Exhibit 10.3


 


EXECUTION VERSION


 


COLLATERAL INTEREST PURCHASE AGREEMENT


 


This
COLLATERAL INTEREST PURCHASE AGREEMENT (this “Agreement”) is made as of May 14, 2021, by and among GPMT
Seller LLC, a Delaware limited liability company (the “Seller”), GPMT 2021-FL3, Ltd., an exempted company incorporated
with limited liability under the laws of the Cayman Islands (the “Issuer”), and Granite Point Mortgage Trust Inc.,
a Maryland corporation (“GPMT” and, together with the Seller, the “Seller Parties”), and, solely
as to Section 4(k), GPMT CLO REIT LLC, a Delaware limited liability company (“Sub-REIT”).


 


W I T N E S S E T H:


 


WHEREAS, the Issuer desires
to purchase from the Seller and the Seller desires to sell to the Issuer an initial portfolio of Collateral Interests, each as identified
on Exhibit A attached hereto (the “Closing Date Collateral Interests”);


 


WHEREAS, the Seller may sell
to the Issuer, and the Issuer may purchase from the Seller, from time to time during the Companion Participation Acquisition Period, certain
fully-funded Future Funding Companion Participations or funded portions thereof (the “Related Funded Companion Participations”
and, collectively with the Closing Date Collateral Interests, the “Collateral Interests”) and all payments and collections
thereon after the related Subsequent Seller Transfer Date;


 


WHEREAS,
in connection with the sale of any Collateral Interests to the Issuer, the Seller desires to release any interest it may have in such
Collateral Interests and desires to make certain representations and warranties to the Issuer regarding such Collateral Interests;


 


WHEREAS, the Issuer and GPMT
2021-FL3 LLC, a Delaware limited liability company (the “Co-Issuer”), each intend to issue (a) the U.S.$428,346,000
Class A Senior Secured Floating Rate Notes Due 2035 (the “Class A Notes”), (b) the U.S.$101,939,000
Class A-S Second Priority Secured Floating Rate Notes Due 2035 (the “Class A-S Notes”), (c) the U.S.$40,157,000
Class B Third Priority Secured Floating Rate Notes Due 2035 (the “Class B Notes”), (d) the U.S.$48,395,000
Class C Fourth Priority Secured Floating Rate Notes Due 2035 (the “Class C Notes”), (e) the U.S.$53,543,000
Class D Fifth Priority Secured Floating Rate Notes Due 2035 (the “Class D Notes”), (f) the U.S.$13,386,000
Class E Sixth Priority Secured Floating Rate Notes Due 2035 (the “Class E Notes” and, together with the Class A
Notes, the Class A-S Notes, the Class B Notes, the Class C Notes and the Class D Notes, the “Offered Notes”)
and the Issuer intends to issue the U.S.$44,277,000 Class F Seventh Priority Floating Rate Notes Due 2035 (the “Class F
Notes”) and the U.S.$31,920,000 Class G Eighth Priority Floating Rate Notes Due 2035 (the “Class G Notes”
and, together with the Class F Notes and the Offered Notes, the “Notes”) pursuant to an indenture, dated as of
May 14, 2021 (the “Indenture”), by and among the Issuer, the Co-Issuer, the Seller, as advancing agent, Wilmington
Trust, National Association, as trustee (the “Trustee”) and Wells Fargo Bank, National Association, as note administrator
(in such capacity, the “Note Administrator”);


 


WHEREAS, pursuant to its Governing
Documents, certain resolutions of its Board of Directors and a preferred share paying agency agreement, the Issuer also intends to issue
the U.S.$61,780,893 aggregate notional amount preferred shares (the “Preferred Shares” and, together with the Notes,
the “Securities”); and


 






    


     


    

 


WHEREAS, the Issuer intends
to pledge to the Trustee as security for the Offered Notes: (i) the Collateral Interests purchased hereunder by the Issuer and (ii) its
right, title and interest under this Agreement.







 





NOW, THEREFORE, the parties
hereto agree as follows:


 


1.            Defined
Terms.


 


Capitalized terms used and not
otherwise defined herein shall have the same meanings ascribed to such terms in the Indenture.


 


“Acquisition Criteria”:
As defined in the Indenture.


 


“Assignment of Leases,
Rents and Profits”: With respect to any Mortgage, an assignment of leases, rents and profits thereunder, notice of transfer
or equivalent instrument in recordable form, sufficient under the laws of the jurisdiction wherein the Mortgaged Property is located to
reflect the assignment of leases to the Mortgagee.


 


“Assignment of Mortgage”:
With respect to any Mortgage, an assignment of the Mortgage, notice of transfer or equivalent instrument in recordable form, sufficient
under the laws of the jurisdiction wherein the related Mortgaged Property is located to reflect the assignment of the Mortgage to the
Mortgagee.


 


“Borrower”:
With respect to any Commercial Real Estate Loan, the related borrower or other obligor thereunder.


 


“Collateral Interest”:
As defined in the Recitals.


 


“Collateral Interest
File”: As defined in the Indenture.


 


“Combined Loan”:
Collectively, any Mortgage Loan and a related Mezzanine Loan secured by a pledge of all the equity interests in the Borrower under such
Mortgage Loan, as if they are a single loan. Each Combined Loan shall be treated as a single loan for all purposes hereunder.


 


“Combined
Loan Repurchase Event”: As defined in Section 4(e).


 


“Commercial Real Estate
Loan”: Any Mortgage Loan, Combined Loan or Participated Loan.


 


“Companion Participation”:
As defined in the Indenture.


 


“Companion
Participation Acquisition Period”: As defined in the Indenture.


 


“Companion
Participation Holder”: The holder of any Companion Participation.


 


“Cut-off
Date”: With respect to (i) each Closing Date Collateral Interest, April 9, 2021, and (ii) Related Funded
Companion Participation, the date specified as such in the related Subsequent Transfer Instrument.


 


“Document
Defect”: Any document or documents constituting a part of a Collateral Interest File that has not been properly executed,
has not been delivered within the time periods provided


 






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for herein, has not been properly executed, is missing, does not appear to be
regular on its face or contains information that does not conform in any material respect with the corresponding information set forth
in the Collateral Interest Schedule attached hereto as Exhibit A or as set forth on a schedule to a Subsequent Transfer Instrument.







 





“Exception Schedule”:
The schedule identifying any exceptions to the representations and warranties made with respect to the Collateral Interests to be conveyed
hereunder, which is attached hereto as Schedule 1(a) to Exhibit B or as attached to any Subsequent Transfer
Instrument.


 


“Future Funding Amount”:
As defined in the Indenture.


 


“Future Funding Companion
Participation”: With respect to each Collateral Interest that is a Participation, the future funding companion participation
interest, which (unless it is acquired as a Related Funded Companion Participation after the Closing Date in accordance with the terms
of the Indenture) is not an asset of the Issuer and is not part of the Collateral.


 


“Loan
Documents”: The loan agreement, note, mortgage, intercreditor agreement, participation agreement, co-lender agreement or other
agreement pursuant to which a Collateral Interest and the related Commercial Real Estate Loan have been issued or created and each other
agreement that governs the terms of or secures the obligations represented by such Collateral Interest or Commercial Real Estate Loan
or of which holders of such Collateral Interest or Commercial Real Estate Loan are the beneficiaries.


 


“Material Breach”:
As defined in Section 4(e).


 


“Material Document
Defect”: A Document Defect that materially and adversely affects the value of a Collateral Interest, the interest of the Noteholders
or the ownership interests of the Issuer or any assignee thereof in such Collateral Interest.


 


“Mezzanine Loan”:
A mezzanine loan secured by a pledge of all of the equity interest in a Borrower under a Mortgage Loan.


 


“Mortgage”:
With respect to each Commercial Real Estate Loan, the mortgage, deed of trust, deed to secure debt or similar instrument that secures
the Mortgage Note and creates a lien on the fee or leasehold interest in the related Mortgaged Property.


 


“Mortgage
Loan”: A commercial and/or multifamily real estate mortgage loan secured by a first-lien mortgage or deed-of-trust on
commercial and/or multifamily properties.


 


“Mortgage
Note”: With respect to each Mortgage Loan, the promissory note evidencing the indebtedness of the related Borrower,
together with any rider, addendum or amendment thereto, or any renewal, substitution or replacement of such note.


 


“Mortgage Rate”:
The stated rate of interest on a Mortgage Loan.


 


“Mortgaged
Property”: With respect to any Mortgage Loan or Mezzanine Loan, the property or properties directly or indirectly securing
such Mortgage Loan or Mezzanine Loan, as applicable.


 


“Mortgagee”:
With respect to each Collateral Interest, the party secured by the related Mortgage.


 






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“Offering Memorandum”:
The offering memorandum, dated May 5, 2021, with respect to the offering of the Offered Notes issued pursuant to the Indenture.





 


“Participated Loan”:
Any Mortgage Loan or Combined Loan, in which a Transaction Participation represents an interest.


 


“Participation”:
Any Transaction Participation and/or the related Companion Participation, as applicable and as the context may require.


 


“Participation
Agreement”: With respect to each Participated Loan, the participation agreement that governs the rights and obligations of the
holders of the related Transaction Participation and the related Companion Participation.


 


“Repurchase Price”:
The sum of the following (in each case, without duplication) as of the date of such repurchase: (i) the then-Stated Principal Balance
of such Collateral Interest, plus (ii) accrued and unpaid interest on such Collateral Interest, plus (iii) any
unreimbursed advances made under the Indenture or the Servicing Agreement, plus (iv) accrued and unpaid interest on advances
made under the Indenture or the Servicing Agreement on the Collateral Interest, plus (v) any reasonable costs and expenses
(including, but not limited to, the cost of any enforcement action incurred by the Issuer or the Trustee in connection with any such repurchase).


 


“Retained
Interest”: Any origination fees paid on the Collateral Interests and any interest in respect of any Collateral Interest that
accrued prior to the Closing Date or Subsequent Seller Transfer Date, as applicable, and has not been paid to Seller.


 


“Servicing File”:
The file maintained by the servicer with respect to each Collateral Interest.


 


“Signature
Law”: As defined in Section 10.


 


“Stated
Principal Balance”: With respect to each Collateral Interest, the principal balance as of the Cut-off Date as reduced (to not
less than zero) on each Payment Date by (i) all payments or other collections of principal of such Collateral Interest received or
deemed received thereon during the related collection period and (ii) any principal forgiven by the Special Servicer and other
principal losses realized in respect of such Collateral Interest during the related collection period.


 


“Subsequent
Seller Transfer Date”: As defined in Section 2(b).


 


“Subsequent
Transfer Instrument”: As defined in Section 2(b).


 


“Transaction
Participation”: A fully funded senior or pari passu participation interest in a Participated Loan, which Transaction
Participation is acquired by the Issuer.


 


2.             Purchase
and Sale of the Collateral Interests.


 


(a)           Set
forth on Exhibit A hereto is a list of the Closing Date Collateral Interests sold to the Issuer on the Closing Date and certain
other information with respect to each of the Closing Date Collateral Interests. The Seller agrees to sell to the Issuer, and the Issuer
agrees to purchase from the Seller, all of the Closing Date Collateral Interests, in consideration of the transfer by the Issuer to,
or at the direction of, the Seller of (1) 100% of the Class F Notes, the Class G Notes and the Preferred Shares and (2) U.S.$685,766,000
(clauses (1) and (2), collectively, the “Purchase Price”). Immediately prior to such sale,


 






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the Seller hereby conveys and
assigns all right, title and interest it may have in such Closing Date Collateral Interests to the Issuer. The sale and transfer of the
Closing Date Collateral Interests to the Issuer is inclusive of all rights and obligations from the Closing Date forward, with respect
to such Closing Date Collateral Interests, provided, that the sale and transfer of Closing Date Collateral Interests that are
Transaction Participations are made subject to the rights and obligations of the Companion Participation Holder under the related Participation
Agreement, and provided, however, it expressly excludes any conveyance of any Retained Interest which shall remain the
property of the Seller and shall not be conveyed to the Issuer. The Issuer shall cause any Retained Interest to be paid to the Seller
(or the Seller’s designee) promptly upon receipt in accordance with the terms and conditions hereof, the Servicing Agreement and
the Indenture. For the avoidance of doubt, the Seller is not transferring any obligation to fund any Future Funding Amounts under the
Participated Loans, all of which will remain the obligation of the party specified under the related Participation Agreement. Delivery
or transfer of the Closing Date Collateral Interests shall be made on May 14, 2021 (the “Closing Date”), at the
time and in the manner agreed upon by the parties. Upon receipt of evidence of the delivery or transfer of the Closing Date Collateral
Interests to the Issuer or its designee, the Issuer shall pay or cause to be paid to the Seller the Purchase Price in the manner agreed
upon by the Seller and the Issuer.




 


(b)          From
time to time, during the period commencing on the Closing Date and ending on the last day of the Companion Participation Acquisition Period,
the Seller may present Related Funded Companion Participations to the Issuer for purchase hereunder. If the Acquisition Criteria and other
conditions set forth in the Indenture, and the conditions set forth in Section 3 below, are satisfied with respect to such
Related Funded Companion Participations, the Issuer may purchase and the Seller shall sell and assign, without recourse, except as expressly
provided in this Agreement, to the Issuer, but subject to the other terms and provisions of this Agreement, all of the right, title and
interest of the Seller in and to (i) such Related Funded Companion Participations as identified on the schedule attached to the related
subsequent transfer instrument (a “Subsequent Transfer Instrument”), which Subsequent Transfer Instrument shall be
substantially in the form of Exhibit C hereto and delivered by the Seller on the date of such sale (each, a “Subsequent
Seller Transfer Date”), and (ii) all amounts received or receivable on such Related Funded Companion Participations, whether
now existing or hereafter acquired, after the related Subsequent Seller Transfer Date (other than amounts due prior to the related Subsequent
Seller Transfer Date). Such sale and assignment of each such Related Funded Companion Participation to the Issuer is inclusive of all
rights and obligations from and after the applicable Subsequent Seller Transfer Date, with respect to such Related Funded Companion Participation,
provided, however, it expressly excludes any conveyance of any Retained Interest which shall remain the property of the
Seller and shall not be conveyed to the Issuer hereunder. The purchase price with respect to each such Related Funded Companion Participation
shall be at a price no greater than the outstanding principal balance of such Related Funded Companion Participation, as set forth in
the related Subsequent Transfer Instrument.


 


The
sale to the Issuer of each Related Funded Companion Participation identified on the schedule attached to the related Subsequent
Transfer Instrument shall be absolute and is intended by the Seller and the Issuer to constitute and to be treated as an absolute sale
of such Related Funded Companion Participation by the Seller to the Issuer, conveying good title free and clear of any liens, claims,
encumbrances or rights of others from the Seller to the Issuer and such Related Funded Companion Participation shall not be part of the
Seller’s estate in the event of the insolvency or bankruptcy of the Seller. Each schedule attached to a Subsequent Transfer Instrument
pursuant to a sale of one or more Related Funded Companion Participations is hereby incorporated and made a part of this Agreement.


 


(c)           Within
45 days after the Closing Date, each UCC financing statement in favor of the Issuer that is required to be filed in accordance with the
definition of “Collateral Interest File” in the Indenture shall be submitted for filing. In the event that any such UCC financing
statement is lost or returned unrecorded or unfiled, as the case may be, because of a defect therein, the Seller shall promptly prepare
or


 






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cause the preparation of a
substitute therefor or cure or cause the curing of such defect, as the case may be, and shall thereafter deliver the substitute or corrected
document for recording or filing, as appropriate, at the Seller’s expense. In the event that the Seller receives the original filed
copy, the Seller shall, or shall cause a third party vendor or any other party under its control to, promptly upon receipt of the original
recorded or filed copy (and in no event later than 5 Business Days following such receipt) deliver such original to the Custodian, with
evidence of filing thereon.




 


3.             Conditions.


 


The obligations of the parties
under this Agreement are subject to satisfaction of the following conditions:


 


(a)           the
representations and warranties contained herein shall be accurate and complete (i) as of the Closing Date, except as set forth in
the Exception Schedule, with respect to the Closing Date Collateral Interests and (ii) as of each Subsequent Seller Transfer Date,
except as set forth in the applicable Subsequent Transfer Instrument, with respect to any Related Funded Companion Participations acquired
hereunder on such Subsequent Seller Transfer Date;


 


(b)           on
the Closing Date and on each Subsequent Seller Transfer Date, as applicable, counsel for the Issuer shall have been furnished with all
such documents, certificates and opinions as such counsel may reasonably request in order to evidence the accuracy and completeness of
any of the representations, warranties or statements of the Seller Parties, the performance of any of the Collateral Interests of the
Seller hereunder or the fulfillment of any of the conditions herein contained;


 


(c)           with
respect to the Closing Date Collateral Interests, the issuance of the Securities and receipt by the Issuer of full payment therefor; and


 


(d)            with
respect to the Related Funded Companion Participations sold on a Subsequent Seller Transfer Date, such Related Funded Companion Participations
shall, collectively and individually (as applicable, after giving effect to the sale and assignment of such Related Funded Companion Participations
to the Issuer) be acquired in accordance with the applicable terms of the Indenture and the purchase price therefor shall be paid to the
Seller.


 


4.            Covenants,
Representations and Warranties.


 


(a)           Each
party to this Agreement hereby represents and warrants to the other party that (i) it is duly organized or incorporated, as the case
may be, and validly existing as an entity under the laws of the jurisdiction in which it is incorporated, chartered or organized, (ii) it
has the requisite power and authority to enter into and perform this Agreement, and (iii) this Agreement has been duly authorized
by all necessary action, has been duly executed by one or more duly authorized officers and is the valid and binding agreement of such
party enforceable against such party in accordance with its terms.


 


(b)          The
Seller further represents and warrants to the Issuer (i) with respect to the Closing Date Collateral Interests, as of the Closing
Date, and (ii) with respect to any Related Funded Companion Participations sold hereunder, as of the respective Subsequent Seller
Transfer Date, that:


 


(i)            immediately
prior to the sale of the Collateral Interests to the Issuer, the Seller shall own the Collateral Interests, shall have good and marketable
title thereto, free and clear of any pledge, lien, security interest, charge, claim, equity, or encumbrance of any kind, and upon the
delivery or transfer of the Collateral Interests to the Issuer as contemplated herein, the Issuer shall


 






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receive good and
marketable title to the Collateral Interests, free and clear of any pledge, lien, security interest, charge, claim, equity or encumbrance
of any kind;







 


(ii)           the
Seller acquired its ownership in the Collateral Interests in good faith without notice of any adverse claim, and upon the delivery or
transfer of the Collateral Interests to the Issuer as contemplated herein, the Issuer shall acquire ownership in the Collateral Interests
in good faith without notice of any adverse claim;


 


(iii)          the
Seller has not assigned, pledged or otherwise encumbered any interest in the Collateral Interests (or, if any such interest has been assigned,
pledged or otherwise encumbered, it has been released);


 


(iv)          none
of the execution, delivery or performance by the Seller of this Agreement shall (x) conflict with, result in any breach of or constitute
a default (or an event which, with the giving of notice or passage of time, or both, would constitute a default) under, any term or provision
of the organizational documents of the Seller, or any material indenture, agreement, order, decree or other material instrument to which
the Seller is party or by which the Seller is bound which materially adversely affects the Seller’s ability to perform its obligations
hereunder or (y) violate any provision of any law, rule or regulation applicable to the Seller of any regulatory body, administrative
agency or other governmental instrumentality having jurisdiction over the Seller or its properties which has a material adverse effect
upon the Seller’s ability to perform its obligations hereunder;


 


(v)           no
consent, license, approval or authorization from, or registration or qualification with, any governmental body, agency or authority, nor
any consent, approval, waiver or notification of any creditor or lessor is required in connection with the execution, delivery and performance
by the Seller of this Agreement the failure of which to obtain would have a material adverse effect except such as have been obtained
and are in full force and effect;


 


(vi)          it
has adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated
business operations. It is generally able to pay, and as of the date hereof is paying, its debts as they come due. It has not become or
is not presently, financially insolvent nor will it be made insolvent by virtue of its execution of or performance under any of the provisions
of this Agreement within the meaning of the bankruptcy laws or the insolvency laws of any jurisdiction. It has not entered into this Agreement
or the transactions effectuated hereby in contemplation of insolvency or with intent to hinder, delay or defraud any creditor;


 


(vii)         no
proceedings are pending or, to its knowledge, threatened against it before any federal, state or other governmental agency, authority,
administrative or regulatory body, arbitrator, court or other tribunal, foreign or domestic, which, singularly or in the aggregate, could
materially and adversely affect the ability of the Seller to perform any of its obligations under this Agreement; and


 


(viii)        the
consideration received by it upon the sale of the Collateral Interests owned by it constitutes fair consideration and reasonably equivalent
value for such Collateral Interests.


 


(c)           The
Seller further represents and warrants to the Issuer (i) with respect to the Closing Date Collateral Interests, as of the Closing
Date, and (ii) with respect to any Related Funded Companion Participations sold hereunder, as of the respective Subsequent Seller
Transfer Date, that:


 






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(i)            the
Loan Documents with respect to each Collateral Interest do not prohibit the Issuer from granting a security interest in and assigning
and pledging such Collateral Interest to the Trustee;





 


(ii)           none
of the Collateral Interests will cause the Issuer to have payments subject to foreign or United States withholding tax;


 


(iii)          the
transfer of the Collateral Interests will be reflected on the Seller’s balance sheet and other financial statements as a sale and/or
contribution of the Collateral Interests to the Issuer and not as a financing. The Issuer agrees that the transfer to the Issuer of the
Collateral Interests shall be reflected on the Issuer’s balance sheet and other financial statements as the purchase and/or acquisition
of such Collateral Interests by the Issuer from the Seller and not as a loan to the Issuer from the Seller. The Seller is not selling
the Collateral Interests and the Issuer and the Co-Issuer are not selling the Offered Notes with any intent to hinder, delay or defraud
any of the creditors of the Seller, the Issuer or the Co-Issuer;


 


(iv)          (A) with
respect to each Closing Date Collateral Interest, except as set forth in the Exception Schedule and (B) with respect to each Related
Funded Companion Participation sold hereunder, except as set forth in the applicable Subsequent Transfer Instrument, the representations
and warranties set forth in Exhibit B are true and correct in all material respects; and


 


(v)           the
Seller has delivered to the Issuer or its designee the documents required to be delivered with respect to each Collateral Interest set
forth in the definition of “Collateral Interest File” in the Indenture;


 


(d)           For
purposes of the representations and warranties set forth in Exhibit B, the phrases “to the Seller’s knowledge”
or “the Seller’s belief” and other words and phrases of like import shall mean, except where otherwise expressly set
forth herein, the actual state of knowledge or belief of the Seller, its officers and employees directly responsible for the underwriting,
origination, servicing or sale of the Commercial Real Estate Loans regarding the matters expressly set forth herein. All information contained
in documents which are part of or required to be part of a Collateral Interest File shall be deemed to be within the knowledge and the
actual knowledge of the Seller. Wherever there is a reference to receipt by, or possession of, the Seller of any information or documents,
or to any action taken by the Seller or not taken by the Seller, such reference shall include the receipt or possession of such information
or documents by, or the taking of such action or the failure to take such action by, the Seller or any servicer acting on its behalf.


 


(e)           The
Seller shall, not later than ninety (90) days from discovery by the Seller or receipt of written notice from any party to the Indenture
and the Servicing Agreement of (i) its breach of a representation or a warranty pursuant to this Agreement that materially and adversely
affects the ownership interests of the Issuer (or the Trustee as its assignee) in a Collateral Interest or the value of a Collateral Interest
or the interests of the Noteholders therein (a “Material Breach”), or (ii) any Material Document Defect relating
to any Collateral Interest, (1) cure such Material Breach or Material Document Defect, provided, that, if such Material
Breach or Material Document Defect cannot be cured within such 90-day period (any such 90-day period, the “Initial Resolution
Period”), the Seller shall repurchase the affected Collateral Interest not later than the end of such Initial Resolution Period
at the Repurchase Price; provided, however, that if the Seller certifies to the Issuer and the Trustee in writing that (x) any
such Material Breach or Material Document Defect, as the case may be, is capable of being cured in all material respects but not within
the Initial Resolution Period and (y) the Seller has commenced and is diligently proceeding with the cure of such Material Breach
or Material Document Defect, as the case may be, then the Seller shall have an additional 90-day period to complete such cure or, failing
such, to repurchase the affected Collateral


 






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Interest (or the related Mortgaged Property); provided, further, that, if any
such Material Document Defect is still not cured in all material respects after the Initial Resolution Period and any such additional
90-day period solely due to the failure of the Seller to have received the recorded or filed document, then the Seller shall be entitled
to continue to defer its cure and repurchase obligations in respect of such Material Document Defect so long as the Seller certifies to
the Trustee every 30 days thereafter that such Material Document Defect is still in effect solely because of its failure to have received
the recorded or filed document and that the Seller is diligently pursuing the cure of such Material Document Defect (specifying the actions
being taken); and provided, further, notwithstanding anything to the contrary, the Seller shall not be entitled to continue
to defer its cure and repurchase obligations in respect of any Material Document Defect for more than 18 months after the beginning of
the Initial Resolution Period with respect to such Material Document Defect, (2) subject to the consent of a Majority of the Holders
of each Class of Notes (excluding any Note held by the Seller or any of its affiliates), the Seller shall make a cash payment to
the Issuer in an amount that the Special Servicer on behalf of the Issuer determines is sufficient to compensate the Issuer for such breach
of representation or warranty or defect (such payment, a “Loss Value Payment”), which Loss Value Payment will be deemed
to cure such Material Breach or Material Document Defect or (3) repurchase such Collateral Interest at the Repurchase Price. In addition,
with respect to any Combined Loan, if the Mortgage Loan portion thereof is repaid in full, but the Mezzanine Loan portion thereof remains
outstanding (a “Combined Loan Repurchase Event”), the Seller will be required to repurchase the Collateral Interest
from the Issuer at the Repurchase Price. Such repurchase, cure or Loss Value Payment obligation by the Seller and GPMT’s guarantee
of such obligations pursuant to Section 13 shall be the Issuer’s sole remedy for any Material Breach, Material Document
Defect or Combined Loan Repurchase Event pursuant to this Agreement with respect to any Collateral Interest sold to the Issuer by the
Seller.










 


(f)            Each
Seller Party hereby acknowledges and consents to the collateral assignment by the Issuer of this Agreement and all right, title and interest
thereto to the Trustee, for the benefit of the Secured Parties, as required in Sections 15.1(f)(i) and (ii) of the Indenture.


 


(g)           The
Seller hereby covenants and agrees that it shall perform any provisions of the Indenture made expressly applicable to the Seller by the
Indenture, as required by Section 15.1(f)(i) of the Indenture.


 


(h)           Each
Seller Party hereby covenants and agrees that all of the representations, covenants and agreements made by or otherwise entered into
by it in this Agreement shall also be for the benefit of the Secured Parties, as required by Section 15.1(f)(ii) of the Indenture
and agrees that enforcement of any rights hereunder by the Trustee, the Note Administrator, the Servicer, or the Special Servicer, as
the case may be, shall have the same force and effect as if the right or remedy had been enforced or executed by the Issuer but that
such rights and remedies shall not be any greater than the rights and remedies of the Issuer under Section 4(e) above.


 


(i)            On
or prior to the Closing Date or each Subsequent Seller Transfer Date, as applicable, the Seller shall deliver the Loan Documents to the
Issuer or, at the direction of the Issuer, to the Custodian, with respect to each Collateral Interest sold to the Issuer hereunder. The
Seller hereby covenants and agrees, as required by Section 15.1(f)(iii) of the Indenture, that it shall deliver to the Trustee
duplicate original copies of all notices, statements, communications and instruments delivered or required to be delivered to the Issuer
by each party pursuant to this Agreement.


 


(j)            Each
Seller Party hereby covenants and agrees, as required by Section 15.1(f)(iv) of the Indenture, that it shall not enter into
any agreement amending, modifying or terminating this Agreement (other than in respect of an amendment or modification to cure any inconsistency,
ambiguity or manifest error, in each case, so long as such amendment or modification does not affect in any material


 






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respects the interests
of any Secured Party), without notifying the Rating Agencies through the 17g-5 Website as set forth in the Indenture.










 


(k)           Sub-REIT
and the Issuer hereby covenant, that at all times (i) Sub-REIT will qualify as a REIT for U.S. federal income tax purposes and the
Issuer will qualify as a Qualified REIT Subsidiary or other disregarded entity of Sub-REIT for U.S. federal income tax purposes, or (ii) based
on an Opinion of Counsel, the Issuer will be treated as a Qualified REIT Subsidiary or other disregarded entity of a REIT other than
Sub-REIT, or (iii) based on an Opinion of Counsel, the Issuer will be treated as a foreign corporation that is not engaged in a
trade or business within the United States for U.S. federal income tax purposes (which Opinion of Counsel may be conditioned on compliance
with certain restrictions on the investment or other activities of the Issuer and/or the Servicer on behalf of the Issuer).


 


(l)            Except
for the agreed-upon procedures report obtained from the accounting firm engaged to provide procedures involving a comparison of information
in loan files for the Collateral Interests to information on a data tape relating to the Collateral Interests (the “Accountants’
Due Diligence Report”), the Seller Parties have not obtained (and, through and including the Closing Date, will not obtain)
any “third party due diligence report” (as defined in Rule 15Ga-2 under the Securities Exchange Act of 1934, as amended
(the “Exchange Act”)) in connection with the transactions contemplated herein and the Offering Memorandum and, except
for the accountants with respect to the Accountants’ Due Diligence Report, the Seller Parties have not employed (and, through and
including the Closing Date, will not employ) any third party to engage in any activity that constitutes “due diligence services”
within the meaning of Rule 17g-10 under the Exchange Act in connection with the transactions contemplated herein and in the Offering
Memorandum. The Placement Agents are third-party beneficiaries of the provisions set forth in this Section 4(l).


 


(m)          The
Issuer (i) prepared or caused to be prepared one or more reports on Form ABS-15G (each, a “Form 15G”)
containing the findings and conclusions of the Accountants’ Due Diligence Report and meeting all other requirements of that Form 15G,
Rule 15Ga-2 under the Exchange Act, any other rules and regulations of the Securities and Exchange Commission and the Exchange
Act; (ii) provided a copy of the final draft of the Form 15G to the Placement Agents at least six business days before the
first sale of any Offered Notes; and (iii) furnished each such Form 15G to the Securities and Exchange Commission on EDGAR
at least five business days before the first sale of any Offered Notes as required by Rule 15Ga-2 under the Exchange Act.


 


5.             Sale.


 


It
is the intention of the parties hereto that each transfer and assignment contemplated by this Agreement shall constitute a sale
of the Collateral Interests from the Seller to the Issuer and the beneficial interest in and title to the Collateral Interests shall not
be part of the Seller’s estate in the event of the filing of a bankruptcy petition by or against the Seller under any bankruptcy
law. In the event that, notwithstanding the intent of the parties hereto, the transfer and assignment contemplated hereby is held not
to be a sale (for non-tax purposes), this Agreement shall constitute a security agreement under applicable law, and, in such event, the
Seller shall be deemed to have granted, and the Seller hereby grants, to the Issuer a security interest in the Collateral Interests, in
each case, other than the Retained Interest, if any, for the benefit of the Secured Parties and its assignees as security for the Seller’s
obligations hereunder and the Seller consents to the pledge of the Collateral Interests to the Trustee.


 


6.             Non-Petition.


 


Each
Seller Party agrees not to institute against, or join any other Person in instituting against the Issuer any bankruptcy, reorganization,
arrangement, insolvency, winding-up, moratorium or


 






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liquidation proceedings or
other proceedings under U.S. federal or state bankruptcy or similar laws in any jurisdiction until at least one year and one day or,
if longer, the applicable preference period then in effect after the payment in full of all Notes issued under the Indenture. This Section 6
shall survive the termination of this Agreement for any reason whatsoever.







 


7.            Amendments.


 


This Agreement may not be modified,
amended, altered or supplemented, except upon the execution and delivery of a written agreement by the parties hereto and satisfaction
of the Rating Agency Condition.


 


8.            Communications.


 


Except
as may be otherwise agreed between the parties, all communications hereunder shall be made in writing to the relevant party by personal
delivery or by courier or first-class registered mail, or the closest local equivalent thereto, of FedEx or by email transmission
or by courier or first-class registered mail as follows:


 


		To the Seller:	GPMT
Seller LLC

3 Bryant Park, 24th Floor

New York, New York 10036

Attention: General Counsel

Email: GPMT2021-FL3@gpmtreit.com



 


		To the Issuer:	GPMT
2021-FL3, Ltd.

3 Bryant Park, 24th Floor

New York, New York 10036

Attention: General Counsel

Email: GPMT2021-FL3@gpmtreit.com
	 	 	 
	 	 	with a copy to the Seller (as addressed above);



 


		To GPMT:	Granite Point Mortgage Trust Inc.

3 Bryant Park, 24th Floor

New York, New York 10036

Attention: General Counsel

Email: GPMT2021-FL3@gpmtreit.com



 


or
to such other address, email address, telephone number or facsimile number as either party may notify to the other in accordance
with the terms hereof from time to time. Any communications hereunder shall be effective upon receipt.


 


9.             Governing
Law and Consent to Jurisdiction.


 


(a)          THIS
AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK, WITHOUT REGARD TO THE CONFLICTS OF
LAW PROVISIONS THEREOF (OTHER THAN TITLE 14 OF ARTICLE 5 OF THE NEW YORK GENERAL OBLIGATIONS LAW).


 


(b)          The
parties hereto hereby irrevocably submit to the non-exclusive jurisdiction of the United States District Court for the Southern District
of New York and any court in the State of New


 






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York located in the City and County of New York, and any appellate court hearing appeals
from the courts mentioned above, in any action, suit or proceeding brought against it and to or in connection with this Agreement or
the transaction contemplated hereunder or for recognition or enforcement of any judgment, and the parties hereto hereby irrevocably and
unconditionally agree that all claims in respect of any such action or proceeding may be heard or determined in such New York State court
or, to the extent permitted by law, in such federal court. The parties hereto agree that a final judgment in any such action, suit or
proceeding shall be conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner provided by
law. To the extent permitted by applicable law, the parties hereto hereby waive and agree not to assert by way of motion, as a defense
or otherwise in any such suit, action or proceeding, any claim that it is not personally subject to the jurisdiction of such courts,
that the suit, action or proceeding is brought in any inconvenient forum, that the venue of the suit, action or proceeding is improper
or that the subject matter thereof may not be litigated in or by such courts.





 


(c)           To
the extent permitted by applicable law, the parties hereto shall not seek and hereby waive the right to any review of the judgment of
any such court by any court of any other nation or jurisdiction which may be called upon to grant an enforcement of such judgment.


 


(d)           The
Issuer has appointed Corporation Service Company, as its agent for service of process in New York in respect of any such suit, action
or proceeding. The Issuer agrees that service of such process upon such agent shall constitute personal service of such process upon
it.


 


(e)           Each
Seller Party irrevocably consents to the service of any and all process in any action or proceeding by the mailing by certified mail,
return receipt requested, or delivery requiring proof of delivery of copies of such process to it at the address set forth in Section 8
hereof.


 


10.          Counterparts.


 


This
Agreement may be executed in any number of counterparts, each of which so executed shall be deemed to be an original, but all such counterparts
shall together constitute but one and the same instrument. This Agreement shall be valid, binding and enforceable against a party (and
any respective successors and permitted assigns thereof) when executed and delivered by an authorized individual on behalf of such party
by means of (i) an original manual signature, (ii) a faxed, scanned or photocopied manual signature or (iii) any other
electronic signature permitted by the federal Electronic Signatures in Global and National Commerce Act, state enactments of the Uniform
Electronic Transactions Act and/or any other relevant electronic signatures law, including any relevant provisions of the Uniform Commercial
Code (collectively, “Signature Law”), in each case, to the extent applicable. Each faxed, scanned or photocopied manual
signature, or other electronic signature, shall for all purposes have the same validity, legal effect and admissibility in evidence as
an original manual signature. Each party hereto shall be entitled to conclusively rely upon, and shall have no liability with respect
to, any faxed, scanned or photocopied manual signature, or other electronic signature, of any other party and shall have no duty to investigate,
confirm or otherwise verify the validity or authenticity thereof. Delivery of an executed counterpart of a signature page of this
Agreement in Portable Document Format (PDF) or by electronic transmission shall be as effective as delivery of a manually executed original
counterpart to this Agreement. For the avoidance of doubt, original manual signatures shall be used for execution or indorsement of writings
when required under the Uniform Commercial Code or other Signature Law due to the character or intended character of the writings.


 


11.           Limited
Recourse Agreement.


 


All
obligations of the Issuer arising hereunder or in connection herewith are limited in recourse to the Collateral and to the extent the
proceeds of the Collateral, when applied in accordance with


 






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the
Priority of Payments, are insufficient to meet the obligations of the Issuer hereunder in full, the Issuer shall have no further liability
in respect of any such outstanding obligations and any obligations of, and claims against, the Issuer, arising hereunder or in connection
herewith, shall be extinguished and shall not thereafter revive. The obligations of the Issuer hereunder or in connection herewith will
be solely the corporate obligations of the Issuer and the Seller Parties will not have recourse to any of the directors, officers,
employees, shareholders, incorporators or affiliates of the Issuer with respect to any claims, losses, damages, liabilities, indemnities
or other obligations in connection with any transactions contemplated hereby or in connection herewith. This Section 11 shall
survive the termination of this Agreement for any reason whatsoever.







 


12.          Assignment
and Assumption.


 


With respect to the Collateral
Interests that are subject to a Participation Agreement, the parties hereto intend that the provisions of this Section 12
serve as an assignment and assumption agreement between the Seller, as the assignor, and the Issuer, as the assignee. Accordingly, the
Seller hereby (and in accordance with and subject to all other applicable provisions of this Agreement) assigns, grants, sells, transfers,
delivers, sets over, and conveys to the Issuer all right, title and interest of the Seller in, to and arising out of the related Participation
Agreement and the Issuer hereby accepts (subject to applicable provisions of this Agreement) the foregoing assignment and assumes all
of the rights and obligations of the Seller with respect to related Participation Agreement from and after the Closing Date. In addition,
the Issuer acknowledges that each of such Collateral Interests will be serviced by, and agrees to be bound by, the terms of the applicable
Servicing Agreement (as defined in the related Participation Agreement).


 


13.          Guarantee
by GPMT.


 


(a)          GPMT
hereby unconditionally and irrevocably guarantees to the Issuer the due and punctual payment of all sums due by, and the performance
of all obligations of, the Seller under Section 4(e) of this Agreement, as and when the same shall become due and payable
(after giving effect to any applicable grace period) according to the terms hereof. In the case of the failure of the Seller to make
any such payment or perform such obligation as and when due, GPMT hereby agrees to make such payment or cause such payment to be made
or perform such obligation or cause such obligation to be performed, promptly upon written demand by the Issuer to GPMT, but any delay
in providing such notice shall not under any circumstances reduce the liability of GPMT or operate as a waiver of Issuer’s right
to demand payment or performance.


 


(b)          This
guarantee shall be a guaranty of payment and performance, and the obligations of GPMT under this guarantee shall be continuing, absolute
and unconditional. GPMT waives any and all defenses it may have arising out of: (i) the validity or enforceability of this Agreement;
(ii) the absence of any action to enforce the same; (iii) the rendering of any judgment against the Seller or any action to
enforce the same; (iv) any waiver or consent by the Issuer or any amendment or other modification to this Agreement; (v) any
defense to payment hereunder based upon suretyship defenses; (vi) the bankruptcy or insolvency of the Seller, (vii) any defense
based on (A) the entity status of the Seller, (B) the power and authority of the Seller to enter into this Agreement and to
perform its obligations hereunder or (C) the legality, validity and enforceability of Seller’s obligation under this Agreement,
or (viii) any other defense, circumstances or limitation of any nature whatsoever that would constitute a legal or equitable discharge
of a guarantor or other third party obligor. This guarantee shall continue to remain in full force and effect in accordance with its
terms notwithstanding the renewal, extension, modification, or waiver, in whole or in part, of any of Seller’s obligations under
this Agreement or the Indenture that are subject to this guarantee.


 






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(c)           GPMT
waives (i) diligence, presentment, demand for payment, protest and notice of nonpayment or dishonor and all other notices and demands
relating to this Agreement and (ii) any requirement that the Issuer proceed first against the Seller under this Agreement or otherwise
exhaust any right, power or remedy under this Agreement before proceeding hereunder.


 





[SIGNATURE PAGES FOLLOW]


 




    14


    


    





 


IN WITNESS WHEREOF, the parties
hereto have executed and delivered this Collateral Interest Purchase Agreement as of the day and year first above written.


 


	 	GPMT SELLER LLC
	 	 
	 	 
	 	By:	/s/ Michael J. Karber
	 	 	Name: Michael J. Karber
	 	 	Title: General Counsel and Secretary
	 	 
	 	GPMT 2021-FL3, LTD.
	 	 
	 	 
	 	By:	/s/ Michael J. Karber
	 	 	Name: Michael J. Karber
	 	 	Title: Authorized Signatory
	 	 
	 	GRANITE POINT MORTGAGE TRUST INC.
	 	 
	 	 
	 	By:	/s/ Michael J. Karber
	 	 	Name: Michael J. Karber
	 	 	Title: General Counsel and Secretary




 


Agreed and Acknowledged, solely as
to Section 4(k), by:


 


	GPMT CLO REIT LLC	 
	 	 
	 	 
	By:	/s/ Michael J. Karber	 
	 	Name: Michael J. Karber	 
	 	Title: General Counsel and Secretary	 



 


GPMT 2021-FL3 – Collateral Interest Purchase Agreement