exv10w35w2



 





Exhibit 10.35.2




RECORDING REQUESTED BY

AND WHEN RECORDED MAIL TO:




Thacher Proffitt & Wood LLP

50 Main Street

White Plains, New York 10606

Attention: Joseph S. Nicotra, Esq.




 


			
	 
	 	Space above for Recorder’s Use          






THIS DEED OF TRUST COVERS GOODS WHICH ARE OR ARE TO BECOME FIXTURES AND IS TO BE RECORDED IN THE REAL ESTATE RECORDS AS A FIXTURE FILING




FELCOR/JPM HOTELS, L.L.C. and DJONT/JPM LEASING, L.L.C.,

individually and collectively, as grantor




			
	 
	 	(Mortgagor)                    






To

[                                        ], as trustee




			
	 
	 	(Trustee)                    






for the benefit of




MORTGAGE ELECTRONIC REGISTRATION SYSTEMS, INC., as beneficiary



                                                            (Beneficiary)



 






DEED OF TRUST, FIXTURE FILING AND SECURITY AGREEMENT




 






	 	 	 
	Dated:

	 	As of                    , 2006
	 
	 	 
	Location:
	 	 
	 
	 	 
	County:
	 	 
	 
	 	 
	MERS MIN:

	 	8000101-0000004137-5
	 
	 	 
	File No.:          

	 	18960-00418




 


 









 





     THIS DEED OF TRUST, FIXTURE FILING AND SECURITY AGREEMENT (this “Security Instrument”) is made
as of the ___day of                     , 2006 by FELCOR/JPM HOTELS, L.L.C., a Delaware limited
liability company, as grantor, having its principal place of business at 545 E. John Carpenter
Freeway, Suite 1300, Irving, Texas 75062 (“Owner”) and DJONT JPM LEASING, L.L.C., a Delaware
limited liability company, as grantor, having its principal place of business at c/o FelCor Lodging
Trust Incorporated, 545 E. John Carpenter Freeway, Suite 1300, Irving, Texas 75062 (“Operating
Lessee”) (Owner and Operating Lessee being hereinafter collectively referred to as “Mortgagor”) to
[                    ], having an address at                     , as trustee (“Trustee”) for the
benefit of MORTGAGE ELECTRONIC REGISTRATION SYSTEMS, INC., a Delaware stock corporation
(“Beneficiary”). All capitalized terms not defined herein shall have the respective meanings set
forth in the Loan Agreement (defined below).



RECITALS:




     Owner is the fee owner of the Land (hereinafter defined).



     Operating Lessee is the owner of the leasehold estate in said real property pursuant to that
certain [lease by and between Owner, as landlord, and Operating Lessee, as tenant, dated as of
                                        ] (as the same may be amended, restated, replaced, supplemented or otherwise
modified from time to time, the “Operating Lease”).



     This Security Instrument is made to Trustee for the benefit of Beneficiary, in its capacity as
nominee for Lender (defined below) in accordance with Section 16.2 below, to secure a loan (the
"Loan”) in the principal sum of TWO HUNDRED FIFTY MILLION and 00/100 Dollars ($250,000,000.00)
advanced pursuant to that certain Loan Agreement, dated as of the date hereof, between Mortgagor
and Bank of America, N.A. (“Lender”), among others (as the same may be amended, restated, replaced,
supplemented or otherwise modified from time to time, the “Loan Agreement”) and evidenced by the
Note (as defined in the Loan Agreement and having a final maturity date of                                         ,
2011).



     Mortgagor desires to secure the payment of the Debt (as defined in the Loan Agreement) and the
performance of all of Owner’s obligations under the Note, the Loan Agreement and the other Loan
Documents (as herein defined).



     This Security Instrument is given pursuant to the Loan Agreement, and payment, fulfillment,
and performance by Mortgagor of its obligations thereunder and under the other Loan Documents are
secured hereby, and each and every term and provision of the Loan Agreement, the Note, and that
certain Assignment of Leases and Rents dated the date hereof made by Mortgagor in favor of
Beneficiary as nominee of Lender delivered in connection with this Security Instrument (as the same
may be amended, restated, replaced, supplemented or otherwise modified from time to time, the
“Assignment of Leases”), including the rights, remedies, obligations, covenants, conditions,
agreements, indemnities, representations and warranties of the parties therein, are hereby
incorporated by reference herein as though set forth in full and shall be considered a part of this
Security Instrument (the Loan Agreement, the Note, this Security Instrument, the Assignment of
Leases and all other documents evidencing or securing the Debt (including all additional mortgages,
deeds to secure debt and assignments of leases and rents) or executed or delivered in connection
therewith, are hereinafter referred to collectively as the “Loan Documents”).



[NO FURTHER TEXT ON THIS PAGE]




 









 





GRANTS OF SECURITY




     Section 1.1 Property Mortgaged. Mortgagor does hereby irrevocably mortgage, grant,
bargain, sell, pledge, assign, warrant, transfer and convey to and grant a security interest to
Trustee, its successors and assigns, for the benefit of Beneficiary, and its successors and
assigns, in the following property, rights, interests and estates now owned, or hereafter acquired
by Mortgagor (collectively, the “Property”):



          (a) Land. (i) The real property described in Exhibit A attached hereto and made a part
hereof (the “Land”);




          (b) Operating Lease. The Operating Lease and the leasehold estate created thereby,
including all assignments, modifications, extensions and renewals of the Operating Lease and all
credits, deposits, options, privileges and rights of Operating Lessee as tenant under the Operating
Lease, including, but not limited to, rights of first refusal, if any, and the right, if any, to
renew or extend the Operating Lease for a succeeding term or terms, and also including all the
right, title, claim or demand whatsoever of Operating Lessee either in law or in equity, in
possession or expectancy, of, in and to Lender’s right, as tenant under the Operating Lease, to
elect under Section 365(h)(l) of the Bankruptcy Code, Title 11 U.S.C.A. §101 et seq. (the
“Bankruptcy Code”) to terminate or treat the Operating Lease as terminated in the event (i) of the
bankruptcy, reorganization or insolvency of the lessor thereunder, and (ii) the rejection of the
Operating Lease by the lessor thereunder, as debtor in possession, or by a trustee for the lessor
thereunder, pursuant to Section 365 of the Bankruptcy Code;




          (c) Additional Land. All additional lands, estates and development rights hereafter
acquired by Mortgagor for use in connection with the Land and the development of the Land and all
additional lands and estates therein which may, from time to time, by supplemental mortgage or
otherwise be expressly made subject to the lien of this Security Instrument;




          (d) Improvements. The buildings, structures, fixtures, additions, enlargements,
extensions, modifications, repairs, replacements and improvements now or hereafter erected or
located on the Land (the “Improvements”);




          (e) Easements. All easements, rights-of-way or use, rights, strips and gores of land,
streets, ways, alleys, passages, sewer rights, water, water courses, water rights and powers, air
rights and development rights, and all estates, rights, titles, interests, privileges, liberties,
servitudes, tenements, hereditaments and appurtenances of any nature whatsoever, in any way now or
hereafter belonging, relating or pertaining to the Land and the Improvements, including, but not
limited to, those arising under and by virtue of the Operating Lease, and the reversion and
reversions, remainder and remainders, and all land lying in the bed of any street, road or avenue,
opened or proposed, in front of or adjoining the Land, to the center line thereof and all the
estates, rights, titles, interests, dower and rights of dower, curtesy and rights of curtesy,
property, possession, claim and demand whatsoever, both at law and in equity, of Mortgagor of, in
and to the Land and the Improvements, including, but not limited to, those arising under and by
virtue of the Operating Lease and every part and parcel thereof, with the appurtenances thereto;




          (f) Fixtures and Personal Property. All machinery, equipment, fixtures (including,
but not limited to, all heating, air conditioning, plumbing, lighting, communications




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and elevator fixtures, inventory and goods), inventory and articles of personal property and
accessions thereof and renewals, replacements thereof and substitutions therefor (including, but
not limited to, beds, bureaus, chiffonniers, chests, chairs, desks, lamps, mirrors, bookcases,
tables, rugs, carpeting, drapes, draperies, curtains, shades, venetian blinds, screens, paintings,
hangings, pictures, divans, couches, luggage carts, luggage racks, stools, sofas, chinaware,
linens, pillows, blankets, glassware, silverware, foodcarts, cookware, dry cleaning facilities,
dining room wagons, keys or other entry systems, bars, bar fixtures, liquor and other drink
dispensers, icemakers, radios, television sets, intercom and paging equipment, electric and
electronic equipment, dictating equipment, private telephone systems, medical equipment, potted
plants, heating, lighting and plumbing fixtures, fire prevention and extinguishing apparatus,
cooling and air-conditioning systems, elevators, escalators, fittings, plants, apparatus, stoves,
ranges, refrigerators, laundry machines, tools, machinery, engines, dynamos, motors, boilers,
incinerators, switchboards, conduits, compressors, vacuum cleaning systems, floor cleaning, waxing
and polishing equipment, call systems, brackets, electrical signs, bulbs, bells, ash and fuel,
conveyors, cabinets, lockers, shelving, spotlighting equipment, dishwashers, garbage disposals,
washers and dryers), other customary hotel equipment and other tangible property of every kind and
nature whatsoever owned by Mortgagor, or in which Mortgagor has or shall have an interest, now or
hereafter located upon the Land and the Improvements, or appurtenant thereto, and usable in
connection with the present or future operation and occupancy of the Land and the Improvements and
all building equipment, materials and supplies of any nature whatsoever owned by Mortgagor, or in
which Mortgagor has or shall have an interest, now or hereafter located upon the Land and the
Improvements, or appurtenant thereto, or usable in connection with the present or future operation
and occupancy of the Land and the Improvements (collectively, the “Personal Property”), and the
right, title and interest of Mortgagor in and to any of the Personal Property which may be subject
to any security interests, as defined in the Uniform Commercial Code, as adopted and enacted by the
State or States where any of the Property is located (the “Uniform Commercial Code”), superior in
lien to the lien of this Security Instrument and all proceeds and products of the above;




          (g) Leases and Rents. All leases, subleases , rental agreements, registration cards
and agreements, if any, and other agreements , whether or not in writing, affecting the use,
enjoyment or occupancy of the Land and/or the Improvements heretofore or hereafter entered into and
all extensions, amendments and modifications thereto, whether before or after the filing by or
against Mortgagor of any petition for relief under the Bankruptcy Code (the “Leases”) and all
right, title and interest of Mortgagor, its successors and assigns therein and thereunder,
including, without limitation, any guaranties of the lessees’ obligations thereunder, cash or
securities deposited thereunder to secure the performance by the lessees of their obligations
thereunder and all rents, additional rents, revenues, issues, registration fees, if any and profits
(including all oil and gas or other mineral royalties and bonuses) from the Land, the Improvements,
all income, rents, room rates, issues, profits, revenues, deposits, accounts and other benefits
from the operation of the hotel on the Land and/or the Improvements, including, without limitation,
all revenues and credit card receipts collected from guest rooms, restaurants, bars, mini-bars,
meeting rooms, banquet rooms and recreational facilities and otherwise, all receivables, customer
obligations, installment payment obligations and other obligations now existing or hereafter
arising or created out of sale, lease, sublease, license, concession or other grant of the right of
the possession, use or occupancy of all or any portion of the Land and/or Improvements, or
personalty located thereon, or rendering of services by Mortgagor or any operator or manager of the
hotel or the commercial space located in the Improvements or acquired from others including,
without limitation, from the rental of any office space, retail




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space, commercial space, guest room or other space, halls, stores or offices, including any
deposits securing reservations of such space, exhibit or sales space of every kind, license, lease,
sublease and concession fees and rentals, health club membership fees, food and beverage wholesale
and retail sales, service charges, vending machine sales and proceeds, if any, from business
interruption or other loss of income insurance relating to the use, enjoyment or occupancy of the
Land and/or the Improvements whether paid or accruing before or after the filing by or against
Mortgagor of any petition for relief under the Bankruptcy Code (the “Rents”) and all proceeds from
the sale or other disposition of the Leases and the right to receive and apply the Rents to the
payment of the Debt;




          (h) Condemnation Awards. All awards or payments, including interest thereon, which
may heretofore and hereafter be made with respect to the Property, whether from the exercise of the
right of eminent domain (including but not limited to any transfer made in lieu of or in
anticipation of the exercise of the right), or for a change of grade, or for any other injury to or
decrease in the value of the Property;




          (i) Insurance Proceeds. All proceeds of and any unearned premiums on any insurance
policies covering the Property, including, without limitation, the right to receive and apply the
proceeds of any insurance, judgments, or settlements made in lieu thereof, for damage to the
Property;




          (j) Tax Certiorari. All refunds, rebates or credits in connection with a reduction in
real estate taxes and assessments charged against the Property as a result of tax certiorari or any
applications or proceedings for reduction;




          (k) Conversion. All proceeds of the conversion, voluntary or involuntary, of any of
the foregoing including, without limitation, proceeds of insurance and condemnation awards, into
cash or liquidation claims;




          (l) Rights. The right, in the name and on behalf of Mortgagor, to appear in and defend
any action or proceeding brought with respect to the Property and to commence any action or
proceeding to protect the interest of Lender in the Property;




          (m) Agreements. All agreements, contracts, certificates, instruments, franchises,
permits, licenses, plans, specifications and other documents, now or hereafter entered into, and
all rights therein and thereto, respecting or pertaining to the use, occupation, construction,
management or operation of the Land and any part thereof and any Improvements or respecting any
business or activity conducted on the Land and any part thereof and all right, title and interest
of Mortgagor therein and thereunder, including, without limitation, the right, upon the happening
of any default hereunder, to receive and collect any sums payable to Mortgagor thereunder;




          (n) Intangibles. All trade names, trademarks, servicemarks, logos, copyrights,
goodwill, books and records, tenant or guest lists, advertising materials, telephone exchange
numbers identified in such materials and all other general intangibles relating to or used in
connection with the operation of the Property;




          (o) Accounts. All Accounts, Account Collateral, reserves, escrows and deposit
accounts maintained by Mortgagor with respect to the Property including, without




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limitation, the Lockbox Account and the Property Accounts, and all complete securities,
investments, property and financial assets held therein from time to time and all proceeds,
products, distributions or dividends or substitutions thereon and thereof;




          (p) Causes of Action. All causes of action and claims (including, without limitation,
all causes of action or claims arising in tort, by contract, by fraud or by concealment of material
fact) against any Person for damages or injury to the Property or in connection with any
transactions financed in whole or in part by the proceeds of the Loan (“Cause of Action”);




          (q) Interest Rate Cap Agreement. All right, title, interest and claim of Mortgagor
in, to, under or pursuant to any interest rate cap confirmation purchased by Mortgagor pursuant to
the terms of the Loan Documents (the “Confirmation”) together with the corresponding interest rate
cap agreement relating thereto (the “Rate Agreement”), and in, to, under or pursuant to any and all
amendments, supplements and additions thereto (the Confirmation and the Rate Agreement, together
with any amendments, additions or supplements thereto being hereinafter collectively referred to as
the “Cap Agreement”), all claims of Mortgagor for breach by any counterparty of any covenant,
agreement, representation or warranty contained in the Cap Agreement;




          (r) Accounts Receivables. All right, title and interest of Mortgagor arising from the
operation of the Land and the Improvements in and to all payments for goods or property sold or
leased or for services rendered, whether or not yet earned by performance, and not evidenced by an
instrument or chattel paper, (hereinafter referred to as “Accounts Receivable”) including, without
limiting the generality of the foregoing, (i) all accounts, contract rights, book debts, and notes
arising from the operation of a hotel on the Land and the Improvements or arising from the sale,
lease or exchange of goods or other property and/or the performance of services, (ii) Mortgagor’s
rights to payment from any consumer credit/charge card organization or entities which sponsor and
administer such cards as the American Express Card, the Visa Card and the Mastercard, (iii)
Mortgagor’s rights in, to and under all purchase orders for goods, services or other property, (iv)
Mortgagor’s rights to any goods, services or other property represented by any of the foregoing,
(v) monies due to or to become due to Mortgagor under all contracts for the sale, lease or exchange
of goods or other property and/or the performance of services including the right to payment of any
interest or finance charges in respect thereto (whether or not yet earned by performance on the
part of Mortgagor) and (vi) all collateral security and guaranties of any kind given by any person
or entity with respect to any of the foregoing. Accounts Receivable shall include those now
existing or hereafter created, substitutions therefor, proceeds (whether cash or non-cash, movable
or immovable, tangible or intangible) received upon the sale, exchange, transfer, collection or
other disposition or substitution thereof and any and all of the foregoing and proceeds therefrom;
and




          (s) Security Interests. All right, title and interest of lessor under the Operating
Lease as secured party in the personal property and collateral pursuant to the security interest
granted by Operating Lessee to the lessor thereunder in the Operating Lease (the “Operating Lease
Security Agreement”);




          (t) Other Rights. Any and all other rights of Mortgagor in and to the items set forth
in Subsections (a) through (s) above.




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     Section 1.2 Assignment of Leases and Rents. Mortgagor hereby absolutely and
unconditionally assigns to Beneficiary and Trustee all of Mortgagor’s right, title and interest in
and to all current and future Leases and Rents and the Operating Lease Security Agreement; it being
intended by Mortgagor that this assignment constitutes a present, absolute assignment and not an
assignment for additional security only. Nevertheless, subject to the terms of this Section 1.2,
Section 9.1(h) and the Loan Agreement, Beneficiary grants to Mortgagor a revocable license to
collect and receive the Rents. Mortgagor shall hold the Rents, or a portion thereof sufficient to
discharge all current sums due on the Debt, for use in the payment of such sums.



     Section 1.3 Security Agreement. This Security Instrument is both a real property
mortgage and a “security agreement” within the meaning of the Uniform Commercial Code. The
Property includes both real and personal property and all other rights and interests, whether
tangible or intangible in nature, of Mortgagor in the Property. By executing and delivering this
Security Instrument, Mortgagor hereby grants to Beneficiary and Trustee, as security for the
Obligations, (as herein defined) a security interest in the Personal Property, the Accounts, and
the Account Collateral to the full extent that the Personal Property, the Accounts and the Account
Collateral may be subject to the Uniform Commercial Code.



     Section 1.4 Pledge of Monies Held. Mortgagor hereby pledges to Lender any and all
monies now or hereafter held by Lender, including, without limitation, any sums deposited in the
Reserve Funds, the Accounts, Net Proceeds and Awards, as additional security for the Obligations
until expended or applied as provided in the Loan Agreement or this Security Instrument.



     Section 1.5 Conditions to Grant. TO HAVE AND TO HOLD the above granted and described
Property unto and to the use and benefit of Beneficiary and Trustee, and for their its successors
and assigns, forever; IN TRUST, WITH POWER OF SALE, to secure payment to Lender of the Debt at the
time and in the manner provided for its payment in the Note, the Loan Agreement, and in this
Security Instrument. PROVIDED, HOWEVER, these presents are upon the express condition that, if
Mortgagor shall well and truly pay to Lender the Debt at the time and in the manner provided in the
Note and this Security Instrument, shall well and truly perform the Other Obligations (as herein
defined) as set forth in this Security Instrument and shall well and truly abide by and comply with
each and every covenant and condition set forth herein, in the Note and in the Loan Agreement,
these presents and the estate hereby granted shall cease, terminate and be void.



ARTICLE 2- DEBT AND OBLIGATIONS SECURED




     Section 2.1 Debt. This Security Instrument and the grants, assignments and transfers
made in Article 1 are given for the purpose of securing the Debt, including without limitation,



          (a) the payment of the indebtedness evidenced by the Note in lawful money of the United States
of America;




          (b) the payment of interest, default interest, late charges and other sums, as provided in the
Note, the Loan Agreement, this Security Instrument or the other Loan Documents;




          (c) the payment of the Breakage Costs, if any;




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          (d) the payment of all other moneys agreed or provided to be paid by Mortgagor in the Note,
the Loan Agreement, this Security Instrument or the other Loan Documents;




          (e) the payment of all sums advanced pursuant to the Loan Agreement or this Security
Instrument to protect and preserve the Property and the lien and the security interest created
hereby; and




          (f) the payment of all sums advanced and costs and expenses incurred by Lender in connection
with the Debt or any part thereof, any modification, amendment, renewal, extension, or change of or
substitution for the Debt or any part thereof, or the acquisition or perfection of the security
therefor, whether made or incurred at the request of Mortgagor or Lender.




          Section 2.2 Other Obligations. This Security Instrument and the grants, assignments
and transfers made in Article 1 are also given for the purpose of securing the following (the
“Other Obligations”):




          (a) the performance of all other obligations of Mortgagor contained herein;




          (b) the performance of each obligation of Mortgagor contained in any other agreement given by
Mortgagor to Lender which is for the purpose of further securing the obligations secured hereby,
and any renewals, extensions, substitutions, replacements, amendments, modifications and changes
thereto; and




          (c) the performance of each obligation of Mortgagor contained in any renewal, extension,
amendment, modification, consolidation, change of, or substitution or replacement for, all or any
part of the Note, the Loan Agreement, this Security Instrument or the other Loan Documents.




     Section 2.3 Debt and Other Obligations. Mortgagor’s obligations for the payment of
the Debt and the performance of the Other Obligations shall be referred to collectively below as
the “Obligations.”



ARTICLE 3- MORTGAGOR COVENANTS




     Mortgagor covenants and agrees that:



     Section 3.1 Payment of Debt. Mortgagor will pay the Debt at the time and in the
manner provided in the Note, the Loan Agreement and in this Security Instrument.



     Section 3.2 Incorporation by Reference. All the covenants, conditions and agreements
contained in the Loan Agreement, the Note and all and any of the other Loan Documents, are hereby
made a part of this Security Instrument to the same extent and with the same force as if fully set
forth herein.



     Section 3.3 Insurance. Mortgagor shall obtain and maintain, or cause to be
maintained, insurance in full force and effect at all times with respect to Mortgagor and the
Property as required pursuant to the Loan Agreement.



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     Section 3.4 Payment of Taxes, etc. Mortgagor shall promptly pay all Taxes and Other
Charges in accordance with the terms of the Loan Agreement.



     Section 3.5 Maintenance and Use of Property. Mortgagor shall cause the Property to be
maintained in a good and safe condition and repair in accordance with the terms of the Loan
Agreement. Subject to the terms of the Loan Agreement, the Improvements and the Personal Property
shall not be removed, demolished or materially altered or expanded (except for normal replacement
of the Personal Property) without the consent of Lender. Subject to the terms of the Loan
Agreement, Mortgagor shall promptly repair, replace or rebuild any part of the Property which may
be destroyed by any Casualty, or become damaged, worn or dilapidated or which may be affected by
any Condemnation and shall complete and pay for any structure at any time in the process of
construction or repair on the Land. Subject to the terms of the Loan Agreement, Mortgagor shall
not initiate, join in, acquiesce in, or consent to any change in any private restrictive covenant,
zoning law or other public or private restriction, limiting or defining the uses which may be made
of the Property or any part thereof. If under applicable zoning provisions the use of all or any
portion of the Property is or shall become a nonconforming use, Mortgagor will not cause or permit
the nonconforming use to be discontinued or the nonconforming Improvement to be abandoned without
the express written consent of Lender.



     Section 3.6 Waste. Mortgagor shall not commit or suffer any waste of the Property or
make any change in the use of the Property which will in any way materially increase the risk of
fire or other hazard arising out of the operation of the Property, or take any action that might
invalidate or give cause for cancellation of any Policy, or do or permit to be done thereon
anything that may in any way impair the value of the Property or the security of this Security
Instrument. Mortgagor will not, without the prior written consent of Lender, permit any drilling
or exploration for or extraction, removal, or production of any minerals from the surface or the
subsurface of the Land, regardless of the depth thereof or the method of mining or extraction
thereof.



     Section 3.7 Payment For Labor and Materials. Except as may be permitted under the
Loan Agreement, Mortgagor will promptly pay when due all bills and costs for labor, materials, and
specifically fabricated materials incurred in connection with the Property and never permit to
exist in respect of the Property or any part thereof any lien or security interest, even though
inferior to the liens and the security interests hereof, and in any event never permit to be
created or exist in respect of the Property or any part thereof any other or additional lien or
security interest other than the liens or security interests hereof, except for the Permitted
Encumbrances.



     Section 3.8 Performance of Other Agreements. Mortgagor shall observe and perform each
and every term to be observed or performed by Mortgagor pursuant to the terms of the Loan
Agreement, any other Loan Documents and any agreement or recorded instrument affecting or
pertaining to the Property, including but not limited to the Operating Lease and any franchise
agreements, or given by Mortgagor to Lender for the purpose of further securing the Obligations and
any amendments, modifications or changes thereto.



     Section 3.9 Change of Name, Identity or Structure. Except as may be permitted under
the Loan Agreement, Mortgagor will not change Mortgagor’s name, identity (including its trade name
or names) or corporate, partnership or other structure without first obtaining the prior written
consent of Lender. Mortgagor shall execute and deliver to Lender, prior to or contemporaneously
with the effective date of any such change, any financing statement or



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financing statement change required by Lender to establish or maintain the validity,
perfection and priority of the security interest granted herein. At the request of Lender,
Mortgagor shall execute a certificate in form satisfactory to Lender listing the trade names under
which Mortgagor intends to operate the Property, and representing and warranting that Mortgagor
does business under no other trade name with respect to the Property.



     Section 3.10 Property Use. The Property shall be used only for a hotel and any
ancillary uses relating thereto, and for no other uses without the prior written consent of Lender,
which consent may be withheld in Lender’s sole and absolute discretion.



ARTICLE 4- REPRESENTATIONS AND WARRANTIES




     Mortgagor represents and warrants to Lender that:



     Section 4.1 Warranty of Title. Mortgagor has good title to the Property and has the
right to mortgage, grant, bargain, sell, pledge, assign, warrant, transfer and convey the same.
Owner possesses an unencumbered fee simple absolute estate and Operating Lessee possesses an
unencumbered leasehold estate (created by and pursuant to the terms of the Operating Lease) in the
Land and the Improvements. Owner owns the Property free and clear of all liens, encumbrances and
charges whatsoever except for the Permitted Encumbrances. The Permitted Encumbrances do not and
will not materially adversely affect or interfere with the value, or materially adversely affect or
interfere with the current use or operation, of the Property, or the security intended to be
provided by this Security Instrument or the ability of Mortgagor to repay the Note or any other
amount owing under the Note, this Security Instrument, the Loan Agreement, or the other Loan
Documents or to perform its obligations thereunder in accordance with the terms of the Loan
Agreement, the Note, this Security Instrument or the other Loan Documents. This Security
Instrument, when properly recorded in the appropriate records, together with the Assignment of
Leases and any Uniform Commercial Code financing statements required to be filed in connection
therewith, will create (i) a valid, perfected first priority lien on the Property, subject only to
Permitted Encumbrances and (ii) perfected security interests in and to, and perfected collateral
assignments of, all personalty (including the Leases), all in accordance with the terms thereof,
subject only to Permitted Encumbrances. The Assignment of Leases, when properly recorded in the
appropriate records, creates a valid first priority assignment of, or a valid first priority
security interest in, certain rights under the related Leases, subject only to a license granted to
Mortgagor to exercise certain rights and to perform certain obligations of the lessor under such
Leases, including the right to operate the Property. No Person other than Mortgagor owns any
interest in any payments due under such Leases that is superior to or of equal priority with the
Lender’s interest therein. Mortgagor shall forever warrant, defend and preserve the title and the
validity and priority of the lien of this Security Instrument and shall forever warrant and defend
the same to Lender and/or Trustee against the claims of all persons whomsoever.



ARTICLE 5- OBLIGATIONS AND RELIANCES




     Section 5.1 Relationship of Mortgagor and Lender. The relationship between Mortgagor
and Lender is solely that of debtor and creditor, and Lender has no fiduciary or other special
relationship with Mortgagor, and no term or condition of any of the Loan Agreement, the Note, this
Security Instrument and the other Loan Documents shall be construed so as to deem the relationship
between Mortgagor and Lender to be other than that of debtor and creditor.



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     Section 5.2 No Reliance on Lender. The members, general partners, principals and (if
Mortgagor is a trust) beneficial owners of Mortgagor are experienced in the ownership and operation
of properties similar to the Property, and Mortgagor and Lender are relying solely upon such
expertise and business plan in connection with the ownership and operation of the Property.
Mortgagor is not relying on Lender’s expertise, business acumen or advice in connection with the
Property.



     Section 5.3 No Lender or Beneficiary Obligations. (a) Notwithstanding the provisions
of Section 1.1(g), (l) and (m) or Section 1.2, neither Lender nor Beneficiary is not undertaking
the performance of (i) any obligations under the Leases; or (ii) any obligations with respect to
such agreements, contracts, certificates, instruments, franchises, permits, trademarks, licenses
and other documents.



     (b) By accepting or approving anything required to be observed, performed or fulfilled or to
be given to Lender pursuant to this Security Instrument, the Loan Agreement, the Note or the other
Loan Documents, including without limitation, any officer’s certificate, balance sheet, statement
of profit and loss or other financial statement, survey, appraisal, or insurance policy, Lender
shall not be deemed to have warranted, consented to, or affirmed the sufficiency, the legality or
effectiveness of same, and such acceptance or approval thereof shall not constitute any warranty or
affirmation with respect thereto by Lender.



     Section 5.4 Reliance. Mortgagor recognizes and acknowledges that in accepting the
Note, the Loan Agreement, this Security Instrument and the other Loan Documents, (i) Lender is
expressly and primarily relying on the truth and accuracy of the warranties and representations set
forth in Article 4 of the Loan Agreement and Articles 3 and 4 hereof without any obligation to
investigate the Property and notwithstanding any investigation of the Property by Lender; (ii) that
such reliance existed on the part of Lender prior to the date hereof; (iii) that the warranties and
representations are a material inducement to Lender in accepting the Note, the Loan Agreement, this
Security Instrument and the other Loan Documents; and that Lender would not be willing to make the
Loan and accept this Security Instrument in the absence of the warranties and representations as
set forth in Article 4 of the Loan Agreement and Articles 3 and 4 hereof.



ARTICLE 6- FURTHER ASSURANCES




     Section 6.1 Recording of Security Instrument, etc. Mortgagor forthwith upon the
execution and delivery of this Security Instrument and thereafter, from time to time, will cause
this Security Instrument and any of the other Loan Documents creating a lien or security interest
or evidencing the lien hereof upon the Property and each instrument of further assurance to be
filed, registered or recorded in such manner and in such places as may be required by any present
or future law in order to publish notice of and fully to protect and perfect the lien or security
interest hereof upon, and the interest of Lender in, the Property. Mortgagor will pay all taxes,
filing, registration or recording fees, and all expenses incident to the preparation, execution,
acknowledgment and/or recording of the Note, the Loan Agreement, this Security Instrument, the
other Loan Documents, and any instrument of further assurance, and any modification or amendment of
the foregoing documents, and all federal, state, county and municipal taxes, duties, imposts,
assessments and charges arising out of or in connection with the execution and delivery of this
Security Instrument, the other Loan Documents, or any instrument of further assurance, and any
modification or amendment of the foregoing documents, except where prohibited by law so to do.



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     Section 6.2 Further Acts, etc. Mortgagor will, at the cost of Mortgagor, and without
expense to Lender, do, execute, acknowledge and deliver all and every such further acts, deeds,
conveyances, deeds of trust, mortgages, assignments, notices of assignments, transfers and
assurances as Lender shall, from time to time, reasonably require, for the better assuring,
conveying, assigning, transferring, and confirming unto Lender and Trustee the Property and rights
hereby deeded, mortgaged, granted, bargained, sold, conveyed, confirmed, pledged, assigned,
warranted and transferred or intended now or hereafter so to be, or which Mortgagor may be or may
hereafter become bound to convey or assign to Lender, or for carrying out the intention or
facilitating the performance of the terms of this Security Instrument or for filing, registering or
recording this Security Instrument, or for complying with all Legal Requirements. Mortgagor, on
demand, will execute and deliver and hereby authorizes Lender, following ten (10) days’ notice to
Mortgagor, to execute in the name of Mortgagor or without the signature of Mortgagor to the extent
Lender may lawfully do so, one or more financing statements, chattel mortgages or other
instruments, to evidence more effectively the security interest of Lender in the Property or any
Collateral. Mortgagor grants to Lender an irrevocable power of attorney coupled with an interest
for the purpose of, from and after an Event of Default (as defined in the Loan Agreement),
exercising and perfecting any and all rights and remedies available to Lender at law and in equity,
including without limitation such rights and remedies available to Lender pursuant to this Section
6.2.



     Section 6.3 Changes in Tax, Debt Credit and Documentary Stamp Laws.



     (a) If any law is enacted or adopted or amended after the date of this Security Instrument
which deducts the Debt from the value of the Property for the purpose of taxation or which imposes
a tax, either directly or indirectly, on the Debt or Lender’s interest in the Property, Mortgagor
will pay the tax, with interest and penalties thereon, if any. If Lender is advised by counsel
chosen by it that the payment of tax by Mortgagor would be unlawful or taxable to Lender or
unenforceable or provide the basis for a defense of usury, then Lender shall have the option,
exercisable by written notice of not less than ninety (90) days to declare the Debt immediately due
and payable.



     (b) Mortgagor will not claim or demand or be entitled to any credit or credits on account of
the Debt for any part of the Taxes or Other Charges assessed against the Property, or any part
thereof, and no deduction shall otherwise be made or claimed from the assessed value of the
Property, or any part thereof, for real estate tax purposes by reason of this Security Instrument
or the Debt. If such claim, credit or deduction shall be required by law, Lender shall have the
option, exercisable by written notice of not less than ninety (90) days, to declare the Debt
immediately due and payable.



     (c) If at any time the United States of America, any State thereof or any subdivision of any
such State shall require revenue or other stamps to be affixed to the Note, the Loan Agreement,
this Security Instrument, or any of the other Loan Documents or impose any other tax or charge on
the same, Mortgagor will pay for the same, with interest and penalties thereon, if any.



     Section 6.4 Replacement Documents. Upon receipt of an affidavit of an officer of
Lender as to the loss, theft, destruction or mutilation of the Note or any other Loan Document
which is not of public record, and, in the case of any such mutilation, upon surrender and
cancellation of such Note or other Loan Documents, Mortgagor will issue, in lieu thereof, a



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replacement Note or other Loan Documents, dated the date of such lost, stolen, destroyed or
mutilated Note or other Loan Documents in the same principal amount thereof and containing
substantially identical terms.



     Section 6.5 Performance at Mortgagor’s Expense. Mortgagor acknowledges and confirms
that Lender shall impose certain administrative processing and/or commitment fees in connection
with (a) the extension, renewal, modification, amendment and termination of the Loan, (b) the
release or substitution of collateral therefor, (c) obtaining certain consents, waivers and
approvals with respect to the Property, or (d) the review of any Lease or proposed Lease or the
preparation or review of any subordination, non-disturbance agreement (the occurrence of any of the
above shall be called an “Event”). Mortgagor further acknowledges and confirms that it shall be
responsible for the payment of all costs of reappraisal of the Property or any part thereof,
whether required by law, regulation, Lender or any governmental or quasi-governmental authority.
Mortgagor hereby acknowledges and agrees to pay, immediately, with or without demand, all such fees
(as the same may be increased or decreased from time to time), and any additional fees of a similar
type or nature which may be imposed by Lender from time to time, upon the occurrence of any Event.
Wherever it is provided for herein that Mortgagor pay any costs and expenses, such costs and
expenses shall include, but not be limited to, all reasonable legal fees and disbursements of
Lender (excluding legal fees for in-house staff), whether with respect to retained firms or
otherwise.



     Section 6.6 Legal Fees for Enforcement. (a) Mortgagor shall pay all reasonable legal
fees incurred by Lender in connection with the preparation of the Loan Agreement, the Note, this
Security Instrument and the other Loan Documents and (b) Mortgagor shall pay to Lender on demand
any and all expenses, including legal expenses and reasonable attorneys’ fees, incurred or paid by
Lender in protecting its interest in the Property or in collecting any amount payable hereunder or
in enforcing its rights hereunder with respect to the Property (including commencing any
foreclosure action), whether or not any legal proceeding is commenced hereunder or thereunder,
together with interest thereon at the Default Rate from the date paid or incurred by Lender until
such expenses are paid by Mortgagor.



ARTICLE 7- DUE ON SALE/ENCUMBRANCE




     Section 7.1 Lender Reliance. Mortgagor acknowledges that Lender has examined and
relied on the experience of Mortgagor and its partners, members, principals and (if Mortgagor is a
trust) beneficial owners in owning and operating properties such as the Property in agreeing to
make the Loan, and will continue to rely on Mortgagor’s ownership of the Property as a means of
maintaining the value of the Property as security for repayment of the Debt and the performance of
the Other Obligations. Mortgagor acknowledges that Lender has a valid interest in maintaining the
value of the Property so as to ensure that, should Mortgagor default in the repayment of the Debt
or the performance of the Other Obligations, Lender can recover the Debt by a sale of the Property.



     Section 7.2 No Sale/Encumbrance. Neither Mortgagor nor any Restricted Party shall
Transfer the Property or any part thereof or any interest therein or permit or suffer the Property
or any part thereof or any interest therein to be Transferred other than as expressly permitted
pursuant to the terms of the Loan Agreement.



ARTICLE 8- PREPAYMENT




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     Section 8.1 Prepayment. The Debt may not be prepaid in whole or in part except in
accordance with the express terms and conditions of the Loan Agreement.



ARTICLE 9- RIGHTS AND REMEDIES




     Section 9.1 Remedies. Upon the occurrence of any Event of Default (as defined in the
Loan Agreement), Mortgagor agrees that Lender may, or acting through Trustee may, take such action,
without notice or demand, as it deems advisable to protect and enforce its rights against Mortgagor
and in and to the Property, including, but not limited to, the following actions, each of which may
be pursued concurrently or otherwise, at such time and in such order as Lender may determine, in
its sole discretion, without impairing or otherwise affecting the other rights and remedies of
Lender or Trustee:



     (a) declare the entire unpaid Debt to be immediately due and payable;



     (b) institute proceedings, judicial or otherwise, for the complete foreclosure of this
Security Instrument under any applicable provision of law in which case the Property or any
interest therein may be sold for cash or upon credit in one or more parcels or in several interests
or portions and in any order or manner;



     (c) 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 Security Instrument for
the portion of the Debt then due and payable, subject to the continuing lien and security interest
of this Security Instrument for the balance of the Debt not then due, unimpaired and without loss
of priority;



     (d) sell for cash or upon credit the Property or any part thereof and all estate, claim,
demand, right, title and interest of Mortgagor therein and rights of redemption thereof, pursuant
to power of sale or otherwise, at one or more sales, in one or more parcels, at such time and
place, upon such terms and after such notice thereof as may be required or permitted by law;



     (e) institute an action, suit or proceeding in equity for the specific performance of any
covenant, condition or agreement contained herein, in the Note, the Loan Agreement, or in the other
Loan Documents;



     (f) recover judgment on the Note either before, during or after any proceedings for the
enforcement of this Security Instrument or the other Loan Documents;



     (g) apply for the appointment of a receiver, trustee, liquidator or conservator of the
Property, without notice and without regard for the adequacy of the security for the Debt and
without regard for the solvency of Mortgagor, any Guarantor or of any person, firm or other entity
liable for the payment of the Debt;



     (h) subject to any Applicable Law, the license granted to Mortgagor under Section 1.2 hereof
shall automatically be revoked and Lender may enter into or upon the Property, either personally or
by its agents, nominees or attorneys and dispossess Mortgagor and its agents and servants
therefrom, without liability for trespass, damages or otherwise and exclude Mortgagor and its
agents or servants wholly therefrom, and take possession of all books, records and accounts
relating thereto and Mortgagor agrees to surrender possession of the Property and of such books,
records and accounts to Lender upon demand, and thereupon Lender may (i) use,



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operate, manage, control, insure, maintain, repair, restore and otherwise deal with all and
every part of the Property and conduct business thereon; (ii) complete any construction on the
Property in such manner and form as Lender deems advisable; (iii) make reasonably necessary
alterations, additions, renewals, replacements and improvements to or on the Property to preserve
the same good condition; (iv) exercise all rights and powers of Mortgagor with respect to the
Property, whether in the name of Mortgagor 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 Rents of the Property and every part thereof; (v) require Mortgagor to pay monthly
in advance to Lender, or any receiver appointed to collect the Rents, the fair and reasonable
rental value for the use and occupation of such part of the Property as may be occupied by
Mortgagor; (vi) require Mortgagor to vacate and surrender possession of the Property to Lender or
to such receiver and, in default thereof, Mortgagor may be evicted by summary proceedings or
otherwise; and (vii) except as otherwise expressly provided for in the Loan Agreement, apply the
receipts from the Property to the payment of the Debt, in such order, priority and proportions as
Lender shall deem appropriate in its sole discretion after deducting therefrom all expenses
(including reasonable attorneys’ fees) incurred in connection with the aforesaid operations and all
amounts necessary to pay the Taxes, Other Charges, Insurance Premiums and other expenses in
connection with the Property, as well as just and reasonable compensation for the services of
Lender, its outside counsel, agents and, to the extent hired or engaged expressly and soley for
this purpose, its employees;



     (i) exercise any and all rights and remedies granted to a secured party upon default under the
Uniform Commercial Code, including, without limiting the generality of the foregoing: (i) the right
to take possession of any Collateral (including, without limitation, the Personal Property) or any
part thereof, and to take such other measures as Lender or Trustee may deem necessary for the care,
protection and preservation of the Collateral (including without limitation, the Personal
Property), and (ii) request Mortgagor at its expense to assemble the Collateral, including without
limitation, the Personal Property, and make it available to Lender at a convenient place acceptable
to Lender. Any notice of sale, disposition or other intended action by Lender or Trustee with
respect to the Collateral, including without limitation, the Personal Property, sent to Mortgagor
in accordance with the provisions hereof at least five (5) days prior to such action, shall
constitute commercially reasonable notice to Mortgagor;



     (j) apply any sums then deposited in the Accounts and any other sums held in escrow or
otherwise by Lender in accordance with the terms of this Security Instrument, the Loan Agreement,
or any other Loan Documents to the payment of the following items in any order in its sole
discretion:




     (i) Taxes and Other Charges;




     (ii) Insurance Premiums;




     (iii) interest on the unpaid principal balance of the Note;




     (iv) amortization of the unpaid principal balance of the Note; or




     (v) all other sums payable pursuant to the Note, the Loan Agreement, this Security
Instrument and the other Loan Documents, including without limitation advances made by
Lender pursuant to the terms of this Security Instrument;



14









 





     (k) surrender the Policies, collect the unearned Insurance Premiums and apply such sums as a
credit on the Debt in such priority and proportion as Lender in its discretion shall deem proper,
and in connection therewith, Mortgagor hereby appoints Lender as agent and attorney-in-fact (which
is coupled with an interest and is therefore irrevocable) for Mortgagor to collect such Insurance
Premiums;



     (l) apply the undisbursed balance of any Net Proceeds Deficiency deposit, together with
interest thereon, to the payment of the Debt in such order, priority and proportions as Lender
shall deem to be appropriate in its discretion;



     (m) foreclose by power of sale or otherwise and apply the proceeds of any recovery to the Debt
in accordance with Section 9.2 or to any deficiency under this Security Instrument;



     (n) exercise all rights and remedies under any Causes of Action, whether before or after any
sale of the Property by foreclosure, power of sale, or otherwise and apply the proceeds of any
recovery to the Debt in accordance with Section 9.2 or to any deficiency under this Security
Instrument; or



     (o) pursue such other remedies as Lender may have under Applicable Law.


In the event of a sale, by foreclosure, power of sale, or otherwise, of less than all of the
Property, this Security Instrument shall continue as a lien and security interest on the remaining
portion of the Property unimpaired and without loss of priority.




     Section 9.2 Application of Proceeds. Except as otherwise expressly set forth in the
Loan Agreement, the purchase money, proceeds and avails of any disposition of the Property, or any
part thereof, or any other sums collected by Lender pursuant to the Note, this Security Instrument,
the Loan Agreement, or the other Loan Documents, may be applied by Lender to the payment of the
Debt in such priority and proportions as Lender in its discretion shall deem proper.



     Section 9.3 Right to Cure Defaults. Upon the occurrence and during the continuance of
any Default or Event of Default Lender may, but without any obligation to do so and without notice
to or demand on Mortgagor and without releasing Mortgagor from any obligation hereunder, cure any
default of Mortgagor’s obligation under the Loan Documents in such manner and to such extent as
Lender may deem necessary to protect the security hereof. Lender or Trustee is authorized to enter
upon the Property for such purposes, or appear in, defend, or bring any action or proceeding to
protect its interest in the Property or to foreclose this Security Instrument or collect the Debt.
The cost and expense of any cure hereunder (including reasonable attorneys’ fees to the extent
permitted by law), with interest as provided below, shall constitute a portion of the Debt and
shall be due and payable to Lender or Trustee upon demand. All such costs and expenses incurred by
Lender in remedying such Default or Event of Default shall bear interest at the Default Rate for
the period after notice from Lender that such cost or expense was incurred to the date of payment
to Lender and shall be deemed to constitute a portion of the Debt and be secured by this Security
Instrument and the other Loan Documents and shall be immediately due and payable upon demand by
Lender therefor.



     Section 9.4 Actions and Proceedings. Lender or Trustee has the right to appear in and
defend any action or proceeding brought with respect to the Property and, after the occurrence



15









 







and during the continuance of an Event of Default, to bring any action or proceeding, in the
name and on behalf of Mortgagor, which Lender, in its discretion, decides should be brought to
protect its interest in the Property.



     Section 9.5 Recovery of Sums Required To Be Paid. Lender shall have the right from
time to time to take action to recover any sum or sums which constitute a part of the Debt as the
same become due, without regard to whether or not the balance of the Debt shall be due, and without
prejudice to the right of Lender or Trustee thereafter to bring an action of foreclosure, or any
other action, for a Default or Defaults by Mortgagor existing at the time such earlier action was
commenced.



     Section 9.6 Other Rights, etc. (a) The failure of Lender, Beneficiary or Trustee to
insist upon strict performance of any term hereof shall not be deemed to be a waiver of any term of
this Security Instrument. Mortgagor shall not be relieved of Mortgagor’s obligations hereunder by
reason of (i) the failure of Lender, Beneficiary or Trustee to comply with any request of Mortgagor
or any Guarantor to take any action to foreclose this Security Instrument or otherwise enforce any
of the provisions hereof or of the Note or the other Loan Documents, (ii) the release, regardless
of consideration, of the whole or any part of the Property, or of any person liable for the Debt or
any portion thereof, or (iii) any agreement or stipulation by Lender or Trustee extending the time
of payment or otherwise modifying or supplementing the terms of the Note, the Loan Agreement, this
Security Instrument or the other Loan Documents.



     (b) It is agreed that the risk of loss or damage to the Property is on Mortgagor, and neither
Lender nor Trustee shall have any liability whatsoever for decline in value of the Property, for
failure to maintain the Policies, or for failure to determine whether insurance in force is
adequate as to the amount of risks insured. Possession by Lender or Trustee shall not be deemed an
election of judicial relief, if any such possession is requested or obtained, with respect to the
Property or any other Collateral not in Lender’s or Trustee’s possession.



     (c) Lender may resort for the payment of the Debt to any other security held by Lender in such
order and manner as Lender, in its discretion, may elect. Lender, Beneficiary or Trustee may take
action to recover the Debt, or any portion thereof, or to enforce any covenant hereof without
prejudice to the right of Lender or Trustee thereafter to foreclose this Security Instrument. The
rights of Lender and Trustee under this Security Instrument shall be separate, distinct and
cumulative and none shall be given effect to the exclusion of the others. No act of Lender,
Beneficiary or Trustee shall be construed as an election to proceed under any one provision herein
to the exclusion of any other provision. Neither Lender, Beneficiary nor Trustee shall be limited
exclusively to the rights and remedies herein stated but shall be entitled to every right and
remedy now or hereafter afforded at law or in equity.



     Section 9.7 Right to Release Any Portion of the Property. Lender may release any
portion of the Property for such consideration as Lender may require without, as to the remainder
of the Property, in any way impairing or affecting the lien or priority of this Security
Instrument, or improving the position of any subordinate lienholder with respect thereto, except to
the extent that the obligations hereunder shall have been reduced by the actual monetary
consideration, if any, received by Lender for such release, and may accept by assignment, pledge or
otherwise any other property in place thereof as Lender may require without being accountable for
so doing to any other lienholder. This Security Instrument shall continue as a lien and security
interest in the remaining portion of the Property.



16









 





     Section 9.8 Violation of Laws. If the Property is not in compliance with Legal
Requirements, Lender may impose reasonable additional requirements upon Mortgagor in connection
herewith including, without limitation, monetary reserves or financial equivalents.



     Section 9.9 Right of Entry. Subject to the terms of the Loan Agreement, Lender and
its agents shall have the right to enter and inspect the Property at all reasonable times.



     Section 9.10 Subrogation. If any or all of the proceeds of the Note have been used to
extinguish, extend or renew any indebtedness heretofore existing against the Property, then, to the
extent of the funds so used, to the extent permitted by Applicable Law, Lender shall be subrogated
to all of the rights, claims, liens, titles, and interests existing against the Property heretofore
held by, or in favor of, the holder of such indebtedness and such former rights, claims, liens,
titles, and interests, if any, are not waived but rather are continued in full force and effect in
favor of Lender and are merged with the lien and security interest created herein as cumulative
security for the repayment of the Debt, and the performance and discharge of the Obligations.



ARTICLE 10- INDEMNIFICATIONS




     Section 10.1 General Indemnification. Mortgagor shall, at its sole cost and expense,
protect, defend, indemnify, release and hold harmless the Indemnified Parties from and against any
and all Losses imposed upon or incurred by or asserted against any Indemnified Parties and directly
or indirectly arising out of or in any way relating to any one or more of the following: (a) any
accident, injury to or death of persons or loss of or damage to property occurring in, on or about
the Property or any part thereof or on the adjoining sidewalks, curbs, adjacent property or
adjacent parking areas, streets or ways; (b) any use, nonuse or condition in, on or about the
Property or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent
parking areas, streets or ways; (c) performance of any labor or services or the furnishing of any
materials or other property in respect of the Property or any part thereof; (d) any failure of the
Property to be in compliance with any Legal Requirements; (e) any and all claims and demands
whatsoever which may be asserted against Lender by reason of any alleged obligations or
undertakings on its part to perform or discharge any of the terms, covenants, or agreements
contained in any Lease; or (f) the payment of any commission, charge or brokerage fee to anyone
which may be payable in connection with the funding of the Loan evidenced by the Note and secured
by this Security Instrument. Any amounts payable to Lender by reason of the application of this
Section 10.1 shall become immediately due and payable and shall bear interest at the Default Rate
from the date loss or damage is sustained by Lender until paid.



     Section 10.2 Mortgage and/or Intangible Tax. Mortgagor shall, at its sole cost and
expense, protect, defend, indemnify, release and hold harmless the Indemnified Parties from and
against any and all Losses imposed upon or incurred by or asserted against any Indemnified Parties
and directly or indirectly arising out of or in any way relating to any tax on the making and/or
recording of this Security Instrument, the Loan Agreement, the Note or any other Loan Document.



     Section 10.3 Environmental Indemnity. Simultaneously with this Security Instrument,
Mortgagor and Indemnitor have executed and delivered the Environmental Indemnity.



ARTICLE 11- WAIVERS




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     Section 11.1 Waiver of Counterclaim. Mortgagor hereby waives the right to assert a
counterclaim, other than a mandatory or compulsory counterclaim, in any action or proceeding
brought against it by Beneficiary or Lender arising out of or in any way connected with this
Security Instrument, the Note, the Loan Agreement, any of the other Loan Documents, or the
Obligations.



     Section 11.2 Marshalling and Other Matters. Mortgagor hereby waives, to the extent
permitted by law, the benefit of all appraisement, valuation, stay, extension, reinstatement and
redemption laws now or hereafter in force and all rights of marshalling in the event of any sale
hereunder of the Property or any part thereof or any interest therein. Further, Mortgagor hereby
expressly waives any and all rights of redemption from sale under any order or decree of
foreclosure of this Security Instrument on behalf of Mortgagor, and on behalf of each Person
acquiring any interest in or title to the Property subsequent to the date of this Security
Instrument and on behalf of all persons to the extent permitted by Legal Requirements.



     Section 11.3 Waiver of Notice. Mortgagor shall not be entitled to any notices of any
nature whatsoever from Lender or Trustee except (a) with respect to matters for which this Security
Instrument, the Loan Agreement or any other Loan Document, specifically and expressly provides for
the giving of notice by Lender, Beneficiary or Trustee to Mortgagor, and (b) with respect to
matters for which Lender, Beneficiary or Trustee is required by any Applicable Law to give notice,
and Mortgagor hereby expressly waives the right to receive any notice from Lender or Trustee with
respect to any matter for which this Security Instrument does not specifically and expressly
provide for the giving of notice by Lender, Beneficiary or Trustee to Mortgagor.



     Section 11.4 Waiver of Statute of Limitations. Mortgagor hereby expressly waives and
releases to the fullest extent permitted by law, the pleading of any statute of limitations as a
defense to payment of the Debt or performance of its Other Obligations.



     Section 11.5 Sole Discretion of Lender. Wherever pursuant to this Security Instrument
(a) Lender exercises any right given to it to approve or disapprove, (b) any arrangement or term is
to be satisfactory to Lender, or (c) any other decision or determination is to be made by Lender,
the decision of Lender to approve or disapprove, all decisions that arrangements or terms are
satisfactory or not satisfactory and all other decisions and determinations made by Lender, shall
be in the sole and absolute discretion of Lender, except as may be otherwise expressly and
specifically provided herein or in any of the other Loan Documents.



ARTICLE 12- EXCULPATION




     Section 12.1 Exculpation. Notwithstanding anything to the contrary contained in this
Security Instrument, the liability of any party to this Security Instrument to pay the Debt and for
the performance of the other agreements, covenants and obligations contained herein and in the
Note, the Loan Agreement and the other Loan Documents shall be limited as set forth in Section 9.4
of the Loan Agreement.



ARTICLE 13- SUBMISSION TO JURISDICTION




     Section 13.1 Submission to Jurisdiction. With respect to any claim or action arising
hereunder or under the Note or the other Loan Documents, Mortgagor (a) irrevocably submits to



18









 







the nonexclusive jurisdiction of the courts of the State of New York and the United States
District Court located in the Borough of Manhattan in New York, New York, and appellate courts from
any thereof, and (b) irrevocably waives any objection which it may have at any time to the laying
on venue of any suit, action or proceeding arising out of or relating to this Security Instrument
brought in any such court, irrevocably waives any claim that any such suit, action or proceeding
brought in any such court has been brought in an inconvenient forum. Nothing in this Security
Instrument will be deemed to preclude Lender from bringing an action or proceeding with respect
hereto in any other jurisdiction.



ARTICLE 14- APPLICABLE LAW




     Section 14.1 CHOICE OF LAW. THIS SECURITY INSTRUMENT SHALL BE DEEMED TO BE A CONTRACT
ENTERED INTO PURSUANT TO THE LAWS OF THE STATE OF NEW YORK AND SHALL IN ALL RESPECTS BE GOVERNED,
CONSTRUED, APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK, PROVIDED
HOWEVER, THAT WITH RESPECT TO THE CREATION, PERFECTION, PRIORITY AND ENFORCEMENT OF THE LIEN OF
THIS SECURITY INSTRUMENT, AND THE DETERMINATION OF DEFICIENCY JUDGMENTS, AND THE TRANSFER OF ANY
INTEREST IN REAL PROPERTY, THE LAWS OF THE STATE WHERE THE PROPERTY IS LOCATED SHALL APPLY.



     Section 14.2 Provisions Subject to Applicable Law. All rights, powers and remedies
provided in this Security Instrument may be exercised only to the extent that the exercise thereof
does not violate any applicable provisions of law and are intended to be limited to the extent
necessary so that they will not render this Security Instrument invalid, unenforceable or not
entitled to be recorded, registered or filed under the provisions of any Legal Requirements.



ARTICLE 15- DEFINITIONS




     Section 15.1 General Definitions. Unless the context clearly indicates a contrary
intent or unless otherwise specifically provided herein, words used in this Security Instrument may
be used interchangeably in singular or plural form and the word “Mortgagor” shall mean “each
Mortgagor and any subsequent owner or owners of the Property or any part thereof or any interest
therein,” the word “Lender” shall mean “Lender and any subsequent holder of the Note,” the word
“Trustee” shall mean “Trustee and any substitute Trustee of the estates, properties, powers, trusts
and rights conferred upon Trustee pursuant to this Security Instrument,” the word “Note,” shall
mean “the Note and any other evidence of indebtedness secured by this Security Instrument,” the
word “Property” shall include any portion of the Property and any interest of Mortgagor therein,
and the phrases “legal fees”, “attorneys’ fees” and “counsel fees” shall include any and all
attorneys’, paralegal and law clerk fees and disbursements, including, but not limited to, fees and
disbursements at the pre-trial, trial and appellate levels incurred or paid by Lender in protecting
its interest in the Property, the Leases and the Rents and enforcing its rights hereunder.



     Section 15.2 Headings, etc. The headings and captions of various Articles and
Sections of this Security Instrument are for convenience of reference only and are not to be
construed as defining or limiting, in any way, the scope or intent of the provisions hereof.



ARTICLE 16- MISCELLANEOUS PROVISIONS




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     Section 16.1 No Oral Change. This Security Instrument and any provisions hereof, may
not be modified, amended, waived, extended, changed, discharged or terminated orally or by any act
or failure to act on the part of Mortgagor or Lender, but only by an agreement in writing signed by
the party against whom enforcement of any modification, amendment, waiver, extension, change,
discharge or termination is sought.



     Section 16.2 Beneficiary as Nominee (a) Beneficiary is acting as nominee under certain
agreements by and between Lender and Beneficiary as the same may have been or may be amended,
restated, replaced, supplemented or otherwise modified from time to time.



     (b) Notwithstanding anything to the contrary contained herein or in any other Loan Document,
all references herein and in any other Loan Document to “Lender” shall be deemed to collectively or
individually (as the context requires) refer to Lender or to Beneficiary acting on behalf of and at
the sole direction of Lender in its capacity as Lender’s nominee.



     (c) Unless Lender, in its sole discretion, shall determine otherwise, only Lender (and not
Beneficiary) shall be deemed to be “Lender” with respect to (i) any consent, determination or
similar approval right granted to Lender under the Loan Documents (including, without limitation,
any consent or similar approval right that is deemed granted if not approved or denied within a
specified time period), (ii) any items, documents or other information required to be delivered to
Lender under the Loan Documents (other than notices) or (iii) any future funding or other
obligations of Lender to Mortgagor or any affiliate of Mortgagor under the Loan Documents, if any.



     Section 16.3 Liability. If Mortgagor consists of more than one person, the
obligations and liabilities of each such person hereunder shall be joint and several. This
Security Instrument shall be binding upon and inure to the benefit of Mortgagor and Lender and
their respective successors and assigns forever.



     Section 16.4 Inapplicable Provisions. If any term, covenant or condition of this
Security Instrument or any other Loan Document, is held to be invalid, illegal or unenforceable in
any respect, the Note and this Security Instrument or the other Loan Documents, as the case may be,
shall be construed without such provision.



     Section 16.5 Duplicate Originals; Counterparts. This Security Instrument may be
executed in any number of duplicate originals and each duplicate original shall be deemed to be an
original. This Security Instrument may be executed in several counterparts, each of which
counterparts shall be deemed an original instrument and all of which together shall constitute a
single Security Instrument. The failure of any party hereto to execute this Security Instrument,
or any counterpart hereof, shall not relieve the other signatories from their obligations
hereunder.



     Section 16.6 Number and Gender. Whenever the context may require, any pronouns used
herein shall include the corresponding masculine, feminine or neuter forms, and the singular form
of nouns and pronouns shall include the plural and vice versa.



     Section 16.7 Notice. All notices required or permitted under this Security Instrument
shall be given and be effective in accordance with Section 10.6 of the Loan Agreement.



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     Section 16.8 Addresses. Notices to Beneficiary hereunder and under each other Loan
Document shall include a copy thereof to Lender to be addressed and delivered in accordance with
the Loan Agreement) and shall be sent as follows:


                     MERS Commercial

                     P.O. Box 2300

                     Flint, Michigan 48501-2300

                     Attention: Corporate Secretary

                     Facsimile No.:(703) 748-0183




ARTICLE 17- CROSS-COLLATERALIZATION




     Section 17.1 Cross-Collateralization. Mortgagor acknowledges that the Debt is secured
by this Security Instrument together with those additional Security Instruments given by Mortgagor
and/or certain Affiliates of Mortgagor to Lender, together with their respective Assignments of
Leases and other Loan Documents securing or evidencing the Debt, and encumbering the other
Individual Properties, all as more specifically set forth in the Loan Agreement. Upon the
occurrence of an Event of Default, Lender shall have the right to institute a proceeding or
proceedings for the total or partial foreclosure of this Security Instrument and any or all of the
other Security Instruments whether by court action, power of sale or otherwise, under any
applicable provision of law, for all of the Debt or the portion of the Debt allocated to the
Property in the Loan Agreement, and the lien and the security interest created by the other
Security Instruments shall continue in full force and effect without loss of priority as a lien and
security interest securing the payment of that portion of the Debt then due and payable but still
outstanding. Mortgagor acknowledges and agrees that the Property and the other Individual
Properties are located in one or more States and counties, and therefore Lender shall be permitted
to enforce payment of the Debt and the performance of any term, covenant or condition of the Note,
this Security Instrument, the Loan Documents or the other Security Instruments and exercise any and
all rights and remedies under the Note, this Security Instrument, the other Loan Documents or the
other Security Instruments, or as provided by law or at equity, by one or more proceedings, whether
contemporaneous, consecutive or both, to be determined by Lender, in its sole discretion, in any
one or more of the States or counties in which the Property or any other Individual Property is
located. Neither the acceptance of this Security Instrument, the other Loan Documents or the other
Security Instruments nor the enforcement thereof in any one State or county, whether by court
action, foreclosure, power of sale or otherwise, shall prejudice or in any way limit or preclude
enforcement by court action, foreclosure, power of sale or otherwise, of the Note, this Security
Instrument, the other Loan Documents, or any other Security Instruments through one or more
additional proceedings in that State or county or in any other State or county. Any and all sums
received by Lender under the Note, this Security Instrument, and the other Loan Documents shall be
applied to the Debt in such order and priority as Lender shall determine, in its sole discretion,
without regard to the Allocated Loan Amount for the Property or any other Individual Property or
the appraised value of the Property or any Individual Property.



ARTICLE 18- INTENTIONALLY OMITTED




ARTICLE 19- INTENTIONALLY OMITTED




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ARTICLE 20- DEED OF TRUST PROVISIONS




     Section 20.1 Concerning The Trustee. Trustee shall be under no duty to take any
action hereunder except as expressly required hereunder or by law, or to perform any act which
would involve Trustee in any expense or liability or to institute or defend any suit in respect
hereof, unless properly indemnified to Trustee’s reasonable satisfaction. Trustee, by acceptance
of this Security Instrument, covenants to perform and fulfill the trusts herein created, being
liable, however, only for gross negligence or willful misconduct, and hereby waives any statutory
fee and agrees to accept reasonable compensation, in lieu thereof, for any services rendered by
Trustee in accordance with the terms hereof. Trustee may resign at any time upon giving thirty
(30) days’ notice to Mortgagor and to Lender. Lender may remove Trustee at any time or from time
to time and select a successor trustee. In the event of the death, removal, resignation, refusal
to act, or inability to act of Trustee, or in its sole discretion for any reason whatsoever Lender
may, without notice and without specifying any reason therefor and without applying to any court,
select and appoint a successor trustee, by an instrument recorded wherever this Security Instrument
is recorded and all powers, rights, duties and authority of Trustee, as aforesaid, shall thereupon
become vested in such successor. Such successor trustee shall not be required to give bond for the
faithful performance of the duties of Trustee hereunder unless required by Lender. The procedure
provided for in this Section 20.1 for substitution of Trustee with a successor trustee shall be in
addition to and not in exclusion of any other provisions for substitution, by law or otherwise.



     Section 20.2 Trustee’s Fees. Mortgagor shall pay all reasonable costs, fees and
expenses incurred by Trustee and Trustee’s agents and counsel in connection with the performance by
Trustee of Trustee’s duties hereunder and all such costs, fees and expenses shall be secured by
this Security Instrument.



     Section 20.3 Certain Rights. With the approval of Lender, Trustee shall have the
right to take any and all of the following actions: (i) to select, employ, and advise with counsel
(who may be, but need not be, counsel for Lender) upon any matters arising hereunder, including the
preparation, execution, and interpretation of the Note, this Security Instrument or the other Loan
Documents, and shall be fully protected in relying as to legal matters on the advice of counsel,
(ii) to execute any of the trusts and powers hereof and to perform any duty hereunder either
directly or through his/her agents or attorneys, (iii) to select and employ, in and about the
execution of his/her duties hereunder, suitable accountants, engineers and other experts, agents
and attorneys-in-fact, either corporate or individual, not regularly in the employ of Trustee, and
Trustee shall not be answerable for any act, default, negligence, or misconduct of any such
accountant, engineer or other expert, agent or attorney-in-fact, if selected by Trustee with
reasonable care, or for any error of judgment or act done by Trustee in good faith, or be otherwise
responsible or accountable under any circumstances whatsoever, except for Trustee’s gross
negligence or willful misconduct, and (iv) any and all other lawful action as Lender may instruct
Trustee to take to protect or enforce Lender’s rights hereunder. Trustee shall not be personally
liable in case of entry by Trustee, or anyone entering by virtue of the powers herein granted to
Trustee, upon the Property for debts contracted for or liability or damages incurred in the
management or operation of the Property. Trustee shall have the right to rely on any instrument,
document, or signature authorizing or supporting an action taken or proposed to be taken by Trustee
hereunder, believed by Trustee in good faith to be genuine. Trustee shall be entitled to
reimbursement for actual expenses incurred by Trustee in the performance of



22









 







Trustee’s duties hereunder and to reasonable compensation for such of Trustee’s services
hereunder as shall be rendered.



     Section 20.4 Retention of Money. All moneys received by Trustee shall, until used or
applied as herein provided, be held in trust for the purposes for which they were received, but
need not be segregated in any manner from any other moneys (except to the extent required by
Applicable Law) and Trustee shall be under no liability for interest on any moneys received by
Trustee hereunder.



     Section 20.5 Perfection of Appointment. Should any deed, conveyance, or instrument of
any nature be required from Mortgagor by any Trustee or substitute trustee to more fully and
certainly vest in and confirm to the Trustee or substitute trustee such estates rights, powers, and
duties, then, upon request by the Trustee or substitute trustee, any and all such deeds,
conveyances and instruments shall be made, executed, acknowledged, and delivered and shall be
caused to be recorded and/or filed by Mortgagor.



     Section 20.6 Succession Instruments. Any substitute trustee appointed pursuant to any
of the provisions hereof shall, without any further act, deed, or conveyance, become vested with
all the estates, properties, rights, powers, and trusts of its or his/her predecessor in the rights
hereunder with like effect as if originally named as Trustee herein; but nevertheless, upon the
written request of Lender or of the substitute trustee, the Trustee ceasing to act shall execute
and deliver any instrument transferring to such substitute trustee, upon the trusts herein
expressed, all the estates, properties, rights, powers, and trusts of the Trustee so ceasing to
act, and shall duly assign, transfer and deliver any of the property and moneys held by such
Trustee to the substitute trustee so appointed in the Trustee’s place.



ARTICLE 21- OPERATING LEASE PROVISIONS




     Section 21.1 No Merger of Fee and Leasehold Estates; Releases. So
long as any portion of the Debt shall remain unpaid, unless Lender shall otherwise consent, the fee
title to the Land and the leasehold estate therein created under the Operating Lease shall not
merge but shall always be kept separate and distinct, notwithstanding the union of such estates in
Owner, the lessor thereunder, or in any other Person by purchase, operation of law or otherwise.
Lender reserves the right, at any time, to release portions of the Property, including, but not
limited to, the leasehold estate created by the Operating Lease, with or without consideration, at
Lender’s election, without waiving or affecting any of its rights hereunder or under the Note or
the other Loan Documents and any such release shall not affect Lender’s rights in connection with
the portion of the Property not so released.



     Section 21.2 Mortgagor’s Acquisition of Fee Estate. In the event
that Mortgagor, so long as any portion of the Debt remains unpaid, shall be the owner and holder of
the fee title to the Land, the lien of this Security Instrument shall be spread to cover
Mortgagor’s fee title to the Land and said fee title shall be deemed to be included in the
Property. Mortgagor agrees, at its sole cost and expense, including without limitation, Lender’s
reasonable attorney’s fees, to (i) execute any and all documents or instruments necessary to
subject its fee title to the Land to the lien of this Security Instrument; and (ii) provide a title
insurance policy which shall insure that the lien of this Security Instrument is a first lien on
Mortgagor’s fee title to the Land.



[NO FURTHER TEXT ON THIS PAGE]




23









 








ARTICLE 22- STATE SPECIFIC PROVISIONS




[INSERT STATE SPECIFIC PROVISIONS]




24









 





     IN WITNESS WHEREOF, THIS SECURITY INSTRUMENT has been executed by Mortgagor the day and year
first above written.



	 	 	 	 	 	 	 
	 	 	FELCOR/JPM HOTELS, L.L.C., a Delaware limited
liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	                                                                             
 

	 , a	 
	 

	 	 	 	                                                                                

 

	 ,	 
	 

	 	 	 	                                                            	 	 






	 	 	 	 	 
	 	 	 
	 	By:  	
 	 
	 	 	Name:  	                     	 
	 	 	Title:  	                     	 
	 



	 	 	 	 	 	 	 
	 

	 	DJONT/


	 	JPM LEASING, L.L.C., a Delaware limited
liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	                                                                             
 

	 , a	 
	 

	 	 	 	                                                                                

 

	  ,	 
	 

	 	 	 	                                                            	 	 






	 	 	 	 	 
	 	 	 
	 	By:  	
 	 
	 	 	Name:  	                     	 
	 	 	Title:  	                     	 
	 




 









 





ACKNOWLEDGMENTS




(TO BE ATTACHED)




 









 





EXHIBIT A




(DESCRIPTION OF LAND)