to the left having a radius of 465.84 ft., a chord bearing and distance of N. 85-52-47 E. 254.39 feet and an arc distance of 257.66 ft. to an iron located beneath the pavement in the western margin of a paved 20 ft. alley way; thence with the western margin of said alley way N. 03-10-25 W. 195.06 ft. to an iron pipe located in the southern margin of the right-of-way of West Morehead Street; thence with said margin of West Morehead Street and with the arc of a circular curve to the right having a radius of 1263.11 ft., a chord bearing and distance of N. 86-02-44 W. 280.50 ft. and an arc distance of 281.08 ft. to the point and place of BEGINNING; containing 1.5544 acres; as shown on a survey by R. B. Pharr & Associates, P.A., dated October 4, 1999, and being Lot 1 in Block D of Wesley Heights as shown on a map recorded in Map Book 3 at Page 540 in the Office of the Register of Deeds for Mecklenburg County, North Carolina.

 

PARCEL 2

BEGINNING at an iron stake in the easterly margin of South Summit Avenue and the southerly margin of the P. and N. right of way, said point of beginning being S. 11-45 W. 245 feet from the southerly margin of West Morehead Street, thence, along the easterly margin of South Summit Avenue S. 11-45 W. 145 feet to a point in the northerly margin of Bryant Street; thence, along the northerly margin of Bryant Street, S. 78-15 E. 84.69 feet, to an iron stake and a point of curve; thence, with the arc of a circular curve to the left of radius of 1146.28 feet, a distance of 333.11 feet, to an iron stake in the northerly margin of Bryant Street and the westerly margin of a twenty foot alley; thence, with the westerly line of said alley N. 12-57 W. 183.51 feet to a point in the westerly margin of said alley and southerly margin of P. and N. right of way; thence, along the southerly margin of said right of way and with the arc of a circular curve to the right of radius 490.84 feet, a distance of 247.64 feet, a bearing and chord of S 85-12-08 W 245.01', to a point on curve on said right of way; thence, along the southerly margin of P. and N. right of way N. 78-15 W. 101.59 feet to the point and place of BEGINNING, said lot being designated as Lot 2, Block D, Wesley Heights, as shown in Map Book 3, Page 540, of the Mecklenburg County Public Registry, North Carolina.

 

  Exhibit A  
 

 

PARCEL 3

BEGINNING at a #4 rebar located on the northern margin of Bryant Street at the southeast corner of the property of Southern Apartment Group-49, LLC (Deed Book 28056, Page 975); thence N. 12-57-00 W. 183.51’ to a #4 rebar; thence along a curve to the right, with a radius of 490.84, an arc of 10.07’, and bearing and chord of S 70-09-42 W. 10.07’, to a computed point; thence S. 12-57-00 E. 186.09’ to a computed point, located on the northern margin of Bryant Street; thence with the northern margin of Bryant Street, along a curve to the left, with a radius of 1146.28’, an arc of 10.09’, and bearing and chord of S. 84-50-51 W. 10.09’ to the point and place of BEGINNING, containing 0.042 acres, more or less.

 

PARCEL 4

BEGINNING at a nail in the Eastern margin of S. Summit Avenue, said point being located S. 11-45-00 W. 220.00’ from a nail in the sidewalk located at the intersection of the Eastern margin of S. Summit Avenue and the Southern margin of West Morehead Street; thence running with Lot #1, Block D, Map Book 3, Page 540 (Mecklenburg County Registry) S. 78-15-00 E. 83.45’ to a point; thence continuing with Lot #1, along a curve to the left having a radius of 465.84’, an arc length of 257.66’, a chord of 254.39’ and bearing of N. 85-52-47 E. to an old iron pipe; thence S. 06-46-31 E. 26.14’ to a #4 rebar located at the northeasternmost corner of Lot #2-A, Map Book 3, Page 540; thence with the Northern boundary line of said Lot #2-A, along a curve to the right having a radius of 490.84’, an arc length of 247.63’, a chord of 245.01’ and a bearing of S. 85-12-08 W. to a point; thence continuing with Lot #2-A, N. 78-15-00 W. 101.59’ to a nail along the Eastern margin of S. Summit Avenue; thence with the margin of S. Summit Avenue, N 11-45-00 E. 25.00’ to the point and place of BEGINNING, containing 0.201 acres, more or less, as shown on a survey by Robert J. Dedmon Dated February 6, 2013.

 

  Exhibit A  
 

 

EXHIBIT B

DEVELOPMENT BUDGET

 

CAPITAL BUDGET SUMMARY

West Morehead Site

Charlotte, NC

Update

 

    Total     Cost Per     Cost Per  
Budget Category   Cost     Unit     NRSF  
                   
LAND COSTS                        
Purchase Price & Deposits   $ 5,500,000     $ 19,164     $ 22.26  
Commissions     -       -       -  
Closing Costs & Title Insurance     73,875       257       0.30  
Other Land *     (899,149 )     ( 3,133 )     (3.64 )
Property Taxes     106,824       372       0.43  
TOTAL LAND COSTS   $ 4,781,551     $ 16,660     $ 19.35  
                         
SOFT COSTS                        
Legal Costs   $ 380,000     $ 1,324     $ 1.54  
Design Costs     2,138,032       7,450       8.65  
Permit & Fee Costs     484,000       1,686       1.96  
Marketing Costs     860,000       2,997       3.48  
Finance Costs                        
Construction Loan Interest & Fees     915,322       3,189       3.70  
Misc. Financing Costs     80,316       280       0.33  
Other Soft Costs                        
Development Fee     1,553,750       5,414       6.29  
Operating Deficits     53,280       186       0.22  
Soft Cost Contingency     1,148,000       4,000       4.65  
TOTAL SOFT COSTS   $ 7,612,700     $ 26,525     $ 30.81  
                         
HARD COSTS                        
GMAX Contract   $ 38,080,457     $ 132,685     $ 154.10  
Hard Cost Contingency     2,284,827       7,961       9.25  
Builder’s Risk Insurance     357,876       1,247       1.45  
Construction Management Fee     409,512       1,427       1.66  
Misc. Hard Costs     228,000       794       0.92  
TOTAL HARD COSTS   $ 41,360,673     $ 144,114     $ 167.37  
TOTAL EXPECTED INVESTMENT   $ 53,754,923     $ 187,299     $ 217.52  

 

  Exhibit B  
 

 

EXHIBIT C

CONSTRUCTION SCHEDULE

 

    Construction
 Start Date
  First Units
Date
 

50% Units

Delivered

Date

 

100% Units

Delivered

Date

West Morehead                
Target Date   Apr-16   Aug-17   Jan-18   May-18
Default Date   TBD   TBD   TBD   TBD

 

NOTE: The Default Date will be updated concurrent with the commencement of construction.

 

  Exhibit C  

 

 

Exhibit 10.360

 

AGREEMENT OF PURCHASE AND SALE

 

[1309 and 1331 West Morehead Street, Charlotte NC;

811 and 829 South Summit Avenue, Charlotte, NC]

 

ARTICLE 1. PROPERTY/PURCHASE PRICE

 

1.1           Certain Basic Terms .

 

(a)           Purchaser and Notice Address :

 

  With a copy to :
   
ArchCo Residential LLC Sherman & Howard L.L.C.
Attn: Jason Jacobson   Attn: Mike Shomo
5925 Searl Terrace 633 Seventeenth Street, Suite 3000
Bethesda, MD 20816 Denver, CO 80202
Telephone: (571) 220-4829 Telephone: (303) 299-8256
E-mail: jasonjacobson23@gmail.com E-mail: mshomo@shermanhoward.com
   
  And with a copy to :
   
  ArchCo Residential LLC
  Attn: Neil T. Brown
  7 Piedmont Center, Suite 300
  Atlanta, GA 30305
  Telephone: (571) 220-4829
  E-mail: neil@ntbrown.com

 

(b)           Seller and Notice Address :

 

  With a copy to :
   
Southern Apartment Group-49, LLC Moore & Van Allen PLLC
Attn:  Shane Seagle Attn:  Emily B. Reynolds
1435 West Morehead Street, Suite 130 100 North Tryon Street, Suite 4700
Charlotte, NC 28208 Charlotte, NC  28202
Telephone: (704) 362-2400 Telephone:  704-331-3626
E-mail: sseagle@southernapartmentgroup.com E-mail:  emilyreynolds@mvalaw.com

 

(c)           Title Company and Notice Address :

 

Fidelity National Title  
Attn: Stephen B. Sanders  
4643 S. Ulster Street, Suite 500  
Denver, CO 80237  
Telephone: 303-889-8164  
E-mail: sbsanders@fnf.com  

 

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(d)           Escrow Agent and Notice Address :

 

Fidelity National Title  
Attn: Stephen B. Sanders  
4643 S. Ulster Street, Suite 500  
Denver, CO 80237  
Telephone: 303-889-8164  
E-mail: sbsanders@fnf.com  

 

  (e) Date of this Agreement : The latest date of execution by the Seller or the Purchaser, as indicated on the signature page of this Agreement.
       
  (f) Purchase Price : $5,500,000.00.   The Purchase Price assumes that the North Carolina Brownfields tax incentive will be available for the Proposed Project in the same magnitude and under conditions for eligibility that are no more restrictive than exist on the date of the Agreement.
       
  (g) Earnest Money : Is defined in Section 1.3.
       
  (h) Operating Agreement Period : The period ending 30 days after the Date of this Agreement.
       
  (i) Due Diligence Period : The period ending 60 days after the Date of this Agreement.
       
  (j) Closing Date : The earlier occurrence of (i) 120 days after the expiration of the Due Diligence Period (the “ Outside Closing Date ”) or (ii) within 15 days of the Purchaser’s receipt of the Development Approvals (defined in Section 2.4(a)), as the Closing Date may be extended under Section 2.4(c).
       
  (k) Broker : Beau McIntosh of Capstone Apartment Partners.
       
  (l) Proposed Project : A multifamily rental apartment complex consisting of approximately 283 units, pursuant to plans and specifications prepared by and satisfactory to Purchaser.  
       
  (m) Business Day : Any day which is not (i) a Saturday, (ii) a Sunday or (iii) a holiday on which national banks operating in North Carolina, are authorized to be closed.

 

1.2            Property . Subject to the terms and conditions of this Agreement, Seller shall sell to Purchaser, and Purchaser shall purchase from Seller, all of Seller’s right, title and interest in and to the following property (collectively, the “ Property ”):

 

(a)          The approximately 3.10 acres of land commonly known as 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue and located in Charlotte, North Carolina, as described in Exhibit A attached to this Agreement (the “ Land ”), together with Seller’s right, title and interest in (i) all improvements located on the Land (the “ Improvements ”), (ii) the easements, tenements, hereditaments, and appurtenances belonging or appertaining to the Land, (iii) adjacent streets, alleys and rights-of-way, or other property abutting the Land, and (iv) any and all minerals and mineral rights, water and water rights, wells, well rights and well permits, water and sewer taps, sanitary or storm sewer capacity or reservations and rights under utility agreements with any applicable governmental or quasi-governmental entities or agencies with respect to the providing of utility services to the Land (collectively, the “ Real Property ”).

 

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(b)          All equipment, machinery, furniture, furnishings, supplies and other tangible personal property owned by Seller, and used by Seller exclusively in connection with the Real Property, if any, and Seller’s interest in any such property leased by Seller, now or hereafter located in and used exclusively in connection with the operation, ownership or management of the Real Property (collectively, the “ Tangible Personal Property ”).

 

(c)          All intangible personal property related to the Real Property and the Improvements owned by Seller and used by Seller exclusively in connection with the Land, if any, including, without limitation: all well permits, water and sewer taps, sanitary or storm sewer capacity or reservations and rights under utility agreements with any applicable governmental or quasi-governmental entities or agencies with respect to the providing of utility services to the Land; the plans and specifications and other architectural and engineering drawings for the Improvements; warranties; contract rights related to the construction, operation, ownership or management of the Real Property; the Development Approvals and all other governmental permits, approvals and licenses (to the extent assignable); tenant lists and correspondence; and all records relating to the Property (collectively, the “ Intangible Personal Property ”).

 

1.3            Earnest Money . Within five Business Days after receipt of a fully executed copy of this Agreement, Purchaser shall deposit $50,000 in good funds with the Escrow Agent as an earnest money deposit (the “First Deposit”). If this Agreement is not terminated under Section 2.2(b), Purchaser shall deposit $150,000 in good funds with the Escrow Agent as an additional earnest money deposit (the “Second Deposit”) before the end of the Due Diligence Period. Upon the expiration of the Due Diligence Period, the Earnest Money becomes nonrefundable to Purchaser, except as otherwise expressly set forth in this Agreement. “ Earnest Money ” means, collectively, the First Deposit, the Second Deposit once made by Purchaser, and each Extension Deposit (defined in Section 2.4(c)) once made by Purchaser, together with interest on such amounts. The Earnest Money shall be applied to the Purchase Price at Closing. If this Agreement terminates prior to the end of the Operating Agreement Period, the Escrow Agent shall refund the Earnest Money to Purchaser immediately upon request, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement. Otherwise, the Escrow Agent shall disburse the Earnest Money to Seller upon the Closing or as otherwise set forth in this Agreement upon the earlier termination of this Agreement. The Escrow Agent shall hold and disburse the Earnest Money in accordance with Article 9 of this Agreement.

 

1.4            Independent Contract Consideration . At the same time as the deposit of the Earnest Money to the Escrow Agent, Purchaser shall deliver to Seller the sum of $100.00 (the “ Independent Contract Consideration ”) which amount has been bargained for and agreed to as consideration for Purchaser’s exclusive option to purchase the Property and the Due Diligence Period as provided in this Agreement, and for Seller’s execution and delivery of this Agreement. The Independent Contract Consideration is in addition to and independent of all other consideration provided in this Agreement, and is nonrefundable in all events.

 

ARTICLE 2. INSPECTION AND DEVELOPMENT APPROVALS

 

2.1            Seller’s Delivery of Specified Documents . Within two Business Days after the date of this Agreement, Seller shall provide to Purchaser the following information with respect to the Property (the “ Property Information ”) to the extent in Seller’s possession or control: (i) any environmental reports and a schedule listing any such reports; (ii) maps and surveys (including, without limitation, archaeological, boundary, topographic and tree surveys); (iii) Seller’s existing title policy (iv) any soils and engineering reports; (v) any written notices, reports, citations, orders, zoning letters, or decisions from any governmental authority; (vi) all agreements with or applications to, and responses and decisions from, any governmental authority with respect to any zoning modification, variance, exception, platting or other matter relating to the zoning, use, development, subdivision or platting of the Property; (vii) copies of all agreements, studies, reports, correspondence and other documents relating to the presence or absence of any endangered species or environmentally sensitive areas on the Property; (viii) any pleadings, judgments, court orders and settlement agreements relating to or resulting from legal proceedings affecting the Property; and (ix) any leases, contracts or agreements relating to the Property or services being provided or to be provided to the Property, including, without limitation, any agreements with electric, cable, gas, telephone or other utility providers. Seller shall provide to Purchaser any documents described above and coming into Seller’s possession or control or produced by Seller after the initial delivery above and shall continue to provide same during the pendency of this Agreement. All property Information will be provided to Purchaser without any representation or warranty of any kind or nature whatsoever and is merely provided to Purchaser for Purchaser’s information purposes. Until Closing, Purchaser and Purchaser’s designees shall maintain all Property Information as confidential information; provided that Purchaser may disclose the Property Information to (A) Purchaser’s employees, agents, advisors and consultants and potential investors and lenders having a need to know about the same in connection with the investigation of the Property and the transactions contemplated under this Agreement and Purchaser’s potential investment in and development of the Property, and (B) governmental agencies but only to the extent necessary in connection with obtaining the Development Approvals. If the purchase and sale of the Property is not consummated in accordance with this Agreement, regardless of the reason or the party at fault, Purchaser shall immediately redeliver to Seller all copies of the Property Information, whether such copies were actually delivered by Seller or are duplicate copies made by Purchaser or Purchaser’s designees.

 

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2.2            Due Diligence .

 

(a)          Purchaser shall have through the last day of the Due Diligence Period in which to examine, inspect, and investigate the Property and, in Purchaser’s sole and absolute judgment and discretion, to determine whether the Property is acceptable to Purchaser, whether Purchaser is prepared to make an investment in the Property, and for Purchaser to obtain all necessary internal approvals.

 

(b)           If Purchaser, in Purchaser’s sole and absolute judgment and discretion, determines that the Property is acceptable to Purchaser, Purchaser shall deliver a written notice to Seller and Escrow Agent (a “ Due Diligence Approval Notice ”) and shall deposit the Second Deposit with the Escrow Agent as additional Earnest Money within five Business Days after the end of the Due Diligence Period. If Purchaser so deposits the Second Deposit with Escrow Agent, Purchaser and Seller shall proceed to Closing in accordance with and subject to the terms and conditions of this Agreement. Notwithstanding anything to the contrary in this Agreement, Purchaser may terminate this Agreement by giving notice of termination (a “ Due Diligence Termination Notice ”) to Seller on or before the last day of the Due Diligence Period. If Purchaser fails to deposit the Second Deposit with Escrow Agent in accordance with Section 1.3 or fails to deliver either a Due Diligence Approval Notice or a Due Diligence Termination Notice to Seller and Escrow Agent in accordance with this Section 2.2(b), Purchaser shall be deemed to have delivered a Due Diligence Termination Notice on the last day of the Due Diligence Period and Purchaser shall be deemed to have terminated this Agreement effective as of the expiration of the Due Diligence Period.

 

(c)          Purchaser and its agents, employees, and representatives shall have a continuing right of reasonable access to the Property during the pendency of this Agreement for the purpose of conducting surveys, engineering, geotechnical, and environmental inspections and tests (including intrusive inspection and sampling for which Purchaser shall obtain Seller’s prior written consent, which shall not be unreasonably withheld or delayed), and any other inspections, studies, or tests reasonably required by Purchaser. In the course of its investigations Purchaser may make inquiries to third parties including, without limitation, lenders, contractors, and municipal, local, and other government officials and representatives, and Seller consents to such inquiries. Purchaser shall keep the Property free and clear of any liens resulting from any such entry by Purchaser, its agents, employees, or representatives. If any inspection or test disturbs the Property, Purchaser will promptly restore the Property to the same condition as existed prior to any such inspection or test. Except as otherwise provided in connection with Seller’s consent for any intrusive inspection or sampling, any activities by or on behalf of Purchaser, including, without limitation, the entry by Purchaser or Purchaser’s designees onto the Property, or the other activities of Purchaser or Purchaser’s designees with respect to the Property (“Purchaser’s Activities”) shall not damage the Property in any manner whatsoever. Further, Purchaser shall indemnify, defend and hold Seller harmless from and against any and all claims, liabilities, damages, losses costs and expenses of any kind or nature whatsoever (including, without limitation, attorney’s fees and expenses and court costs) (but excluding any claims, liabilities, damages, losses costs and expenses arising from Purchaser’s mere discovery of any condition relating to the Property) suffered, incurred or sustained by Seller and proximately caused by any Purchaser’s Activities. Notwithstanding any provision herein to the contrary. Purchaser’s obligations under this Section 2.2(c) shall survive the Closing and any termination of this Agreement. Purchaser shall copy Seller on any written reports or summaries prepared by or obtained from third parties (other than any attorney work product or attorney-client communications) in connection with its due diligence. Further, Seller shall be a reliance party under any reports obtained by Purchaser and Purchaser shall timely deliver a copy of the same to Seller.

 

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(d)          Prior to Purchaser and Purchaser’s designees entering onto the Property, Purchaser shall: (i) if Purchaser does not then have such a policy in force, procure a policy of commercial general liability insurance issued by an insurer reasonably satisfactory to Seller covering all Purchaser’s Activities with a single limit of liability (per occurrence and aggregate) of not less than $1,000,000; (ii) deliver to Seller a Certificate of Insurance evidencing that such insurance is in force and effect and evidencing that Seller has been named as an additional insured thereunder with respect to any Purchaser’s Activities (such Certificate of Insurance shall be delivered to the attention of Scott Herr at the address for notices set forth below in Seller’s execution of this Agreement). The policy of liability insurance required by this provision shall be written on an “occurrence” basis and shall be maintained in force through the earlier of (y) the termination of this Agreement and the conclusion of all Purchaser’s Activities, or (z) Closing.

 

2.3            Operating Agreement . During the Operating Agreement Period, Seller and Purchaser shall negotiate the terms and conditions of an operating agreement (the “ New LLC Operating Agreement ”) between them for a new single-asset Delaware limited liability company (the “ New LLC ”) to be formed for the purpose of acquiring title to the Property at the Closing, in accordance with this Agreement, and to develop and own the Proposed Project. The negotiations for the New LLC Operating Agreement shall be based on the terms of the Letter of Intent for Joint Venture Participation attached as Exhibit D to this Agreement. If Seller and Purchaser agree to the New LLC Operating Agreement during the Operating Agreement Period, (a) Seller and Purchaser shall sign, before the end of the Operating Agreement Period, an amendment to this Agreement acknowledging their agreement to the form of the New LLC Operating Agreement , (b) Seller and Purchaser (or an Affiliate (defined in Section 10.1) of Purchaser) shall sign the New LLC Operating Agreement on or before the end of the Operating Agreement Period (provided that the New LLC Operating Agreement shall by its terms become effective only upon the Closing), (c) Seller and Purchaser shall deliver the New LLC Operating Agreement to the Escrow Agent upon execution, and the Escrow Agent shall hold the New LLC Operating Agreement in escrow until Closing, and (d) simultaneously with the execution of the New LLC Operating Agreement, Purchaser, on its own behalf and on behalf of the manager of the New LLC, shall execute an assignment and assumption of this Agreement (the “ Assignment and Assumption of Purchase Agreement ”) which, by its terms, shall become effective only upon the Closing and by which Purchaser shall assign to the New LLC, and the New LLC shall assume, Purchaser’s rights and obligations to purchase the Property under this Agreement. If Seller and Purchaser do not agree to the form of the New LLC Operating Agreement by the end of the Operating Agreement Period in accordance with this Section 2.3, this Agreement shall terminate, the Escrow Agent shall refund the Earnest Money to Purchaser immediately upon request, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement.

 

2.4            Developmental Approvals .

 

(a)          “ Development Approvals ” means that the site plan, , zoning, platting, and all other applicable governmental approvals, permits, licenses and easements (excluding only building permits) for the Proposed Project has been approved by the City of Charlotte without amendments or conditions unacceptable to Purchaser, as determined by Purchaser in its sole discretion, and that all appeal periods with respect to the Development Approvals shall have expired without any appeal having been filed or, if filed, such appeal shall have been resolved to the satisfaction of Purchaser. Purchaser’s efforts to obtain the Development Approvals shall be at its sole cost and expense (including the posting of any fiscal requirements). Development Approvals shall include, without limitation, any approvals required under any declaration of covenants, conditions and restrictions or any other private agreement affecting the Property.

 

(b)          Seller agrees to cooperate fully with and assist Purchaser in applying for and obtaining all Development Approvals. Seller shall execute all documents required for the development approval process including the appointment of Purchaser as its agent or nominee to obtain any Development Approvals. Purchaser shall provide Seller reasonable prior notice of all public hearings, city staff meetings, or other meetings related to the approval of Purchaser’s application(s) and Seller shall attend any such meeting as may be reasonably requested by Purchaser. Seller agrees to execute such plats, including any necessary lot splits, and make such dedications as may be required whereby the Property shall be a “legal lot” under all applicable ordinances, laws, and regulations, and Seller shall provide easements, in form and substance reasonably satisfactory to Purchaser, for access and utilities as may be required in connection with the Development Approvals and as required by utility companies or any governmental authorities with respect to the Proposed Project. Such plats and dedications shall be made and granted by Seller at such time as is required by the applicable governmental authority. The Property description and Survey shall be revised to take into account de minimis changes to the Property boundaries requested by Purchaser that are necessary to permit the development of the Proposed Project. Seller shall not be required to incur any cost or expense to any third party in connection with its obligations under this Section 2.4(b).

 

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(c)          If Purchaser determines at any time that it has been or will be unable to achieve the Development Approvals by the Outside Closing Date, then Purchaser may, by delivering written notice to Seller, (i) terminate this Agreement (such notice is a “ Development Approvals Termination Notice ”); (ii) waive such condition and proceed with the Closing on such date to which the parties may mutually agree, but in any event, no later than the Outside Closing Date set forth in Section 1.1(j); or (iii) extend the Outside Closing Date up to two times in order to achieve Final Approval of the Development Approvals, each such extension not to exceed 30 days. In the event Purchaser desires to exercise such extension rights, Purchaser shall give written notice (each such notice, the “ Outside Closing Date Extension Notice ”) to Seller and the Escrow Agent on or before five calendar days prior to the Outside Closing Date (or extended Outside Closing Date, if Purchaser has previously extended the Outside Closing Date). Additionally, within two Business Days of delivery of each Outside Closing Date Extension Notice, Purchaser shall deposit an additional $20,000 in good funds with the Escrow Agent for each extension period (each, an “ Extension Deposit ”) to serve as additional Earnest Money. If Purchaser delivers an Outside Closing Date Extension Notice, but does not deposit $20,000 with Escrow Agent in accordance with this Section 2.4(c), Purchaser shall be deemed to have terminated this Agreement in accordance with this Section 2.4(c). If the Development Approvals have not occurred by the final extended Outside Closing Date, Purchaser shall on such date either waive such conditions and close under this Agreement or terminate this Agreement by sending a Development Approvals Termination Notice to the Seller. If Purchaser terminates this Agreement under this Section 2.4(c), the Escrow Agent shall disburse the Earnest Money, and any applicable Extension Deposits, to Seller, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement.

 

2.5            Adverse Conditions . As a condition to Purchaser’s obligation to close, there shall be no material change in any condition of or affecting the Property not caused by Purchaser or its contractors, employees, affiliates or other related or similar parties, that has occurred after the Due Diligence Period including without limitation (i) any dumping or discovery of refuse or environmental contamination; (ii) access; (iii) the availability, adequacy or cost of or for all utilities (including without limitation, water, sanitary sewer, storm sewer, gas, electric, cable and any other utilities required to serve or service the Property) that will be necessary to serve the Proposed Project; (iv) the imposition of any moratorium which would prohibit or delay the commencement of construction; or (v) the solvency and financial condition of any taxing districts to which the Property is subject, the existing and projected mill levies assessed by such districts, or the ability and capacity of any of such districts to service the Proposed Project. It shall also be a condition to Purchaser’s obligation to close that there shall be no offsite obligations required in connection with the development of the Proposed Project, other than those required for the Development Approvals, and applicable water, sewer and impact fees charged by the applicable governmental authorities shall not have increased over the levels assessed as of the date of this Agreement.

 

ARTICLE 3. TITLE AND SURVEY REVIEW

 

3.1            Delivery of Title Commitment and Survey . Purchaser shall cause to be prepared: (i) within five Business Days after the date of this Agreement, a current, effective commitment for title insurance (the “ Title Commitment ”) issued by the Title Company, in the amount of the Purchase Price with Purchaser as the proposed insured, and accompanied by true, complete, and legible copies of all documents referred to in the Title Commitment; and (ii) a current ALTA/ACSM survey of the Property (the “ Survey ”) including a certification addressed to Purchaser and Seller.

 

3.2            Title Review and Cure . During the Due Diligence Period, Purchaser shall review title to the Property as disclosed by the Title Commitment and the Survey. Seller will cooperate with Purchaser in curing any objections Purchaser may have to title to the Property; provided Seller shall have no obligation to incur any cost or expense to any third party in connection with such cooperation other than costs and expenses Seller may incur in connection with the title objections that Seller is obligated to cure under this Section 3.2. Seller shall have no obligation to cure title objections except (a) liens or exceptions for delinquent property taxes and assessments and related penalties, (b) deeds of trust and mortgages, (c) mechanics’ liens, (d) other monetary liens, and (e) any exceptions or encumbrances to title which are created by, through or under Seller after the date of this Agreement without the written consent of Purchaser, all of which shall be removed from title to the Property by the Closing Date. Without limiting Seller’s obligations in the prior sentence or elsewhere in this Agreement or Purchaser’s remedies under Section 8.1 , Purchaser may terminate this Agreement and receive a refund of the Earnest Money if the Title Company revises the Title Commitment after the expiration of the Due Diligence Period to add or modify exceptions or to delete or modify the conditions to obtaining any endorsement requested by Purchaser during the Due Diligence Period if such additions, modifications or deletions are not acceptable to Purchaser and Seller does not cure any such matter within five Business Days after Purchaser gives written notice to Seller of such matter but, in any event, not later than the Closing Date. “ Permitted Exceptions ” means (i) the specific exceptions (exceptions that are not part of the promulgated title insurance form) in the Title Commitment that Purchaser has approved as of the expiration of the Due Diligence Period and that Seller is not required to remove as provided above, and (ii) real estate taxes not yet due and payable.

 

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3.3            Delivery of Title Policy at Closing . At Closing, as a condition to Purchaser’s obligation to close, the Title Company shall deliver to Purchaser an ALTA (or other form required by state law) Owner’s Policy of Title Insurance (“ Title Policy ”) issued by the Title Company with ALTA General Exceptions 1 through 5 deleted (or corresponding deletions or endorsements if the Property is located in a non-ALTA state), containing the Purchaser’s Endorsements, dated the date and time of the recording of the Deed in the amount of the Purchase Price, insuring Purchaser as owner of good, marketable and indefeasible fee simple title to the Property, subject only to the Permitted Exceptions. “ Purchaser’s Endorsements ” means, to the extent such endorsements are available under the laws of the state in which the Property is located: (a) owner’s comprehensive; (b) access; (c) survey (accuracy of survey); (d) location (survey legal matches title legal); (e) separate tax lot; (f) legal lot; (g) zoning 3.0; and (h) such other endorsements as Purchaser may require based on its review of the Title Commitment and Survey. Seller shall execute at Closing an affidavit on the Title Company’s standard form so that the Title Company can delete or modify the standard printed exceptions as to parties in possession, unrecorded liens, and similar matters and, if required to issue the Title Policy at Closing, the customary gap indemnity. The Title Policy may be delivered after the Closing if at the Closing the Title Company issues a currently effective, duly-executed “marked-up” Title Commitment and irrevocably commits in writing to issue the Title Policy in the form of the “marked-up” Title Commitment promptly after the Closing Date.

 

3.4            Title and Survey Costs . The cost of the Survey and the premium for the Title Policy, including any search and exam fees and the premium for the Purchaser’s Endorsements, shall be paid by the Purchaser.

 

ARTICLE 4. OPERATIONS AND RISK OF LOSS

 

4.1            Performance under Contracts . During the pendency of this Agreement, Seller will perform its material obligations under agreements that affect the Property.

 

4.2            New Contracts . During the pendency of this Agreement, Seller will not enter into any lease or contract that will be an obligation affecting the Property after the Closing without Purchaser’s prior written consent.

 

4.3            Listings and Other Offers . Purchaser acknowledges that Seller has listed the Property with the Broker. During the pendency of this Agreement, Seller will not list the Property with any other broker or and will not solicit or make or accept any offers to sell the Property, engage in any negotiations with any third party with respect to the sale or other disposition of the Property, or enter into any other brokerage contracts or agreements (whether binding or not) regarding any disposition of the Property.

 

4.4            Seller’s Obligations . Other than the obligations of Seller expressly assumed by Purchaser, Seller, subject to the terms and conditions of this Agreement, covenants that it shall pay and discharge any and all liabilities of each and every kind arising out of or by virtue of the conduct of its business, if the same do or could constitute a lien on the Property, before and as of the Closing Date on or related to the Property. The provisions of this Section 4.4 shall survive the Closing.

 

4.5            Condemnation . By notice to Seller given within 10 days after Purchaser receives notice of proceedings in eminent domain that are contemplated, threatened or instituted by any applicable governmental or other authority having the power of eminent domain, and if necessary the Closing Date shall be extended to give Purchaser the full 10-day period to make such election, Purchaser may: (i) terminate this Agreement and the Earnest Money shall be immediately returned to Purchaser; or (ii) proceed under this Agreement, in which event Seller shall, at the Closing, assign to Purchaser its entire right, title and interest in and to any condemnation award, and Purchaser shall have the right subject to Seller’s reasonable consent during the pendency of this Agreement to negotiate and otherwise deal with the condemning authority with respect to such eminent domain proceedings.

 

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ARTICLE 5. CLOSING

 

5.1            Closing . The consummation of the transaction contemplated in this Agreement (“ Closing ”) shall occur on the Closing Date at the offices of the Escrow Agent. Closing shall occur through an escrow with the Escrow Agent. The balance of the Purchase Price, plus or minus prorations, shall be deposited into and held by Escrow Agent in a closing escrow account with a bank satisfactory to Purchaser and Seller. Upon satisfaction or completion of all closing conditions and deliveries, the parties shall direct the Escrow Agent to immediately record and deliver the closing documents to the appropriate parties and make disbursements according to the closing statements executed by Seller and Purchaser. The Escrow Agent and the Title Company shall agree in writing with Purchaser that (a) recordation of the Deed constitutes the Escrow Agent’s representation that it is holding the closing documents, closing funds and closing statement and is prepared and irrevocably committed to disburse the closing funds in accordance with the closing statement and (b) upon the Escrow Agent’s release of funds to Seller, the Title Company shall be irrevocably committed to issue the Title Policy in accordance with this Agreement.

 

5.2            Conditions to the Parties’ Obligations to Close .

 

(a)          In addition to all other conditions set forth in this Agreement, the obligation of Seller, on the one hand, and Purchaser, on the other hand, to consummate the transactions contemplated under this Agreement shall be conditioned on the following:

 

(1)         The other party’s representations and warranties contained in this Agreement shall be true and correct as of the date of this Agreement and the Closing Date. For purposes of this Section 5.2(a)(1), if a representation is made to knowledge, but the factual matter that is the subject of the representation is false notwithstanding any lack of knowledge or notice to the party making the representation, such event shall constitute a failure of this condition only, and not a default by the party making such representation;

 

(2)         As of the Closing Date, the other party shall have performed its obligations under this Agreement and all deliveries to be made at Closing have been tendered (including, without limitation, the execution of the New LLC Operating Agreement and the Assignment and Assumption of Purchase Agreement);

 

(3)         There shall exist no pending or threatened actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, pending or threatened against the other party or the Property that would materially and adversely affect the other party’s ability to perform its obligations under this Agreement; and

 

(4)         There shall exist no pending or threatened action, suit or proceeding with respect to the other party before or by any court or administrative agency which seeks to restrain or prohibit, or to obtain damages or a discovery order with respect to, this Agreement or the consummation of the transactions contemplated under this Agreement.

 

(b)           In addition to all other conditions set forth in this Agreement, the obligation of Purchaser to consummate the transactions contemplated under this Agreement shall also be conditioned on the following:

 

(1)         There shall exist no actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, pending or threatened against the Property that would materially and adversely affect the Property, the operation of the Property or Purchaser’s Proposed Project;

 

(2)         There shall exist no pending or threatened moratorium on development or other governmental or quasi-governmental action which could prohibit or delay Purchaser’s development of the Proposed Project that has arisen since the expiration of the Due Diligence Period.

 

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(3)         The availability, adequacy and cost of all utilities (including without limitation, water, sanitary sewer, storm sewer, gas, electric, cable and any other utilities) to serve or service the Proposed Project shall not have materially changed since the expiration of the Due Diligence Period.

 

(4)         There shall exist no new special assessments, or any additional amounts for special assessments currently assessed, that are payable with respect to the Property other than any special assessments that existed as of the expiration of the Due Diligence Period.

 

(5)         The availability and magnitude of, and the conditions for eligibility for, the North Carolina Brownfields tax incentive with respect to the Proposed Project shall not have materially changed since the expiration of the Due Diligence Period, excluding any changes resulting from the actions of Purchaser.

 

(c)          So long as a party is not in default under this Agreement, if any condition to that party’s obligation to proceed with the Closing under this Agreement has not been satisfied as of the Closing Date, the party may, in its sole discretion, elect to (i) terminate this Agreement by delivering written notice to the other party on or before the Closing Date, (ii) extend the Closing until such condition is satisfied, or (iii) consummate this transaction notwithstanding the non-satisfaction of such condition, in which event the party shall be deemed to have waived any such condition. If a party elects to close, notwithstanding that a condition to that party’s obligation to proceed with the Closing has not been satisfied, the other party shall have no liability for breaches of representations and warranties of which the party electing to close had actual knowledge at the Closing. If Purchaser terminates this Agreement under this Section 5.2, the Escrow Agent shall refund the Earnest Money to Purchaser, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement and as otherwise provided in this Section 5.2(c). Notwithstanding the foregoing provisions of this Section 5.2(c), the failure of a condition due to the breach of a party shall not relieve the breaching party from any liability it would otherwise have under this Agreement.

 

5.3            Seller’s Deliveries in Escrow . On or prior to the Closing Date, Seller shall deliver in escrow to the Escrow Agent the following:

 

(a)           New LLC Operating Agreement . A counterpart of the New LLC Operating Agreement, in the form agreed upon by Seller and Purchaser under Section 2.3, executed by Seller as a member of the New LLC.

 

(b)           Deed . A special warranty deed in the form attached hereto as Schedule 5.3, executed and acknowledged by Seller, conveying to Purchaser good, indefeasible and marketable fee simple title to the Property, subject only to the Permitted Exceptions (the “Deed”).

 

(c)           Bill of Sale . A Bill of Sale and Assignment in the form of Exhibit B attached hereto (the “ Bill of Sale ”), executed and acknowledged by Seller.

 

(d)           Plat . If any plats or approvals required in connection with the Development Approvals are to be recorded at or immediately after the Closing, the final executed plat or approvals in form for recording according to applicable law to the extent that Seller’s signature is required hereunder. For the avoidance of doubt, Purchaser shall be responsible for obtaining, and all expenses associated with obtaining and recording, any such plats or approvals.

 

(e)           State Law Disclosures . Such disclosures and reports, required by applicable state and local law in connection with the conveyance of real property.

 

(f)           FIRPTA . A Foreign Investment in Real Property Tax Act (“ FIRPTA ”) certificate of non-foreign status in the form attached to this Agreement as Exhibit C and executed by Seller. If Seller fails to provide the FIRPTA certification on the Closing Date, Purchaser may proceed with withholding provisions as provided by law.

 

(g)           Certificate of Representations and Warranties . A certificate executed by Seller, reaffirming and updating to the Closing Date the representations and warranties given by Seller under Section 7.1 .

 

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(h)           Authority . Evidence of the existence, organization, and authority of Seller and the authority of the person executing documents on behalf of Seller reasonably satisfactory to Purchaser, the Escrow Agent, and the Title Company.

 

(i)           Additional Documents . Any additional documents that Purchaser, the Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this Agreement.

 

5.4            Purchaser’s Deliveries in Escrow . On or prior to the Closing Date, Purchaser shall deliver in escrow to the Escrow Agent the following:

 

(a)           New LLC Operating Agreement . A counterpart of the New LLC Operating Agreement, in the form agreed upon by Seller and Purchaser under Section 2.3, executed by Purchaser as a member and as the manager of the New LLC.

 

(b)           Assignment and Assumption of Purchase Agreement . The Assignment and Assumption of Purchase Agreement, executed by Purchaser on its own behalf, as assignor, and on behalf of the manager of the New LLC, as assignee.

 

(c)           Purchase Price . The Purchase Price, less the Earnest Money, plus or minus applicable prorations, deposited by Purchaser with the Escrow Agent in immediate, same day federal funds wired for credit into the Escrow Agent’s escrow account.

 

(d)           State Law Disclosures . Such disclosures and reports required by applicable state and local law in connection with the conveyance of real property.

 

(e)           Additional Documents . Any additional documents that Seller, the Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this Agreement.

 

5.5            Closing Statements . At Closing, Seller and Purchaser shall deposit with the Escrow Agent executed closing statements consistent with this Agreement in form required by the Escrow Agent. If Seller and Purchaser cannot agree on the closing statements to be deposited as aforesaid because of a dispute over the prorations and adjustments set forth in the closing statements, the Closing nevertheless shall occur, and the amount in dispute shall be withheld from the Purchase Price and placed in an escrow with the Escrow Agent, to be paid out upon the joint direction of the parties or pursuant to court order upon resolution or other final determination of the dispute.

 

5.6            Title Policy . The Title Company shall deliver to Purchaser the Title Policy pursuant to Section 3.3 .

 

5.7            Possession . Seller shall deliver possession of the Property to Purchaser at the Closing subject only to the Permitted Exceptions.

 

5.8            Costs . Seller shall pay (a) the cost of recording the Deed and any other document required to be recorded in connection the title objections that Seller is obligated to cure under Section 3.2, and (b) excise taxes required to be paid in association with the Deed. The Escrow Agent’s fee shall be evenly divided between Purchaser and Seller.

 

ARTICLE 6. PRORATIONS

 

6.1            Proration of Taxes and Assessments . Purchaser shall receive a credit for any accrued but unpaid general real estate taxes and assessments (including without limitation any assessments imposed by private covenant, “ Taxes ”) applicable to any period before the Closing Date, even if such Taxes are not yet due and payable. If the amount of any Taxes has not been determined as of Closing, such credit shall be based on the amount of the most recent ascertainable Taxes and shall be reprorated upon issuance of the final tax bill. Purchaser shall receive a credit for any special assessments which are levied or charged against the Property, whether or not then due and payable. The provisions of this Section 6.1 shall survive the Closing.

 

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6.2            Commissions . Seller and Purchaser represent and warrant each to the other that they have not dealt with any real estate broker, sales person or finder in connection with this transaction other than Broker. If this transaction is closed, Seller shall pay Broker in accordance with their separate agreement. Broker is an independent contractor and is not authorized to make any agreement or representation on behalf of either party. Except as expressly set forth above, in the event of any claim for broker’s commissions, finder’s fees or similar compensation in connection with the negotiation, execution or consummation of this Agreement or the transactions contemplated under this Agreement, each party shall indemnify and hold harmless the other party from and against any such claim based upon any statement, representation or agreement of the indemnifying party. The provisions of this Section 6.2 shall survive the Closing or termination of this Agreement.

 

6.3            Other Expenses . Unless otherwise expressly agreed in writing between Seller and Purchaser, no other expense related to the ownership or operation of the Property shall be charged to or paid or assumed by Purchaser, whether allocable to any period before or after the Closing.

 

ARTICLE 7. REPRESENTATIONS AND WARRANTIES

 

7.1            Seller’s Representations and Warranties . As a material inducement to Purchaser to execute this Agreement and consummate this transaction, Seller represents and warrants to Purchaser that:

 

(a)           Authority . Seller is the sole owner of fee simple title to the Property. Seller has been duly organized and is validly existing as a North Carolina limited liability company, is in good standing in the state of its organization and is qualified to do business, and is in good standing, in the state in which the Property is located. Seller has the full right and authority and has obtained any and all consents required to authorize Seller to enter into this Agreement, consummate or cause to be consummated the sale of the Property and make or cause to be made transfers and assignments contemplated in this Agreement. The persons signing this Agreement on behalf of Seller are authorized to do so. This Agreement has been, and the documents to be executed by Seller pursuant to this Agreement will be, authorized and properly executed and does and will constitute the valid and binding obligations of Seller, enforceable against Seller in accordance with their terms.

 

(b)           Conflicts and Pending Actions or Proceedings . There is no agreement to which Seller is a party or, to Seller’s knowledge, binding on Seller which is in conflict with this Agreement. There is no action or proceeding pending or, to Seller’s knowledge, threatened against or relating to the Property, which challenges or impairs Seller’s ability to execute or perform its obligations under this Agreement.

 

(c)           Agreements with Governmental Authorities/Restrictions . Except as included in the Property Information delivered to Purchaser or as may be entered into by Purchaser in connection with Purchaser’s obtaining the Development Approvals, Seller has not entered into, and has no knowledge of, any agreement with or application to any governmental authority with respect to any zoning modification, variance, exception, platting or other matter. To Seller’s knowledge, neither Seller nor the Property is in violation or non-compliance with any restriction or covenant affecting the Property.

 

(d)           Condemnation . To Seller’s knowledge, no condemnation, eminent domain or similar proceedings are pending or threatened with regard to the Property.

 

(e)           Property Rights . To the Seller’s actual knowledge, except as disclosed in the Property Information, no person or entity holds any lease, easement or any other right to use or occupy the Property.

 

(f)           Notice of Special Assessments . Seller has not received any notice and has no knowledge of any pending or threatened liens, special assessments, condemnations, impositions or increases in assessed valuations to be made against the Property by any governmental authority.

 

(g)           Zoning . Seller has no knowledge of any pending or threatened zoning change, other than actions to be taken by Purchaser in connection with securing the Development Approvals.

 

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(h)           FEMA Flood Maps . Seller discloses to Purchaser that FEMA flood maps applicable to the Property are changing and will go into effect in October, 2015. The changes to the FEMA flood maps will affect the Property unless the site plan for the Proposed Project is submitted for approval prior to end of August, 2015.

 

(i)           Property Information . To Seller’s actual knowledge, the Property Information contains all material documents, files, written information, books and records in Seller’s possession or control and relating to the obtainment of the Development Approvals or required to be delivered to Purchaser under Section 2.1. If Purchaser requests other material information relating to the Property and Seller possesses or controls the requested information, then Seller shall disclose such information within two Business Days of such request for disclosure.

 

(j)           Environmental . Seller has no knowledge of any violation of Environmental Laws (defined below) related to the Property or the presence or release of Hazardous Materials (defined below) on or from the Property except as disclosed in the Property Information. As disclosed in the Property Information, Seller notified Purchaser that a North Carolina Brownfields Property Agreement was recorded on Property on May 20, 2014. Seller has not manufactured, introduced, released or discharged from or onto the Property any Hazardous Materials or any toxic wastes, substances or materials (including, without limitation, asbestos), and Seller has not used the Property or any part of the Property for the generation, treatment, storage, handling or disposal of any Hazardous Materials, in violation of any Environmental Laws. The term “ Environmental Laws ” includes without limitation the Resource Conservation and Recovery Act and the Comprehensive Environmental Response Compensation and Liability Act and other federal laws governing the environment as in effect on the date of this Agreement together with their implementing regulations and guidelines as of the date of this Agreement, and all state, regional, county, municipal and other local laws, regulations and ordinances that are equivalent or similar to the federal laws recited above or that purport to regulate Hazardous Materials. The term “ Hazardous Materials ” includes petroleum, including crude oil or any fraction thereof, natural gas, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas or such synthetic gas), asbestos and asbestos containing materials and any substance, material waste, pollutant or contaminant listed or defined as hazardous or toxic under any Environmental Law.

 

(k)           Withholding Obligation . Seller’s sale of the Property is not subject to any federal, state or local withholding obligation of Purchaser under the tax laws applicable to Seller or the Property.

 

(l)           ERISA . Seller is not (i) an “employee benefit plan” (within the meaning of section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ ERISA ”)) that is subject to the provisions of Title I of ERISA, (ii) a “plan” that is subject to the prohibited transaction provisions of section 4975 of the Internal Revenue Code of 1986 (the “ Code ”) or (iii) an entity whose assets are treated as “plan assets” under ERISA by reason of an employee benefit plan’s or plan’s investment in such entity.

 

(m)           Anti-Money Laundering Laws . To Seller’s actual knowledge, without any duty of investigation, Seller: (i) is not under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering, drug trafficking, terrorist-related activities, any crimes which in the United States would be predicate crimes to money laundering, or any violation of any Anti Money Laundering Laws (defined below); (ii) has not been assessed civil or criminal penalties under any Anti-Money Laundering Laws; or (iii) has not had any of its funds seized or forfeited in any action under any Anti Money Laundering Laws. The term “ Anti-Money Laundering Laws ” means all applicable laws, regulations and sanctions, state and federal, criminal and civil, that: (1) limit the use of and/or seek the forfeiture of proceeds from illegal transactions; (2) limit commercial transactions with designated countries or individuals believed to be terrorists, narcotics dealers or otherwise engaged in activities contrary to the interests of the United States; (3) require identification and documentation of the parties with whom a financial institution conducts business; or (4) are designed to disrupt the flow of funds to terrorist organizations.

 

(n)           Moratoria . To the Seller’s actual knowledge, there exists no pending or threatened moratorium on the Property.

 

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7.2            Disclaimer . Except as expressly provided in this Agreement or the Deed or other documents executed and delivered by Seller at the Closing, Seller does not make any representation or warranty, express or implied, of any kind or nature whatsoever, with respect to the Property, and all such warranties are hereby disclaimed. Purchaser agrees that it has not relied upon and will not rely upon, either directly or indirectly, any representation or warranty of Seller except those representations expressly made in this Agreement or the Deed or other documents executed and delivered by Seller at the Closing. Except as expressly provided in this Agreement or the Deed or other documents executed and delivered by Seller at the Closing, Seller shall sell and convey to Purchaser and Purchaser shall accept the Property AS-IS, WHERE-IS AND WITH ALL FAULTS, and Purchaser hereby expressly waives, releases and discharges any claim that it has, might have had or may have against Seller with respect to the Property. Further, no member, manager or other constituent of either Seller or Purchaser (respectively, “ Affiliated Parties ”) shall have any personal liability under this Agreement or with respect to the Property or the subject transaction and each of Seller and Purchaser waives, releases and discharges any claim that it has, might have had or may have against any of the other’s Affiliated Parties. The terms of this paragraph shall expressly survive the consummation of the transaction and the sale of the Property regardless of whether the same are incorporated into the Deed.

 

7.3            Purchaser’s Representations and Warranties . As a material inducement to Seller to execute this Agreement and consummate this transaction, Purchaser represents and warrants to Seller that:

 

(a)           Organization and Authority . Purchaser has been duly organized and is validly existing as a limited liability company in good standing in the State of Delaware, and qualified to do business in the state in which the Property is located. Subject only to obtaining certain internal approvals on or before the expiration of the Due Diligence Period, Purchaser has the full right and authority and has obtained any and all consents required to authorize Purchaser to enter into this Agreement, consummate or cause to be consummated the purchase of the Property. This Agreement and all of the documents to be delivered by Purchaser at the Closing have been and will be authorized and properly executed and will constitute the valid and binding obligations of Purchaser, enforceable in accordance with their terms.

 

(b)           Conflicts and Pending Action . There is no agreement to which Purchaser is a party or to Purchaser’s knowledge binding on Purchaser which is in conflict with this Agreement. There is no action or proceeding pending or to Purchaser’s knowledge, threatened, against Purchaser which challenges or impairs Purchaser’s ability to execute or perform its obligations under this Agreement.

 

(c)           ERISA . Purchaser is not (i) an “employee benefit plan” (within the meaning of section 3(3) of ERISA) that is subject to the provisions of Title I of ERISA, (ii) a “plan” that is subject to the prohibited transaction provisions of section 4975 of the Code or (iii) an entity whose assets are treated as “plan assets” under ERISA by reason of an employee benefit plan’s or plan’s investment in such entity.

 

(d)           Compliance with International Trade Control Laws and OFAC Regulations . Purchaser (without reference to its constituent entities) is not now nor shall it be at any time prior to or at the Closing a Person named in any executive orders or lists published by OFAC as a Specially Designated National and Blocked Person. To Purchaser’s actual knowledge, without any duty of investigation, Purchaser: (i) is not under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering, drug trafficking, terrorist-related activities, any crimes which in the United States would be predicate crimes to money laundering, or any violation of any Anti Money Laundering Laws; (ii) has not been assessed civil or criminal penalties under any Anti-Money Laundering Laws; or (iii) has not had any of its funds seized or forfeited in any action under any Anti Money Laundering Laws.

 

7.4            Survival of Representations and Warranties . The representations and warranties set forth in this Article 7 are made as of the date of this Agreement and are remade as of the Closing Date and shall not be deemed to be merged into or waived by the instruments of Closing, but shall survive the Closing for a period of one year. Seller and Purchaser shall have the right to bring an action on a breach of a representation or warranty in this Article 7 only if Seller or Purchaser, as the case may be, has given the other party written notice of the circumstances giving rise to the alleged breach within such one year period. Each party agrees to defend and indemnify the other against any claim, liability, damage or expense asserted against or suffered by such other party arising out of the breach or inaccuracy of any such representation or warranty.

 

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ARTICLE 8. DEFAULT AND REMEDIES

 

8.1            Seller’s Default . If this transaction fails to close as a result of Seller’s default, the Earnest Money shall be returned to Purchaser. In addition, Purchaser shall be entitled to such remedies for breach of contract as may be available at law and in equity, including without limitation, the remedy of specific performance. If this transaction fails to close as a result of Seller’s default, Purchaser may (i) terminate this Agreement by written notice to Seller, Escrow Agent and the Title Company, and Escrow Agent shall refund the Earnest Money to Purchaser; (ii) waive such default and consummate the transaction contemplated by this Agreement in accordance with the terms of this Agreement; or (iii) institute all proceedings necessary to specifically enforce the terms of this Agreement and cause title to Property to be conveyed to Purchaser. Seller and Purchaser agree that the Property is unique and that the right of specific performance is a just and equitable remedy under the circumstances. If, however, the remedy of specific performance is not available to Purchaser, Purchaser shall be entitled to recover Purchaser’s actual and incidental damages (and not including consequential or punitive damages) and an amount equal to 10% of such damages for Purchaser’s related internal costs relating to the default. For purposes of this provision, specific performance shall be considered not available to Purchaser if the court declines to grant the remedy or if the nature of Seller’s default is such that upon obtaining specific performance, Purchaser would be denied, in any material respect, the benefit Purchaser bargained for in this Agreement. Notwithstanding the above provisions of this Section, Purchaser retains all rights and remedies available in law and equity to enforce provisions which survive termination of this Agreement.

 

8.2            Purchaser’s Default . If this transaction fails to close due to the default of Purchaser, then Seller’s sole remedy in such event shall be to terminate this Agreement and to retain the Earnest Money as liquidated damages, Seller waiving all other rights or remedies in the event of such default by Purchaser. Purchaser and Seller have considered carefully the loss to Seller occasioned by taking the Property off the market as a consequence of the negotiation and execution of this Agreement, the expenses of Seller incurred in connection with the preparation of this Agreement and Seller’s performance under this Agreement, and the other damages, general and special, which Purchaser and Seller realize and recognize Seller will sustain but which Purchaser and Seller agree would be impracticable or extremely difficult to calculate at this time if Purchaser so defaults. Based on all those considerations, Purchaser and Seller agree that the Earnest Money, together with the interest on it, represents a reasonable estimate of Seller’s damages. Seller agrees to accept the Earnest Money as Seller’s total damages and relief under this Agreement if Purchaser defaults in its obligations to close under this Agreement, Seller waiving all other rights and remedies.

 

8.3            Notice of Default . Except for a party’s failure to close on the Closing Date, neither party shall have the right to declare a default by the other party and terminate this Agreement because of a failure by such other party to perform under the terms of this Agreement unless the other party shall fail to cure such failure to perform within five Business Days after its receipt of written notice of such failure to perform.

 

8.4            Other Expenses . If this Agreement is terminated due to the default of a party, then the defaulting party shall pay any fees due to the Escrow Agent for holding the Earnest Money and any fees due to the Title Company for cancellation of the Title Commitment.

 

ARTICLE 9. EARNEST MONEY PROVISIONS

 

9.1            Investment and Use of Funds . The Escrow Agent shall invest the Earnest Money in a government insured interest bearing account satisfactory to Purchaser at an institution having assets of not less than $125,000,000, shall not commingle the Earnest Money with any funds of the Escrow Agent or others, and shall promptly provide Purchaser and Seller with confirmation of the investments made. If the Closing under this Agreement occurs, the Escrow Agent shall deliver the Earnest Money to, or upon the instructions of, Purchaser on the Closing Date. Provided such supplemental escrow instructions are not in conflict with this Agreement as it may be amended in writing from time to time, Seller and Purchaser agree to execute such supplemental escrow instructions as may be appropriate to enable Escrow Agent to comply with the terms of this Agreement.

 

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9.2            Termination Pursuant to Section 2.2 or 2.3 . The Purchaser shall notify the Escrow Agent of the date that the Due Diligence Period ends promptly after such date is established under this Agreement, and Escrow Agent may rely upon such notice. If Purchaser elects to terminate this Agreement pursuant to Section 2.2 (or is deemed to have terminated this Agreement), or if Purchaser notifies Escrow Agent that this Agreement has terminated pursuant to Section 2.3, Escrow Agent shall pay the entire Earnest Money to Purchaser one Business Day following receipt of the Due Diligence Termination Notice (or if no Due Diligence Approval Notice is delivered prior to the expiration of the Due Diligence Period, one Business Day following the last day of the Due Diligence Period) or notice of termination under Section 2.3, as applicable, from Purchaser (as long as the current investment can be liquidated in one day) and this Agreement shall then terminate. No notice to Escrow Agent from Seller shall be required for the release of the Earnest Money to Purchaser by Escrow Agent. The Earnest Money shall be released and delivered to Purchaser from Escrow Agent upon Escrow Agent’s receipt of the Due Diligence Termination Notice (or if no Due Diligence Approval Notice is delivered prior to the expiration of the Due Diligence Period, one Business Day following the last day of the Due Diligence Period) or Development Approvals Termination notice, as applicable, despite any objection or potential objection by Seller. Seller agrees it shall have no right to bring any action against Escrow Agent which would have the effect of delaying, preventing, or in any way interrupting Escrow Agent’s delivery of the Earnest Money to Purchaser pursuant to this Section 9.2, any remedy of Seller being against Purchaser, not Escrow Agent.

 

9.3            Other Terminations . Upon a termination of this Agreement other than as described in Section 9.2, either party to this Agreement (the “ Terminating Party ”) may give written notice to the Escrow Agent and the other party (the “ Non-Terminating Party ”) of such termination and the reason for such termination. Such request shall also constitute a request for the release of the Earnest Money to the Terminating Party. The Non-Terminating Party shall then have five Business Days in which to object in writing to the release of the Earnest Money to the Terminating Party. If the Non-Terminating Party provides such an objection, then the Escrow Agent shall retain the Earnest Money until it receives written instructions executed by both Seller and Purchaser as to the disposition and disbursement of the Earnest Money, or until ordered by final court order, decree or judgment, which is not subject to appeal, to deliver the Earnest Money to a particular party, in which event the Earnest Money shall be delivered in accordance with such notice, instruction, order, decree or judgment.

 

9.4            Interpleader . Except as provided in Section 9.2 above, Seller and Purchaser mutually agree that in the event of any controversy regarding the Earnest Money, unless mutual written instructions are received by the Escrow Agent directing the Earnest Money’s disposition, the Escrow Agent shall not take any action, but instead shall await the disposition of any proceeding relating to the Earnest Money or, at the Escrow Agent’s option, the Escrow Agent may interplead all parties and deposit the Earnest Money with a court of competent jurisdiction in which event the Escrow Agent may recover all of its court costs and reasonable attorneys’ fees. Seller or Purchaser, whichever does not prevail in any such interpleader action, shall be solely obligated to pay such costs and fees of the Escrow Agent, as well as the reasonable attorneys’ fees of the prevailing party in accordance with the other provisions of this Agreement.

 

9.5            Liability of Escrow Agent . The parties acknowledge that the Escrow Agent is acting solely as a stakeholder at their request and for their convenience, that the Escrow Agent shall not be deemed to be the agent of either of the parties, and that the Escrow Agent shall not be liable to either of the parties for any action or omission on its part taken or made in good faith, and not in disregard of this Agreement, but shall be liable for its negligent acts and for any loss, cost or expense incurred by Seller or Purchaser resulting from the Escrow Agent’s mistake of law respecting the Escrow Agent’s scope or nature of its duties. Seller and Purchaser shall jointly and severally indemnify and hold the Escrow Agent harmless from and against all costs, claims and expenses, including reasonable attorneys’ fees, incurred in connection with the performance of the Escrow Agent’s duties under this Agreement, except with respect to actions or omissions taken or made by the Escrow Agent in bad faith, in disregard of this Agreement or involving negligence on the part of the Escrow Agent.

 

9.6            Escrow Fee . Except as expressly provided in this Agreement to the contrary, the escrow fee, if any, charged by the Escrow Agent for holding the Earnest Money or conducting the Closing shall be shared equally by Seller and Purchaser.

 

ARTICLE 10. MISCELLANEOUS

 

10.1          Parties Bound . Neither party may assign this Agreement without the prior written consent of the other, and any such prohibited assignment shall be void; provided that Purchaser may assign this Agreement without Seller’s consent to (i) the New LLC, or (ii) an Affiliate (defined below) who will become a member of the New LLC upon Closing, or (iii) in order to effect an Exchange pursuant to Section 10.18. Subject to the foregoing, this Agreement shall be binding upon and inure to the benefit of the respective legal representatives, successors, assigns, heirs, and devisees of the parties. For the purposes of this Section 10.1, (a) “ Affiliate ” means (i) an entity that directly or indirectly controls, is controlled by or is under common control with the Purchaser or (ii) an entity in which any of Purchaser or Neil T. Brown holds and economic interest; and (b) “control” means the power to direct the management of such entity through voting rights, ownership or contractual obligations.

 

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10.2          Headings . The Article and Section headings of this Agreement are for convenience only and in no way limit or enlarge the scope or meaning of the language of this Agreement.

 

10.3          Invalidity and Waiver . If any portion of this Agreement is held to be invalid or inoperative, then so far as is reasonable and possible the remainder of this Agreement shall be deemed valid and operative, and, to the greatest extent legally possible, effect shall be given to the intent manifested by the portion held invalid or inoperative. The failure by either party to enforce against the other party any term or provision of this Agreement shall not be deemed to be a waiver of such party’s right to enforce against the other party the same or any other such term or provision in the future.

 

10.4          Governing Law . This Agreement shall, in all respects, be governed, construed, applied, and enforced in accordance with the laws of the state in which the Property is located.

 

10.5          Survival . The provisions of this Agreement that contemplate performance after the Closing and the obligations of the parties not fully performed at the Closing shall survive the Closing and shall not be deemed to be merged into or waived by the instruments of Closing.

 

10.6          No Third Party Beneficiary . This Agreement is not intended to give or confer any benefits, rights, privileges, claims, actions or remedies to any person or entity as a third party beneficiary, decree, or otherwise.

 

10.7          Entirety and Amendments . This Agreement embodies the entire agreement between the parties and supersedes all prior agreements and understandings relating to the Property. This Agreement may be amended or supplemented only by an instrument in writing executed by the party against whom enforcement is sought.

 

10.8          Time . Time is of the essence in the performance of this Agreement.

 

10.9          Confidentiality .

 

(a)           NDA . For purposes of this Section 10.9: (i) “ NDA ” means the Mutual Confidentiality and Nonpursuit Agreement dated as of March 2, 2015, by and between Seller and Purchaser; (ii) “ Confidential Information ” has the meaning set forth for that term in the NDA, as modified by the effect of clauses (iii), (iv) and (v) of this sentence; (iii) the Property Information shall not be Confidential Information and shall be governed by Section 2.1 of this Agreement; (iv) the definition of the term “ Discloser ”, as used in the NDA in connection with the definition of the term Confidential Information, is modified to mean, as between Seller and Purchaser, the disclosing party with respect to any Confidential Information (as that term is modified by the effect of this Section 10.9(a)) disclosed to the other party, and (v) the definition of the term “ Recipient ” , as used in the NDA in connection with the definition of the term Confidential Information, is modified to mean, as between Seller and Purchaser, the receiving party with respect to any Confidential Information (as that term is modified by the effect of this Section 10.9(a)) disclosed by the Discloser. Except for the purposes set forth in this Section 10.9, the NDA is terminated as of the Date of this Agreement.

 

(b)          For purposes of this Section 10.9, “ Restricted Information ” means, collectively, (i) any Confidential Information (as that term is used in the NDA and modified by Section 10.9(a)), and (ii) the terms of the transaction contemplated by this Agreement (including without limitation, the Purchase Price and the other material economic terms of this transaction). During the period commencing on the date of this Agreement and ending on March 1, 2018, Purchaser and Seller shall maintain in strict confidence the Restricted Information and shall not disclose, whether through press releases or any other means of publication (oral or written), the Restricted Information, except (A) to each party’s employees, agents, brokers, attorneys, accountants, advisors and potential investors and lenders involved in the negotiation and consummation of this transaction (collectively, the “ Representatives ”) and (B) governmental agencies but only to the extent necessary in connection with obtaining the Development Approvals. In furtherance of the foregoing: each party (1) shall advise each of its Representatives of the confidential nature of any Restricted Information disclosed to them and of its obligations under this Section 10.9(b); (2)  shall be liable for any of its Representative’s breach of this Section 10.9(b); (3) acknowledges that there may be no adequate remedy at law for a breach of this Section 10.9(b), and other party shall have the right to seek injunctive relief for breach or prospective breach of this Section 10.9(b) ; and (4) shall defend, indemnify and hold the other party harmless from and against any and all claims, damages, liabilities and expenses, including reasonable attorneys’ fees, arising out of or resulting from a breach of this Section 10.9(b) by it or any of its Representatives. Notwithstanding any terms or conditions in this Agreement or any related agreement to the contrary, but subject to restrictions reasonably necessary to comply with federal or state securities laws, any person may disclose to any and all persons, without limitation of any kind, the tax treatment and tax structure of the transaction and all materials of any kind (including opinions or other tax analyses) that are provided relating to such tax treatment and tax structure. Each party is also permitted to disclose any information otherwise deemed confidential under this Section 10.9(b) in connection with the performance of its obligations under this Agreement and any litigation relating to the Property or this transaction. The provisions of this Section 10.9(b) shall survive the Closing and any termination of this Agreement.

 

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10.10          No Recording . Purchaser shall not record this Agreement or any memorandum of this Agreement.

 

10.11          Attorneys’ Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party up to $100,000 of the prevailing party’s reasonable costs, charges and expenses, including attorneys’ fees, expended or incurred by the prevailing party in connection with the enforcement action. The provisions of this Section 10.11 shall survive the Closing and any termination of this Agreement.

 

10.12          Notices . All notices required or permitted under this Agreement shall be in writing and shall be delivered to the parties at the addresses set forth in Section 1.1. Any such notices shall be sent by (a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered one Business Day after deposit with such courier, (b) personal delivery, in which case notice shall be deemed delivered upon receipt; or (c)  electronic mail in a “PDF” format followed by one of the delivery methods described in clauses (a) or (b) above, in which case notice shall be deemed delivered upon transmission of such notice by electronic mail. A party’s address may be changed by written notice to the other party; provided, however, that no notice of a change of address shall be effective until actual receipt of such notice. Copies of notices are for informational purposes only, and a failure to give or receive copies of any notice shall not be deemed a failure to give notice. Notices given by counsel to the Purchaser shall be deemed given by Purchaser and notices given by counsel to the Seller shall be deemed given by Seller.

 

10.13          Construction . The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and agree that the normal rule of construction – to the effect that any ambiguities are to be resolved against the drafting party – shall not be employed in the interpretation of this Agreement or any exhibits or amendments to this Agreement.

 

10.14          Calculation of Time Periods . Unless otherwise specified, in computing any period of time described in this Agreement, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless the last day is not a Business Day, in which event the period shall run until the end of the next day which is a Business Day. The last day of any period of time described in this Agreement shall be deemed to end at 6:00 p.m. Atlanta, Georgia time.

 

10.15          Procedure for Indemnity . The following provisions govern actions for indemnity under this Agreement. Promptly after receipt by an indemnitee of notice of any claim for which the indemnitee is entitled to indemnification under this Agreement, the indemnitee shall deliver to the indemnitor written notice of the claim. The indemnitor shall have the right to participate in, and, if the indemnitor agrees in writing that it will be responsible for any costs, expenses, judgments, damages and losses incurred by the indemnitee with respect to such claim, to assume the defense of such claim with counsel mutually satisfactory to the indemnitor and the indemnitee. Notwithstanding the preceding sentence, the indemnitee shall have the right to retain its own counsel, with the fees and expenses to be paid by the indemnitor, if the indemnitee reasonably believes that representation of the indemnitee by the counsel retained by the indemnitor would be inappropriate due to actual or potential differing interests between the indemnitee and any other party represented by such counsel in any proceeding relating to the claim. The failure of the indemnitee to deliver written notice to the indemnitor within a reasonable time after the indemnitee receives notice of any such claim shall not relieve the indemnitor of any liability to the indemnitee under the indemnity, unless and only if and to the extent that the failure is prejudicial to the indemnitor’s ability to defend the claim. The indemnitee’s failure to so deliver written notice to the indemnitor will not relieve the indemnitor of any liability that it may have to any indemnitee other than the indemnitor’ s indemnification obligation under this Agreement. If an indemnitee settles a claim without the prior written consent of the indemnitor, the indemnitor shall be released from liability with respect to the claim unless the indemnitor has unreasonably withheld its consent to the settlement. The provisions of this Section 10.15 shall survive the Closing and any termination of this Agreement.

 

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10.16          Further Assurances . In addition to the acts and deeds recited in this Agreement and contemplated to be performed, executed and/or delivered by the parties at Closing, each party agrees to perform, execute and deliver, but without any obligation to incur any additional liability or expense, on or after the Closing any further deliveries and assurances as may be reasonably necessary to consummate the transactions contemplated under this Agreement or to further perfect the conveyance, transfer and assignment of the Property to Purchaser. The provisions of this Section 10.16 shall survive the Closing.

 

10.17          Execution in Counterparts . This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one Agreement. To facilitate execution of this Agreement, the parties may execute counterparts of the signature pages and exchange them in pdf format by electronic mail.

 

10.18          Section 1031 Exchange . Either party may consummate the purchase or sale (as applicable) of the Property as part of a so-called like kind exchange (an “ Exchange ”) pursuant to § 1031 of the Internal Revenue Code of 1986, as amended (the “ Code ”), provided that: (a)  the Closing shall not be delayed or affected by reason of the Exchange nor shall the consummation or accomplishment of an Exchange be a condition precedent or condition subsequent to the exchanging party’s obligations under this Agreement; (b) the exchanging party shall effect its Exchange through an assignment of this Agreement, or its rights under this Agreement, to a qualified intermediary; (c) neither party shall be required to take an assignment of the purchase agreement for relinquished or replacement property or be required to acquire or hold title to any real property for purposes of consummating an Exchange desired by the other party; and (d) the exchanging party shall pay any additional costs that would not otherwise have been incurred by the non-exchanging party had the exchanging party not consummated the transaction through an Exchange. Neither party shall by this Agreement or acquiescence to an Exchange desired by the other party have its rights under this Agreement affected or diminished in any manner or be responsible for compliance with or be deemed to have warranted to the exchanging party that its Exchange in fact complies with § 1031 of the Code.

 

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SIGNATURE PAGE TO AGREEMENT OF

PURCHASE AND SALE

BY AND BETWEEN

SOUTHERN APARTMENT GROUP-49, LLC

AND

ARCHCO RESIDENTIAL, LLC

 

IN WITNESS WHEREOF, the parties to this Agreement have executed this Agreement on the day and year set forth below.

 

SELLER :

 

SOUTHERN APARTMENT GROUP-49, LLC

 

By: /s/ Shane Seagle   Date: 4/14/15
Name: Shane Seagle      
Title: Member Manager      

 

PURCHASER :

 

ARCHCO RESIDENTIAL, LLC

 

By: /s/ Neil T. Brown   Date: 4/14/15
Name: Neil T. Brown      
Title: CEO      

 

Escrow Agent has executed this Agreement in order to confirm that the Escrow Agent has received and shall hold the Earnest Money and the interest earned on it, in escrow, and shall disburse the Earnest Money, and the interest earned on it, pursuant to the provisions of Article 9 .

 

ESCROW AGENT :

 

Fidelity National Title Insurance Co.      
         
By: /s/ Lindsey Mann   Date: 4/21/15
Name: Lindsey Mann      
Title: Commercial Escrow Officer      

 

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AGREEMENT OF PURCHASE AND SALE

[1309 and 1331 West Morehead Street, Charlotte NC;

811 and 829 South Summit Avenue, Charlotte, NC]

 

EXHIBITS

 

A - Legal Description of the Land
   
B - Form of Bill of Sale
   
C – Form of Certificate of Non-Foreign Status
   
D – Letter of Intent for Joint Venture Participation

 

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EXHIBIT A

 

LEGAL DESCRIPTION OF THE LAND

 

BEGINNING AT A NAIL IN THE SIDEWALK AT THE NORTHEAST MARGIN OF BRYANT STREET AND SOUTH SUMMIT AVENUE, SAID BEGINNING POINT BEING LOCATED S 78-46-00 E, 50.22’ FROM A NAIL IN A SIDEWALK LOCATED AT THE NORTHWEST MARGIN OF BRYANT STREET AND SOUTH SUMMIT AVENUE; THENCE FROM SAID BEGINNING POINT, WITH THE EASTERN MARGIN OF S SUMMIT AVE, N 11-45-00 E 390.00’ TO A NAIL IN THE SIDEWALK, SOUTHEAST MARGIN OF S SUMMIT AVE AND WEST MOREHEAD STREET; THENCE WITH THE SOUTHERN MARGIN OF W MOREHEAD ST, ALONG A CURVE TO THE LEFT, WITH A RADIUS OF 1263.11’, AN ARC OF 281.08’, AND BEARING & CHORD OF S 86-02-44 E, 280.50’ TO A 3/4” PIPE; THENCE LEAVING SAID MARGIN OF W MOREHEAD ST, AND RUNNING WITH AN OLD ALLEYWAY S 03-10-25 E 195.06’ TO AN OLD IRON; THENCE S 06-46-31 E 26.14’ TO A #4 REBAR, CORNER OF ABANDONED ALLEYWAY; THENCE WITH ABANDONED ALLEYWAY, ALONG A CURVE TO THE LEFT, WITH A RADIUS OF 490.84, AN ARC OF 10.07’, AND BEARING AND CHORD OF S 70-09-42 W, 10.07’, TO A #4 REBAR; THENCE S 12-57-00 E 186.09’ TO A #4 REBAR, LOCATED ON THE NORTHERN MARGIN OF BRYANT ST; THENCE WITH THE NORTHERN MARGIN OF BRYANT ST, ALONG A CURVE TO THE RIGHT, WITH A RADIUS OF 1146.28’, AN ARC OF 10.09’, AND BEARING AND CHORD OF S 84-50-51 W, 331.94’ TO A #4 REBAR; THENCE ALONG A CURVE TO THE RIGHT, WITH A RADIUS OF 1146.28’, AN ARC OF 333.11’, AND BEARING AND CHORD OF N 86-34-31 W, 331.94’ TO A NAIL; THENCE N 78-15-00 W, 84.69’ TO THE POINT AND PLACE OF BEGINNING, CONTAINING 3.158 ACRES, MORE OR LESS.

 

  A- 1  
 

 

EXHIBIT B

 

FORM OF BILL OF SALE AND ASSIGNMENT

 

This instrument is executed and delivered as of the ____ day of _________, 201__ pursuant to that certain Agreement of Purchase and Sale (“ Agreement ”) dated ____________, 2015, by and between Southern Apartment Group-49, LLC (“ Seller ”), and ____________________, a _________ limited liability company (“ Purchaser ”), covering the real property described in Schedule 1 attached hereto (“ Real Property ”).

 

(a)           Sale of Personality . For good and valuable consideration, Seller hereby sells, transfers, assigns, sets over and conveys to Purchaser Seller’s right, title and interest in and to the following (collectively, the “Personality”):

 

(i)           Tangible Personality . All equipment, machinery, furniture, furnishings, supplies and other tangible personal property owned by Seller, if any, and Seller’s interest in any such property leased by Seller, now or hereafter located in and used exclusively in connection with the operation, ownership or management of the Real Property; and

 

(ii)          Intangible Personal Property . All intangible personal property used exclusively in connection with the Real Property and the Improvements (as defined in the Agreement), if any, including, without limitation: all well permits, water and sewer taps, sanitary or storm sewer capacity or reservations and rights under utility agreements with any applicable governmental or quasi-governmental entities or agencies with respect to the providing of utility services to the Land; the plans and specifications and other architectural and engineering drawings for the Improvements; warranties; contract rights related to the construction, operation, ownership or management of the Real Property; the Development Approvals and all other governmental permits, approvals and licenses (to the extent assignable); tenant lists and correspondence; (collectively, the “ Intangible Personal Property ”).

 

(b)           Warranty . Seller hereby represents and warrants to Purchaser that it is the owner of the property described above, that such property, if any, is free and clear of all liens, charges and encumbrances other than the Permitted Exceptions (as defined in the Agreement), and Seller warrants and defends title to the above-described property unto Purchaser, its successors and assigns, against any person or entity claiming, or to claim, the same or any part thereof by, through or under Seller, subject only to the Permitted Exceptions as defined in the Agreement. Except as otherwise provided in this paragraph (b), the conveyance of the Personality is made by Seller on an “ AS-IS, WHERE IS WITH ALL FAULTS ” basis.

 

IN WITNESS WHEREOF, the undersigned have caused this Bill of Sale to be executed as of the date written above.

 

SELLER:  
   
SOUTHERN APARTMENT GROUP-49, LLC  
     
By:    
Name:    
Title:    

 

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PURCHASER:    
       
     
By:    
Name:    
Title:    

 

  2  
 

 

SCHEDULE 1

 

LEGAL DESCRIPTION OF THE REAL PROPERTY

 

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EXHIBIT C

 

FORM OF CERTIFICATE OF NON-FOREIGN STATUS

 

Section 1445 of the Internal Revenue Code of 1986, as amended (“Code”), provides that a transferee (buyer) of a U.S. real property interest must withhold tax if the transferor (seller) is a foreign person.

 

To inform ArchCo Residential, LLC, a Delaware limited liability company (“Transferee”), that withholding of tax under section 1445 of the Code is not required upon disposition of certain real property to the Transferee by Southern Apartment Group-49, LLC, a North Carolina limited liability company (“Transferor”), the undersigned hereby warrants, represents and certifies the following on behalf of Transferor:

 

1.          The undersigned is the duly and acting __________________ of Transferor.

 

2.          Transferor is not a foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations), but rather is an entity formed under the laws of one of the United States.

 

3.          Transferor is not a disregarded entity as defined in section 1.1445-2(b)(2)(iii) of the Code;

 

4.          Transferor’s U.S. employer identification number is ________________.

 

5.          Transferor’s office address is _________________________________.

 

6.          Transferor understands that this certification may be disclosed to the Internal Revenue Service by the transferee and that any false statement contained in this certificate could be punished by fine, imprisonment, or both.

 

Under penalty of perjury the undersigned declares that the undersigned has examined this certification and to the best of its knowledge and belief it is true, correct, and complete.

 

TRANSFEROR :

 

SOUTHERN APARTMENT GROUP-49, LLC

 

By:     Date:  
Name:        
Title:        

 

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EXHIBIT D

 

LETTER OF INTENT FOR JOINT VENTURE PARTICIPATION

 

[See attachment]

 

  1  
 

 

SCHEDULE 3.3

 

OWNER AFFIDAVIT AND INDEMNITY AGREEMENT

 

(NO RECENT IMPROVEMENTS AND NO EXECUTORY CONTRACTS FOR IMPROVEMENTS)

 

PARTIES : All parties identified in this section must execute this Agreement.

 

OWNER : (NOTE: A separate Agreement is required for each successive owner in the 120-Day Lien Period.)

 

PROPERTY : See Exhibit A.

 

(Insert street address or brief description and/or attach a description as Exhibit A. Include here any real estate that is a portion of a larger, previously unsegregated tract when that area is reasonably necessary for the convenient use and occupation of Improvements on the larger tract.)

 

DEFINITIONS: The following capitalized terms as used in this Agreement shall have the following meanings:

 

· Improvement: All or any part of any building, structure, erection, alteration, demolition, excavation, clearing, grading, filling, or landscaping, including trees and shrubbery, driveways, and private roadways on the Property as defined below.

 

· Labor, Services or Materials: ALL labor, services, materials by or through Owner for which a lien can be claimed under NCGS Chapter 44A, Article 2, including but not limited to professional design services (including architectural, engineering, landscaping and surveying) and/or rental equipment.

 

· Contractor: Any person or entity who has performed or furnished or has contracted to perform or furnish Labor, Services or Materials pursuant to a contract, either express or implied, with the Owner of real property for the making of an Improvement thereon. (Note that services by architects, engineers, landscapers, surveyors, furnishers of rental equipment and contracts for construction on Property of Improvements are often provided before there is visible evidence of construction.)

 

· 120-Day Lien Period: The 120 days immediately preceding the date of recordation of the deed to purchaser in the Office of the Register of Deeds of the county in which the Property is located.

 

· Owner: The party listed above.

 

· Company: The title insurance company providing the title policy for the transaction contemplated by the parties herein.

 

· Property: The real estate described above or on Exhibit A and any leaseholds, tenements, hereditaments, and improvements placed thereon.

 

· All defined terms shall include the singular or plural as required by context.

 

AGREEMENT: For good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, and as an inducement to the issuance of a title insurance policy or policies by Company insuring title to the Property without exception to liens for Labor, Services or Materials; Owner first being duly sworn, deposes, says and agrees:

 

1.           Certifications : Owner certifies that at no time during the 120-Day Lien Period have any Labor, Services or Materials been furnished in connection with a contract, express or implied, by or through Owner for Improvements to the Property (including architectural, engineering, landscaping or surveying services or materials or rental equipment for which a lien can be claimed under NCGS Chapter 44A) nor have any Labor, Services or Materials been furnished on the Property prior to the 120-Day Lien Period at the request of Owner that will or may be completed after the date of this affidavit OR only minor repairs and/or alterations to pre-existing Improvements have been made and Owner certifies such repairs and/or alterations have been completed and those providing Labor, Services or Materials for the repairs have been paid in full. The Owner further certifies that no Mechanics Lien Agent has been appointed. Owner further certifies that, to the knowledge of Owner, there are no parties in possession of the Property other than those parties listed on Exhibit B attached hereto and incorporated herein who have entered into lease agreements with Owner.

 

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2.           Reliance and Indemnification : This Agreement may be relied upon by Company in issuance of a title insurance policy or policies insuring title to the Property without exception to matters certified in this Agreement. The provisions of this Agreement shall survive the disbursement of funds and closing of this transaction and shall be binding upon Owner and anyone claiming by, through or under Owner.

 

Owner agrees to indemnify and hold Company harmless of and from any and all loss, cost, damage and expense of every kind, and attorney’s fees, costs and expenses, which Company shall incur or become liable for, directly or indirectly, as a result of reliance on the certifications of Owner made herein or in enforcement of the Company’s rights hereunder.

 

3.           NCLTA Copyright and Entire Agreement: This Agreement and any attachments hereto represent the entire agreement between the Owner and the Company, and no prior or contemporaneous agreement or understanding inconsistent herewith (whether oral or written) pertaining to such matters is effective.

 

PROVIDING A FALSE AFFIDAVIT IS A CRIMINAL OFFENSE

 

(SEAL)  
   
By:    
   
   
Printed or Typed Name/Title  
   
By:    
   
   
Printed or Typed Name/Title  

 

State of _________________ County of ________________, Signed and sworn to (or affirmed) before me this day by _________________________ and _________________________ [insert name(s) of principals].

 

Date:    
   
   
Notary Public  

 

My Commission Expires:______________________

 

(Affix Official/Notary Seal)

 

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INSTRUCTIONS FOR COMPLETION OF

 

OWNER AFFIDAVIT AND INDEMNITY AGREEMENT

 

(NO RECENT IMPROVEMENTS AND NO EXECUTORY CONTRACTS FOR IMPROVEMENTS)

 

1.          This Owner Affidavit and Indemnity Agreement (the “Agreement”) form is for use with any title insurer (the “Company”) regarding owner and lender coverage for transactions affecting title to particular real estate in North Carolina (the “Property”), a description of which must be included in this Agreement, where there have been no Improvements made to the Property within the 120-Day Lien Period (as defined).

 

2.          The closing attorney must notify underwriting counsel for the Company prior to closing regarding any filed Claim of Lien on Real Property or Notice of Claim of Lien upon Funds, or any Notice of Claim of Lien upon Funds known by the attorney or Owner to have been delivered to the Owner, whether on the Property or on any property in the state of North Carolina, as this may affect the Company’s decisions about whether to insure and on what basis.

 

At the very least, any filed Claim of Lien on Real Property must be paid in full and canceled of record. Any delivered or filed Notice of Claim of Lien upon Funds (by a subcontractor) must be paid in full and a waiver obtained from the subcontractor. The attorney must discuss any questions or issues regarding these with underwriting counsel for the Company prior to closing.

 

3.          This form is appropriate for use in transactions wherein no recent Improvements have been made on the Property. If Labor, Services or Materials (including surveying, architectural, engineering services or rental equipment) for Improvements to the Property have been provided within the 120-Day Lien Period (as defined in the Agreement) (other than minor repairs to existing Improvements completed by Owner without the assistance of a Contractor or supplier, or with evidence of payment at or before closing of completed work), then either the

 

· NCLTA Form #2: OWNER/CONTRACTOR AFFIDAVIT, WAIVER OF LIENS AND INDEMNITY AGREEMENT (FOR CONSTRUCTION RECENTLY COMPLETED) or

 

· NCLTA Form #3: OWNER/CONTRACTOR AFFIDAVIT, INDEMNITY AND LIEN SUBORDINATION AGREEMENT (FOR CONSTRUCTION IN PROCESS OR IMMEDIATELY CONTEMPLATED WITH CONSTRUCTION LOAN) should be used or

 

· NCLTA Form #5 (Owner) in conjunction with NCLTA Forms 6 and 7 (Potential Lien Claimants), as applicable, should be used.

 

Note, however, that in the situation in which vacant unimproved Property is to be conveyed and the purchaser has already retained Contractors, the seller may execute this form, and the purchaser would provide NCLTA Form #3 or NCLTA Form #5, as applicable as noted above, with regard to any potential combined purchase and construction loan.

 

4.          NOTE: There may be transactions where no Improvements have been made within the 120-Day Lien Period but work under an executory contract with the Owner continues after closing. An “executory contract” is one under which certain obligations remain to be performed in the future. Such post-closing Improvements may give rise to lien rights in the Property. An example is a lot purchase transaction involving the developer in a subdivision where development or infrastructure work has temporarily stopped but could or would be restarted after the date of this affidavit. In this scenario the NCLTA Form #2 or NCLTA Form #3 should be used.

 

5.          Any variances in execution of this form or in parties signing must be approved by underwriting counsel for the Company prior to closing.

 

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EXHIBIT A

 

Property Description

 

  1  
 

 

EXHIBIT B

 

Rent Roll

 

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SCHEDULE 5.3

 

SPECIAL WARRANTY DEED

 

[3” top margin to be added]

 

Prepared by and when recorded Return to:

 

Moore & Van Allen PLLC (EBR)
100 N. Tryon Street, Suite 4700

Charlotte, North Carolina 28202

*No Title Examination Conducted by Preparer*

 

Tax Stamps: $

 

STATE OF NORTH CAROLINA

 

COUNTY OF MECKLENBURG

 

SPECIAL WARRANTY DEED

 

THIS SPECIAL WARRANTY DEED is made this _____ day of __________, 20__ by and between ____________________, a North Carolina limited liability company, having an address of____________________, Attn: ____________________, hereinafter called “Grantor”, and ____________________, a having an address of hereinafter called “Grantee.” The words “Grantor” and “Grantee” include the neuter, masculine and feminine genders, and the singular and the plural.

 

WITNESSETH:

 

FOR AND IN CONSIDERATION of the sum of Ten Dollars ($10.00) in hand paid to Grantor by Grantee at and before the execution, sealing and delivery hereof, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Grantor has granted, bargained, sold, aliened, conveyed and confirmed, and by these presents does grant, bargain, sell, alien, convey and confirm unto Grantee, and the successors, legal representatives and assigns of Grantee all that tract or parcel of land lying and being in the County of Mecklenburg, State of North Carolina, being more particularly described on Exhibit A, attached hereto and incorporated herein by reference (the “Property”).

 

TOGETHER WITH the tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining and together with any estate, right, title, interest or claim of Grantor, either in law or equity, to the Property; and

 

GRANTOR SHALL WARRANT and forever defend the right and title to the Property unto Grantee, and the successors, legal representatives and assigns of Grantee, against the claims of all persons whomsoever, claiming by, through or under Grantor, but not otherwise; provided, however, that the warranties of title made by Grantor herein shall not extend to any claims arising solely under any matter set forth on Exhibit B attached hereto and incorporated herein.

 

No portion of the property herein conveyed includes the primary residence of Grantor.

 

[SIGNATURE PAGE FOLLOWS]

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IN WITNESS WHEREOF , Grantor has executed and sealed this Special Warranty Deed, and delivered this Special Warranty Deed to Grantee, on the day and year first written above.

 

    GRANTOR:
     
    [Signature Block to be added]

 

STATE OF NORTH CAROLINA )  
  )  
COUNTY OF MECKLENBURG )  

 

I certify that the following person(s) personally appeared before me this day, each acknowledging to me that he or she signed the foregoing document: _____________________________________________.

 

   
Notary Public  
   
   
(Print Name)  

 

My Commission Expires:_______________________

 

OFFICIAL SEAL

 

  2  
 

 

EXHIBIT A

 

LEGAL DESCRIPTION

 

  1  
 

 

EXHIBIT A-1

 

TAX PARCEL INDENTIFIERS

 

The following are listed for county administration only – they do not impact the conveyance property in the event of any discrepancy:

 

  1  
 

 

EXHIBIT B

 

EXCEPTIONS

 

[Permitted Exceptions]

 

  1  

 

 

Exhibit 10.361

 

AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[1309 and 1331 West Morehead Street and

811 and 829 South Summit Avenue, Charlotte, NC]

 

This AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “ Amendment ”) is made and entered into as of June 8, 2015, by and between Southern Apartment Group-49, LLC, a North Carolina limited liability company (“Seller”), and ArchCo Residential LLC , a Delaware limited liability company (“Purchaser”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.           Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of April 14, 2015 (the “Purchase Agreement”), with respect to the real property located in 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue, Charlotte, North Carolina (the “Property”), as more particularly described in the Purchase Agreement.

 

B.           Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.            Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.            Amendment. Section 1.1(i) of the Purchase Agreement is hereby amended to read as follows:

 

“(i)           Due Diligence Period :           The period ending on _______________, 2015.”

 

3.            Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

4.            Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

5.            Full Force and Effect; Incorporation. Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

   

 

 

Seller and Purchaser have executed this Amendment as of the date first written above.

 

Seller :

 

SOUTHERN APARTMENT GROUP-49, LLC

 

By: /s/ Shane Seagle  
Name: Shane Seagle  
Title: Member  

 

  2  

 

 

Purchaser :  
   
ArchCo Residential LLC  
     
By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

 

  3  

 

 

 

 

 

Exhibit 10.362

 

SECOND AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[1309 and 1331 West Morehead Street and

811 and 829 South Summit Avenue, Charlotte, NC]

 

This SECOND AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “ Amendment ”) is made and entered into as of June 26, 2015, by and between Southern Apartment Group-49, LLC, a North Carolina limited liability company (“Seller”), and ArchCo Residential LLC , a Delaware limited liability company (“Purchaser”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of April 14, 2015 (the “Original Purchase Agreement”), with respect to the real property located in 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue, Charlotte, North Carolina (the “Property”), as more particularly described in the Original Purchase Agreement.

 

B.            Seller and Purchaser entered into that certain Amendment to Agreement of Purchase and Sale dated as of June 8, 2015 (the “First Amendment”). The Original Purchase Agreement, as amended by the First Amendment, is referred to as the “Purchase Agreement”.

 

C.            Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.           Defined Terms.     Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Amendment.  

 

2.1            Section 1.1(i) of the Purchase Agreement is hereby amended to read as follows:

 

“(i)           Due Diligence Period :                   The period ending on June 30, 2015.”

 

2.2            Section 1.1(h) of the Purchase Agreement is hereby amended to read as follows:

 

“(h)           Operating Agreement Period :     The period ending on June 30, 2015.”

 

3.           Counterparts.     This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

4.           Entire Agreement.     The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

 

 

 

5.           Full Force and Effect; Incorporation.     Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

  2  

 

 

Seller and Purchaser have executed this Amendment as of the date first written above.

 

Seller :

 

SOUTHERN APARTMENT GROUP-49, LLC

 

By: /s/ Shane Seagle
Name: Shane Seagle
Title: Member

 

  3  

 

  

Purchaser :

 

ArchCo Residential LLC

 

By: /s/ Neil T. Brown
Name: Neil T. Brown
Title: Chief Executive Officer

 

  4  

 

 

Exhibit 10.363

 

THIRD AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[1309 and 1331 West Morehead Street and

811 and 829 South Summit Avenue, Charlotte, NC]

 

This THIRD AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “Amendment”) is made and entered into as of June 30, 2015 (the “Effective Date”), by and between Southern Apartment Group-49, LLC, a North Carolina limited liability company (“Seller”), and ArchCo Residential LLC , a Delaware limited liability company (“Purchaser”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and Purchaser entered into that certain Agreement of Purchase and Sale dated as of April 14, 2015 (the “Original Purchase Agreement”), with respect to the real property located in 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue, Charlotte, North Carolina (the “Property”), as more particularly described in the Original Purchase Agreement.

 

B.           Seller and Purchaser entered into (1) the Amendment to Agreement of Purchase and Sale dated as of June 8, 2015 (the “First Amendment”), and (2) the Second Amendment to Agreement of Purchase and Sale dated as of June 26, 2015 (the “Second Amendment”). The Original Purchase Agreement, as amended by the First Amendment and the Second Amendment, is referred to as the “Purchase Agreement”. The Purchase Agreement, as amended by this Amendment, is referred to as the “Agreement”.

 

C.            Seller and Purchaser desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree that the Purchase Agreement is amended as set forth in this Amendment:

 

1.            Defined Terms. Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.            Amendments.  

 

2.1           Due Diligence Period . Purchaser and Seller agree that the Due Diligence Period expired on the Effective Date. Notwithstanding any provision of the Agreement to the contrary, as of the Effective Date, $25,000 of the Earnest Money (the “Non-Refundable Amount”) shall be nonrefundable to Purchaser except in the event of a default by Seller.

 

2.2           Geotechnical Investigation Period . Notwithstanding that the Due Diligence Period expires on the Effective Date, Purchaser shall have through July 28, 2015 (the “Geotechnical Investigation Period”) to (a) have a geotechnical investigation and seismic study performed for the Property (“Purchaser’s Geotechnical Investigation”), and (b) obtain a reliance letter from ECS (the “ECS Reliance Letter”) for the report completed in 2013 by ECS for Seller regarding ECS’s geotechnical investigation and seismic study for the Property (“Seller’s Geotechnical Report”). If Purchaser’s Geotechnical Investigation yields results and conclusions that are materially different from the results and conclusions set forth in Seller’s Geotechnical Report, or if Purchaser is unable to obtain the ECS Reliance Letter, Purchaser may terminate the Purchase Agreement by giving notice of termination (a “Due Diligence Termination Notice”) to Seller on or before the last day of the Geotechnical Investigation Period. If Purchaser terminates the Agreement pursuant to this Paragraph 2.2, the Escrow Agent shall refund the Earnest Money (less the Non-Refundable Amount) to Purchaser immediately upon request and shall pay the Non-Refundable Amount to Seller, and all further rights and obligations of the parties under the Agreement shall terminate, except those which by their terms survive any termination of this Agreement.

 

   

 

 

2.3           Operating Agreement Period . Section 1.1(h) of the Purchase Agreement is hereby amended to provide that the Operating Agreement Period shall end on July 14, 2015. Notwithstanding the provisions of Section 2.3 of the Purchase Agreement to the contrary, if Purchaser terminates the Agreement pursuant to Section 2.3 of the Purchase Agreement, the Escrow Agent shall refund the Earnest Money (less the Non-Refundable Amount) to Purchaser immediately upon request and shall pay the Non-Refundable Amount to Seller, and all further rights and obligations of the parties under the Agreement shall terminate, except those which by their terms survive any termination of this Agreement.

 

2.4           Closing Date . Section 1.1(j) of the Purchase Agreement is hereby amended to read as follows:

 

“(j)          Closing Date :                                    As designated by Purchaser upon not less than five Business Days’ prior notice, but not later than December 31, 2015. Purchaser shall have no further right to extend the Closing Date under Section 2.4(c).”

 

2.5           Earnest Money . Unless the Agreement has been earlier terminated, the Escrow Agent shall release the Earnest Money to Seller on the date that is 120 days after the end of the Due Diligence Period. Notwithstanding that the Earnest Money is released to Seller under this Paragraph 2.5, if Purchaser terminates the Agreement pursuant any right to terminate set forth in the Purchase Agreement for which Purchaser is entitled to receive a refund or return of the Earnest Money, Seller shall return the Earnest Money (less the Non-Refundable Amount if Purchaser terminates for any reason other than a default by Seller) to Purchaser, and all further rights and obligations of the parties under this Agreement shall terminate, except those which by their terms survive any termination of this Agreement.

 

2.6           New LLC . Notwithstanding the provisions of Section 2.3 of the Purchase Agreement to the contrary:

 

(a)           The New LLC will not acquire title to the Property. Instead, the New LLC and a third-party equity investor will be the members of a joint venture entity (“HoldCo JV”). HoldCo JV will create a wholly–owned subsidiary (“Project Owner”) that will acquire title to the Property at the Closing. A structure diagram illustrating the ownership structure for the Property, as described in this Paragraph 2.6(a), is attached as Exhibit 1 to this Amendment.

 

(b)           Simultaneously with the execution of the New LLC Operating Agreement, Purchaser, on its own behalf and on behalf of Project Owner, shall execute an assignment and assumption of the Agreement (the "Assignment and Assumption of Purchase Agreement") which, by its terms, shall become effective only upon the Closing and by which Purchaser shall assign to Project Owner, and Project Owner shall assume, Purchaser's rights and obligations to purchase the Property under this Agreement.

 

3.            Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

4.            Entire Agreement. The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and Purchaser and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and Purchaser.

 

  2  

 

 

5.            Full Force and Effect; Incorporation. Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

  3  

 

 

Seller and Purchaser have executed this Amendment as of the date first written above.

 

Seller :  
   
SOUTHERN APARTMENT GROUP-49, LLC  
     
By: /s/ Shane Seagle  
Name: Shane Seagle  
Title:     Manager  

 

  4  

 

 

Purchaser :  
   
ArchCo Residential LLC  
     
By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Chief Executive Officer  

 

  5  

 

 

Exhibit 1

 

Structure Diagram for Project Owner

 

[See attachment]

 

  6  

 

 

Exhibit 10.364

 

FOURTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE

[1309 and 1331 West Morehead Street and

811 and 829 South Summit Avenue, Charlotte, NC]

 

This FOURTH AMENDMENT TO AGREEMENT OF PURCHASE AND SALE (this “Amendment”) is made and entered into as of November 24, 2015 (the “Effective Date”), by and between Southern Apartment Group-49, LLC, a North Carolina limited liability company (“Seller”), and ArchCo Residential LLC, a Delaware limited liability company (“ArchCo”).

 

Recitals

 

This Amendment is made with respect to the following facts:

 

A.            Seller and ArchCo, as purchaser, entered into that certain Agreement of Purchase and Sale dated as of April 14, 2015 (the “Original Agreement”), with respect to the real property located in 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue, Charlotte, North Carolina (the “Property”), as more particularly described in the Original Agreement.

 

B.            Seller and ArchCo entered into the Amendment to Agreement of Purchase and Sale dated as of June 8, 2015 (the “First Amendment”), the Second Amendment to Agreement of Purchase and Sale dated as of June 26, 2015 (the “Second Amendment”), and the Third Amendment to Agreement of Purchase and Sale dated as of June 30, 2015 (the “Third Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment and the Third Amendment, is referred to as the “Purchase Agreement”. The Purchase Agreement, as amended by this Amendment, is referred to as the “Agreement”.

 

C.            Seller and ArchCo have agreed that Purchaser will defer payment of a portion of the Purchase Price in accordance with the terms and conditions of this Amendment.

 

D.            BR ArchCo Morehead, LLC is the “Project Owner,” as defined in the Third Amendment. In accordance with Section 2.3 of the Original Agreement and the Third Amendment, ArchCo and Project Owner executed an Assignment and Assumption of Purchase and Sale Agreement by which ArchCo assigned to Project Owner, and Project Owner assumed, ArchCo’s rights and obligations under the Purchase Agreement (the “Old Assignment”). By its terms, the Old Assignment does not become effective until the Closing Date under the Purchase Agreement.

 

E.            In accordance with Section 2.3 of the Original Agreement and the Third Amendment, ArchCo, Seller, Project Owner, ArchCo WMH Member LLC (“ArchCo Member”), Southern Apartment Group-WMH, LLC (“SAG Member”), and Escrow Agent entered into an Escrow Agreement for Joint Venture Documents dated as of July 27, 2015 (the “Escrow Agreement”). In accordance with the Escrow Agreement, the Old Assignment is deemed not to have been delivered or accepted until the Escrow Release Conditions (defined in the Escrow Agreement) have been satisfied.

 

F.            ArchCo and Project Owner desire to enter into an Assignment and Assumption of Purchase and Sale Agreement, in the form attached as Exhibit B to this Agreement, by which ArchCo assigns to Project Owner, and Project Owner assumes, ArchCo’s rights and obligations under the Purchase Agreement (the “New Assignment”), effective as of the Effective Date of this Amendment.

 

G.            Seller and ArchCo desire to amend the Purchase Agreement as set forth in this Amendment.

 

Agreement

 

In consideration of the foregoing Recitals, the conditions, terms, covenants and agreements set forth in this Amendment, and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and ArchCo agree that the Purchase Agreement is amended as set forth in this Amendment:

 

 

 

  

1.           Defined Terms.     Each initially capitalized term used in this Amendment has the meaning set forth for that term in the Purchase Agreement, unless it is otherwise defined in this Amendment.

 

2.           Closing Date .   Section 1.1(j) of the Purchase Agreement, as amended by the Third Amendment, is hereby amended to read as follows:

 

“(j)           Closing Date :                    January 6, 2016. Purchaser shall have no further right to extend the Closing Date under Section 2.4(c).”

 

3.           Extension Deposit .  On November 20, 2015, ArchCo gave an Outside Closing Date Extension Notice to Seller in accordance with Section 2.4(c) of the Purchase Agreement. The date by which Purchaser must deposit the Extension Deposit relating to the Outside Closing Date Extension Notice is extended until November 30, 2015. The Outside Closing Date Extension Notice given by ArchCo shall be deemed to extend the Closing Date until not later than January 6, 2016, as provided in Section 2 of this Amendment.

 

4.           Partial Deferral of Purchase Price .

 

4.1            Defined Terms .

 

(a)           “Club Property” means real property having an address of 935 S. Summit Avenue, Charlotte, NC 28208 and a tax parcel identification number of 07325301.

 

(b)           “Deferred Amount” means $375,000.00.

 

(c)           “Deferred Amount Note” means a promissory note in the amount of the Deferred Amount made by Purchaser and delivered to Seller at the Closing. The maturity date under the Deferred Amount Note shall be May 1, 2017, subject to the Trigger Events. No interest shall accrue on the Deferred Amount under the Deferred Amount Note. The Deferred Amount Note shall provide that if the Trigger Events occur within the Trigger Period, the Deferred Amount Note and the indebtedness evidenced by the Deferred Amount Note shall be deemed cancelled and Purchaser shall have no further obligations under the Deferred Amount Note. Seller and Purchaser shall agree upon the form of the Deferred Amount Note, which shall be reasonably acceptable to Seller and Purchaser, by December 15, 2015.

 

(d)           “Deferred Amount Lien” means a document in recordable form that, upon recording, creates a security interest in the Property for the benefit of Seller and secures Purchaser’s obligations under the Deferred Amount Note. The Deferred Amount Lien shall provide that Seller shall promptly cause the Deferred Amount Lien to be released upon the earlier to occur of the cancellation of the Deferred Amount Note or the payment of the Deferred Amount to Seller. Seller and Purchaser shall agree upon the form of the Deferred Amount Lien, which shall reasonably acceptable to Seller and Purchaser, by December 15, 2015.

 

(e)           “Neighborhood Area” means the area bounded by the South curb line of West Morehead Street, the West right-of-way line of I-77, the north curb line of Wilkinson Boulevard and the East curb line of Freedom Drive in Charlotte, North Carolina.

 

(f)           “Trigger Period” means the period beginning on the Closing Date and ending on April 30, 2017.

 

(g)           “Violent Felonies” means events or allegations, as described in a police report, that could reasonably be expected to result in charges brought with respect to any of the following Class A, Class B, or Class C felonies under the laws of the State of North Carolina:  (i) murder in the 1 st degree or 2 nd degree; (ii) assault with deadly weapon with intent to kill inflicting serious injury; (iii) 1 st degree or 2 nd degree rape; or (iv) 1 st degree or 2 nd degree sexual offense.

 

  2  

 

  

(h)           “Trigger Events” means, during any period within the Trigger Period that a nightclub operates on the Club Property, two or more Violent Felonies occur either (i) on the Club Property, or (ii) within the Neighborhood Area and are reported by the police department of the City of Charlotte, North Carolina as being related to nightclub activities on the Club Property.

 

4.2            Payment of Purchase Price .    Section 5.4(c) of the Purchase Agreement is hereby amended to read as follows:

 

“(c)           Purchase Price . (i) The Purchase Price, less the sum of the Earnest Money and the Deferred Amount, plus or minus applicable prorations, deposited by Purchaser with the Escrow Agent in immediate, same day federal funds wired for credit into the Escrow Agent's escrow account; and (ii) the Deferred Amount Note.

 

4.3            Deferred Amount Lien .    At the Closing, Purchaser shall deliver to Seller the Deferred Amount Lien, execute and acknowledged by Purchaser. Purchaser shall pay the cost of recording the Deferred Amount Lien. Seller agrees to subordinate the Deferred Amount Lien to the lien of the construction loan for the Proposed Project upon such terms as the construction lender may reasonably request.

 

5.           Old Assignment and New Assignment.      Notwithstanding the provisions of Section 2.3 of the Purchase Agreement, the Third Amendment and the Escrow Agreement to the contrary, Seller and ArchCo agree that:

 

5.1            Seller consents to ArchCo’s assignment to Project Owner of ArchCo’s rights and obligations under the Purchase Agreement pursuant to the New Assignment.

 

5.2            Seller and ArchCo agree that the New Assignment shall be effective as of the Effective Date of this Amendment.

 

5.3            Seller and ArchCo agree that, upon the execution of the New Assignment by ArchCo and Project Owner, the Old Assignment shall be void and of no force or effect.

 

6.           Counterparts.      This Amendment may be executed in several counterparts, each of which shall be deemed an original, and all of which together shall be deemed to be one and the same Amendment when each party has signed one of the counterparts. This Amendment may be delivered to the Escrow Agent and the other party by facsimile or in pdf format by email transmission.

 

7.           Entire Agreement.      The Purchase Agreement, as amended by this Amendment, constitutes the full and complete agreement and understanding between Seller and ArchCo and shall supersede all prior communications, representations, understandings or agreements, if any, whether oral or written, concerning the subject matter contained in the Purchase Agreement, as so amended, and no provision of the Purchase Agreement, as so amended, may be modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by Seller and ArchCo.

 

8.           Full Force and Effect; Incorporation.      Except as modified by this Amendment, the terms and provisions of the Purchase Agreement are hereby ratified and confirmed and are and shall remain in full force and effect. If any inconsistency arises between this Amendment and the Purchase Agreement as to the specific matters which are the subject of this Amendment, the terms and conditions of this Amendment shall control. This Amendment shall be construed to be a part of the Purchase Agreement and shall be deemed incorporated in the Purchase Agreement by this reference.

 

  3  

 

 

Seller and ArchCo have executed this Amendment as of the date first written above.

 

Seller :

 

SOUTHERN APARTMENT GROUP-49, LLC,  
a North Carolina limited liability company  
   
By: /s/ Shane Seagle  
Name: Shane Seagle  
Title: Manager  

 

  4  

 

  

ArchCo :

 

ArchCo Residential LLC,  
a Delaware limited liability company  
     
By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Authorized Signatory  

 

  5  

 

  

As a party to the Escrow Agreement, SAG Member consents to the provisions of Section 5 of this Amendment with respect to the Old Assignment and the New Assignment:

 

SAG Member :

 

SOUTHERN APARTMENT GROUP-WMH, LLC  
a North Carolina limited liability company  
     
By: /s/ Shane Seagle  
Name: Shane Seagle  
Title: Member  

 

  6  

 

  

As a party to the Escrow Agreement, ArchCo Member consents to the provisions of Section 5 of this Amendment with respect to the Old Assignment and the New Assignment:

 

ArchCo Member :

 

ArchCo WMH Member LLC,  
a Delaware limited liability company  
     
By: /s/ Neil T. Brown  
Name: Neil T. Brown  
Title: Authorized Signatory  

 

  7  

 

  

As a party to the Escrow Agreement, the Old Assignment and the New Assignment, Project Owner consents to the provisions of Section 5 of this Amendment with respect to the Old Assignment and the New Assignment:

 

Project Owner :

 

BR ArchCo Morehead, LLC,  
a Delaware limited liability company  
     
By: /s/ Jordan Ruddy  
Name: Jordan Ruddy  
Title: Authorized Signatory  

 

  8  

 

  

Exhibit A

 

Form of New Assignment

 

[Filed Separately]

 

 

 

Exhibit 10.365

 

ASSIGNMENT AND ASSUMPTION
OF AGREEMENT OF PURCHASE AND SALE

( 1309 and 1331 West Morehead Street and

811 and 829 South Summit Avenue, Charlotte, NC )

 

This Assignment and Assumption of Agreement of Purchase and Sale (this “Agreement”), dated as of November 24, 2015 (the “Effective Date”), is made by and between ArchCo Residential LLC, a Delaware limited liability company (“ArchCo”), and BR ArchCo Morehead, LLC, a Delaware limited liability company (“BRAM”).

 

Recitals

 

This Agreement is made with respect to the following facts:

 

A.           ArchCo is the Purchaser under that certain Agreement of Purchase and Sale dated as of April 14, 2015 (the “Original Agreement”) with Southern Apartment Group-49, LLC, a North Carolina limited liability company, as Seller, with respect to the real property located at 1309 and 1331 West Morehead Street and 811 and 829 South Summit Avenue, Charlotte, North Carolina (the “Property”), as more particularly described on Exhibit A attached to this Agreement.

 

B.           ArchCo and Seller entered into the Amendment to Agreement of Purchase and Sale dated as of June 8, 2015 (the “First Amendment”), the Second Amendment to Agreement of Purchase and Sale dated as of June 26, 2015 (the “Second Amendment”), the Third Amendment to Agreement of Purchase and Sale dated as of June 30, 2015 (the “Third Amendment”), and the Fourth Amendment to Agreement of Purchase and Sale dated as of November 24, 2015 (the “Fourth Amendment”). The Original Agreement, as amended by the First Amendment, the Second Amendment, the Third Amendment and the Fourth Amendment is referred to as the “Purchase Agreement.” All capitalized terms used but not otherwise defined in this Agreement shall have the meaning for such terms set forth in the Purchase Agreement.

 

C.           ArchCo desires to assign its rights and obligations under the Purchase Agreement with respect to the Property to BRAM and BRAM desires to assume ArchCo’s rights and obligations under the Purchase Agreement with respect to the Property.

 

Agreement

 

In consideration of the premises and the mutual benefits to be derived from this Agreement and the respective covenants and representations, warranties, agreements, indemnities and promises set forth below, the parties, intending to be legally bound, agree as follows.

 

1.           Assignment . ArchCo irrevocably grants, bargains, sells, assigns and otherwise transfers and delivers to BRAM, and its successors and assigns, all rights and obligations of Purchaser under the Purchase Agreement excluding only representations and warranties made by Purchaser under the Purchase Agreement to the extent made as of the Agreement Date (the “Assumed Rights and Obligations”).

 

2.           Acceptance by BRAM . BRAM accepts and assumes the Assumed Rights and Obligations.

 

  1  
 

 

3.           Indemnification .

 

a.           ArchCo shall indemnify, defend, protect and hold harmless BRAM from and against all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise before the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

b.           BRAM shall indemnify, defend, hold harmless ArchCo from and against any and all claims, damages, losses, liabilities, costs (including, without limitation, reasonable attorneys’ fees) and expenses to the extent the same arise on or after the Effective Date with respect to Purchaser’s obligations under the Assumed Rights and Obligations.

 

4.           Attorneys’ Fees . If either party employs attorneys to enforce any of the provisions of this Agreement, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges and expenses, including reasonable attorneys’ fees, expended or incurred by the prevailing party in connection with the enforcement action.

 

5.           Counterparts . This Agreement and the attached Consent of Seller may be executed in counterparts; each such counterpart shall be deemed an original; and all counterparts so executed shall constitute one instrument and shall be binding on all of the parties to this Agreement notwithstanding that all of the parties are not signatory to the same counterpart.

 

REMAINDER OF PAGE INTENTIONALLY BLANK.

SIGNATURE PAGE(S) FOLLOWS.

 

  2  
 

 

ArchCo and BRAM have executed this Agreement as of the Effective Date.

 

ARCHCO:

 

ArchCo Residential LLC ,  
a Delaware limited liability company  
     
By: /s/ Neil T. Brown  

Name: Neil T. Brown  
Title: Authorized Signatory  

 

 
 

 

BRAM:

 

BR ArchCo Morehead, LLC,  
a Delaware limited liability company  
     
By: /s/ Jordan Ruddy  
Name:  Jordan Ruddy  
Title:  Authorized Signatory  

 

 
 

 

Exhibit A

 

Legal Description of the Property

 

Lying and being in Mecklenburg County, North Carolina, and more particularly described as follows:

 

PARCEL 1

 

BEGINNING at a point located at the intersection of the southern margin of the right-of-way of West Morehead Street and the eastern margin of the right-of-way of South Summit Avenue, thence from said Beginning point and with the eastern margin of the right-of-way of South Summit Avenue S 11-45 W. 220.0 ft. to an iron located beneath the pavement in the northern margin of the Piedmont and Northern Railroad right-of-way; thence with said right-of-way in two courses and distances as follows: (1) S. 78-15 E. 83.45 ft. to a point; (2) with the arc of a circular curve to the left having a radius of 465.84 ft., a chord bearing and distance of N. 85-52-47 E. 254.39 feet and an arc distance of 257.66 ft. to an iron located beneath the pavement in the western margin of a paved 20 ft. alley way; thence with the western margin of said alley way N. 03-10-25 W. 195.06 ft. to an iron pipe located in the southern margin of the right-of-way of West Morehead Street; thence with said margin of West Morehead Street and with the arc of a circular curve to the right having a radius of 1263.11 ft., a chord bearing and distance of N. 86-02-44 W. 280.50 ft. and an arc distance of 281.08 ft. to the point and place of BEGINNING; containing 1.5544 acres; as shown on a survey by R. B. Pharr & Associates, P.A., dated October 4, 1999, and being Lot 1 in Block D of Wesley Heights as shown on a map recorded in Map Book 3 at Page 540 in the Office of the Register of Deeds for Mecklenburg County, North Carolina.

 

PARCEL 2

 

BEGINNING at an iron stake in the easterly margin of South Summit Avenue and the southerly margin of the P. and N. right of way, said point of beginning being S. 11-45 W. 245 feet from the southerly margin of West Morehead Street, thence, along the easterly margin of South Summit Avenue S. 11-45 W. 145 feet to a point in the northerly margin of Bryant Street; thence, along the northerly margin of Bryant Street, S. 78-15 E. 84.69 feet, to an iron stake and a point of curve; thence, with the arc of a circular curve to the left of radius of 1146.28 feet, a distance of 333.11 feet, to an iron stake in the northerly margin of Bryant Street and the westerly margin of a twenty foot alley; thence, with the westerly line of said alley N. 12-57 W. 183.51 feet to a point in the westerly margin of said alley and southerly margin of P. and N. right of way; thence, along the southerly margin of said right of way and with the arc of a circular curve to the right of radius 490.84 feet, a distance of 247.64 feet, a bearing and chord of S 85-12-08 W 245.01', to a point on curve on said right of way; thence, along the southerly margin of P. and N. right of way N. 78-15 W. 101.59 feet to the point and place of BEGINNING, said lot being designated as Lot 2, Block D, Wesley Heights, as shown in Map Book 3, Page 540, of the Mecklenburg County Public Registry, North Carolina.

 

PARCEL 3

 

BEGINNING at a #4 rebar located on the northern margin of Bryant Street at the southeast corner of the property of Southern Apartment Group-49, LLC (Deed Book 28056, Page 975); thence N. 12-57-00 W. 183.51’ to a #4 rebar; thence along a curve to the right, with a radius of 490.84, an arc of 10.07’, and bearing and chord of S 70-09-42 W. 10.07’, to a computed point; thence S. 12-57-00 E. 186.09’ to a computed point, located on the northern margin of Bryant Street; thence with the northern margin of Bryant Street, along a curve to the left, with a radius of 1146.28’, an arc of 10.09’, and bearing and chord of S. 84-50-51 W. 10.09’ to the point and place of BEGINNING, containing 0.042 acres, more or less.

 

  A- 1  
 

 

PARCEL 4

 

BEGINNING at a nail in the Eastern margin of S. Summit Avenue, said point being located S. 11-45-00 W. 220.00’ from a nail in the sidewalk located at the intersection of the Eastern margin of S. Summit Avenue and the Southern margin of West Morehead Street; thence running with Lot #1, Block D, Map Book 3, Page 540 (Mecklenburg County Registry) S. 78-15-00 E. 83.45’ to a point; thence continuing with Lot #1, along a curve to the left having a radius of 465.84’, an arc length of 257.66’, a chord of 254.39’ and bearing of N. 85-52-47 E. to an old iron pipe; thence S. 06-46-31 E. 26.14’ to a #4 rebar located at the northeasternmost corner of Lot #2-A, Map Book 3, Page 540; thence with the Northern boundary line of said Lot #2-A, along a curve to the right having a radius of 490.84’, an arc length of 247.63’, a chord of 245.01’ and a bearing of S. 85-12-08 W. to a point; thence continuing with Lot #2-A, N. 78-15-00 W. 101.59’ to a nail along the Eastern margin of S. Summit Avenue; thence with the margin of S. Summit Avenue, N 11-45-00 E. 25.00’ to the point and place of BEGINNING, containing 0.201 acres, more or less, as shown on a survey by Robert J. Dedmon Dated February 6, 2013.

 

  A- 2  

 

Exhibit 23.1

 

Consent of Independent Registered Public Accounting Firm

  

 

Bluerock Residential Growth REIT, Inc.

New York, New York

 

We hereby consent to the incorporation by reference in the Registration Statements on Form S-3 (Nos. 333-200359, 333-203415, 333-208956, 333-208988) and Form S-8 (No. 333-202569) of Bluerock Residential Growth REIT, Inc. of our reports dated February 24, 2016, relating to the consolidated financial statements, and the effectiveness of Bluerock Residential Growth REIT, Inc.’s internal control over financial reporting, which appear in this Form 10-K.

  

/s/ BDO USA, LLP

New York, New York

 

February 24, 2016

 

 

 

 

 

Exhibit 31.1

 

CERTIFICATION OF PRINCIPAL EXECUTIVE OFFICER

 

I, R. Ramin Kamfar, certify that:

 

1. I have reviewed this annual report on Form 10-K of Bluerock Residential Growth REIT, Inc.:

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and

 

a. Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

b. Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

  c. Evaluated the effectiveness of the registrant’s disclosures controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this based on such evaluation; and

 

  d. Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

  a. All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

  b. Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

Date: February 24, 2016   /s/ R. Ramin Kamfar
    R. Ramin Kamfar
   

Chief Executive Officer and President

(Principal Executive Officer)

 

 

 

Exhibit 31.2

 

CERTIFICATION OF PRINCIPAL FINANCIAL OFFICER

 

I,     Christopher J. Vohs, certify that:

 

1. I have reviewed this annual report on Form 10-K of Bluerock Residential Growth REIT, Inc.;

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and

 

a. Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

b. Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

c. Evaluated the effectiveness of the registrant’s disclosures controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this based on such evaluation; and

 

d. Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of registrant’s board of directors (or persons performing the equivalent functions):

 

a. All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

b. Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

Date: February 24, 2016   /s/ Christopher J. Vohs
    Christopher J. Vohs
    Chief Accounting Officer and Treasurer
    (Principal Financial Officer and Principal Accounting Officer)

 

 

 

Exhibit 32.1

 

CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED

PURSUANT TO SECTION 906 OF THE

SARBANES-OXLEY ACT OF 2002

 

Pursuant to 18 U.S.C. § 1350, as created by Section § 906 of the Sarbanes-Oxley Act of 2002, the undersigned officers of Bluerock Residential Growth REIT, Inc. (the “Company”) hereby certify, to such officers’ knowledge, that:

 

  (i) The accompanying Annual Report on Form 10-K for the period ended December 31, 2015 (the “Report”) fully complies with the requirements of Section 13(a) or 15(d), as applicable, of the Securities Exchange Act of 1934, as amended; and

 

  (ii) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

February 24, 2016 /s/ R. Ramin Kamfar  
  R. Ramin Kamfar  
  Chief Executive Officer and President  
  (Principal Executive Officer)  
     
February 24, 2016 /s/ Christopher J. Vohs  
  Christopher J. Vohs  
  Chief Accounting Officer and Treasurer  
  (Principal Financial Officer and Principal Accounting Officer)

 

A signed original of this written statement required by Section 906 has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

 

The foregoing certification is being furnished as an exhibit to the Report pursuant to Item 601(b)(32) of Regulation S-K and Section 906 of the Sarbanes-Oxley Act of 2002 and, accordingly, is not being filed with the Securities and Exchange Commission as part of the Report and is not to be incorporated by reference into any filing of the Company under the Securities Act of 1933 or the Securities Exchange Act of 1934 (whether made before or after the date of the Report, irrespective of any general incorporation language contained in such filing).