Exhibit 10.1
FIRST AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT
THIS FIRST AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT (this
“Amendment”) made as of this 29th day of January, 2019, by and among CARTER
VALIDUS OPERATING PARTNERSHIP II, LP, a Delaware limited partnership (the
“Borrower”), CARTER VALIDUS MISSION CRITICAL REIT II, INC., a Maryland
corporation (“REIT”), THE ENTITIES LISTED ON THE SIGNATURE PAGES HEREOF AS
SUBSIDIARY GUARANTORS (hereinafter referred to individually as a “Subsidiary
Guarantor” and collectively, as “Subsidiary Guarantors”; REIT and the Subsidiary
Guarantors are sometimes hereinafter referred to individually as a “Guarantor”
and collectively as “Guarantors”), KEYBANK NATIONAL ASSOCIATION, a national
banking association (“KeyBank”), THE OTHER LENDERS LISTED ON THE SIGNATURES
PAGES HEREOF AS LENDERS (KeyBank and the other lenders are listed on the
signatures pages hereof as Lenders, collectively, the “Lenders”), and KEYBANK
NATIONAL ASSOCIATION, a national banking association, as Agent for the Lenders
(the “Agent”).
W I T N E S S E T H:
WHEREAS, Borrower and KeyBank, individually and as Agent, and the Lenders
entered into that certain Third Amended and Restated Credit Agreement dated as
of April 27, 2018 (the “Credit Agreement”); and
WHEREAS, each of the Guarantors are a party to that certain Third Amended and
Restated Unconditional Guaranty of Payment and Performance in favor of Agent and
the Lenders dated as of April 27, 2018 (the “Guaranty”);
WHEREAS, Borrower and Guarantors have requested that the Agent and the Lenders
make certain modifications to the Credit Agreement; and
WHEREAS, the Agent and certain of the Lenders have consented to such
modifications, subject to the execution and delivery of this Amendment.
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 is hereby acknowledged, the parties hereto do hereby covenant and agree
as follows:
1.Definitions. All terms used herein which are not otherwise defined herein
shall have the meanings set forth in the Credit Agreement.
2.    Modification of the Credit Agreement. The Agent, the Lenders and the
Borrower hereby amend the Credit Agreement as follows:
(a)By inserting the following definitions in §1.1 of the Credit Agreement, in
the appropriate alphabetical order:

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“Beneficial Ownership Certification. As to Borrower, a certification regarding
beneficial ownership as required by the Beneficial Ownership Regulation which is
otherwise in form and substance satisfactory to the Agent or any Lender
requesting the same.
Beneficial Ownership Regulation. 31 C.F.R. § 1010.230.”
(b)By deleting subparagraphs (f) and (g) of the definition of “Change of
Control” in §1.1 of the Credit Agreement in its entirety, and inserting in lieu
thereof the following:
“(f)    either before or after the Internalization, any of Kay C. Neely, Todd M.
Sakow and Michael A. Seton shall cease to be Chief Financial Officer, Chief
Operating Officer, and Chief Executive Officer of REIT, respectively, and a
competent and experienced officer shall not be approved by the Required Lenders
within ninety (90) days of such event, which approval the Required Lenders shall
not unreasonably withhold, condition or delay; or
(g)    before the Internalization, (i) the Borrower shall no longer be managed
and advised by Advisor, or (ii) the Advisor shall no longer be directly or
indirectly majority owned and controlled by the owners of the Advisor as of the
date of this Agreement, or (iii) any of Kay C. Neely, Todd M. Sakow and Michael
A. Seton shall cease to be active on a daily basis in the management of the
Advisor and a competent and experienced executive shall not be approved by the
Required Lenders within ninety (90) days of such event, which approval the
Required Lenders shall not unreasonably withhold, condition or delay.”
(c)By deleting the definition of “Consolidated Total Secured Debt” in §1.1 of
the Credit Agreement in its entirety, and inserting in lieu thereof the
following:
“Consolidated Total Secured Debt. As of any date of determination, all Secured
Debt of REIT and its Subsidiaries (excluding the Obligations and the Hedge
Obligations) determined on a consolidated basis and which shall include (without
duplication) such Person’s Equity Percentage of the Secured Debt of its
Unconsolidated Affiliates and Subsidiaries of Borrower that are not Wholly Owned
Subsidiaries.”
(d)By deleting the period appearing at the end of §2.11(e)(v) of the Credit
Agreement and inserting in lieu thereof “; and”, and by inserting the following
as §2.11(e)(vi) of the Credit Agreement:
“(vi)    Beneficial Ownership Certification. If requested by the Agent or any
Lender, Borrower shall have delivered, at least five (5) Business Days prior to
the Commitment Increase Date, to the Agent (and any such Lender) a completed and
executed Beneficial Ownership Certification.”
(e)By inserting the following as §2.12(a)(vii) of the Credit Agreement:
“(vii)    Beneficial Ownership Certification. If requested by the Agent or any
Lender, Borrower shall have delivered, at least five (5) Business Days prior to
the Revolving

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Credit Maturity Date (as determined without regard to such extension), to the
Agent (and any such Lender) a completed and executed Beneficial Ownership
Certification.”
(f)By renumbering §7.4(p) of the Credit Agreement as §7.4(q) of the Credit
Agreement, and by inserting the following as §7.4(p) of the Credit Agreement:
“(p)    Without limiting the terms of §2.11 and §2.12, a completed and executed
Beneficial Ownership Certification if requested by the Agent or any Lender at
any time Agent or such Lender determines that it is required by law to obtain
such certification; and”
(g)By deleting §8.1(i) of the Credit Agreement in its entirety, and inserting in
lieu thereof the following:
“(i)    subject to the provisions of §9, Secured Debt that is Recourse
Indebtedness, provided that the aggregate amount of such Secured Debt (excluding
the Obligations and the Hedge Obligations) shall not exceed fifteen percent
(15.0%) of Gross Asset Value at any time;”
(h)By modifying the paragraph immediately following §8.1(k) by deleting
subsection (ii) thereof in its entirety, and inserting in lieu thereof the
following:
“(ii) none of the Borrower, the Guarantors or their respective Subsidiaries
shall create, incur, assume, guarantee or be or remain liable, contingently or
otherwise, with respect to any Indebtedness (other than Indebtedness to the
Lenders arising under the Loan Documents) with respect to which there is a Lien
on any Equity Interests, right to receive Distributions or similar right in any
Subsidiary or Unconsolidated Affiliate of such Person, provided that from and
after the Release of Security Date (A) any Subsidiary of the Borrower (other
than any Subsidiary Guarantor or any Person having any direct or indirect
ownership interest in any Subsidiary Guarantor) may create, incur, assume,
guarantee or be or remain liable, contingently or otherwise, with respect to any
Indebtedness which is permitted by §8.1(h) or (i) and with respect to which
there is a Lien on any Equity Interests, right to receive Distributions or
similar right in any Subsidiary or Unconsolidated Affiliate of such Person,
subject to the terms of this Agreement, and (B) the Subsidiary Guarantors may
guarantee other Unsecured Debt permitted by §8.1(j) subject to the terms of this
Agreement, and;”
(i)By deleting §8.2(iii) of the Credit Agreement in its entirety, and inserting
in lieu thereof the following:
(iii)    (A) Liens consisting of mortgage liens on Real Estate, other than Real
Estate that constitutes a Pool Property, (including the rents, issues and
profits therefrom), or any interest therein (including the rents, issues and
profits therefrom), and related personal property securing Indebtedness which is
permitted by §8.1(h) or (i), and (B) from and after the Release of Security
Date, Liens on any direct or indirect interest of any Subsidiary of the Borrower
(other than any Subsidiary Guarantor or any Person having any direct or indirect
ownership interest in any Subsidiary Guarantor), securing Indebtedness which is
permitted by §8.1(h) or (i);

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(j)By modifying §8.13 of the Credit Agreement by inserting “(iii),” after “(ii),
” in the first line thereof.
3.    References to Amended Documents. All references in the Loan Documents to
the Credit Agreement and the Guaranty amended in connection with this Amendment
shall be deemed a reference to the Credit Agreement and the Guaranty as modified
and amended herein.
4.    Consent of Borrower and Guarantors. By execution of this Amendment,
Guarantors hereby expressly consent to the modifications and amendments relating
to the Credit Agreement and the Guaranty as set forth herein, and Borrower and
Guarantors hereby acknowledge, represent and agree that the Credit Agreement, as
modified and amended herein, and the other Loan Documents, remain in full force
and effect and constitute the valid and legally binding obligation of Borrower
and Guarantors, respectively, enforceable against such Persons in accordance
with their respective terms, and that the Guaranty extends to and applies to the
foregoing documents as modified and amended.
5.    Representations. Borrower and Guarantors represent and warrant to Agent
and the Lenders as follows:
(a)    Authorization. The execution, delivery and performance of this Amendment
and the transactions contemplated hereby (i) are within the authority of
Borrower and Guarantors, (ii) have been duly authorized by all necessary
proceedings on the part of such Persons, (iii) do not and will not conflict with
or result in any breach or contravention of any provision of law, statute, rule
or regulation to which any of such Persons is subject or any judgment, order,
writ, injunction, license or permit applicable to such Persons, (iv) do not and
will not conflict with or constitute a default (whether with the passage of time
or the giving of notice, or both) under any provision of the partnership
agreement or certificate, certificate of formation, operating agreement,
articles of incorporation or other charter documents or bylaws of, or any
mortgage, indenture, agreement, contract or other instrument binding upon, any
of such Persons or any of its properties or to which any of such Persons is
subject, and (v) do not and will not result in or require the imposition of any
lien or other encumbrance on any of the properties, assets or rights of such
Persons, other than the liens and encumbrances created by the Loan Documents.
(b)    Enforceability. The execution and delivery of this Amendment are valid
and legally binding obligations of Borrower and Guarantors enforceable in
accordance with the respective terms and provisions hereof, except as
enforceability is limited by bankruptcy, insolvency, reorganization, moratorium
or other laws relating to or affecting generally the enforcement of creditors’
rights and the effect of general principles of equity.
(c)    Approvals. The execution, delivery and performance of this Amendment and
the transactions contemplated hereby do not require the approval or consent of
or approval of any Person or the authorization, consent, approval of or any
license or permit issued by, or any filing or registration with, or the giving
of any notice to, any court, department, board, commission or other governmental
agency or authority other than those already obtained.
(d)    Reaffirmation. Borrower and Guarantors reaffirm and restate as of the
date hereof each and every representation and warranty made by the Borrower, the
Guarantors and their respective Subsidiaries in the Loan Documents or otherwise
made by or on behalf of such Persons

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in connection therewith except for representations or warranties that expressly
relate to an earlier date.
6.    No Default. By execution hereof, the Borrower and Guarantors certify that
the Borrower and Guarantors are and will be in compliance with all covenants
under the Loan Documents after the execution and delivery of this Amendment, and
that no Default or Event of Default has occurred and is continuing.
7.    Waiver of Claims. Borrower and Guarantors acknowledge, represent and agree
that Borrower and Guarantors as of the date hereof have no defenses, setoffs,
claims, counterclaims or causes of action of any kind or nature whatsoever with
respect to the Loan Documents, the administration or funding of the Loans or
with respect to any acts or omissions of Agent or any of the Lenders, or any
past or present officers, agents or employees of Agent or any of the Lenders,
and each of Borrower and Guarantors does hereby expressly waive, release and
relinquish any and all such defenses, setoffs, claims, counterclaims and causes
of action, if any.
8.    Ratification. Except as hereinabove set forth or in any other document
previously executed or executed in connection herewith, all terms, covenants and
provisions of the Credit Agreement, the Guaranty and the other Loan Documents
remain unaltered and in full force and effect, and the parties hereto do hereby
expressly ratify and confirm the Credit Agreement, the Guaranty and other Loan
Documents as modified and amended herein and therein. Guarantors hereby consent
to the terms of this Amendment and ratify the Guaranty. Nothing in this
Amendment or any other document delivered in connection herewith shall be deemed
or construed to constitute, and there has not otherwise occurred, a novation,
cancellation, satisfaction, release, extinguishment or substitution of the
indebtedness evidenced by the Notes or the other obligations of Borrower and
Guarantors under the Loan Documents (including without limitation the Guaranty).
This Amendment shall constitute a Loan Document.
9.    Counterparts. This Amendment may be executed in any number of counterparts
which shall together constitute but one and the same agreement.
10.    Miscellaneous. THIS AMENDMENT SHALL, PURSUANT TO NEW YORK GENERAL
OBLIGATIONS LAW SECTION 5-1401, BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH
THE LAWS OF THE STATE OF NEW YORK. This Amendment shall be binding upon and
shall inure to the benefit of the parties hereto and their respective permitted
successors, successors-in-title and assigns as provided in the Credit Agreement.
11.    Effective Date. The obligations of the undersigned parties under Section
2 of this Amendment shall be deemed effective and in full force and effect (the
“Effective Date”) only upon confirmation by the Agent of the satisfaction of the
following conditions:
(a)    the execution and delivery of this Amendment by Borrower, Guarantors,
Agent and the Required Lenders;
(b)    that the Borrower shall pay contemporaneously with the Effective Date all
fees (including legal fees) due and payable with respect to this Amendment; and
(c)    such other conditions as Agent may require in its reasonable discretion.

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IN WITNESS WHEREOF, the parties hereto have hereto set their hands and affixed
their seals as of the day and year first above written.
BORROWER:
CARTER VALIDUS OPERATING PARTNERSHIP II, LP, a Delaware limited partnership
By:
Carter Validus Mission Critical REIT II, Inc.,
a Maryland corporation, its general partner

By: /s/ Kay C. Neely    
Name: Kay C. Neely
Title:     Chief Financial Officer and Treasurer
(CORPORATE SEAL)
REIT:
CARTER VALIDUS MISSION CRITICAL REIT II, INC., a Maryland corporation
By: /s/ Kay C.Neely    

Name:    Kay C. Neely
Title:    Chief Financial Officer and Treasurer
(CORPORATE SEAL)

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SUBSIDIARY GUARANTORS:

HC-11250 FALLBROOK DRIVE, LLC,
HCII-5525 MARIE AVENUE, LLC,
HEALTH CARE II-110 CHARLOIS BOULEVARD, LLC,
HCII-150 YORK STREET, LLC,
HCII-1800 PARK PLACE AVENUE, LLC,
HCII-5100 INDIAN CREEK PARKWAY, LLC,
DCII-505 W. MERRILL STREET, LLC,
HCII-30 PINNACLE DRIVE, LLC,
HCII-110 EAST MEDICAL CENTER BLVD., LLC,
HCII-15 ENTERPRISE DRIVE, LLC,
HCII-68 CAVALIER BOULEVARD, LLC,
HCII-107 FIRST PARK DRIVE, LLC,
HCII-3590 LUCILLE DRIVE, LLC,
HCII-237 WILLIAM HOWARD TAFT ROAD, LLC,
HCII-2752 CENTURY BOULEVARD, LLC,
HCII-200 MEMORIAL DRIVE, LLC,
DCII-5400-5510 FELTL ROAD, LLC,
HCII-2001 HERMANN DRIVE, LLC,
HCII-1131 PAPILLION PARKWAY, LLC,
HCII-HERITAGE PARK, LLC,
HCII-HPI HEALTHCARE PORTFOLIO, LLC, and
HCII-750 12TH AVENUE, LLC,
each a Delaware limited liability company
By:
Carter Validus Operating Partnership II, LP, a Delaware limited partnership

By:
Carter Validus Mission Critical REIT II, Inc.,
a Maryland corporation, its general partner

By: /s/ Kay C. Neely    
Name: Kay C. Neely
Title: Chief Financial Officer and Treasurer

(SEAL)

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DCII-700 AUSTIN AVENUE, LLC,
HCII HPI-3110 SW 89TH STREET, LLC,
HCII HPI-1616 S. KELLY AVENUE, LLC,
HCII HPI-3212 89TH STREET, LLC,
HCII HPI-300 NW 32ND STREET, LLC,
HCII HPI-3125 SW 89TH STREET, LLC,
HCII HPI-3115 SW 89TH STREET, LLC,
DCII-5225 EXCHANGE DRIVE, LLC,
DCII-3255 NEIL ARMSTRONG BOULEVARD, LLC,
DCII-200 CAMPUS DRIVE, LLC,
HCII-11200 NORTH PORTLAND AVENUE, LLC,
DCII-400 MINUTEMAN ROAD, LLC,
DCII-2601 W. BROADWAY ROAD, LLC,
C&Y PARTNERS, LLC,
DCII-1501 OPUS PLACE, LLC,
DCII-10309 WILSON BLVD., LLC,
HCII-2111 OGDEN AVENUE, LLC,
DCII-1400 CROSSBEAM DRIVE, LLC,
DCII-1400 KIFER ROAD, LLC,
DCII-8700 GOVERNORS HILL DRIVE, LLC,
HCII-9800 LEVIN ROAD NW, LLC,
HCII-4409 NW ANDERSON HILL ROAD, LLC,
DCII-2005 EAST TECHNOLOGY CIRCLE, LLC,
HCII-1015 S. WASHINGTON AVENUE, LLC,
DCPII-SAC-11085 SUN CENTER DRIVE, LLC,
DCPII-SAC-3065 GOLD CAMP DRIVE, LLC, and
DCII-4121 PERIMETER CENTER PLACE, LLC,
each a Delaware limited liability company
By:
Carter Validus Operating Partnership II, LP, a Delaware limited partnership

By:
Carter Validus Mission Critical REIT II, Inc.,
a Maryland corporation, its general partner

By: /s/ Kay C. Neely    
Name: Kay C. Neely
Title: Chief Financial Officer and Treasurer

(SEAL)

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HCII-1601 WEST HEBRON PARKWAY, LLC,
HCII-455 PARK GROVE DRIVE, LLC,
DCII-400 HOLGER WAY, LLC,
HCII-2006 4TH STREET, LLC,
HCII-307 E. SCENIC VALLEY AVENUE, LLC,
DCII-4726 HILLS AND DALES ROAD NW, LLC,
HCII-3&5 MEDICAL PARK DRIVE, LLC,
HCII-1200 NORTH MAIN STREET, LLC,
HCII-124 SAWTOOTH OAK STREET, LLC,
HCII-23157 I-30 FRONTAGE ROAD, LLC,
HCII-2412 AND 2418 NORTH OAK STREET, LLC, and
HCII-12499 UNIVERSITY AVENUE, LLC,
each a Delaware limited liability company

By:
Carter Validus Operating Partnership II, LP, a Delaware limited partnership

By:
Carter Validus Mission Critical REIT II, Inc.,
a Maryland corporation, its general partner

By: /s/ Kay C. Neely    
Name: Kay C. Neely
Title: Chief Financial Officer and Treasurer

(SEAL)

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HCII-30 PINNACLE DRIVE PA, LP, a Delaware limited partnership
By:
HCII-30 Pinnacle Drive, LLC, a Delaware limited liability company, its general
partner

By:
Carter Validus Operating Partnership II, LP, a Delaware limited partnership, its
sole member

By:
Carter Validus Mission Critical REIT II, Inc., a Maryland corporation, its
General Partner

By: Kay C. Neely                
Name: Kay C. Neely
Title: Chief Financial Officer and Treasurer
(SEAL)
HCII-2752 CENTURY BOULEVARD PA, LP, a Delaware limited partnership
By:
HCII-2752 Century Boulevard, LLC, a Delaware limited liability company, its
general partner

By:
Carter Validus Operating Partnership II, LP, a Delaware limited partnership, its
sole member

By:
Carter Validus Mission Critical REIT II, Inc., a Maryland corporation, its
General Partner

By: /s/ Kay C. Neely                
Name: Kay C. Neely
Title: Chief Financial Officer and Treasurer
(SEAL)

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HCII-110 CHARLOIS BOULEVARD, LP, a Delaware limited partnership
By:
Health Care II-110 Charlois Boulevard, LLC, a Delaware limited liability
company, its general partner

By:
Carter Validus Operating Partnership II, LP, a Delaware limited partnership, its
sole member

By:
Carter Validus Mission Critical REIT II, Inc., a Maryland corporation, its
General Partner

By: /s/ Kay C. Neely                
Name: Kay C. Neely
Title: Chief Financial Officer and Treasurer
(SEAL)

DCII-1400 CROSSBEAM DR., LP, a Delaware limited partnership
By:
DCII-1400 Crossbeam Drive, LLC, a Delaware limited liability company, its
general partner

By:
Carter Validus Operating Partnership II, LP, a Delaware limited partnership, its
sole member

By:
Carter Validus Mission Critical REIT II, Inc., a Maryland corporation, its
General Partner

By: /s/ Kay C. Neely                
Name: Kay C. Neely
Title: Chief Financial Officer and Treasurer
(SEAL)

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AGENT AND LENDERS:
KEYBANK NATIONAL ASSOCIATION, individually as a Lender and as Agent
By: /s/ Kristin Centracchio    
Name: Kristin Centracchio    
Title: Vice President    

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CAPITAL ONE, NATIONAL ASSOCIATION, individually as a Lender and as a
Co-Syndication Agent

By: /s/ Alicia Cook    
Name: Alicia Cook    
Title: Authorized Signatory    

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COMPASS BANK, individually as a Lender and as a Co-Syndication Agent

By: /s/ Scott Childs    
Name: Scott Childs    
Title: Senior Vice President    

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SUNTRUST BANK, individually as a Lender and as a Co-Syndication Agent

By: /s/ Danny Stover    
Name: Danny Stover    
Title: Senior Vice President    

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FIFTH THIRD BANK, an Ohio Banking Corporation, individually as a Lender and as a
Co-Documentation Agent

By: /s/ Benjamin Chen    
Name: Benjamin Chen    
Title: VP    

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WHITNEY BANK dba HANCOCK BANK, individually as a Lender and as a
Co-Documentation Agent

By: /s/ Megan Brearey    
Name: Megan Brearey    
Title: Senior Vice President    

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SYNOVUS BANK

By: /s/ David Bowman    
Name: David Bowman    
Title: Director    

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CADENCE BANK, N.A.

By: /s/ Will Donnelly    
Name: Will Donnelly    
Title: AVP    

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TEXAS CAPITAL BANK, N.A.

By: /s/ Brett Walker    
Name: Brett Walker    
Title: Senior Vice President    

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MEGA INTERNATIONAL COMMERCIAL BANK CO., LTD. SILICON VALLEY BRANCH

By: /s/ Nian Tzy Yeh    
Name: Nian Tzy Yeh    
Title: SVP & General Manager    

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VALLEY NATIONAL BANK, a national banking association

By: /s/ Ronald L. Ciganek    
Name: Ronald L. Ciganek    
Title: Senior Vice President    

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WOODFOREST NATIONAL BANK, a national banking association

By: /s/ Derek Rancourt    
Name: Derek Rancourt    
Title: Senior Vice President - Corporate Banking    

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FIRST TENNESSEE BANK NATIONAL ASSOCIATION

By: /s/ Jean M. Brennan    
Name: Jean M. Brennan    
Title: Senior Vice President    

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EASTERN BANK

By: /s/ Jared H. Ward    
Name: Jared H. Ward    
Title: SVP    

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RENASANT BANK

By: /s/ Craig Gardella    
Name: Craig Gardella    
Title: EVP    

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PROVIDENCE BANK, dba PREMIER BANK TEXAS

By:    
Name:    
Title:    
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UNITED COMMUNITY BANK

By: /s/ Jeff Wilson    
Name: Jeff Wilson    
Title: Vice President    

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AMERICAN MOMENTUM BANK

By: /s/ Teresa Eoff    
Name: Teresa Eoff    
Title: Sr. Vice President    

KeyBank/CV Reit II: Signature Page to First Amendment to
Third Amended and Restated Credit Agreement