ex10-1.htm


Exhibit 10.1


 


EXECUTION VERSION




 












 







CREDIT AGREEMENT












Dated as of June 29, 2012












by and among







CAPLEASE, LP; PREFCO DIX-NEUF LLC; PREFCO NINETEEN LIMITED PARTNERSHIP;


CLF CANE RUN MEMBER, LLC; CLF CANE RUN LOUISVILLE, LLC;


CLF LANDMARK OMAHA LLC; CLF DODGE OMAHA LLC; KDC BUSCH BOULEVARD LLC; AND CLF 555 N DANIELS WAY LLC,




	 	 	 as Borrowers,	 












THE FINANCIAL INSTITUTIONS PARTY HERETO


AND THEIR ASSIGNEES UNDER SECTION 13.6, 

	 	 	
as Lenders,

	 










 


WELLS FARGO BANK, NATIONAL ASSOCIATION, 

	 	 	

as Administrative Agent,



	 





and







WELLS FARGO SECURITIES, LLC, 

	 	 	


as Sole Lead Arranger and Bookrunner





	 

















  





  











  








	TABLE OF CONTENTS
	 	 	 
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ARTICLE I

	
DEFINITIONS

	
1


	 	 	 
	
Section 1.1

	
Definitions

	
1


	 	 	 
	
Section 1.2

	
General; References to Eastern Time

	
28


	 	 	 
	
Section 1.3

	
Financial Attributes of Non-Wholly Owned Subsidiaries

	
29


	 	 	 
	
ARTICLE II

	
CREDIT FACILITY

	
29


	 	 	 
	
Section 2.1

	
Revolving Loans

	
29


	 	 	 
	
Section 2.2

	
Reserved

	
30


	 	 	 
	
Section 2.3

	
Reserved

	
30


	 	 	 
	
Section 2.4

	
Letters of Credit

	
30


	 	 	 
	
Section 2.5

	
Reserved

	
34


	 	 	 
	
Section 2.6

	
Rates and Payment of Interest on Loans

	
34


	 	 	 
	
Section 2.7

	
Number of Interest Periods

	
35


	 	 	 
	
Section 2.8

	
Repayment of Loans

	
35


	 	 	 
	
Section 2.9

	
Prepayments

	
35


	 	 	 
	
Section 2.10

	
Continuation

	
36


	 	 	 
	
Section 2.11

	
Conversion

	
36


	 	 	 
	
Section 2.12

	
Notes

	
37


	 	 	 
	
Section 2.13

	
Voluntary Reductions of the Revolving Commitment

	
37


	 	 	 
	
Section 2.14

	
Extension of Maturity Date

	
38


	 	 	 
	
Section 2.15

	
Expiration Date of Letters of Credit Past Revolving Commitment Termination

	
38


	 	 	 
	
Section 2.16

	
Amount Limitations

	
39


	 	 	 
	
Section 2.17

	
Reserved

	
39


	 	 	 
	
Section 2.18

	
Funds Transfer Disbursements

	
39


	 	 	 
	
ARTICLE III

	
PAYMENTS, FEES AND OTHER GENERAL PROVISIONS

	
40


	 	 	 
	
Section 3.1

	
Payments

	
40


	 	 	 
	
Section 3.2

	
Pro Rata Treatment

	
41


	 	 	 
	
Section 3.3

	
Sharing of Payments, Etc

	
41


	 	 	 
	
Section 3.4

	
Several Obligations

	
42


	 	 	 
	
Section 3.5

	
Fees

	
42


	 	 	 
	
Section 3.6

	
Computations

	
43


	 	 	 
	
Section 3.7

	
Usury

	
43


	 	 	 
	
Section 3.8

	
Statements of Account

	
43


	 	 	 
	
Section 3.9

	
Defaulting Lenders

	
43











  





 











  







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Section 3.10

	
Taxes; Foreign Lenders

	
46


	 	 	 
	
ARTICLE IV

	
BORROWING BASE PROPERTIES

	
48


	 	 	 
	
Section 4.1

	
Eligibility of Properties

	
48


	 	 	 
	
Section 4.2

	
Release of Properties

	
50


	 	 	 
	
Section 4.3

	
Frequency of Appraisals

	
51


	 	 	 
	
Section 4.4

	
Frequency of Calculations of Borrowing Base

	
52


	 	 	 
	
ARTICLE V

	
YIELD PROTECTION, ETC

	
52


	 	 	 
	
Section 5.1

	
Additional Costs; Capital Adequacy

	
52


	 	 	 
	
Section 5.2

	
Suspension of LIBOR Loans

	
54


	 	 	 
	
Section 5.3

	
Illegality

	
54


	 	 	 
	
Section 5.4

	
Compensation

	
55


	 	 	 
	
Section 5.5

	
Treatment of Affected Loans

	
55


	 	 	 
	
Section 5.6

	
Affected Lenders

	
56


	 	 	 
	
Section 5.7

	
Change of Lending Office

	
56


	 	 	 
	
Section 5.8

	
Assumptions Concerning Funding of LIBOR Loans

	
56


	 	 	 
	
ARTICLE VI

	
CONDITIONS PRECEDENT

	
57


	 	 	 
	
Section 6.1

	
Initial Conditions Precedent

	
57


	 	 	 
	
Section 6.2

	
Conditions Precedent to All Loans and Letters of Credit

	
59


	 	 	 
	
Section 6.3

	
Conditions Precedent to a Property Becoming a Borrowing Base Property

	
60


	 	 	 
	
ARTICLE VII

	
REPRESENTATIONS AND WARRANTIES

	
61


	 	 	 
	
Section 7.1

	
Representations and Warranties

	
61


	 	 	 
	
Section 7.2

	
Survival of Representations and Warranties, Etc

	
68


	 	 	 
	
ARTICLE VIII

	
AFFIRMATIVE COVENANTS

	
68


	 	 	 
	
Section 8.1

	
Preservation of Existence and Similar Matters

	
68


	 	 	 
	
Section 8.2

	
Compliance with Applicable Law

	
68


	 	 	 
	
Section 8.3

	
Maintenance of Property

	
69


	 	 	 
	
Section 8.4

	
Conduct of Business

	
69


	 	 	 
	
Section 8.5

	
Insurance

	
69


	 	 	 
	
Section 8.6

	
Payment of Taxes and Claims

	
70


	 	 	 
	
Section 8.7

	
Books and Records; Inspections

	
70


	 	 	 
	
Section 8.8

	
Use of Proceeds

	
70


	 	 	 
	
Section 8.9

	
Environmental Matters

	
71


	 	 	 
	
Section 8.10

	
Further Assurances

	
71







 




  





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Section 8.11

	
Material Contracts

	
71


	 	 	 
	
Section 8.12

	
REIT Status

	
71


	 	 	 
	
Section 8.13

	
Exchange Listing

	
72


	 	 	 
	
Section 8.14

	
Additional Borrowers

	
72


	 	 	 
	
Section 8.15

	
SPE Entities

	
72


	 	 	 
	
Section 8.16

	
Post Closing Deliverables

	
72


	 	 	 
	
ARTICLE IX

	
INFORMATION

	
73


	 	 	 
	
Section 9.1

	
Quarterly Financial Statements

	
73


	 	 	 
	
Section 9.2

	
Year-End Statements

	
74


	 	 	 
	
Section 9.3

	
Compliance Certificate

	
74


	 	 	 
	
Section 9.4

	
Other Information

	
74


	 	 	 
	
Section 9.5

	
Electronic Delivery of Certain Information

	
77


	 	 	 
	
Section 9.6

	
Public/Private Information

	
77


	 	 	 
	
Section 9.7

	
USA Patriot Act Notice; Compliance

	
77


	 	 	 
	
ARTICLE X

	
NEGATIVE COVENANTS

	
78


	 	 	 
	
Section 10.1

	
Financial Covenants

	
78


	 	 	 
	
Section 10.2

	
Negative Pledge

	
79


	 	 	 
	
Section 10.3

	
Restrictions on Intercompany Transfers

	
80


	 	 	 
	
Section 10.4

	
Merger, Consolidation, Sales of Assets and Other Arrangements

	
80


	 	 	 
	
Section 10.5

	
Plans

	
80


	 	 	 
	
Section 10.6

	
Fiscal Year

	
80


	 	 	 
	
Section 10.7

	
Modifications of Organizational Documents and Material Contracts

	
81


	 	 	 
	
Section 10.8

	
Transactions with Affiliates

	
81


	 	 	 
	
Section 10.9

	
Environmental Matters

	
81


	 	 	 
	
Section 10.10

	
Tenant Leases

	
81


	 	 	 
	
Section 10.11

	
Derivatives Contracts

	
82


	 	 	 
	
ARTICLE XI

	
DEFAULT

	
82


	 	 	 
	
Section 11.1

	
Events of Default

	
82


	 	 	 
	
Section 11.2

	
Remedies Upon Event of Default

	
85


	 	 	 
	
Section 11.3

	
Remedies Upon Default

	
86


	 	 	 
	
Section 11.4

	
Marshaling; Payments Set Aside

	
86


	 	 	 
	
Section 11.5

	
Allocation of Proceeds

	
87


	 	 	 
	
Section 11.6

	
Letter of Credit Collateral Account

	
87







 




  





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Section 11.7

	
Rescission of Acceleration by Requisite Lenders

	
88


	 	 	 
	
Section 11.8

	
Performance by Administrative Agent

	
89


	 	 	 
	
Section 11.9

	
Rights Cumulative

	
89


	 	 	 
	
ARTICLE XII

	
THE ADMINISTRATIVE AGENT

	
89


	 	 	 
	
Section 12.1

	
Appointment and Authorization

	
89


	 	 	 
	
Section 12.2

	
Wells Fargo as Lender

	
90


	 	 	 
	
Section 12.3

	
Collateral Matters; Protective Advances

	
90


	 	 	 
	
Section 12.4

	
Post-Foreclosure Plans

	
92


	 	 	 
	
Section 12.5

	
Approvals of Lenders

	
93


	 	 	 
	
Section 12.6

	
Notice of Events of Default

	
93


	 	 	 
	
Section 12.7

	
Administrative Agent’s Reliance

	
93


	 	 	 
	
Section 12.8

	
Indemnification of Administrative Agent

	
94


	 	 	 
	
Section 12.9

	
Lender Credit Decision, Etc

	
95


	 	 	 
	
Section 12.10

	
Successor Administrative Agent

	
95


	 	 	 
	
Section 12.11

	
Titled Agents

	
96


	 	 	 
	
ARTICLE XIII

	
MISCELLANEOUS

	
96


	 	 	 
	
Section 13.1

	
Notices

	
96


	 	 	 
	
Section 13.2

	
Expenses

	
97


	 	 	 
	
Section 13.3

	
Stamp, Intangible and Recording Taxes

	
98


	 	 	 
	
Section 13.4

	
Setoff

	
98


	 	 	 
	
Section 13.5

	
Litigation; Jurisdiction; Other Matters; Waivers

	
99


	 	 	 
	
Section 13.6

	
Successors and Assigns

	
100


	 	 	 
	
Section 13.7

	
Amendments and Waivers

	
103


	 	 	 
	
Section 13.8

	
Nonliability of Administrative Agent and Lenders

	
105


	 	 	 
	
Section 13.9

	
Confidentiality

	
105


	 	 	 
	
Section 13.10

	
Indemnification

	
106


	 	 	 
	
Section 13.11

	
Termination; Survival

	
108


	 	 	 
	
Section 13.12

	
Severability of Provisions

	
108


	 	 	 
	
Section 13.13

	
GOVERNING LAW

	
108


	 	 	 
	
Section 13.14

	
Counterparts

	
108


	 	 	 
	
Section 13.15

	
Obligations with Respect to Loan Parties

	
109


	 	 	 
	
Section 13.16

	
Independence of Covenants

	
109


	 	 	 
	
Section 13.17

	
Limitation of Liability

	
109







 




  





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Section 13.18

	
Entire Agreement

	
109


	 	 	 
	
Section 13.19

	
Construction

	
109


	 	 	 
	
Section 13.20

	
Headings

	
110


	 	 	 
	
Section 13.21

	
Joint Borrower Provisions

	
110


	 	 	 
	
Section 13.22

	
Time

	
113











 





	
SCHEDULE 1

	
Commitments








	
SCHEDULE 1.1(a)

	
List of Loan Parties








	
SCHEDULE 1.1(b)

	
Kroger Portfolio








	
SCHEDULE 1.1(c)

	
Permitted Liens








	
SCHEDULE 4.1

	
Initial Borrowing Base Properties








	
SCHEDULE 7.1(b)

	
Ownership Structure








	
SCHEDULE 7.1(f)

	
Properties








	
SCHEDULE 7.1(g)

	
Indebtedness and Guaranties








	
SCHEDULE 7.1(h)

	
Material Contracts








	
SCHEDULE 7.1(i)

	
Litigation








	
SCHEDULE 7.1(s)

	
Affiliate Transactions








	
SCHEDULE 10.10

	
Lease Terms


















	
EXHIBIT A

	
Form of Assignment and Assumption Agreement








	
EXHIBIT B

	
Form of Borrowing Base Certificate








	
EXHIBIT C

	
Form of Hazardous Materials Indemnity Agreement








	
EXHIBIT D

	
Form of Guaranty








	
EXHIBIT E

	
Form of Notice of Borrowing








	
EXHIBIT F

	
Form of Notice of Continuation








	
EXHIBIT G

	
Form of Notice of Conversion








	
EXHIBIT H

	
Form of Property Management Contract Assignment








	
EXHIBIT I

	
Form of Revolving Note








	
EXHIBIT J

	
Form of Transfer Authorizer Designation Form








	
EXHIBIT K

	
Form of Compliance Certificate








	
EXHIBIT L

	
Form of Joinder Agreement



















  





- v - 











  






THIS CREDIT AGREEMENT (this “Agreement”) dated as of June 29, 2012 by and among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each, a “Borrower” and collectively, the “Borrowers”), each of the financial institutions initially a signatory hereto together with their successors and assignees under Section 13.6 (the “Lenders”), WELLS FARGO BANK, NATIONAL ASSOCIATION, as Administrative Agent (the “Administrative Agent”), and WELLS FARGO SECURITIES, LLC, as sole lead arranger and bookrunner (in such capacity, the “Lead Arranger”).


 


WHEREAS, the Administrative Agent, the Issuing Bank (as defined below) and the Lenders desire to make available to the Borrowers a senior secured revolving credit facility in the amount of $100,000,000.00, which will include a $10,000,000.00 letter of credit subfacility, on the terms and conditions contained herein.


 


NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the parties hereto, the parties hereto agree as follows:


 


ARTICLE I  DEFINITIONS


 


Section 1.1         Definitions.


 


In addition to terms defined elsewhere herein, the following terms shall have the following meanings for the purposes of this Agreement:


 


“Abbott Property” means that certain real property located at 6480 Busch Boulevard, Columbus, Ohio  43229.


 


“Accession Agreement” means an Accession Agreement substantially in the form of Annex I to the Guaranty.


 


“Additional Costs” has the meaning given that term in Section 5.1(b).


 


“Adjusted EBITDA” means, for any given period, (a)  EBITDA, minus (b) Capital Reserves.


 


“Administrative Agent” means Wells Fargo Bank, National Association as contractual representative of the Lenders under this Agreement, or any successor Administrative Agent appointed pursuant to Section 12.10.


 


“Administrative Questionnaire” means the Administrative Questionnaire completed by each Lender and delivered to the Administrative Agent in a form supplied by the Administrative Agent to the Lenders from time to time.


 


“Affected Lender” has the meaning given that term in Section 5.6.


 


“Affiliate” means, with respect to a specified Person, another Person that directly, or indirectly through one or more intermediaries, Controls or is Controlled by or is under common Control with the Person specified.  In no event shall the Administrative Agent or any Lender be deemed to be an Affiliate of any Borrower.


 




  





  











  






“Agreement Date” means the date as of which this Agreement is dated.


 


“Applicable Facility Fee” means the percentage set forth in the table below corresponding to the “Leverage Ratio” determined in accordance with the definition thereof:


 



	
Leverage Ratio


Greater than or


equal to 70%

	
Facility Fee


0.50%


	
Less than 70%

	
0.25%







 


Any change in the Leverage Ratio shall result in a corresponding and simultaneous change in the Applicable Facility Fee.  The provisions of this definition shall be subject to Section 2.6(c).


 


“Applicable Law” means all international, foreign, federal, state and local statutes, treaties, rules, guidelines, regulations, ordinances, codes, executive orders, and administrative or judicial precedents or authorities, including the interpretation or administration thereof by any Governmental Authority charged with the enforcement, interpretation or administration thereof, and all applicable administrative orders, directed duties, requests, licenses, authorizations and permits of, and agreements with, any Governmental Authority, in each case whether or not having the force of law.


 


“Applicable Margin” means 2.75% for LIBOR Loans and Base Rate Loans.


 


“Appraisal” means, with respect to any Property, an M.A.I. appraisal commissioned by and addressed to the Administrative Agent (acceptable to the Administrative Agent as to form, substance and appraisal date), prepared by a professional appraiser acceptable to the Administrative Agent, having at least the minimum qualifications required under Applicable Law governing the Administrative Agent and the Lenders, including without limitation, FIRREA, and determining both the As-Is Appraised Value of such Property as between a willing buyer and a willing seller and in the case of the Kroger Portfolio, the Kroger Portfolio Hypothetical As-Is Appraised Value of such Property.


 


“Approved Fund” means any Fund that is administered or managed by (a) a Lender, (b) an Affiliate of a Lender, or (c) an entity or an Affiliate of any entity that administers or manages a Lender.


 


“As-Is Appraised Value” means, with respect to any Property, the “as is” market value of such Property as reflected in the most recent Appraisal of such Property as the same may have been reasonably adjusted by the Administrative Agent based upon its internal review of such Appraisal which is based on criteria and factors then generally used and considered by the Administrative Agent in determining the value of similar real estate Properties, which review shall be conducted prior to acceptance of such Appraisal by the Administrative Agent.


 


“Assignment and Assumption” means an Assignment and Assumption Agreement among a Lender, an Eligible Assignee and the Administrative Agent, substantially in the form of Exhibit A.


 


“Bankruptcy Code” means the Bankruptcy Code of 1978, as amended.


 


“Base Rate” means the LIBOR Market Index Rate; provided, that if for any reason the LIBOR Market Index Rate is unavailable, Base Rate shall mean the per annum rate of interest equal to the Federal Funds Rate plus one and one-half of one percent (1.50%).


 




  





- 2 - 











  






“Base Rate Loan” means a Loan (other than a LIBOR Loan) bearing interest at a rate based on the Base Rate.


 


“Baxter Property” means that certain real property located at 555 N. Daniels Way, Bloomington, Indiana  47404.


 


“Benefit Arrangement” means at any time an employee benefit plan within the meaning of Section 3(3) of ERISA which is not a Plan or a Multiemployer Plan and which is maintained or otherwise contributed to by any member of the ERISA Group.


 


“Bond Investments” means notes, bonds, debentures or other similar instruments, including without limitation, CMBS, and CDO investments in senior, subordinate, and interest-only classes of loan securitizations or pass-through trusts and certificated mortgage loans.


 


“Borrower” and “Borrowers” has the meaning set forth in the introductory paragraph hereof and shall include the Borrowers’ successors and permitted assigns.


 


“Borrowers’ Information” has the meaning given that term in Section 2.6(c).


 


“Borrowing Base” means an amount equal to the sum of the Borrowing Base Values of the Borrowing Base Properties as determined and adjusted from time to time in accordance with Section 4.4.  To the extent that the aggregate Borrowing Base Values of all Leasehold Properties exceeds (i) during the twenty-fifth (25th) through thirty-sixth (36th) month following the Agreement Date, seventy-five percent (75%) of the Borrowing Base or (ii) during any periods following the expiration of the Initial Maturity Date where the Maturity Date has been extended pursuant to Section 2.14, fifty percent (50%) of the Borrowing Base, such excess shall be excluded from the Borrowing Base.  Additionally, the Dodge Property and Landmark Property shall be excluded from the Borrowing Base if the next 5-year ground lease option to extend (as set forth in the applicable Ground Lease for each such Property) has not been exercised by January 1, 2015.


 


“Borrowing Base Certificate” means a report in substantially the form of Exhibit B, certified by a Responsible Officer of the Parent, setting forth the calculations required to establish the Borrowing Base Value for each Borrowing Base Property and the Borrowing Base for all Borrowing Base Properties as of a specified date, all in form and detail satisfactory to the Administrative Agent.


 


“Borrowing Base Property” means an Eligible Property that the Administrative Agent and the Lenders have agreed to include in calculations of the Borrowing Base pursuant to Section 4.1.  A Property shall be excluded from determinations of the Borrowing Base if (a) at any time such Property shall cease to satisfy clause (a) of the definition of an Eligible Property, (b) the Administrative Agent shall cease to hold a valid and perfected first priority Lien in such Property, or (c) there shall have occurred and be continuing a default under the Security Deed or any other Security Document relating to such Property.


 


“Borrowing Base Value” means, with respect to a Borrowing Base Property, an amount equal to (i) the Kroger Borrowing Base Value, (ii) the Michelin, Abbott and Baxter Borrowing Base Value, (iii) the Dodge and Landmark Borrowing Base Value, as applicable, or (iv) the value attributable to each additional Property added to the Borrowing Base pursuant Section 4.1(b), such value to be set by the Requisite Lenders or Lenders, as applicable, in their sole and absolute discretion.  Additionally, Borrowing Base Value will be adjusted if and as required under Sections 8.16(b) and 8.16(c).


 




  





- 3 - 











  






“Business Day” means (a) a day of the week (but not a Saturday, Sunday or holiday) on which the offices of the Administrative Agent in San Francisco, California are open to the public for carrying on substantially all of the Administrative Agent’s business functions, and (b) if such day relates to a LIBOR Loan, any such day that is also a day on which dealings in Dollars are carried on in the London interbank market.  Unless specifically referenced in this Agreement as a Business Day, all references to “days” shall be to calendar days.


 


“Capital Reserves” means, for any period and with respect to any:  (i) retail, industrial or office Property that is not less than ninety-five percent (95%) leased to a single-tenant under a triple net lease, an amount equal to (a) $0.10 per square foot times, (b) a fraction, the numerator of which is the number of days in such period and the denominator of which is 365; or (ii) Property occupied by multiple tenants or a single-tenant under a lease other than a triple net lease, an amount equal to (a) $0.25 per square foot times, (b) a fraction, the numerator of which is the number of days in such period and the denominator of which is 365.  If the term Capital Reserves is used without reference to any specific Property, then the amount shall be determined on an aggregate basis with respect to all Properties of the Borrowers and their respective Subsidiaries and a proportionate share of all Properties of all Unconsolidated Affiliates.


 


“Capitalization Rate” means 8%.


 


“Capitalized Lease Obligation” means obligations under a lease (to pay rent or other amounts under any lease or other arrangement conveying the right to use) that are required to be capitalized for financial reporting purposes in accordance with GAAP.  The amount of a Capitalized Lease Obligation is the capitalized amount of such obligation as would be required to be reflected on a balance sheet of the applicable Person prepared in accordance with GAAP as of the applicable date.


 


“Cash Collateralize” means, to pledge and deposit with or deliver to the Administrative Agent, for the benefit of the Issuing Bank or the Lenders, as collateral for Letter of Credit Liabilities or obligations of Lenders to fund participations in respect of Letter of Credit Liabilities, cash or deposit account balances or, if the Administrative Agent and the Issuing Bank shall agree in their sole discretion, other credit support, in each case pursuant to documentation in form and substance satisfactory to the Administrative Agent and the Issuing Bank.  “Cash Collateral” shall have a meaning correlative to the foregoing and shall include the proceeds of such cash collateral and other credit support.


 


“Cash Equivalents” means:  (a) securities issued, guaranteed or insured by the United States of America or any of its agencies with maturities of not more than one year from the date acquired; (b) certificates of deposit with maturities of not more than one year from the date acquired issued by a United States federal or state chartered commercial bank of recognized standing, or a commercial bank organized under the laws of any other country which is a member of the Organisation for Economic Cooperation and Development, or a political subdivision of any such country, acting through a branch or agency, which bank has capital and unimpaired surplus in excess of $500,000,000 and which bank or its holding company has a short-term commercial paper rating of at least A-2 or the equivalent by S&P or at least P-2 or the equivalent by Moody’s; (c) reverse repurchase agreements with terms of not more than seven days from the date acquired, for securities of the type described in clause (a) above and entered into only with commercial banks having the qualifications described in clause (b) above; (d) commercial paper issued by any Person incorporated under the laws of the United States of America or any State thereof and rated at least A-2 or the equivalent thereof by S&P or at least P-2 or the equivalent thereof by Moody’s, in each case with maturities of not more than one year from the date acquired; and (e) investments in money market funds registered under the Investment Company Act of 1940, as amended, which have net assets of at least $500,000,000 and at least 85% of whose assets consist of securities and other obligations of the type described in clauses (a) through (d) above.


 




  





- 4 - 











  






“Collateral” means any real or personal property directly or indirectly securing any of the Obligations or any other obligation of a Person under or in respect of any Loan Document or Specified Derivatives Contract to which it is a party, and includes, without limitation, all “Mortgaged Property” under and as defined in any Security Deed, all “Assigned Contracts” as defined in any Property Management Contract Assignment, all “Leases” and “Payments” as defined in any Security Deed and all other property subject to a Lien created by a Security Document.


 


“Commitment” means, as to a Lender, such Lender’s Revolving Commitment.


 


“Commitment Percentage” means, as to each Lender, the ratio, expressed as a percentage, of (a) the amount of such Lender’s Commitment to (b) the aggregate amount of the Commitments of all Lenders; provided, however, that if at the time of determination the Commitments have been terminated or been reduced to zero, the “Commitment Percentage” of each Lender shall be the “Commitment Percentage” of such Lender in effect immediately prior to such termination or reduction.


 


“Compliance Certificate” has the meaning given that term in Section 9.3.


 


“Construction-in-Process” or “CIP” means cash expenditures for land and improvements (including indirect costs internally allocated and development costs) determined in accordance with GAAP on all Properties that are under development or are scheduled to commence development within twelve months.


 


“Continue”, “Continuation” and “Continued” each refers to the continuation of a LIBOR Loan from one Interest Period to another Interest Period pursuant to Section 2.10.


 


“Control” means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of a Person, whether through the ability to exercise voting power, by contract or otherwise.  “Controlling” and “Controlled” have meanings correlative thereto.


 


“Convert”, “Conversion” and “Converted” each refers to the conversion of a Loan of one Type into a Loan of another Type pursuant to Section 2.11.


 


“Credit Event” means any of the following:  (a) the making (or deemed making) of any Loan, (b) the Conversion of a Loan, (c) the Continuation of a LIBOR Loan and (d) the issuance of a Letter of Credit.


 


“Credit Rating” means the rating assigned by a Rating Agency to the senior unsecured long term Indebtedness of a Person.


 


“Debt Yield” means, at any given time, (i) Total NOI divided by (ii) Total Liabilities.


 


“Debt Yield Amount” means, with respect to each Property, the immediately prior calendar quarter NOI annualized divided by the greatest of:  (i) 10%, (ii) the applicable interest rate hereunder, and (iii) a debt constant based on the then current 10-year Treasury Bond plus 2.50% and a 20-year amortization schedule.


 


“Debtor Relief Laws” means the Bankruptcy Code, and all other liquidation, conservatorship, bankruptcy, assignment for the benefit of creditors, moratorium, rearrangement, receivership, insolvency, reorganization, or similar Applicable Laws relating to the relief of debtors in the United States of America or other applicable jurisdictions from time to time in effect.


 


“Default” means any of the events specified in Section 11.1, whether or not there has been satisfied any requirement for the giving of notice, the lapse of time, or both.


 




  





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“Defaulting Lender” means, subject to Section 3.9(f), any Lender that (a) has failed to (i) fund all or any portion of its Loans within two (2) Business Days of the date such Loans were required to be funded hereunder unless such Lender notifies the Administrative Agent and the Borrowers in writing that such failure is the result of such Lender’s determination that one or more conditions precedent to funding (each of which conditions precedent, together with any applicable default, shall be specifically identified in such writing) has not been satisfied, or (ii) pay to the Administrative Agent, the Issuing Bank or any other Lender any other amount required to be paid by it hereunder (including in respect of its participation in Letters of Credit) within two (2) Business Days of the date when due, (b) has notified the Borrowers, the Administrative Agent or the Issuing Bank in writing that it does not intend to comply with its funding obligations hereunder, or has made a public statement to that effect (unless such writing or public statement relates to such Lender’s obligation to fund a Loan hereunder and states that such position is based on such Lender’s determination that a condition precedent to funding (which condition precedent, together with any applicable default, shall be specifically identified in such writing or public statement) cannot be satisfied), (c) has failed, within 3 Business Days after written request by the Administrative Agent or the Borrowers, to confirm in writing to the Administrative Agent and the Borrowers that it will comply with its prospective funding obligations hereunder (provided that such Lender shall cease to be a Defaulting Lender pursuant to this clause (c) upon receipt of such written confirmation by the Administrative Agent and the Borrowers), or (d) has, or has a direct or indirect parent company that has, (i) become the subject of a proceeding under any Debtor Relief Law, or (ii) had appointed for it a receiver, custodian, conservator, trustee, administrator, assignee for the benefit of creditors or similar Person charged with reorganization or liquidation of its business or assets, including the Federal Deposit Insurance Corporation or any other state or federal regulatory authority acting in such a capacity; provided that a Lender shall not be a Defaulting Lender solely by virtue of the ownership or acquisition of any equity interest in that Lender or any direct or indirect parent company thereof by a Governmental Authority so long as such ownership interest does not result in or provide such Lender with immunity from the jurisdiction of courts within the United States of America or from the enforcement of judgments or writs of attachment on its assets or permit such Lender (or such Governmental Authority) to reject, repudiate, disavow or disaffirm any contracts or agreements made with such Lender.  Any determination by the Administrative Agent that a Lender is a Defaulting Lender under clauses (a) through (d) above shall be conclusive and binding absent manifest error, and such Lender shall be deemed to be a Defaulting Lender (subject to Section 3.9(f)) upon delivery of written notice of such determination to the Borrowers, the Issuing Bank, and each Lender.


 


“Derivatives Contract” means (a) any transaction (including any master agreement, confirmation or other agreement with respect to any such transaction) now existing or hereafter entered into by the Parent or any of its Subsidiaries (including the Borrowers), any and all rate swap transactions, basis swaps, credit derivative transactions, forward rate transactions, commodity swaps, commodity options, forward commodity contracts, equity or equity index swaps or options, bond or bond price or bond index swaps or options or forward bond or forward bond price or forward bond index transactions, interest rate options, forward foreign exchange transactions, cap transactions, floor transactions, collar transactions, currency swap transactions, crosscurrency rate swap transactions, currency options, spot contracts, or any other similar transactions or any combination of any of the foregoing (including any options to enter into any of the foregoing), whether or not any such transaction is governed by or subject to any master agreement.  Not in limitation of the foregoing, the term “Derivatives Contract” includes any and all transactions of any kind, and the related confirmations, which are subject to the terms and conditions of, or governed by, any form of master agreement published by the International Swaps and Derivatives Association, Inc., any International Foreign Exchange Master Agreement, or any other master agreement, including any such obligations or liabilities under any such master agreement.


 




  





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“Derivatives Termination Value” means, in respect of any one or more Derivatives Contracts, after taking into account the effect of any legally enforceable netting agreement or provision relating thereto, (a) for any date on or after the date such Derivatives Contracts have been terminated or closed out, the termination amount or value determined in accordance therewith, and (b) for any date prior to the date such Derivatives Contracts have been terminated or closed out, the then-current mark-to-market value for such Derivatives Contracts, determined based upon one or more mid-market quotations or estimates provided by any recognized dealer in Derivatives Contracts (which may include the Administrative Agent, any Lender, any Specified Derivatives Provider or any Affiliate of any of them).


 


“Dodge and Landmark Borrowing Base Value”, with respect to the Dodge Property or Landmark Property, an amount equal to the sum of the lesser of (a) 60% of the As-Is Appraised Value of such Borrowing Base Property and (b) the Debt Yield Amount divided by 1.20.


 


“Dodge Property” means that certain real property located at 9394 West Dodge Road, Omaha, Nebraska  68114.


 


“Dollars” or “$” means the lawful currency of the United States of America.


 


“EBITDA” means, with respect to a Person for any period and without duplication, the sum of (a) net income (loss) of such Person for such period determined on a consolidated basis, in accordance with GAAP, excluding the following (but only to the extent included in determining net income (loss) for such period):  (i) depreciation and amortization (including amortization of deferred lease and loan costs and lease origination value); (ii) Interest Expense; (iii) income tax expense; (iv) asset impairment and restructuring charges; (v) Investment related lease termination income or expense; (vi) all non-cash charges and non-cash expenses related to grants of Equity Interests to, the exercise of options related to such Equity Interest by, and the purchase or redemption of such Equity Interest of such options from, employees and directors of Parent, Borrowers or their respective Subsidiaries or the general partner and (vii) extraordinary or non-recurring gains and losses; plus (b) such Person’s Ownership Share of EBITDA of its Unconsolidated Affiliates.  EBITDA shall be adjusted to remove any impact from straight line rent leveling adjustments required under GAAP and amortization of intangibles pursuant to FAS 141. For purposes of this definition, nonrecurring items shall be deemed to include (x) gains and losses on early extinguishment of Indebtedness, (y) non-cash severance and other non-cash restructuring charges and (z) transaction costs of acquisitions not permitted to be capitalized pursuant to GAAP.


 


“Effective Date” means the later of (a) the Agreement Date and (b) the date on which all of the conditions precedent set forth in Section 6.1 shall have been fulfilled or waived by all of the Lenders.


 


“Eligible Assignee” means (a) a Lender, (b) an Affiliate of a Lender, (c) an Approved Fund and (d) any other Person (other than a natural person) approved by the Administrative Agent; provided that notwithstanding the foregoing, “Eligible Assignee” shall not include the Borrowers or any of the Borrowers’ Affiliates or Subsidiaries.


 


“Eligible Property” means (a) a Property which satisfies all of the following requirements as confirmed by the Administrative Agent:  (i) such Property is owned in fee simple, estate for years or leased under a Ground Lease by a Borrower, is fully developed and is located in the United States of America, (ii) such Property is unencumbered by any Indebtedness (including, for avoidance of doubt, any intercompany mortgage, pledge or similar lien), (iii) such Property is not subject to a Negative Pledge or similar encumbrance, (iv) neither Borrowers nor Guarantor have encumbered in any manner their direct or indirect ownership interest in the Property, (v) the Borrowers directly have the right to take the following actions without the need to obtain the consent of any Person:  (y) to sell, transfer or otherwise dispose of such Property and (z) to create a lien on such Property as security for Indebtedness of the Borrowers, and (vi) such Property is free of all structural defects or major architectural deficiencies, title defects (including easements), environmental conditions or other adverse matters except for defects, deficiencies, conditions or other matters individually or collectively which are not material to the profitable operation of such Property, and (b) any other Property for which approval of Requisite Lenders and Administrative Agent has been obtained.


 




  





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“Environmental Laws” means any Applicable Law relating to environmental protection or the manufacture, storage, remediation, disposal or clean-up of Hazardous Materials including, without limitation, the following:  Clean Air Act, 42 U.S.C. § 7401 et seq.; Federal Water Pollution Control Act, 33 U.S.C. § 1251 et seq.; Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act, 42 U.S.C. § 6901 et seq.; Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601 et seq.; National Environmental Policy Act, 42 U.S.C. § 4321 et seq.; regulations of the Environmental Protection Agency, any applicable rule of common law and any judicial interpretation thereof relating primarily to the environment or Hazardous Materials, and any analogous or comparable state or local laws, regulations or ordinances that concern Hazardous Materials or protection of the environment.


 


“Equity Interest” means, with respect to any Person, any share of capital stock of (or other ownership or profit interests in) such Person, any warrant, option or other right for the purchase or other acquisition from such Person of any share of capital stock of (or other ownership or profit interests in) such Person whether or not certificated, any security convertible into or exchangeable for any share of capital stock of (or other ownership or profit interests in) such Person or warrant, right or option for the purchase or other acquisition from such Person of such shares (or such other interests), and any other ownership or profit interest in such Person (including, without limitation, partnership, member or trust interests therein), whether voting or nonvoting, and whether or not such share, warrant, option, right or other interest is authorized or otherwise existing on any date of determination.


 


“Equity Issuance” means any issuance or sale by a Person of any Equity Interest in such Person and shall in any event include the issuance of any Equity Interest upon the conversion or exchange of any security constituting Indebtedness that is convertible or exchangeable, or is being converted or exchanged, for Equity Interests.


 


“ERISA” means the Employee Retirement Income Security Act of 1974, as in effect and amended from time to time.


 


“ERISA Event” means, with respect to the ERISA Group, (a) any “reportable event” as defined in Section 4043 of ERISA with respect to a Plan (other than an event for which the 30-day notice period is waived); (b) the withdrawal of a member of the ERISA Group from a Plan subject to Section 4063 of ERISA during a plan year in which it was a “substantial employer” as defined in Section 4001(a)(2) of ERISA or a cessation of operations that is treated as such a withdrawal under Section 4062(e) of ERISA; (c) the incurrence by a member of the ERISA Group of any liability with respect to the withdrawal or partial withdrawal from any Multiemployer Plan; (d) the incurrence by any member of the ERISA Group of any liability under Title IV of ERISA with respect to the termination of any Plan or Multiemployer Plan; (e) the institution of proceedings to terminate a Plan or Multiemployer Plan by the PBGC; (f) the failure by any member of the ERISA Group to make when due required contributions to a Multiemployer Plan or Plan unless such failure is cured within 30 days or the filing pursuant to Section 412(c) of the Internal Revenue Code or Section 302(c) of ERISA of an application for a waiver of the minimum funding standard; (g) any other event or condition that might reasonably be expected to constitute grounds under Section 4042 of ERISA for the termination of, or the appointment of a trustee to administer, any Plan or Multiemployer Plan or the imposition of liability under Section 4069 or 4212(c) of ERISA; (h) the receipt by any member of the ERISA Group of any notice or the  receipt by any Multiemployer Plan from any member of the ERISA Group of any notice, concerning the imposition of Withdrawal Liability or a determination that a Multiemployer Plan is, or is expected to be, insolvent (within the meaning of Section 4245 of ERISA), in reorganization (within the meaning of Section 4241 of ERISA), or in “critical” status (within the meaning of Section 432 of the Internal Revenue Code or Section 305 of ERISA); (i)  the imposition of any liability under Title IV of ERISA, other than for PBGC premiums due but not delinquent under Section 4007 of ERISA, upon any member of the ERISA Group or the imposition of any Lien in favor of the PBGC under Title IV of ERISA; or (j) a determination that a Plan is, or is reasonably expected to be, in “at risk” status (within the meaning of Section 430 of the Internal Revenue Code or Section 303 of ERISA).


 




  





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“ERISA Group” means the Parent, Borrowers, any Subsidiary and all members of a controlled group of corporations and all trades or businesses (whether or not incorporated) under common control, which, together with the Borrowers or any Subsidiary, are treated as a single employer under Section 414 of the Internal Revenue Code.


 


“Event of Default” means any of the events specified in Section 11.1, provided that any requirement for notice or lapse of time or any other condition has been satisfied.


 


“Excluded Subsidiary” means any Subsidiary (a) holding title to assets that are or are to become collateral for any Secured Indebtedness of such Subsidiary and (b) that is prohibited from Guaranteeing the Indebtedness of any other Person pursuant to (i) any document, instrument, or agreement evidencing such Secured Indebtedness or (ii) a provision of such Subsidiary’s organizational documents which provision was included in such Subsidiary’s organizational documents as a condition to the extension of such Secured Indebtedness.


 


“Extension Request” has the meaning given that term in Section 2.14.


 


“Fair Market Value” means, (a) with respect to a security listed on a national securities exchange or the NASDAQ National Market, the price of such security as reported on such exchange or market by any widely recognized reporting method customarily relied upon by financial institutions and (b) with respect to any other property, the price which could be negotiated in an arm’s-length free market transaction, for cash, between a willing seller and a willing buyer, neither of which is under pressure or compulsion to complete the transaction.


 


“FASB ASC” means the Accounting Standards Codification of the Financial Accounting Standards Board.


 


“FATCA” has the meaning given to that term in Section 3.10(a).


 


“Federal Funds Rate” means, for any period, a fluctuating interest rate per annum equal for each day during such period to the weighted average of the rates on overnight Federal Funds transactions with members of the Federal Reserve System arranged by Federal funds brokers, as published for such day (or, if such day is not a Business Day, for the next preceding Business Day) by the Federal Reserve Bank of New York, or, if such rate is not so published for any day which is a Business Day, the average of the quotations for such day on such transactions received by the Administrative Agent from three Federal Funds brokers of recognized standing selected by the Administrative Agent.


 


“Fee Letter” means that certain fee letter dated as of June 29, 2012, by and between the Borrowers and the Administrative Agent.


 


“Fees” means the fees and commissions provided for or referred to in Section 3.5 and any other fees payable by the Borrowers hereunder, under any other Loan Document or under the Fee Letter.


 




  





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“FIRREA” means the Financial Institution Recovery, Reform and Enforcement Act of 1989, as amended.


 


“Fixed Charges” means, with respect to a Person and for a given period, the sum of (a) the Interest Expense of such Person for such period, plus (b) the aggregate of all principal payments on Indebtedness made by such Person (net of any principal payments on Loan Investments or Bond Investments received by such Person) during such period (excluding balloon, bullet, early repayment or similar payments of principal which, in ease case, repays Indebtedness in full), plus (c) the aggregate of all Preferred Dividends paid or accrued by such Person during such period.


 


“Fixed Charge Coverage Ratio” means, as of any date, the ratio of (a) Adjusted EBITDA of the Loan Parties and their respective Subsidiaries determined on a consolidated basis for the fiscal quarter most recently ended to (b) Fixed Charges of the Loan Parties and their respective Subsidiaries determined on a consolidated basis for such period.


 


“Foreign Lender” means any Lender that is organized under the laws of a jurisdiction other than that in which a Borrower is resident for tax purposes.  For purposes of this definition, the United States of America, each State thereof and the District of Columbia shall be deemed to constitute a single jurisdiction.


 


“Fronting Exposure” means, at any time there is a Defaulting Lender, with respect to the Issuing Bank, such Defaulting Lender’s Commitment Percentage of the outstanding Letter of Credit Liabilities other than Letter of Credit Liabilities as to which such Defaulting Lender’s participation obligation has been reallocated to other Lenders or Cash Collateralized in accordance with the terms hereof.


 


“Fund” means any Person (other than a natural person) that is (or will be) engaged in making, purchasing, holding or otherwise investing in commercial loans and similar extensions of credit in the ordinary course of its business.


 


“Funded Debt” means the sum of the following of the Parent on a consolidated basis:  (a) all outstanding real estate mortgage debt and (b) all other secured or unsecured debt (including term loans, lines of credit, letters of credit, notes, and convertible notes) other than Indebtedness issued in connection with trust preferred securities (which have debt characteristics, if any, no less favorable to Lenders as those contained in the Parent’s existing trust preferred securities).


 


“Funded Intercompany Debt” means, mortgage loans or other loans that were both made by and are due to an entity that is owned by the Parent or its Subsidiaries (including the Borrowers).


 


“Funds From Operations” means, for the prior trailing twelve month period, with respect to the Parent and its Subsidiaries:  (a) net income (loss) of the Parent and its Subsidiaries on a consolidated basis for such period, excluding gains (or losses) from debt restructuring and sales of property, plus (b) depreciation with respect to the Parent and its Subsidiaries’ real estate assets and amortization (other than amortization of deferred financing costs), plus (c) non-cash charges for the impairment of real estate assets for such period, minus (or plus) (d) extraordinary or non-recurring gains (and losses), all after adjustment for unconsolidated partnerships and joint ventures.  Adjustments for unconsolidated partnership and joint ventures will be calculated to reflect Funds From Operations on the same basis.


 


“GAAP” means generally accepted accounting principles in the United States of America set forth in the opinions and pronouncements of the Accounting Principles Board of the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards Board (including Statement of Financial Accounting Standards No. 168, “The FASB Accounting Standards Codification”) or in such other statements by such other entity as may be approved by a significant segment of the accounting profession in the United States of America, which are applicable to the circumstances as of the date of determination.


 




  





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“Ground Lease” means a ground lease containing the following terms and conditions: (a) a remaining term (exclusive of any unexercised extension options) of 40 years or more from the Agreement Date; (b) the right of the lessee to mortgage and encumber its interest in the leased property without the consent of the lessor; (c) the obligation of the lessor to give the holder of any mortgage Lien on such leased property written notice of any defaults on the part of the lessee and agreement of such lessor that such lease will not be terminated until such holder has had a reasonable opportunity to cure or complete foreclosures, and fails to do so; (d) reasonable transferability of the lessee’s interest under such lease, including ability to sublease; and (e) such other rights customarily required by mortgagees making a loan secured by the interest of the holder of the leasehold estate demised pursuant to a ground lease or, to the extent all of the foregoing conditions are not satisfied, otherwise approved by Lenders.


 


“Governmental Approvals” means all authorizations, consents, approvals, licenses and exemptions of, registrations and filings with, and reports to, all Governmental Authorities.


 


“Governmental Authority” means any national, state or local government (whether domestic or foreign), any political subdivision thereof or any other governmental, quasi-governmental, judicial, administrative, public or statutory instrumentality, authority, body, agency, bureau, commission, board, department or other entity (including, without limitation, the Federal Deposit Insurance Corporation, the Comptroller of the Currency or the Federal Reserve Board, any central bank or any comparable authority) or any arbitrator with authority to bind a party at law.


 


“Guarantor” means CapLease, Inc., a Maryland corporation.


 


“Guaranty”, “Guaranteed” or to “Guarantee” as applied to any obligation means and includes:  (a) a guaranty (other than by endorsement of negotiable instruments for collection in the ordinary course of business), directly or indirectly, in any manner, of any part or all of such obligation, or (b) an agreement, direct or indirect, contingent or otherwise, and whether or not constituting a guaranty, the practical effect of which is to assure the payment or performance (or payment of damages in the event of nonperformance) of any part or all of such obligation whether by:  (i) the purchase of securities or obligations, (ii) the purchase, sale or lease (as lessee or lessor) of property or the purchase or sale of services primarily for the purpose of enabling the obligor with respect to such obligation to make any payment or performance (or payment of damages in the event of nonperformance) of or on account of any part or all of such obligation, or to assure the owner of such obligation against loss, (iii) the supplying of funds to or in any other manner investing in the obligor with respect to such obligation, (iv) repayment of amounts drawn down by beneficiaries of letters of credit (including Letters of Credit), or (v) the supplying of funds to or investing in a Person on account of all or any part of such Person’s obligation under a Guaranty of any obligation or indemnifying or holding harmless, in any way, such Person against any part or all of such obligation.  As the context requires, “Guaranty” shall also mean the guaranty executed and delivered pursuant to Section 6.1 and substantially in the form of Exhibit D.


 


“Hazardous Materials” means all or any of the following:  (a) substances that are defined or listed in, or otherwise classified pursuant to, any applicable Environmental Laws as “hazardous substances”, “hazardous materials”, “hazardous wastes”, “toxic substances” or any other formulation intended to define, list or classify substances by reason of deleterious properties such as ignitability, corrosivity, reactivity, carcinogenicity, reproductive toxicity, “TCLP” toxicity, or “EP toxicity”; (b) oil, petroleum or petroleum derived substances, natural gas, natural gas liquids or synthetic gas and drilling fluids, produced waters and other wastes associated with the exploration, development or production of crude oil, natural gas or geothermal resources; (c) any flammable substances or explosives or any radioactive materials; (d) asbestos in any form; (e) toxic mold; and (f) electrical equipment which contains any oil or dielectric fluid containing levels of polychlorinated biphenyls in excess of fifty parts per million.


 




  





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“Hazardous Materials Indemnity Agreement” means a Hazardous Materials Indemnity Agreement executed by the Borrowers and Parent in favor of the Administrative Agent, the Lenders, the Issuing Bank and each Specified Derivatives Provider and substantially in the form of Exhibit C.


 


“Indebtedness” means, with respect to a Person, at the time of computation thereof, all of the following (without duplication):  (a) all obligations of such Person in respect of money borrowed or for the deferred purchase price of property or services including trade debt incurred in the ordinary course of business); (b) all obligations of such Person, whether or not for money borrowed (i) represented by notes payable, or drafts accepted, in each case representing extensions of credit, (ii) evidenced by bonds, debentures, notes or similar instruments, or (iii) constituting purchase money indebtedness, conditional sales contracts, title retention debt instruments or other similar instruments, upon which interest charges are customarily paid or that are issued or assumed as full or partial payment for property or for services rendered; (c) Capitalized Lease Obligations of such Person; (d) all reimbursement obligations (contingent or otherwise) of such Person under or in respect of any letters of credit or acceptances (whether or not the same have been presented for payment); (e) all Off-Balance Sheet Obligations of such Person; (f) all obligations of such Person to purchase, redeem, retire, defease or otherwise make any payment in respect of any Mandatorily Redeemable Stock issued by such Person or any other Person, valued at the greater of its voluntary or involuntary liquidation preference plus accrued and unpaid dividends; (g) all obligations of such Person in respect of any purchase obligation, repurchase obligation, takeout commitment or forward equity commitment, in each case evidenced by a binding agreement (excluding any such obligation to the extent the obligation can be satisfied by the issuance of Equity Interests (other than Mandatorily Redeemable Stock)); (h) net obligations under any Derivative Contract (which shall be deemed to have an amount equal to the Derivatives Termination Value thereof at such time but in no event shall be less than zero); and (i) all Indebtedness of other Persons which such Person has Guaranteed or is otherwise recourse to such Person (except for guaranties of customary exceptions for fraud, misapplication of funds, environmental indemnities, voluntary bankruptcy, collusive involuntary bankruptcy and other similar exceptions to non-recourse liability) or (j) all Indebtedness of another Person secured by (or for which the holder of such Indebtedness has an existing right, contingent or otherwise, to be secured by) any Lien on property or assets owned by such Person, even though such Person has not assumed or become liable for the payment of such Indebtedness or other payment obligation; and (k) such Person’s Ownership Share of the Indebtedness of any Unconsolidated Affiliate of such Person.  Indebtedness of any Person shall include Indebtedness of any partnership or joint venture in which such Person is a general partner or joint venturer to the extent of such Person’s Ownership Share of such partnership or joint venture (except if such Indebtedness, or portion thereof, is recourse to such Person, in which case the greater of such Person’s Ownership Share of such Indebtedness or the amount of the recourse portion of the Indebtedness, shall be included as Indebtedness of such Person).  All Loans and Letter of Credit Liabilities shall constitute Indebtedness of the Borrowers.


 


“Indemnifiable Amounts” has the meaning given that term in Section 12.8.


 


“Indemnified Costs” has the meaning given that term in Section 13.10.


 


“Indemnified Party” has the meaning given that term in Section 13.10.


 


“Indemnity Proceeding” has the meaning given that term in Section 13.10.


 




  





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“Initial Maturity Date” means June 28, 2015.


 


“Intellectual Property” has the meaning given that term in Section 7.1(t).


 


“Interest Expense” means, with respect to a Person and for any period, without duplication (a) total interest expense of such Person, including capitalized interest not funded under a construction loan interest reserve account, determined on a consolidated basis in accordance with GAAP for such period, plus (b) such Person’s Ownership Share of total interest expense (including capitalized interest not funded under a construction loan interest reserve account) of Unconsolidated Affiliates of such Person for such period.


 


“Interest Period” means, with respect to each LIBOR Loan, each period commencing on the date such LIBOR Loan is made, or in the case of the Continuation of a LIBOR Loan the last day of the preceding Interest Period for such Loan, and ending on the numerically corresponding day in the first, third or sixth calendar month thereafter, as the Borrowers may select in a Notice of Borrowing,  Notice of Continuation or Notice of Conversion, as the case may be, except that each Interest Period that commences on the last Business Day of a calendar month (or on any day for which there is no numerically corresponding day in the appropriate subsequent calendar month) shall end on the last Business Day of the appropriate subsequent calendar month.  Notwithstanding the foregoing:  (i) if any Interest Period would otherwise end after the Maturity Date, such Interest Period shall end on the Maturity Date; and (ii) each Interest Period that would otherwise end on a day which is not a Business Day shall end on the immediately following Business Day (or, if such immediately following Business Day falls in the next calendar month, on the immediately preceding Business Day).


 


“Internal Revenue Code” means the Internal Revenue Code of 1986, as amended.


 


“Investment” means, with respect to any Person, any acquisition or investment (whether or not of a controlling interest) by such Person, by means of any of the following:  (a) the purchase or other acquisition of any Equity Interest in another Person, (b) a loan, advance or extension of credit to, capital contribution to, Guaranty of Indebtedness of, or purchase or other acquisition of any Indebtedness of, another Person, including any partnership or joint venture interest in such other Person, or (c) the purchase or other acquisition (in one transaction or a series of transactions) of assets of another Person that constitute the business or a division or operating unit of another Person.  Any commitment to make an Investment in any other Person, as well as any option of another Person to require an Investment in such Person, shall constitute an Investment.  Except as expressly provided otherwise, for purposes of determining compliance with any covenant contained in a Loan Document, the amount of any Investment shall be the amount actually invested, without adjustment for subsequent increases or decreases in the value of such Investment.


 


“Issuing Bank” means Wells Fargo or any other Lender, each in its capacity as an issuer of Letters of Credit pursuant to Section 2.4.


 


“Kroger” means The Kroger Co., an Ohio corporation.


 


“Kroger Borrowing Base Value” means, with respect to the Kroger Portfolio, an amount equal to the lesser of the following:


 



	
  

	
(a)

	
65% of the then applicable Kroger Hypothetical As-Is Appraised Value,







 



	
  

	
(b)

	
$40,600,000,







 




  





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(c)

	
85% of the Kroger Lease Termination Payment, and







 



	
  

	
(d)

	
the sum of the Debt Yield Amount for each Property in the Kroger Portfolio divided, in each case, by the following:







 



	
  

	
(i)

	
1.10, from the Agreement Date to and including June 30, 2013,







 



	
  

	
(ii)

	
1.20, from July 1, 2013 to and including June 30, 2014,







 



	
  

	
(iii)

	
1.30, from July 1, 2014 to and including June 30, 2015, and







 



	
  

	
(iv)

	
1.40 during any periods following the Initial Maturity Date, where the Maturity Date has been validly extended pursuant to Section 2.14.







 


Notwithstanding the foregoing, if either (X) Kroger’s S&P long term credit rating is less than BBB- or (Y) Kroger’s Moody’s long term credit rating is less than Baa3 or (Z) Kroger is no longer rated by both S&P and Moody’s, then for purposes of clause (d) preceding, the Debt Yield Amount for each Property in the Kroger Portfolio shall be divided by 1.40.


 


“Kroger Lease Termination Payment” means the sum of Lease termination payments to be received by Borrowers from Kroger as set forth in Schedule C-1 of those Amended and Restated Leases between PREFCO Nineteen Limited Partnership, as landlord, and The Kroger Co. as tenant, for each of the eleven properties comprising the Kroger Portfolio, assuming Kroger had exercised its lease termination rights as of the date of determination.


 


“Kroger Portfolio” means the Properties listed on Schedule 1.1(b) attached hereto.


 


“Kroger Portfolio Hypothetical As-Is Appraised Value” means, with respect to the Kroger Portfolio as of any date of determination, the “hypothetical” “as-is” market value of the Kroger Portfolio as of the next occurring July 2 as reflected in the most recent Appraisal of the Kroger Portfolio, as the same may have been reasonably adjusted by the Administrative Agent based upon its internal review of such Appraisal which is based on criteria and factors then generally used and considered by the Administrative Agent in determining the value of similar real estate Properties, which review shall be conducted prior to acceptance of such Appraisal by the Administrative Agent.


 


“L/C Commitment Amount” has the meaning given to that term in Section 2.4(a).


 


“L/C Disbursement” has the meaning given to that term in Section 3.9(b).


 


“Landmark Property” means that certain real property located at 1200 Landmark Center, 1299 Farnam Street, Omaha, Nebraska  68102.


 


“Leasehold Gross Asset Value” or “Leasehold GAV” means, for any period, NOI for all Leasehold Properties divided by the Capitalization Rate.  Notwithstanding the foregoing, any Leasehold Properties classified as Transitional Properties shall be excluded from the calculation of NOI for purposes of Leasehold GAV; provided, however, Leasehold GAV will be adjusted to reflect the following valuation on an aggregate basis for any Leasehold Property classified as a Transitional Property:


 



	
  

	
(A)

	
at all times prior to the Initial Maturity Date, the greater of (i) the “As-Is” Appraised Value of such Transitional Property or (ii) if applicable, the funded non-recourse debt amount of such Transitional Property; provided however, such nonrecourse debt amount shall be limited to 120% of the “As-Is” Appraised Value, and







 




  





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(B)

	
during any periods following the Initial Maturity Date where the Maturity Date has been extended pursuant to Section 2.14, the “As-Is” Appraised Value.







 


A Property will cease to be a Transitional Property for purposes of calculating Leasehold GAV upon the earlier to occur of: (i) such property no longer being a Transitional Property or (ii) such property having been classified as a Transitional Property for six (6) consecutive calendar quarters; thereafter, no value shall be attributed to such Transitional Property for purposes of calculating Leasehold GAV.  Additionally, Leasehold GAV for a Property shall be zero if there is a default beyond the cure period, if any, under a Ground Lease affecting such Property.


 


“Leasehold Properties” means, any Property owned by the Guarantor and its Subsidiaries (including the Borrowers) that is owned on a leasehold rather than a fee basis.  For the avoidance of doubt, this shall also include any Property subject to an estate for years (with a remainderman) ownership structure.


 


“Lender” means each financial institution from time to time party hereto as a “Lender” together with its respective successors and permitted assigns; provided, however, that the term “Lender” except as otherwise expressly provided herein, shall exclude any Lender (or its Affiliates) in its capacity as a Specified Derivatives Provider.


 


“Lending Office” means, for each Lender and for each Type of Loan, the office of such Lender specified in such Lender’s Administrative Questionnaire or in the applicable Assignment and Assumption, or such other office of such Lender as such Lender may notify the Administrative Agent in writing from time to time.


 


“Letter of Credit” has the meaning given that term in Section 2.4(a).


 


“Letter of Credit Collateral Account” means a special deposit account maintained by the Administrative Agent, for the benefit of the Administrative Agent, the Issuing Bank and the Lenders, and under its sole dominion and control.


 


“Letter of Credit Documents” means, with respect to any Letter of Credit, collectively, any application therefor, any certificate or other document presented in connection with a drawing under such Letter of Credit and any other agreement, instrument or other document governing or providing for (a) the rights and obligations of the parties concerned or at risk with respect to such Letter of Credit or (b) any collateral security for any of such obligations.


 


“Letter of Credit Liabilities” means, without duplication, at any time and in respect of any Letter of Credit, the sum of (a) the Stated Amount of such Letter of Credit plus (b) the aggregate unpaid principal amount of all Reimbursement Obligations of the Borrowers at such time due and payable in respect of all drawings made under such Letter of Credit.  For purposes of this Agreement, a Lender (other than the Lender then acting as Issuing Bank) shall be deemed to hold a Letter of Credit Liability in an amount equal to its participation interest under Section 2.4 in the related Letter of Credit, and the Lender then acting as the Issuing Bank shall be deemed to hold a Letter of Credit Liability in an amount equal to its retained interest in the related Letter of Credit after giving effect to the acquisition by the Lenders (other than the Lender then acting as the Issuing Bank) of their participation interests under such Section.


 




  





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“Leverage Ratio” means, as of any date, the ratio of (i) Funded Debt of the Loan Parties and their respective Subsidiaries determined on a consolidated basis to (ii) Total Gross Asset Value of the Loan Parties and their respective Subsidiaries determined on a consolidated basis.


 


“LIBOR” means, for the Interest Period for any LIBOR Loan, the rate of interest, rounded up to the nearest whole multiple of one-hundredth of one percent (0.01%), obtained by dividing (i) the rate of interest, rounded upward to the nearest whole multiple of one-sixteenth of one percent (0.00625%), referred to as the BBA (British Bankers’ Association) LIBOR rate as set forth by any service selected by the Administrative Agent that has been nominated by the British Bankers’ Association as an authorized information vendor for the purpose of displaying such rate for deposits in Dollars at approximately 12:00 p.m. Eastern time, two (2) Business Days prior to the date of commencement of such Interest Period for purposes of calculating effective rates of interest for loans or obligations making reference thereto, for an amount approximately equal to the applicable LIBOR Loan and for a period of time approximately equal to such Interest Period by (ii) a percentage equal to 1 minus the stated maximum rate (stated as a decimal) of all reserves, if any, required to be maintained with respect to Eurocurrency funding (currently referred to as “Eurocurrency liabilities”) as specified in Regulation D of the Board of Governors of the Federal Reserve System (or against any other category of liabilities which includes deposits by reference to which the interest rate on LIBOR Loans is determined or any applicable category of extensions of credit or other assets which includes loans by an office of any Lender outside of the United States of America).  Any change in such maximum rate shall result in a change in LIBOR on the date on which such change in such maximum rate becomes effective.


 


“LIBOR Loan” means a Loan (other than a Base Rate Loan) bearing interest at a rate based on LIBOR.


 


“LIBOR Market Index Rate” means, for any day, LIBOR as of that day for one-month deposits in Dollars determined at approximately 12:00 p.m. Eastern time for such day (or if such day is not a Business Day, the immediately preceding Business Day).  The LIBOR Market Index Rate shall be determined on a daily basis.


 


“Lien” as applied to the property of any Person means:  (a) any security interest, encumbrance, mortgage, deed to secure debt, deed of trust, assignment of leases and rents, pledge, lien, hypothecation, assignment, charge or lease constituting a Capitalized Lease Obligation, conditional sale or other title retention agreement, or other security title or encumbrance of any kind in respect of any property of such Person, or upon the income, rents or profits therefrom; (b) any arrangement, express or implied, under which any property of such Person is transferred, sequestered or otherwise identified for the purpose of subjecting the same to the payment of Indebtedness or performance of any other obligation in priority to the payment of the general, unsecured creditors of such Person; and (c) the filing of any financing statement under the UCC or its equivalent in any jurisdiction, other than any precautionary filing not otherwise constituting or giving rise to a Lien, including a financing statement filed (i) in respect of a lease not constituting a Capitalized Lease Obligation pursuant to Section 9-505 (or a successor provision) of the UCC or its equivalent as in effect in an applicable jurisdiction or (ii) in connection with a sale or other disposition of accounts or other assets not prohibited by this Agreement in a transaction not otherwise constituting or giving rise to a Lien.


 


“Loan” means a Revolving Loan.


 


“Loan Document” means this Agreement, each Note, the Guaranty, each other Security Document, each Letter of Credit Document and each other document or instrument now or hereafter executed and delivered by a Loan Party in connection with, pursuant to or relating to this Agreement (other than the Fee Letter and any Specified Derivatives Contract).


 




  





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“Loan Investments” means, loans that the Parent has made, including without limitation, loans that are generally secured by single-tenant, net-leased retail drug stores, retail centers, warehouse, and office properties.


 


“Loan Party” means each Borrower, Parent, each other Person who guarantees all or a portion of the Obligations and/or who pledges any Collateral to secure all or a portion of the Obligations.  Schedule 1.1(a) sets forth the Loan Parties in addition to the Borrowers as of the Agreement Date.


 


“Mandatorily Redeemable Stock” means, with respect to any Person, any Equity Interest of such Person which by the terms of such Equity Interest (or by the terms of any security into which it is convertible or for which it is exchangeable or exercisable), upon the happening of any event or otherwise, (a) matures or is mandatorily redeemable, pursuant to a sinking fund obligation or otherwise (other than an Equity Interest to the extent redeemable in exchange for common stock or other equivalent common Equity Interests at the option of the issuer of such Equity Interest), (b) is convertible into or exchangeable or exercisable for Indebtedness or Mandatorily Redeemable Stock, or (c) is redeemable at the option of the holder thereof, in whole or part (other than an Equity Interest which is redeemable solely in exchange for common stock or other equivalent common Equity Interests), in each case on or prior to the Maturity Date.


 


“Material Adverse Effect” means a materially adverse effect on (a) the assets, liabilities, or financial condition of the Parent, Borrowers and their respective Subsidiaries taken as a whole, (b) the ability of the Borrowers or any other Loan Party to perform its obligations under any Loan Document to which it is a party, (c) the validity or enforceability of any of the Loan Documents, or (d) the rights and remedies of the Lenders, the Issuing Bank and the Administrative Agent under any of the Loan Documents.


 


“Material Contract” means (a) each Property Management Agreement, if any, with respect to a Borrowing Base Property, (b) any Tenant Lease with respect to a Borrowing Base Property, (c) any Ground Lease with respect to a Borrowing Base Property and (d) any contract or other arrangement (other than Loan Documents and Specified Derivatives Contracts), whether written or oral, to which the Borrowers, any Subsidiary or any other Loan Party is a party as to which the breach, nonperformance, cancellation or failure to renew by any party thereto could reasonably be expected to have a Material Adverse Effect.


 


“Material Subsidiary” means any Subsidiary of any Borrower with assets having a fair market value of $1,000,000.00 or more.


 


“Maturity Date” means the Initial Maturity Date, or such later date to which the Maturity Date may be extended pursuant to Section 2.14, or any earlier acceleration thereof.


 


“Maximum Loan Availability” means, at any time, the lesser of (a) $100,000,000.00, (b) the Borrowing Base, and (c) the amount, if any, by which (i) the Borrowing Base exceeds (ii) the aggregate outstanding principal amount of the Loans and the Letter of Credit Liabilities.


 


“Michelin, Abbott and Baxter Borrowing Base Value”, with respect to the Michelin Property, Abbott Property or Baxter Property, an amount equal to the sum of the lesser of (a) 65% of the As-Is Appraised Value of such Borrowing Base Property and (b) the Debt Yield Amount for such Borrowing Base Property divided by 1.20.


 


“Michelin Property” means that certain real property located at 5600 Cane Run Road, Louisville, Kentucky  40258.


 




  





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“Minimum Interest Coverage Ratio” means, as of any date, the ratio of (i) Adjusted EBITDA of the Loan Parties and their respective Subsidiaries determined on a consolidated basis for the fiscal quarter most recently ended to (ii) Interest Expense of the Loan Parties and their respective Subsidiaries determined on a consolidated basis for such period.


 


“Moody’s” means Moody’s Investors Service, Inc. and its successors.


 


“Multiemployer Plan” means at any time a multiemployer plan within the meaning of Section 4001(a)(3) of ERISA to which any member of the ERISA Group is then making or accruing an obligation to make contributions or has within the preceding six plan years made contributions, including for these purposes any Person which ceased to be a member of the ERISA Group during such six-year period.


 


“Negative Pledge” means, with respect to a given asset, any provision of a document, instrument or agreement (other than any Loan Document) which prohibits or purports to prohibit the creation or assumption of any Lien on such asset as security for Indebtedness of the Person owning such asset or any other Person; provided, however, that an agreement that conditions a Person’s ability to encumber its assets upon the maintenance of one or more specified ratios that limit such Person’s ability to encumber its assets but that do not generally prohibit the encumbrance of its assets, or the encumbrance of specific assets, shall not constitute a Negative Pledge.


 


“Net Effective Rent” means, for any lease the base rent scheduled under a Tenant Lease, as reduced for any amounts paid by the landlord to or on behalf of the tenant for the purpose of inducing the tenant to enter into such Tenant Lease, including, without limitation, an excessive tenant improvement allowance, moving expenses, free rent periods or abatements or lease buyouts.







“Net Operating Income” or “NOI” means, for any Property and for a given period, the sum of the following (without duplication and determined on a consistent basis with prior periods):  (a) rents (recognized on a modified GAAP basis (no straight-lining of rents)) and other revenues received in the ordinary course from such Property (including expense recoveries and proceeds from rent loss or business interruption insurance but excluding pre-paid rents and revenues and security deposits except to the extent applied in satisfaction of tenants’ obligations for rent and also excluding rent and rents and revenues made by a tenant (i) that is in default of its monetary or other material lease obligations beyond the cure period, if any or (ii) that is subject to either a voluntary or involuntary bankruptcy petition) minus (b) all expenses paid (excluding interest but including an appropriate accrual for property taxes and insurance) related to the ownership, operation or maintenance of such Property, including but not limited to, property taxes, assessments and the like, insurance, utilities, payroll costs, maintenance, repair and landscaping expenses, marketing expenses, and general and administrative expenses (including an appropriate allocation for legal, accounting, advertising, marketing and other expenses incurred in connection with such Property, but specifically excluding general overhead expenses of the Borrowers and their respective Subsidiaries and any management fees) minus (c) the Capital Reserves for such Property as of the end of such period minus (d) the greater of (i) the actual property management fee paid during such period with respect to such Property and (ii) an imputed management fee in an amount equal to 1% of the gross revenues for such Property for such period.  Rental revenue for any Properties that pay rent semi-annually, annually or in any intervals other than monthly shall be adjusted to a monthly rent by dividing total calendar year rents by twelve (12).  Notwithstanding the foregoing, when calculating NOI for purposes of determining the Borrowing Base, NOI shall exclude rent payments made by a tenant:  (i) that is no longer in occupancy; (ii) that vacated its space during the three months prior to the date of determination (provided that the Borrowers may include NOI from a tenant that took occupancy during the three month test period as if such occurred on the first day of the test period); (iii) that has given non-renewal notice, unless such notice is given more than three months prior to its lease expiration in which case such tenant may be included in NOI until three months prior to lease expiration; and (iv) that has less than three months of lease term remaining.  For the avoidance of doubt, the adjustments in the preceding sentence, however, shall not apply when calculating Property Portfolio NOI in order to determine compliance with financial covenants hereunder.


 




  





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“Net Proceeds” means with respect to an Equity Issuance by a Person, the aggregate amount of all cash and the Fair Market Value of all other property (other than securities of such Person being converted or exchanged in connection with such Equity Issuance) received by such Person in respect of such Equity Issuance net of investment banking fees, legal fees, accountants’ fees, underwriting discounts and commissions and other customary fees and expenses actually incurred by such Person in connection with such Equity Issuance.


 


“Non-Defaulting Lender” means, at any time, each Lender that is not a Defaulting Lender at such time.


 


“Nonrecourse Indebtedness” means, with respect to a Person, Indebtedness for borrowed money in respect of which recourse for payment (except for customary exceptions for fraud, misapplication of funds, environmental indemnities, voluntary bankruptcy, collusive involuntary bankruptcy and other similar customary exceptions to nonrecourse liability in a form reasonably acceptable to the Administrative Agent) is contractually limited to specific assets of such Person encumbered by a Lien securing such Indebtedness.


 


“Note” means a Revolving Note.


 


“Notice of Borrowing” means a notice substantially in the form of Exhibit E (or such other form reasonably acceptable to the Administrative Agent and containing the information required in such Exhibit) to be delivered to the Administrative Agent pursuant to Section 2.1(b) evidencing the Borrowers’ request for a borrowing of Revolving Loans.


 


“Notice of Continuation” means a notice substantially in the form of Exhibit F (or such other form reasonably acceptable to the Administrative Agent and containing the information required in such Exhibit) to be delivered to the Administrative Agent pursuant to Section 2.10 evidencing the Borrowers’ request for the Continuation of a LIBOR Loan.


 


“Notice of Conversion” means a notice substantially in the form of Exhibit G (or such other form reasonably acceptable to the Administrative Agent and containing the information required in such Exhibit) to be delivered to the Administrative Agent pursuant to Section 2.11 evidencing the Borrowers’ request for the Conversion of a Loan from one Type to another Type.


 


“Obligations” means, individually and collectively:  (a) the aggregate principal balance of, and all accrued and unpaid interest on, all Loans; (b) all Reimbursement Obligations and all other Letter of Credit Liabilities; and (c) all other indebtedness, liabilities, obligations, covenants and duties of the Borrowers and the other Loan Parties owing to the Administrative Agent, the Issuing Bank or any Lender of every kind, nature and description, under or in respect of this Agreement or any of the other Loan Documents, including, without limitation, the Fees and indemnification obligations, whether direct or indirect, absolute or contingent, due or not due, contractual or tortious, liquidated or unliquidated, and whether or not evidenced by any promissory note.  For the avoidance of doubt, “Obligations” shall not include Specified Derivatives Obligations.


 




  





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“Off-Balance Sheet Obligations” means liabilities and obligations of the Parent or any other Person in respect of “off-balance sheet arrangements” (as defined in Item 303(a)(4)(ii) of Regulation S-K promulgated under the Securities Act) which the Parent would be required to disclose in the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” section of the Parent’s report on Form 10-Q or Form 10-K (or their equivalents) which the Parent is required to file with the Securities and Exchange Commission (or any Governmental Authority substituted therefor).


 


“OFAC” has the meaning given that term in Section 7.1(y).


 


“Ownership Share” means, with respect to any Subsidiary of a Person (other than a Wholly Owned Subsidiary) or any Unconsolidated Affiliate of a Person, the greater of (a) such Person’s relative nominal direct and indirect ownership interest (expressed as a percentage) in such Subsidiary or Unconsolidated Affiliate, (b) such Person’s relative direct and indirect economic interest (calculated as a percentage) in such Subsidiary or Unconsolidated Affiliate determined in accordance with the applicable provisions of the declaration of trust, articles or certificate of incorporation, articles of organization, partnership agreement, joint venture agreement or other applicable organizational document of such Subsidiary or Unconsolidated Affiliate, or (c) such Person’s relative recourse interest (expressed as a percentage) in such Subsidiary or Unconsolidated Affiliate.  For example, if the Parent owns 25% of a Property but has structured a joint venture such that Parent receives 90% of the economic benefits from the project then the Ownership Share shall be equal to 90%.  Likewise if the Parent owns 25% of a Property but has recourse on the debt equal to 90%, the Ownership Share shall be equal to 90%.  If the Parent shall be acting as a general partner in any partnership, the Ownership Share shall be equal to 100%.


 


“Parent” means CapLease, Inc., a Maryland corporation.


 


“Participant” has the meaning given that term in Section 13.6(d).


 


“PBGC” means the Pension Benefit Guaranty Corporation and any successor agency.


 


“Permitted Liens” means, with respect to any asset or property of a Person, (a)(i) Liens securing taxes, assessments and other charges or levies imposed by any Governmental Authority (excluding any Lien imposed pursuant to any of the provisions of ERISA or pursuant to any Environmental Laws) or (ii) the claims of materialmen, mechanics, carriers, warehousemen or landlords for labor, materials, supplies or rentals incurred in the ordinary course of business, which, in each case, are not at the time required to be paid or discharged under Section 8.6; (b) Liens consisting of deposits or pledges made, in the ordinary course of business, in connection with, or to secure payment of, obligations under workers’ compensation, unemployment insurance or similar Applicable Laws; (c) Liens consisting of encumbrances in the nature of zoning restrictions, easements, and rights or restrictions of record on the use of real property, which do not materially detract from the value of such property or impair the intended use thereof in the business of such Person; (d) the rights of tenants under leases or subleases not interfering with the ordinary conduct of business of such Person; (e) Liens in favor of the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank and each Specified Derivatives Provider; (f) Liens in favor of any of the Borrowers or Guarantor securing obligations owing by a Subsidiary to any of the Borrowers or Guarantor; and (g) Liens in existence as of the Agreement Date as set forth on Schedule 1.1(c) attached hereto.


 


“Person” means any natural person, corporation, limited partnership, general partnership, joint stock company, limited liability company, limited liability partnership, joint venture, association, company, trust, bank, trust company, land trust, business trust or other organization, whether or not a legal entity, or any other nongovernmental entity, or any Governmental Authority.


 




  





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“Plan” means at any time an employee pension benefit plan (other than a Multiemployer Plan) which is covered by Title IV of ERISA or subject to the minimum funding standards under Section 412 of the Internal Revenue Code and either (a) is maintained, or contributed to, by any member of the ERISA Group for employees of any member of the ERISA Group or (b) has at any time within the preceding six years been maintained, or contributed to, by any Person which was at such time a member of the ERISA Group for employees of any Person which was at such time a member of the ERISA Group.


 


“Post-Default Rate” means, in respect of any principal of any Loan or any Reimbursement Obligation outstanding when the Post-Default Rate is applied in accordance with Section 2, the rate otherwise applicable plus an additional four percent (4%) per annum and with respect to any other Obligation that is not paid when due (whether at stated maturity, by acceleration, by optional or mandatory prepayment or otherwise), a rate per annum equal to the Base Rate as in effect from time to time plus the Applicable Margin plus four percent (4%).


 


“Preferred Dividends” means, for any period and without duplication, all Restricted Payments paid during such period on Preferred Equity issued by the Parent, any Borrower or any of their respective Subsidiaries.  Preferred Dividends shall not include dividends or distributions (a) paid or payable solely in Equity Interests (other than Mandatorily Redeemable Stock) payable to holders of such class of Equity Interests, (b) paid or payable to the Borrowers or a Subsidiary, or (c) constituting or resulting in the redemption of Preferred Equity, other than scheduled redemptions not constituting balloon, bullet or similar redemptions in full.


 


“Preferred Equity” means, with respect to any Person, Equity Interests in such Person which are entitled to preference or priority over any other Equity Interest in such Person in respect of the payment of dividends or distribution of assets upon liquidation or both.


 


“Principal Office” means the office of the Administrative Agent located at One West Fourth Street, 3rd Floor, Winston-Salem, North Carolina  27101, or any other subsequent office that the Administrative Agent shall have specified as the Principal Office by written notice to the Borrowers and the Lenders.


 


“Property” means any parcel of real property owned or leased (in whole or in part and including estate for years interests) or operated by a Borrower, any Subsidiary or any Unconsolidated Affiliate of such Borrower and which is located in the continental United States of America.


 


“Property Management Agreements” means, collectively, all agreements entered into by a Borrower or any other Loan Party pursuant to which such Borrower or such other Loan Party engages a Person to advise it with respect to the management of a given Property and/or to manage a given Property.


 


“Property Management Contract Assignment” means a Property Management Contract Assignment executed by the Borrowers or any other Loan Party in favor of the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank and each Specified Derivatives Provider substantially in the form of Exhibit H or otherwise in form and substance satisfactory to the Administrative Agent.  Such document may, at the Administrative Agent’s election, constitute a subordination of Property Management Agreement, rather than an assignment thereof.


 


“Property Portfolio NOI” means, as of a given date, the Net Operating Income for all Properties (including, fee, estate for years and leasehold interests) of the Parent and its Subsidiaries (including, the Borrowers), but excluding Transitional Properties and Properties acquired during the two (2) most recent quarters.


 




  





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“Property Release” has the meaning given that term in Section 4.2.


 


“Protective Advance” means all sums expended as determined by the Administrative Agent to be necessary or appropriate after the Borrowers fail to do so when required:  (a) to protect the validity, enforceability, perfection or priority of the Liens in any of the Collateral and the instruments evidencing the Obligations; (b) to prevent the value of any Collateral from being materially diminished (assuming the lack of such a payment within the necessary time frame could potentially cause such Collateral to lose value); or (c) to protect any of the Collateral from being materially damaged, impaired, mismanaged or taken, including, without limitation, any amounts expended in connection therewith in accordance with Section 13.2.


 


“Qualified Plan” means a Benefit Arrangement that is intended to be tax-qualified under Section 401(a) of the Internal Revenue Code.


 


“Rating Agency” means S&P, Moody’s or any other nationally recognized securities rating agency selected by the Borrowers and approved of by the Administrative Agent in writing.


 


“Recourse Indebtedness” means any Indebtedness that is not Nonrecourse Indebtedness.


 


“Recourse Secured Indebtedness” means, with respect to a Person as of a given date, the aggregate principal amount of all Recourse Indebtedness of such Person outstanding on such date that is secured in any manner by any Lien on any property and, in the case of the Parent, shall include (without duplication) the Parent’s Ownership Share of the Secured Indebtedness of any of its Unconsolidated Affiliates.


 


“Register” has the meaning given that term in Section 13.6(c).


 


“Regulatory Change” means, with respect to any Lender, any change effective after the Agreement Date in Applicable Law (including without limitation, Regulation D of the Board of Governors of the Federal Reserve System) or the adoption or making after such date of any interpretation, directive or request applying to a class of banks, including such Lender, of or under any Applicable Law (whether or not having the force of law and whether or not failure to comply therewith would be unlawful) by any Governmental Authority or monetary authority charged with the interpretation or administration thereof or compliance by any Lender with any request or directive regarding capital adequacy.  Notwithstanding anything herein to the contrary, (a) the Dodd-Frank Wall Street Reform and Consumer Protection Act and all requests, rules, guidelines or directives thereunder or issued in connection therewith and (b) all requests, rules, guidelines or directives promulgated by the Bank for International Settlements, the Basel Committee on Banking Supervision (or any successor or similar authority) or the United States or foreign regulatory authorities, in each case pursuant to Basel III, shall in each case be deemed to be a “Regulatory Change”, regardless of the date enacted, adopted or issued.


 


“Reimbursement Obligation” means the absolute, unconditional and irrevocable obligation of the Borrowers to reimburse the Issuing Bank for any drawing honored by the Issuing Bank under a Letter of Credit.


 


“REIT” means a Person qualifying for treatment as a “real estate investment trust” under the Internal Revenue Code.


 


“Related Parties” means, with respect to any Person, such Person’s Affiliates and the partners, directors, officers, employees, agents and advisors of such Person and of such Person’s Affiliates.


 




  





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 “Remainderman Trust” means THE KCRI TRUST, a New York Trust.


 


“Requisite Lenders” means, as of any date, (a) Lenders (which must include Administrative Agent) having at least 66-2/3% of the aggregate amount of the Revolving Commitments, or (b) if the Revolving Commitments have been terminated or reduced to zero, Lenders (which must include Administrative Agent) holding at least 66-2/3% of the principal amount of the aggregate outstanding Loans and Letter of Credit Liabilities; provided that (i) in determining such percentage at any given time, all then existing Defaulting Lenders will be disregarded and excluded, and (ii) at all times when two or more Lenders (excluding Defaulting Lenders) are party to this Agreement, the term “Requisite Lenders” shall in no event mean less than two Lenders.


 


“Responsible Officer” means with respect to the Parent, the Borrowers or any Subsidiary, the chief executive officer, the president, the chief financial officer, the chief investment officer and the general counsel of the Parent, the applicable Borrower or such Subsidiary.


 


“Restricted Payment” means (a) any dividend or other distribution, direct or indirect, on account of any Equity Interest of the Borrowers or any of its Subsidiaries now or hereafter outstanding, except a dividend payable solely in shares of that class of Equity Interests to the holders of that class; (b) any redemption, conversion, exchange, retirement, sinking fund or similar payment, purchase or other acquisition for value, direct or indirect, of any shares of any Equity Interest of the Borrowers or any of its Subsidiaries now or hereafter outstanding; (c) any payment or prepayment of principal of, premium, if any, or interest on, redemption, conversion, exchange, purchase, retirement, defeasance, sinking fund or similar payment with respect to, any subordinated debt; and (d) any payment made to retire, or to obtain the surrender of, any outstanding warrants, options or other rights to acquire any Equity Interests of the Borrowers or any of its Subsidiaries now or hereafter outstanding.


 


“Revolving Commitment” means, as to each Lender, such Lender’s obligation to make Revolving Loans pursuant to Section 2.1 and to issue (in the case of the Issuing Bank) and to participate (in the case of the other Lenders) in Letters of Credit pursuant to Section 2.4(i), in an amount up to, but not exceeding the amount set forth for such Lender on Schedule 1 as such Lender’s “Revolving Commitment Amount” or as set forth in any applicable Assignment and Assumption, as the same may be reduced from time to time pursuant to Section 2.13 or increased or reduced as appropriate to reflect any assignments to or by such Lender effected in accordance with Section 13.6.


 


“Revolving Credit Exposure” means, as to any Lender at any time, the aggregate principal amount at such time of its outstanding Revolving Loans and such Lender’s participation in Letter of Credit Liabilities at such time.


 


“Revolving Lender” means a Lender having a Revolving Commitment.


 


“Revolving Loan” means a loan made by a Lender to the Borrowers pursuant to Section 2.1(a).


 


“Revolving Note” means a promissory note of the Borrowers substantially in the form of Exhibit I, payable to the order of a Lender in a principal amount equal to the amount of such Lender’s Revolving Commitment.


 


“Secured Indebtedness” means, with respect to a Person as of a given date, the aggregate principal amount of all Indebtedness of such Person outstanding on such date that is secured in any manner by any Lien on any property and, in the case of the Parent, shall include (without duplication) the Parent’s Ownership Share of the Secured Indebtedness of any of its Unconsolidated Affiliates.


 




  





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“Securities Act” means the Securities Act of 1933, as amended from time to time, together with all rules and regulations issued thereunder.


 


“Security Deed” means a mortgage, deed to secure debt, deed of trust or other security interest executed by a Borrower or a Subsidiary of a Borrower in favor of the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank and each Specified Derivatives Provider in form and substance satisfactory to the Administrative Agent.


 


“Security Document” means the Guaranty, any Security Deed, any Property Management Contract Assignments, and any security agreement, pledge agreement, financing statement, or other document, instrument or agreement creating, evidencing or perfecting the Administrative Agent’s Liens in any of the Collateral.  For the avoidance of doubt, “Security Document” shall not include any Derivatives Support Document.


 


“Solvent” means, when used with respect to any Person, that (a) the fair value and the fair salable value of its assets (excluding any Indebtedness due from any Affiliate of such Person) are each in excess of the fair valuation of its total liabilities (including all contingent liabilities computed at the amount which, in light of all facts and circumstances existing at such time, represents the amount that could reasonably be expected to become an actual and matured liability); (b) such Person is able to pay its debts or other obligations in the ordinary course as they mature; and (c) such Person has capital not unreasonably small to carry on its business and all business in which it proposes to be engaged.


 


“Specified Derivatives Contract” means any Derivatives Contract, together with any Derivatives Support Document relating thereto, that is made or entered into at any time, or in effect at any time now or hereafter, whether as a result of an assignment or transfer or otherwise, between the Borrowers or any Subsidiary of the Borrowers and any Specified Derivatives Provider.


 


“Specified Derivatives Obligations” means all indebtedness, liabilities, obligations, covenants and duties of the Borrowers or its Subsidiaries under or in respect of any Specified Derivatives Contract, whether direct or indirect, absolute or contingent, due or not due, liquidated or unliquidated, and whether or not evidenced by any written confirmation.


 


“Specified Derivatives Provider” means any Lender, or any Affiliate of a Lender that is a party to a Derivatives Contract at the time the Derivatives Contract is entered into.


 




  





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“SPE Entity” means a legal entity thats sole purpose to be conducted is to engage in the following activities:  (i) to acquire, own, hold, lease, operate, manage, maintain, develop and improve, the Borrowing Base Property; (ii) to enter into and perform its obligations under the Loan Documents; (iii) to sell, transfer, service, convey, dispose of, pledge, assign, borrow money against, finance, refinance or otherwise deal with the Borrowing Base Property to the extent permitted under the Loan Documents; and (iv) to engage in any lawful act or activity and to exercise any powers permitted to under Applicable Law that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above mentioned purposes.  In the conduct of the SPE Entity’s operations, it has and will continue to observe the following covenants: (1) maintain books and records and bank accounts separate from those of any other Person; (2) maintain its assets in such a manner that it is not costly or difficult to segregate, identify or ascertain such assets; (3) comply with all organizational formalities necessary to maintain its separate existence; (4) hold itself out to creditors and the public as a legal entity separate and distinct from any other entity; (5) maintain separate financial statements, showing its assets and liabilities separate and apart from those of any other Person and not have its assets listed on any financial statement of any other Person except that SPE Entity’s assets may be included in a consolidated financial statement of its Affiliate so long as appropriate notation is made on such consolidated financial statements to indicate the separateness of SPE Entity from such Affiliate and to indicate that SPE Entity’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person; (6) prepare and file its own tax returns separate from those of any Person to the extent required by Applicable Law, and pay any taxes required to be paid by Applicable Law; (7) allocate and charge fairly and reasonably any common employee or overhead shared with Affiliates; (8) not enter into any transaction with any Affiliate, except on an arm’s-length basis on terms which are intrinsically fair and no less favorable than would be available for unaffiliated third parties, and pursuant to written, enforceable agreements; (9) conduct business in its own name, and use separate stationery, invoices and checks bearing its own name; (10) not commingle its assets or funds with those of any other Person; (11) not assume, guarantee or pay the debts or obligations of any other Person; (12) correct any known misunderstanding as to its separate identity; (13) not permit any Affiliate to guarantee or pay its obligations (other than limited guarantees and indemnities set forth in the Loan Documents); (14) not make loans or advances to any other Person; (15) pay its liabilities and expenses out of and to the extent of its own funds and not from the funds of third parties; (16) if applicable, maintain a sufficient number of employees in light of its contemplated business purpose and pay the salaries of its own employees, if any, only from its own funds; (17) maintain adequate capital in light of its contemplated business purpose, transactions and liabilities; provided, however, that the foregoing shall not require any equity owner to make additional capital contributions to SPE Entity; and (18) cause the managers, officers, employees, agents and other representatives of SPE Entity to act at all times with respect to SPE Entity consistently and in furtherance of the foregoing and in the best interests of the SPE Entity.


 


“S&P” means Standard & Poor’s Rating Services, a division of The McGraw-Hill Companies, Inc. and its successors.


 


“Stated Amount” means the amount available to be drawn by a beneficiary under a Letter of Credit from time to time, as such amount may be increased or reduced from time to time in accordance with the terms of such Letter of Credit.


 


“Subsidiary” means, for any Person, any corporation, partnership, limited liability company or other entity of which at least a majority of the Equity Interests having by the terms thereof ordinary voting power to elect a majority of the board of directors or other individuals performing similar functions of such corporation, partnership, limited liability company or other entity (without regard to the occurrence of any contingency) is at the time directly or indirectly owned or controlled by such Person or one or more Subsidiaries of such Person or by such Person and one or more Subsidiaries of such Person, and shall include all Persons the accounts of which are consolidated with those of such Person pursuant to GAAP.


 


 “Tangible Net Worth” means, as of a given date, (a) the stockholders’ equity of the Parent determined on a consolidated basis in accordance with GAAP, plus (b) accumulated depreciation and amortization determined in accordance with GAAP, minus (c) the following (to the extent reflected in determining stockholders’ equity of the Parent:  (i) the amount of any write-up in the book value of any assets contained in any balance sheet resulting from revaluation thereof or any write-up in excess of the cost of such assets acquired, and (ii) all amounts appearing on the assets side of any such balance sheet for assets which would be classified as intangible assets under GAAP, all determined on a consolidated basis.


 


“Taxes” has the meaning given that term in Section 3.10.


 


“Tenant Lease” means any lease entered into by a Borrower, any Loan Party or any Subsidiary with respect to any portion of a Property.


 




  





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“Tie-In Jurisdiction” means a jurisdiction in which a “tie-in” endorsement may be obtained for a title insurance policy covering Property located in such jurisdiction which endorsement effectively ties coverage to other title insurance policies covering properties located in other jurisdictions.


 


“Total Gross Asset Value” or “Total GAV” means, at a given time, the sum (without duplication) of all of the following of the Parent and its Subsidiaries (including, the Borrowers) on a consolidated basis:


 



	
  

	
(a)

	
unencumbered and unrestricted cash;







 



	
  

	
(b)

	
Property Portfolio NOI divided by the Capitalization Rate;







 



	
  

	
(c)

	
GAAP book value of the following (before depreciation and amortization):  (i) Properties acquired during the 2 most recent quarters, (ii) Unimproved Land, (iii) Loan Investments, (iv) Bond Investments, and (v) Construction-in-Process until the project is substantially complete which will be no longer than 18 months beyond commencement, and







 



	
  

	
(d)

	
Transitional Properties.







 


Notwithstanding the foregoing, to the extent the value of Transitional Properties exceeds 10% of Total GAV, such excess shall be excluded in the calculation of Total GAV.  Additionally, NOI from Properties disposed of by the Parent during the fiscal quarter being tested shall be excluded from the calculation of Total GAV; however, Properties acquired by the Parent during the fiscal quarter being tested shall be included in the calculation of Total GAV in accordance with item (c) above.


 


“Total NOI” means the sum of the following for the prior quarter annualized:  (a) Property Portfolio NOI (without any adjustment for Transitional Properties), (b) interest income from Loan Investments, and (c) interest income from Bond Investments.


 


“Total Liabilities” means, as to any Person as of a given date, all liabilities which would, in conformity with GAAP, be properly classified as a liability on a consolidated balance sheet of such Person as of such date, and in any event shall include (without duplication):  (a) all Indebtedness of such Person (whether or not Nonrecourse Indebtedness and whether or not secured by a Lien), including without limitation, Capitalized Lease Obligations and reimbursement obligations with respect to any letter of credit; (b) all accounts payable and accrued expenses of such Person; (c) all purchase and repurchase obligations and forward commitments of such Person to the extent such obligations or commitments are evidenced by a binding purchase agreement (forward commitments shall include without limitation (i) forward equity commitments and (ii) commitments to purchase any real property under development, redevelopment or renovation); (d) all unfunded obligations of such Person; (e) all lease obligations of such Person (including ground leases) to the extent required under GAAP to be classified as a liability on a balance sheet of such Person; (f) all contingent obligations of such Person including, without limitation, all Guarantees of Indebtedness by such Person; (g) all liabilities of any Unconsolidated Affiliate of such Person, which liabilities such Person has Guaranteed or is otherwise obligated on a recourse basis; and (h) such Person’s Ownership Share of the Total Liabilities of any Unconsolidated Affiliate of such Person, including Nonrecourse Indebtedness of such Person but in any event shall not include intangible liabilities on real estate investments under FASB ASC 805 (formerly known as Statement of Financial Accounting Standards No. 141).  For purposes of clauses (c) and (d) of this definition, the amount of Total Liabilities of a Person at any given time in respect of (x) a contract to purchase or otherwise acquire unimproved or fully developed real property shall be equal to (i) the total purchase price payable by such Person under such contract if, at such time, the seller of such real property would be entitled to specifically enforce such contract against such Person, otherwise, (ii) the aggregate amount of due diligence deposits, earnest money payments and other similar payments made by such Person under such contract which, at such time, would be subject to forfeiture upon termination of the contract and (y) a contract relating to the acquisition of real property which the seller is required to develop or renovate prior to, and as a condition precedent to, such acquisition, shall equal the maximum amount reasonably estimated to be payable by such Person under such contract assuming performance by the seller of its obligations under such contract, which amount shall include, without limitation, any amounts payable after consummation of such acquisition which may be based on certain performance levels or other related criteria.  For purposes of this definition, if the assets of a Subsidiary of a Person consist solely of Equity Interests in one Unconsolidated Affiliate of such Person and such Person is not otherwise obligated in respect of the Indebtedness of such Unconsolidated Affiliate, then only such Person’s Ownership Share of the Indebtedness of such Unconsolidated Affiliate shall be included as Total Liabilities of such Person.


 




  





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“Transfer Authorizer Designation Form” means a form substantially in the form of Exhibit J to be delivered to the Administrative Agent pursuant to Section 6.1(a), as the same may be amended, restated or modified from time to time with the prior written approval of the Administrative Agent.


 


“Transitional Properties” means those Properties which are less than 50% leased to tenants in occupancy, paying rent and not in default under their respective Tenant Leases, which Properties shall each be valued as follows:


 



	
  

	
(a)

	
at all times prior to the Initial Maturity Date, in an amount equal to the greater of (i) the As-Is Appraised Value or (ii) if applicable, the funded Nonrecourse Indebtedness with respect to such Property; provided however, that to the extent such Nonrecourse Indebtedness exceeds 120% of the As-Is Appraised Value for any such Property, such excess shall be excluded, and







 



	
  

	
(b)

	
during any periods following the Initial Maturity Date where the Maturity Date has been validly extended pursuant to Section 2.14, at the As-Is Appraised Value.







 


Notwithstanding the foregoing, a Property shall cease to qualify as a Transitional Property if such Property has been classified as a Transitional Property for six (6) consecutive quarters, and thereafter no value shall be attributed to such Property until such time as it is greater than 50% leased to tenants in occupancy, paying rent and not in default under their respective Tenant Leases.


 


“Type” with respect to any Revolving Loan refers to whether such Loan or portion thereof is a LIBOR Loan or a Base Rate Loan.


 


“UCC” means the Uniform Commercial Code as in effect in any applicable jurisdiction.


 


“Unconsolidated Affiliate” means, with respect to any Person, any other Person in whom such Person holds an Investment, which Investment is accounted for in the financial statements of such Person on an equity basis of accounting and whose financial results would not be consolidated under GAAP with the financial results of such Person on the consolidated financial statements of such Person.


 


“Unimproved land” means land on which no development (other than improvements that are not material and are temporary in nature) has occurred and for which no development is scheduled to occur during the following twelve (12) months.


 


“Wells Fargo” means Wells Fargo Bank, National Association, and its successors and assigns.


 




  





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“Wells Fargo Repurchase Line of Credit” means that certain first amended and restated credit agreement, dated as of July 16, 2010, among Caplease Debt Funding, LP, as Borrower, PREFCO II Limited Partnership, Parent, Caplease, LP, Caplease Services Corp., as Guarantors, and Wells Fargo, as Lender and Administrative Agent.


 


“Wholly Owned Subsidiary” means any Subsidiary of a Person in respect of which all of the Equity Interests (other than, in the case of a corporation, directors’ qualifying shares) are at the time directly or indirectly owned or controlled by such Person or one or more other Subsidiaries of such Person or by such Person and one or more other Subsidiaries of such Person.


 


“Withdrawal Liability” means any liability as a result of a complete or partial withdrawal from a Multiemployer Plan as such terms are defined in Part I of Subtitle E of Title IV of ERISA.


 


Section 1.2         General; References to Eastern Time.


 


Unless otherwise indicated, all accounting terms, ratios and measurements shall be interpreted or determined in accordance with GAAP as in effect as of the Agreement Date; provided that, if at any time any change in GAAP would affect the computation of any financial ratio or requirement set forth in any Loan Document, and either the Borrowers or the Requisite Lenders shall so request, the Administrative Agent, the Lenders and the Borrowers shall negotiate in good faith to amend such ratio or requirement to preserve the original intent thereof in light of such change in GAAP (subject to the approval of the Requisite Lenders); provided further that, until so amended, (i) such ratio or requirement shall continue to be computed in accordance with GAAP prior to such change therein and (ii) the Borrowers shall, to the extent reasonably practicable, provide to the Administrative Agent and the Lenders financial statements and other documents required under this Agreement or as reasonably requested hereunder setting forth a reconciliation between calculations of such ratio or requirement made before and after giving effect to such change in GAAP.  Notwithstanding the preceding sentence, the calculation of liabilities shall not include any fair value adjustments to the carrying value of liabilities to record such liabilities at fair value pursuant to electing the fair value option election under FASB ASC 825-10-25 (formerly known as FAS 159, The Fair Value Option for Financial Assets and Financial Liabilities) or other FASB standards allowing entities to elect fair value option for financial liabilities.  References in this Agreement to “Sections”, “Articles”, “Exhibits” and “Schedules” are to sections, articles, exhibits and schedules herein and hereto unless otherwise indicated.  References in this Agreement to any document, instrument or agreement (a) shall include all exhibits, schedules and other attachments thereto, (b) shall include all documents, instruments or agreements issued or executed in replacement thereof, to the extent permitted hereby and (c) shall mean such document, instrument or agreement, or replacement or predecessor thereto, as amended, supplemented, restated or otherwise modified from time to time to the extent not otherwise stated herein or prohibited hereby and in effect at any given time.  Wherever from the context it appears appropriate, each term stated in either the singular or plural shall include the singular and plural, and pronouns stated in the masculine, feminine or neuter gender shall include the masculine, the feminine and the neuter.  Unless explicitly set forth to the contrary, a reference to “Subsidiary” means a Subsidiary of the Borrowers or a Subsidiary of such Subsidiary and a reference to an “Affiliate” means a reference to an Affiliate of the Borrowers.  Titles and captions of Articles, Sections, subsections and clauses in this Agreement are for convenience only, and neither limit nor amplify the provisions of this Agreement.  Unless otherwise indicated, all references to time are references to Eastern time.  Exhibits E, F and G attached hereto may be modified from time to time by Administrative Agent and Borrowers as appropriate to facilitate the borrowings contemplated thereby.


 




  





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Section 1.3           Financial Attributes of Non-Wholly Owned Subsidiaries.


 


When determining the compliance by the Parent or the Borrowers with any financial covenant contained in any of the Loan Documents only the Ownership Share of the Parent or the Borrowers, as applicable, of the financial attributes of a Subsidiary that is not a Wholly Owned Subsidiary shall be included.


 


ARTICLE II  CREDIT FACILITY


Section 2.1           Revolving Loans.


 


(a)           Making of Revolving Loans.  Subject to the terms and conditions set forth in this Agreement, including without limitation, Section 2.16, each Lender severally and not jointly agrees to make Revolving Loans to the Borrowers during the period from and including the Effective Date to but excluding the Maturity Date, in an aggregate principal amount at any one time outstanding up to, but not exceeding, such Lender’s Revolving Commitment.  Each borrowing of Base Rate Loans shall be in an aggregate minimum amount of $1,000,000.00 and integral multiples of $100,000.00 in excess thereof (or the remaining Revolving Commitment, if less).  Each borrowing and Continuation under Section 2.10 of, and each Conversion under Section 2.11 of Base Rate Loans into, LIBOR Loans shall be in an aggregate minimum of $1,000,000.00 and integral multiples of $100,000.00 in excess of that amount (or the remaining Revolving Commitment, if less).  Notwithstanding the immediately preceding two sentences but subject to Section 2.16, a borrowing of Revolving Loans may be in the aggregate amount of the unused Revolving Commitments.  Within the foregoing limits and subject to the terms and conditions of this Agreement, the Borrowers may borrow, repay and reborrow Revolving Loans.


 


(b)           Requests for Revolving Loans.  Not later than 12:00 p.m. Eastern time at least one (1) Business Day prior to a borrowing of Base Rate Loans and not later than 12:00 p.m. Eastern time at least three (3) Business Days prior to a borrowing of LIBOR Loans, the Borrowers shall deliver to the Administrative Agent a Notice of Borrowing.  Each Notice of Borrowing shall specify the aggregate principal amount of the Revolving Loans to be borrowed, the date such Revolving Loans are to be borrowed (which must be a Business Day), the use of the proceeds of such Revolving Loans, the Type of the requested Revolving Loans, and if such Revolving Loans are to be LIBOR Loans, the initial Interest Period for such Revolving Loans.  Each Notice of Borrowing shall be irrevocable once given and binding on the Borrowers.  Prior to delivering a Notice of Borrowing, the Borrowers may (without specifying whether a Revolving Loan will be a Base Rate Loan or a LIBOR Loan) request that the Administrative Agent provide the Borrowers with the most recent LIBOR available to the Administrative Agent.  The Administrative Agent shall provide such quoted rate to the Borrowers on the date of such request or as soon as possible thereafter.


 


(c)           Funding of Revolving Loans.  Promptly after receipt of a Notice of Borrowing under the immediately preceding subsection (b), the Administrative Agent shall notify each Lender of the proposed borrowing.  Each Lender shall deposit an amount equal to the Revolving Loan to be made by such Lender to the Borrowers with the Administrative Agent at the Principal Office, in immediately available funds not later than 12:00 p.m. Eastern time on the date of such proposed Revolving Loans.  Subject to fulfillment of all applicable conditions set forth herein, the Administrative Agent shall make available to the Borrowers in the account specified in the Transfer Authorizer Designation Form, not later than 3:00 p.m. Eastern time on the date of the requested borrowing of Revolving Loans, the proceeds of such amounts received by the Administrative Agent.


 




  





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(d)           Assumptions Regarding Funding by Lenders.  With respect to Revolving Loans to be made after the Effective Date, unless the Administrative Agent shall have been notified by any Lender that such Lender will not make available to the Administrative Agent a Revolving Loan to be made by such Lender in connection with any borrowing, the Administrative Agent may assume that such Lender will make the proceeds of such Revolving Loan available to the Administrative Agent in accordance with this Section, and the Administrative Agent may (but shall not be obligated to), in reliance upon such assumption, make available to the Borrowers the amount of such Revolving Loan to be provided by such Lender.  In such event, if such Lender does not make available to the Administrative Agent the proceeds of such Revolving Loan, then such Lender and the Borrowers severally agree to pay to the Administrative Agent on demand the amount of such Revolving Loan with interest thereon, for each day from and including the date such Revolving Loan is made available to the Borrowers but excluding the date of payment to the Administrative Agent, at (i) in the case of a payment to be made by such Lender, the greater of the Federal Funds Rate and a rate determined by the Administrative Agent in accordance with banking industry rules on interbank compensation and (ii) in the case of a payment to be made by the Borrowers, the interest rate applicable to Base Rate Loans.  If the Borrowers and such Lender shall pay the amount of such interest to the Administrative Agent for the same or overlapping period, the Administrative Agent shall promptly remit to the Borrowers the amount of such interest paid by the Borrowers for such period.  If such Lender pays to the Administrative Agent the amount of such Revolving Loan, the amount so paid shall constitute such Lender’s Revolving Loan included in the borrowing.  Any payment by the Borrowers shall be without prejudice to any claim the Borrowers may have against a Lender that shall have failed to make available the proceeds of a Revolving Loan to be made by such Lender.


 


(e)           Effect of Revolving Loans on the Revolving Commitments.  While any Revolving Loan remains outstanding, the Revolving Commitment of each Lender shall be deemed to be utilized for all purposes of this Agreement in an amount equal to the product of (i) such Lender’s Commitment Percentage, and (ii) the sum of (A) all outstanding Loans, plus (B) all Letter of Credit Liabilities.


 


Section 2.2           Reserved.


 


Section 2.3           Reserved.


 


Section 2.4           Letters of Credit.


 


(a)           Letters of Credit.  Subject to the terms and conditions of this Agreement, including without limitation, Section 2.16, the Issuing Bank, on behalf of the Lenders, agrees to issue for the account of the Borrowers during the period from and including the Effective Date to, but excluding, the date thirty (30) days prior to the Maturity Date, one or more standby letters of credit (each a “Letter of Credit”) up to a maximum aggregate Stated Amount at any one time outstanding not to exceed $10,000,000.00 as such amount may be reduced from time to time in accordance with the terms hereof (the “L/C Commitment Amount”).


 


(b)           Terms of Letters of Credit.  At the time of issuance, the amount, form, terms and conditions of each Letter of Credit, and of any drafts or acceptances thereunder, shall be subject to approval by the Issuing Bank and the Borrowers.  Notwithstanding the foregoing, in no event may (i) the expiration date of any Letter of Credit extend beyond the date that is one (1) year after the Maturity Date, or (ii) any Letter of Credit have an initial duration in excess of one year; provided, however, a Letter of Credit may contain a provision providing for the automatic extension of the expiration date in the absence of a notice of non-renewal from the Issuing Bank but in no event shall any such provision permit the extension of the expiration date of such Letter of Credit beyond the date that is one (1) year after the Maturity Date; provided, however, in the case of any Letter of Credit that, either when initially issued or renewed, has an expiration date beyond the Maturity Date, Borrowers shall be obligated to cash collateralize such Letter of Credit in accordance with Section 2.15(a) of this Agreement.  The initial Stated Amount of each Letter of Credit shall be at least $25,000.00 (or such lesser amount as may be acceptable to the Issuing Bank, the Administrative Agent and the Borrowers).


 




  





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(c)           Requests for Issuance of Letters of Credit.  The Borrowers shall give the Issuing Bank and the Administrative Agent written notice at least five (5) Business Days prior to the requested date of issuance of a Letter of Credit, such notice to describe in reasonable detail the proposed terms of such Letter of Credit and the nature of the transactions or obligations proposed to be supported by such Letter of Credit, and in any event shall set forth with respect to such Letter of Credit the proposed (i) initial Stated Amount, (ii) beneficiary, and (iii) expiration date.  The Borrowers shall also execute and deliver such customary applications and agreements for standby letters of credit, and other forms as requested from time to time by the Issuing Bank.  Provided the Borrowers have given the notice prescribed by the first sentence of this subsection and delivered such applications and agreements referred to in the preceding sentence, subject to the other terms and conditions of this Agreement, including the satisfaction of any applicable conditions precedent set forth in Section 6.2, the Issuing Bank shall issue the requested Letter of Credit on the requested date of issuance for the benefit of the stipulated beneficiary but in no event prior to the date five (5) Business Days following the date after which the Issuing Bank has received all of the items required to be delivered to it under this subsection.  The Issuing Bank shall not at any time be obligated to issue any Letter of Credit if such issuance would conflict with, or cause the Issuing Bank or any Lender to exceed any limits imposed by, any Applicable Law.  References herein to “issue” and derivations thereof with respect to Letters of Credit shall also include extensions or modifications of any outstanding Letters of Credit, unless the context otherwise requires.  Upon the written request of the Borrowers, the Issuing Bank shall deliver to the Borrowers a copy of each issued Letter of Credit within a reasonable time after the date of issuance thereof.  To the extent any term of a Letter of Credit Document is inconsistent with a term of any Loan Document, the term of such Loan Document shall control.


 


(d)           Reimbursement Obligations.  Upon receipt by the Issuing Bank from the beneficiary of a Letter of Credit of any demand for payment under such Letter of Credit, the Issuing Bank shall promptly notify the Borrowers and the Administrative Agent of the amount to be paid by the Issuing Bank as a result of such demand and the date on which payment is to be made by the Issuing Bank to such beneficiary in respect of such demand; provided, however, that the Issuing Bank’s failure to give, or delay in giving, such notice shall not discharge the Borrowers in any respect from the applicable Reimbursement Obligation.  Borrowers hereby absolutely, unconditionally and irrevocably agree to pay and reimburse the Issuing Bank for the amount of each demand for payment under such Letter of Credit at or prior to the date on which payment is to be made by the Issuing Bank to the beneficiary thereunder, without presentment, demand, protest or other formalities of any kind.  Upon receipt by the Issuing Bank of any payment in respect of any Reimbursement Obligation, the Issuing Bank shall promptly pay to each Lender that has acquired a participation therein under the second sentence of the immediately following subsection (i) such Lender’s Commitment Percentage of such payment.


 


(e)           Manner of Reimbursement.  Upon its receipt of a notice referred to in the immediately preceding subsection (d), the Borrowers shall advise the Administrative Agent and the Issuing Bank whether or not the Borrowers intend to borrow hereunder to finance its obligation to reimburse the Issuing Bank for the amount of the related demand for payment and, if it does, the Borrowers shall submit a timely request for such borrowing as provided in the applicable provisions of this Agreement.  If the Borrowers fail to so advise the Administrative Agent and the Issuing Bank, or if the Borrowers fail to reimburse the Issuing Bank for a demand for payment under a Letter of Credit by the date of such payment, the failure of which the Issuing Bank shall promptly notify the Administrative Agent, then (i) if the applicable conditions contained in Article VI would permit the making of Revolving Loans, the Borrowers shall be deemed to have requested a borrowing of Revolving Loans (which shall be Base Rate Loans) in an amount equal to the unpaid Reimbursement Obligation and the Administrative Agent shall give each Revolving Lender prompt notice of the amount of the Revolving Loan to be made available to the Administrative Agent not later than 1:00 p.m. Eastern time and (ii) if such conditions would not permit the making of Revolving Loans, the provisions of subsection (j) of this Section shall apply.  The limitations set forth in the second sentence of Section 2.1(a) shall not apply to any borrowing of Base Rate Loans under this subsection.


 




  





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(f)           Effect of Letters of Credit on Revolving Commitments.  Upon the issuance by the Issuing Bank of any Letter of Credit and until such Letter of Credit shall have expired or been cancelled, the Revolving Commitment of each Lender shall be deemed to be utilized for all purposes of this Agreement in an amount equal to the product of (i) such Lender’s Commitment Percentage and (ii) the sum of (A) the Stated Amount of such Letter of Credit plus (B) any related Reimbursement Obligations then outstanding.


 


(g)           Issuing Bank’s Duties Regarding Letters of Credit; Unconditional Nature of Reimbursement Obligations.  In examining documents presented in connection with drawings under Letters of Credit and making payments under such Letters of Credit against such documents, the Issuing Bank shall only be required to use the same standard of care as it uses in connection with examining documents presented in connection with drawings under letters of credit in which it has not sold participations and making payments under such letters of credit.  Borrowers assume all risks of the acts and omissions of, or misuse of the Letters of Credit by, the respective beneficiaries of such Letters of Credit.  In furtherance and not in limitation of the foregoing, none of the Issuing Bank, Administrative Agent or any of the Lenders shall be responsible for, and the Borrowers’ obligations in respect of Letters of Credit shall not be affected in any manner by, (i) the form, validity, sufficiency, accuracy, genuineness or legal effects of any document submitted by any party in connection with the application for and issuance of or any drawing honored under any Letter of Credit even if such document should in fact prove to be in any or all respects invalid, insufficient, inaccurate, fraudulent or forged; (ii) the validity or sufficiency of any instrument transferring or assigning or purporting to transfer or assign any Letter of Credit, or the rights or benefits thereunder or proceeds thereof, in whole or in part, which may prove to be invalid or ineffective for any reason; (iii) failure of the beneficiary of any Letter of Credit to comply fully with conditions required in order to draw upon such Letter of Credit; (iv) errors, omissions, interruptions or delays in transmission or delivery of any messages, by mail, cable, facsimile, electronic mail, telecopy or otherwise, whether or not they be in cipher; (v) errors in interpretation of technical terms; (vi) any loss or delay in the transmission or otherwise of any document required in order to make a drawing under any Letter of Credit, or of the proceeds thereof; (vii) the misapplication by the beneficiary of any Letter of Credit, or of the proceeds of any drawing under any Letter of Credit; or (viii) any consequences arising from causes beyond the control of the Issuing Bank, Administrative Agent or the Lenders.  None of the above shall affect, impair or prevent the vesting of any of the Issuing Bank’s or Administrative Agent’s rights or powers hereunder.  Any action taken or omitted to be taken by the Issuing Bank under or in connection with any Letter of Credit, if taken or omitted in the absence of gross negligence or willful misconduct (as determined by a court of competent jurisdiction in a final, non-appealable judgment), shall not create against the Issuing Bank any liability to the Borrowers, the Administrative Agent or any Lender.  In this connection, the obligation of the Borrowers to reimburse the Issuing Bank for any drawing made under any Letter of Credit, and to repay any Revolving Loan made pursuant to the second sentence of the immediately preceding subsection (e), shall be absolute, unconditional and irrevocable and shall be paid strictly in accordance with the terms of this Agreement and any other applicable Letter of Credit Document under all circumstances whatsoever, including without limitation, the following circumstances:  (A) any lack of validity or enforceability of any Letter of Credit Document or any term or provisions therein; (B) any amendment or waiver of or any consent to departure from all or any of the Letter of Credit Documents; (C) the existence of any claim, setoff, defense or other right which the Borrowers may have at any time against the Issuing Bank, the Administrative Agent or any Lender, any beneficiary of a Letter of Credit or any other Person, whether in connection with this Agreement, the transactions contemplated hereby or in the Letter of Credit Documents or any unrelated transaction; (D) any breach of contract or dispute between the Borrowers, the Issuing Bank, the Administrative Agent, any Lender or any other Person; (E) any demand, statement or any other document presented under a Letter of Credit proving to be forged, fraudulent, invalid or insufficient in any respect or any statement therein or made in connection therewith being untrue or inaccurate in any respect whatsoever; (F) any non-application or misapplication by the beneficiary of a Letter of Credit or of the proceeds of any drawing under such Letter of Credit; (G) payment by the Issuing Bank under any Letter of Credit against presentation of a draft or certificate which does not strictly comply with the terms of such Letter of Credit; and (H) any other act, omission to act, delay or circumstance whatsoever that might, but for the provisions of this Section, constitute a legal or equitable defense to or discharge of the Borrowers’ Reimbursement Obligations.  Notwithstanding anything to the contrary contained in this Section or Section 13.10, but not in limitation of the Borrowers’ unconditional obligation to reimburse the Issuing Bank for any drawing made under a Letter of Credit as provided in this Section and to repay any Revolving Loan made pursuant to the second sentence of the immediately preceding subsection (e), the Borrowers shall have no obligation to indemnify the Administrative Agent, the Issuing Bank or any Lender in respect of any liability incurred by the Administrative Agent, the Issuing Bank or such Lender arising solely out of the gross negligence or willful misconduct of the Administrative Agent, the Issuing Bank or such Lender in respect of a Letter of Credit as determined by a court of competent jurisdiction in a final, non-appealable judgment.  Except as otherwise provided in this Section, nothing in this Section shall affect any rights the Borrowers may have with respect to the gross negligence or willful misconduct of the Administrative Agent, the Issuing Bank or any Lender with respect to any Letter of Credit.


 




  





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(h)           Amendments, Etc.  The issuance by the Issuing Bank of any amendment, supplement or other modification to any Letter of Credit shall be subject to the same conditions applicable under this Agreement to the issuance of new Letters of Credit (including, without limitation, that the request therefor be made through the Issuing Bank), and no such amendment, supplement or other modification shall be issued unless either (i) the respective Letter of Credit affected thereby would have complied with such conditions had it originally been issued hereunder in such amended, supplemented or modified form or (ii) the Administrative Agent and Requisite Lenders (or all of the Revolving Lenders if required by Section 13.7) shall have consented thereto.  In connection with any such amendment, supplement or other modification, the Borrowers shall pay the fees, if any, payable under the last sentence of Section 3.5(c).


 


(i)           Lenders’ Participation in Letters of Credit.  Immediately upon the issuance by the Issuing Bank of any Letter of Credit each Lender shall be deemed to have absolutely, irrevocably and unconditionally purchased and received from the Issuing Bank, without recourse or warranty, an undivided interest and participation to the extent of such Lender’s Commitment Percentage of the liability of the Issuing Bank with respect to such Letter of Credit and each Lender thereby shall absolutely, unconditionally and irrevocably assume, as primary obligor and not as surety, and shall be unconditionally obligated to the Issuing Bank to pay and discharge when due, such Lender’s Commitment Percentage of the Issuing Bank’s liability under such Letter of Credit.  In addition, upon the making of each payment by a Lender to the Administrative Agent for the account of the Issuing Bank in respect of any Letter of Credit pursuant to the immediately following subsection (j), such Lender shall, automatically and without any further action on the part of the Issuing Bank, Administrative Agent or such Lender, acquire (i) a participation in an amount equal to such payment in the Reimbursement Obligation owing to the Issuing Bank by the Borrowers in respect of such Letter of Credit and (ii) a participation in a percentage equal to such Lender’s Commitment Percentage in any interest or other amounts payable by the Borrowers in respect of such Reimbursement Obligation (other than the Fees payable to the Issuing Bank pursuant to the second and the last sentences of Section 3.5(c)).


 




  





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(j)           Payment Obligation of Lenders.  Each Lender severally agrees to pay to the Administrative Agent, for the account of the Issuing Bank, on demand in immediately available funds in Dollars the amount of such Lender’s Commitment Percentage of each drawing paid by the Issuing Bank under each Letter of Credit to the extent such amount is not reimbursed by the Borrowers pursuant to the immediately preceding subsection (d); provided, however, that in respect of any drawing under any Letter of Credit, the maximum amount that any Lender shall be required to fund, whether as a Revolving Loan or as a participation, shall not exceed such Lender’s Commitment Percentage of such drawing.  If the notice referenced in the second sentence of Section 2.4(e) is received by a Lender not later than 12:00 p.m. Eastern time, then such Lender shall make such payment available to the Administrative Agent not later than 3:00 p.m. Eastern time on the date of demand therefor; otherwise, such payment shall be made available to the Administrative Agent not later than 2:00 p.m. Eastern time on the next succeeding Business Day.  Each Lender’s obligation to make such payments to the Administrative Agent under this subsection, and the Administrative Agent’s right to receive the same for the account of the Issuing Bank, shall be absolute, irrevocable and unconditional and shall not be affected in any way by any circumstance whatsoever, including without limitation, (i) the failure of any other Lender to make its payment under this subsection, (ii) the financial condition of the Borrowers or any other Loan Party, (iii) the existence of any Default or Event of Default, including any Event of Default described in Section 11.1(e) or (f), or (iv) the termination of the Revolving Commitments.  Each such payment to the Administrative Agent for the account of the Issuing Bank shall be made without any offset, abatement, withholding or deduction whatsoever.


 


(k)           Information to Lenders.  Promptly following any change in Letters of Credit outstanding, the Issuing Bank shall deliver to the Administrative Agent, who shall promptly deliver the same to each Lender and the Borrowers, a notice describing the aggregate amount of all Letters of Credit outstanding at such time.  Upon the request of any Lender from time to time, the Issuing Bank shall deliver any other information reasonably requested by such Lender with respect to each Letter of Credit then outstanding.  Other than as set forth in this subsection, the Issuing Bank shall have no duty to notify the Lenders regarding the issuance or other matters regarding Letters of Credit issued hereunder.  The failure of the Issuing Bank to perform its requirements under this subsection shall not relieve any Lender from its obligations under the immediately preceding subsection (j).


 


Section 2.5            Reserved.


 


Section 2.6            Rates and Payment of Interest on Loans.


 


(a)           Rates.  The Borrowers promise to pay to the Administrative Agent for the account of each Lender interest on the unpaid principal amount of each Loan made by such Lender for the period from and including the date of the making of such Loan to but excluding the date such Loan shall be paid in full, at the following per annum rates:


 


(i)           during such periods as such Loan is a Base Rate Loan, at the Base Rate (as in effect from time to time), plus the Applicable Margin for Base Rate Loans; and


 


(ii)           during such periods as such Loan is a LIBOR Loan, at LIBOR for such Loan for the Interest Period therefor, plus the Applicable Margin for LIBOR Loans;


 


Notwithstanding the foregoing, while an Event of Default exists, at the election of Requisite Lenders the Borrowers shall pay to the Administrative Agent for the account of each Lender and the Issuing Bank, as the case may be, interest at the Post-Default Rate on the outstanding principal amount of any Loan made by such Lender, on all Reimbursement Obligations and on any other amount payable by the Borrowers hereunder or under the Notes held by such Lender to or for the account of such Lender (including without limitation, accrued but unpaid interest to the extent permitted under Applicable Law).


 




  





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(b)           Payment of Interest.  All accrued and unpaid interest on the outstanding principal amount of each Loan shall be payable (i) monthly in arrears on the first day of each month, commencing with the first full calendar month occurring after the Effective Date and (ii) on any date on which the principal balance of such Loan is due and payable in full (whether at maturity, due to acceleration or otherwise).  Interest payable at the Post-Default Rate shall be payable from time to time on demand.  All determinations by the Administrative Agent of an interest rate hereunder shall be conclusive and binding on the Lenders and the Borrowers for all purposes, absent manifest error.


 


(c)           Borrowers’ Information Used to Determine Applicable Interest Rates.  The parties understand that the applicable interest rate for the Obligations and certain fees set forth herein may be determined and/or adjusted from time to time based upon certain financial ratios and/or other information to be provided or certified to the Lenders by the Borrowers (the “Borrowers’ Information”).  If it is subsequently determined that any such Borrowers’ Information was incorrect (for whatever reason, including without limitation because of a subsequent restatement of earnings by the Borrowers) at the time it was delivered to the Administrative Agent, and if the applicable interest rate or fees calculated for any period were lower than they should have been had the correct information been timely provided, then, such interest rate and such fees for such period shall be automatically recalculated using correct Borrowers’ Information.  The Administrative Agent shall promptly notify the Borrowers in writing of any additional interest and fees due because of such recalculation, and the Borrowers shall pay such additional interest or fees due to the Administrative Agent, for the account of each Lender, within five (5) Business Days of receipt of such written notice.  Any recalculation of interest or fees required by this provision shall survive the termination of this Agreement, and this provision shall not in any way limit any of the Administrative Agent’s, the Issuing Bank’s, or any Lender’s other rights under this Agreement.


 


Section 2.7            Number of Interest Periods.


 


There may be no more than five (5) different Interest Periods for LIBOR Loans outstanding at the same time.


 


Section 2.8            Repayment of Loans.


 


The Borrowers shall repay the entire outstanding principal amount of, and all accrued but unpaid interest on, the Revolving Loans on the Maturity Date.


 


Section 2.9            Prepayments.


 


(a)           Optional.  Subject to Section 5.4, the Borrowers may prepay any Loan at any time without premium or penalty.  The Borrowers shall give the Administrative Agent at least three (3) Business Days prior written notice of the prepayment of any Loan.  Each voluntary prepayment of Loans shall be in an aggregate minimum amount of $1,000,000 and integral multiples of $100,000 in excess thereof (or the remaining outstanding principal amount, if less).


 


(b)           Mandatory.


 


(i)           Revolving Commitment Overadvance.  If at any time the aggregate principal amount of all outstanding Revolving Loans, together with the aggregate amount of all Letter of Credit Liabilities, exceeds the aggregate amount of the Revolving Commitments, the Borrowers shall immediately upon demand pay to the Administrative Agent for the account of the Lenders then holding Revolving Commitments (or if the Revolving Commitments have been terminated, then holding outstanding Revolving Loans and/or Letter of Credit Liabilities), the amount of such excess.


 




  





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(ii)           Maximum Loan Availability Overadvance.  If at any time the aggregate principal amount of all outstanding Loans, together with the aggregate amount of all Letter of Credit Liabilities, exceeds the Maximum Loan Availability, the Borrowers shall within five (5) Business Days of the Borrowers obtaining knowledge of the occurrence of any such excess, pay to the Administrative Agent for the account of the Lenders then holding Revolving Commitments (or if the Revolving Commitments have been terminated, then holding outstanding Revolving Loans and/or Letter of Credit Liabilities), the amount of such excess.  If such excess is not eliminated within five (5) Business Days of the Borrowers obtaining knowledge of the occurrence thereof, then the entire outstanding principal balance of all Loans, together with all accrued interest thereon, and an amount equal to all Letter of Credit Liabilities for deposit into the Letter of Credit Collateral Account, shall be immediately due and payable in full.


 


(iii)           Application of Mandatory Prepayments.  Amounts paid under the preceding subsections (b)(i) and (b)(ii) shall be applied to pay all amounts of principal outstanding on the Loans and any Reimbursement Obligations pro rata in accordance with Section 3.2 and if any Letters of Credit are outstanding at such time, the remainder, if any, shall be deposited into the Letter of Credit Collateral Account for application to any Reimbursement Obligations.  If the Borrowers are required to pay any outstanding LIBOR Loans by reason of this Section prior to the end of the applicable Interest Period therefor, the Borrowers shall pay all amounts due under Section 5.4.


 


Section 2.10         Continuation.


 


So long as no Default or Event of Default exists, the Borrowers may on any Business Day, with respect to any LIBOR Loan, elect to maintain such LIBOR Loan or any portion thereof as a LIBOR Loan by selecting a new Interest Period for such LIBOR Loan.  Each Continuation of a LIBOR Loan shall be in an aggregate minimum amount of $1,000,000 and integral multiples of $100,000 in excess of that amount (or the remaining outstanding principal amount of LIBOR Loans, if less), and each new Interest Period selected under this Section shall commence on the last day of the immediately preceding Interest Period.  Each selection of a new Interest Period shall be made by the Borrowers giving to the Administrative Agent a Notice of Continuation not later than 12:00 p.m. Eastern time on the third (3rd) Business Day prior to the date of any such Continuation.  Such notice by the Borrowers of a Continuation shall be by telecopy, electronic mail or other similar form of communication in the form of a Notice of Continuation, specifying (a) the proposed date of such Continuation, (b) the LIBOR Loans and portions thereof subject to such Continuation and (c) the duration of the selected Interest Period, all of which shall be specified in such manner as is necessary to comply with all limitations on Loans outstanding hereunder.  Each Notice of Continuation shall be irrevocable by and binding on the Borrowers once given.  Promptly after receipt of a Notice of Continuation, the Administrative Agent shall notify each Lender of the proposed Continuation.  If the Borrowers shall fail to provide a Notice of Continuation or to select in a timely manner a new Interest Period for any LIBOR Loan in accordance with this Section, such Loan will automatically, on the last day of the current Interest Period therefor, continue as a LIBOR Loan with an Interest Period of one month; provided, however that if a Default or Event of Default exists, such Loan will automatically, on the last day of the current Interest Period therefor, Convert into a Base Rate Loan notwithstanding the first sentence of Section 2.11 or the Borrowers’ failure to comply with any of the terms of such Section.


 




  





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Section 2.11         Conversion.


 


The Borrowers may on any Business Day, upon the Borrowers’ giving of a Notice of Conversion to the Administrative Agent by telecopy, electronic mail or other similar form of communication, Convert all or a portion of a Loan of one Type into a Loan of another Type; provided, however, a Base Rate Loan may not be Converted into a LIBOR Loan if a Default or Event of Default exists.  Each Conversion of Base Rate Loans into LIBOR Loans shall be in an aggregate minimum amount of $1,000,000 and integral multiples of $100,000 in excess of that amount (or the remaining outstanding principal amount of such Loan Type, if less).  Each such Notice of Conversion shall be given not later than 12:00 p.m. Eastern time three (3) Business Days prior to the date of any proposed Conversion.  Promptly after receipt of a Notice of Conversion, the Administrative Agent shall notify each Lender of the proposed Conversion.  Subject to the restrictions specified above, each Notice of Conversion shall be by telecopy, electronic mail or other similar form of communication in the form of a Notice of Conversion specifying (a) the requested date of such Conversion, (b) the Type of Loan to be Converted, (c) the portion of such Type of Loan to be Converted, (d) the Type of Loan such Loan is to be Converted into and (e) if such Conversion is into a LIBOR Loan, the requested duration of the Interest Period of such Loan.  Each Notice of Conversion shall be irrevocable by and binding on the Borrowers once given.


 


Section 2.12         Notes.


 


(a)           Notes.  The Revolving Loans made by each Revolving Lender shall, in addition to this Agreement, also be evidenced by a Revolving Note, payable to the order of such Revolving Lender in a principal amount equal to the amount of its Revolving Commitment as originally in effect and otherwise duly completed.


 


(b)           Records.  The date, amount, interest rate, Type and duration of Interest Periods (if applicable) of each Loan made by each Lender to the Borrowers, and each payment made on account of the principal thereof, shall be recorded by such Lender on its books and such entries shall be binding on the Borrowers absent manifest error; provided, however, that (i) the failure of a Lender to make any such record shall not affect the obligations of the Borrowers under any of the Loan Documents and (ii) if there is a discrepancy between such records of a Lender and the statements of accounts maintained by the Administrative Agent pursuant to Section 3.8, in the absence of manifest error, the statements of account maintained by the Administrative Agent pursuant to Section 3.8 shall be controlling.


 


(c)           Lost, Stolen, Destroyed or Mutilated Notes.  Upon receipt by the Borrowers of (i) written notice from a Lender that a Note of such Lender has been lost, stolen, destroyed or mutilated, and (ii)(A) in the case of loss, theft or destruction, an unsecured agreement of indemnity from such Lender in form reasonably satisfactory to the Borrowers, or (B) in the case of mutilation, upon surrender and cancellation of such Note, the Borrowers shall at its own expense execute and deliver to such Lender a new Note dated the date of such lost, stolen, destroyed or mutilated Note.


 


Section 2.13         Voluntary Reductions of the Revolving Commitment.


 


The Borrowers shall have the right to terminate or reduce the aggregate unused amount of the Revolving Commitments (for which purpose use of the Revolving Commitments shall be deemed to include the aggregate amount of all Letter of Credit Liabilities) at any time and from time to time without penalty or premium upon not less than five (5) Business Days prior written notice to the Administrative Agent of each such termination or reduction, which notice shall specify the effective date thereof and the amount of any such reduction (which in the case of any partial reduction of the Revolving Commitments shall not be less than $5,000,000 and integral multiples of $1,000,000 in excess of that amount in the aggregate) and shall be irrevocable once given and effective only upon receipt by the Administrative Agent (“Commitment Reduction Notice”); provided, however, the Borrowers may not reduce the aggregate amount of the Revolving Commitments below $50,000,000 unless the Borrowers are terminating the Revolving Commitments in full.  Promptly after receipt of a Commitment Reduction Notice the Administrative Agent shall notify each Lender of the proposed termination or Revolving Commitment reduction.  The Revolving Commitments, once reduced or terminated pursuant to this Section, may not be increased or reinstated.  The Borrowers shall pay all interest and fees on the Revolving Loans accrued to the date of such reduction or termination of the Revolving Commitments to the Administrative Agent for the account of the Revolving Lenders, including but not limited to any applicable compensation due to each Revolving Lender in accordance with Section 5.4.


 




  





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Section 2.14         Extension of Maturity Date.


 


The Borrowers shall have one (1) option to extend (the “Option to Extend”) the Maturity Date by one (1) year upon satisfaction of each of the following conditions precedent:


 


(a)           The Borrowers shall provide the Administrative Agent with written notice of the Borrowers’ request to exercise the Option to Extend not more than ninety (90) days but not less than sixty (60) days prior to the Initial Maturity Date (the “Extension Request”);


 


(b)           As of the date of receipt by the Administrative Agent of written notice of the Borrowers’ request to exercise the Option to Extend and as of the Initial Maturity Date, no Default or Event of Default shall have occurred and be continuing, and the Borrowers shall so certify in writing;


 


(c)           All representations and warranties of the Borrowers under this Agreement shall be true and correct in all material respects as of the date of receipt by the Administrative Agent of written notice of the Borrowers’ request to exercise the Option to Extend and as of the Initial Maturity Date, and the Borrowers shall so certify in writing;


 


(d)           Appraisals for all Borrowing Base Properties dated within sixty (60) days of the Initial Maturity Date shall have received, reviewed and approved by Administrative Agent;


 


(e)           The Borrowers shall execute or cause the execution of all documents reasonably required by the Administrative Agent to effect the exercise of the Option to Extend; and


 


(f)           The Borrowers shall have paid to the Administrative Agent (for the account of the Lenders) the extension fee in accordance with, and as provided for in, Section 3.5(d).


 


Section 2.15         Expiration Date of Letters of Credit Past Revolving Commitment Termination.


 


(a)           If a Letter of Credit, either when initially issued or when renewed, has an expiration date that is later than the Maturity Date, the Borrowers shall, on or before the date that is thirty (30) days prior to the Maturity Date, pay to the Administrative Agent, for its benefit and the benefit of the Lenders and the Issuing Bank, an amount of money sufficient to cause the balance of available funds on deposit in the Letter of Credit Collateral Account to equal the Stated Amount of such Letter of Credit for deposit into the Letter of Credit Collateral Account.


 


(b)           If on the date the Revolving Commitments are terminated or reduced to zero (whether voluntarily, by reason of the occurrence of an Event of Default or otherwise), there are any Letters of Credit outstanding hereunder, the Borrowers shall, on such date, pay to the Administrative Agent, for its benefit and the benefit of the Lenders and the Issuing Bank, an amount of money sufficient to cause the balance of available funds on deposit in the Letter of Credit Collateral Account to equal the aggregate Stated Amount of such Letters of Credit for deposit into the Letter of Credit Collateral Account.


 




  





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Section 2.16          Amount Limitations.


 


Notwithstanding any other term of this Agreement or any other Loan Document, no Lender shall be required to make a Loan, the Issuing Bank shall not be required to issue a Letter of Credit and no reduction of the Revolving Commitments pursuant to Section 2.13 shall take effect, if immediately after the making of such Loan, the issuance of such Letter of Credit or such reduction in the Revolving Commitments:


 


(a)           the aggregate principal amount of all outstanding Revolving Loans, together with the aggregate amount of all Letter of Credit Liabilities, would exceed the aggregate amount of the Revolving Commitments at such time; or


 


(b)           the aggregate principal amount of all outstanding Loans, together with aggregate amount of all Letter of Credit Liabilities, would exceed the Maximum Loan Availability at such time.


 


Section 2.17         Reserved.


 


Section 2.18         Funds Transfer Disbursements.


 


(a)           Generally.  The Borrowers hereby authorize the Administrative Agent to disburse the proceeds of any Loan made by the Lenders or any of their Affiliates pursuant to the Loan Documents as requested by an authorized representative of the Borrowers to any of the accounts designated in the Transfer Authorizer Designation Form.  The Borrowers agree to be bound by any transfer request:  (i) authorized or transmitted by the Borrowers; or (ii) made in the Borrowers’ name and accepted by the Administrative Agent in good faith and in compliance with these transfer instructions, even if not properly authorized by the Borrowers.  The Borrowers further agree and acknowledge that the Administrative Agent may rely solely on any bank routing number or identifying bank account number or name provided by the Borrowers to effect a wire or funds transfer even if the information provided by the Borrowers identifies a different bank or account holder than named by the Borrowers.  The Administrative Agent is not obligated or required in any way to take any actions to detect errors in information provided by the Borrowers.  If the Administrative Agent takes any actions in an attempt to detect errors in the transmission or content of transfer requests or takes any actions in an attempt to detect unauthorized funds transfer requests, the Borrowers agree that no matter how many times the Administrative Agent takes these actions the Administrative Agent will not in any situation be liable for failing to take or correctly perform these actions in the future and such actions shall not become any part of the transfer disbursement procedures authorized under this provision, the Loan Documents, or any agreement between the Administrative Agent and the Borrowers.  The Borrowers agree to notify the Administrative Agent of any errors in the transfer of any funds or of any unauthorized or improperly authorized transfer requests within fourteen (14) days after the Administrative Agent’s confirmation to the Borrowers of such transfer.


 


(b)           Funds Transfer.  The Administrative Agent will, in its sole discretion, determine the funds transfer system and the means by which each transfer will be made.  The Administrative Agent may delay or refuse to accept a funds transfer request if the transfer would:  (i) violate the terms of this authorization, (ii) require use of a bank unacceptable to the Administrative Agent or any Lender or prohibited by any Governmental Authority, (iii) cause the Administrative Agent or any Lender to violate any Federal Reserve or other regulatory risk control program or guideline or (iv) otherwise cause the Administrative Agent or any Lender to violate any Applicable Law or regulation.


 




  





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(c)           Limitation of Liability.  Neither of the Administrative Agent, the Issuing Bank nor any Lender shall be liable to the Borrowers or any other party for (i) errors, acts or failures to act of others, including other entities, banks, communications carriers or clearinghouses, through which the Borrowers’ transfers may be made or information received or transmitted, and no such entity shall be deemed an agent of the Administrative Agent, the Issuing Bank or any Lender, (ii) any loss, liability or delay caused by fires, earthquakes, wars, civil disturbances, power surges or failures, acts of government, labor disputes, failures in communications networks, legal constraints or other events beyond Administrative Agent’s, Issuing Bank’s or any Lender’s control, or (iii) any special, consequential, indirect or punitive damages, whether or not (x) any claim for these damages is based on tort or contract or (y) the Administrative Agent, the Issuing Bank, any Lender or the Borrowers knew or should have known the likelihood of these damages in any situation.  Neither the Administrative Agent, the Issuing Bank nor any Lender makes any representations or warranties other than those expressly made in this Agreement.


 


ARTICLE III  PAYMENTS, FEES AND OTHER GENERAL PROVISIONS


 


Section 3.1            Payments.


 


(a)           Payments by Borrowers.  Except to the extent otherwise provided herein, all payments of principal, interest, Fees and other amounts to be made by the Borrowers under this Agreement, the Notes or any other Loan Document shall be made in Dollars, in immediately available funds, without setoff, deduction or counterclaim, to the Administrative Agent at the Principal Office, not later than 2:00 p.m. Eastern time on the date on which such payment shall become due (each such payment made after such time on such due date to be deemed to have been made on the next succeeding Business Day).  Subject to Section 11.5, the Borrowers shall, at the time of making each payment under this Agreement or any other Loan Document, specify to the Administrative Agent the amounts payable by the Borrowers hereunder to which such payment is to be applied.  Each payment received by the Administrative Agent for the account of a Lender under this Agreement or any Note shall be paid to such Lender by wire transfer of immediately available funds in accordance with the wiring instructions provided by such Lender to the Administrative Agent from time to time, for the account of such Lender at the applicable Lending Office of such Lender.  Each payment received by the Administrative Agent for the account of the Issuing Bank under this Agreement shall be paid to the Issuing Bank by wire transfer of immediately available funds in accordance with the wiring instructions provided by the Issuing Bank to the Administrative Agent from time to time, for the account of the Issuing Bank.  In the event the Administrative Agent fails to pay such amounts to such Lender or the Issuing Bank, as the case may be, within one Business Day of receipt of such amounts, the Administrative Agent shall pay interest on such amount until paid at a rate per annum equal to the Federal Funds Rate from time to time in effect.  If the due date of any payment under this Agreement or any other Loan Document would otherwise fall on a day which is not a Business Day such date shall be extended to the next succeeding Business Day and interest shall continue to accrue at the rate, if any, applicable to such payment for the period of such extension.


 


(b)           Presumptions Regarding Payments by Borrowers.  Unless the Administrative Agent shall have received notice from the Borrowers prior to the date on which any payment is due to the Administrative Agent for the account of the Lenders or the Issuing Bank hereunder that the Borrowers will not make such payment, the Administrative Agent may assume that the Borrowers has made such payment on such date in accordance herewith and may (but shall not be obligated to), in reliance upon such assumption, distribute to the Lenders or the Issuing Bank, as the case may be, the amount due.  In such event, if the Borrowers have not in fact made such payment, then each of the Lenders or the Issuing Bank, as the case may be, severally agrees to repay to the Administrative Agent on demand that amount so distributed to such Lender or the Issuing Bank, with interest thereon, for each day from and including the date such amount is distributed to it to but excluding the date of payment to the Administrative Agent, at the greater of the Federal Funds Rate and a rate determined by the Administrative Agent in accordance with banking industry rules on interbank compensation.


 




  





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Section 3.2            Pro Rata Treatment.


 


Except to the extent otherwise provided herein:  (a) each borrowing from the Revolving Lenders under Sections 2.1(a) and 2.4(e) shall be made from the Revolving Lenders, each payment of the fees under Sections 3.5(a), 3.5(b), the first sentence of Section 3.5(c), and Section 3.5(e) shall be made for the account of the Revolving Lenders, and each termination or reduction of the amount of the Revolving Commitments under Section 2.13 shall be applied to the respective Revolving Commitments of the Revolving Lenders, pro rata according to the amounts of their respective Revolving Commitments; (b) each payment or prepayment of principal of Revolving Loans shall be made for the account of the Revolving Lenders pro rata in accordance with the respective unpaid principal amounts of the Revolving Loans held by them, provided that, subject to Section 3.9, if immediately prior to giving effect to any such payment in respect of any Revolving Loans the outstanding principal amount of the Revolving Loans shall not be held by the Revolving Lenders pro rata in accordance with their respective Revolving Commitments in effect at the time such Revolving Loans were made, then such payment shall be applied to the Revolving Loans in such manner as shall result, as nearly as is practicable, in the outstanding principal amount of the Revolving Loans being held by the Revolving Lenders pro rata in accordance with their respective Revolving Commitments; (c) each payment of interest on Revolving Loans shall be made for the account of the Revolving Lenders pro rata in accordance with the amounts of interest on such Revolving Loans then due and payable to the respective Lenders; (d) the making, Conversion and Continuation of Revolving Loans of a particular Type (other than Conversions provided for by Sections 5.1(c) and 5.5) shall be made pro rata among the Revolving Lenders according to the amounts of their respective Revolving Loans and the then current Interest Period for each Lender’s portion of each such Loan of such Type shall be coterminous; and (e) the Revolving Lenders’ participation in, and payment obligations in respect of, Letters of Credit under Section 2.4, shall be in accordance with their respective Commitment Percentages.


 


Section 3.3            Sharing of Payments, Etc.


 


If a Lender shall obtain payment of any principal of, or interest on, any Loan made by it to the Borrowers under this Agreement or shall obtain payment on any other Obligation owing by the Borrowers or any other Loan Party through the exercise of any right of set-off, banker’s lien, counterclaim or similar right or otherwise or through voluntary prepayments directly to a Lender or other payments made by or on behalf the Borrowers or any other Loan Party to a Lender (other than any payment in respect of Specified Derivatives Obligations) not in accordance with the terms of this Agreement and such payment should be distributed to the Lenders in accordance with Section 3.2 or Section 11.5, as applicable, such Lender shall promptly purchase from the other Lenders participations in (or, if and to the extent specified by such Lender, direct interests in) the Loans made by the other Lenders or other Obligations owed to such other Lenders in such amounts, and make such other adjustments from time to time as shall be equitable, to the end that all the Lenders shall share the benefit of such payment (net of any reasonable expenses which may actually be incurred by such Lender in obtaining or preserving such benefit) in accordance with the requirements of Section 3.2 or Section 11.5, as applicable.  To such end, all the Lenders shall make appropriate adjustments among themselves (by the resale of participations sold or otherwise) if such payment is rescinded or must otherwise be restored.  The Borrowers agree that any Lender so purchasing a participation (or direct interest) in the Loans or other Obligations owed to such other Lenders may exercise all rights of set-off, banker’s lien, counterclaim or similar rights with respect to such participation as fully as if such Lender were a direct holder of Loans in the amount of such participation.  Nothing contained herein shall require any Lender to exercise any such right or shall affect the right of any Lender to exercise and retain the benefits of exercising, any such right with respect to any other indebtedness or obligation of the Borrowers.


 




  





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Section 3.4            Several Obligations.


 


No Lender shall be responsible for the failure of any other Lender to make a Loan or to perform any other obligation to be made or performed by such other Lender hereunder, and the failure of any Lender to make a Loan or to perform any other obligation to be made or performed by it hereunder shall not relieve the obligation of any other Lender to make any Loan or to perform any other obligation to be made or performed by such other Lender.


 


Section 3.5            Fees.


 


(a)           Closing Fee.  On the Effective Date, the Borrowers agree to pay to the Administrative Agent and each Lender all loan fees as have been agreed to in writing by the Borrowers and the Administrative Agent and Lead Arranger.


 


(b)           Facility Fees.  During the period from the Agreement Date to but excluding the Maturity Date, the Borrowers agree to pay to the Administrative Agent for the account of the Revolving Lenders a facility fee equal to the daily aggregate amount of the Revolving Commitments (whether or not utilized) times a rate per annum equal to the Applicable Facility Fee.  Such fee shall be payable quarterly in arrears on the first day of each January, April, July and October during the term of this Agreement and on the Maturity Date or any earlier date of termination of the Revolving Commitments or reduction of the Revolving Commitments to zero.  The Borrowers acknowledge that the fee payable hereunder is a bona fide commitment fee and is intended as reasonable compensation to the Lenders for committing to make funds available to the Borrowers as described herein and for no other purposes.


 


(c)           Letter of Credit Fees.  The Borrowers agree to pay to the Administrative Agent for the account of each Revolving Lender a letter of credit fee at a rate per annum equal to the Applicable Margin for LIBOR Loans times the daily average Stated Amount of each Letter of Credit for the period from and including the date of issuance of such Letter of Credit (x) to and including the date such Letter of Credit expires or is cancelled or (y) to but excluding the date such Letter of Credit is drawn in full.  In addition to such fees, the Borrowers shall pay to the Issuing Bank solely for its own account, a fronting fee in respect of each Letter of Credit equal to one-eighth of one percent (0.125%) of the initial Stated Amount of such Letter of Credit; provided, however, in no event shall the aggregate amount of such fee in respect of any Letter of Credit be less than $1,000.  The fees provided for in this subsection shall be nonrefundable and payable, in the case of the fee provided for in the first sentence, in arrears (i) quarterly on the first day of January, April, July and October, (ii) on the Maturity Date, (iii) on the date the Revolving Commitments are terminated or reduced to zero and (iv) thereafter from time to time on demand of the Administrative Agent and in the case of the fee provided for in the second sentence, at the time of issuance of such Letter of Credit.  The Borrowers shall pay directly to the Issuing Bank from time to time on demand all commissions, charges, costs and expenses in the amounts customarily charged or incurred by the Issuing Bank from time to time in like circumstances with respect to the issuance, amendment, renewal or extension of any Letter of Credit or any other transaction relating thereto.


 


(d)           Revolving Credit Extension Fee.  If the Maturity Date is being extended in accordance with Section 2.14, the Borrowers shall pay to the Administrative Agent for the account of each Revolving Lender a fee equal to one quarter of one percent (0.25%) of the amount of such Revolving Lender’s Revolving Commitment (whether or not utilized).  Such fee shall be due and payable in full on the date the Administrative Agent receives the Extension Request pursuant to Section 2.14; provided, however, that such extension fee shall be refunded to Borrowers if Borrowers do not satisfy the conditions precedent to extension set forth in Section 2.14.


 




  





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(e)           Administrative and Other Fees.  The Borrowers agree to pay the administrative and other fees of the Administrative Agent as provided in the Fee Letter and as may be otherwise agreed to in writing from time to time by the Borrowers and the Administrative Agent.


 


Section 3.6            Computations.


 


Unless otherwise expressly set forth herein, any accrued interest on any Loan, any Fees or any other Obligations due hereunder shall be computed on the basis of a year of 360 days and the actual number of days elapsed.


 


Section 3.7            Usury.


 


In no event shall the amount of interest due or payable on the Loans or other Obligations exceed the maximum rate of interest allowed by Applicable Law and, if any such payment is paid by the Borrowers or any other Loan Party or received by any Lender, then such excess sum shall be credited as a payment of principal, unless the Borrowers shall notify the respective Lender in writing that the Borrowers elects to have such excess sum returned to it forthwith.  It is the express intent of the parties hereto that the Borrowers not pay and the Lenders not receive, directly or indirectly, in any manner whatsoever, interest in excess of that which may be lawfully paid by the Borrowers under Applicable Law.  The parties hereto hereby agree and stipulate that the only charge imposed upon the Borrowers for the use of money in connection with this Agreement is and shall be the interest specifically described in Section 2.6(a)(i) and (ii).  Notwithstanding the foregoing, the parties hereto further agree and stipulate that all agency fees, syndication fees, facility fees, closing fees, letter of credit fees, underwriting fees, default charges, late charges, funding or “breakage” charges, increased cost charges, attorneys’ fees and reimbursement for costs and expenses paid by the Administrative Agent or any Lender to third parties or for damages incurred by the Administrative Agent or any Lender, in each case, in connection with the transactions contemplated by this Agreement and the other Loan Documents, are charges made to compensate the Administrative Agent or any such Lender for underwriting or administrative services and costs or losses performed or incurred, and to be performed or incurred, by the Administrative Agent and the Lenders in connection with this Agreement and shall under no circumstances be deemed to be charges for the use of money.  All charges other than charges for the use of money shall be fully earned and nonrefundable when due.


 


Section 3.8            Statements of Account.


 


The Administrative Agent will account to the Borrowers monthly with a statement of Loans, accrued interest and Fees, charges and payments made pursuant to this Agreement and the other Loan Documents, and such account rendered by the Administrative Agent shall be deemed conclusive upon the Borrowers absent manifest error.  The failure of the Administrative Agent to deliver such a statement of accounts shall not relieve or discharge the Borrowers from any of its obligations hereunder.


 


Section 3.9            Defaulting Lenders.


 


Notwithstanding anything to the contrary contained in this Agreement, if any Revolving Lender becomes a Defaulting Lender, then, until such time as such Revolving Lender is no longer a Defaulting Lender, to the extent permitted by Applicable Law:


 


(a)           Waivers and Amendments.  Such Defaulting Lender’s right to approve or disapprove any amendment, waiver or consent with respect to this Agreement shall be restricted as set forth in the definition of Requisite Lenders.


 




  





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(b)           Defaulting Lender Waterfall.  Any payment of principal, interest, Fees or other amounts received by the Administrative Agent for the account of such Defaulting Lender (whether voluntary or mandatory, at maturity, pursuant to Article XI or otherwise) or received by the Administrative Agent from a Defaulting Lender pursuant to Section 3.3 shall be applied at such time or times as may be determined by the Administrative Agent as follows:  first, to the payment of any amounts owing by such Defaulting Lender to the Administrative Agent hereunder; second, to the payment on a pro rata basis of any amounts owing by such Defaulting Lender to the Issuing Bank hereunder; third, to Cash Collateralize the Issuing Bank’s Fronting Exposure with respect to such Defaulting Lender in accordance with subsection (e) below; fourth, as the Borrowers may request (so long as no Default or Event of Default exists), to the funding of any Loan in respect of which such Defaulting Lender has failed to fund its portion thereof as required by this Agreement, as determined by the Administrative Agent; fifth, if so determined by the Administrative Agent and the Borrowers, to be held in a deposit account and released pro rata in order to (x) satisfy such Defaulting Lender’s potential future funding obligations with respect to Loans under this Agreement and (y) Cash Collateralize the Issuing Bank’s future Fronting Exposure with respect to such Defaulting Lender with respect to future Letters of Credit issued under this Agreement, in accordance with subsection (e) below; sixth, to the payment of any amounts owing to the Lenders, the Issuing Bank as a result of any judgment of a court of competent jurisdiction obtained by any Lender, the Issuing Bank against such Defaulting Lender as a result of such Defaulting Lender’s breach of its obligations under this Agreement; seventh, so long as no Default or Event of Default exists, to the payment of any amounts owing to the Borrowers as a result of any judgment of a court of competent jurisdiction obtained by the Borrowers against such Defaulting Lender as a result of such Defaulting Lender’s breach of its obligations under this Agreement; and eighth, to such Defaulting Lender or as otherwise directed by a court of competent jurisdiction; provided that if (x) such payment is a payment of the principal amount of any Loans or amounts owing by such Defaulting Lender under Section 2.4(j) in respect of Letters of Credit (such amounts “L/C Disbursements”), in respect of which such Defaulting Lender has not fully funded its appropriate share, and (y) such Loans were made or the related Letters of Credit were issued at a time when the conditions set forth in Article VI were satisfied or waived, such payment shall be applied solely to pay the Loans of, and L/C Disbursements owed to, all Non-Defaulting Lenders on a pro rata basis prior to being applied to the payment of any Loans of, or L/C Disbursements owed to, such Defaulting Lender until such time as all Loans and funded and unfunded participations in Letter of Credit Liabilities are held by the Revolving Lenders pro rata in accordance with their respective Commitment Percentages (determined without giving effect to the immediately following subsection (d)).  Any payments, prepayments or other amounts paid or payable to a Defaulting Lender that are applied (or held) to pay amounts owed by a Defaulting Lender or to post Cash Collateral pursuant to this subsection shall be deemed paid to and redirected by such Defaulting Lender, and each Lender irrevocably consents hereto.


 


(c)           Certain Fees.


 


(i)           No Defaulting Lender shall be entitled to receive any Fee payable under Sections 3.5(b) for any period during which that Lender is a Defaulting Lender.


 


(ii)          No Defaulting Lender shall be entitled to receive any Fee payable under Section 3.5.(c) for any period during which that Lender is a Defaulting Lender.


 


(iii)         With respect to any Fee not required to be paid to any Defaulting Lender pursuant to the immediately preceding clauses (i) or (ii), the Borrowers shall (x) pay to each Non-Defaulting Lender that portion of any such Fee otherwise payable to such Defaulting Lender with respect to such Defaulting Lender’s participation in Letter of Credit Liabilities that has been reallocated to such Non-Defaulting Lender pursuant to the immediately following subsection (d), (y) pay to each Issuing Bank the amount of any such Fee otherwise payable to such Defaulting Lender to the extent allocable to such Issuing Bank’s Fronting Exposure to such Defaulting Lender, and (z) not be required to pay the remaining amount of any such Fee.


 




  





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(d)           Reallocation of Participations to Reduce Fronting Exposure.  All or any part of such Defaulting Lender’s participation in Letter of Credit Liabilities shall be reallocated among the Non-Defaulting Lenders in accordance with their respective Commitment Percentages (determined without regard to such Defaulting Lender’s Revolving Commitment) but only to the extent that (x) the conditions set forth in Article VI are satisfied at the time of such reallocation (and, unless the Borrowers shall have otherwise notified the Administrative Agent at such time, the Borrowers shall be deemed to have represented and warranted that such conditions are satisfied at such time), and (y) such reallocation does not cause the aggregate Revolving Credit Exposure of any Non-Defaulting Lender to exceed such Non-Defaulting Lender’s Revolving Commitment.  No reallocation hereunder shall constitute a waiver or release of any claim of any party hereunder against a Defaulting Lender arising from that Revolving Lender having become a Defaulting Lender, including any claim of a Non-Defaulting Lender as a result of such Non-Defaulting Lender’s increased exposure following such reallocation.


 


(e)           Cash Collateral.


 


(i)           If the reallocation described in the immediately preceding subsection (d) above cannot, or can only partially, be effected, the Borrowers shall, without prejudice to any right or remedy available to it hereunder or under law, Cash Collateralize the Issuing Bank’s Fronting Exposure in accordance with the procedures set forth in this subsection.


 


(ii)           At any time that there shall exist a Defaulting Lender, within one (1) Business Day following the written request of the Administrative Agent or the Issuing Bank (with a copy to the Administrative Agent), the Borrowers shall Cash Collateralize the Issuing Bank’s Fronting Exposure with respect to such Defaulting Lender (determined after giving effect to the immediately preceding subsection (d) and any Cash Collateral provided by such Defaulting Lender) in an amount not less than the aggregate Fronting Exposure of the Issuing Bank with respect to Letters of Credit issued and outstanding at such time.


 


(iii)           The Borrowers, and to the extent provided by any Defaulting Lender, such Defaulting Lender, hereby grant to the Administrative Agent, for the benefit of the Issuing Bank, and agree to maintain, a first priority security interest in all such Cash Collateral as security for the Defaulting Lenders’ obligation to fund participations in respect of Letter of Credit Liabilities, to be applied pursuant to the immediately following clause (iv).  If at any time the Administrative Agent determines that Cash Collateral is subject to any right or claim of any Person other than the Administrative Agent and the Issuing Bank as herein provided, or that the total amount of such Cash Collateral is less than the aggregate Fronting Exposure of the Issuing Bank with respect to Letters of Credit issued and outstanding at such time, the Borrowers will, promptly upon demand by the Administrative Agent, pay or provide to the Administrative Agent additional Cash Collateral in an amount sufficient to eliminate such deficiency (after giving effect to any Cash Collateral provided by the Defaulting Lender).


 


(iv)           Notwithstanding anything to the contrary contained in this Agreement, Cash Collateral provided under this Section in respect of Letters of Credit shall be applied to the satisfaction of the Defaulting Lender’s obligation to fund participations in respect of Letter of Credit Liabilities (including, as to Cash Collateral provided by a Defaulting Lender, any interest accrued on such obligation) for which the Cash Collateral was so provided, prior to any other application of such property as may otherwise be provided for herein.


 




  





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(v)           Cash Collateral (or the appropriate portion thereof) provided to reduce the Issuing Bank’s Fronting Exposure shall no longer be required to be held as Cash Collateral pursuant to this subsection following (x) the elimination of the applicable Fronting Exposure (including by the termination of Defaulting Lender status of the applicable Revolving Lender), or (y) the determination by the Administrative Agent and the Issuing Bank that there exists excess Cash Collateral; provided that, subject to the immediately preceding subsection (b), the Person providing Cash Collateral and the Issuing Bank may agree that Cash Collateral shall be held to support future anticipated Fronting Exposure or other obligations and provided further that to the extent that such Cash Collateral was provided by the Borrowers, such Cash Collateral shall remain subject to the security interest granted pursuant to the Loan Documents.


 


(f)           Defaulting Lender Cure.  If the Borrowers, the Administrative Agent and the Issuing Bank agree in writing that a Revolving Lender is no longer a Defaulting Lender, the Administrative Agent will so notify the parties hereto, whereupon as of the effective date specified in such notice and subject to any conditions set forth therein (which may include arrangements with respect to any Cash Collateral), that Revolving Lender will, to the extent applicable, purchase at par that portion of outstanding Loans of the other Lenders or take such other actions as the Administrative Agent may determine to be necessary to cause the Loans and funded and unfunded participations in Letters of Credit to be held pro rata by the Revolving Lenders in accordance with their respective Commitment Percentages (determined without giving effect to the immediately preceding subsection (d)), whereupon such Revolving Lender will cease to be a Defaulting Lender; provided that no adjustments will be made retroactively with respect to Fees accrued or payments made by or on behalf of the Borrowers while that Revolving Lender was a Defaulting Lender; and provided, further, that except to the extent otherwise expressly agreed by the affected parties, no change hereunder from Defaulting Lender to Revolving Lender will constitute a waiver or release of any claim of any party hereunder arising from that Revolving Lender’s having been a Defaulting Lender.


 


(g)           New Letters of Credit.  So long as any Revolving Lender is a Defaulting Lender, the Issuing Bank shall not be required to issue, extend, renew or increase any Letter of Credit unless it is satisfied that it will have no Fronting Exposure after giving effect thereto.


 


Section 3.10         Taxes; Foreign Lenders.


 


(a)           Taxes Generally.  All payments by the Borrowers of principal of, and interest on, the Loans and all other Obligations shall be made free and clear of and without deduction for any present or future excise, stamp or other taxes, fees, duties, levies, imposts, charges, deductions, withholdings or other charges of any nature whatsoever imposed by any taxing authority, but excluding (i) franchise taxes, (ii) any taxes (other than withholding taxes) that would not be imposed but for a connection between the Administrative Agent, the Issuing Bank or a Lender and the jurisdiction imposing such taxes (other than a connection arising solely by virtue of the activities of the Administrative Agent, the Issuing Bank or such Lender pursuant to or in respect of this Agreement or any other Loan Document), (iii)  any taxes imposed on or measured by the Issuing Bank’s or any Lender’s assets, net income, receipts or branch profits, (iv) any taxes arising after the Agreement Date solely as a result of or attributable to a Lender changing its designated Lending Office after the date such Lender becomes a party hereto, and (v) any taxes imposed by Sections 1471 through Section 1474 of the Internal Revenue Code (including any official interpretations thereof, collectively “FATCA”) on any “withholdable payment” payable to such recipient as a result of the failure of such recipient to satisfy the applicable requirements as set forth in FATCA after December 31, 2012 (such non-excluded items being collectively called “Taxes”).  If any withholding or deduction from any payment to be made by the Borrowers hereunder is required in respect of any Taxes pursuant to any Applicable Law, then the Borrowers will:


 




  





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(i)           pay directly to the relevant Governmental Authority the full amount required to be so withheld or deducted;


 


(ii)          promptly forward to the Administrative Agent an official receipt or other documentation satisfactory to the Administrative Agent evidencing such payment to such Governmental Authority; and


 


(iii)         pay to the Administrative Agent for its account or the account of the applicable Lender or the Issuing Bank, as the case may be, such additional amount or amounts as is necessary to ensure that the net amount actually received by the Administrative Agent, the Issuing Bank or such Lender will equal the full amount that the Administrative Agent, the Issuing Bank or such Lender would have received had no such withholding or deduction been required.


 


(b)           Tax Indemnification.  If the Borrowers fail to pay any Taxes when due to the appropriate Governmental Authority or fails to remit to the Administrative Agent, for its account or the account of the Issuing Bank or respective Lender, as the case may be, the required receipts or other required documentary evidence, the Borrowers shall indemnify the Administrative Agent, the Issuing Bank and the Lenders for any incremental Taxes, interest or penalties that may become payable by the Administrative Agent, the Issuing Bank or any Lender as a result of any such failure.  For purposes of this Section, a distribution hereunder by the Administrative Agent or any Lender to or for the account of any Lender shall be deemed a payment by the Borrowers.


 


(c)           Tax Forms.  Prior to the date that any Lender or Participant organized under the laws of a jurisdiction other than that in which the Borrowers are a resident for tax purposes becomes a party hereto, such Person shall deliver to the Borrowers and the Administrative Agent such certificates, documents or other evidence, as required by the Internal Revenue Code or Treasury Regulations issued pursuant thereto (including Internal Revenue Service Forms W-8ECI and W-8BEN, as applicable, or appropriate successor forms), properly completed, currently effective and duly executed by such Lender or Participant establishing that payments to it hereunder and under the Notes are (i) not subject to United States Federal backup withholding tax and (ii) not subject to United States Federal withholding tax under the Internal Revenue Code.  Each such Lender or Participant shall, to the extent it may lawfully do so, (x) deliver further copies of such forms or other appropriate certifications on or before the date that any such forms expire or become obsolete and after the occurrence of any event requiring a change in the most recent form delivered to the Borrowers or the Administrative Agent and (y) obtain such extensions of the time for filing, and renew such forms and certifications thereof, as may be reasonably requested by the Borrowers or the Administrative Agent.  The Borrowers shall not be required to pay any amount pursuant to the last sentence of subsection (a) above to any Lender or Participant that is organized under the laws of a jurisdiction other than that in which the Borrowers are a resident for tax purposes or the Administrative Agent, if it is organized under the laws of a jurisdiction other than that in which the Borrowers are a resident for tax purposes, if such Lender, such Participant or the Administrative Agent, as applicable, fails to comply with the requirements of this subsection.  If any such Lender or Participant, to the extent it may lawfully do so, fails to deliver the above forms or other documentation, then the Administrative Agent may withhold from such payment to such Lender such amounts as are required by the Internal Revenue Code.  If any Governmental Authority asserts that the Administrative Agent did not properly withhold or backup withhold, as the case may be, any tax or other amount from payments made to or for the account of any Lender, such Lender shall indemnify the Administrative Agent therefor, including all penalties and interest, any taxes imposed by any jurisdiction on the amounts payable to the Administrative Agent under this Section, and costs and expenses (including all reasonable fees and disbursements of any law firm or other external counsel and the allocated cost of internal legal services and all disbursements of internal counsel) of the Administrative Agent.  The obligation of the Lenders under this Section shall survive the termination of the Commitments, repayment of all Obligations and the resignation or replacement of the Administrative Agent.


 




  





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(d)           USA Patriot Act Notice; Compliance.  In order for the Administrative Agent to comply with the USA Patriot Act of 2001 (Public Law 107-56), prior to any Lender or Participant that is organized under the laws of a jurisdiction outside of the United States of America becoming a party hereto, the Administrative Agent may request, and such Lender or Participant shall provide to the Administrative Agent, its name, address, tax identification number and/or such other identification information as shall be necessary for the Administrative Agent to comply with federal law.


 


ARTICLE IV  BORROWING BASE PROPERTIES


 


Section 4.1            Eligibility of Properties.


 


(a)           Initial Borrowing Base Properties.  The Properties identified on Schedule 4.1 shall, on the Effective Date, be Borrowing Base Properties, and the Borrowing Base Value initially attributable to such Borrowing Base Properties shall be as approved by the Lenders and set forth on Schedule 4.1.


 


(b)           Additional Borrowing Base Properties.  If after the Effective Date the Borrowers desire that the Lenders include any additional Property in calculations of the Borrowing Base, the Borrowers shall so notify the Administrative Agent in writing.  No Property will be evaluated by the Lenders unless it is an Eligible Property and unless and until the Borrowers deliver to the Administrative Agent the following, in form and substance satisfactory to the Administrative Agent:


 


(i)           An executive summary of the Property including, at a minimum, the following information relating to such Property:  (A) a description of such Property, such description to include the age, location, site plan, current occupancy rate and physical condition of such Property; (B) the purchase price paid or to be paid for such Property; (C) the current and projected condition of the regional market and specific submarket in which such Property is located; and (D) the current projected capital plans and, if applicable, current renovation plans for such Property;


 


(ii)           An operating statement for such Property audited or certified by a Responsible Officer of the Borrowers as being true and correct in all material respects and prepared in accordance with GAAP for the previous three fiscal years, provided that, with respect to any period such Property was owned by the Borrowers or a Subsidiary for less than three years, such information shall only be required to be delivered to the extent reasonably available to the Borrowers and such certification may be based upon the best of the Borrowers’ knowledge and provided further, that if such Property has been operating for less than three years, the Borrowers shall provide such projections and other information concerning the anticipated operation of such Property as the Administrative Agent may reasonably request;


 


(iii)           A current rent roll (including Argus or similar information if available) for such Property certified by a Responsible Officer of the Borrowers as being true and correct in all material respects, and three-year occupancy history of such Property certified by a Responsible Officer of the Borrowers to be true and correct, provided that, with respect to any period such Property was owned by the Borrowers or a Subsidiary for less than three years, such information shall only be required to be delivered to the extent reasonably available to the Borrowers and such certification may be based upon the best of the Borrowers’ knowledge;


 




  





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(iv)          A copy of a recent ALTA Owner’s Policy of Title Insurance (“Owner’s Policy”) covering such Property showing the identity of the fee titleholder thereto and all matters of record;


 


(v)           Copies of all documents of record reflected in Schedule A and Schedule B of the Owner’s Policy and a copy of the most recent real estate tax bill and notice of assessment;


 


(vi)          A current or currently certified survey of such Property certified by a surveyor licensed in the applicable jurisdiction to have been prepared in accordance with the then effective Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys;


 


(vii)         If not adequately covered by the survey certification provided for above, a certificate from a licensed engineer or other professional satisfactory to the Administrative Agent that such Property is not located in a Special Flood Hazard Area as defined by the Federal Insurance Administration;


 


(viii)        A “Phase I” environmental assessment of such Property not more than 12 months old, which report (1) has been prepared by an environmental engineering firm acceptable to the Administrative Agent and (2) complies with the requirements contained in the Administrative Agent’s guidelines adopted from time to time by the Administrative Agent to be used in its lending practice generally and any other environmental assessments or other reports relating to such Property, including any “Phase II” environmental assessment prepared or recommended by such environmental engineering firm to be prepared for such Property;


 


(ix)           An engineering report for such Property not more than six (6) months old and prepared by an engineering firm acceptable to the Administrative Agent;


 


(x)           Copies of (1) all Property Management Agreements and all Material Contracts relating to the use, occupancy, operation, maintenance, enjoyment or ownership of such Property, if any, and (2) in any event copies of all Tenant Leases with respect to such Property (or, if acceptable to the Administrative Agent, a summary of the terms thereof);


 


(xi)          Evidence that such Property complies with applicable zoning and land use laws, which evidence shall not be more than six (6) months old;


 


(xii)         UCC, tax, judgment and lien search reports with respect to the Borrowers (or a Subsidiary if such Property is owned by a Subsidiary) and such Property in all necessary or appropriate jurisdictions indicating that there are no Liens of record on such Property other than Permitted Liens;


 


(xiii)        Plans and specifications for such Property, provided the same shall only be required to the extent reasonably available to the Borrowers;


 


(xiv)        Final certificates of occupancy and any other Governmental Approvals relating to such Property;


 


(xv)         Copies of all policies of insurance required by Section 8.5;


 


(xvi)        An inspection of such Property by Administrative Agent and its engineers and consultants; and


 




  





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(xvii)           Such other information the Administrative Agent may reasonably request in order to evaluate the Property.


 


If, after receipt and review of the foregoing documents and information, the Administrative Agent is prepared to recommend acceptance of such Property as a Borrowing Base Property, the Administrative Agent will so notify the Borrowers and each Lender within ten (10) Business Days after receipt and review of all of such documents and information.  Within five (5) Business Days of the Administrative Agent’s giving such notice to the Lenders, the Administrative Agent will send the foregoing documents and information to each of the Lenders.


 


(c)           Appraisal; Final Approval.  Promptly upon giving notice to the Lenders under the immediately preceding subsection (b) that the Administrative Agent is prepared to recommend acceptance of such Property as a Borrowing Base Property, the Administrative Agent shall commission, at the Administrative Agent’s discretion and the Borrowers’ expense, an Appraisal of such Property, to be in form and substance satisfactory to the Administrative Agent.  Within ten (10) Business Days of receipt of such Appraisal, the Administrative Agent shall review such Appraisal and shall determine the As-Is Appraised Value of such Property.  If after such review and determination the Administrative Agent is unwilling to recommend acceptance of such Property as a Borrowing Base Property, the Administrative Agent shall promptly notify the Borrowers and the Lenders and the consideration by the Administrative Agent and the Lenders of such Property shall cease.  If after such review and determination the Administrative Agent remains prepared to recommend acceptance of such Property as a Borrowing Base Property, the Administrative Agent shall forward a copy of such Appraisal to the Lenders together with notice of such As-Is Appraised Value and Administrative Agent’s recommendation as to Borrowing Base Value to be attributed to such Property.  Within ten (10) Business Days of the date on which a Lender has received all of the items referred to in this subsection and the immediately preceding subsection (b), such Lender shall notify the Administrative Agent in writing whether or not such Lender accepts such Property as a Borrowing Base Property, which approval will be in such Lender’s sole and absolute discretion.  If a Lender fails to give such notice within such time period, such Lender shall be deemed to have approved such Property as a Borrowing Base Property.  Such Property shall become a Borrowing Base Property upon written or deemed approval of the Requisite Lenders, or all Lenders to the extent the Borrowing Base Value is greater than $15,000,000, and upon execution and delivery to the Administrative Agent of (i) a Borrowing Base Certificate showing the Borrowing Base after inclusion of such Property as a Borrowing Base Property, (ii) if such property is owned by a Subsidiary of a Loan Party that is not then a Borrower, all of the items required to be delivered to the Administrative Agent under Section 8.14 if not previously delivered, (iii) the documents and items described in Section 6.3, and (iv) such other items or documents as may be appropriate under the circumstances, including updates of the documents described in the immediately preceding subsections (b)(i), (b)(ii), (b)(vi), and (b)(viii), and satisfaction of all other closing requirements reasonably imposed by the Administrative Agent.


 


Section 4.2            Release of Properties.


 


From time to time the Borrowers may request, upon not less than thirty (30) days prior written notice to the Administrative Agent or such shorter period as may be acceptable to the Administrative Agent, that any Property (if then a Borrowing Base Property) be released from the Liens created by the Security Documents applicable thereto, which release (the “Property Release”) shall be effected by the Administrative Agent if the Administrative Agent determines all of the following conditions are satisfied as of the date of such Property Release:


 


(a)           No Default or Event of Default exists or will exist immediately after giving effect to such Property Release and the reduction in the Borrowing Base by reason of the release of such Property;


 




  





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(b)           The Borrowers shall have delivered to the Administrative Agent a Borrowing Base Certificate demonstrating on a pro forma basis, and the Administrative Agent shall have determined to its satisfaction that the outstanding principal balance of the Loans, together with the Letter of Credit Liabilities and the Derivatives Termination Value of all Specified Derivatives Contracts, will not exceed the Borrowing Base after giving effect to such request and any prepayment to be made and/or the acceptance of any Property as an additional or replacement Borrowing Base Property to be given concurrently with such request;


 


(c)           The Borrowers shall have delivered to the Administrative Agent all documents and instruments reasonably requested by the Administrative Agent in connection with such Property Release; and


 


(d)           Prior written approval of the Requisite Lenders shall be required prior to the release of (i) any Property constituting part of the Kroger Portfolio or (ii) the Michelin Property.


 


Except as set forth in this Section 4.2, no Borrowing Base Property shall be released from the Liens created by the Security Documents applicable thereto.


 


Section 4.3            Frequency of Appraisals.


 


The As-Is Appraised Value of a Borrowing Base Property (or in the case of a Borrowing Base Property that is part of the Kroger Portfolio, the Kroger Portfolio Hypothetical As-Is Appraised Value)  shall be determined or redetermined, as applicable, under each of the following circumstances:


 


(a)           In connection with the acceptance of a Property as a Borrowing Base Property the Administrative Agent will determine the As-Is Appraised Value thereof (or in the case of a Borrowing Base Property that is part of the Kroger Portfolio, the Kroger Portfolio Hypothetical As-Is Appraised Value thereof) as provided in Section 4.1, all at the Borrowers’ expense; or


 


(b)           In connection with any Extension Request, the Administrative Agent will determine the As-Is Appraised Value of the Borrowing Base Properties (or in the case of a Borrowing Base Property that is part of the Kroger Portfolio, the Kroger Portfolio Hypothetical As-Is Appraised Value) as provided in Section 2.14, all at the Borrowers’ expense; or


 


(c)           At any time and from time to time but no more than once during the initial term of the Loan, the Administrative Agent may redetermine the As-Is Appraised Value of a Borrowing Base Property (or in the case of a Borrowing Base Property that is part of the Kroger Portfolio, the Kroger Portfolio Hypothetical As-Is Appraised Value) based on a new Appraisal obtained by the Administrative Agent in any of the following circumstances, all at the Borrowers’ expense:


 


(i)           if a material adverse change occurs with respect to such Borrowing Base Property, including, without limitation, a material deterioration in the Net Operating Income of such Property, a major casualty at such Property that is not fully covered by insurance, a material condemnation of any part of such Property, a material change in the market conditions affecting such Property or a material decrease in the leasing level of such Property; or


 


(ii)           if necessary in order to comply with FIRREA or other Applicable Law relating to the Administrative Agent or the Lenders; or


 




  





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(iii)           if the Administrative Agent determines an Appraisal of such Property is necessary in connection with its determination under Section 4.2(b) regarding the release of a Borrowing Base Property; or


 


(d)           At any time while a Default or Event of Default exists, the Administrative Agent may (and shall at the written direction of the Requisite Lenders) redetermine the As-Is Appraised Value of a Borrowing Base Property (or in the case of a Borrowing Base Property that is part of the Kroger Portfolio, the Kroger Portfolio Hypothetical As-Is Appraised Value) based on a new Appraisal obtained by the Administrative Agent, all at the Borrowers’ expense; or


 


(e)           At any time and from time to time, the Administrative Agent may (and shall at the written direction of the Requisite Lenders) redetermine the As-Is Appraised Value of a Borrowing Base Property (or in the case of a Borrowing Base Property that is part of the Kroger Portfolio, the Kroger Portfolio Hypothetical As-Is Appraised Value) based on a new Appraisal obtained by the Administrative Agent, all at the Lenders’ expense.


 


Section 4.4            Frequency of Calculations of Borrowing Base.


 


Initially, the Borrowing Base shall be the amount set forth as such in the Borrowing Base Certificate delivered under Section 6.1.  Thereafter, the Borrowing Base shall be the amount set forth as such in the Borrowing Base Certificate delivered from time to time under Article IX.  Any increase in the Borrowing Base Value of a Borrowing Base Property shall become effective as of the next determination of the Borrowing Base as provided in this Section, provided that prior to such date of determination (a) if such increase is the result of an increase in the As-Is Appraised Value of such Borrowing Base Property, the Requisite Lenders shall have given their written approval of such increase and (b) the Borrowers deliver to the Administrative Agent the following:  (i) if the Property is not located in a Tie-In Jurisdiction, an endorsement to the title insurance policy in favor of the Administrative Agent with respect to such Property increasing the coverage amount thereof as related to such Property to not less than 110% of the As-Is Appraised Value (based on the “as-is value” of such Property and excluding the value of personal property) for such Property and (ii) if the Property is located in a Tie-In Jurisdiction, an endorsement to the title insurance policy in favor of the Administrative Agent with respect to such Property increasing the coverage amount thereof as related to such Property to not less than the portion of the Borrowing Base attributable to such Property, as well as endorsements to all other existing title insurance policies issued to the Administrative Agent with respect to all other Properties located in Tie-In Jurisdictions reflecting an increase in the aggregate insured amount under the “tie-in” endorsements to an amount equal to the Borrowing Base (including the Property which experienced the increase in Borrowing Base Value) but in no event in an amount in excess of the aggregate amount of the Commitments.


 


ARTICLE V  YIELD PROTECTION, ETC.


 


Section 5.1            Additional Costs; Capital Adequacy.


 


(a)           Capital Adequacy.  If any Lender or any Participant determines that compliance with any law or regulation or with any guideline or request from any central bank or other Governmental Authority (whether or not having the force of law), including, without limitation, any Regulatory Change, affects or would affect the amount of capital required or expected to be maintained by such Lender or such Participant, or any corporation controlling such Lender or such Participant, as a consequence of, or with reference to, such Lender’s Commitments or its making or maintaining Loans or participating in Letters of Credit below the rate which such Lender or such Participant or such corporation controlling such Lender or such Participant could have achieved but for such compliance (taking into account the policies of such Lender or such Participant or such corporation with regard to capital), then the Borrowers shall, from time to time, within thirty (30) days after written demand by such Lender or such Participant, pay to such Lender or such Participant additional amounts sufficient to compensate such Lender or such Participant or such corporation controlling such Lender or such Participant to the extent that such Lender or such Participant determines such increase in capital is allocable to such Lender’s or such Participant’s obligations hereunder.


 




  





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(b)           Additional Costs.  In addition to, and not in limitation of the immediately preceding subsection, the Borrowers shall promptly pay to the Administrative Agent for the account of a Lender from time to time such amounts as such Lender may determine to be necessary to compensate such Lender for any costs incurred by such Lender that it determines are attributable to its making or maintaining of any LIBOR Loans or its obligation to make any LIBOR Loans hereunder, any reduction in any amount receivable by such Lender under this Agreement or any of the other Loan Documents in respect of any of such LIBOR Loans or such obligation or the maintenance by such Lender of capital in respect of its LIBOR Loans or its Commitments (such increases in costs and reductions in amounts receivable being herein called “Additional Costs”), resulting from any Regulatory Change that:  (i) changes the basis of taxation of any amounts payable to such Lender under this Agreement or any of the other Loan Documents in respect of any of such LIBOR Loans or its Commitments (other than taxes imposed on or measured by the overall net income of such Lender or of its Lending Office for any of such LIBOR Loans by the jurisdiction in which such Lender has its principal office or such Lending Office), or (ii) imposes or modifies any reserve, special deposit or similar requirements (other than Regulation D of the Board of Governors of the Federal Reserve System or other similar reserve requirement applicable to any other category of liabilities or category of extensions of credit or other assets by reference to which the interest rate on LIBOR Loans is determined to the extent utilized when determining LIBOR for such Loans) relating to any extensions of credit or other assets of, or any deposits with or other liabilities of, or other credit extended by, or any other acquisition of funds by such Lender (or its parent corporation), or any commitment of such Lender (including, without limitation, the Commitments of such Lender hereunder) or (iii) has or would have the effect of reducing the rate of return on capital of such Lender to a level below that which such Lender could have achieved but for such Regulatory Change (taking into consideration such Lender’s policies with respect to capital adequacy).


 


(c)           Lender’s Suspension of LIBOR Loans.  Without limiting the effect of the provisions of the immediately preceding subsection (a) and (b), if by reason of any Regulatory Change, any Lender either (i) incurs Additional Costs based on or measured by the excess above a specified level of the amount of a category of deposits or other liabilities of such Lender that includes deposits by reference to which the interest rate on LIBOR Loans is determined as provided in this Agreement or a category of extensions of credit or other assets of such Lender that includes LIBOR Loans or (ii) becomes subject to restrictions on the amount of such a category of liabilities or assets that it may hold, then, if such Lender so elects by notice to the Borrowers (with a copy to the Administrative Agent), the obligation of such Lender to make or Continue, or to Convert Base Rate Loans into, LIBOR Loans hereunder shall be suspended until such Regulatory Change ceases to be in effect (in which case the provisions of Section 5.5 shall apply).


 


(d)           Additional Costs in Respect of Letters of Credit.  Without limiting the obligations of the Borrowers under the preceding subsections of this Section (but without duplication), if as a result of any Regulatory Change or any risk-based capital guideline or other requirement heretofore or hereafter issued by any Governmental Authority there shall be imposed, modified or deemed applicable any tax, reserve, special deposit, capital adequacy or similar requirement against or with respect to or measured by reference to Letters of Credit and the result shall be to increase the cost to the Issuing Bank of issuing (or any Lender of purchasing participations in) or maintaining its obligation hereunder to issue (or purchase participations in) any Letter of Credit or reduce any amount receivable by the Issuing Bank or any Lender hereunder in respect of any Letter of Credit, then, upon demand by the Issuing Bank or such Lender, the Borrowers shall pay immediately to the Issuing Bank or, in the case of such Lender, to the Administrative Agent for the account of such Lender, from time to time as specified by the Issuing Bank or such Lender, such additional amounts as shall be sufficient to compensate the Issuing Bank or such Lender for such increased costs or reductions in amount.


 




  





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(e)           Notification and Determination of Additional Costs.  Each of the Administrative Agent, Issuing Bank, each Lender, and each Participant, as the case may be, agrees to notify the Borrowers of any event occurring after the Agreement Date entitling the Administrative Agent, the Issuing Bank, such Lender or such Participant to compensation under any of the preceding subsections of this Section as promptly as practicable; provided, however, that the failure of the Administrative Agent, the Issuing Bank, any Lender or any Participant to give such notice shall not release the Borrowers from any of its obligations hereunder (and in the case of a Lender, to the Administrative Agent).  The Administrative Agent, the Issuing Bank, each Lender and each Participant, as the case may be, agrees to furnish to the Borrowers (and in the case of the Issuing Bank, a Lender or a Participant to the Administrative Agent as well) a certificate setting forth the basis and amount of each request for compensation under this Section.  Determinations by the Administrative Agent, the Issuing Bank, such Lender, or such Participant, as the case may be, of the effect of any Regulatory Change shall be conclusive and binding for all purposes, absent manifest error.


 


Section 5.2            Suspension of LIBOR Loans.


 


Anything herein to the contrary notwithstanding, if, on or prior to the determination of LIBOR for any Interest Period:


 


(a)           the Administrative Agent reasonably determines (which determination shall be conclusive) that quotations of interest rates for the relevant deposits referred to in the definition of LIBOR are not being provided in the relevant amounts or for the relevant maturities for purposes of determining rates of interest for LIBOR Loans as provided herein or is otherwise unable to determine LIBOR; or


 


(b)           the Administrative Agent reasonably determines (which determination shall be conclusive) that the relevant rates of interest referred to in the definition of LIBOR upon the basis of which the rate of interest for LIBOR Loans for such Interest Period is to be determined are not likely to adequately cover the cost to any Lender of making or maintaining LIBOR Loans for such Interest Period;


 


then the Administrative Agent shall give the Borrowers and each Lender prompt notice thereof and, so long as such condition remains in effect, the Lenders shall be under no obligation to, and shall not, make additional LIBOR Loans, Continue LIBOR Loans or Convert Loans into LIBOR Loans and the Borrowers shall, on the last day of each current Interest Period for each outstanding LIBOR Loan, either prepay such Loan or Convert such Loan into a Base Rate Loan.


 


Section 5.3            Illegality.


 


Notwithstanding any other provision of this Agreement, if any Lender shall determine (which determination shall be conclusive and binding) that it is unlawful for such Lender to honor its obligation to make or maintain LIBOR Loans hereunder, then such Lender shall promptly notify the Borrowers thereof (with a copy of such notice to the Administrative Agent) and such Lender’s obligation to make or Continue, or to Convert Loans of any other Type into, LIBOR Loans shall be suspended until such time as such Lender may again make and maintain LIBOR Loans (in which case the provisions of Section 5.5 shall be applicable).


 




  





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Section 5.4            Compensation.


 


The Borrowers shall pay to the Administrative Agent for the account of each Lender, upon the request of the Administrative Agent, such amount or amounts as the Administrative Agent shall determine in its reasonable discretion shall be sufficient to compensate such Lender for any loss, cost or expense attributable to:


 


(a)           any payment or prepayment (whether mandatory or optional) of a LIBOR Loan, or Conversion of a LIBOR Loan, made by such Lender for any reason (including, without limitation, acceleration) on a date other than the last day of the Interest Period for such Loan; or


 


(b)           any failure by the Borrowers for any reason (including, without limitation, the failure of any of the applicable conditions precedent specified in Section 6.2 to be satisfied) to borrow a LIBOR Loan from such Lender on the date for such borrowing, or to Convert a Base Rate Loan into a LIBOR Loan or Continue a LIBOR Loan on the requested date of such Conversion or Continuation.


 


Not in limitation of the foregoing, such compensation shall include, without limitation, in the case of a LIBOR Loan, an amount equal to the then present value of (A) the amount of interest that would have accrued on such LIBOR Loan for the remainder of the Interest Period at the rate applicable to such LIBOR Loan, less (B) the amount of interest that would accrue on the same LIBOR Loan for the same period if LIBOR were set on the date on which such LIBOR Loan was repaid, prepaid or Converted or the date on which the Borrowers failed to borrow, Convert or Continue such LIBOR Loan, as applicable, calculating present value by using as a discount rate LIBOR quoted on such date.  Upon the Borrowers’ request, the Administrative Agent shall provide the Borrowers with a statement setting forth the basis for requesting such compensation and the method for determining the amount thereof.  Any such statement shall be conclusive absent manifest error.


 


Section 5.5            Treatment of Affected Loans.


 


If the obligation of any Lender to make LIBOR Loans or to Continue, or to Convert Base Rate Loans into, LIBOR Loans shall be suspended pursuant to Section 5.1(c), Section 5.2 or Section 5.3 then such Lender’s LIBOR Loans shall be automatically Converted into Base Rate Loans on the last day(s) of the then current Interest Period(s) for LIBOR Loans (or, in the case of a Conversion required by Section 5.1(c), Section 5.2 or Section 5.3 on such earlier date as such Lender may specify to the Borrowers with a copy to the Administrative Agent) and, unless and until such Lender gives notice as provided below that the circumstances specified in Section 5.1, Section 5.2 or Section 5.3 that gave rise to such Conversion no longer exist:


 


(a)           to the extent that such Lender’s LIBOR Loans have been so Converted, all payments and prepayments of principal that would otherwise be applied to such Lender’s LIBOR Loans shall be applied instead to its Base Rate Loans; and


 


(b)           all Loans that would otherwise be made or Continued by such Lender as LIBOR Loans shall be made or Continued instead as Base Rate Loans, and all Base Rate Loans of such Lender that would otherwise be Converted into LIBOR Loans shall remain as Base Rate Loans.


 


If such Lender gives notice to the Borrowers (with a copy to the Administrative Agent) that the circumstances specified in Section 5.1(c) or Section 5.3 that gave rise to the Conversion of such Lender’s LIBOR Loans pursuant to this Section no longer exist (which such Lender agrees to do promptly upon such circumstances ceasing to exist) at a time when LIBOR Loans made by other Lenders are outstanding, then such Lender’s Base Rate Loans shall be automatically Converted, on the first day(s) of the next succeeding Interest Period(s) for such outstanding LIBOR Loans, to the extent necessary so that, after giving effect thereto, all Loans held by the Lenders holding LIBOR Loans and by such Lender are held pro rata (as to principal amounts, Types and Interest Periods) in accordance with their respective Commitments.


 




  





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Section 5.6            Affected Lenders.


 


If (a) a Lender requests compensation pursuant to Section 3.10 or 5.1, and the Requisite Lenders are not also doing the same, or (b) the obligation of any Lender to make LIBOR Loans or to Continue, or to Convert Base Rate Loans into, LIBOR Loans shall be suspended pursuant to Section 5.1(b) or 5.3 but the obligation of the Requisite Lenders shall not have been suspended under such Sections, then, so long as there does not then exist any Default or Event of Default, the Borrowers may demand that such Lender (the “Affected Lender”), and upon such demand the Affected Lender shall promptly, assign its Commitment to an Eligible Assignee subject to and in accordance with the provisions of Section 13.6(b) for a purchase price equal to (x) the aggregate principal balance of all Loans then owing to the Affected Lender, plus (y) the aggregate amount of payments previously made by the Affected Lender under Section 2.4(j) that have not been repaid, plus (z) any accrued but unpaid interest thereon and accrued but unpaid fees owing to the Affected Lender, or any other amount as may be mutually agreed upon by such Affected Lender and Eligible Assignee.  Each of the Administrative Agent and the Affected Lender shall reasonably cooperate in effectuating the replacement of such Affected Lender under this Section, but at no time shall the Administrative Agent, such Affected Lender nor any other Lender nor any Titled Agent be obligated in any way whatsoever to initiate any such replacement or to assist in finding an Eligible Assignee.  The exercise by the Borrowers of its rights under this Section shall be at the Borrowers’ sole cost and expense and at no cost or expense to the Administrative Agent, the Affected Lender or any of the other Lenders.  The terms of this Section shall not in any way limit the Borrowers’ obligation to pay to any Affected Lender compensation owing to such Affected Lender pursuant to this Agreement (including, without limitation, pursuant to Sections 3.10, 5.1 or 5.4) with respect to any period up to the date of replacement.


 


Section 5.7            Change of Lending Office.


 


Each Lender agrees that it will use reasonable efforts (consistent with its internal policy and legal and regulatory restrictions) to designate an alternate Lending Office with respect to any of its Loans affected by the matters or circumstances described in Sections 3.10, 5.1 or 5.3 to reduce the liability of the Borrowers or avoid the results provided thereunder, so long as such designation is not disadvantageous to such Lender as determined by such Lender in its sole discretion, except that such Lender shall have no obligation to designate a Lending Office located in the United States of America.


 


Section 5.8            Assumptions Concerning Funding of LIBOR Loans.


 


Calculation of all amounts payable to a Lender under this Article shall be made as though such Lender had actually funded LIBOR Loans through the purchase of deposits in the relevant market bearing interest at the rate applicable to such LIBOR Loans in an amount equal to the amount of the LIBOR Loans and having a maturity comparable to the relevant Interest Period; provided, however, that each Lender may fund each of its LIBOR Loans in any manner it sees fit and the foregoing assumption shall be used only for calculation of amounts payable under this Article.


 




  





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ARTICLE VI  CONDITIONS PRECEDENT


 


Section 6.1            Initial Conditions Precedent.


 


The obligation of the Lenders to effect or permit the occurrence of the first Credit Event hereunder, whether as the making of a Loan or the issuance of a Letter of Credit, is subject to the satisfaction or waiver of the following conditions precedent:


 


(a)           The Administrative Agent shall have received each of the following, in form and substance satisfactory to the Administrative Agent:


 


(i)           counterparts of this Agreement executed by each of the parties hereto;


 


(ii)          Revolving Notes executed by the Borrowers, payable to each Lender and complying with the terms of Section 2.12(a);


 


(iii)         the Guaranty executed by the Guarantor initially to be a party thereto;


 


(iv)         an opinion of counsel to the Borrowers and such other Loan Parties as Administrative Agent may request, addressed to the Administrative Agent and the Lenders in a form and substance satisfactory to Administrative Agent;


 


(v)          the certificate or articles of incorporation or formation, articles of organization, certificate of limited partnership, declaration of trust or other comparable organizational instrument (if any) of each Loan Party certified as of a recent date by the Secretary of State of the state of formation of such Loan Party;


 


(vi)         a certificate of good standing (or certificate of similar meaning) with respect to each Loan Party issued as of a recent date by the Secretary of State of the state of formation of each such Loan Party and certificates of qualification to transact business or other comparable certificates issued as of a recent date by each Secretary of State (and any state department of taxation, as applicable) of each state in which such Loan Party is required to be so qualified and where failure to be so qualified could reasonably be expected to have a Material Adverse Effect;


 


(vii)        a certificate of incumbency signed by the Secretary or Assistant Secretary (or other individual performing similar functions) of each Loan Party with respect to each of the officers of such Loan Party authorized to execute and deliver the Loan Documents to which such Loan Party is a party, and in the case of the Borrowers, authorized to execute and deliver on behalf of the Borrowers Notices of Borrowing, requests for Letters of Credit, Notices of Conversion and Notices of Continuation;


 


(viii)       copies certified by the Secretary or Assistant Secretary (or other individual performing similar functions) of each Loan Party of (A) the by-laws of such Loan Party, if a corporation, the operating agreement, if a limited liability company, the partnership agreement, if a limited or general partnership, or other comparable document in the case of any other form of legal entity and (B) all corporate, partnership, member or other necessary action taken by such Loan Party to authorize the execution, delivery and performance of the Loan Documents to which it is a party;


 


(ix)          a Borrowing Base Certificate calculated as of the Agreement Date;


 




  





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(x)           a Compliance Certificate calculated on a pro forma basis for the Borrowers’ fiscal quarter ending March 31, 2012;


 


(xi)          with respect to each Property identified on Schedule 4.1, each of the items referred to in Section 6.3 required to be delivered in connection with any Borrowing Base Property;


 


(xii)         a Transfer Authorizer Designation Form effective as of the Agreement Date;


 


(xiii)        UCC, tax, judgment and lien search reports with respect to the Borrowers (or a Subsidiary if any Borrowing Base Property is owned by a Subsidiary) and each Borrowing Base Property in all necessary or appropriate jurisdictions indicating that there are no Liens of record on such Property other than Permitted Liens;


 


(xiv)        copies of all Material Contracts and Specified Derivatives Contracts in existence on the Agreement Date;


 


(xv)         copies of the form of Tenant Lease (if any) to be used for each Borrowing Base Property from the Agreement Date until the Maturity Date and each Tenant Lease entered into as of the Agreement Date with respect to such Property;


 


(xvi)        the Fee Letter;


 


(xvii)       evidence that the Fees, if any, then due and payable under Section 3.5, together with all other fees, expenses and reimbursement amounts due and payable to the Administrative Agent and any of the Lenders, including without limitation, the fees and expenses of counsel to the Administrative Agent, have been paid;


 


(xviii)      insurance certificates, or other evidence, providing that the insurance coverage required under Section 8.5 (including, without limitation, both property and liability insurance) is in full force and effect and stating that the coverage shall not be cancelable or materially changed without ten (10) days prior written notice to the Administrative Agent of any cancellation for nonpayment or premiums, and not less than thirty (30) days prior written notice to the Administrative Agent of any other cancellation or any modification (including a reduction in coverage), together with appropriate evidence that the Administrative Agent, for its benefit and the benefit of the Lenders, the Issuing Bank, and the Specified Derivatives Providers is named as a lender’s loss payee and additional insured, as appropriate, on all insurance policies that the Borrowers, any Loan Party or any other Subsidiary actually maintains with respect to any Property and improvements on such Property; and


 


(xix)         such other documents, agreements and instruments as the Administrative Agent, or any Lender through the Administrative Agent, may reasonably request; and


 


(b)           In the good faith judgment of the Administrative Agent:


 


(i)            there shall not have occurred or become known to the Administrative Agent or any of the Lenders any event, condition, situation or status since the date of the information contained in the financial and business projections, budgets, pro forma data and forecasts concerning the Borrowers and their Subsidiaries delivered to the Administrative Agent and the Lenders prior to the Agreement Date that has had or could reasonably be expected to result in a Material Adverse Effect;


 




  





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(ii)           no litigation, action, suit, investigation or other arbitral, administrative or judicial proceeding shall be pending or, to Borrower’s knowledge, threatened which could reasonably be expected to (A) result in a Material Adverse Effect or (B) restrain or enjoin, impose materially burdensome conditions on, or otherwise materially and adversely affect, the ability of the Borrowers or any other Loan Party to fulfill its obligations under the Loan Documents to which it is a party;


 


(iii)           the Borrowers and the other Loan Parties shall have received all approvals, consents and waivers, and shall have made or given all necessary filings and notices as shall be required to consummate the transactions contemplated hereby without the occurrence of any default under, conflict with or violation of (A) any Applicable Law or (B) any agreement, document or instrument to which any Loan Party is a party or by which any of them or their respective properties is bound;


 


(iv)           the Borrowers and each other Loan Party shall have provided all information requested by the Administrative Agent and each Lender in order to comply with the USA Patriot Act (Title III of Pub. L. 107-56 (signed into law October 26, 2001));


 


(v)           there shall not have occurred or exist any other material disruption of financial or capital markets that could reasonably be expected to materially and adversely affect the transactions contemplated by the Loan Documents; and


 


(vi)           the Parent, Borrowers and their Subsidiaries and Affiliates shall have permanently reduced any and all commitments available under the Wells Fargo Repurchase Line of Credit to an aggregate amount not to exceed $12,000,000.


 


Section 6.2            Conditions Precedent to All Loans and Letters of Credit.


 


The obligations of (i) Lenders to make any Loans and (ii) the Issuing Bank to issue Letters of Credit are each subject to the further conditions precedent that:  (a) no Default or Event of Default shall exist as of the date of the making of such Loan or date of issuance of such Letter of Credit or would exist immediately after giving effect thereto, and no violation of the limits described in Section 2.16 would occur after giving effect thereto; (b) the representations and warranties made or deemed made by the Borrowers and each other Loan Party in the Loan Documents to which any of them is a party, shall be true and correct in all material respects (except in the case of a representation or warranty qualified by materiality, in which case such representation or warranty shall be true and correct in all respects) on and as of the date of the making of such Loan or date of issuance of such Letter of Credit with the same force and effect as if made on and as of such date except to the extent that such representations and warranties expressly relate solely to an earlier date (in which case such representations and warranties shall have been true and correct in all material respects (except in the case of a representation or warranty qualified by materiality, in which case such representation or warranty shall be true and correct in all respects) on and as of such earlier date) and except for changes in factual circumstances specifically and expressly permitted hereunder and (c) in the case of the borrowing of Revolving Loans, the Administrative Agent shall have received a timely Notice of Borrowing.  Each Credit Event shall constitute a certification by the Borrowers to the effect set forth in the preceding sentence (both as of the date of the giving of notice relating to such Credit Event and, unless the Borrowers otherwise notifies the Administrative Agent prior to the date of such Credit Event, as of the date of the occurrence of such Credit Event).  In addition, the Borrowers shall be deemed to have represented to the Administrative Agent and the Lenders at the time any Loan is made or any Letter of Credit is issued that all conditions to the making of such Loan or issuing of such Letter of Credit contained in this Article V have been satisfied.  Unless set forth in writing to the contrary, the making of its initial Loan by a Lender shall constitute a certification by such Lender to the Administrative Agent and the other Lenders that the conditions precedent for initial Loans set forth in Sections 6.1 and 6.2 that have not previously been waived by the Lenders in accordance with the terms of this Agreement have been satisfied.


 




  





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Section 6.3            Conditions Precedent to a Property Becoming a Borrowing Base Property.


 


No Property shall become a Borrowing Base Property until the Borrowers shall have (or shall have caused to be) executed and delivered to the Administrative Agent all documents and instruments required under Section 4.1, and the Requisite Lenders shall have approved of such Property as provided in such Section, and the Borrowers shall have (or shall cause to be) executed and delivered to the Administrative Agent the following instruments, documents and agreements in respect of such Property, each to be in form and substance satisfactory to the Administrative Agent:


 


(a)           A Security Deed encumbering such Property in favor of the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank, and each Specified Derivatives Provider, the form of such Security Deed to be modified as appropriate to conform to the Applicable Laws of the jurisdiction in which such Property is located;


 


(b)           If requested by Administrative Agent, an assignment of leases and rents, in form and substance satisfactory to the Administrative Agent and modified as appropriate to conform to the Applicable Laws of the jurisdiction in which such Property is located;


 


(c)           A Hazardous Materials Indemnity Agreement;


 


(d)           A Property Management Contract Assignment covering the Property Management Agreement, if any, for such Property;


 


(e)           If requested by the Administrative Agent, collateral assignments executed by the Borrowers or any other Loan Party in favor of the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank and each Specified Derivatives Provider of the other Material Contracts relating to the use, occupancy, operation, maintenance, enjoyment or ownership of such Property;


 


(f)           An ALTA 2006 Form mortgagee’s Policy of Title Insurance (without any creditor’s rights exclusion) or other form acceptable to the Administrative Agent in favor of the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank and each Specified Derivatives Provider with respect to such Property, including endorsements with respect to such items of coverage as the Administrative Agent may request and which endorsements are available, in the amount of coverage required in the following sentence, issued by a title insurance company acceptable to the Administrative Agent and with reinsurance (with direct access agreements) with title insurance companies acceptable to the Administrative Agent, showing the fee simple, estate for years or leasehold title, as the case may be, to the land and improvements described in the applicable Security Deed as vested in the Borrowers or a Wholly Owned Subsidiary, and insuring that the Lien granted by such Security Deed is a valid Lien against said property, subject only to such restrictions, encumbrances, easements and reservations as are acceptable to the Administrative Agent.  The amount of coverage under such policy must equal (i) to the greater of 110% of:  (x) the As-Is Appraised Value of such Property (excluding the value of any personal property located at such Property) and (y) the Borrowing Base Value of such Property at such time, if such Property is not located in a Tie-In Jurisdiction or (ii) the Borrowing Base Value of such Property at such time if such Property is located in a Tie-In Jurisdiction.  With respect to the Kroger Portfolio such policy shall (i) insure Borrowers’ option to (A) purchase the fee simple title to the Property or (B) enter into a ground lease and (ii) insure that the lien granted by the applicable Security Deed remains valid if Borrowers elect to exercise their option to purchase the fee simple title or to enter into a ground lease;


 




  





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(g)           Copies of all documents of record reflected in Schedule A and Schedule B of such Policy of Title Insurance;


 


(h)           If such Property is located in a Tie-In Jurisdiction, endorsements to all other existing title insurance policies issued to the Administrative Agent with respect to all other Properties located in Tie-In Jurisdictions reflecting an increase in the aggregate insured amount under the “tie-in” endorsements to an amount equal to the aggregate amount of the Borrowing Base Values of all such Properties (including the Property to be included as a Borrowing Base Property) but in no event in an amount in excess of the aggregate amount of the Commitments;


 


(i)           A current or currently certified survey of such Property certified by a surveyor licensed in the applicable jurisdiction to have been prepared in accordance with the then effective Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys;


 


(j)           Estoppel certificates and subordination, non-disturbance and attornment agreements from each tenant leasing any of such Property as may be reasonably requested by the Administrative Agent;


 


(k)           Estoppel certificates and ground lessor agreements from each ground lessor leasing any of such Property to a Borrower in form and substance as may be reasonably requested by the Administrative Agent;


 


(l)           An estoppel certificate with respect to the option and subordination agreements affecting the Property in the Kroger Portfolio from the Remainderman Trust in form and substance as may be reasonably requested by the Administrative Agent, which shall include, without limitation, confirmation that such Remainderman Trust is an owner-trust;


 


(m)         An estoppel certificate with respect to the tripartite agreements affecting the Property in the Kroger Portfolio from the Remainderman Trust, Kroger and the applicable Borrower in form and substance as may be reasonably requested by the Administrative Agent;


 


(n)          An opinion of counsel admitted to practice law in the jurisdiction in which such Property is located and acceptable to the Administrative Agent, addressed to the Administrative Agent, each Lender, the Issuing Bank and each Specified Derivatives Provider covering such legal matters relating to the transactions contemplated hereby as the Administrative Agent may reasonably request; and


 


(o)          Such other instruments, documents, agreements, financing statements, certificates, opinions and other Security Documents as the Administrative agent may reasonably request.


 


ARTICLE VII  REPRESENTATIONS AND WARRANTIES


 


Section 7.1           Representations and Warranties.


 


In order to induce the Administrative Agent and each Lender to enter into this Agreement and to make Loans and, in the case of the Issuing Bank, to issue Letters of Credit, each Borrower and Parent represents and warrants to the Administrative Agent, the Issuing Bank and each Lender as follows:


 


(a)           Organization; Power; Qualification.  Each of the Borrowers, the other Loan Parties and the other Subsidiaries is a corporation, partnership or other legal entity, duly organized or formed, validly existing and in good standing under the jurisdiction of its incorporation or formation, has the power and authority to own or lease its respective properties and to carry on its respective business as now being and hereafter proposed to be conducted and is duly qualified and is in good standing as a foreign corporation, partnership or other legal entity, and authorized to do business, in each jurisdiction in which the character of its properties or the nature of its business requires such qualification or authorization and where the failure to be so qualified or authorized could reasonably be expected to have, in each instance, a Material Adverse Effect.


 




  





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(b)           Ownership Structure.  Part I of Schedule 7.1(b) is, as of the Agreement Date, a complete and correct list of all Subsidiaries of the Parent setting forth for each such Subsidiary, (i) the jurisdiction of organization of such Subsidiary, (ii) each Person holding any Equity Interest in such Subsidiary, (iii) the nature of the Equity Interests held by each such Person and (iv) the percentage of ownership of such Subsidiary represented by such Equity Interests.  Each of the Parent and its Subsidiaries owns, free and clear of all Liens (other than Permitted Liens), and has the unencumbered right to vote, all outstanding Equity Interests in each Person shown to be held by it on such Schedule, (B) all of the issued and outstanding capital stock of each such Person organized as a corporation is validly issued, fully paid and nonassessable and (C) there are no outstanding subscriptions, options, warrants, commitments, preemptive rights or agreements of any kind (including, without limitation, any stockholders’ or voting trust agreements) for the issuance, sale, registration or voting of, or outstanding securities convertible into, any additional shares of capital stock of any class, or partnership or other ownership interests of any type in, any such Person.  As of the Agreement Date, Part II of Schedule 7.1(b) correctly sets forth all Unconsolidated Affiliates of the Borrowers, including the correct legal name of such Person, the type of legal entity which each such Person is, and all Equity Interests in such Person held directly or indirectly by the Borrowers.


 


(c)           Authorization of Loan Documents and Borrowings.  The Borrowers have the right and power, and have taken all necessary action to authorize it, to borrow and obtain other extensions of credit hereunder.  Each Borrower and each other Loan Party has the right and power, and has taken all necessary action to authorize it, to execute, deliver and perform each of the Loan Documents and the Fee Letter to which it is a party in accordance with their respective terms and to consummate the transactions contemplated hereby and thereby.  The Loan Documents and the Fee Letter to which the Borrowers or any other Loan Party is a party have been duly executed and delivered by the duly authorized officers of such Person and each is a legal, valid and binding obligation of such Person enforceable against such Person in accordance with its respective terms, except as the same may be limited by bankruptcy, insolvency, and other similar laws affecting the rights of creditors generally and the availability of equitable remedies for the enforcement of certain obligations (other than the payment of principal) contained herein or therein and as may be limited by equitable principles generally.


 


(d)           Compliance of Loan Documents with Laws.  The execution, delivery and performance of this Agreement, the other Loan Documents to which any Loan Party is a party and of the Fee Letter in accordance with their respective terms and the borrowings and other extensions of credit hereunder do not and will not, by the passage of time, the giving of notice, or both:  (i) require any Governmental Approval or violate any Applicable Law (including all Environmental Laws) relating to the Borrowers or any other Loan Party; (ii) conflict with, result in a breach of or constitute a default under the organizational documents of any Loan Party, or any indenture, agreement or other instrument to which any Loan Party is a party or by which it or any of its respective properties may be bound; or (iii) result in or require the creation or imposition of any Lien upon or with respect to any property now owned or hereafter acquired by any Loan Party other than in favor of the Administrative Agent for its benefit and the benefit of the Lenders and the Issuing Bank.


 


(e)           Compliance with Law; Governmental Approvals.  Each Borrower, the other Loan Parties and their respective Subsidiaries is in compliance with each Governmental Approval and all other Applicable Laws relating to it except for noncompliances which, and Governmental Approvals the failure to possess which, could not, individually or in the aggregate, reasonably be expected to cause a Default or Event of Default or have a Material Adverse Effect.


 


(f)           Title to Properties; Liens.  Schedule 7.1(f) is, as of the Agreement Date, a complete and correct listing of all real estate assets of the Borrowers, each other Loan Party and each of their respective Subsidiaries, setting forth, for each such Property, the current occupancy status of such Property and the status of completion of such Property.  Schedule 4.1 is, as of the Agreement Date, a complete and correct listing of all Borrowing Base Properties.  Each Borrower, each other Loan Party and each of their respective Subsidiaries has good, marketable and legal title to, or a valid leasehold interest in, its respective assets.  None of the Collateral is subject to any Lien other than Permitted Liens. Each Property included in the calculation of the Borrowing Base satisfies all requirements under the Loan Documents for being an Eligible Property.


 


(g)           Existing Indebtedness; Total Liabilities.  Part I of Schedule 7.1(g) is, as of the Agreement Date, a complete and correct listing of all Indebtedness (including all Guarantees) of the Borrowers, the other Loan Parties and their respective Subsidiaries, and if such Indebtedness is secured by any Lien, a description of all of the property subject to such Lien.  As of the Agreement Date, the Borrowers, the other Loan Parties and their respective Subsidiaries have performed and are in compliance with all of the terms of such Indebtedness and all instruments and agreements relating thereto, and no default or event of default, or event or condition which with the giving of notice, the lapse of time, or both, would constitute a default or event of default, exists with respect to any such Indebtedness.  Part II of Schedule 7.1(g) is, as of the Agreement Date, a complete and correct listing of all Total Liabilities of the Borrowers, the other Loan Parties and their respective Subsidiaries (excluding any Indebtedness set forth on Part I of such Schedule).


 


(h)           Material Contracts.  Schedule 7.1(h) is, as of the Agreement Date, a true, correct and complete listing of all Material Contracts.  Each Borrower, the other Loan Parties and their respective Subsidiaries that is party to any Material Contract has performed and is in compliance with all of the terms of such Material Contract, and no default or event of default, or event or condition which with the giving of notice, the lapse of time, or both, would constitute such a default or event of default, exists with respect to any such Material Contract.


 


(i)           Litigation.  Except as set forth on Schedule 7.1(i), there are no actions, suits or proceedings pending (nor, to the knowledge of any Loan Party, are there any actions, suits or proceedings threatened, nor is there any basis therefor) against or in any other way relating adversely to or affecting the Borrowers, any other Loan Party, any of their respective Subsidiaries or any of their respective property in any court or before any arbitrator of any kind or before or by any other Governmental Authority which, (i) could reasonably be expected to have a Material Adverse Effect or (ii) in any manner draws into question the validity or enforceability of any Loan Document or the Fee Letter.  There are no strikes, slow downs, work stoppages or walkouts or other labor disputes in progress or threatened relating to, any Loan Party or any of their respective Subsidiaries.


 


(j)           Taxes.  All federal, state and other tax returns of the Borrowers, each other Loan Party and each of their respective Subsidiaries required by Applicable Law to be filed have been duly filed, and all federal, state and other taxes, assessments and other governmental charges or levies upon, each Loan Party, each of their respective Subsidiaries and their respective properties, income, profits and assets which are due and payable have been paid, except any such nonpayment or non-filing which is at the time permitted under Section 8.6.  As of the Agreement Date, none of the United States income tax returns of the Borrowers, any other Loan Party or any of their respective Subsidiaries is under audit.  All charges, accruals and reserves on the books of the Borrowers, the other Loan Parties and the other Subsidiaries in respect of any taxes or other governmental charges are in accordance with GAAP.


 




  





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(k)           Financial Statements.  The Borrowers have furnished to each Lender copies of (i) the audited consolidated balance sheet of the Parent, Borrowers, and their consolidated Subsidiaries for the fiscal years ended December 31, 2010 and December 31, 2011, and the related audited consolidated statements of operations, shareholders’ equity and cash flow for the fiscal years ended on such dates, with the opinion thereon of McGladrey & Pullen, LLP, and (ii) the unaudited consolidated balance sheet of the Parent, Borrowers and their consolidated Subsidiaries for the fiscal quarter ended March 31, 2012, and the related unaudited consolidated statements of operations, shareholders’ equity and cash flow of the Parent, Borrowers and their consolidated Subsidiaries for the fiscal quarter period ended on such date.  Such financial statements (including in each case related schedules and notes) are complete and correct in all material respects and present fairly, in accordance with GAAP consistently applied throughout the periods involved, the consolidated financial position of the Parent, Borrowers and their consolidated Subsidiaries as at their respective dates and the results of operations and the cash flow for such periods (subject, as to interim statements, to changes resulting from normal year-end audit adjustments).  Neither the Parent, any Borrower nor any of their respective Subsidiaries has on the Agreement Date any material contingent liabilities, liabilities, liabilities for taxes, unusual or long-term commitments or unrealized or forward anticipated losses from any unfavorable commitments that would be required to be set forth in its financial statements or notes thereto, except as referred to or reflected or provided for in said financial statements.


 


(l)           No Material Adverse Change.  Since March 31, 2012, there has been no event, change, circumstance or occurrence that could reasonably be expected to have a Material Adverse Effect.  Each Borrower, the other Loan Parties and their respective Subsidiaries is Solvent.


 


(m)         Operating Statements.  Each of the operating statements pertaining to each of the Borrowing Base Properties then included in calculations of the Borrowing Base Value delivered by the Borrowers to the Administrative Agent in accordance with Section 9.4(e) fairly presents the Net Operating Income of each such Borrowing Base Property for the period then ended.


 


(n)          ERISA.


 


(i)           Each Benefit Arrangement is in compliance with the applicable provisions of ERISA, the Internal Revenue Code and other Applicable Laws in all material respects.  Except with respect to Multiemployer Plans, each Qualified Plan (A) has received a favorable determination from the Internal Revenue Service applicable to such Qualified Plan’s current remedial amendment cycle (as defined in Revenue Procedure 2007-44 or “2007-44” for short), (B) has timely filed for a favorable determination letter from the Internal Revenue Service during its staggered remedial amendment cycle (as defined in 2007-44) and such application is currently being processed by the Internal Revenue Service, (C) had filed for a determination letter prior to its “GUST remedial amendment period” (as defined in 2007-44) and received such determination letter and the staggered remedial amendment cycle first following the GUST remedial amendment period for such Qualified Plan has not yet expired, or (D) is maintained under a prototype plan and may rely upon a favorable opinion letter issued by the Internal Revenue Service with respect to such prototype plan.  To the best knowledge of the Borrowers, nothing has occurred which would cause the loss of its reliance on each Qualified Plan’s favorable determination letter or opinion letter.


 


(ii)           With respect to any Benefit Arrangement that is a retiree welfare benefit arrangement, all amounts have been accrued on the applicable ERISA Group’s financial statements in accordance with FASB ASC 715.  The “benefit obligation” of all Plans does not exceed the “fair market value of plan assets” for such Plans by more than $10,000,000 all as determined by and with such terms defined in accordance with FASB ASC 715.


 




  





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(iii)           Except as could not reasonably be expected, individually or in the aggregate, to have a Material Adverse Effect:  (i) no ERISA Event has occurred or is expected to occur; (ii) there are no pending, or to the best knowledge of the Borrowers, threatened, claims, actions or lawsuits or other action by any Governmental Authority, plan participant or beneficiary with respect to a Benefit Arrangement; (iii) there are no violations of the fiduciary responsibility rules with respect to any Benefit Arrangement; and (iv) no member of the ERISA Group has engaged in a non-exempt “prohibited transaction,” as defined in Section 406 of ERISA and Section 4975 of the Internal Revenue Code, in connection with any Plan, that would subject any member of the ERISA Group to a tax on prohibited transactions imposed by Section 502(i) of ERISA or Section 4975 of the Internal Revenue Code.


 


(o)           Absence of Default.  None of the Borrowers or any other Loan Parties or any of their respective Subsidiaries is in default under its certificate or articles of incorporation or formation, bylaws, partnership agreement or other similar organizational documents, and no event has occurred, which has not been remedied, cured or waived:  (i) which constitutes a Default or an Event of Default; or (ii) which constitutes, or which with the passage of time, the giving of notice, or both, would constitute, a default or event of default by, any Loan Party or any of their respective Subsidiaries under any agreement (other than this Agreement) or judgment, decree or order to which any such Person is a party or by which any such Person or any of its respective properties may be bound where such default or event of default could, individually or in the aggregate, reasonably be expected to have a Material Adverse Effect.


 


(p)           Environmental Laws.  In the ordinary course of business and from time to time each Borrower, each other Loan Party and each of their respective Subsidiaries conducts reviews of the effect of Environmental Laws on its respective business, operations and properties, including without limitation, its respective Properties, in the course of which the Borrowers, such other Loan Party or their respective Subsidiaries identifies and evaluates associated actual and potential liabilities and costs (including, without limitation, determining whether any capital or operating expenditures are required for clean-up or closure of properties presently or previously owned, determining whether any capital or operating expenditures are required to achieve or maintain compliance in all material respects with Environmental Laws or required as a condition of any Governmental Approval, any contract, or any related constraints on operating activities, determining whether any costs or liabilities exist in connection with on-site or off-site treatment, storage, handling and disposal of wastes or Hazardous Materials, and determining whether any actual or potential liabilities to third parties, including employees, and any related costs and expenses exist).  Each Borrower, each other Loan Party and their respective Subsidiaries:  (i) is in compliance with all Environmental Laws applicable to its business, operations and the Properties, (ii) has obtained all Governmental Approvals which are required under Environmental Laws, and each such Governmental Approval is in full force and effect, and (iii) is in compliance with all terms and conditions of such Governmental Approvals, where with respect to each of the immediately preceding clauses (i) through (iii) the failure to obtain or to comply with could reasonably be expected to have a Material Adverse Effect.  Except for any of the following matters that could not reasonably be expected to have a Material Adverse Effect, no Loan Party has any knowledge of, or has received notice of, any past, present, or pending releases, events, conditions, circumstances, activities, practices, incidents, facts, occurrences, actions, or plans that, with respect to any Loan Party or any of their respective Subsidiaries, their respective businesses, operations or with respect to the Properties, may:  (x) cause or contribute to an actual or alleged violation of or noncompliance with Environmental Laws, (y) cause or contribute to any other potential common-law or legal claim or other liability, or (z) cause any of the Properties to become subject to any restrictions on ownership, occupancy, use or transferability under any Environmental Law or require the filing or recording of any notice, approval or disclosure document under any Environmental Law and, with respect to the immediately preceding clauses (x) through (z) is based on or related to the on-site or off-site manufacture, generation, processing, distribution, use, treatment, storage, disposal, transport, removal, clean up or handling, or the emission, discharge, release or threatened release of any wastes or Hazardous Material, or any other requirement under Environmental Law.  There is no civil, criminal, or administrative action, suit, demand, claim, hearing, notice, or demand letter, mandate, order, lien, request, investigation, or proceeding pending or, to the Borrowers’ knowledge after due inquiry, threatened, against the Borrowers, any other Loan Party or any of their respective Subsidiaries relating in any way to Environmental Laws which, reasonably could be expected to have a Material Adverse Effect.  None of the Properties is listed on or proposed for listing on the National Priority List promulgated pursuant to the Comprehensive Environmental Response, Compensation and Liability Act of 1980 and its implementing regulations, or any state or local priority list promulgated pursuant to any analogous state or local law.  To the Borrowers’ knowledge, no Hazardous Materials generated at or transported from any of the Properties is or has been transported to, or disposed of at, any location that is listed or proposed for listing on the National Priority List or any analogous state or local priority list, or any other location that is or has been the subject of a clean-up, removal or remedial action pursuant to any Environmental Law, except to the extent that such transportation or disposal could not reasonably be expected to result in a Material Adverse Effect.


 




  





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(q)           Investment Company.  None of the Borrowers, any other Loan Party or any of their respective Subsidiaries is (i) an “investment company” or a company “controlled” by an “investment company” within the meaning of the Investment Company Act of 1940, as amended, or (ii) subject to any other Applicable Law which purports to regulate or restrict its ability to borrow money or obtain other extensions of credit or to consummate the transactions contemplated by this Agreement or to perform its obligations under any Loan Document to which it is a party.


 


(r)           Margin Stock.  None of the Borrowers, any other Loan Party or any of their respective Subsidiaries is engaged principally, or as one of its important activities, in the business of extending credit for the purpose, whether immediate, incidental or ultimate, of buying or carrying “margin stock” within the meaning of Regulation U of the Board of Governors of the Federal Reserve System.


 


(s)          Affiliate Transactions.  Except for Funded Intercompany Debt or as permitted by Section 10.8 or as otherwise set forth on Schedule 7.1(s), none of the Borrowers, any other Loan Party or any of their respective Subsidiaries is a party to or bound by any agreement or arrangement (whether oral or written) with any Affiliate.


 


(t)           Intellectual Property.  Each of the Loan Parties and each of their respective Subsidiaries owns or has the right to use, under valid license agreements or otherwise, all patents, licenses, franchises, trademarks, trademark rights, service marks, service mark rights,  trade names, trade name rights, trade secrets and copyrights (collectively, “Intellectual Property”) necessary to the conduct of its businesses, without known conflict with any patent, license, franchise, trademark, trademark right, service mark, service mark right, trade secret, trade name, copyright, or other proprietary right of any other Person.  All such Intellectual Property is fully protected and/or duly and properly registered, filed or issued in the appropriate office and jurisdictions for such registrations, filing or issuances.  No material claim has been asserted by any Person with respect to the use of any such Intellectual Property by the Borrowers, any other Loan Party or any of their respective Subsidiaries, or challenging or questioning the validity or effectiveness of any such Intellectual Property.  The use of such Intellectual Property by the Borrowers, the other Loan Parties and their respective Subsidiaries does not infringe on the rights of any Person.


 


(u)           Business.  As of the Agreement Date, the business of the Loan Parties and their respective Subsidiaries is limited to acquiring income producing real estate properties and investments incidental thereto.


 


(v)           Broker’s Fees.  No broker’s or finder’s fee, commission or similar compensation will be payable with respect to the transactions contemplated hereby.  No other similar fees or commissions will be payable by any Loan Party for any other services rendered to the Borrowers, any other Loan Party or any of their respective Subsidiaries ancillary to the transactions contemplated hereby.


 




  





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(w)           Accuracy and Completeness of Information.  All written information, reports and other papers and data (other than financial projections and other forward looking statements) furnished to the Administrative Agent or any Lender by, on behalf of, or at the direction of, the Borrowers, any other Loan Party or any of their respective Subsidiaries were, at the time the same were so furnished, complete and correct in all material respects, to the extent necessary to give the recipient a true and accurate knowledge of the subject matter, or, in the case of financial statements, present fairly, in accordance with GAAP consistently applied throughout the periods involved, the financial position of the Persons involved as at the date thereof and the results of operations for such periods (subject, as to interim statements, to changes resulting from normal year end audit adjustments and absence of full footnote disclosure).  All financial projections and other forward looking statements prepared by or on behalf of the Borrowers, any other Loan Party or any of their respective Subsidiaries that have been or may hereafter be made available to the Administrative Agent or any Lender were or will be prepared in good faith based on reasonable assumptions.  No fact is known to any Loan Party which has had, or may in the future have (so far as any Loan Party can reasonably foresee), a Material Adverse Effect which has not been set forth in the financial statements referred to in Section 7.1(k) or in such information, reports or other papers or data or otherwise disclosed in writing to the Administrative Agent and the Lenders.  No document furnished or written statement made to the Administrative Agent or any Lender in connection with the negotiation, preparation or execution of, or pursuant to, this Agreement or any of the other Loan Documents contains or will contain any untrue statement of a material fact, or omits or will omit to state a material fact necessary in order to make the statements contained therein not misleading.


 


(x)           Not Plan Assets; No Prohibited Transactions.  None of the assets of the Borrowers, any other Loan Party or any of their respective Subsidiaries constitutes “plan assets” within the meaning of ERISA, the Internal Revenue Code and the respective regulations promulgated thereunder.  Assuming that no Lender funds any amount payable by it hereunder with “plan assets,” as that term is defined in 29 C.F.R. 2510.3-101, the execution, delivery and performance of this Agreement and the other Loan Documents and the Fee Letter, and the extensions of credit and repayment of amounts hereunder, do not and will not constitute “prohibited transactions” under ERISA or the Internal Revenue Code.


 


(y)           OFAC.  None of the Borrowers, any of the other Loan Parties, any of their respective Subsidiaries, or any other Affiliate of the Borrowers: (i) is a person named on the list of Specially Designated Nationals or Blocked Persons maintained by the U.S. Department of the Treasury’s Office of Foreign Assets Control (“OFAC”) available at


 


http://www.treas.gov/offices/enforcement/ofac/index.shtml or as otherwise published from time to time; (ii) is (A) an agency of the government of a country, (B) an organization controlled by a country, or (C) a person resident in a country that is subject to a sanctions program identified on the list maintained by OFAC and available at http://www.treas.gov/offices/enforcement/ofac/index.shtml, or as otherwise published from time to time, as such program may be applicable to such agency, organization or person; or (iii) derives any of its assets or operating income from investments in or transactions with any such country, agency, organization or person; and none of the proceeds from any Loan, and no Letter of Credit, will be used to finance any operations, investments or activities in, or make any payments to, any such country, agency, organization, or person.


 


(z)           REIT Status.  The Parent qualifies as, and has elected to be treated as, a REIT and is in compliance with all requirements and conditions imposed under the Internal Revenue Code to allow the Parent to maintain its status as a REIT.


 




  





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(aa)           Security Interests.  Each of the Security Documents creates, as security for the Obligations and the Specified Derivatives Obligations, a valid and enforceable Lien on all of the Collateral, superior to and prior to the rights of all third Persons and subject to no other Liens (except for Permitted Liens), in favor of the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank and each Specified Derivatives Provider.


 


Section 7.2             Survival of Representations and Warranties, Etc.


 


All statements contained in any certificate, financial statement or other instrument delivered by or on behalf of any Loan Party or any of their respective Subsidiaries to the Administrative Agent or any Lender pursuant to or in connection with this Agreement or any of the other Loan Documents (including, but not limited to, any such statement made in or in connection with any amendment thereto or any statement contained in any certificate, financial statement or other instrument delivered by or on behalf of any Loan Party prior to the Agreement Date and delivered to the Administrative Agent or any Lender in connection with the underwriting or closing the transactions contemplated hereby) shall constitute representations and warranties made by the Borrowers under this Agreement.  All representations and warranties made under this Agreement and the other Loan Documents shall be deemed to be made at and as of the Agreement Date, the date on which any extension of the Maturity Date is effectuated pursuant to Section 2.14 and at and as of the date of the occurrence of each Credit Event, except to the extent that such representations and warranties expressly relate solely to an earlier date (in which case such representations and warranties shall have been true and correct in all material respects (except in the case of a representation or warranty qualified by materiality, in which case such representation or warranty shall be true and correct in all respects) on and as of such earlier date) and except for changes in factual circumstances expressly and specifically permitted hereunder.  All such representations and warranties shall survive the effectiveness of this Agreement, the execution and delivery of the Loan Documents and the making of the Loans and the issuance of the Letters of Credit.


 


ARTICLE VIII  AFFIRMATIVE COVENANTS


 


For so long as this Agreement is in effect, unless the Requisite Lenders (or, if required pursuant to Section 13.7, all of the Lenders) shall otherwise consent in the manner provided for in Section 13.7, each Borrower and Parent shall comply with the following covenants:


 


Section 8.1             Preservation of Existence and Similar Matters.


 


Except as otherwise permitted under Section 10.4, the Borrowers and Parent shall, and shall cause each other Loan Party to, preserve and maintain its respective existence, rights, franchises, licenses and privileges in the jurisdiction of its incorporation or formation and qualify and remain qualified and authorized to do business in each jurisdiction in which the character of its properties or the nature of its business requires such qualification and authorization and where the failure to be so authorized and qualified could reasonably be expected to have a Material Adverse Effect.


 


Section 8.2             Compliance with Applicable Law.


 


The Borrowers and Parent shall, and shall cause each other Loan Party and each other Subsidiary to, comply with all Applicable Law, including the obtaining of all Governmental Approvals, the failure with which to comply could reasonably be expected to have a Material Adverse Effect.


 




  





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Section 8.3             Maintenance of Property.


 


In addition to the requirements of any of the other Loan Documents, the Borrowers and Parent shall, and shall cause each other Loan Party to, (a) protect and preserve all of its respective material properties, including, but not limited to, all Intellectual Property necessary to the conduct of its respective business, and maintain in good repair, working order and condition all tangible properties, ordinary wear and tear excepted, and (b) from time to time make or cause to be made all needed and appropriate repairs, renewals, replacements and additions to such properties, so that the business carried on in connection therewith may be properly and advantageously conducted at all times.


 


Section 8.4             Conduct of Business.


 


The Borrowers and Parent shall, and shall cause each other Loan Party and each other Subsidiary to, carry on its respective businesses as described in Section 7.1(u).


 


Section 8.5             Insurance.


 


In addition to the requirements of any of the other Loan Documents, the Borrowers and Parent shall, and shall cause each other Loan Party to, maintain insurance (on a replacement cost basis) with financially sound and reputable insurance companies against such risks and in such amounts as is customarily maintained by Persons engaged in similar businesses or as may be required by Applicable Law.  The Borrowers shall from time to time deliver to the Administrative Agent upon request a detailed list, together with copies of all policies of the insurance then in effect, stating the names of the insurance companies, the amounts and rates of the insurance, the dates of the expiration thereof and the properties and risks covered thereby.  Such insurance shall, in any event, include terrorism coverage (on those Borrowing Base Properties where customarily required by Administrative Agent or any Lender for comparable properties in the same geographic area) and all of the following:


 


(a)           Except for self-insurance provided by the tenant at the Abbott Property, the Baxter Property, the Kroger Portfolio and the Michelin Property as permitted under the applicable Tenant Lease, insurance against loss to the Borrowing Base Properties on an “all risk” policy form, covering insurance risks no less broad than those covered under a Special Multi Peril (SMP) policy form, which contains a Commercial ISO “Causes of Loss-Special Form,” in the then current form, and such other risks as Administrative Agent may reasonably require, in amounts equal to the full replacement cost of such Borrowing Base Properties including fixtures and equipment, Borrowers’ interest in leasehold improvements, and the cost of debris removal, with, if required by the Administrative Agent, an agreed amount endorsement, and with deductibles of not more than $25,000, except that any deductibles for any insurance covering damage by windstorm may be in amounts up to 5% of the value of such Borrowing Base Property insured;


 


(b)           Business income insurance in amounts sufficient to pay during any period in which a Borrowing Base Property may be damaged or destroyed, for a period of twelve (12) months; (i) at least 100% of all rents and (ii) all amounts (including, but not limited to, all taxes, assessments, utility charges and insurance premiums) required to be paid by tenants of such Borrowing Base Property;


 


(c)           During the making of any alterations or improvements to a Borrowing Base Property, carry or cause to be carried builder’s completed value risk insurance against “all risks of physical loss” for the full replacement cost of the construction of such Borrowing Base Properties;


 


(d)           Insurance against loss or damage by flood or mud slide in compliance with the Flood Disaster Protection Act of 1973, as amended from time to time, if the Borrowing Base Properties are now, or at any time while the Obligations or any portion thereof remains unpaid shall be, situated in any area which an appropriate Governmental Authority designates as a special flood hazard area, in amounts equal to the full replacement value of all above grade structures on the Borrowing Base Properties, or as such lesser amounts as may be available under Federal flood insurance programs;


 




  





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(e)           Commercial general public liability insurance, with the location of the Borrowing Base Properties designated thereon, against death, bodily injury and property damage arising on, about or in connection with such Borrowing Base Properties, with the applicable Borrower listed as the named insured, with such limits as the applicable Borrower may reasonably require (but in no event less than $5,000,000);


 


(f)           Insurance which complies with the workers’ compensation and employers’ liability laws of all states in which Borrowers and Parent shall be required to maintain such insurance; and


 


(g)          Such other insurance, including, without limitation, earthquake and environmental coverages, relating to the Borrowing Base Properties and the uses and operation thereof as administrative Agent may, from time to time, reasonably require.


 


Section 8.6           Payment of Taxes and Claims.


 


The Borrowers and Parent shall, and shall cause each other Loan Party to, pay and discharge when due (a) all taxes, assessments and governmental charges or levies imposed upon it or upon its income or profits or upon any properties belonging to it, and (b) all lawful claims of materialmen, mechanics, carriers, warehousemen and landlords for labor, materials, supplies and rentals which, if unpaid, might become a Lien on any properties of such Person; provided, however, that this Section shall not require the payment or discharge of any such tax, assessment, charge, levy or claim which is being contested in good faith by appropriate proceedings which operate to suspend the collection thereof and for which adequate reserves have been established on the books of such Person in accordance with GAAP.


 


Section 8.7           Books and Records; Inspections.


 


The Borrowers and Parent shall, and shall cause each other Loan Party and each of their respective Subsidiaries to, keep proper books of record and account in which full, true and correct entries shall be made of all dealings and transactions in relation to its business and activities.  The Borrowers and Guarantor shall, and shall cause each other Loan Party and each of their respective Subsidiaries to, permit representatives of the Administrative Agent or any Lender to visit and inspect any of their respective properties, to examine and make abstracts from any of their respective books and records and to discuss their respective affairs, finances and accounts with their respective officers, employees and independent public accountants (in the presence of an officer of the Borrowers if an Event of Default does not then exist), all at such reasonable times during business hours and as often as may reasonably be requested and so long as no Event of Default exists, with reasonable prior notice.  The Borrowers and Parent shall be obligated to reimburse the Administrative Agent and the Lenders for their costs and expenses incurred in connection with the exercise of their rights under this Section only if such exercise occurs while a Default or Event of Default exists.  If requested by the Administrative Agent, the Borrowers and Parent shall execute an authorization letter addressed to its accountants authorizing the Administrative Agent or any Lender to discuss the financial affairs of the Borrowers and/or Parent, any other Loan Party or any of their respective Subsidiaries with the Borrowers’ and/or Parent’s accountants.


 




  





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Section 8.8           Use of Proceeds.


 


The Borrowers will use the proceeds of Loans only to provide for the general working capital needs of the Borrowers and its Subsidiaries and for other general corporate purposes of the Borrowers and its Subsidiaries, including to finance acquisitions otherwise permitted under this Agreement and repayment of the existing Wells Fargo Repurchase Line of Credit.  The Borrowers shall only use Letters of Credit for the same purposes for which it may use the proceeds of Loans.  The Borrowers shall not, and shall not permit any other Loan Party or any of their respective Subsidiaries to, use any part of such proceeds to purchase or carry, or to reduce or retire or refinance any credit incurred to purchase or carry, any margin stock (within the meaning of Regulation U or Regulation X of the Board of Governors of the Federal Reserve System) or to extend credit to others for the purpose of purchasing or carrying any such margin stock.


 


Section 8.9           Environmental Matters.


 


The Borrowers and Parent shall, and shall cause each other Loan Party and each of their respective Subsidiaries to, comply with all Environmental Laws the failure with which to comply could reasonably be expected to have a Material Adverse Effect.  The Borrowers and Parent shall comply, and shall cause each other Loan Party to comply, and the Borrowers and Guarantor shall use, and shall cause each other Loan Party to use, commercially reasonable efforts to cause all other Persons occupying, using or present on the Properties to comply, with all Environmental Laws in all material respects.  The Borrowers and Parent shall, and shall cause each other Loan Party to, promptly take all actions and pay or arrange to pay all costs necessary for it and for the Properties to comply in all material respects with all Environmental Laws and all Governmental Approvals, including actions to remove and dispose of all Hazardous Materials and to clean up the Properties as required under Environmental Laws.  The Borrowers and Parent shall, and shall cause each other Loan Party to, promptly take all actions necessary to prevent the imposition of any Liens on any of their respective properties arising out of or related to any Environmental Laws.  Nothing in this Section shall impose any obligation or liability whatsoever on the Administrative Agent or any Lender.


 


Section 8.10         Further Assurances.


 


At the Borrowers’ cost and expense and upon request of the Administrative Agent, the Borrowers and Parent shall, and shall cause each other Loan Party to, duly execute and deliver or cause to be duly executed and delivered, to the Administrative Agent such further instruments, documents and certificates, and do and cause to be done such further acts that may be reasonably necessary or advisable in the reasonable opinion of the Administrative Agent to carry out more effectively the provisions and purposes of this Agreement and the other Loan Documents.


 


Section 8.11         Material Contracts.


 


The Borrowers and Parent shall, and shall cause each other Loan Party and each of their respective Subsidiaries to, duly and punctually perform and comply with any and all material representations, warranties, covenants and agreements expressed as binding upon any such Person under any Material Contract.  The Borrowers and Parent shall not, and shall not permit any other Loan Party or any of their respective Subsidiaries to, do or knowingly permit to be done anything to impair materially the value of any of the Material Contracts.


 


Section 8.12         REIT Status.




  





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The Parent shall, and Borrowers shall cause Parent to, maintain its status as, and election to be treated as, a REIT under the Internal Revenue Code.


 


Section 8.13         Exchange Listing.


 


The Parent shall, and Borrowers shall cause Parent to, maintain at least one class of common shares of the Parent having trading privileges on the New York Stock Exchange or the American Stock Exchange or which is subject to price quotations on The NASDAQ Stock Market’s National Market System.


 


Section 8.14         Additional Borrowers.


 


(a)           Concurrently with any Property being added to the Borrowing Base, to the extent that such Property is owned by a Person that is not yet a Borrower, the Borrowers shall deliver to the Administrative Agent each of the following in form and substance satisfactory to the Administrative Agent:  (i)  a Joinder Agreement executed by such Person in the form attached as Exhibit L and (ii) the items that would have been delivered under subsections (iv) through (viii), (xiii) and (xviii) of Section 6.1(a) if such Subsidiary had been a Material Subsidiary on the Agreement Date.  Nothing contained in this Section shall supersede, modify or otherwise affect the provisions of Section 4.1.


 


(b)           The Borrowers may request in writing that the Administrative Agent release, and upon receipt of such request the Administrative Agent shall release, a Borrower (other than (1) Caplease, LP, (2) Prefco Dix-Neuf LLC so long as Prefco Nineteen Limited Partnership is a Borrower or (3) CLF Cane Run Member, LLC so long as CLF Cane Run Louisville, LLC is a Borrower) from the obligations under the Loan Documents so long as:  (i) such Borrower owns no Borrowing Base Property; (ii)  no Default or Event of Default shall then be in existence or would occur as a result of such release, including without limitation, a Default or Event of Default resulting from a violation of any of the covenants contained in Section 10.1; (iii) the representations and warranties made or deemed made by the Borrowers and each other Loan Party in the Loan Documents to which any of them is a party, shall be true and correct on and as of the date of such release with the same force and effect as if made on and as of such date except to the extent that such representations and warranties expressly relate solely to an earlier date (in which case such representations and warranties shall have been true and correct on and as of such earlier date) and except for changes in factual circumstances expressly permitted under the Loan Documents; and (iv) the Administrative Agent shall have received such written request at least 10 Business Days (or such shorter period as may be acceptable to the Administrative Agent) prior to the requested date of release.  Delivery by the Borrowers to the Administrative Agent of any such request shall constitute a representation by the Borrowers that the matters set forth in the preceding sentence (both as of the date of the giving of such request and as of the date of the effectiveness of such request) are true and correct with respect to such request.


 


Section 8.15          SPE Entities.


 


The Parent and Borrowers shall cause each Borrower owning Borrowing Base Property to at all times be an SPE Entity.


 


Section 8.16          Post Closing Deliverables.


 


Borrowers hereby agree that they will deliver the items set forth below within the time periods set forth therein:


 




  





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(a)           Promptly after the Agreement Date, and in any event not later than the fourteenth (14th) day following the Agreement Date, deliver recertified surveys in favor of Wells Fargo Bank, National Association, as Administrative Agent, of the Borrowing Base Properties located at 9501 Northshore Drive, Knoxville, TN and 2020 Mallory Lane, Franklin, TN.


 


(b)           Promptly after the Agreement Date, and in any event not later than the ninetieth (90th) day following the Agreement Date, deliver a current Phase II environmental assessment of the Property located at 555 North Daniels Way, Bloomington, IN, which report (1) has been prepared by an environmental engineering firm acceptable to the Administrative Agent and (2) complies with the requirements contained in the Administrative Agent’s guidelines adopted from time to time by the Administrative Agent to be used in its lending practice generally and any other environmental assessments or other reports relating to such Property, together with the completion of any remediation or cleanup recommended therein.  In the event that Borrower fails to comply with this clause (b), (i) on or before the ninetieth (90th) day following the Agreement Date, the Borrowing Base Value allocated to such Borrowing Base Property shall be fifty percent (50%) of the Borrowing Base Value otherwise allocated such Borrowing Base Property from and after the ninety-first (91st) day following the Agreement Date until such time as Borrower complies with this clause (b), and (ii) on or before the one hundred and twentieth (120th) day following the Agreement Date, then Administrative Agent shall have the right to remove such Borrowing Base Property from the Borrowing Base.  Borrower shall promptly repay any amounts required pursuant to Section 2.9(b)(ii) of this Agreement (A) within five (5) Business Days after the ninety-first (91st) day following the Agreement Date in the case of (i) above, and (B) within five (5) Business Days after Administrative Agent gives Borrower notice of its election to remove such Property from the Borrowing Base in the case of (ii) above.


 


(c)           Promptly after the Agreement Date, and in any event not later than the ninetieth (90th) day following the Agreement Date, deliver copies of tank and pipeline integrity testing (i.e. “tightness” testing) conducted in past 12 months, copies of UST registration, financial insurance, assurance and LUST Fund status (if any), and copies of all UST repair records with respect to the Borrowing Base Properties located at (1) 849 North 12th Street, Murray, KY, (2) 302 Brighton Park Blvd., Frankfort, KY and (3) 1670 Starlite Drive, Owensboro, KY, which information shall be in form and substance acceptable to the Administrative Agent.  In the event that Borrower fails to comply with this clause (c), (i) on or before the ninetieth (90th) day following the Agreement Date, the Borrowing Base Value allocated to such Borrowing Base Properties shall be fifty percent (50%) of the Borrowing Base Value otherwise allocated such Borrowing Base Properties from and after the ninety-first (91st) day following the Agreement Date until such time as Borrower complies with this clause (c), and (ii) on or before the one hundred and twentieth (120th) day following the Agreement Date, then Administrative Agent shall have the right to remove such Borrowing Base Properties from the Borrowing Base.  Borrower shall promptly repay any amounts required pursuant to Section 2.9(b)(ii) of this Agreement (A) within five (5) Business Days after the ninety-first (91st) day following the Agreement Date in the case of (i) above, and (B) within five (5) Business Days after Administrative Agent gives Borrower notice of its election to remove any such Property from the Borrowing Base in the case of (ii) above.


 


ARTICLE IX  INFORMATION


 


For so long as this Agreement is in effect, unless the Requisite Lenders (or, if required pursuant to Section 13.7, all of the Lenders) shall otherwise consent in the manner set forth in Section 13.7, each Borrower and Parent shall furnish to the Administrative Agent for distribution to each of the Lenders:


 




  





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Section 9.1            Quarterly Financial Statements.


 


As soon as available and in any event within five (5) days after the same is required to be filed with the Securities and Exchange Commission (but in no event later than forty-five (45) days after the end of each of the first, second and third fiscal quarters of the Parent), the unaudited consolidated balance sheet of the Parent and its Subsidiaries as at the end of such period and the related unaudited consolidated statements of operations and cash flows of the Parent and its Subsidiaries for such period, setting forth in each case in comparative form the figures as of the end of and for the corresponding periods of the previous fiscal year, all of which shall be certified by the chief executive officer or chief financial officer of the Parent, in his or her opinion, to present fairly, in accordance with GAAP and in all material respects, the consolidated financial position of the Parent and its Subsidiaries as at the date thereof and the results of operations for such period (subject to normal year-end audit adjustments).


 


Section 9.2            Year-End Statements.


 


As soon as available and in any event within five (5) days after the same is required to be filed with the Securities and Exchange Commission (but in no event later than one hundred twenty (120) days after the end of each fiscal year of the Parent), the audited consolidated balance sheet of the Parent and its Subsidiaries as at the end of such fiscal year and the related audited consolidated statements of operations, stockholders’ equity and cash flows of the Parent and its Subsidiaries for such fiscal year, setting forth in comparative form the figures as at the end of and for the previous fiscal year, all of which shall be (a) certified by the chief executive officer or chief financial officer of the Parent, in his or her opinion, to present fairly, in accordance with GAAP and in all material respects, the financial position of the Parent and its Subsidiaries as at the date thereof and the result of operations for such period and (b) accompanied by the report thereon of independent certified public accountants of recognized national standing reasonably acceptable to the Administrative Agent, whose report shall be unqualified and in scope and substance satisfactory to the Requisite Lenders and who shall have authorized the Parent to deliver such financial statements and report thereon to the Administrative Agent and the Lenders pursuant to this Agreement.


 


Section 9.3            Compliance Certificate.


 


At the time the financial statements are furnished pursuant to Sections 9.1 and 9.2, a certificate substantially in the form of Exhibit K (a “Compliance Certificate”) executed on behalf of the Parent by the chief financial officer of the Parent (a) setting forth in reasonable detail as of the end of such quarterly accounting period or fiscal year, as the case may be, the calculations required to establish whether the Loan Parties were in compliance with the covenants contained in Section 10.1; (b) stating that no Default or Event of Default exists, or, if such is not the case, specifying such Default or Event of Default and its nature, when it occurred and the steps being taken by the Borrowers with respect to such event, condition or failure; (c) setting forth a statement of Funds From Operations (to the extent not included with the information provided pursuant to Sections 9.1 and 9.2 above); and (d) setting forth a report of newly acquired Properties, including their Net Operating Income, cost and mortgage debt, if any.


 


Section 9.4            Other Information.


 


(a)           Promptly upon receipt thereof, copies of all reports, if any, submitted to the Parent or its Board of Directors by its independent public accountants including, without limitation, any management report;


 


(b)           Within five (5) Business Days of the filing thereof, copies of all registration statements (excluding the exhibits thereto (unless requested by the Administrative Agent) and any registration statements on Form S-8 or its equivalent), reports on Forms 10-K, 10-Q and 8-K (or their equivalents) and all other periodic reports which any Loan Party or any other Subsidiary shall file with the Securities and Exchange Commission (or any Governmental Authority substituted therefor) or any national securities exchange;


 




  





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(c)           Promptly upon the mailing thereof to the shareholders of the Parent generally, copies of all financial statements, reports and proxy statements so mailed and promptly upon the issuance thereof copies of all press releases issued by the Parent, any Subsidiary or any other Loan Party;


 


(d)           Within forty-five (45) days after the end of each fiscal quarters of the Parent, a Borrowing Base Certificate setting forth the information to be contained therein, as of the last day of such fiscal quarter.  The Borrowers shall also deliver a Borrowing Base Certificate (i) as required pursuant to Sections 4.1(c) and 4.2(b) and (ii) within five (5) Business Days following a default, beyond any applicable cure period, under a Ground Lease affecting a Borrowing Base Property


 


(e)           Within forty-five (45) days after the end of each fiscal quarter of the Parent, all material financial information maintained on each Borrowing Base Property, including, but not limited to, operating statements, leasing status reports, rent rolls and cash flow and property level budgets;


 


(f)           No later than November 30th of each calendar year, balance sheets and cash flow forecasts of the Parent and its Subsidiaries on a consolidated basis for each quarter of the next succeeding fiscal year, all itemized in reasonable detail.  The foregoing shall be accompanied by pro forma calculations, together with detailed assumptions, required to establish whether or not the Loan Parties, and when appropriate its consolidated Subsidiaries, will be in compliance with the covenants contained in Sections 10.1 and at the end of each fiscal quarter of the next succeeding fiscal year;


 


(g)           No later than thirty (30) days before the end of each fiscal year of the Parent ending prior to the Maturity Date, a property budget for each Borrowing Base Property for the coming fiscal year of the Borrower, together with applicable investment memoranda, if any;


 


(h)           If any ERISA Event shall occur that individually, or together with any other ERISA Event that has occurred, could reasonably be expected to have a Material Adverse Effect, a certificate of the chief executive officer or chief financial officer of the Parent setting forth details as to such occurrence and the action, if any, which the Parent or applicable member of the ERISA Group is required or proposes to take;


 


(i)           Prompt notice of the commencement of any proceeding or investigation by or before any Governmental Authority and any action or proceeding in any court or other tribunal or before any arbitrator against or in any other way relating to, or affecting, any Loan Party or any of their respective Subsidiaries or any of their respective properties, assets or businesses which could reasonably be expected to have a Material Adverse Effect, and prompt notice of the receipt of notice that any United States income tax returns of any Loan Party are being audited;


 


(j)           A copy of any amendment to the certificate or articles of incorporation or formation, bylaws, partnership agreement or other similar organizational documents of any Borrower or any other Loan Party within five (5) Business Days after the effectiveness thereof;


 


(k)          Prompt notice of any change in the senior management of any Loan Party;


 




  





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(l)           Prompt notice of any change in the business, assets, liabilities, financial condition, results of operations or business prospects of any Loan Party or any of their respective Subsidiaries which has had or could reasonably be expected to have a Material Adverse Effect;


 


(m)         Prompt notice of any disposition of any material assets of any Loan Party;


 


(n)          Prompt notice of (i) any order, judgment or decree having been entered against any Loan Party or any of their respective properties or assets, (ii) the institution of, or threat of, any material action, suit, proceeding or arbitration against or affecting, any Loan Party, or (iii) any material development in any action, suit, proceeding, governmental investigation or arbitration already disclosed;


 


(o)          Prompt notice of the occurrence of any Default or Event of Default or any event which constitutes or which with the passage of time, the giving of notice, or otherwise, a Loan Party reasonably expects to constitute a default or event of default by any Loan Party or any of their respective Subsidiaries under any Material Contract to which any such Person is a party or by which any such Person or any of its respective properties may be bound;


 


(p)           Promptly upon entering into any Material Contract or Specified Derivatives Contract after the Agreement Date, a copy of such contract;


 


(q)           Prompt notice of any order, judgment or decree in excess of (i) $100,000 having been entered against any Borrower or any of its respective properties or assets, or (ii) $1,000,000 having been entered against Parent or any of its respective properties or assets;


 


(r)           Any notification of a material violation of any Applicable Law or any inquiry shall have been received by any Loan Party from any Governmental Authority;


 


(s)           Promptly upon the request of the Administrative Agent, evidence of the Parent’s calculation of the Ownership Share with respect to Borrowers, a Subsidiary or an Unconsolidated Affiliate, such evidence to be in form and detail satisfactory to the Administrative Agent;


 


(t)           Promptly, upon any change in the Parent’s Credit Rating, a certificate stating that the Parent’s Credit Rating has changed and the new Credit Rating that is in effect;


 


(u)           Promptly, upon each request, information identifying the Loan Parties as a Lender may request in order to comply with the USA Patriot Act (Title III of Pub. L. 107-56 (signed into law October 26, 2001));


 


(v)           Promptly, and in any event within 3 Business Days after the Borrowers and/or Parent obtains knowledge thereof, written notice of the occurrence of any of the following:  (i) the Borrowers or any Loan Party shall receive notice that any violation of or noncompliance with any Environmental Law has or may have been committed or is threatened; (ii) the Borrowers or any Loan Party shall receive notice that any administrative or judicial complaint, order or petition has been filed or other proceeding has been initiated, or is about to be filed or initiated against any such Person alleging any violation of or noncompliance with any Environmental Law or requiring any such Person to take any action in connection with the release or threatened release of Hazardous Materials; (iii) the Borrowers or any Loan Party shall receive any notice from a Governmental Authority or private party alleging that any such Person may be liable or responsible for any costs associated with a response to, or remediation or cleanup of, a release or threatened release of Hazardous Materials or any damages caused thereby; or (iv) the Borrowers or any Loan Party shall receive notice of any other fact, circumstance or condition that could reasonably be expected to form the basis of an environmental claim, and the matters covered by notices referred to in any of the immediately preceding clauses (i) through (iv), whether individually or in the aggregate, could reasonably be expected to have a Material Adverse Effect;


 




  





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(w)          Promptly upon the request of the Administrative Agent, the Derivatives Termination Value in respect of any Specified Derivatives Contract from time to time outstanding; and


 


(x)           From time to time and promptly upon each request, such data, certificates, reports, statements, opinions of counsel, documents or further information regarding any Property or the business, assets, liabilities, financial condition, results of operations or business prospects of any Loan Party or any of their respective Subsidiaries as the Administrative Agent or any Lender may reasonably request.


 


Section 9.5            Electronic Delivery of Certain Information.


 


(a)           Documents required to be delivered pursuant to the Loan Documents shall be delivered by electronic communication and delivery, including, the Internet, e-mail or intranet websites to which the Administrative Agent and each Lender have access (including a commercial, third-party website such as www.sec.gov <http://www.sec.gov> or a website sponsored or hosted by the Administrative Agent or the Borrowers) provided that the foregoing shall not apply to (i) notices to any Lender (or the Issuing Bank) pursuant to Article II and (ii) any Lender that has notified the Administrative Agent and the Borrowers that it cannot or does not want to receive electronic communications.  The Administrative Agent or the Borrowers may, in its discretion, agree to accept notices and other communications to it hereunder by electronic delivery pursuant to procedures approved by it for all or particular notices or communications.  Documents or notices delivered electronically shall be deemed to have been delivered twenty-four (24) hours after the date and time on which the Administrative Agent or the Borrowers posts such documents or the documents become available on a commercial website and the Administrative Agent or Borrowers notifies each Lender of said posting and provides a link thereto provided if such notice or other communication is not sent or posted during the normal business hours of the recipient, said posting date and time shall be deemed to have commenced as of 12:00 p.m. Eastern time on the opening of business on the next business day for the recipient.  If requested by Administrative Agent or any Lender, the Borrowers shall deliver paper copies of the certificate required by Section 9.3 to the Administrative Agent and shall deliver paper copies of any documents to the Administrative Agent or to any Lender that requests such paper copies until a written request to cease delivering paper copies is given by the Administrative Agent or such Lender.  Except for the certificates required by Section 9.3, the Administrative Agent shall have no obligation to request the delivery of or to maintain paper copies of the documents delivered electronically, and in any event shall have no responsibility to monitor compliance by the Borrowers with any such request for delivery.  Each Lender shall be solely responsible for requesting delivery to it of paper copies and maintaining its paper or electronic documents.


 


(b)           Documents required to be delivered pursuant to Article II may be delivered electronically to a website provided for such purpose by the Administrative Agent pursuant to the procedures provided to the Borrowers by the Administrative Agent.


 


Section 9.6            Public/Private Information.


 


The Borrowers and Parent shall cooperate with the Administrative Agent in connection with the publication of certain materials and/or information provided by or on behalf of the Borrowers and/or Parent.  Documents required to be delivered pursuant to the Loan Documents shall be delivered by or on behalf of the Borrowers and/or Parent, as applicable, to the Administrative Agent and the Lenders (collectively, “Information Materials”) pursuant to this Article and the Borrowers and/or Parent shall designate Information Materials (a) that are either available to the public or not material with respect to the Parent, Borrowers and their respective Subsidiaries or any of their respective securities for purposes of United States federal and state securities laws, as “Public Information” and (b) that are not Public Information as “Private Information”.


 




  





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Section 9.7            USA Patriot Act Notice; Compliance.


 


The USA Patriot Act of 2001 (Public Law 107-56) and federal regulations issued with respect thereto require all financial institutions to obtain, verify and record certain information that identifies individuals or business entities which open an “account” with such financial institution.  Consequently, a Lender (for itself and/or as Administrative Agent for all Lenders hereunder) may from time-to-time request, and the Borrowers shall, and shall cause the other Loan Parties to, provide to such Lender, such Loan Party’s name, address, tax identification number and/or such other identification information as shall be necessary for such Lender to comply with federal law.  An “account” for this purpose may include, without limitation, a deposit account, cash management service, a transaction or asset account, a credit account, a loan or other extension of credit, and/or other financial services product.


 


ARTICLE X  NEGATIVE COVENANTS


 


For so long as this Agreement is in effect, unless the Requisite Lenders (or, if required pursuant to Section 13.7, all of the Lenders) shall otherwise consent in the manner set forth in Section 13.7, each Borrower and Parent shall comply with the following covenants:


 


Section 10.1          Financial Covenants.


 


(a)           Maximum Leverage Ratio.  The Borrowers and Parent shall not permit the Leverage Ratio (as determined on the last day of each fiscal quarter) to exceed (i) 77% from the Agreement Date through and including December 31, 2012, (ii) 75% from January 1, 2013 through and including December 31, 2013, (iii) 72.5% from January 1, 2014 through and including December 31, 2014, or (iv) 70% thereafter.  Notwithstanding the foregoing, if the Leverage Ratio is less than 65% at any time after December 31, 2012, then the Leverage Ratio shall not thereafter exceed 70% (the “Maximum Reset Leverage Ratio”).


 


(b)           Minimum Fixed Charge Coverage Ratio.  The Borrowers and Parent shall not permit the Fixed Charge Coverage Ratio to be less than (i) 1.00 to 1.00 from the Agreement Date through and including December 31, 2013, (ii) 1.05 to 1.00 from January 1, 2014 through and including June 30, 2015, and (iii) 1.10 to 1.00 thereafter ((i), (ii) and (iii) are each, a “Minimum Fixed Charge Coverage Ratio”).


 


At all times prior to the Initial Maturity Date and provided the Maximum Reset Leverage Ratio has not been initiated, it shall not be an Event of Default if the Fixed Charge Coverage Ratio is less than the applicable Minimum Fixed Charge Coverage Ratio for up to two quarters so long as the Fixed Charge Coverage Ratio is not more than 0.1x below the then applicable Minimum Fixed Charge Coverage Ratio.


 


(c)           Minimum Debt Yield.  The Borrowers and Parent shall not permit the Debt Yield of the Loan Parties and their respective Subsidiaries determined on a consolidated basis for the fiscal quarter most recently ended to be less than (i) 9% from the Agreement Date through and including December 31, 2013, (ii) 9.75% from January 1, 2014 through and including June 30, 2015, and (iii) 11% thereafter.


 


(d)           Minimum Interest Coverage Ratio.  The Borrowers and Parent shall not permit the Minimum Interest Coverage Ratio to be less than (i) 1.40 to 1.00 from the Agreement Date through and including December 31, 2013, (ii) 1.50 to 1.00 from January 1, 2014 through and including June 30, 2015, or (iii) 1.60 to 1.00 thereafter.


 




  





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(e)           Minimum Tangible Net Worth.  The Borrowers and Parent shall not permit Tangible Net Worth at any time to be less than (i) 85% of the Tangible Net Worth as of the Agreement Date plus (ii) 80% of the Net Proceeds of all Equity Issuances effected at any time after the Agreement Date (other than Net Proceeds received in connection with any dividend reinvestment program).


 


(f)           Borrowers/Parent GAV Ownership Threshold.  The Borrowers and Parent shall not permit the Total Gross Asset Value owned by Borrowers and Parent to be less than 95% of Total Gross Asset Value.


 


(g)          Recourse Secured Indebtedness Limitation.  The Borrowers and Parent shall not permit there to be any Recourse Secured Indebtedness by any Loan Party or their respective Subsidiaries, other than the Loan and the Wells Fargo Repurchase Line of Credit or any recourse facility that refinances the Wells Fargo Repurchase Line of Credit for an aggregate principal amount of Indebtedness not in excess of $10,000,000.


 


(h)          Intercompany Indebtedness Limitation.  The Borrowers and Parent shall not permit the Funded Intercompany Debt of the Loan Parties and their respective Subsidiaries to exceed 5% of Funded Debt.


 


(i)           Permitted Investments.


 


(i)           The business of the Loan Parties and their respective Subsidiaries shall be limited to acquiring income producing real estate properties and investments incidental thereto; and


 


(ii)           The Borrowers shall not, and shall not permit any Loan Party or other Subsidiary to, make an Investment in or otherwise own the following items which would cause the aggregate value of such holdings of such Persons to exceed the following percentages of Total Gross Asset Value at any time:


 


(A)           Loan Investments and Bond Investments, such that the aggregate value of such Investments exceeds 6% of Total Gross Asset Value; and


 


(B)           Investments in Leasehold Properties, such that Leasehold Gross Asset Value exceeds 25% of Total Gross Asset Value.


 


(j)           Dividends and Other Restricted Payments.  The Borrowers shall not, and shall not permit any of its Subsidiaries to, declare or make any Restricted Payment; provided, however, that so long as no Default or Event of Default would result therefrom the Borrowers and its Subsidiaries may pay cash dividends to the Parent and other holders of partnership interests in CapLease, LP with respect to any fiscal year ending during the term of this Agreement to the extent necessary for the Parent to distribute, and the Parent may so distribute, cash dividends to its shareholders in an aggregate amount not to exceed the greater of (i) the amount required to be distributed for the Parent to remain in compliance with Section 8.12 and avoid the payment of federal or state income or excise tax or (ii) 95% of Funds From Operations.  Notwithstanding the foregoing, but subject to the following sentence, if a Default or Event of Default exists, the Borrowers may only declare and make cash distributions to the Parent and other holders of partnership interests in Caplease, LP with respect to any fiscal year to the extent necessary for the Parent to distribute, and the Parent may so distribute, an aggregate amount not to exceed the minimum amount necessary for the Parent to remain in compliance with Section 8.12.  If a Default or Event of Default specified in Section 11.1(a), Section 11.1(e), or Section 11.1(f) shall exist, or if as a result of the occurrence of any other Event of Default any of the Obligations have been accelerated pursuant to Section 11.2(a), the Borrowers shall not, and shall not permit any Subsidiary to, make any Restricted Payments to any Person other than to the Borrowers or any Subsidiary.


 




  





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Section 10.2          Negative Pledge.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party or Subsidiary to, (a) create, assume, incur, permit or suffer to exist any Lien on any Borrowing Base Property or any direct or indirect ownership interest of the Borrowers in any Person owning any Borrowing Base Property, now owned or hereafter acquired, except for Permitted Liens, (b) permit any Borrowing Base Property or any direct or indirect ownership interest of the Borrowers or in any Person owning a Borrowing Base Property, to be subject to a Negative Pledge , or (c) create, assume, incur, permit or suffer to exist any Lien on other Collateral, or any direct or indirect ownership interest of the Borrowers in any Person owning any other Collateral, except for Permitted Liens.


 


Section 10.3          Restrictions on Intercompany Transfers.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party or any of their respective Subsidiaries (other than an Excluded Subsidiary) to, create or otherwise cause or suffer to exist or become effective any consensual encumbrance or restriction of any kind on the ability of any Subsidiary to:  (a) pay dividends or make any other distribution on any of such Subsidiary’s capital stock or other Equity Interests owned by the Borrowers or any Subsidiary to the extent that it would cause a violation of Section 8.12,; (b) pay any Indebtedness owed to the Borrowers or any Subsidiary; (c) make loans or advances to the Borrowers or any Subsidiary; or (d) transfer any of its property or assets to the Borrowers or any Subsidiary; other than (i) with respect to clauses (a) through (d) those encumbrances or restrictions contained in any Loan Document or, (ii) with respect to clause (d), customary provisions restricting assignment of any agreement entered into by the Borrowers, any other Loan Party or any Subsidiary in the ordinary course of business.


 


Section 10.4          Merger, Consolidation, Sales of Assets and Other Arrangements.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party to, (a) enter into any transaction of merger or consolidation; (b) liquidate, windup or dissolve itself (or suffer any liquidation or dissolution); or (c) convey, sell, lease, sublease, transfer or otherwise dispose of, in one transaction or a series of transactions, all or any substantial part of its business or assets, whether now owned or hereafter acquired; provided, however, that:


 


(i)           any Loan Party may merge with another Loan Party;


 


(ii)          any Loan Party may sell, transfer or dispose of its assets to another Loan Party; and


 


(iii)         the Borrowers and the other Loan Parties may lease and sublease their respective assets, as lessor or sublessor (as the case may be), in the ordinary course of their business.


 


Section 10.5         Plans.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party or any of their respective Subsidiaries to, permit any of its respective assets to become or be deemed to be “plan assets” within the meaning of ERISA, the Internal Revenue Code and the respective regulations promulgated thereunder.  The Borrowers shall not cause or permit to occur, and shall not permit any other member of the ERISA Group to cause or permit to occur, any ERISA Event if such ERISA Event could reasonably be expected to have a Material Adverse Effect.


 




  





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Section 10.6         Fiscal Year.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party or their respective Subsidiaries to, change its fiscal year from that in effect as of the Agreement Date.


 


Section 10.7        Modifications of Organizational Documents and Material Contracts.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party to, amend, supplement, restate or otherwise modify its certificate or articles of incorporation or formation, by-laws, operating agreement, declaration of trust, partnership agreement or other applicable organizational document if such amendment, supplement, restatement or other modification (a) is adverse to the interest of the Administrative Agent, the Issuing Bank or the Lenders or (b) could reasonably be expected to have a Material Adverse Effect.  The Borrowers shall not enter into, and shall not permit any Subsidiary or other Loan Party to enter into, any amendment or modification to any Material Contract which could reasonably be expected to have a Material Adverse Effect or default in the performance of any obligations of any Loan Party or other Subsidiary in any Material Contract or permit any Material Contract to be canceled or terminated prior to its stated maturity.


 


Section 10.8        Transactions with Affiliates.


 


The Borrowers and Parent shall not permit to exist or enter into, and shall not permit any other Loan Party or any of their respective Subsidiaries to permit to exist or enter into, any transaction (including the purchase, sale, lease or exchange of any property or the rendering of any service) with any Affiliate, except (a) as set forth on Schedule 7.1(s) or (b) transactions in the ordinary course of and pursuant to the reasonable requirements of the business of the Borrowers, such other Loan Party or such other Subsidiary and upon fair and reasonable terms which are no less favorable to the Borrowers, such other Loan Party or such other Subsidiary than would be obtained in a comparable arm’s length transaction with a Person that is not an Affiliate.  Notwithstanding the foregoing, no payments may be made with respect to any items set forth on such Schedule 7.1(s) if a Default or Event of Default exists or would result therefrom.


 


Section 10.9        Environmental Matters.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party, any of their respective Subsidiaries or any other Person to, use, generate, discharge, emit, manufacture, handle, process, store, release, transport, remove, dispose of or clean up any Hazardous Materials on, under or from the Borrowing Base Properties in material violation of any Environmental Law or in a manner that could reasonably be expected to lead to any material environmental claim or pose a material risk to human health, safety or the environment.  Nothing in this Section shall impose any obligation or liability whatsoever on the Administrative Agent or any Lender.


 




  





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Section 10.10      Tenant Leases.


 


Without the prior consent of Administrative Agent or Requisite Lenders, Borrowers are permitted to enter into any Tenant Lease (a) for less than 5,000 square feet of a Borrowing Base Property so long as the Net Effective Rent is equal to or greater than 90% of the proforma rent for such Borrowing Base Property, as applicable, as set forth in the most recent Appraisal for such Borrowing Base Property, as the case may be, and, with respect to the Dodge Property and Landmark Property, such Tenant Lease is consistent with the terms set forth on Schedule 10.10, and (b) for between 5,000 and 10,000 square feet of a Borrowing Base Property so long as the Net Effective Rent is equal to or greater than 95% of the proforma rent for such Borrowing Base Property, as applicable, as set forth in the most recent Appraisal for such Borrowing Base Property, as the case may be, and, with respect to the Dodge Property and Landmark Property, such Tenant Lease is consistent with the terms set forth on Schedule 10.10.  The Borrowers and Parent shall not, and shall not permit any other Loan Party to enter into any Tenant Lease other than as set forth above without the prior consent of (i) Administrative Agent to the extent the Borrowing Base Value for the applicable Borrowing Base Property is less than $20,000,000 or (ii) Requisite Lenders to the extent the Borrowing Base Value for the applicable Borrowing Base Property is greater than or equal to $20,000,000


 


Section 10.11      Derivatives Contracts.


 


The Borrowers and Parent shall not, and shall not permit any other Loan Party or any of their respective Subsidiaries to, enter into or become obligated in respect of Derivatives Contracts other than Derivatives Contracts entered into by the Borrowers, any such Loan Party or any such Subsidiary in the ordinary course of business and which establish an effective hedge in respect of liabilities, commitments or assets held or reasonably anticipated by the Borrowers, such other Loan Party or such other Subsidiary.


 


ARTICLE XI  DEFAULT


 


Section 11.1         Events of Default.


 


Each of the following shall constitute an Event of Default, whatever the reason for such event and whether it shall be voluntary or involuntary or be effected by operation of Applicable Law or pursuant to any judgment or order of any Governmental Authority:


 


(a)           Default in Payment.  (i) The Borrowers shall fail to pay when due under this Agreement or any other Loan Document (whether upon demand, at maturity, by reason of acceleration or otherwise) the principal of any of the Loans or any Reimbursement Obligation, or (ii) the Borrowers shall fail to pay interest on the Loans or any of the other payment Obligations owing by the Borrowers or any other Loan Party under this Agreement, any other Loan Document or the Fee Letter within five (5) Business Days of the same being due.


 


(b)           Default in Performance.


 


(i)           Any Loan Party shall fail to perform or observe any term, covenant, condition or agreement on its part to be performed or observed and contained in Article X; or


 


(ii)           Any Loan Party shall fail to perform or observe any term, covenant, condition or agreement on its part to be performed or observed and contained in Article IX, and in the case of this subsection (b)(ii) only, such failure shall continue for a period of five (5) days after the earlier of (x) the date upon which a Responsible Officer of the Borrowers or such other Loan Party obtains knowledge of such failure or (y) the date upon which the Borrowers has received written notice of such failure from the Administrative Agent.


 


(iii)           Any Loan Party shall fail to perform or observe any term, covenant, condition or agreement contained in this Agreement or any other Loan Document to which it is a party and not otherwise mentioned in this Section, and in the case of this subsection (b)(iii) only, such failure shall continue for a period of thirty (30) days after the earlier of (x) the date upon which a Responsible Officer of the Borrowers or such other Loan Party obtains knowledge of such failure or (y) the date upon which the Borrowers has received written notice of such failure from the Administrative Agent.


 




  





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(c)           Misrepresentations.  Any statement (written or oral), representation or warranty made or deemed made by or on behalf of any Loan Party under this Agreement or under any other Loan Document, or any amendment hereto or thereto, or in any other writing or statement at any time furnished by, or at the direction of, any Loan Party to the Administrative Agent, the Issuing Bank or any Lender, shall at any time prove to have been incorrect or misleading in any material respect when furnished or made or deemed made.


 


(d)           Indebtedness Cross-Default.


 


(i)           The Borrowers or any other Loan Party shall permit there to exist any default, event or condition resulting in (or permitting the) acceleration, mandatory repurchase or mandatory prepayment of, or any failure to pay at maturity, (x) any Recourse Indebtedness in excess of $10,000,000 in the aggregate, or (y) any Nonrecourse Indebtedness in excess of $15,000,000 in the aggregate.


 


(ii)           The Borrowers or any other Loan Party shall permit there to exist a default in, or resulting in, the payment of amounts in excess of $5,000,000 in the aggregate in respect of Derivatives Contracts.


 


(iii)           The Borrowers or any other Loan Party shall permit there to exist a default, event or condition resulting in (or permitting the) acceleration, mandatory repurchase or mandatory prepayment of, or any failure to pay at maturity, the Wells Fargo Repurchase Line of Credit.


 


(e)           Voluntary Bankruptcy Proceeding.  The Parent, Borrowers or any other Loan Party shall:  (i) commence a voluntary case under the Bankruptcy Code or other federal bankruptcy laws (as now or hereafter in effect); (ii) file a petition seeking to take advantage of any other Applicable Laws, domestic or foreign, relating to bankruptcy, insolvency, reorganization, winding-up, or composition or adjustment of debts; (iii) consent to, or fail to contest in a timely and appropriate manner, any petition filed against it in an involuntary case under such bankruptcy laws or other Applicable Laws or consent to any proceeding or action described in the immediately following subsection (f); (iv) apply for or consent to, or fail to contest in a timely and appropriate manner, the appointment of, or the taking of possession by, a receiver, custodian, trustee, or liquidator of itself or of a substantial part of its property, domestic or foreign; (v) admit in writing its inability to pay its debts as they become due; (vi) make a general assignment for the benefit of creditors; (vii) make a conveyance fraudulent as to creditors under any Applicable Law; or (viii) take any corporate or partnership action for the purpose of effecting any of the foregoing.


 


(f)           Involuntary Bankruptcy Proceeding.  A case or other proceeding shall be commenced against the Parent, Borrowers or any other Loan Party in any court of competent jurisdiction seeking:  (i) relief under the Bankruptcy Code or other federal bankruptcy laws (as now or hereafter in effect) or under any other Applicable Laws, domestic or foreign, relating to bankruptcy, insolvency, reorganization, winding-up, or composition or adjustment of debts; or (ii) the appointment of a trustee, receiver, custodian, liquidator or the like of such Person, or of all or any substantial part of the assets, domestic or foreign, of such Person, and in the case of either clause (i) or (ii) such case or proceeding shall continue undismissed or unstayed for a period of 60 consecutive days, or an order granting the remedy or other relief requested in such case or proceeding (including, but not limited to, an order for relief under such Bankruptcy Code or such other federal bankruptcy laws) shall be entered.


 




  





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(g)           Revocation of Loan Documents.  Any Loan Party shall (or shall attempt to) disavow, revoke or terminate any Loan Document or the Fee Letter to which it is a party or shall otherwise challenge or contest in any action, suit or proceeding in any court or before any Governmental Authority the validity or enforceability of any Loan Document or the Fee Letter or any Loan Document or the Fee Letter shall cease to be in full force and effect (except as a result of the express terms thereof).


 


(h)           Judgment.  A judgment or order for the payment of money or for an injunction or other non-monetary relief shall be entered against the Parent, Borrowers, any other Loan Party, or any of their respective Subsidiaries by any court or other tribunal and (i) such judgment or order shall continue for a period of thirty (30) days without being paid, stayed or dismissed through appropriate appellate proceedings and (ii) either (A) the amount of such judgment or order for which insurance has not been acknowledged in writing by the applicable insurance carrier (or the amount as to which the insurer has denied liability) exceeds, individually or together with all other such judgments or orders entered against the Loan Parties, $10,000,000.00 or (B) in the case of an injunction or other non-monetary relief, such injunction or judgment or order could reasonably be expected to have a Material Adverse Effect.  The preceding sentence does not include a foreclosure judgment on Nonrecourse Indebtedness by a non-Loan Party; provided, however, the preceding sentence shall include any deficiency judgment entered into in connection with any such foreclosure judgment.


 


(i)           Attachment.  A warrant, writ of attachment, execution or similar process shall be issued against any property of the Parent, Borrowers, any other Loan Party or any of their respective Subsidiaries, which exceeds, individually or together with all other such warrants, writs, executions and processes, $10,000,000 in amount and such warrant, writ, execution or process shall not be paid, discharged, vacated, stayed or bonded for a period of thirty (30) days; provided, however, that if a bond has been issued in favor of the claimant or other Person obtaining such warrant, writ, execution or process, the issuer of such bond shall execute a waiver or subordination agreement in form and substance satisfactory to the Administrative Agent pursuant to which the issuer of such bond subordinates its right of reimbursement, contribution or subrogation to the Obligations and waives or subordinates any Lien it may have on the assets of the Borrowers or any or its Subsidiaries.  The preceding sentence does not include a receiver appointed or similar process on a Property owned  by a non-Loan Party securing Nonrecourse Indebtedness.


 


(j)             ERISA.


 


(i)           Any ERISA Event shall have occurred that results or could reasonably be expected to result in liability to any member of the ERISA Group aggregating in excess of $1,000,000; or


 


(ii)           The “benefit obligation” of all Plans exceeds the “fair market value of plan assets” for such Plans by more than $1,000,000, all as determined, and with such terms defined, in accordance with FASB ASC 715.


 


(k)           Loan Documents.  An Event of Default (as defined therein) shall occur under any of the other Loan Documents.


 


(l)           Change of Control/Change in Management.


 


(i)           Unless otherwise approved by Requisite Lenders, any “person” or “group” (as such terms are used in Sections 13(d) and 14(d) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), is or becomes the “beneficial owner” (as defined in Rules 13d-3 and 13d-5 under the Exchange Act, except that a Person will be deemed to have “beneficial ownership” of all securities that such Person has the right to acquire, whether such right is exercisable immediately or only after the passage of time), directly or indirectly, of more than 25% of the total voting power of the then outstanding voting stock of the Parent; or


 




  





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(ii)           During any period of twelve (12) consecutive months ending after the Agreement Date, individuals who at the beginning of any such 12-month period constituted the Board of Directors of the Parent cease for any reason to constitute a majority of the Board of Directors of the Parent then in office, excluding any change in directors resulting from (a) the death or disability of any director, (b) satisfaction of any requirement for the members of the Board of Directors of the Parent to qualify under applicable law as independent directors, (c) the replacement of any director who is an officer or employee of the Parent or a Subsidiary of the Parent, (d) the election of any director if such director’s nomination for election to the Board of Directors of the Parent was recommended by a majority of the then existing Board of Directors of the Parent or by a majority of any nominating committee appointed by the then existing Board of Directors of the Parent for the purpose of nominating directors for election to the Board of Directors of the Parent, or (e) the election of any director reasonably approved by the Requisite Lenders.


 


(m)           Damage; Strike; Casualty.  Any material damage to, or loss, theft or destruction of, any Collateral, whether or not insured, or any strike, lockout, labor dispute, embargo, condemnation, act of God or public enemy, or other casualty which causes, for more than thirty (30) consecutive days beyond the coverage period of any applicable business interruption insurance, the cessation or substantial curtailment of revenue producing activities of the Borrowers, any other Loan Party, or any other Subsidiary taken as a whole and only if any such event or circumstance could reasonably be expected to have a Material Adverse Effect.


 


(n)           Security Documents.  Any provision of any Security Documents shall for any reason cease to be valid and binding on, enforceable against, any Loan Party, or any Lien created under any Security Document ceases to be a valid and perfected first priority Lien in any of the Collateral purported to be covered thereby.


 


Section 11.2         Remedies Upon Event of Default.


 


Upon the occurrence of an Event of Default the following provisions shall apply:


 


(a)           Acceleration; Termination of Facilities.


 


(i)           Automatic.  Upon the occurrence of an Event of Default specified in Sections 11.1(e) or 11.1(f), (1)(A) the principal of, and all accrued interest on, the Loans and the Notes at the time outstanding, (B) an amount equal to the Stated Amount of all Letters of Credit outstanding as of the date of the occurrence of such Event of Default for deposit into the Letter of Credit Collateral Account and (C) all of the other Obligations, including, but not limited to, the other amounts owed to the Lenders and the Administrative Agent under this Agreement, the Notes or any of the other Loan Documents shall become immediately and automatically due and payable without presentment, demand, protest, or other notice of any kind, all of which are expressly waived by the Borrowers on behalf of itself and the other Loan Parties, and (2) the Commitments and the obligation of the Issuing Bank to issue Letters of Credit hereunder, shall all immediately and automatically terminate.


 




  





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(ii)           Optional.  If any other Event of Default shall exist, the Administrative Agent may, and at the direction of the Requisite Lenders shall:  (1) declare (A) the principal of, and accrued interest on, the Loans and the Notes at the time outstanding, (B) an amount equal to the Stated Amount of all Letters of Credit outstanding as of the date of the occurrence of such Event of Default for deposit into the Letter of Credit Collateral Account and (C) all of the other Obligations, including, but not limited to, the other amounts owed to the Lenders and the Administrative Agent under this Agreement, the Notes or any of the other Loan Documents to be forthwith due and payable, whereupon the same shall immediately become due and payable without presentment, demand, protest or other notice of any kind, all of which are expressly waived by the Borrowers on behalf of itself and the other Loan Parties, and (2) terminate the Commitments and the obligation of the Issuing Bank to issue Letters of Credit hereunder.


 


(b)           Loan Documents.  The Requisite Lenders may direct the Administrative Agent to, and the Administrative Agent if so directed shall, exercise any and all of its rights under any and all of the other Loan Documents.


 


(c)           Applicable Law.  The Requisite Lenders may direct the Administrative Agent to, and the Administrative Agent if so directed shall, exercise all other rights and remedies it may have under any Applicable Law.


 


(d)           Appointment of Receiver.  To the extent permitted by Applicable Law, the Administrative Agent and the Lenders shall be entitled to the appointment of a receiver for the assets and properties of the Borrowers, without notice of any kind whatsoever and without regard to the adequacy of any security for the Obligations or the solvency of any party bound for its payment, to take possession of all or any portion of the Collateral, the property and/or the business operations of the Borrowers and to exercise such power as the court shall confer upon such receiver.


 


(e)           Specified Derivatives Contract Remedies.  Notwithstanding any other provision of this Agreement or other Loan Document, each Specified Derivatives Provider shall have the right, with prompt notice to the Administrative Agent, but without the approval or consent of or other action by the Administrative Agent or the Lenders, and without limitation of other remedies available to such Specified Derivatives Provider under contract or Applicable Law, to undertake any of the following:  (a) to declare an event of default, termination event or other similar event under any Specified Derivatives Contract and to create an “Early Termination Date” (as defined therein) in respect thereof, (b) to determine net termination amounts in respect of any and all Specified Derivatives Contracts in accordance with the terms thereof, and to set off amounts among such contracts, (c) to set off or proceed against deposit account balances, securities account balances and other property and amounts held by such Specified Derivatives Provider pursuant to any Derivatives Contract, including any “Posted Collateral” (as defined in any credit support annex included in any such Derivatives Contract to which such Specified Derivatives Provider may be a party), and (d) to prosecute any legal action against the Borrowers, any Loan Party or other Subsidiary to enforce or collect net amounts owing to such Specified Derivatives Provider pursuant to any Specified Derivatives Contract.


 


Section 11.3         Remedies Upon Default.


 


Upon the occurrence of a Default specified in Section 11.1(f), the Commitments shall immediately and automatically terminate.


 


Section 11.4         Marshaling; Payments Set Aside.


 


None of the Administrative Agent, the Issuing Bank, any Lender or any Specified Derivatives Provider shall be under any obligation to marshal any assets in favor of any Loan Party or any other party or against or in payment of any or all of the Obligations or the Specified Derivatives Obligations.  To the extent that any Loan Party makes a payment or payments to the Administrative Agent, the Issuing Bank, any Lender and/or any Specified Derivatives Provider, or the Administrative Agent, the Issuing Bank, any Lender and/or any Specified Derivatives Provider enforce their security interests or exercise their rights of setoff, and such payment or payments or the proceeds of such enforcement or setoff or any part thereof are subsequently invalidated, declared to be fraudulent or preferential, set aside and/or required to be repaid to a trustee, receiver or any other party under any bankruptcy law, state or federal law, common law or equitable cause, then to the extent of such recovery, the Obligations or Specified Derivatives Obligations, or part thereof originally intended to be satisfied, and all Liens, rights and remedies therefor, shall be revived and continued in full force and effect as if such payment had not been made or such enforcement or setoff had not occurred.


 




  





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Section 11.5         Allocation of Proceeds.


 


If an Event of Default exists, all payments received by the Administrative Agent under any of the Loan Documents, in respect of any principal of or interest on the Obligations or any other amounts payable by the Borrowers hereunder or thereunder, shall be applied in the following order and priority:


 


(a)           amounts due to the Administrative Agent, the Issuing Bank and the Lenders in respect of expenses due under Section 13.2 until paid in full, and then Fees;


 


(b)           amounts due to the Administrative Agent and the Lenders in respect of Protective Advances;


 


(c)           payments of interest on all other Loans and Reimbursement Obligations to be applied for the ratable benefit of the Lenders and the Issuing Bank;


 


(d)           payments of principal of all other Loans, Reimbursement Obligations and other Letter of Credit Liabilities and payments of the Derivatives Termination Value in respect of any and all Specified Derivatives Contracts, to be applied for the ratable benefit of the Lenders and the Issuing Bank or Specified Derivatives Providers, as the case may be, in such order and priority as the Lenders and the Issuing Bank or Specified Derivatives Providers, as the case may be, may determine in their sole discretion; provided, however, to the extent that any amounts available for distribution pursuant to this subsection are attributable to the issued but undrawn amount of an outstanding Letter of Credit, such amounts shall be paid to the Administrative Agent for deposit into the Letter of Credit Collateral Account;


 


(e)           amounts due to the Administrative Agent and the Lenders pursuant to Sections 12.8 and 13.10;


 


(f)           payments of all other Obligations and other amounts due under any of the Loan Documents and Specified Derivatives Contracts, if any, to be applied for the ratable benefit of the Lenders and the applicable Specified Derivatives Providers; and


 


(g)           any amount remaining after application as provided above, shall be paid to the Borrowers or whomever else may be legally entitled thereto.


 




  





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Section 11.6          Letter of Credit Collateral Account.


 


(a)           As collateral security for the prompt payment in full when due of all Letter of Credit Liabilities and the other Obligations, the Borrowers hereby pledge and grant to the Administrative Agent, for the ratable benefit of the Administrative Agent, the Issuing Bank and the Lenders as provided herein, a security interest in all of its right, title and interest in and to the Letter of Credit Collateral Account and the balances from time to time in the Letter of Credit Collateral Account (including the investments and reinvestments therein provided for below).  The balances from time to time in the Letter of Credit Collateral Account shall not constitute payment of any Letter of Credit Liabilities until applied by the Issuing Bank or Administrative Agent, as applicable, as provided herein.  Anything in this Agreement to the contrary notwithstanding, funds held in the Letter of Credit Collateral Account shall be subject to withdrawal only as provided in this Section.


 


(b)           Amounts on deposit in the Letter of Credit Collateral Account shall be invested and reinvested by the Administrative Agent in such Cash Equivalents as the Administrative Agent shall determine in its sole discretion.  All such investments and reinvestments shall be held in the name of and be under the sole dominion and control of the Administrative Agent for the ratable benefit of the Administrative Agent, the Issuing Bank and the Lenders; provided, that all earnings on such investments will be credited to and retained in the Letter of Credit Collateral Account.  The Administrative Agent shall exercise reasonable care in the custody and preservation of any funds held in the Letter of Credit Collateral Account and shall be deemed to have exercised such care if such funds are accorded treatment substantially equivalent to that which the Administrative Agent accords other funds deposited with the Administrative Agent, it being understood that the Administrative Agent shall not have any responsibility for taking any necessary steps to preserve rights against any parties with respect to any funds held in the Letter of Credit Collateral Account.


 


(c)           If a drawing pursuant to any Letter of Credit occurs on or prior to the expiration date of such Letter of Credit, the Borrowers and the Lenders authorize the Administrative Agent to use the monies deposited in the Letter of Credit Collateral Account to reimburse the Issuing Bank for the payment made by the Issuing Bank to the beneficiary with respect to such drawing or the payee with respect to such presentment.


 


(d)           If an Event of Default exists, the Administrative Agent may (and, if instructed by the Requisite Lenders, shall) in its (or their) discretion at any time and from time to time elect to liquidate any such investments and reinvestments and apply the proceeds thereof to the Obligations in accordance with Section 11.5.


 


(e)           So long as no Default or Event of Default exists, and to the extent amounts on deposit in or credited to the Letter of Credit Collateral Account exceed the aggregate amount of the Letter of Credit Liabilities then due and owing, the Administrative Agent shall, from time to time, at the request of the Borrowers, deliver to the Borrowers within 10 Business Days after the Administrative Agent’s receipt of such request from the Borrowers, against receipt but without any recourse, warranty or representation whatsoever, such amount of the credit balances in the Letter of Credit Collateral Account as exceeds the aggregate amount of Letter of Credit Liabilities at such time.  When all of the Obligations shall have been indefeasibly paid in full and no Letters of Credit remain outstanding, the Administrative Agent shall deliver to the Borrowers, against receipt but without any recourse, warranty or representation whatsoever, the balances remaining in the Letter of Credit Collateral Account.


 


(f)           The Borrowers shall pay to the Administrative Agent from time to time such fees as the Administrative Agent normally charges for similar services in connection with the Administrative Agent’s administration of the Letter of Credit Collateral Account and investments and reinvestments of funds therein.


 




  





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Section 11.7         Rescission of Acceleration by Requisite Lenders.


 


If at any time after acceleration of the maturity of the Loans and the other Obligations, the Borrowers shall pay all arrears of interest and all payments on account of principal of the Obligations which shall have become due otherwise than by acceleration (with interest on principal and, to the extent permitted by Applicable Law, on overdue interest, at the rates specified in this Agreement) and all Events of Default and Defaults (other than nonpayment of principal of and accrued interest on the Obligations due and payable solely by virtue of acceleration) shall become remedied or waived to the satisfaction of the Requisite Lenders, then by written notice to the Borrowers, the Requisite Lenders may elect, in the sole discretion of such Requisite Lenders, to rescind and annul the acceleration and its consequences.  The provisions of the preceding sentence are intended merely to bind all of the Lenders to a decision which may be made at the election of the Requisite Lenders, and are not intended to benefit the Borrowers and do not give the Borrowers the right to require the Lenders to rescind or annul any acceleration hereunder, even if the conditions set forth herein are satisfied.


 


Section 11.8         Performance by Administrative Agent.


 


If the Borrowers or any other Loan Party shall fail to perform any covenant, duty or agreement contained in any of the Loan Documents, the Administrative Agent may, after notice to the Borrowers, perform or attempt to perform such covenant, duty or agreement on behalf of the Borrowers or such other Loan Party after the expiration of any cure or grace periods set forth herein.  In such event, the Borrowers shall, at the request of the Administrative Agent, promptly pay any amount reasonably expended by the Administrative Agent in such performance or attempted performance to the Administrative Agent, together with interest thereon at the applicable Post-Default Rate from the date of such expenditure until paid.  Notwithstanding the foregoing, neither the Administrative Agent nor any Lender shall have any liability or responsibility whatsoever for the performance of any obligation of the Borrowers under this Agreement or any other Loan Document.


 


Section 11.9         Rights Cumulative.


 


The rights and remedies of the Administrative Agent, the Issuing Bank, the Lenders and the Specified Derivatives Providers under this Agreement, each of the other Loan Documents, the Fee Letter and Specified Derivatives Contracts shall be cumulative and not exclusive of any rights or remedies which any of them may otherwise have under Applicable Law.  In exercising their respective rights and remedies the Administrative Agent, the Issuing Bank, the Lenders and the Specified Derivatives Providers may be selective and no failure or delay by the Administrative Agent, the Issuing Bank, any of the Lenders and/or any of the Specified Derivatives Providers in exercising any right shall operate as a waiver of it, nor shall any single or partial exercise of any power or right preclude its other or further exercise or the exercise of any other power or right.


 




  





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ARTICLE XII  THE ADMINISTRATIVE AGENT


Section 12.1         Appointment and Authorization.


 


Each Lender hereby irrevocably appoints and authorizes the Administrative Agent to take such action as contractual representative on such Lender’s behalf and to exercise such powers under this Agreement and the other Loan Documents as are specifically delegated to the Administrative Agent by the terms hereof and thereof, together with such powers as are reasonably incidental thereto.  Not in limitation of the foregoing, each Lender authorizes and directs the Administrative Agent to enter into the Loan Documents for the benefit of the Lenders.  Each Lender hereby agrees that, except as otherwise set forth herein, any action taken by the Requisite Lenders in accordance with the provisions of this Agreement or the Loan Documents, and the exercise by the Requisite Lenders of the powers set forth herein or therein, together with such other powers as are reasonably incidental thereto, shall be authorized and binding upon all of the Lenders.  Nothing herein shall be construed to deem the Administrative Agent a trustee or fiduciary for any Lender or to impose on the Administrative Agent duties or obligations other than those expressly provided for herein.  Without limiting the generality of the foregoing, the use of the terms “Agent”, “Administrative Agent”, “agent” and similar terms in the Loan Documents with reference to the Administrative Agent is not intended to connote any fiduciary or other implied (or express) obligations arising under agency doctrine of any Applicable Law.  Instead, use of such terms is merely a matter of market custom, and is intended to create or reflect only an administrative relationship between independent contracting parties.  The Administrative Agent shall deliver to each Lender, promptly upon receipt thereof by the Administrative Agent, copies of each of the financial statements, certificates, notices and other documents delivered to the Administrative Agent pursuant to Article IX that the Borrowers are not otherwise required to deliver directly to the Lenders.  The Administrative Agent will furnish to any Lender, upon the request of such Lender, a copy (or, where appropriate, an original) of any document, instrument, agreement, certificate or notice furnished to the Administrative Agent by the Borrowers, any other Loan Party or any other Affiliate of the Borrowers, pursuant to this Agreement or any other Loan Document not already delivered to such Lender pursuant to the terms of this Agreement or any such other Loan Document.  As to any matters not expressly provided for by the Loan Documents (including, without limitation, enforcement or collection of any of the Obligations), the Administrative Agent shall not be required to exercise any discretion or take any action, but shall be required to act or to refrain from acting (and shall be fully protected in so acting or refraining from acting) upon the instructions of the Requisite Lenders (or all of the Lenders if explicitly required under any other provision of this Agreement), and such instructions shall be binding upon all Lenders and all holders of any of the Obligations; provided, however, that, notwithstanding anything in this Agreement to the contrary, the Administrative Agent shall not be required to take any action which exposes the Administrative Agent to personal liability or which is contrary to this Agreement or any other Loan Document or Applicable Law.  Not in limitation of the foregoing, the Administrative Agent may exercise any right or remedy it or the Lenders may have under any Loan Document upon the occurrence of a Default or an Event of Default unless the Requisite Lenders have directed the Administrative Agent otherwise.  Without limiting the foregoing, no Lender shall have any right of action whatsoever against the Administrative Agent as a result of the Administrative Agent acting or refraining from acting under this Agreement or any of the other Loan Documents in accordance with the instructions of the Requisite Lenders, or where applicable, all the Lenders.


 


Section 12.2         Wells Fargo as Lender.


 


Wells Fargo, as a Lender or as a Specified Derivatives Provider, as the case may be, shall have the same rights and powers under this Agreement and any other Loan Document and under any Specified Derivatives Contract, as the case may be, as any other Lender or Specified Derivatives Provider and may exercise the same as though it were not the Administrative Agent; and the term “Lender” or “Lenders” shall, unless otherwise expressly indicated, include Wells Fargo in each case in its individual capacity.  Wells Fargo and its Affiliates may each accept deposits from, maintain deposits or credit balances for, invest in, lend money to, act as trustee under indentures of, serve as financial advisor to, and generally engage in any kind of business with the Borrowers, any other Loan Party or any other Affiliate thereof as if it were any other bank and without any duty to account therefor to the Issuing Bank, other Lenders, or any other Specified Derivatives Providers.  Further, the Administrative Agent and any Affiliate may accept fees and other consideration from the Borrowers for services in connection with this Agreement or any Specified Derivatives Contract, or otherwise without having to account for the same to the Issuing Bank, the other Lenders or any other Specified Derivatives Providers.  The Issuing Bank and the Lenders acknowledge that, pursuant to such activities, Wells Fargo or its Affiliates may receive information regarding the Borrowers, other Loan Parties, other Subsidiaries and other Affiliates (including information that may be subject to confidentiality obligations in favor of such Person) and acknowledge that the Administrative Agent shall be under no obligation to provide such information to them.


 




  





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Section 12.3         Collateral Matters; Protective Advances.


 


(a)           Each Lender hereby authorizes the Administrative Agent, without the necessity of any notice to or further consent from any Lender, from time to time prior to an Event of Default, to take any action with respect to any Collateral or Loan Documents which may be necessary to perfect and maintain perfected the Liens upon the Collateral granted pursuant to any of the Loan Documents.


 


(b)           The Lenders hereby authorize the Administrative Agent, at its option and in its discretion, to release any Lien granted to or held by the Administrative Agent upon any Collateral (i) upon termination of the Commitments and indefeasible payment and satisfaction in full of all of the Obligations and Specified Derivatives Obligations; (ii) as expressly permitted by, but only in accordance with, the terms of the applicable Loan Document; or (iii) if approved, authorized or ratified in writing by the Requisite Lenders (or such greater number of Lenders as this Agreement or any other Loan Document may expressly provide).  Upon request by the Administrative Agent at any time, the Lenders will confirm in writing the Administrative Agent’s authority to release particular types or items of Collateral pursuant to this Section.


 


(c)           Upon any sale and transfer of Collateral which is expressly permitted pursuant to the terms of this Agreement, and upon at least five (5) Business Days’ prior written request by the Borrowers, the Administrative Agent shall (and is hereby irrevocably authorized by the Lenders to) execute such documents as may be necessary to evidence the release of the Liens granted to the Administrative Agent for its benefit and the benefit of the Lenders, the Issuing Bank and the Specified Derivatives Providers herein or pursuant hereto upon the Collateral that was sold or transferred; provided, however, that (i) the Administrative Agent shall not be required to execute any such document on terms which, in the Administrative Agent’s opinion, would expose the Administrative Agent to liability or create any obligation or entail any consequence other than the release of such Liens without recourse or warranty and (ii) such release shall not in any manner discharge, affect or impair the Obligations or Specified Derivatives Obligations or any Liens upon (or obligations of the Borrowers or any other Loan Party in respect of) all interests retained by the Borrowers or any other Loan Party, including (without limitation) the proceeds of such sale or transfer, all of which shall continue to constitute part of the Collateral.  In the event of any sale or transfer of Collateral, or any foreclosure with respect to any of the Collateral, the Administrative Agent shall be authorized to deduct all of the expenses reasonably incurred by the Administrative Agent from the proceeds of any such sale, transfer or foreclosure.


 


(d)           The Administrative Agent shall have no obligation whatsoever to the Lenders, the Issuing Bank or the Specified Derivatives Providers or to any other Person to assure that the Collateral exists or is owned by the Borrowers, any other Loan Party or any other Subsidiary or is cared for, protected or insured or that the Liens granted to the Administrative Agent herein or pursuant hereto have been properly or sufficiently or lawfully created, perfected, protected or enforced or are entitled to any particular priority, or to exercise or to continue exercising at all or in any manner or under any duty of care, disclosure or fidelity any of the rights, authorities and powers granted or available to the Administrative Agent in this Section or in any of the Loan Documents, it being understood and agreed that in respect of the Collateral, or any act, omission or event related thereto, the Administrative Agent may act in any manner it may deem appropriate, in its sole discretion, and that the Administrative Agent shall have no duty or liability whatsoever to the Lenders, except to the extent resulting from its gross negligence or willful misconduct.


 




  





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(e)           The Administrative Agent may make, and shall be reimbursed by the Lenders (in accordance with their Commitment Percentages) to the extent not reimbursed by the Borrowers for, Protective Advances during any one calendar year with respect to each Property that is Collateral up to the sum of (i) amounts expended to pay real estate taxes, assessments and governmental charges or levies imposed upon such Property; (ii) amounts expended to pay insurance premiums for policies of insurance related to such Property; and (iii) $250,000 per Property.  Protective Advances in excess of said sum during any calendar year for any Property that is Collateral shall require the consent of the Requisite Lenders.  The Borrowers agrees to pay on demand all Protective Advances.


 


(f)           By their acceptance of the benefits of the Security Documents, each Lender that is at any time itself a Specified Derivatives Provider, or having an Affiliate that is a Specified Derivatives Provider, hereby, for itself, and on behalf of any such Affiliate, in its capacity as a Specified Derivatives Provider, irrevocably appoints and authorizes the Administrative Agent as its collateral agent, to take such action as contractual representative on such Specified Derivatives Provider’s behalf and to exercise such powers under the Security Documents as are specifically delegated to the Administrative Agent by the terms of this Section 12.3, Section 12.4 and any Security Document, together with such powers as are reasonably incidental thereto; provided, that this subsection (f) shall not affect any of the terms of a Specified Derivatives Contract or restrict a Specified Derivatives Provider from taking any action permitted by a Specified Derivatives Contract.  For the avoidance of doubt, all references in this Section 12.3 to “Lender” or “Lenders” shall be deemed to include each Lender (and Affiliate thereof) in its capacity as a Specified Derivatives Provider.


 


Section 12.4      Post-Foreclosure Plans.


 


If all or any portion of the Collateral is acquired by the Administrative Agent as a result of a foreclosure or the acceptance of a deed or assignment in lieu of foreclosure, or is retained in satisfaction of all or any part of the Obligations and/or Specified Derivatives Obligations, the title to any such Collateral, or any portion thereof, shall be held in the name of the Administrative Agent or a nominee or Subsidiary of the Administrative Agent, as administrative agent, for the ratable benefit of all Lenders, the Issuing Bank and the Specified Derivatives Providers.  The Administrative Agent shall prepare a recommended course of action for such Collateral (a “Post-Foreclosure Plan”), which shall be subject to the approval of the Requisite Lenders.  In accordance with the approved Post-Foreclosure Plan, the Administrative Agent shall manage, operate, repair, administer, complete, construct, restore or otherwise deal with the Collateral acquired, and shall administer all transactions relating thereto, including, without limitation, employing a management agent, leasing agent and other agents, contractors and employees, including agents for the sale of such Collateral, and the collecting of rents and other sums from such Collateral and paying the expenses of such Collateral.  Actions taken by the Administrative Agent with respect to the Collateral, which are not specifically provided for in the approved Post-Foreclosure Plan or reasonably incidental thereto, shall require the written consent of the Requisite Lenders by way of supplement to such Post-Foreclosure Plan.  Upon demand therefor from time to time, each Lender will contribute its share (based on its Commitment Percentage) of all reasonable costs and expenses incurred by the Administrative Agent pursuant to the approved Post-Foreclosure Plan in connection with the construction, operation, management, maintenance, leasing and sale of such Collateral.  In addition, the Administrative Agent shall render or cause to be rendered to each Lender, the Issuing Bank and each Specified Derivatives Provider, on a monthly basis, an income and expense statement for such Collateral, and each Lender shall promptly contribute its Commitment Percentage of any operating loss for such Collateral, and such other expenses and operating reserves as the Administrative Agent shall deem reasonably necessary pursuant to and in accordance with the approved Post-Foreclosure Plan.  To the extent there is Net Operating Income from such Collateral, the Administrative Agent shall, in accordance with the approved Post-Foreclosure Plan, determine the amount and timing of distributions to the Lenders, the Issuing Bank and the Specified Derivatives Providers.  All such distributions shall be made to the Lenders in accordance with their respective Commitment Percentages.  The Lenders, the Issuing Bank and the Specified Derivatives Providers acknowledge and agree that if title to any Collateral is obtained by the Administrative Agent or its nominee, such Collateral will not be held as a permanent investment but will be liquidated and the proceeds of such liquidation will be distributed in accordance with Section 11.5 as soon as practicable.  The Administrative Agent shall undertake to sell such Collateral, at such price and upon such terms and conditions as the Requisite Lenders reasonably shall determine to be most advantageous to the Lenders, the Issuing Bank and the Specified Derivatives Providers.  Any purchase money mortgage or deed of trust taken in connection with the disposition of such Collateral in accordance with the immediately preceding sentence shall name the Administrative Agent, as Administrative Agent for the Lenders, as the beneficiary or mortgagee.  In such case, the Administrative Agent and the Lenders shall enter into an agreement with respect to such purchase money mortgage or deed of trust defining the rights of the Lenders in the same Commitment Percentages as provided hereunder, which agreement shall be in all material respects similar to this Article insofar as the same is appropriate or applicable.


 




  





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Section 12.5         Approvals of Lenders.


 


All communications from the Administrative Agent to any Lender requesting such Lender’s determination, consent, approval or disapproval (a) shall be given in the form of a written notice to such Lender, (b) shall be accompanied by a description of the matter or issue as to which such determination, approval, consent or disapproval is requested, or shall advise such Lender where information, if any, regarding such matter or issue may be inspected, or shall otherwise describe the matter or issue to be resolved, (c) shall include, if reasonably requested by such Lender and to the extent not previously provided to such Lender, written materials and, as appropriate, a brief summary of all oral information provided to the Administrative Agent by the Borrowers in respect of the matter or issue to be resolved, and (d) shall include the Administrative Agent’s recommended course of action or determination in respect thereof.  Unless a Lender shall give written notice to the Administrative Agent that it specifically objects to the recommendation or determination of the Administrative Agent (together with a reasonable written explanation of the reasons behind such objection) within ten (10) Business Days (or such lesser or greater period as may be specifically required under the express terms of the Loan Documents) of receipt of such communication, such Lender shall be deemed to have conclusively approved of or consented to such recommendation or determination.


 


Section 12.6         Notice of Events of Default.


 


The Administrative Agent shall not be deemed to have knowledge or notice of the occurrence of a Default or Event of Default unless the Administrative Agent has received notice from a Lender or the Borrowers referring to this Agreement, describing with reasonable specificity such Default or Event of Default and stating that such notice is a “notice of default.”  If any Lender (excluding the Lender which is also serving as the Administrative Agent) becomes aware of any Default or Event of Default, it shall promptly send to the Administrative Agent such a “notice of default”.  Further, if the Administrative Agent receives such a “notice of default,” the Administrative Agent shall give prompt notice thereof to the Lenders.


 




  





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Section 12.7         Administrative Agent’s Reliance.


 


Notwithstanding any other provisions of this Agreement or any other Loan Documents, neither the Administrative Agent nor any of its directors, officers, agents, employees or counsel shall be liable for any action taken or not taken by it under or in connection with this Agreement or any other Loan Document, except for its or their own gross negligence or willful misconduct in connection with its duties expressly set forth herein or therein as determined by a court of competent jurisdiction in a final non-appealable judgment.  Without limiting the generality of the foregoing, the Administrative Agent may consult with legal counsel (including its own counsel or counsel for the Borrowers or any other Loan Party), independent public accountants and other experts selected by it and shall not be liable for any action taken or omitted to be taken in good faith by it in accordance with the advice of such counsel, accountants or experts.  Neither the Administrative Agent nor any of its directors, officers, agents, employees or counsel:  (a) makes any warranty or representation to any Lender, the Issuing Bank or any other Person, or shall be responsible to any Lender, the Issuing Bank or any other Person for any statement, warranty or representation made or deemed made by the Borrowers, any other Loan Party or any other Person in or in connection with this Agreement or any other Loan Document; (b) shall have any duty to ascertain or to inquire as to the performance or observance of any of the terms, covenants or conditions of this Agreement or any other Loan Document or the satisfaction of any conditions precedent under this Agreement or any Loan Document on the part of the Borrowers or other Persons, or to inspect the property, books or records of the Borrowers or any other Person; (c) shall be responsible to any Lender or the Issuing Bank for the due execution, legality, validity, enforceability, genuineness, sufficiency or value of this Agreement or any other Loan Document, any other instrument or document furnished pursuant thereto or any Collateral covered thereby or the perfection or priority of any Lien in favor of the Administrative Agent on behalf of the Lenders, the Issuing Bank and the Specified Derivatives Providers in any such Collateral; (d) shall have any liability in respect of any recitals, statements, certifications, representations or warranties contained in any of the Loan Documents or any other document, instrument, agreement, certificate or statement delivered in connection therewith; and (e) shall incur any liability under or in respect of this Agreement or any other Loan Document by acting upon any notice, consent, certificate or other instrument or writing (which may be by telephone, telecopy or electronic mail) believed by it to be genuine and signed, sent or given by the proper party or parties.  The Administrative Agent may execute any of its duties under the Loan Documents by or through agents, employees or attorneys-in-fact and shall not be responsible for the negligence or misconduct of any agent or attorney-in-fact that it selects in the absence of gross negligence or willful misconduct as determined by a court of competent jurisdiction in a final non-appealable judgment.


 




  





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Section 12.8         Indemnification of Administrative Agent.


 


Each Lender agrees to indemnify the Administrative Agent (to the extent not reimbursed by the Borrowers and without limiting the obligation of the Borrowers to do so) pro rata in accordance with such Lender’s respective Commitment Percentage, from and against any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, reasonable out-of-pocket costs and expenses of any kind or nature whatsoever which may at any time be imposed on, incurred by, or asserted against the Administrative Agent (in its capacity as Administrative Agent but not as a Lender) in any way relating to or arising out of the Loan Documents, any transaction contemplated hereby or thereby or any action taken or omitted by the Administrative Agent under the Loan Documents (collectively, “Indemnifiable Amounts”); provided, however, that no Lender shall be liable for any portion of such Indemnifiable Amounts to the extent resulting from the Administrative Agent’s gross negligence or willful misconduct as determined by a court of competent jurisdiction in a final, non-appealable judgment; provided, however, that no action taken in accordance with the directions of the Requisite Lenders (or all of the Lenders, if expressly required hereunder) shall be deemed to constitute gross negligence or willful misconduct for purposes of this Section.  Without limiting the generality of the foregoing, each Lender agrees to reimburse the Administrative Agent (to the extent not reimbursed by the Borrowers and without limiting the obligation of the Borrowers to do so) promptly upon demand for its ratable share of any out-of-pocket expenses (including the reasonable fees and expenses of the counsel to the Administrative Agent) incurred by the Administrative Agent in connection with the preparation, negotiation, execution, administration, or enforcement (whether through negotiations, legal proceedings, or otherwise) of, or legal advice with respect to the rights or responsibilities of the parties under, the Loan Documents, any suit or action brought by the Administrative Agent to enforce the terms of the Loan Documents and/or collect any Obligations, any “lender liability” suit or claim brought against the Administrative Agent and/or the Lenders, and any claim or suit brought against the Administrative Agent and/or the Lenders arising under any Environmental Laws.  Such out-of-pocket expenses (including counsel fees) shall be advanced by the Lenders on the request of the Administrative Agent notwithstanding any claim or assertion that the Administrative Agent is not entitled to indemnification hereunder upon receipt of an undertaking by the Administrative Agent that the Administrative Agent will reimburse the Lenders if it is actually and finally determined by a court of competent jurisdiction that the Administrative Agent is not so entitled to indemnification.  The agreements in this Section shall survive the payment of the Loans and all other amounts payable hereunder or under the other Loan Documents and the termination of this Agreement.  If the Borrowers shall reimburse the Administrative Agent for any Indemnifiable Amount following payment by any Lender to the Administrative Agent in respect of such Indemnifiable Amount pursuant to this Section, the Administrative Agent shall share such reimbursement on a ratable basis with each Lender making any such payment.


 




  





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Section 12.9         Lender Credit Decision, Etc.


 


Each of the Lenders and the Issuing Bank expressly acknowledges and agrees that neither the Administrative Agent nor any of its officers, directors, employees, agents, counsel, attorneys-in-fact or other Affiliates has made any representations or warranties to the Issuing Bank or such Lender and that no act by the Administrative Agent hereafter taken, including any review of the affairs of the Borrowers, any other Loan Party or any other Subsidiary or Affiliate, shall be deemed to constitute any such representation or warranty by the Administrative Agent to the Issuing Bank or any Lender.  Each of the Lenders and the Issuing Bank acknowledges that it has made its own credit and legal analysis and decision to enter into this Agreement and the transactions contemplated hereby, independently and without reliance upon the Administrative Agent, any other Lender or counsel to the Administrative Agent, or any of their respective officers, directors, employees, agents or counsel, and based on the financial statements of the Borrowers, the other Loan Parties, the other Subsidiaries and other Affiliates, and inquiries of such Persons, its independent due diligence of the business and affairs of the Borrowers, the other Loan Parties, the other Subsidiaries and other Persons, its review of the Loan Documents, the legal opinions required to be delivered to it hereunder, the advice of its own counsel and such other documents and information as it has deemed appropriate.  Each of the Lenders and the Issuing Bank also acknowledges that it will, independently and without reliance upon the Administrative Agent, any other Lender or counsel to the Administrative Agent or any of their respective officers, directors, employees and agents, and based on such review, advice, documents and information as it shall deem appropriate at the time, continue to make its own decisions in taking or not taking action under the Loan Documents.  The Administrative Agent shall not be required to keep itself informed as to the performance or observance by the Borrowers or any other Loan Party of the Loan Documents or any other document referred to or provided for therein or to inspect the properties or books of, or make any other investigation of, the Borrowers, any other Loan Party or any other Subsidiary.  Except for notices, reports and other documents and information expressly required to be furnished to the Lenders and the Issuing Bank by the Administrative Agent under this Agreement or any of the other Loan Documents, the Administrative Agent shall have no duty or responsibility to provide any Lender or the Issuing Bank with any credit or other information concerning the business, operations, property, financial and other condition or creditworthiness of the Borrowers, any other Loan Party or any other Affiliate thereof which may come into possession of the Administrative Agent or any of its officers, directors, employees, agents, attorneys-in-fact or other Affiliates.  Each of the Lenders and the Issuing Bank acknowledges that the Administrative Agent’s legal counsel in connection with the transactions contemplated by this Agreement is only acting as counsel to the Administrative Agent and is not acting as counsel to any Lender or the Issuing Bank.


 




  





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Section 12.10       Successor Administrative Agent.


 


The Administrative Agent may resign at any time as Administrative Agent under the Loan Documents by giving written notice thereof to the Lenders and the Borrowers.  Upon any such resignation, the Requisite Lenders shall have the right to appoint a successor Administrative Agent which appointment shall, provided no Default or Event of Default exists, be subject to the Borrowers’ approval, which approval shall not be unreasonably withheld or delayed (except that the Borrowers shall, in all events, be deemed to have approved each Lender and any of its Affiliates as a successor Administrative Agent).  If no successor Administrative Agent shall have been so appointed in accordance with the immediately preceding sentence, and shall have accepted such appointment, within 30 days after the current Administrative Agent’s giving of notice of resignation, then the current Administrative Agent may, on behalf of the Lenders and the Issuing Bank, appoint a successor Administrative Agent, which shall be a Lender, if any Lender shall be willing to serve, and otherwise shall be an Eligible Assignee.  Upon the acceptance of any appointment as Administrative Agent hereunder by a successor Administrative Agent, such successor Administrative Agent shall thereupon succeed to and become vested with all the rights, powers, privileges and duties of the current Administrative Agent, and the current Administrative Agent shall be discharged from its duties and obligations under the Loan Documents.  Such successor Administrative Agent shall issue letters of credit in substitution for the Letters of Credit, if any, outstanding at the time of such succession or shall make other arrangements satisfactory to the current Administrative Agent, in either case, to assume effectively the obligations of the current Administrative Agent with respect to such Letters of Credit.  After any Administrative Agent’s resignation hereunder as Administrative Agent, the provisions of this Article XII shall continue to inure to its benefit as to any actions taken or omitted to be taken by it while it was Administrative Agent under the Loan Documents.  Notwithstanding anything contained herein to the contrary, the Administrative Agent may assign its rights and duties under the Loan Documents to any of its Affiliates by giving the Borrowers and each Lender prior written notice.


 




  





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Section 12.11       Titled Agents.


 


The Lead Arranger (“Titled Agent”) in each such respective capacity, assumes no responsibility or obligation hereunder, including, without limitation, for servicing, enforcement or collection of any of the Loans, nor any duties as an agent hereunder for the Lenders.  The titles given to the Titled Agent are solely honorific and imply no fiduciary responsibility on the part of the Titled Agent to the Administrative Agent, any Lender, the Issuing Bank, the Borrowers or any other Loan Party and the use of such titles does not impose on the Titled Agent any duties or obligations greater than those of any other Lender or entitle the Titled Agent to any rights other than those to which any other Lender is entitled.


 


ARTICLE XIII  MISCELLANEOUS


 


Section 13.1          Notices.


 


Unless otherwise provided herein (including without limitation as provided in Section 9.5), communications provided for hereunder shall be in writing and shall be mailed by a nationally recognized carrier, telecopied, or hand-delivered as follows:


 


If to the Borrowers:







c/o Caplease, LP


1065 Avenue of the Americas


New York, NY 10018


Attention:  General Counsel


Telecopy Number:                                (212) 217-6301


Telephone Number:                                (212) 217-6300









  





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If to the Administrative Agent:







Wells Fargo Bank, National Association


123 South Broad Street, 9th Floor


Philadelphia, PA 19109


Attn:  Robert S. Dransite


Telecopier:                      215-670-6456


Telephone:                      215-670-6438







If to the Administrative Agent under Article II:







Wells Fargo Bank, National Association


Winston-Salem Loan Center


One West Fourth Street, 3rd Floor


Winston-Salem, North Carolina  27101


 Attn: Tangula H. Graham


Telecopier:                      866-588-0565


Telephone:                      336-747-8115







If to the Issuing Bank:







Wells Fargo Bank, National Association


123 South Broad Street, 9th Floor


Philadelphia, PA 19109


Attn:  Robert S. Dransite


Telecopier:                      215-670-6456


Telephone:                      215-670-6438







If to any other Lender:







To such Lender’s address or telecopy number as set forth in the applicable Administrative Questionnaire







or, as to each party at such other address as shall be designated by such party in a written notice to the other parties delivered in compliance with this Section; provided, a Lender or the Issuing Bank shall only be required to give notice of any such other address to the Administrative Agent and the Borrowers.  All such notices and other communications shall be effective (i) if mailed, upon the first to occur of receipt or the expiration of three (3) Business Days after the deposit in the United States Postal Service mail, postage prepaid and addressed to the address of the Borrowers or the Administrative Agent, the Issuing Bank and Lenders at the addresses specified; (ii) if telecopied, when transmitted; (iii) if hand delivered or sent by overnight courier, when delivered; or (iv) if delivered in accordance with Section 9.5 to the extent applicable; provided, however, that, in the case of the immediately preceding clauses (i), (ii) and (iii), non-receipt of any communication as of the result of any change of address of which the sending party was not notified or as the result of a refusal to accept delivery shall be deemed receipt of such communication.  Notwithstanding the immediately preceding sentence, all notices or communications to the Administrative Agent, the Issuing Bank or any Lender under Article II shall be effective only when actually received.  None of the Administrative Agent, the Issuing Bank or any Lender shall incur any liability to any Loan Party (nor shall the Administrative Agent incur any liability to the Issuing Bank or the Lenders) for acting upon any telephonic notice referred to in this Agreement which the Administrative Agent, the Issuing Bank or such Lender, as the case may be, believes in good faith to have been given by a Person authorized to deliver such notice or for otherwise acting in good faith hereunder.  Failure of a Person designated to get a copy of a notice to receive such copy shall not affect the validity of notice properly given to another Person.


 




  





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Section 13.2          Expenses.


 


The Borrowers agree (a) to pay or reimburse the Administrative Agent for all of its reasonable out-of-pocket costs and expenses incurred in connection with the preparation, negotiation and execution of, and any amendment, supplement or modification to, any of the Loan Documents (including due diligence expense and reasonable travel expenses related to closing), and the consummation of the transactions contemplated hereby and thereby, including the reasonable fees and disbursements of counsel to the Administrative Agent and all costs and expenses of the Administrative Agent in connection with the use of IntraLinks, SyndTrak or other similar information transmission systems in connection with the Loan Documents and of the Administrative Agent in connection with the review of Properties for inclusion in calculations of the Borrowing Base and the Administrative Agent’s other activities under Article IV, including the cost of all Appraisals (except for Appraisals ordered under Section 4.3(e)) and the reasonable fees and disbursements of counsel to the Administrative Agent relating to all such activities, (b) to pay or reimburse the Administrative Agent, the Issuing Bank and the Lenders for all their reasonable out of pocket costs and expenses incurred in connection with the enforcement or preservation of any rights under the Loan Documents and the Fee Letter, including the reasonable fees and disbursements of their respective counsel (including the allocated fees and expenses of in-house counsel) and any payments in indemnification or otherwise payable by the Lenders to the Administrative Agent pursuant to the Loan Documents, (c) to pay, and indemnify and hold harmless the Administrative Agent, the Issuing Bank and the Lenders from, any and all recording and filing fees and any and all liabilities with respect to, or resulting from any failure to pay or delay in paying, documentary, stamp, excise and other similar taxes, if any, which may be payable or determined to be payable in connection with the execution and delivery of any of the Loan Documents, or consummation of any amendment, supplement or modification of, or any waiver or consent under or in respect of, any Loan Document and (d) to the extent not already covered by any of the preceding subsections, to pay or reimburse the reasonable out of pocket fees and disbursements of counsel to the Administrative Agent, the Issuing Bank and any Lender incurred in connection with the representation of the Administrative Agent, the Issuing Bank or such Lender in any matter relating to or arising out of any bankruptcy or other proceeding of the type described in Sections 11.1(e) or 11.1(f), including, without limitation (i) any motion for relief from any stay or similar order, (ii) the negotiation, preparation, execution and delivery of any document relating to the Obligations and (iii) the negotiation and preparation of any debtor-in-possession financing or any plan of reorganization of the Borrowers or any other Loan Party, whether proposed by the Borrowers, such Loan Party, the Lenders or any other Person, and whether such fees and expenses are incurred prior to, during or after the commencement of such proceeding or the confirmation or conclusion of any such proceeding.  If the Borrowers shall fail to pay any amounts required to be paid by it pursuant to this Section, the Administrative Agent and/or the Lenders may pay such amounts on behalf of the Borrowers and such amounts shall be deemed to be Obligations owing hereunder.


 


Section 13.3          Stamp, Intangible and Recording Taxes.


 


The Borrowers will pay any and all stamp, excise, intangible, registration, recordation and similar taxes, fees or charges and shall indemnify the Administrative Agent and each Lender against any and all liabilities with respect to or resulting from any delay in the payment or omission to pay any such taxes, fees or charges, which may be payable or determined to be payable in connection with the execution, delivery, recording, performance or enforcement of this Agreement, the Notes and any of the other Loan Documents, the amendment, supplement, modification or waiver of or consent under this Agreement, the Notes or any of the other Loan Documents or the perfection of any rights or Liens under this Agreement, the Notes or any of the other Loan Documents.


 




  





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Section 13.4          Setoff.


 


Subject to Section 3.3 and in addition to any rights now or hereafter granted under Applicable Law and not by way of limitation of any such rights, the Borrowers hereby authorize the Administrative Agent, the Issuing Bank, each Lender, each Affiliate of the Administrative Agent, the Issuing Bank or any Lender, and each Participant, at any time or from time to time while an Event of Default exists, without notice to the Borrowers or to any other Person, any such notice being hereby expressly waived, but in the case of the Issuing Bank, a Lender, an Affiliate of the Issuing Bank or a Lender, or a Participant, subject to receipt of the prior written consent of the Requisite Lenders exercised in their sole discretion, to set off and to appropriate and to apply any and all deposits (general or special, including, but not limited to, indebtedness evidenced by certificates of deposit, whether matured or unmatured) and any other indebtedness at any time held or owing by the Administrative Agent, the Issuing Bank, such Lender, any Affiliate of the Administrative Agent, the Issuing Bank or such Lender, or such Participant, to or for the credit or the account of the Borrowers against and on account of any of the Obligations, irrespective of whether or not any or all of the Loans and all other Obligations have been declared to be, or have otherwise become, due and payable as permitted by Section 11.2, and although such Obligations shall be contingent or unmatured.


 


Section 13.5          Litigation; Jurisdiction; Other Matters; Waivers.


 


(a)           EACH PARTY HERETO ACKNOWLEDGES THAT ANY DISPUTE OR CONTROVERSY BETWEEN OR AMONG THE BORROWERS, THE ADMINISTRATIVE AGENT, THE ISSUING BANK OR ANY OF THE LENDERS WOULD BE BASED ON DIFFICULT AND COMPLEX ISSUES OF LAW AND FACT AND WOULD RESULT IN DELAY AND EXPENSE TO THE PARTIES.  ACCORDINGLY, TO THE EXTENT PERMITTED BY APPLICABLE LAW, EACH OF THE LENDERS, THE ADMINISTRATIVE AGENT, THE ISSUING BANK AND EACH BORROWERS HEREBY WAIVES ITS RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING OF ANY KIND OR NATURE IN ANY COURT OR TRIBUNAL IN WHICH AN ACTION MAY BE COMMENCED BY OR AGAINST ANY PARTY HERETO ARISING OUT OF THIS AGREEMENT, ANY OTHER LOAN DOCUMENT OR THE FEE LETTER OR IN CONNECTION WITH ANY COLLATERAL OR BY REASON OF ANY OTHER SUIT, CAUSE OF ACTION OR DISPUTE WHATSOEVER BETWEEN OR AMONG THE BORROWERS, THE ADMINISTRATIVE AGENT, THE ISSUING BANK OR ANY OF THE LENDERS OF ANY KIND OR NATURE RELATING TO ANY OF THE LOAN DOCUMENTS.


 


(b)           EACH BORROWER AND EACH OTHER LOAN PARTY IRREVOCABLY AND UNCONDITIONALLY AGREES THAT IT WILL NOT COMMENCE ANY ACTION, LITIGATION OR PROCEEDING OF ANY KIND OR DESCRIPTION, WHETHER IN LAW OR EQUITY, WHETHER IN CONTRACT OR IN TORT OR OTHERWISE, AGAINST THE ADMINISTRATIVE AGENT, ANY LENDER, THE ISSUING BANK, OR ANY RELATED PARTY OF THE FOREGOING IN ANY WAY RELATING TO THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT OR THE TRANSACTIONS RELATING HERETO OR THERETO, IN ANY FORUM OTHER THAN THE COURTS OF THE STATE OF NEW YORK SITTING IN NEW YORK COUNTY, AND OF THE UNITED STATES DISTRICT COURT OF THE SOUTHERN DISTRICT OF NEW YORK, AND ANY APPELLATE COURT FROM ANY THEREOF, AND EACH OF THE PARTIES HERETO IRREVOCABLY AND UNCONDITIONALLY SUBMITS TO THE JURISDICTION OF SUCH COURTS AND AGREES THAT ALL CLAIMS IN RESPECT OF ANY SUCH ACTION, LITIGATION OR PROCEEDING MAY BE HEARD AND DETERMINED IN SUCH NEW YORK STATE COURT OR, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, IN SUCH FEDERAL COURT.  EACH OF THE PARTIES HERETO AGREES THAT A FINAL JUDGMENT IN ANY SUCH ACTION, LITIGATION 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.  NOTHING IN THIS AGREEMENT OR IN ANY OTHER LOAN DOCUMENT SHALL AFFECT ANY RIGHT THAT THE ADMINISTRATIVE AGENT, ANY LENDER OR THE ISSUING BANK MAY OTHERWISE HAVE TO BRING ANY ACTION OR PROCEEDING RELATING TO THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT AGAINST THE BORROWERS OR ANY OTHER LOAN PARTY OR ITS PROPERTIES IN THE COURTS OF ANY JURISDICTION.  EACH PARTY FURTHER WAIVES ANY OBJECTION THAT IT MAY NOW OR HEREAFTER HAVE TO THE VENUE OF ANY SUCH ACTION OR PROCEEDING IN ANY SUCH COURT OR THAT SUCH ACTION OR PROCEEDING WAS BROUGHT IN AN INCONVENIENT FORUM AND EACH AGREES NOT TO PLEAD OR CLAIM THE SAME.  THE CHOICE OF FORUM SET FORTH IN THIS SECTION SHALL NOT BE DEEMED TO PRECLUDE THE BRINGING OF ANY ACTION BY THE ADMINISTRATIVE AGENT, THE ISSUING BANK OR ANY LENDER OR THE ENFORCEMENT BY THE ADMINISTRATIVE AGENT, THE ISSUING BANK OR ANY LENDER OF ANY JUDGMENT OBTAINED IN SUCH FORUM IN ANY OTHER APPROPRIATE JURISDICTION.


 




  





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(c)           EACH BORROWER HEREBY WAIVES PERSONAL SERVICE OF THE SUMMONS AND COMPLAINT, OR OTHER PROCESS OR PAPERS ISSUED THEREIN, AND AGREES THAT SERVICE OF SUCH SUMMONS AND COMPLAINT, OR OTHER PROCESS OR PAPERS MAY BE MADE BY REGISTERED OR CERTIFIED MAIL ADDRESSED TO THE BORROWERS AT ITS ADDRESS FOR NOTICES PROVIDED FOR HEREIN.  SHOULD THE BORROWERS FAIL TO APPEAR OR ANSWER ANY SUMMONS, COMPLAINT, PROCESS OR PAPERS SO SERVED WITHIN THIRTY (30) DAYS AFTER THE MAILING THEREOF, THE BORROWERS SHALL BE DEEMED IN DEFAULT AND AN ORDER AND/OR JUDGMENT MAY BE ENTERED AGAINST IT AS DEMANDED OR PRAYED FOR IN SUCH SUMMONS, COMPLAINT, PROCESS OR PAPERS.


 


(d)           THE PROVISIONS OF THIS SECTION HAVE BEEN CONSIDERED BY EACH PARTY WITH THE ADVICE OF COUNSEL AND WITH A FULL UNDERSTANDING OF THE LEGAL CONSEQUENCES THEREOF, AND SHALL SURVIVE THE PAYMENT OF THE LOANS AND ALL OTHER AMOUNTS PAYABLE HEREUNDER OR UNDER THE OTHER LOAN DOCUMENTS, THE TERMINATION OR EXPIRATION OF ALL LETTERS OF CREDIT AND THE TERMINATION OF THIS AGREEMENT.


 


Section 13.6          Successors and Assigns.


 


(a)           Successors and Assigns Generally.  The provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns permitted hereby, except that neither the Borrowers nor any other Loan Party may assign or otherwise transfer any of its rights or obligations hereunder without the prior written consent of the Administrative Agent and each Lender and no Lender may assign or otherwise transfer any of its rights or obligations hereunder except (i) to an Eligible Assignee in accordance with the provisions of the immediately following subsection (b), (ii) by way of participation in accordance with the provisions of the immediately following subsection (d) or (iii) by way of pledge or assignment of a security interest subject to the restrictions of the immediately following subsection (f) (and, subject to the last sentence of the immediately following subsection (b), any other attempted assignment or transfer by any party hereto shall be null and void).  Nothing in this Agreement, expressed or implied, shall be construed to confer upon any Person (other than the parties hereto, their respective successors and assigns permitted hereby, Participants to the extent provided in the immediately following subsection (d) and, to the extent expressly contemplated hereby, the Related Parties of the Administrative Agent and the Lenders) any legal or equitable right, remedy or claim under or by reason of this Agreement.


 




  





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(b)           Assignments by Lenders.  Any Lender may at any time assign to one or more Eligible Assignees all or a portion of its rights and obligations under this Agreement (including all or a portion of its Commitment and the Loans at the time owing to it); provided that any such assignment shall be subject to the following conditions:


 


(i)           Minimum Amounts.


 


(A)           in the case of an assignment of the entire remaining amount of an  assigning Revolving Lender’s Revolving Commitment and the Loans at the time owing to it, or in the case of an assignment to a Lender, an Affiliate of a Lender or an Approved Fund, no minimum amount need be assigned; and


 


(B)           in any case not described in the immediately preceding subsection (A), the aggregate amount of the Revolving Commitment (which for this purpose includes Loans outstanding thereunder) or, if the applicable Revolving Commitment is not then in effect, the principal outstanding balance of the Loans of the assigning Lender subject to each such assignment (determined as of the date the Assignment and Assumption with respect to such assignment is delivered to the Administrative Agent or, if “Trade Date” is specified in the Assignment and Assumption, as of the Trade Date) shall not be less than $5,000,000 in the case of any assignment of a Revolving Commitment, unless each of the Administrative Agent and, so long as no Default or Event of Default shall exist, the Borrowers otherwise consent (each such consent not to be unreasonably withheld or delayed); provided, however, that if, after giving effect to such assignment, the amount of the Commitment held by such assigning Lender or the outstanding principal balance of the Loans of such assigning Lender would be less than $5,000,000 in the case of a Commitment or Revolving Loans, then such assigning Lender shall assign the entire amount of its Commitment and the Loans at the time owing to it.


 


(ii)           Proportionate Amounts.  Each partial assignment shall be made as an assignment of a proportionate part of all the assigning Lender’s rights and obligations under this Agreement with respect to the Loan or the Revolving Commitment assigned.


 


(iii)           Required Consents.  No consent shall be required for any assignment except to the extent required by clause (i)(B) of this subsection (b) and, in addition:


 


(A)           the consent of the Borrowers (such consent not to be unreasonably withheld or delayed) shall be required unless (x) a Default or Event of Default shall exist at the time of such assignment or (y) such assignment is to a Lender, an Affiliate of a Lender or an Approved Fund; provided that the Borrowers shall be deemed to have consented to any such assignment unless it shall object thereto by written notice to the Administrative Agent within five (5) Business Days after having received notice thereof; and


 


(B)           the consent of the Administrative Agent (such consent not to be unreasonably withheld or delayed) shall be required for assignments in respect of a Revolving Commitment if such assignment is to a Person that is not already a Lender with a Commitment, an Affiliate of such a Lender or an Approved Fund with respect to such a Lender.


 




  





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(iv)           Assignment and Assumption; Notes.  The parties to each assignment shall execute and deliver to the Administrative Agent an Assignment and Assumption, together with a processing and recordation fee of $4,500 ($7,500 if such Lender is a Defaulting Lender at such time) for each assignment, and the assignee, if it is not a Lender, shall deliver to the Administrative Agent an Administrative Questionnaire.  If requested by the transferor Lender or the Assignee, upon the consummation of any assignment, the transferor Lender, the Administrative Agent and the Borrowers shall make appropriate arrangements so that new Notes are issued to the Assignee and such transferor Lender, as appropriate.


 


(v)           No Assignment to Borrowers.  No such assignment shall be made to the Borrowers or any of the Borrowers’ Affiliates, any other Loan Parties, or any of their respective Subsidiaries.


 


(vi)           No Assignment to Natural Persons.  No such assignment shall be made to a natural person.


 


(vii)           Assignments by Specified Derivatives Provider.  If the assigning Lender (or its Affiliate) is a Specified Derivatives Provider and if after giving effect to such assignment such Lender will hold no further Loans or Revolving Commitments under this Agreement, such Lender shall undertake such assignment only contemporaneously with an assignment by such Lender (or its Affiliate, as the case may be) of all of its Specified Derivatives Contracts to the Assignee or another Lender (or Affiliate thereof).


 


(viii)           Amendments to Schedule 1.1.  The Administrative Agent may unilaterally amend Schedule 1.1 attached hereto to reflect any assignment effected hereunder.


 


Subject to acceptance and recording thereof by the Administrative Agent pursuant to the immediately following subsection (c), from and after the effective date specified in each Assignment and Assumption, the assignee thereunder shall be a party to this Agreement and, to the extent of the interest assigned by such Assignment and Assumption, have the rights and obligations of a Lender under this Agreement, and the assigning Lender thereunder shall, to the extent of the interest assigned by such Assignment and Assumption, be released from its obligations under this Agreement (and, in the case of an Assignment and Assumption covering all of the assigning Lender’s rights and obligations under this Agreement, such Lender shall cease to be a party hereto) but shall continue to be entitled to the benefits of Sections 5.4, 13.2 and 13.10 and the other provisions of this Agreement and the other Loan Documents as provided in Section 13.11 with respect to facts and circumstances occurring prior to the effective date of such assignment.  Any assignment or transfer by a Lender of rights or obligations under this Agreement that does not comply with this paragraph shall be treated for purposes of this Agreement as a sale by such Lender of a participation in such rights and obligations in accordance with the immediately following subsection (d).


 


(c)           Register.  The Administrative Agent, acting solely for this purpose as an agent of the Borrowers, shall maintain at the Principal Office a copy of each Assignment and Assumption delivered to it and a register for the recordation of the names and addresses of the Lenders, and the Commitments of, and principal amounts of the Loans owing to, each Lender pursuant to the terms hereof from time to time (the “Register”).  The entries in the Register shall be conclusive, and the Borrowers, the Administrative Agent and the Lenders may treat each Person whose name is recorded in the Register pursuant to the terms hereof as a Lender hereunder for all purposes of this Agreement, notwithstanding notice to the contrary.  The Register shall be available for inspection by the Borrowers and any Lender, at any reasonable time and from time to time upon reasonable prior notice.


 




  





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(d)           Participations.  Any Lender may at any time, without the consent of, or notice to, the Borrowers or the Administrative Agent, sell participations to any Person (other than a natural person or the Borrowers or any of the Borrowers’ Affiliates or Subsidiaries) (each, a “Participant”) in all or a portion of such Lender’s rights and/or obligations under this Agreement (including all or a portion of its Commitment and/or the Loans owing to it); provided that (i) such Lender’s obligations under this Agreement shall remain unchanged, (ii) such Lender shall remain solely responsible to the other parties hereto for the performance of such obligations and (iii) the Borrowers, the Administrative Agent and the Lenders shall continue to deal solely and directly with such Lender in connection with such Lender’s rights and obligations under this Agreement.  Any agreement or instrument pursuant to which a Lender sells such a participation shall provide that such Lender shall retain the sole right to enforce this Agreement and to approve any amendment, modification or waiver of any  provision of this Agreement; provided that such agreement or instrument may provide that such Lender will not, without the consent of the Participant, agree to (w) increase such Lender’s Commitment, (x) extend the date fixed for the payment of principal on the Loans or portions thereof owing to such Lender, (y) reduce the rate at which interest is payable thereon or (z) release any Guarantor from its Obligations under the Guaranty.  Subject to the immediately following subsection (e), the Borrowers agree that each Participant shall be entitled to the benefits of Sections 3.10, 5.1, 5.4 to the same extent as if it were a Lender and had acquired its interest by assignment pursuant to paragraph (b) of this Section.  To the extent permitted by Applicable Law, each Participant also shall be entitled to the benefits of Section 13.4 as though it were a Lender, provided such Participant agrees to be subject to Section 3.3 as though it were a Lender.


 


(e)           Limitations upon Participant Rights.  A Participant shall not be entitled to receive any greater payment under Sections 3.10 and 5.1 than the applicable Lender would have been entitled to receive with respect to the participation sold to such Participant, unless the sale of the participation to such Participant is made with the Borrowers’ prior written consent.  A Participant that would be a Foreign Lender if it were a Lender shall not be entitled to the benefits of Section 3.10 unless the Borrowers are notified of the participation sold to such Participant and such Participant agrees, for the benefit of the Borrowers and the Administrative Agent, to comply with Section 3.10.(c) as though it were a Lender.


 


(f)           Certain Pledges.  Any Lender may at any time pledge or assign a security interest in all or any portion of its rights under this Agreement to secure obligations of such Lender, including any pledge or assignment to secure obligations to a Federal Reserve Bank; provided that no such pledge or assignment shall release such Lender from any of its obligations hereunder or substitute any such pledgee or assignee for such Lender as a party hereto.


 


(g)           No Registration.  Each Lender agrees that, without the prior written consent of the Borrowers and the Administrative Agent, it will not make any assignment hereunder in any manner or under any circumstances that would require registration or qualification of, or filings in respect of, any Loan or Note under the Securities Act or any other securities laws of the United States of America or of any other jurisdiction.


 


Section 13.7          Amendments and Waivers.


 


(a)           Generally.  Except as otherwise expressly provided in this Agreement, (i) any consent or approval required or permitted by this Agreement or any other Loan Document to be given by the Lenders may be given, (ii) any term of this Agreement or of any other Loan Document (other than any Fee Letter) may be amended, (iii) the performance or observance by the Borrowers, any other Loan Party or any other Subsidiary of any terms of this Agreement or such other Loan Document (other than any Fee Letter) may be waived, and (iv) the continuance of any Default or Event of Default may be waived (either generally or in a particular instance and either retroactively or prospectively) with, but only with, the written consent of the Requisite Lenders (or the Administrative Agent at the written direction of the Requisite Lenders), and, in the case of an amendment to any Loan Document, the written consent of each Loan Party which is party thereto.  Subject to the immediately following subsection (b), any term of this Agreement or of any other Loan Document relating to the rights or obligations of the Revolving Lenders, and not any other Lenders, may be amended, and the performance or observance by the Borrowers or any other Loan Party or any Subsidiary of any such terms may be waived (either generally or in a particular instance and either retroactively or prospectively) with, and only with, the written consent of the Requisite Lenders (and, in the case of an amendment to any Loan Document, the written consent of each Loan Party a party thereto).


 




  





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(b)           Consent of Lenders Directly Affected.  In addition to the foregoing requirements, no amendment, waiver or consent shall, unless in writing, and signed by each of the Lenders directly and adversely affected thereby (or the Administrative Agent at the written direction of such Lenders), do any of the following:


 


(i)           increase the Commitments of the Lenders (excluding any increase as a result of an assignment of Commitments permitted under Section 13.6) or subject the Lenders to any additional obligations;


 


(ii)          reduce the principal of, or interest that has accrued or the rates of interest that will be charged on the outstanding principal amount of, any Loans or other Obligations;


 


(iii)         reduce the amount of any Fees payable to the Lenders hereunder, other than Fees payable under any Fee Letter;


 


(iv)         modify the definition of “Maturity Date” (except in accordance with Section 2.14), otherwise postpone any date fixed for any payment of principal of, or interest on, any Loans or for the payment of Fees or any other Obligations, or extend the expiration date of any Letter of Credit beyond the Maturity Date;


 


(v)          modify the definition of “Commitment Percentage” or amend of otherwise modify the provisions of Section 3.2;


 


(vi)         amend this Section or amend the definitions of the terms used in this Agreement or the other Loan Documents insofar as such definitions affect the substance of this Section;


 


(vii)        modify the definition of the term “Requisite Lenders” or modify in any other manner the number or percentage of the Lenders required to make any determinations or waive any rights hereunder or to modify any provision hereof; or


 


(viii)       release any Guarantor from its obligations under the Guaranty;


 


(ix)          release any Borrower from its obligations under the Loan Documents except as contemplated by Section 8.14(b);


 


(x)           waive a Default or Event of Default under Section 11.1(a), except as provided in Section 11.7; or


 


(xi)          amend, or waive the Borrower’s compliance with, Section 2.16.


 


Notwithstanding the foregoing, modifications to provisions requiring pro rata payments, distributions or commitment reductions or sharing of payments in connection with “amend and extend” transactions shall only require approval of the Requisite Lenders, provided, that all approving Lenders shall be treated on a pro rata basis and shall otherwise be on customary terms.


 




  





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(c)           Amendment of Administrative Agent’s Duties, Etc.  No amendment, waiver or consent unless in writing and signed by the Administrative Agent, in addition to the Lenders required hereinabove to take such action, shall affect the rights or duties of the Administrative Agent under this Agreement or any of the other Loan Documents.  Any amendment, waiver or consent relating to Section 2.4 or the obligations of the Issuing Bank under this Agreement or any other Loan Document shall, in addition to the Lenders required hereinabove to take such action, require the written consent of the Issuing Bank.  Any amendment, waiver or consent with respect to any Loan Document that (i) diminishes the rights of a Specified Derivatives Provider in a manner or to an extent dissimilar to that affecting the Lenders or (ii) increases the liabilities or obligations of a Specified Derivatives Provider shall, in addition to the Lenders required hereinabove to take such action, require the consent of the Lender that is (or having an Affiliate that is) such Specified Derivatives Provider.  No waiver shall extend to or affect any obligation not expressly waived or impair any right consequent thereon and any amendment, waiver or consent shall be effective only in the specific instance and for the specific purpose set forth therein.  No course of dealing or delay or omission on the part of the Administrative Agent or any Lender in exercising any right shall operate as a waiver thereof or otherwise be prejudicial thereto.  Any Event of Default occurring hereunder shall continue to exist until such time as such Event of Default is waived in writing in accordance with the terms of this Section, notwithstanding any attempted cure or other action by the Borrowers, any other Loan Party or any other Person subsequent to the occurrence of such Event of Default.  Except as otherwise explicitly provided for herein or in any other Loan Document, no notice to or demand upon the Borrowers shall entitle the Borrowers to other or further notice or demand in similar or other circumstances.


 


Section 13.8         Nonliability of Administrative Agent and Lenders.


 


The relationship between the Borrowers, on the one hand, and the Lenders, the Issuing Bank and the Administrative Agent, on the other hand, shall be solely that of Borrowers and lender.  None of the Administrative Agent, the Issuing Bank or any Lender shall have any fiduciary responsibilities to the Borrowers and no provision in this Agreement or in any of the other Loan Documents, and no course of dealing between or among any of the parties hereto, shall be deemed to create any fiduciary duty owing by the Administrative Agent, the Issuing Bank or any Lender to any Lender, the Borrowers, any Subsidiary or any other Loan Party.  None of the Administrative Agent, the Issuing Bank or any Lender undertakes any responsibility to the Borrowers to review or inform the Borrowers of any matter in connection with any phase of the Borrowers’ business or operations.


 




  





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Section 13.9         Confidentiality.


 


Except as otherwise provided by Applicable Law, the Administrative Agent, the Issuing Bank and each Lender shall maintain the confidentiality of all Information (as defined below) in accordance with its customary procedure for handling confidential information of this nature and in accordance with safe and sound banking practices but in any event may make disclosure:  (a) to its Affiliates and to its and its Affiliates’ respective partners, directors, officers, employees, agents, advisors and other representatives (it being understood that the Persons to whom such disclosure is made will be informed of the confidential nature of such Information and instructed to keep such Information confidential in accordance with this Section 13.9); (b) subject to an agreement containing provisions substantially the same as those of this Section, to (i) any actual or proposed Assignee, Participant or other transferee in connection with a potential transfer of any Commitment or participation therein as permitted hereunder, or (ii) any actual or prospective counterparty (or its advisors) to any swap or derivative transaction relating to the Borrowers and its obligations; (c) as required or requested by any Governmental Authority or representative thereof or pursuant to legal process or in connection with any legal proceedings, or as otherwise required by Applicable Law; (d) to the Administrative Agent’s, Issuing Bank’s or such Lender’s independent auditors and other professional advisors (provided they shall be notified of the confidential nature of the information); (e) in connection with the exercise of any remedies under any Loan Document (or any Specified Derivatives Contract) or any action or proceeding relating to any Loan Document (or any such Specified Derivatives Contract) or the enforcement of rights hereunder or thereunder; (f) to the extent such Information (i) becomes publicly available other than as a result of a breach of this Section actually known by the Administrative Agent, the Issuing Bank or such Lender to be a breach of this Section or (ii) becomes available to the Administrative Agent, the Issuing Bank, any Lender or any Affiliate of the Administrative Agent, the Issuing Bank or any Lender on a nonconfidential basis from a source other than the Borrowers or any Affiliate of the Borrowers; (g) to the extent requested by, or required to be disclosed to, any nationally recognized rating agency or regulatory or similar authority (including any self-regulatory authority, such as the National Association of Insurance Commissioners) having or purporting to have jurisdiction over it; (h) to bank trade publications, such information to consist of deal terms and other information customarily found in such publications; (i) to any other party hereto; and (j) with the consent of the Borrowers.  Notwithstanding the foregoing, the Administrative Agent, the Issuing Bank and each Lender may disclose any such confidential information, without notice to the Borrowers or any other Loan Party, to Governmental Authorities in connection with any regulatory examination of the Administrative Agent, the Issuing Bank or such Lender or in accordance with the regulatory compliance policy of the Administrative Agent, the Issuing Bank or such Lender.  As used in this Section, the term “Information” means all information received from the Borrowers, any other Loan Party, any other Subsidiary or Affiliate relating to any Loan Party or any of their respective businesses, other than any such information that is available to the Administrative Agent, any Lender or the Issuing Bank on a nonconfidential basis prior to disclosure by the Borrowers, any other Loan Party, any other Subsidiary or any Affiliate, provided that, in the case of any such information received from the Borrowers, any other Loan Party, any other Subsidiary or any Affiliate after the date hereof, such information is clearly identified at the time of delivery as confidential.  Any Person required to maintain the confidentiality of Information as provided in this Section shall be considered to have complied with its obligation to do so if such Person has exercised the same degree of care to maintain the confidentiality of such Information as such Person would accord to its own confidential information.


 


Section 13.10       Indemnification.


 


(a)           Each Borrower shall and hereby agrees to indemnify, defend and hold harmless the Administrative Agent, the Issuing Bank, the Lenders, all of the Affiliates of each of the Administrative Agent, the Issuing Bank or any of the Lenders, and their respective directors, officers, shareholders, agents, employees and counsel (each referred to herein as an “Indemnified Party”) from and against any and all of the following (collectively, the “Indemnified Costs”):  out of pocket losses, costs, claims, penalties, damages, liabilities, deficiencies, judgments or expenses of every kind and nature (including, without limitation, amounts paid in settlement, court costs and the reasonable fees and disbursements of counsel incurred in connection with any litigation, investigation, claim or proceeding or any advice rendered in connection therewith, but excluding Indemnified Costs indemnification in respect of which is specifically covered by Section 3.10 or 5.1 or expressly excluded from the coverage of such Sections) incurred by an Indemnified Party in connection with, arising out of, or by reason of, any suit, cause of action, claim, arbitration, investigation or settlement, consent decree or other proceeding (the foregoing referred to herein as an “Indemnity Proceeding”) which is in any way related directly or indirectly to:  (i) this Agreement or any other Loan Document or the transactions contemplated thereby; (ii) the making of any Loans or issuance of Letters of Credit hereunder; (iii) any actual or proposed use by the Borrowers of the proceeds of the Loans or Letters of Credit; (iv) the Administrative Agent’s, the Issuing Bank’s or any Lender’s entering into this Agreement; (v) the fact that the Administrative Agent, the Issuing Bank and the Lenders have established the credit facility evidenced hereby in favor of the Borrowers; (vi) the fact that the Administrative Agent, the Issuing Bank and the Lenders are creditors of the Borrowers and have or are alleged to have information regarding the financial condition, strategic plans or business operations of the Borrowers and the Subsidiaries; (vii) the fact that the Administrative Agent, the Issuing Bank and the Lenders are material creditors of the Borrowers and are alleged to influence directly or indirectly the business decisions or affairs of the Borrowers and the Subsidiaries or their financial condition; (viii) the exercise of any right or remedy the Administrative Agent, the Issuing Bank or the Lenders may have under this Agreement or the other Loan Documents including, but not limited to, the foreclosure upon, or seizure of, any Collateral or the exercise of any other rights of a secured party; (ix) any civil penalty or fine assessed by the OFAC against, and all costs and expenses (including counsel fees and disbursements) incurred in connection with defense thereof by, the Administrative Agent, the Issuing Bank or any Lender as a result of conduct of the Borrowers, any other Loan Party or any other Subsidiary that violates a sanction administered or enforced by the OFAC; or (x) any violation or non-compliance by the Borrowers or any Subsidiary of any Applicable Law (including any Environmental Law) including, but not limited to, any Indemnity Proceeding commenced by (A) the Internal Revenue Service or state taxing authority or (B) any Governmental Authority or other Person under any Environmental Law, including any Indemnity Proceeding commenced by a Governmental Authority or other Person seeking remedial or other action to cause the Borrowers or its Subsidiaries (or its respective properties) (or the Administrative Agent and/or the Lenders and/or the Issuing Bank as successors to the Borrowers) to be in compliance with such Environmental Laws; provided, however, that the Borrowers shall not be obligated to indemnify any Indemnified Party for any acts or omissions of such Indemnified Party in connection with matters described in this subsection to the extent arising from the gross negligence or willful misconduct of such Indemnified Party, as determined by a court of competent jurisdiction in a final, non-appealable judgment.


 




  





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(b)           The Borrowers’ indemnification obligations under this Section shall apply to all Indemnity Proceedings arising out of, or related to, the foregoing whether or not an Indemnified Party is a named party in such Indemnity Proceeding.  In this connection, this indemnification shall cover all Indemnified Costs of any Indemnified Party in connection with any deposition of any Indemnified Party or compliance with any subpoena (including any subpoena requesting the production of documents).  This indemnification shall, among other things, apply to any Indemnity Proceeding commenced by other creditors of the Borrowers or any Subsidiary, any shareholder of the Borrowers or any Subsidiary (whether such shareholder(s) are prosecuting such Indemnity Proceeding in their individual capacity or derivatively on behalf of the Borrowers), any account debtor of the Borrowers or any Subsidiary or by any Governmental Authority.


 


(c)           This indemnification shall apply to any Indemnity Proceeding arising during the pendency of any bankruptcy proceeding filed by or against the Borrowers and/or any Subsidiary.


 


(d)           All out-of-pocket fees and expenses of, and all amounts paid to third-persons by, an Indemnified Party shall be advanced by the Borrowers at the request of such Indemnified Party notwithstanding any claim or assertion by the Borrowers that such Indemnified Party is not entitled to indemnification hereunder upon receipt of an undertaking by such Indemnified Party that such Indemnified Party will reimburse the Borrowers if it is actually and finally determined by a court of competent jurisdiction that such Indemnified Party is not so entitled to indemnification hereunder.


 


(e)           An Indemnified Party may conduct its own investigation and defense of, and may formulate its own strategy with respect to, any Indemnity Proceeding covered by this Section and, as provided above, all Indemnified Costs incurred by such Indemnified Party shall be reimbursed by the Borrowers.  No action taken by legal counsel chosen by an Indemnified Party in investigating or defending against any such Indemnity Proceeding shall vitiate or in any way impair the obligations and duties of the Borrowers hereunder to indemnify and hold harmless each such Indemnified Party; provided, however, that if (i) the Borrowers are required to indemnify an Indemnified Party pursuant hereto and (ii) the Borrowers have provided evidence reasonably satisfactory to such Indemnified Party that the Borrowers has the financial wherewithal to reimburse such Indemnified Party for any amount paid by such Indemnified Party with respect to such Indemnity Proceeding, such Indemnified Party shall not settle or compromise any such Indemnity Proceeding without the prior written consent of the Borrowers (which consent shall not be unreasonably withheld or delayed).  Notwithstanding the foregoing, an Indemnified Party may settle or compromise any such Indemnity Proceeding without the prior written consent of the Borrowers where (x) no monetary relief is sought against such Indemnified Party in such Indemnity Proceeding or (y) there is an allegation of a violation of law by such Indemnified Party.


 




  





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(f)           If and to the extent that the obligations of the Borrowers under this Section are unenforceable for any reason, the Borrowers hereby agree to make the maximum contribution to the payment and satisfaction of such obligations which is permissible under Applicable Law.


 


(g)           The Borrowers’ obligations under this Section shall survive any termination of this Agreement and the other Loan Documents and the payment in full in cash of the Obligations, and are in addition to, and not in substitution of, any of the other obligations set forth in this Agreement or any other Loan Document to which it is a party.


 


References in this Section 13.10 to “Lender” or “Lenders” shall be deemed to include such Persons (and their Affiliates) in their capacity as Specified Derivatives Providers.


 


Section 13.11       Termination; Survival.


 


This Agreement shall terminate at such time as (a) all of the Commitments have been terminated, (b) all Letters of Credit have terminated or expired or been canceled, (c) none of the Lenders is obligated any longer under this Agreement to make any Loans and the Issuing Bank is no longer obligated under this Agreement to issue Letters of Credit and (d) all Obligations (other than obligations which survive as provided in the following sentence) have been paid and satisfied in full.  The indemnities to which the Administrative Agent, the Issuing Bank and the Lenders are entitled under the provisions of Sections 3.10, 5.1, 5.4, 12.8, 13.2 and 13.10 and any other provision of this Agreement and the other Loan Documents, and the provisions of Section 13.5, shall continue in full force and effect and shall protect the Administrative Agent, the Issuing Bank and the Lenders (i) notwithstanding any termination of this Agreement, or of the other Loan Documents, against events arising after such termination as well as before and (ii) at all times after any such party ceases to be a party to this Agreement with respect to all matters and events existing on or prior to the date such party ceased to be a party to this Agreement.


 


Section 13.12       Severability of Provisions.


 


If any provision of this Agreement or the other Loan Documents shall be determined by a court of competent jurisdiction to be invalid or unenforceable, that provision shall be deemed severed from the Loan Documents, and the validity, legality and enforceability of the remaining provisions shall remain in full force as though the invalid, illegal, or unenforceable provision had never been part of the Loan Documents.


 


Section 13.13       GOVERNING LAW.


 


THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS EXECUTED, AND TO BE FULLY PERFORMED, IN SUCH STATE.


 




  





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Section 13.14       Counterparts.


 


To facilitate execution, this Agreement and any amendments, waivers, consents or supplements may be executed in any number of counterparts as may be convenient or required (which may be effectively delivered by facsimile, in portable document format (“PDF”) or other similar electronic means).  It shall not be necessary that the signature of, or on behalf of, each party, or that the signature of all persons required to bind any party, appear on each counterpart.  All counterparts shall collectively constitute a single document.  It shall not be necessary in making proof of this document to produce or account for more than a single counterpart containing the respective signatures of, or on behalf of, each of the parties hereto.


 


Section 13.15       Obligations with Respect to Loan Parties.


 


The obligations of the Borrowers to direct or prohibit the taking of certain actions by the other Loan Parties as specified herein shall be absolute and not subject to any defense the Borrowers may have that the Borrowers does not control such Loan Parties.


 


Section 13.16       Independence of Covenants.


 


All covenants hereunder shall be given in any jurisdiction independent effect so that if a particular action or condition is not permitted by any of such covenants, the fact that it would be permitted by an exception to, or be otherwise within the limitations of, another covenant shall not avoid the occurrence of a Default or an Event of Default if such action is taken or condition exists.


 


Section 13.17       Limitation of Liability.


 


None of the Administrative Agent, the Issuing Bank or any Lender, or any Affiliate, officer, director, employee, attorney, or agent of the Administrative Agent, the Issuing Bank or any Lender shall have any liability with respect to, and the Borrowers hereby waives, releases, and agrees not to sue any of them upon, any claim for any special, indirect, incidental, or consequential damages suffered or incurred by the Borrowers in connection with, arising out of, or in any way related to, this Agreement, any of the other Loan Documents or the Fee Letter, or any of the transactions contemplated by this Agreement or any of the other Loan Documents.  The Borrowers hereby waives, releases, and agrees not to sue the Administrative Agent, the Issuing Bank or any Lender or any of the Administrative Agent’s, the Issuing Bank’s or any Lender’s Affiliates, officers, directors, employees, attorneys, or agents for punitive damages in respect of any claim in connection with, arising out of, or in any way related to, this Agreement, any of the other Loan Documents, the Fee Letter, or any of the transactions contemplated by this Agreement or financed hereby.


 


Section 13.18       Entire Agreement.


 


This Agreement, the Notes, the other Loan Documents and the Fee Letter embody the final, entire agreement among the parties hereto and supersede any and all prior commitments, agreements, representations, and understandings, whether written or oral, relating to the subject matter hereof and thereof and may not be contradicted or varied by evidence of prior, contemporaneous, or subsequent oral agreements or discussions of the parties hereto.  There are no oral agreements among the parties hereto.


 




  





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Section 13.19       Construction.


 


The Administrative Agent, the Issuing Bank, the Borrowers and each Lender acknowledge that each of them has had the benefit of legal counsel of its own choice and has been afforded an opportunity to review this Agreement and the other Loan Documents with its legal counsel and that this Agreement and the other Loan Documents shall be construed as if jointly drafted by the Administrative Agent, the Issuing Bank, the Borrowers and each Lender.


 


Section 13.20       Headings.


 


The paragraph and section headings in this Agreement are provided for convenience of reference only and shall not affect its construction or interpretation.


 


Section 13.21       Joint Borrower Provisions.


 


Each Borrower acknowledges and agrees that it shall be jointly and severally liable for the Loan and all other Obligations arising under this Agreement and/or any of the other Loan Documents.  In furtherance thereof, each Borrower acknowledges and agrees as follows:


 


(a)           For the purpose of implementing the joint borrower provisions of the Loan Documents, each Borrower hereby irrevocably appoints each other Borrower as its agent and attorney-in-fact for all purposes of the Loan Documents, including the giving and receiving of notices and other communications.


 


(b)           To induce Lenders to make the Loan, and in consideration thereof, each Borrower hereby agrees to indemnify Administrative Agent, Lenders and the other Indemnified Parties against, and hold Administrative Agent, Lenders and the other Indemnified Parties harmless from, any and all out of pocket liabilities, expenses, losses, damages and/or claims of damage or injury asserted against Administrative Agent and/or Lenders by any Borrower or by any other Person arising from or incurred by reason of reliance by Administrative Agent and/or Lenders on any requests or instructions from any Borrower.


 


(c)           Each Borrower acknowledges that the liens and security interests created or granted herein and by the other Loan Documents will secure the Obligations of each Borrower under the Loan Documents and, in full recognition of that fact, each Borrower consents and agrees that the Administrative Agent and/or Lenders may, at any time and from time to time, without notice or demand, and without affecting the enforceability or security hereof or of any other Loan Document:


 


(i)           agree with any Borrower to supplement, modify, amend, extend, renew, accelerate, or otherwise change the time for payment or the terms of the Obligations or any part thereof, including any increase or decrease of the rate(s) of interest thereon;


 


(ii)          agree with any Borrower to supplement, modify, amend or waive, or enter into or give any agreement, approval or consent with respect to, the Obligations or any part thereof or any of the Loan Documents or any additional security or guaranties, or any condition, covenant, default, remedy, right, representation or term thereof or thereunder;


 


(iii)         accept new or additional instruments, documents or agreements in exchange for or relative to any of the Loan Documents or the Obligations or any part thereof;


 


(iv)         accept partial payments on the Obligations;


 


(v)          receive and hold additional security or guaranties for the Obligations or any part thereof;


 




  





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(vi)         release, reconvey, terminate, waive, abandon, subordinate, exchange, substitute, transfer and enforce any security for or guaranties of the Obligations, and apply any security and direct the order or manner of sale thereof as Administrative Agent, in its sole and absolute discretion may determine;


 


(vii)        release any Person or any guarantor from any personal liability with respect to the Obligations or any part thereof; or


 


(viii)       settle, release on terms satisfactory to Administrative Agent or by operation of applicable laws or otherwise liquidate or enforce any Obligations and any security therefor or guaranty thereof in any manner, consent to the transfer of any such security and bid and purchase at any sale; and consent to the merger, change or any other restructuring or termination of the corporate existence of any Borrower or any other Person, and correspondingly restructure the obligations of such Borrower or other Person, and any such merger, change, restructuring or termination shall not affect the liability of any Borrower or the continuing existence of any lien or security interest hereunder, under any other Loan Document to which any Borrower is a party or the enforceability hereof or thereof with respect to all or any part of the Obligations.


 


(d)           Upon the occurrence of and during the continuance of any Default, Administrative Agent may enforce this Agreement and the other Loan Documents independently as to each Borrower and independently of any other remedy or security Administrative Agent and/or Lenders at any time may have or hold in connection with the Obligations, and in collecting on the Loan it shall not be necessary for Administrative Agent to marshal assets in favor of any Borrower or any other Person or to proceed upon or against and/or exhaust any other security or remedy before proceeding to enforce this Agreement and the other Loan Documents.  Each Borrower expressly waives any right to require Administrative Agent and/or Lenders, in connection with Administrative Agent’s and/or Lenders’ efforts to obtain repayment of the Loan and other Obligations, to marshal assets in favor of any Borrower or any other Person or to proceed against any other Person or any collateral provided by any other Person, and agrees that Administrative Agent and/or Lenders may proceed against any Persons and/or collateral in such order as it shall determine in its sole and absolute discretion in connection with Administrative Agent’s efforts to obtain repayment of the Loan and other Obligations.  Administrative Agent may file a separate action or actions against each Borrower to enforce the Obligations, whether action is brought or prosecuted with respect to any other security or against any other Person, or whether any other Person is joined in any such action or actions.  Each Borrower agrees that Administrative Agent, Lenders, the other Borrowers and/or any other Person may deal with the Administrative Agent and Lenders in connection with the Obligations or otherwise, or alter any contracts or agreements now or hereafter existing between any of them or between the Borrowers and/or any other Person, in any manner whatsoever, all without in any way altering or affecting the security of this Agreement or the other Loan Documents.  The rights of Administrative Agent and/or Lenders hereunder and under the other Loan Documents shall be reinstated and revived, and the enforceability of this Agreement and the other Loan Documents shall continue, with respect to any amount at any time paid on account of the Obligations which thereafter shall be required to be restored or returned by Administrative Agent and/or Lenders as a result of the bankruptcy, insolvency or reorganization of any Borrower or any other Person, or otherwise, all as though such amount had not been paid.  The enforceability of this Agreement and the other Loan Documents at all times shall remain effective even though any or all Obligations, or any other security or guaranty therefor, may be or hereafter may become invalid or otherwise unenforceable as against any Borrower or any other Person and whether or not any Borrower or any other Person shall have any personal liability with respect thereto.  Each Borrower expressly waives any and all defenses to the enforcement of its Obligations under the Loan Documents now or hereafter arising or asserted by reason of (i) any disability or other defense of any Borrower or any other Person with respect to the Obligations, (ii) the unenforceability or invalidity of any security or guaranty for the Obligations or the lack of perfection or continuing perfection or failure of priority of any security for the Obligations, (iii) the cessation for any cause whatsoever of the liability of any Borrower or any other Person (other than by reason of the full and final payment and performance of all Obligations), (iv) any failure of Administrative Agent and/or Lenders to marshal assets in favor of any of the Borrowers or any other Person, (v) any failure of Administrative Agent and/or Lenders to give notice of sale or other disposition of any Collateral for the Obligations to any Borrower or to any other Person or any defect in any notice that may be given in connection with any such sale or disposition, (vi) any failure of Administrative Agent and/or Lenders to comply in any non-material respect with applicable laws in connection with the sale or other disposition of any Collateral or other security for any Obligation, (vii) any act or omission of Administrative Agent and/or Lenders or others that directly or indirectly results in or aids the discharge or release of any Borrower or of any other Person or of any of the Obligations or any other security or guaranty therefor by operation of law or otherwise, (viii) any law which provides that the obligation of a surety or guarantor must neither be larger in amount nor in other respects more burdensome than that of the principal or which reduces a surety’s or guarantor’s obligation in proportion to the principal obligation, (ix) any failure of Administrative Agent and/or Lenders to file or enforce a claim in any Bankruptcy Proceeding with respect to any Person, (x) the election by Administrative Agent, in any Bankruptcy Proceeding of any Person, of the application or non-application of Section 1111(b)(2) of the United States Bankruptcy Code, (xi) any extension of credit or the grant of any lien under Section 364 of the United States Bankruptcy Code except to the extent otherwise provided in this Agreement, (xii) any use of cash collateral under Section 363 of the United States Bankruptcy Code, (xiii) any agreement or stipulation with respect to the provision of adequate protection in any Bankruptcy Proceeding of any Person, (xiv) the avoidance of any lien or security interest in favor of Administrative Agent securing the Obligations for any reason, or (xv) any Bankruptcy Proceeding commenced by or against any Person, including any discharge of, or bar or stay against collecting, all or any of the Obligations (or any interest thereon) in or as a result of any such proceeding.


 




  





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(e)           Borrowers represent and warrant to Administrative Agent and Lenders that they have established adequate means of obtaining from each other, on a continuing basis, financial and other information pertaining to their respective businesses, operations and condition (financial and otherwise) and their respective properties, and each now is and hereafter will be completely familiar with the businesses, operations and condition (financial and otherwise) of the other and their respective properties.  Each Borrower hereby expressly waives and relinquishes any duty on the part of Administrative Agent and/or Lenders to disclose to such Borrower any matter, fact or thing related to the businesses, operations or condition (financial or otherwise) of the other Borrowers or the other Borrowers’ properties, whether now known or hereafter known by Administrative Agent and/or Lenders during the life of this Agreement.  With respect to any of the Obligations, Administrative Agent and/or Lenders need not inquire into the powers of any Borrower or the officers, employees or other Persons acting or purporting to act on such Borrower’s behalf.


 


(f)           Without limiting the foregoing, or anything else contained in this Agreement, each Borrower waives all rights and defenses that it may have because the Obligations are secured by real property.  This means, among other things:


 


(i)           Administrative Agent and/or Lenders may collect on the Obligations from any Borrower without first foreclosing on any real or personal property collateral pledged by the other Borrowers; and


 


(ii)           If Administrative Agent and/or Lenders foreclose on any real property collateral pledged by any Borrower for the Obligations:  (A) the amount of the indebtedness owed by the other Borrowers may be reduced only by the price for which that collateral is sold at the foreclosure sale, even if the collateral is worth more than the sale price; and (B) Administrative Agent and Lenders may collect from any Borrower even if Administrative Agent and/or Lenders, by foreclosing on the real property collateral, has destroyed any right any Borrower may have to collect from the other Borrowers.


 




  





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(iii)           This is an unconditional and irrevocable waiver of any rights and defenses each Borrower may have because the Obligations are secured by real property.


 


Each Borrower warrants and agrees that each of the waivers and consents set forth herein is made with full knowledge of its significance and consequences, with the understanding that events giving rise to any defense waived may diminish, destroy or otherwise adversely affect rights which each otherwise may have against the other, against Administrative Agent and Lenders or others, or against any collateral.  If any of the waivers or consents herein are determined to be contrary to any applicable law or public policy, such waivers and consents shall be effective to the maximum extent permitted by law.


 


Section 13.22       Time.  Time is of the essence with respect to each provision of this Agreement.


 












[Signatures on Following Pages]


 




  





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IN WITNESS WHEREOF, the parties hereto have caused this Credit Agreement to be executed by their authorized officers all as of the day and year first above written.


 









	 	[Borrowers]	 
	 	 	 	 
	 	 	 	 
	
 

	
By: 

	/s/ Robert Blanz	 
	 	Name:	Robert Blanz	 
	 	Title:	Senior Vice President	 
	 	 	 	 







 










	 	[Parent]	 
	 	 	 	 
	 	 	 	 
	
 

	
By: 

	/s/ Robert Blanz	 
	 	Name:	Robert Blanz	 
	 	Title:	Senior Vice President	 
	 	 	 	 


































 




 









 












[Signatures Continued on Next Page]


 




  





  











  






[Signature Page to Credit Agreement]


 










	 	
WELLS FARGO BANK, NATIONAL ASSOCIATION, as 


Administrative Agent and as a Lender

	 
	 	 	 
	 	 	 
	
 

	
By: 

	/s/ David Pioch	 
	 	Name:	David Pioch	 
	 	Title:	Senior Vice President	 
	 	 	 	 









 


 


 



















[Signatures Continued on Next Page]


 









  





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[Signature Page to Credit Agreement]















	 	[LENDER]	 
	 	 	 	 
	 	 	 	 
	
 

	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 	 





 


 




  





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EXHIBIT A


 


FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT


 


THIS ASSIGNMENT AND ASSUMPTION AGREEMENT dated as of _______, 201__ (the “Agreement”) by and among _________________________ (the “Assignor”), _________________________ (the “Assignee”), CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”), and WELLS FARGO BANK, NATIONAL ASSOCIATION, as Administrative Agent (the “Administrative Agent”).


 


WHEREAS, the Assignor is a Lender under that certain Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among the Borrowers, Parent (as defined in the Credit Agreement), the financial institutions party thereto and their assignees under Section 13.6 thereof, the Administrative Agent, and the other parties thereto;


 


WHEREAS, the Assignor desires to assign to the Assignee all or a portion of the Assignor’s Revolving Commitment under the Credit Agreement, all on the terms and conditions set forth herein; and


 


WHEREAS, the [Borrowers and the] Administrative Agent consent[s] to such assignment on the terms and conditions set forth herein.


 


NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which hereby are acknowledged by the parties hereto, the parties hereto hereby agree as follows:


 


Section 1.                      Assignment.


 


(a)           Subject to the terms and conditions of this Agreement and in consideration of the payment to be made by the Assignee to the Assignor pursuant to Section 2 of this Agreement, effective as of ____________, 201__ (the “Assignment Date”) the Assignor hereby irrevocably sells, transfers and assigns to the Assignee, without recourse, a $__________ interest (such interest being the “Assigned Commitment”) in and to the Assignor’s Revolving Commitment, and all of the other rights and obligations of the Assignor under the Credit Agreement, such Assignor’s Revolving Note, and the other Loan Documents representing ______% in respect of the aggregate amount of all Lenders’ Revolving Commitments, including without limitation, a principal amount of outstanding Revolving Loans equal to $_________, all voting rights of the Assignor associated with the Assigned Commitment all rights to receive interest on such amount of Loans and all Fees with respect to the Assigned Commitment and other rights of the Assignor under the Credit Agreement and the other Loan Documents with respect to the Assigned Commitment, all as if the Assignee were an original Lender under and signatory to the Credit Agreement having a Revolving Commitment equal to the amount of the Assigned Commitment.  The Assignee, subject to the terms and conditions hereof, hereby assumes all obligations of the Assignor with respect to the Assigned Commitment as if the Assignee were an original Lender under and signatory to the Credit Agreement having a Revolving Commitment equal to the Assigned Commitment, which obligations shall include, but shall not be limited to, the obligation of the Assignor to make Revolving Loans to the Borrowers with respect to the Assigned Commitment and the obligation to indemnify the Administrative Agent as provided in the Credit Agreement (the foregoing obligations, together with all other similar obligations more particularly set forth in the Credit Agreement and the other Loan Documents, shall be referred to hereinafter, collectively, as the “Assigned Obligations”).  The Assignor shall have no further duties or obligations with respect to, and shall have no further interest in, the Assigned Obligations or the Assigned Commitment from and after the Assignment Date.


 




  





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(b)           The assignment by the Assignor to the Assignee hereunder is without recourse to the Assignor.  The Assignee makes and confirms to the Administrative Agent, the Assignor, and the other Lenders all of the representations, warranties and covenants of a Lender under Article XII of the Credit Agreement.  Not in limitation of the foregoing, the Assignee acknowledges and agrees that, except as set forth in Section 4 below, the Assignor is making no representations or warranties with respect to, and the Assignee hereby releases and discharges the Assignor for any responsibility or liability for:  (i) the present or future solvency or financial condition of any Borrower, any other Loan Party or any other Subsidiary, (ii) any representations, warranties, statements or information made or furnished by any Borrower, any other Loan Party or any other Subsidiary in connection with the Credit Agreement or otherwise, (iii) the validity, efficacy, sufficiency, or enforceability of the Credit Agreement, any Loan Document or any other document or instrument executed in connection therewith, or the collectibility of the Assigned Obligations, (iv) the perfection, priority or validity of any Lien with respect to any collateral at any time securing the Obligations or the Assigned Obligations under the Notes or the Credit Agreement and (v) the performance or failure to perform by any Borrower or any other Loan Party of any obligation under the Credit Agreement or any other Loan Document or any document or instrument executed in connection therewith.  Further, the Assignee acknowledges that it has, independently and without reliance upon the Administrative Agent or any affiliate of subsidiary thereof, any other Lender or counsel to the Administrative Agent or any of their respective officers, directors, employees and agents and based on the financial statements supplied by the Borrowers and such other documents and information as it has deemed appropriate, made its own credit analysis and decision to become a Lender under the Credit Agreement.  The Assignee also acknowledges that it will, independently and without reliance upon the Administrative Agent or any other Lender and based on such documents and information as it shall deem appropriate at the time, continue to make its own credit decisions in taking or not taking action under the Credit Agreement or any Note or pursuant to any other obligation.  The Administrative Agent shall have no duty or responsibility whatsoever, either initially or on a continuing basis, to provide the Assignee with any credit or other information with respect to the Borrowers, any other Loan Party or any other Subsidiary or to notify the undersigned of any Default or Event of Default except as expressly provided in the Credit Agreement.  The Assignee has not relied on the Administrative Agent as to any legal or factual matter in connection therewith or in connection with the transactions contemplated thereunder.


 


Section 2.  Payment by Assignee.  In consideration of the assignment made pursuant to Section 1 of this Agreement, the Assignee agrees to pay to the Assignor on the Assignment Date, an amount equal to $_________ representing the aggregate principal amount outstanding of the Revolving Loans owing to the Assignor under the Credit Agreement and the other Loan Documents being assigned hereby.


 


Section 3.  Payments by Assignor.  The Assignor agrees to pay to the Administrative Agent on the Assignment Date the administrative fee payable under Section 13.6(b)(iv) of the Credit Agreement.


 


Section 4.  Representations and Warranties of Assignor.  The Assignor hereby represents and warrants to the Assignee that (a) as of the Assignment Date (i) the Assignor is a Lender under the Credit Agreement having a Revolving Commitment under the Credit Agreement immediately prior to the Assignment Date, equal to $____________ and that the Assignor is not in default of its obligations under the Credit Agreement; and (ii) the outstanding balance of Revolving Loans owing to the Assignor (without reduction by any assignments thereof which have not yet become effective) is $____________; and (b) it is the legal and beneficial owner of the Assigned Commitment which is free and clear of any adverse claim created by the Assignor.


 




  





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Section 5.  Representations, Warranties and Agreements of Assignee.  The Assignee (a) represents and warrants that it is (i) legally authorized to enter into this Agreement; (ii) an “accredited investor” (as such term is used in Regulation D of the Securities Act) and (iii) an Eligible Assignee; (b) confirms that it has received a copy of the Credit Agreement, together with copies of the most recent financial statements delivered pursuant thereto and such other documents and information (including without limitation the Loan Documents) as it has deemed appropriate to make its own credit analysis and decision to enter into this Agreement; (c) appoints and authorizes the Administrative Agent to take such action as contractual representative on its behalf and to exercise such powers under the Loan Documents as are delegated to the Administrative Agent by the terms thereof together with such powers as are reasonably incidental thereto; (d) agrees that it will become a party to and shall be bound by the Credit Agreement and the other Loan Documents to which the other Lenders are a party on the Assignment Date and will perform in accordance therewith all of the obligations which are required to be performed by it as a Lender; and (e) is either (i) not organized under the laws of a jurisdiction outside the United States of America or (ii) has delivered to the Administrative Agent (with an additional copy for the Borrowers) such items required under Section 3.10 of the Credit Agreement.


 


Section 6.  Recording and Acknowledgment by the Administrative Agent.  Following the execution of this Agreement, the Assignor will deliver to the Administrative Agent (a) a duly executed copy of this Agreement for acknowledgment and recording by the Administrative Agent and (b) the Assignor’s Revolving Note.  The Borrowers agree to exchange such Note[s] for [a] new Note[s] as provided in Section 13.6(b) of the Credit Agreement, provided that the original note shall be destroyed by the Administrative Agent and considered null and void.  From and after the Assignment Date, the Administrative Agent shall make all payments in respect of the interest assigned hereby (including payments of principal, interest, fees and other amounts) to the Assignee.  The Assignor and Assignee shall make all appropriate adjustments in payments under the Credit Agreement for periods prior to the Assignment Date directly between themselves.


 


Section 7.  Addresses.  The Assignee specifies as its address for notices and its Lending Office for all Loans, the offices set forth below:


 



	 	 
	 	 
	 	 
	Attention:	 	 
	Telephone:	 	 
	Telecopy:	 	 
	 	 





Section 8.  Payment Instructions.  All payments to be made to the Assignee under this Agreement by the Assignor, and all payments to be made to the Assignee under the Credit Agreement, shall be made as provided in the Credit Agreement in accordance with the following instructions:




	 	 
	 	 
	 	 
	 	 	 
	 	 	 
	 	 	 
	 







  





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Section 9.  Effectiveness of Assignment.  This Agreement, and the assignment and assumption contemplated herein, shall not be effective until (a) this Agreement is executed and delivered by each of the Assignor, the Assignee, the Administrative Agent and if required by Section 13.6(b) of the Credit Agreement, the Borrowers, and (b) the payment to the Assignor of the amounts owing by the Assignee pursuant to Section 2 hereof and (c) the payment to the Administrative Agent of the amounts owing by the Assignor pursuant to Section 3 hereof, and (d) written notice from Assignor to each of the Administrative Agent, Assignee, and the Borrowers notifying each of the foregoing that of an effective date for such assignment (the “Assignment Effective Date”).  Upon acknowledgment of this Agreement by the Administrative Agent, from and after the Assignment Date, (i) the Assignee shall be a party to the Credit Agreement and, to the extent provided in this Agreement, have the rights and obligations of a Lender thereunder and (ii) the Assignor shall, to the extent provided in this Agreement, relinquish its rights (except as otherwise provided in Section 13.11 of the Credit Agreement) and be released from its obligations under the Credit Agreement; provided, however, that if the Assignor does not assign its entire interest under the Loan Documents, it shall remain a Lender entitled to all of the benefits and subject to all of the obligations thereunder with respect to its Commitment.


 


Section 10.  Governing Law.  THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS EXECUTED, AND TO BE FULLY PERFORMED, IN SUCH STATE.


 


Section 11.  Counterparts.  This Agreement may be executed in any number of counterparts each of which, when taken together, shall constitute one and the same agreement.


 


Section 12.  Headings.  Section headings have been inserted herein for convenience only and shall not be construed to be a part hereof.


 


Section 13.  Amendments; Waivers.  This Agreement may not be amended, changed, waived or modified except by a writing executed by the Assignee and the Assignor.


 


Section 14.  Entire Agreement.  This Agreement embodies the entire agreement between the Assignor and the Assignee with respect to the subject matter hereof and supersedes all other prior arrangements and understandings relating to the subject matter hereof.


 


Section 15.  Binding Effect.  This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and permitted assigns.


 


Section 16.  Definitions.  Terms not otherwise defined herein are used herein with the respective meanings given them in the Credit Agreement.


 


Section 17.  Time.  Time is of the essence with respect to each and every provision of this Agreement.


 


[Include this Section only if the Borrowers’ consent is required under Section 13.6(c) of the Credit Agreement] Section 17.  Agreements of the Borrowers.  Each Borrower hereby agrees that the Assignee shall be a Lender under the Credit Agreement having a Revolving Commitment equal to the Assigned Commitment.  Each Borrower agrees that the Assignee shall have all of the rights and remedies of a Lender under the Credit Agreement and the other Loan Documents as if the Assignee were an original Lender under and signatory to the Credit Agreement, including, but not limited to, the right of a Lender to receive payments of principal and interest with respect to the Assigned Obligations, if any, and to the Revolving Loans made by the Lenders after the date hereof and to receive the Fees payable to the Lenders as provided in the Credit Agreement.  Further, the Assignee shall be entitled to the benefit of the indemnification provisions from the Borrowers in favor of the Lenders as provided in the Credit Agreement and the other Loan Documents.  Each Borrower further agrees, upon the execution and delivery of this Agreement, to execute in favor of the Assignee a Revolving Note in an initial amount equal to the Assigned Commitment.  Further, each Borrower agrees that, upon the execution and delivery of this Agreement, the Borrowers shall owe the Assigned Obligations to the Assignee as if the Assignee were the Lender originally making such Loans and entering into such other obligations.


 


[Signatures on Following Page]


 




  





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IN WITNESS WHEREOF, the parties hereto have duly executed this Assignment and Assumption Agreement as of the date and year first written above.




	 	 	 
	 	ASSIGNOR:	 
	 	 	 
	 	[NAME OF ASSIGNOR]	 
	 	 	 	 
	 	 	 	 
	
  

	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 	 
	 	 	 	 
	 	Payment Instructions	 
	 	 	 
	 	[Bank]	 
	 	[Address]	 
	 	ABA No. :	 
	 	Account No.:	 
	 	Account Name:	 
	 	Reference:	 
	 	 	 



	 	 	 
	 	ASSIGNEE:	 
	 	 	 
	 	[NAME OF ASSIGNEE]	 
	 	 	 	 
	
  

	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 	 
	 	 	 	 
	 	Payment Instructions	 
	 	 	 
	 	[Bank]	 
	 	[Address]	 
	 	ABA No. :	 
	 	Account No.:	 
	 	Account Name:	 
	 	Reference:	 
	 	 	 







[Signatures continued on Following Page]




  





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Agreed and Consented to as of the date first written above.

	 
	 	 	 
	 	
[Include signature of the Borrower only if required under Section 13.6(b) of the Credit Agreement]

	 
	 	 	 
	 	
BORROWERS:

	 
	 	 	 
	 	
[NAME OF BORROWERS]

	 
	 	 	 
	 	 	 	 
	
 

	
By: 

	 	 
	 	 	Name:	 	 
	 	 	Title:	 	 
	 	 	 	 












 


Accepted as of the date first written above.


 


ADMINISTRATIVE AGENT:


 


WELLS FARGO BANK, NATIONAL ASSOCIATION, as Administrative Agent




	 	 	 	 	 
	
By:

	 	 	 	 
	
Name:

	 	 	 	 
	
Title:

	 	 	
 

	 







 









  





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EXHIBIT B


 


FORM OF BORROWING BASE CERTIFICATE


 


Reference is made to the Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”), Parent (as defined in the Credit Agreement), the financial institutions party thereto and their assignees under Section 13.6 thereof (the “Lenders”), Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), and the other parties thereto.  Capitalized terms used herein, and not otherwise defined herein, have their respective meanings given to them in the Credit Agreement.


 


Pursuant to Section [9.4(d)][4.1(c)][4.2][6.1(a)(ix)] of the Credit Agreement, the undersigned hereby certifies to the Lenders and the Administrative Agent that:


 


1.           With respect to each of the Properties listed on Schedule [_] attached hereto, that either:


 


(a)           such Property is owned in fee simple, estate for years or leased under a Ground Lease by a Borrower;


 


(b)           such Property is fully developed;


 


(c)           such Property is located in a State of the United States of America;


 


(d)           regardless of whether such Property is owned or leased by the Borrowers, the Borrowers have the right directly to take the following actions without the need to obtain the consent of any Person:


 


(i)           to create Liens on such Property as security for Indebtedness of the Borrowers; and


 


(ii)           to sell, transfer or otherwise dispose of such Property;


 


(d)           such Property is unencumbered by any Indebtedness (including, for avoidance of doubt, any intercompany mortgage, pledge or similar lien);


 


(e)           such Property is not subject to a Negative Pledge or similar encumbrance;


 


(f)           neither Borrowers nor Guarantor have encumbered in any manner their direct or indirect ownership interest in the Property; and


 


(g)           such Property is free of all structural defects or major architectural deficiencies, title defects (including easements), environmental conditions or other adverse matters except for defects, deficiencies, conditions or other matters individually or collectively which are not material to the profitable operation of such Property.


 




  





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2.           Schedule [_] attached hereto accurately and completely sets forth for each Borrowing Base Property as of ___________, 201___:


 


(a)           As-Is Appraised Value for such Property and/or the Kroger Portfolio Hypothetical As-Is Appraised Value, as applicable;


 


(c)           The Borrowing Base Value, which is the amount equal to (i) the Kroger Borrowing Base Value, (ii) the Michelin, Abbott and Baxter Borrowing Base Value, (iii) the Dodge and Landmark Borrowing Base Value, as applicable, or (iv) the value attributable to each additional Property added to the Borrowing Base pursuant Section 4.1(b) of the Credit Agreement, such value to be set by the Requisite Lenders or Lenders, as applicable, in their sole and absolute discretion.


 


3.           Schedule [_] attached hereto accurately and completely sets forth, in reasonable detail, the information required by the Administrative Agent and Lenders in determining the Borrowing Base and Maximum Loan Availability as of ___________, 201__, the current outstanding Loans, the Letter of Credit Liabilities and the aggregate amount of the Commitments.


 


4.           As of the date hereof (a) no Default or Event of Default exists, and (b) the representations and warranties of each Borrower and the other Loan Parties contained in the Credit Agreement and the other Loan Documents are true and correct in all material respects, except to the extent such representations or warranties specifically relate to an earlier date or such representations or warranties become untrue by reason of events or conditions otherwise permitted under the Credit Agreement or the other Loan Documents.


 


IN WITNESS WHEREOF, the undersigned has signed this Borrowing Base Certificate on and as of ___________, 201__.


 




	 	 	 	 	 
	 	 	 	 
	
 

	 	Name:	
 

	 
	
 

	 	
Title:

	
Chief Financial Officer

	 







  





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Schedule 1





 














  





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Schedule 2


 







  





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EXHIBIT C


 


FORM OF HAZARDOUS MATERIALS INDEMNITY AGREEMENT


 


(Unsecured)


 


THIS HAZARDOUS MATERIALS INDEMNITY AGREEMENT (Unsecured) (“Indemnity”) is given _____ ____, 201__ by CAPLEASE, INC., a Maryland corporation, CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (sometimes referred to herein individually as “Indemnitor” and collectively as the “Indemnitors”) to Wells Fargo Bank, National Association, as contractual representative for the Indemnified Parties (as defined below) (in such capacity, the “Administrative Agent”) for the benefit of the Indemnified Parties on the basis of the following facts and understandings:


 


A.           Pursuant to the terms of the Credit Agreement dated as of June 29, 2012, by and among the Indemnitors, the financial institutions party thereto and their assignees under Section 13.6 (the “Lenders”), the Administrative Agent and the other parties thereto (“Credit Agreement”), the Lenders are making loans (“Loans”) and other financial accommodations, and the Issuing Bank (as defined in the Credit Agreement) may issue letters of credit (“Letters of Credit”) to, or for the account of, the Borrowers (as defined in the Credit Agreement) in the aggregate principal amount of ONE HUNDRED MILLION AND NO/100THS DOLLARS ($100,000,000.00).  The Loans are evidenced by promissory notes (“Notes”) executed by the Borrowers in favor of each Lender, and are further evidenced by the documents described in the Credit Agreement as the “Loan Documents”.


 


B.           The Borrowers and/or its Subsidiaries may from time to time enter into Specified Derivatives Contracts (as defined in the Credit Agreement) with one or more Specified Derivatives Providers (as defined in the Credit Agreement).  The Specified Derivatives Providers, together with the Lenders, the Issuing Bank and the Administrative Agent are referred to herein individually as an “Indemnified Party” and collectively as “Indemnified Parties”.


 


C.           The “Obligations” and the “Specified Derivatives Obligations” (as each is defined in the Credit Agreement) are secured by, among other things, various mortgages, deeds of trust and deeds to secure debt (each a “Security Instrument” and collectively, the “Security Instruments”), executed by Borrowers in favor of the Administrative Agent as Beneficiary.  The Security Instruments encumber the real property, and any and all improvements thereon, leasehold interest and estate for years interest described on Annex I attached hereto and incorporated herein by this reference (“Property”)


 


D.           The Administrative Agent and the other Indemnifed Parties are willing to make the Loans, issue Letters of Credit and enter into Specified Derivatives Contracts only on the condition, among others, that Indemnitors defend, indemnify and hold harmless the Indemnified Parties from and against any and all claims, loss, damage, cost, expense or liability arising out of the presence or release of Hazardous Materials (as defined below) on or from the Property.


 


E.           _______________ is the _______________ of the Borrowers, and has a direct financial interest in the Property and will benefit from the Lenders making Loans to the Borrowers and the Specified Derivatives Providers entering into Specified Derivatives Contracts with the Borrowers and/or any of their Subsidiaries.


 




  





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F.           Since the presence of Hazardous Materials on or from the Property may reduce the value of the Property to an extent that is unforeseeable and indeterminable and may, in fact, cause the value of the Property to be substantially less than the claims against the Administrative Agent or any other Indemnified Party or the liabilities associated with ownership of such Property, the Administrative Agent and the other Indemnified Parties, as applicable, also are willing to make the Loans, issue the Letters of Credit and enter into Specified Derivatives Contracts only on the condition that this Indemnity be and remain an unsecured personal obligation of each Indemnitor.


 


G.           This Indemnity is not one of the “Loan Documents” as defined in the Credit Agreement.


 


NOW, THEREFORE, in consideration of Administrative Agent and the other Indemnified Parties contemporaneously herewith making the Loans, issuing Letters of Credit or entering into Specified Derivatives Contracts as requested by the Borrowers, and for other good, valuable and adequate consideration, receipt of which is hereby acknowledged, Indemnitors jointly and severally agrees as follows:


 


1.           INDEMNITY.  INDEMNITORS HEREBY AGREE TO DEFEND, INDEMNIFY AND HOLD HARMLESS THE ADMINISTRATIVE AGENT, EACH OTHER INDEMNIFIED PARTY, ANY CORPORATION CONTROLLED BY THE ADMINISTRATIVE AGENT OR ANY OTHER INDEMNIFIED PARTY, AND EACH OF THEIR RESPECTIVE DIRECTORS, OFFICERS, EMPLOYEES, AGENTS, SUCCESSORS AND ASSIGNS (INCLUDING, WITHOUT LIMITATION, ANY PARTICIPANTS IN THE LOANS (PROVIDED, HOWEVER, SUCCESSORS AND ASSIGNS SHALL NOT INCLUDE THIRD PARTY PURCHASERS OF COLLATERAL AT FORECLOSURE OR THROUGH A DEED-IN-LIEU OF FORECLOSURE) FROM AND AGAINST ANY AND ALL OUT-OF-POCKET LOSSES, DAMAGES, LIABILITIES, CLAIMS, ACTIONS, JUDGMENTS, COURT COSTS AND LEGAL OR OTHER REASONABLE EXPENSES (INCLUDING, WITHOUT LIMITATION, ATTORNEYS’ FEES AND EXPENSES) WHICH ADMINISTRATIVE AGENT OR ANY OTHER INDEMNIFIED PARTY MAY INCUR AS A DIRECT OR INDIRECT CONSEQUENCE OF: (A) THE USE, GENERATION, MANUFACTURE, STORAGE, TREATMENT, RELEASE, THREATENED RELEASE, DISCHARGE, DISPOSAL, TRANSPORTATION OR PRESENCE OF ANY HAZARDOUS MATERIALS, WHICH ARE RELEASED FROM OR FOUND IN, ON, UNDER OR ABOUT THE PROPERTY; OR (B) THE BREACH OF ANY COVENANTS (OR REPRESENTATION AND WARRANTY) OF ANY INDEMNITOR UNDER THIS INDEMNITY.  SUCH INDEMNITY SHALL INCLUDE, WITHOUT LIMITATION:  (i) THE COSTS, WHETHER FORESEEABLE OR UNFORESEEABLE, OF ANY REPAIR, REMEDIATION, RESPONSE ACTION, CLEANUP OR DETOXIFICATION OF THE PROPERTY WHICH IS REQUIRED BY ANY GOVERNMENTAL ENTITY OR IS OTHERWISE NECESSARY TO RENDER THE PROPERTY IN COMPLIANCE WITH ALL LAWS AND REGULATIONS PERTAINING TO HAZARDOUS MATERIALS; (ii) ALL OTHER DIRECT OR INDIRECT CONSEQUENTIAL DAMAGES (INCLUDING, WITHOUT LIMITATION, ANY THIRD PARTY TORT CLAIMS OR GOVERNMENTAL CLAIMS, FINES OR PENALTIES AGAINST THE ADMINISTRATIVE AGENT, ANY OTHER INDEMNIFIED PARTY, ANY CORPORATION CONTROLLED BY THE ADMINISTRATIVE AGENT OR ANY OTHER INDEMNIFIED PARTY, OR ANY OF THEIR RESPECTIVE DIRECTORS, OFFICERS, EMPLOYEES, AGENTS, SUCCESSORS OR ASSIGNS (PROVIDED, HOWEVER, SUCCESSORS AND ASSIGNS SHALL NOT INCLUDE THIRD PARTY PURCHASERS OF COLLATERAL AT FORECLOSURE OR THROUGH A DEED-IN-LIEU OF FORECLOSURE); AND (iii) ALL COURT COSTS AND REASONABLE ATTORNEYS’ FEES AND EXPENSES PAID OR INCURRED BY THE ADMINISTRATIVE AGENT OR ANY OTHER INDEMNIFIED PARTY, ANY CORPORATION CONTROLLED BY THE ADMINISTRATIVE AGENT OR ANY OTHER INDEMNIFIED PARTY, OR ANY OF THEIR RESPECTIVE DIRECTORS, OFFICERS, EMPLOYEES, AGENTS, SUCCESSORS OR ASSIGNS (PROVIDED, HOWEVER, SUCCESSORS AND ASSIGNS SHALL NOT INCLUDE THIRD PARTY PURCHASERS OF COLLATERAL AT FORECLOSURE OR THROUGH A DEED-IN-LIEU OF FORECLOSURE).


 




  





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2.           HAZARDOUS MATERIALS.


 


2.1           Representations and Warranties.  After reasonable investigation and inquiry, each Indemnitor hereby specially represents and warrants to the best of such Indemnitor’s knowledge as of the date of this Indemnity as follows:


 



	
  

	
(a)

	
Hazardous Materials.  Except as previously disclosed to the Administrative Agent and the Lenders in that certain Phase I Environmental Site Assessment dated _______________, prepared by __________________, the Property is not and has not been a site for the use, generation, manufacture, storage, treatment, release, threatened release, discharge, disposal, transportation or presence of any oil, flammable explosives, asbestos, urea formaldehyde insulation, radioactive materials, hazardous wastes, toxic or contaminated substances or similar materials, including, without limitation, any substances which are  “hazardous substances,” “hazardous wastes,” “hazardous materials,” “toxic substances,” “wastes,” “regulated substances,” “industrial solid wastes,” or “pollutants” under the Hazardous Materials Laws, as described below, and/or other applicable environmental laws, ordinances and regulations (collectively, the “Hazardous Materials”).  “Hazardous Materials” shall not include commercially reasonable amounts of such materials used in the ordinary course of operation of the Property which are used and stored in accordance with all applicable Hazardous Materials Laws.







 



	
  

	
(b)

	
Hazardous Materials Laws.  The Property is in compliance with all laws, ordinances and regulations relating to Hazardous Materials (“Hazardous Materials Laws”), including, without limitation:  the Clean Air Act, as amended, 42 U.S.C. Section 7401 et seq.; the Federal Water Pollution Control Act, as amended, 33 U.S.C. Section 1251 et seq.; the Resource Conservation and Recovery Act of 1976, as amended, 42 U.S.C. Section 6901 et seq.; the Comprehensive Environment Response, Compensation and Liability Act of 1980, as amended (including the Superfund Amendments and Reauthorization Act of 1986, “CERCLA”), 42 U.S.C. Section 9601 et seq.; the Toxic Substances Control Act, as amended, 15 U.S.C. Section 2601 et seq.; the Occupational Safety and Health Act, as amended, 29 U.S.C. Section 651, the Emergency Planning and Community Right-to-Know Act of 1986, 42 U.S.C. Section 11001 et seq.; the Mine Safety and Health Act of 1977, as amended, 30 U.S.C. Section 801 et seq.; the Safe Drinking Water Act, as amended, 42 U.S.C. Section 300f et seq.; and all comparable state and local laws, laws of other jurisdictions or orders and regulations.







 



	
  

	
(c)

	
Hazardous Materials Claims.  There are no claims or actions (“Hazardous Materials Claims”) pending or threatened against such Indemnitor or the Property by any governmental entity or agency or by any other person or entity relating to Hazardous Materials or pursuant to the Hazardous Materials Laws.







 


2.2           Hazardous Materials Covenants.  Indemnitors agree as follows:


 



	
  

	
(a)

	
No Hazardous Activities.  Indemnitors shall not cause or permit the Property to be used as a site for the use, generation, manufacture, storage, treatment, release, discharge, disposal, transportation or presence of any Hazardous Materials.







 




  





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(b)

	
Compliance.  Indemnitors shall comply and cause the Property to comply with all Hazardous Materials Laws.







 



	
  

	
(c)

	
Notices.  Indemnitors shall immediately notify the Administrative Agent in writing of:  (1) the discovery of any Hazardous Materials on, under or about, or released on or from, the Property; (2) any knowledge by any Indemnitor that the Property does not comply with any Hazardous Materials Laws; and (3) any Hazardous Materials Claims.







 



	
  

	
(d)

	
Remedial Action.  In response to the presence of any Hazardous Materials on, under or about, or released on or from, the Property, Indemnitors shall immediately take, at Indemnitors’ sole expense, all remedial action required by any Hazardous Materials Laws or any judgment, consent decree, settlement or compromise in respect to any Hazardous Materials Claims.







 


3.             TERM.  The term of the indemnity provided for herein will commence on the date hereof and continue until such time as no legal action can be successfully brought against the Administrative Agent or any other Indemnified Party due to applicable statutes of limitation.  WITHOUT IN ANY WAY LIMITING THE ABOVE, IT IS EXPRESSLY UNDERSTOOD THAT INDEMNITORS’ DUTY TO INDEMNIFY THE ADMINISTRATIVE AGENT AND EACH OTHER INDEMNIFED PARTY SHALL SURVIVE:  (a) ANY JUDICIAL OR NON-JUDICIAL FORECLOSURE UNDER THE SECURITY INSTRUMENTS, OR TRANSFER OF THE PROPERTY IN LIEU THEREOF; (b) THE RELEASE AND RECONVEYANCE OR CANCELLATION OF THE SECURITY INSTRUMENTS; AND (c) THE SATISFACTION OF ALL OF THE BORROWERS’ OBLIGATIONS UNDER THE LOAN DOCUMENTS.


 


4.             INDEPENDENT AND UNSECURED OBLIGATIONS.  Each Indemnitor acknowledges that, notwithstanding any other provision of this Indemnity or any of the Loan Documents to the contrary (including, without limitation, any non-recourse provision under the Loan Documents) the obligations of each Indemnitor under this Indemnity are unlimited personal obligations of such Indemnitor which are not secured by the Security Instruments or any other security instrument.  In this regard, the Administrative Agent’s appraisal of the value of the Property is such that the Administrative Agent is not willing to accept the consequences, if any, of inclusion of this Indemnity among the obligations secured by the Security Instruments.  Each Indemnitor acknowledges that neither the Administrative Agent nor any Lender is willing to accept such consequences and that the neither the Administrative nor any Lender would make the Loans but for the personal unsecured liability undertaken by such Indemnitor.


 


5.             SETTLEMENTS; CLAIMS; JUDGMENTS.  Indemnitors shall not, without the prior written consent of the Administrative Agent: (a) settle or compromise any action, suit, proceeding, or claim in which the Administrative Agent or any other Indemnified Party is named as a party or consent to the entry of any judgment in such a matter that does not include as an unconditional term thereof the delivery by the claimant or plaintiff to the Administrative Agent or such other Indemnified Party of a written release of the Administrative Agent or such other Indemnified Party (in form, scope and substance satisfactory to the Administrative Agent or such other Indemnified Party, in each case, in its sole discretion) from all liability in respect of such action, suit, or proceeding; or (b) settle or compromise any action, suit, proceeding, or claim in which the Administrative Agent or such other Indemnified Party is named as a party in any manner that may materially and adversely affect the Administrative Agent or such Lender, in each case, as determined by the Administrative or such other Indemnified Party in its sole discretion.


 




  





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6.             INTEREST.  Indemnitors shall pay the Administrative Agent, for its benefit and the benefit of the other Indemnified Parties, on demand, interest, at the rate applicable to the principal balance of the Loans as specified in the Credit Agreement on any costs or expenses incurred by the Administrative Agent or any other Indemnified Party in the enforcement of this Indemnity or on any sums the Administrative Agent or any other Indemnified Party is obligated to pay in respect to the matters with respect to which this Indemnity is given, from the date of the Administrative Agent’s demand.


 


7.             RIGHTS NOT EXCLUSIVE.  The rights of the Administrative Agent and the other Indemnified Parties under this Indemnity shall be in addition to any other rights and remedies of the Administrative Agent and the other Indemnified Parties against the Indemnitors under any other document or instrument now or hereafter executed by the Indemnitors, or at law or in equity (including, without limitation, any right of reimbursement or contribution pursuant to the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601 et seq., as heretofore or hereafter amended from time to time).


 


8.             RIGHTS OF INDEMNIFIED PARTIES.  Each Indemnitor authorizes the Administrative Agent and the other Indemnified Parties, without giving notice to such Indemnitor or obtaining such Indemnitor’s consent and without affecting the liability of the Indemnitors, from time to time to:  (a) to renew or extend all or any portion of any Borrower’s obligations under the Credit Agreement or any of the other Loan Documents or the Specified Derivatives Contracts; (b) to declare all sums owing to the Administrative Agent and the other Indemnified Parties under the Credit Agreement, the other Loan Documents and the Specified Derivatives Contracts due and payable in accordance with the terms of the Loan Documents or the Specified Derivatives Contracts; (c) to make nonmaterial changes in the dates specified for payments of any item payable in periodic installments under the Credit Agreement, any of the other Loan Documents or any Specified Derivatives Contracts; (d) to otherwise modify the terms of any of the Loan Documents or the Specified Derivatives Contracts; (e) take and hold security for the performance of the Borrowers’ obligations under the Credit Agreement, the other Loan Documents or the Specified Derivatives Contracts and exchange, enforce, waive and release any such security; (f) apply such security and direct the order or manner of sale thereof as the Administrative Agent in its discretion may determine; (g) release, substitute or add any one or guarantors of the Borrowers’ obligations under the Credit Agreement, the other Loan Documents or any Specified Derivatives Contracts; (h) apply payments received by the Administrative Agent from any Borrower to any obligations of the Borrowers to the Administrative Agent and the other Indemnified Parties, in such order as provided in the Credit Agreement, whether or not any such obligations are covered by this Indemnity; and (i) assign this Indemnity in whole or in part.


 




  





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9.             INDEMNITORS’ WAIVERS.  Each Indemnitor waives:  (a) any defense based upon any legal disability to enter into the Credit Agreement or any Specified Derivatives Contract or other defense of the Borrowers; (b) any defense based on any lack of authority of the officers, directors, partners or agents acting or purporting to act on behalf of any Indemnitor or any principal of any Indemnitor, or any defect in the formation of any Indemnitor or any principal of any Indemnitor; (c) any defense based upon the application of the proceeds of the Loans, Letters of Credit or Specified Derivatives Contracts by the Borrowers for purposes other than the purposes represented by such Borrowers to the Administrative Agent or other Indemnified Parties or intended or understood by the Administrative Agent or any other Indemnifed Parties or any Indemnitor; (d) any and all rights and defenses arising out of an election of remedies by the Administrative Agent or any other Indemnified Party even though that election of remedies, such as a nonjudicial foreclosure with respect to security for a guaranteed obligation, may adversely affect Indemnitors’ rights of subrogation and reimbursement against the principal; (e) any defense based upon the Administrative Agent’s or any other Indemnified Party’s failure to disclose to any Indemnitor any information concerning the Borrowers’ financial condition or any other circumstances bearing on the Borrowers’ ability to perform its obligations under the Credit Agreement, any of the Loan Documents or Specified Derivatives Contracts; (f) any defense based upon any statute or rule of law which provides that the obligation of a surety must be neither larger in amount nor in any other respects more burdensome than that of a principal; (g) any defense based upon the Administrative Agent’s or any other Indemnified Party’s election, in any proceeding instituted under the Federal Bankruptcy Code, of the application of Section 1111(b) (2) of the Federal Bankruptcy Code or any successor statute; (h) any defense based upon any borrowing or any grant of a security interest under Section 364 of the Federal Bankruptcy Code; (i) any right of subrogation, any right to enforce any remedy which the Administrative Agent or any other Indemnified Party may have against the Borrowers and any right to participate in, or benefit from, any security for the Credit Agreement, the other Loan Documents or the Specified Derivative Contracts now or hereafter held by the Administrative Agent or any other Indemnified Party; (j) presentment, demand, protest and notice of any kind; and (k) the benefit of any statute of limitations affecting the liability of any Indemnitor hereunder or the enforcement hereof.  Each Indemnitor further waives any and all rights and defenses that any Indemnitor may have because the Borrowers’ debt is secured by real property; this means, among other things, that: (1) the Administrative Agent, for its benefit and the benefit of the other Indemnified Parties, may collect from Indemnitors without first foreclosing on any real or personal property collateral pledged by a Borrower; (2) if the Administrative Agent, for its benefit and the benefit of the other Indemnified Parties, forecloses on any real property collateral pledged by a Borrower, then (A) the amount of the debt may be reduced only by the price for which that collateral is sold at the foreclosure sale, even if the collateral is worth more than the sale price, and (B) the Administrative Agent, for its benefit and the benefit of the other Indemnified Parties, may collect from Indemnitors even if the Administrative Agent, by foreclosing on the real property collateral, has destroyed any right any Indemnitor may have to collect from such Borrower.  The foregoing sentence is an unconditional and irrevocable waiver of any rights and defenses Indemnitor may have because the Borrowers’ debt is secured by real property.  Without limiting the generality of the foregoing or any other provision hereof, each Indemnitor further expressly waives to the extent permitted by law any and all rights and defenses, including without limitation any rights of subrogation, reimbursement, indemnification and contribution, which might otherwise be available to Indemnitors.  Finally, each Indemnitor agrees that the performance of any act or any payment which tolls any statute of limitations applicable to the Loan Documents shall similarly operate to toll the statute of limitations applicable to Indemnitors’ liability hereunder.  In addition, each Indemnitor understands that Indemnitors’ duties, obligations and liabilities under this Indemnity are not limited in any way by any information (whether obtained from the Borrowers, from any Indemnitor, or from the Administrative Agent’s or any other Indemnified Party’s own investigations) which the Administrative Agent or any other Indemnified Party may have concerning the Property and the presence of any Hazardous Materials on the Property.


 


10.           LOAN SALES AND PARTICIPATIONS; DISCLOSURE OF INFORMATION.  Each Indemnitor agrees that any Indemnified Party may elect, at any time, to sell, assign or grant participations in all or any portion of its rights and obligations under the Loan Documents, the Specified Derivatives Contracts and this Indemnity, and that any such sale, assignment or participation may be to one or more financial institutions, private investors, and/or other entities, at such Indemnified Party’s sole discretion, in accordance with Section 13.6 of the Credit Agreement. Indemnitor further agrees that any Indemnified Party may disseminate to any such actual or potential purchaser(s), assignee(s) or participant(s) all documents and information (including, without limitation, all financial information) which has been or is hereafter provided to or known to such Indemnified Party with respect to:  (a) the Property and its operation; (b) any party connected with the Loans (including, without limitation, the Indemnitors, the Borrowers, any partner of a Borrower, any constituent partner of a Borrower, any guarantor and any non-borrower grantor); and/or (c) any lending relationship other than the Loans which such Indemnified Party may have with any party connected with the Loans. In the event of any such sale, assignment or participation, such Indemnified Party and the parties to such transaction shall share in the rights and obligations of such Indemnified Party as set forth in the Loan Documents only as and to the extent they agree among themselves.  In connection with any such sale, assignment or participation, each Indemnitor further agrees that this Indemnity shall be sufficient evidence of the obligations of Indemnitors to each purchaser, assignee, or participant, and upon written request by such Indemnified Party, Indemnitors shall consent to such amendments or modifications to the Loan Documents and Specified Derivatives Contract, as applicable, as may be reasonably required in order to evidence any such sale, assignment or participation.


 




  





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Anything in this Agreement to the contrary notwithstanding, and without the need to comply with any of the formal or procedural requirements of this Agreement, including this Section, any Lender may at any time and from time to time pledge and assign all or any portion of its rights under all or any of the Loan Documents to a Federal Reserve Bank; provided that no such pledge or assignment shall release such Lender from its obligations thereunder.


 


11.           ATTORNEYS’ FEES.  If any attorney is engaged by the Administrative Agent or any other Indemnified Party to enforce or defend any provision of this Indemnity, or as a consequence of any default under the Indemnity, with or without the filing of any legal action or proceeding, Indemnitor shall immediately pay to the Administrative Agent or such other Indemnified Party, upon demand, the amount of all reasonable attorneys’ fees and expenses and all reasonable costs incurred by the Administrative Agent or such other Indemnified Party in connection therewith, together with interest thereon from the date of such demand until paid at the rate of interest applicable to the Loans as specified in the Credit Agreement.


 


12.           ENFORCEABILITY.  Indemnitors hereby acknowledges that: (a) the obligations undertaken by Indemnitors in this Indemnity are complex in nature, and (b) numerous possible defenses to the enforceability of these obligations may presently exist and/or may arise hereafter, and (c) as part of the Administrative Agent’s and each other Indemnified Party’s consideration for entering into this transaction, the Administrative Agent and each other Indemnified Party have specifically bargained for the waiver and relinquishment by Indemnitor of all such defenses, and (d) Indemnitors have had the opportunity to seek and receive legal advice from skilled legal counsel in the area of financial transactions of the type contemplated herein.  Given all of the above, Indemnitors do hereby represent and confirm to the Administrative Agent and each other Indemnified Party that Indemnitors are fully informed regarding, and that Indemnitors do thoroughly understand: (i) the nature of all such possible defenses, and (ii) the circumstances under which such defenses may arise, and (iii) the benefits which such defenses might confer upon Indemnitors, and (iv) the legal consequences to Indemnitors of waiving such defenses.  Indemnitors acknowledge that Indemnitors make this Indemnity with the intent that this Indemnity and all of the informed waivers herein shall each and all be fully enforceable by the Administrative Agent and each other Indemnified Party, and that the Administrative Agent and each other Indemnified Party is induced to enter into this transaction in material reliance upon the presumed full enforceability thereof.


 


13.           ENTIRE AGREEMENT.  THIS INDEMNITY REPRESENTS THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS OF THE PARTIES.  THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.  THIS INSTRUMENT MAY BE AMENDED ONLY BY AN INSTRUMENT IN WRITING EXECUTED BY THE PARTIES HERETO.


 


14.           SUCCESSORS AND ASSIGNS.  All terms of this Indemnity shall be binding upon and inure to the benefit of and be enforceable by the parties hereto and their respective legal representatives, successors and assigns.


 


15.           GOVERNING LAW.  This Indemnity shall be governed by, and construed in accordance with, the laws of the State of New York, except to the extent preempted by federal laws.


 




  





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16.           MISCELLANEOUS.  The liability of all persons and entities who are in any manner obligated hereunder to the Administrative Agent and the other Indemnified Parties as an Indemnitor shall be joint and several.  If any provision of this Indemnity shall be determined by a court of competent jurisdiction to be invalid, illegal or unenforceable, that portion shall be deemed severed from this Indemnity and the remaining parts shall remain in full force as though the invalid, illegal or unenforceable portion had never been part of this Indemnity.


 


17.           WAIVER OF RIGHT TO TRIAL BY JURY.  EACH PARTY TO THIS INDEMNITY HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (a) ARISING UNDER THE LOAN DOCUMENTS, INCLUDING, WITHOUT LIMITATION, ANY PRESENT OR FUTURE MODIFICATION THEREOF OR (b) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES HERETO OR ANY OF THEM WITH RESPECT TO THE LOAN DOCUMENTS (AS NOW OR HEREAFTER MODIFIED) OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND EACH PARTY HEREBY AGREES AND CONSENTS THAT ANY PARTY TO THIS INDEMNITY MAY FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF THEIR RIGHT TO TRIAL BY JURY.


 


[Signatures on Following Page]




  





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IN WITNESS WHEREOF, this Indemnity has been executed as of the date first set forth above.





	 	 	 
	 	
“Administrative Agent”

	 
	 	 	 
	 	
WELLS FARGO BANK,

	 
	 	
NATIONAL ASSOCIATION, as Administrative Agent

	 
	 	 	 
	 	 	 	 
	
  

	
By: 

	 	 
	 	 	 	 	 
	 	Title:	 	 	 
	 	 	 	 
	 	"INDEMNITOR"   	 
	 	 	 
	 	 	 , a	 	 



	 	 	 
	
  

	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 	 



 



	 	"INDEMNITOR"   	 
	 	 	 
	 	 	 , a	 	 



	 	 	 	 
	
  

	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 	 



 




 




  





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DESCRIPTION OF PROPERTY


 


Annex I to Hazardous Materials Indemnity Agreement (Unsecured) executed by and ______________ and ____________________, collectively, “Indemnitor” to Wells Fargo Bank, National Association, “Administrative Agent”, dated as of _________ __, 201__.


 


All that certain real property located in the County of _____________, State of _____________, described as follows:


 




  





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EXHIBIT D


 


FORM OF GUARANTY


 


THIS GUARANTY dated as of __________________ ___, 201__ executed and delivered by CAPLEASE, INC., a Maryland corporation (“Guarantor”) in favor of WELLS FARGO BANK, NATIONAL ASSOCIATION, in its capacity as Administrative Agent (the “Administrative Agent”) for the Lenders under that certain Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”), Parent (as defined in the Credit Agreement), the financial institutions party thereto and their assignees under Section 13.6 thereof (the “Lenders”), the Administrative Agent, and the other parties thereto, for its benefit and the benefit of the Lenders, the Issuing Bank and the Specified Derivatives Providers (the Administrative Agent, the Lenders, the Issuing Bank, and the Specified Derivatives Providers, each individually a “Guarantied Party” and collectively, the “Guarantied Parties”).


 


WHEREAS, pursuant to the Credit Agreement, the Administrative Agent and the Lenders have agreed to make available to the Borrowers certain financial accommodations on the terms and conditions set forth in the Credit Agreement;


 


WHEREAS, the Specified Derivatives Providers may from time to time enter into Specified Derivatives Contracts with the Borrowers and/or any of their Subsidiaries;


 


WHEREAS, Guarantor owns or controls the Borrowers,


 


WHEREAS, the Borrowers, Guarantor and the other Subsidiaries of the Borrowers, though separate legal entities, are mutually dependent on each other in the conduct of their respective businesses as an integrated operation and have determined it to be in their mutual best interests to obtain financing from the Administrative Agent, the Lenders and the Issuing Bank, and to enter into Specified Derivatives Contracts, through their collective efforts;


 


WHEREAS, Guarantor acknowledges that it will receive direct and indirect benefits from the Administrative Agent, the Lenders and the Issuing Bank making such financial accommodations available to the Borrowers under the Credit Agreement and from the Specified Derivatives Providers entering into Specified Derivatives Contracts and, accordingly, Guarantor is willing to guarantee the Borrowers’ obligations to the Administrative Agent, the Lenders and the Issuing Bank and the Borrowers’ and/or any Subsidiary’s obligations to the Specified Derivatives Providers on the terms and conditions contained herein; and


 


WHEREAS, Guarantor’s execution and delivery of this Guaranty is a condition to the Administrative Agent and the other Guarantied Parties’ making, and continuing to make, such financial accommodations to the Borrowers.


 


NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by Guarantor, Guarantor agrees as follows:


 




  





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Section 1.  Guaranty.  Guarantor hereby absolutely, irrevocably and unconditionally guaranties the due and punctual payment and performance when due, whether at stated maturity, by acceleration or otherwise, of all of the following (collectively referred to as the “Guarantied Obligations”): (a) all indebtedness and obligations owing by the Borrowers or any other Loan Party to any Lender or the Administrative Agent under or in connection with the Credit Agreement and any other Loan Document to which the Borrowers or such other Loan Party is a party, including without limitation, the repayment of all principal of the Revolving Loans, all Letter of Credit Liabilities, and the payment of all interest, fees, charges, reasonable attorneys’ fees and other amounts payable to any Lender, the Issuing Bank or the Administrative Agent thereunder or in connection therewith; (b) all Specified Derivatives Obligations, (c) any and all extensions, renewals, modifications, amendments or substitutions of the foregoing; (d) all out-of-pocket expenses, including, without limitation, reasonable attorneys’ fees and disbursements, that are incurred by the Administrative Agent or any other Guarantied Party in the enforcement of any of the foregoing or any obligation of Guarantor hereunder and (e) all other Obligations.


 


Section 2.  Guaranty of Payment and Not of Collection.  This Guaranty is a guaranty of payment, and not of collection, and a debt of Guarantor for its own account.  Accordingly, the Guarantied Parties shall not be obligated or required before enforcing this Guaranty against Guarantor: (a) to pursue any right or remedy the Guarantied Parties may have against any Borrower, any other Loan Party or any other Person or commence any suit or other proceeding against any Borrower, any other Loan Party or any other Person in any court or other tribunal; (b) to make any claim in a liquidation or bankruptcy of any Borrower, any other Loan Party or any other Person; or (c) to make demand of any Borrower, any other Loan Party or any other Person or to enforce or seek to enforce or realize upon any collateral security held by the Guarantied Parties which may secure any of the Guarantied Obligations.


 


Section 3.  Guaranty Absolute.  Guarantor guarantees that the Guarantied Obligations will be paid strictly in accordance with the terms of the documents evidencing the same, regardless of any Applicable Law now or hereafter in effect in any jurisdiction affecting any of such terms or the rights of the Guarantied Parties with respect thereto.  The liability of Guarantor under this Guaranty shall be absolute, irrevocable and unconditional in accordance with its terms and shall remain in full force and effect without regard to, and shall not be released, suspended, discharged, terminated or otherwise affected by, any circumstance or occurrence whatsoever, including without limitation, the following (whether or not Guarantor consents thereto or has notice thereof):


 


(a)           (i) any change in the amount, interest rate or due date or other term of any of the Guarantied Obligations, (ii) any change in the time, place or manner of payment of all or any portion of the Guarantied Obligations, (iii) any amendment or waiver of, or consent to the departure from or other indulgence with respect to, the Credit Agreement, any other Loan Document, any Specified Derivatives Contract or any other document or instrument evidencing or relating to any Guarantied Obligations, or (iv) any waiver, renewal, extension, addition, or supplement to, or deletion from, or any other action or inaction under or in respect of, the Credit Agreement, any of the other Loan Documents, or any other documents, instruments or agreements relating to the Guarantied Obligations or any other instrument or agreement referred to therein or evidencing any Guarantied Obligations or any assignment or transfer of any of the foregoing;


 


(b)           any lack of validity or enforceability of the Credit Agreement, any of the other Loan Documents, or Specified Derivatives Contracts (the “Credit Documents”) or any other document, instrument or agreement referred to therein or evidencing any Guarantied Obligations or any assignment or transfer of any of the foregoing;


 




  





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(c)           any furnishing to the Guarantied Parties of any security for the Guarantied Obligations, or any sale, exchange, release or surrender of, or realization on, any collateral securing any of the Guarantied Obligations;


 


(d)           any settlement or compromise of any of the Guarantied Obligations, any security therefor, or any liability of any other party with respect to the Guarantied Obligations, or any subordination of the payment of the Guarantied Obligations to the payment of any other liability of any Borrower or any other Loan Party;


 


(e)           any bankruptcy, insolvency, reorganization, composition, adjustment, dissolution, liquidation or other like proceeding relating to Guarantor, any Borrower, any other Loan Party or any other Person, or any action taken with respect to this Guaranty by any trustee or receiver, or by any court, in any such proceeding;


 


(f)           any act or failure to act by any Borrower, any other Loan Party or any other Person which may adversely affect Guarantor’s subrogation rights, if any, against any Borrower to recover payments made under this Guaranty;


 


(g)           any nonperfection or impairment of any security interest or other Lien on any collateral, if any, securing in any way any of the Guarantied Obligations;


 


(h)           any application of sums paid by any Borrower, Guarantor or any other Person with respect to the liabilities of the Borrowers to the Guarantied Parties, regardless of what liabilities of the Borrowers remain unpaid;


 


(i)           any defect, limitation or insufficiency in the borrowing powers of the Borrowers or in the exercise thereof; or


 


(j)           any other circumstance which might otherwise constitute a defense available to, or a discharge of, a Guarantor hereunder (other than indefeasible payment in full).


 


Section 4.  Action with Respect to Guarantied Obligations.  The Guaranteed Parties may, at any time and from time to time, without the consent of, or notice to, Guarantor, and without discharging Guarantor from its obligations hereunder, take any and all actions described in Section 3 and may otherwise: (a) amend, modify, alter or supplement the terms of any of the Guarantied Obligations, including, but not limited to, extending or shortening the time of payment of any of the Guarantied Obligations or changing the interest rate that may accrue on any of the Guarantied Obligations; (b) amend, modify, alter or supplement the Credit Agreement or any other Credit Document; (c) sell, exchange, release or otherwise deal with all, or any part, of any collateral securing any of the Guarantied Obligations; (d) release any Loan Party or other Person liable in any manner for the payment or collection of the Guarantied Obligations; (e) exercise, or refrain from exercising, any rights against the Borrower, any other Loan Party or any other Person; and (f) apply any sum, by whomsoever paid or however realized, to the Guarantied Obligations in such order as the Guarantied Parties shall elect.


 


Section 5.  Representations and Warranties.  Guarantor hereby makes to the Administrative Agent and the other Guarantied Parties all of the representations and warranties made by the Borrowers with respect to or in any way relating to Guarantor in the Credit Agreement and the other Credit Documents, as if the same were set forth herein in full.


 


Section 6.  Covenants.  Guarantor will comply with all covenants with which the Borrowers are to cause Guarantor to comply under the terms of the Credit Agreement or any of the other Loan Documents.


 




  





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Section 7.  Waiver.  Guarantor, to the fullest extent permitted by Applicable Law, hereby waives:  (a) any defense based upon any legal disability or other defense of any Borrower, any other guarantor or other person, or by reason of the cessation or limitation of the liability of any Borrower from any cause other than full payment of all sums payable under the Notes or any of the other Loan Documents; (b) any defense based upon any lack of authority of the officers, directors, partners or agents acting or purporting to act on behalf of any Borrower or any principal of a Borrower or any defect in the formation of any Borrower or any principal of a Borrower; (c) any defense based upon the application by any Borrower of the proceeds of the Loan for purposes other than the purposes represented by a Borrower to Lenders or intended or understood by Lenders or Guarantor; (d) any and all rights and defenses arising out of an election of remedies by Lenders, such as non-judicial foreclosure with respect to security for a guaranteed obligation, even though that election of remedies has destroyed Guarantor’s rights of subrogation and reimbursement against any principal by the operation of law; (e) any defense based upon Lenders’ or Administrative Agent’s failure to disclose to Guarantor any information concerning Borrowers’ financial condition or any other circumstances bearing on Borrowers’ ability to pay all sums payable under the Notes or any of the other Loan Documents; (f) any defense based upon any statute or rule of law which provides that the obligation of a surety must be neither larger in amount nor in any other respects more burdensome than that of a principal; (g) any defense based upon Lenders’ election, in any proceedings instituted under the Federal Bankruptcy Code, of the application of Section 1111(b)(2) of the Federal Bankruptcy Code or any successor statute; (h) any defense based upon any borrowing or any grant of a security interest under Section 364 of the Federal Bankruptcy Code; (i) any right of subrogation, any right to enforce any remedy which Lenders may have against nay Borrower and any right to participate in, or benefit from, any security for the Notes or the other Loan documents now or hereafter held by Lenders; and (j) notice of acceptance hereof or any presentment, demand, protest or notice of any kind (except to the extent expressly required under the Credit Agreement or the other Loan Documents, as applicable), and any other act or thing, or omission or delay to do any other act or thing, which in any manner or to any extent might vary the risk of Guarantor or which otherwise might operate to discharge Guarantor from its obligations hereunder.


 


Section 8.  Inability to Accelerate Loan.  If the Guarantied Parties or any of them are prevented under Applicable Law or otherwise from demanding or accelerating payment of any of the Guarantied Obligations by reason of any automatic stay or otherwise, the Administrative Agent and/or the other Guarantied Parties shall be entitled to receive from Guarantor, upon demand therefor, the sums which otherwise would have been due had such demand or acceleration occurred.


 


Section 9.  Reinstatement of Guarantied Obligations.  If claim is ever made on the Administrative Agent or any other Guarantied Party for repayment or recovery of any amount or amounts received in payment or on account of any of the Guarantied Obligations, and the Administrative Agent or such other Guarantied Party repays all or part of said amount by reason of (a) any judgment, decree or order of any court or administrative body of competent jurisdiction, or (b) any settlement or compromise of any such claim effected by the Administrative Agent or such other Guarantied Party with any such claimant (including any Borrower or a trustee in bankruptcy for any Borrower), then and in such event Guarantor agrees that any such judgment, decree, order, settlement or compromise shall be binding on it, notwithstanding any revocation hereof or the cancellation of the Credit Agreement, any of the other Loan Documents, or any other instrument evidencing any liability of the Borrowers, and Guarantor shall be and remain liable to the Administrative Agent or such other Guarantied Party for the amounts so repaid or recovered to the same extent as if such amount had never originally been paid to the Administrative Agent or such other Guarantied Party.


 




  





D-4











  






Section 10.  Subrogation.  Upon the making by Guarantor of any payment hereunder for the account of the Borrowers, Guarantor shall be subrogated to the rights of the payee against the Borrowers; provided, however, that Guarantor shall not enforce any right or receive any payment by way of subrogation or otherwise take any action in respect of any other claim or cause of action Guarantor may have against any Borrower arising by reason of any payment or performance by Guarantor pursuant to this Guaranty, unless and until all of the Guarantied Obligations have been indefeasibly paid and performed in full.  If any amount shall be paid to Guarantor on account of or in respect of such subrogation rights or other claims or causes of action, Guarantor shall hold such amount in trust for the benefit of the Guarantied Parties and shall forthwith pay such amount to the Administrative Agent to be credited and applied against the Guarantied Obligations, whether matured or unmatured, in accordance with the terms of the Credit Agreement or to be held by the Administrative Agent as collateral security for any Guarantied Obligations existing.  Until the Guarantied Obligations have been repaid in full, Guarantor hereby forever waives to the fullest extent possible any and all claims such Guarantor may have against any Loan Party arising out of any payment by such Guarantor to the Administrative Agent and the Lenders of any of the obligations pursuant to this Guaranty, including, but not limited to, all such claims of Guarantor arising out of any right of subrogation, indemnity, reimbursement, contribution, exoneration, payment or any other claim, cause of action, right or remedy against any Borrower, whether such claim arising at law, in equity, or out of any written or oral agreement between or among Guarantor, any Borrower or otherwise.  The waivers set forth above are intended by each Guarantor, the Administrative Agent and the Lenders to be for the benefit of each Loan Party, and such waivers shall be enforceable by such Loan Party or the assets of such Loan Party, which action arises out of any payment by Guarantor to the Administrative Agent or Lenders upon any of these obligations.  The waivers set forth herein may not be revoked by Guarantor without the prior written consent of the Administrative Agent and each Loan Party.


 


Section 11.  Payments Free and Clear.  All sums payable by Guarantor hereunder, whether of principal, interest, fees, expenses, premiums or otherwise, shall be paid in full, without set-off or counterclaim or any deduction or withholding whatsoever (including any Taxes), and if Guarantor is required by Applicable Law or by any Governmental Authority to make any such deduction or withholding Guarantor shall pay to the Administrative Agent and the Lenders such additional amount as will result in the receipt by the Administrative Agent and the Lenders of the full amount payable hereunder had such deduction or withholding not occurred or been required.


 


Section 12.  Set-off.  In addition to any rights now or hereafter granted under any of the other Credit Documents or Applicable Law and not by way of limitation of any such rights, Guarantor hereby authorizes each Guarantied Party and their respective affiliates and each Participant, at any time while an Event of Default exists, without any prior notice to Guarantor or to any other Person, any such notice being hereby expressly waived, but in the case of a Lender, a Specified Derivatives Provider, the Issuing Bank, an affiliate of any of the foregoing, or a Participant subject to receipt of the prior written consent of the Administrative Agent and Requisite Lenders, exercised in their sole discretion, to set-off and to appropriate and to apply any and all deposits (general or special, including, but not limited to, indebtedness evidenced by certificates of deposit, whether matured or unmatured) and any other indebtedness at any time held or owing by the Administrative Agent, the Issuing Bank, such Lender, such Specified Derivatives Provider or such Participant or any affiliate of the Administrative Agent, the Issuing Bank, or such Lender to or for the credit or the account of the Borrower against and on account of any of the Guarantied Obligations, although such obligations shall be contingent or unmatured.  Guarantor agrees, to the fullest extent permitted by Applicable Law, that any Participant may exercise rights of setoff or counterclaim and other rights with respect to its participation as fully as if such Participant were a direct creditor of Guarantor in the amount of such participation.


 


Section 13.  Subordination.  Guarantor hereby expressly covenants and agrees for the benefit of the Guarantied Parties that all obligations and liabilities of the Borrowers to Guarantor of whatever description, including without limitation, all intercompany receivables of Guarantor from the Borrowers (collectively, the “Junior Claims”) shall be subordinate and junior in right of payment to all Guarantied Obligations.  If an Event of Default shall exist, then no Guarantor shall accept any direct or indirect payment (in cash, property or securities, by setoff or otherwise) from any Borrower on account of or in any manner in respect of any Junior Claim until all of the Guarantied Obligations have been indefeasibly paid in full.


 




  





D-5











  






Section 14.  Avoidance Provisions.  It is the intent of Guarantor, the Administrative Agent and the other Guarantied Parties that in any Proceeding, Guarantor’s maximum obligation hereunder shall equal, but not exceed, the maximum amount which would not otherwise cause the obligations of Guarantor hereunder (or any other obligations of Guarantor to the Guarantied Parties) to be avoidable or unenforceable against Guarantor in such Proceeding as a result of Applicable Law, including without limitation, (a) Section 548 of the Bankruptcy Code of 1978, as amended (the “Bankruptcy Code”) and (b) any state fraudulent transfer or fraudulent conveyance act or statute applied in such Proceeding, whether by virtue of Section 544 of the Bankruptcy Code or otherwise.  The Applicable Laws under which the possible avoidance or unenforceability of the obligations of Guarantor hereunder (or any other obligations of Guarantor to the Guarantied Parties) shall be determined in any such Proceeding are referred to as the “Avoidance Provisions”.  Accordingly, to the extent that the obligations of Guarantor hereunder would otherwise be subject to avoidance under the Avoidance Provisions, the maximum Guarantied Obligations for which Guarantor shall be liable hereunder shall be reduced to that amount which, as of the time any of the Guarantied Obligations are deemed to have been incurred under the Avoidance Provisions, would not cause the obligations of Guarantor hereunder (or any other obligations of Guarantor to the Guarantied Parties), to be subject to avoidance under the Avoidance Provisions.  This Section is intended solely to preserve the rights of the Administrative Agent and the other Guarantied Parties hereunder to the maximum extent that would not cause the obligations of Guarantor hereunder to be subject to avoidance under the Avoidance Provisions, and no Guarantor or any other Person shall have any right or claim under this Section as against the Guarantied Parties that would not otherwise be available to such Person under the Avoidance Provisions.


 


Section 15.  Information.  Guarantor assumes all responsibility for being and keeping itself informed of the financial condition of the Borrowers and the other Loan Parties, and of all other circumstances bearing upon the risk of nonpayment of any of the Guarantied Obligations and the nature, scope and extent of the risks that Guarantor assumes and incurs hereunder, and agrees that neither of the Administrative Agent nor any other Guarantied Party shall have any duty whatsoever to advise Guarantor of information regarding such circumstances or risks.


 


Section 16.  Governing Law.  THIS GUARANTY SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS EXECUTED, AND TO BE FULLY PERFORMED, IN SUCH STATE.


 


SECTION 17.  WAIVER OF JURY TRIAL.


 


(a)           GUARANTOR, AND EACH OF THE ADMINISTRATIVE AGENT AND THE OTHER GUARANTIED PARTIES BY ACCEPTING THE BENEFITS HEREOF, ACKNOWLEDGES THAT ANY DISPUTE OR CONTROVERSY BETWEEN GUARANTOR, THE ADMINISTRATIVE AGENT OR ANY OF THE OTHER GUARANTIED PARTIES WOULD BE BASED ON DIFFICULT AND COMPLEX ISSUES OF LAW AND FACT AND WOULD RESULT IN DELAY AND EXPENSE TO THE PARTIES.  ACCORDINGLY, TO THE EXTENT PERMITTED BY APPLICABLE LAW, GUARANTOR, THE ADMINISTRATIVE AGENT AND THE OTHER GUARANTIED PARTIES HEREBY WAIVES ITS RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING OF ANY KIND OR NATURE IN ANY COURT OR TRIBUNAL IN WHICH AN ACTION MAY BE COMMENCED BY OR AGAINST ANY PARTY HERETO ARISING OUT OF THIS GUARANTY.


 




  





D-6











  






(b)           GUARANTOR, AND EACH OF THE ADMINISTRATIVE AGENT AND THE OTHER GUARANTIED PARTIES BY ACCEPTING THE BENEFITS HEREOF, HEREBY AGREES THAT THE COURTS OF THE STATE OF NEW YORK SITTING IN NEW YORK COUNTY AND OF THE UNITED STATES DISTRICT COURT OF THE SOUTHERN DISTRICT OF NEW YORK AND ANY APPELLATE COURT FROM ANY THEREOF, SHALL HAVE JURISDICTION TO HEAR AND DETERMINE ANY CLAIMS OR DISPUTES BETWEEN OR AMONG THE GUARANTOR, THE ADMINISTRATIVE AGENT OR ANY OF THE OTHER GUARANTIED PARTIES, PERTAINING DIRECTLY OR INDIRECTLY TO THIS GUARANTY.  GUARANTOR AND EACH OF THE GUARANTIED PARTIES EXPRESSLY SUBMITS AND CONSENTS IN ADVANCE TO SUCH JURISDICTION IN ANY ACTION OR PROCEEDING COMMENCED IN SUCH COURTS.  GUARANTOR HEREBY WAIVES PERSONAL SERVICE OF THE SUMMONS AND COMPLAINT, OR OTHER PROCESS OR PAPERS ISSUED THEREIN, AND AGREES THAT SERVICE OF SUCH SUMMONS AND COMPLAINT, OR OTHER PROCESS OR PAPERS MAY BE MADE BY REGISTERED OR CERTIFIED MAIL ADDRESSED TO GUARANTOR AT ITS ADDRESS FOR NOTICES PROVIDED FOR HEREIN.  SHOULD A GUARANTOR FAIL TO APPEAR OR ANSWER ANY SUMMONS, COMPLAINT, PROCESS OR PAPERS SO SERVED WITHIN THIRTY DAYS AFTER THE MAILING THEREOF, GUARANTOR SHALL BE DEEMED IN DEFAULT AND AN ORDER AND/OR JUDGMENT MAY BE ENTERED AGAINST IT AS DEMANDED OR PRAYED FOR IN SUCH SUMMONS, COMPLAINT, PROCESS OR PAPERS.  EACH PARTY FURTHER WAIVES ANY OBJECTION THAT IT MAY NOW OR HEREAFTER HAVE TO THE VENUE OF ANY SUCH ACTION OR PROCEEDING IN ANY SUCH COURT OR THAT SUCH ACTION OR PROCEEDING WAS BROUGHT IN AN INCONVENIENT FORUM AND EACH AGREES NOT TO PLEAD OR CLAIM THE SAME.  THE CHOICE OF FORUM SET FORTH IN THIS SECTION SHALL NOT BE DEEMED TO PRECLUDE THE BRINGING OF ANY ACTION BY THE ADMINISTRATIVE AGENT OR ANY OTHER GUARANTIED PARTY OR THE ENFORCEMENT BY THE ADMINISTRATIVE AGENT OR ANY OTHER GUARANTIED PARTY OF ANY JUDGMENT OBTAINED IN SUCH FORUM IN ANY OTHER APPROPRIATE JURISDICTION.


 


(c)           THE PROVISIONS OF THIS SECTION HAVE BEEN CONSIDERED BY EACH PARTY WITH THE ADVICE OF COUNSEL AND WITH A FULL UNDERSTANDING OF THE LEGAL CONSEQUENCES THEREOF, AND SHALL SURVIVE THE PAYMENT OF THE LOANS AND ALL OTHER AMOUNTS PAYABLE HEREUNDER OR UNDER THE OTHER LOAN DOCUMENTS, THE TERMINATION OR EXPIRATION OF ALL LETTERS OF CREDIT AND THE TERMINATION OF THIS GUARANTY.


 


Section 18.  Loan Accounts.  The Administrative Agent and each Lender may maintain books and accounts setting forth the amounts of principal, interest and other sums paid and payable with respect to the Guarantied Obligations arising under or in connection with the Credit Agreement, and in the case of any dispute relating to any of the outstanding amount, payment or receipt of any of the Guarantied Obligations or otherwise, the entries in such books and accounts shall constitute prima facie evidence of the outstanding amount of such Guaranties Obligations and the amounts paid and payable with respect thereto and the other matters set forth therein.  The failure of the Administrative Agent or any Lender to maintain such books and accounts shall not in any way relieve or discharge Guarantor of any of its obligations hereunder.


 


Section 19.  Waiver of Remedies.  No delay or failure on the part of the Administrative Agent or any other Guarantied Party in the exercise of any right or remedy it may have against Guarantor hereunder or otherwise shall operate as a waiver thereof, and no single or partial exercise by the Administrative Agent or any other Guarantied Party of any such right or remedy shall preclude any other or further exercise thereof or the exercise of any other such right or remedy.


 




  





D-7











  






Section 20.  Termination.  This Guaranty shall remain in full force and effect with respect to Guarantor until indefeasible payment in full of the Guarantied Obligations and the other Obligations and the termination or cancellation of the Credit Agreement and all Specified Derivatives Contracts in accordance with their respective terms.


 


Section 21.  Successors and Assigns.  Each reference herein to the Administrative Agent or any other Guarantied Party shall be deemed to include such Person’s respective successors and assigns (including, but not limited to, any holder of the Guarantied Obligations) in whose favor the provisions of this Guaranty also shall inure, and each reference herein to Guarantor shall be deemed to include Guarantor’s successors and assigns, upon whom this Guaranty also shall be binding.  The Guarantied Parties may, in accordance with the applicable provisions of the Credit Agreement and Specified Derivatives Contracts, assign, transfer or sell any Guarantied Obligation, or grant or sell participations in any Guarantied Obligations, to any Person without the consent of, or notice to, Guarantor and without releasing, discharging or modifying Guarantor’s obligations hereunder.  Guarantor hereby consents to the delivery by the Administrative Agent and any other Guarantied Party to any Assignee or Participant (or any prospective Assignee or Participant) of any financial or other information regarding the Borrower or Guarantor.  No Guarantor may assign or transfer its obligations hereunder to any Person without the prior written consent of all Lenders and any such assignment or other transfer to which all of the Lenders have not so consented shall be null and void.


 


Section 22.  Reserved.


 


Section 23.  Amendments.  This Guaranty may not be amended except in writing signed by the Administrative Agent and Guarantor, subject to Section 13.7 of the Credit Agreement.


 


Section 24.  Payments.  All payments to be made by Guarantor pursuant to this Guaranty shall be made in Dollars, in immediately available funds to the Administrative Agent at its Principal Office, not later than 2:00 p.m. Eastern time, on the date one Business Day after demand therefor.


 


Section 25.  Notices.  All notices, requests and other communications hereunder shall be in writing (including facsimile transmission or similar writing) and shall be given (a) to Guarantor at its address set forth below its signature hereto, (b) to the Administrative Agent or any other Guarantied Party at its address for notices provided for in the Credit Agreement or Specified Derivatives Contract, as applicable, or (c) as to each such party at such other address as such party shall designate in a written notice to the other parties.  Each such notice, request or other communication shall be effective (i) if mailed, when received; (ii) if telecopied, when transmitted; or (iii) if hand delivered, when delivered; provided, however, that any notice of a change of address for notices shall not be effective until received.


 


Section 26.  Severability.  In case any provision of this Guaranty shall be invalid, illegal or unenforceable in any jurisdiction, the validity, legality and enforceability of the remaining provisions shall not in any way be affected or impaired thereby.


 


Section 27.  Headings.  Section headings used in this Guaranty are for convenience only and shall not affect the construction of this Guaranty.


 


Section 28.  Limitation of Liability.  Neither the Administrative Agent nor any other Guarantied Party, nor any affiliate, officer, director, employee, attorney, or agent of the Administrative Agent or any other Guarantied Party, shall have any liability with respect to, and Guarantor hereby waives, releases, and agrees not to sue any of them upon, any claim for any special, indirect, incidental, or consequential damages suffered or incurred by a Guarantor in connection with, arising out of, or in any way related to, this Guaranty or any of the other Credit Documents, the Fee Letter, or any of the transactions contemplated by this Guaranty, the Credit Agreement or any of the other Loan Documents.  Guarantor hereby waives, releases, and agrees not to sue the Administrative Agent or any other Guarantied Party or any of the Administrative Agent’s or any other Guarantied Party’s affiliates, officers, directors, employees, attorneys, or agents for punitive damages in respect of any claim in connection with, arising out of, or in any way related to, this Guaranty, the Credit Agreement or any of the other Credit Documents, the Fee Letter, or any of the transactions contemplated by thereby.


 




  





D-8











  






Section 29.  Electronic Delivery of Certain Information.  Guarantor acknowledges and agrees that information regarding the Guarantor may be delivered electronically pursuant to Section 9.5 of the Credit Agreement.


 


Section 30.  Time.  Time is of the essence with respect to each and every provision of this Guaranty.


 


Section 31.  Definitions.  (a) For the purposes of this Guaranty:


 


“Proceeding” means any of the following:  (i) a voluntary or involuntary case concerning Guarantor shall be commenced under the Bankruptcy Code of 1978, as amended; (ii) a custodian (as defined in such Bankruptcy Code or any other applicable bankruptcy laws) is appointed for, or takes charge of, all or any substantial part of the property of Guarantor;  (iii) any other proceeding under any Applicable Law, domestic or foreign, relating to bankruptcy, insolvency, reorganization, winding-up or composition for adjustment of debts, whether now or hereafter in effect, is commenced relating to Guarantor; (iv) Guarantor is adjudicated insolvent or bankrupt; (v) any order of relief or other order approving any such case or proceeding is entered by a court of competent jurisdiction; (vi) Guarantor makes a general assignment for the benefit of creditors; (vii) Guarantor shall fail to pay, or shall state that it is unable to pay, or shall be unable to pay, its debts generally as they become due; (viii) Guarantor shall call a meeting of its creditors with a view to arranging a composition or adjustment of its debts; (ix) Guarantor shall by any act or failure to act indicate its consent to, approval of or acquiescence in any of the foregoing; or (x) any corporate action shall be taken by Guarantor for the purpose of effecting any of the foregoing.


 


(b)           Terms not otherwise defined herein are used herein with the respective meanings given them in the Credit Agreement.


 


[Signatures on Following Page]


 




  





D-9











  






IN WITNESS WHEREOF, Guarantor has duly executed and delivered this Guaranty as of the date and year first written above.




	 	 	 
	 	 	 
	 	

CAPLEASE, INC., a Maryland corporation



	 
	 	 	 
	
 

	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 	 	 
	 	 	 	 	 
	 	
Address for Notices for Guarantor:


	 	 	 	 	 
	 	
c/o [NAME OF BORROWER]


	 	 	 	 
	 	 	 	 
	 	
Attention: 

	 	 
	 	
Telecopier: () 

	 	 
	 	Telephone: ()	 	 












  





D-10











  








 


EXHIBIT E


 


FORM OF NOTICE OF BORROWING


 



	 	 	 	 	 	, 201	 	 	 	 





 


Wells Fargo Bank, National Association


Winston-Salem Loan Center


One West Fourth Street, 3rd Floor


Winston-Salem, North Carolina  27101


Attn: Tangula H. Graham


 


Ladies and Gentlemen:


 


Reference is made to that certain Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”), Parent (as defined in the Credit Agreement), the financial institutions party thereto and their assignees under Section 13.6 thereof (the “Lenders”), Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), and the other parties thereto.  Capitalized terms used herein, and not otherwise defined herein, have their respective meanings given them in the Credit Agreement.


 



	
  

	
1.

	
Pursuant to Section 2.1(b) of the Credit Agreement, the Borrowers hereby request that the Lenders make Revolving Loans to the Borrowers in an aggregate amount equal to $___________________.







 



	
  

	
2.

	
The Borrowers request that such Revolving Loans be made available to the Borrowers on ____________, 201__.







 



	
  

	
3.

	
The Borrowers hereby request that such Revolving Loans be of the following Type:







 



[Check one box only]




Base Rate Loan


LIBOR Loan, with an initial Interest Period for a duration of:


 


[Check one box only]


one month


three months


six months









  





  











  






Each Borrower hereby certifies to the Administrative Agent and the Lenders that as of the date hereof, as of the date of the making of the requested Revolving Loans, and after making such Revolving Loans, (a) no Default or Event of Default exists or would exist, and none of the limits specified in Section 2.16 would be violated; and (b) the representations and warranties made or deemed made by each Borrower and each other Loan Party in the Loan Documents to which any of them is a party, are and shall be true and correct with the same force and effect as if made on and as of such date except to the extent that such representations and warranties expressly relate solely to an earlier date (in which case such representations and warranties shall have been true and accurate on and as of such earlier date) and except for changes in factual circumstances specifically and expressly permitted under the Loan Documents.  In addition, each Borrower certifies to the Administrative Agent and the Lenders that all conditions to the making of the requested Revolving Loans contained in Article VI of the Credit Agreement will have been satisfied at the time such Revolving Loans are made.



	 	 	 
	 	

[NAME OF BORROWER]



	 
	 	 	 
	 	 	 
	
 

	
By: 

	 	 
	 	 	Name:	 
	 	 	Title:	 





 




  





E-2











  






EXHIBIT F


 


FORM OF NOTICE OF CONTINUATION



 



	 	 	 	 	 	, 201	 	 	 	 





 


Wells Fargo Bank, National Association


Winston-Salem Loan Center


One West Fourth Street, 3rd Floor


Winston-Salem, North Carolina  27101


Attn: Tangula H. Graham


 


Ladies and Gentlemen:


 


Reference is made to that certain Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”), Parent (as defined in the Credit Agreement), the financial institutions party thereto and their assignees under Section 13.6 thereof (the “Lenders”), Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), and the other parties thereto.  Capitalized terms used herein, and not otherwise defined herein, have their respective meanings given them in the Credit Agreement.


 


Pursuant to Section 2.10 of the Credit Agreement, the Borrowers hereby request a Continuation of Loans under the Credit Agreement, and in that connection sets forth below the information relating to such Continuation as required by such Section of the Credit Agreement:


 



	
  

	
1.

	
The requested date of such Continuation is ____________, 201__.







 



	
  

	
2.

	
The aggregate principal amount of the Loans subject to the requested Continuation is $________________________ and the portion of such principal amount subject to such Continuation is $__________________________.







 



	
  

	
3.

	
The current Interest Period of the Loans subject to such Continuation ends on ________________, 201__.







 



	
  

	
4.

	
The duration of the Interest Period for the Loans or portion thereof subject to such Continuation is:







 



[Check one box only]




 



	
  

	
 

	
one month








	
  

	
 

	
three months








	
  

	
 

	
six months







 


[Continued on next page]


 




  





F-1











  











Each Borrower hereby certifies to the Administrative Agent and the Lenders that as of the date hereof, as of the proposed date of the requested Continuation, and after giving effect to such Continuation, no Default or Event of Default exists or will exist.



	 	 	 
	 	

[NAME OF BORROWER]



	 
	 	 	 
	 	 	 
	
 

	
By: 

	 	 
	 	 	Name:	 	 
	 	 	Title:	 	 
	 	 	 	 












  





F-2











  






EXHIBIT G


 


FORM OF NOTICE OF CONVERSION



 



	 	 	 	 	 	, 201	 	 	 	 





 


Wells Fargo Bank, National Association


Winston-Salem Loan Center


One West Fourth Street, 3rd Floor


Winston-Salem, North Carolina  27101


 


Attn: Tangula H. Graham


 


Ladies and Gentlemen:


 


Reference is made to the Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”), Parent (as defined in the Credit Agreement), the financial institutions party thereto and their assignees under Section 13.6 thereof (the “Lenders”), Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), and the other parties thereto.  Capitalized terms used herein, and not otherwise defined herein, have their respective meanings given them in the Credit Agreement.


 


Pursuant to Section 2.11 of the Credit Agreement, the Borrowers hereby request a Conversion of Loans of one Type into Loans of another Type under the Credit Agreement, and in that connection sets forth below the information relating to such Conversion as required by such Section of the Credit Agreement:


 



	
  

	
1.

	
The requested date of such Conversion is ______________, 201__.







 



	
  

	
2.

	
The Type of Loans to be Converted pursuant hereto is currently:







 



[Check one box only]




 



	
  

	
 

	
Base Rate Loan








	
  

	 	
LIBOR Loan







 



	
  

	
3.

	
The aggregate principal amount of the Loans subject to the requested Conversion is $_____________________ and the portion of such principal amount subject to such Conversion is $___________________.







 



	
  

	
4.

	
The amount of such Loans to be so Converted is to be converted into Loans of the following Type:







 



[Check one box only]




 




  





G-1











  







	
  

	
 

	
Base Rate Loan








	
  

	
 

	
LIBOR Loan, with an initial Interest Period for a duration of:







 



[Check one box only]




 


one month


three months


six months


 


Each Borrower hereby certifies to the Administrative Agent and the Lenders that as of the date hereof, as of the proposed date of the requested Conversion, and after giving effect to such Conversion, no Default or Event of Default exists or will exist. 


	 	 	 
	 	

[NAME OF BORROWER]



	 
	 	 	 
	 	 	 
	
 

	
By: 

	 	 
	 	 	Name:	 	 
	 	 	Title:	 	 
	 	 	 	 





 

 







  





G-2











  








EXHIBIT H


 


FORM OF PROPERTY MANAGEMENT CONTRACT ASSIGNMENT


 


FOR VALUE RECEIVED, the undersigned______________________, a [insert state of formation] [insert type of entity] (the “Borrower”), assigns to WELLS FARGO BANK, NATIONAL ASSOCIATION, as contractual representative for, and for the benefit of, the Lenders, the Issuing Bank, and the Specified Derivatives Providers (in such capacity, the “Administrative Agent”), its rights under all existing and future agreements and contracts, as amended, between Borrower and any other person or entity (collectively, “the Property Management Contracts”) relating to the management of the property described in Annex I attached hereto (the “Property”). The Property Management Contracts include, but are not limited to, the property management agreement or contract between Borrower and _________________________________(the “Manager”) dated ________, ____, as amended.


 


1.           Capitalized terms used but not otherwise defined herein shall have the respective meanings given thereto in the Credit Agreement, dated as of June 29, 2012 (the “Credit Agreement”), by and among the Borrower, the other borrowers and financial institutions party thereto and their assignees under Section 13.6 (the “Lenders”), the Administrative Agent and the other parties thereto unless otherwise expressly provided herein.


 


2.           The Administrative Agent shall not exercise any rights under the Property Management Contract herein assigned to the Administrative Agent unless there shall be an Event of Default.


 


3.           Upon the occurrence of an Event of Default, without further notice or demand and at the Borrower’s sole cost and expense, the Administrative Agent shall, upon its election to such effect, be entitled to exercise all rights of the Borrower arising under the Property Management Contract or to cause the Borrower to exercise all rights of the Property Manager in accordance with instructions from the Administrative Agent.


 


4.           The Administrative Agent is hereby given the right, but not the obligation, to exercise, enforce, perform, and protect the rights, title and interests herein contained upon the occurrence of an Event of Default.  The Administrative Agent shall not be held responsible for the failure to exercise diligence in taking any such actions.


 


5.           (a)           The Borrower and the Property Manager hereby agree that, upon the occurrence of an Event of Default, the Administrative Agent shall have the right at any time thereafter to require, without any liability therefor, that the Property Manager shall have no further role in the property management of the Property, by delivery of a written notice to such effect to the Property Manager (the “Termination Notice”).


 


(b)           Within 10 days after the Termination Notice is given following any Event of Default, the Borrower and the Property Manager shall deliver or cause to be delivered to the Administrative Agent or its designee, free of charge, true copies of all books, correspondence, files, records, invoices, tapes, cards, computer runs and other papers and documents relating to the Property as to which Termination Notice has been given (collectively, the “Books and Records”) in its possession or under its control, or in the possession of any computer bureau or service company acting for it from which it is contractually entitled to obtain the Books and Records.  After the Termination Notice is given and until the Books and Records are delivered to the Administrative Agent or its designee as set forth above, each of the Borrower and the Property Manager shall hold the Books and Records in its possession or under its control in trust for the benefit of the Administrative Agent.  All costs incurred by the Borrower or the Property Manager in connection with the delivery of the Books and Records to the Administrative Agent or its designee as set forth above shall be for the Property Manager’s own account or for the account of the Borrower.


 




  





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(c)           Upon giving of the Termination Notice by the Administrative Agent, the Borrower and the Property Manager shall render a final accounting to the Administrative Agent and cooperate with the Administrative Agent in a commercially reasonable manner with respect to the preservation of the value of the Property, and the efficient and effective transfer of the duties the Property Manager had been performing under the Property Management Contract with respect to the Property from the Property Manager to such party as the Administrative Agent may designate.


 


6.           In the event that the Administrative Agent acquires or succeeds to the interests of the Borrower by reason of a foreclosure, deed-in-lieu of foreclosure or by exercise of some similar doctrine, the Property Manager agrees that it shall be bound to the Administrative Agent unless it receives a Termination Notice, under all of the terms, covenants and conditions of the Property Management Contract, with the same force and effect as if the Administrative Agent were the owner named in the Property Management Contract and the Property Manager does hereby agree to (i) attorn to the Administrative Agent as its property manager, (ii) affirm its obligations under the Property Management Contract and (iii) make payments of all sums thereafter becoming due under the Property Management Contract to the Administrative Agent or its designee; provided that the Administrative Agent shall not be liable under the Property Management Agreement for any acts or omissions of the Borrower thereunder, or which accrued prior to the Administrative Agent ‘s acquiring or succeeding to the interests of the Borrower, but shall, if no Termination Notice is given, compensate the Property Manager commencing on the date the Administrative Agent acquires or succeeds to the interest of the Borrower as hereinabove described for compensation relating to services from and after such date.  Said attornment, affirmation and agreement is to be effective and self-operative (without the execution of any further instruments) upon the Administrative Agent succeeding to the interests of the Borrower under the Property Management Contract.  The Property Manager agrees to execute and deliver at any time, and from time to time, upon the request of Borrower or the Administrative Agent, any instrument or certificate, as the case may be, deemed to be necessary or appropriate to evidence such attornment.


 


7.           The failure of the Administrative Agent at any time to avail itself of any rights, title or interest in this Assignment or any of the other Loan Documents shall not be construed to be a waiver of any of such rights, titles or interests, but the Administrative Agent shall have full power and authority to exercise, enforce, perform or protect such rights at anytime or times that it deems fit, but subject to the other terms and conditions hereof.  To be effective, any waiver of any of the terms, covenants or conditions hereto must be in writing and shall be valid only to the extent clearly set forth in such writing.  This Assignment shall constitute a prior and continuing first lien and security interest on the Property Management Contract.  No exercise, enforcement, performance or protective action taken by the Administrative Agent with respect to any of the rights, titles and interests assigned or granted herein shall be construed as a cure of an Event of Default.


 


8.           The appointment of a successor to the Property Manager will not affect any liability of the predecessor Property Manager to the Administrative Agent, the Borrower or any other Person which liability arose out of acts or omissions occurring prior to its termination as the Property Manager.


 


9.           The Borrower and the Property Manager each hereby represents that it has good right and authority to assign all of its right, title and interest in and to the Property Management Contract and it will not execute in the future any other assignment of the Property Management Contract without the Administrative Agent ‘s prior written consent.


 




  





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10.           The Property Manager hereby agrees that the Property Management Contract and the rights and benefits (including, without limitation, all fees and other payments of the Borrower and the Property Manager) thereunder are and shall be subject and subordinate to the lien of any deed of trust, mortgage, deed to secure debt or other security agreement (including any renewal, modification, amendment, consolidation, extension or replacement of any of the foregoing) now or hereafter encumbering the Property or any portion thereof.  This subordination is and shall be self-operative and no further instrument of subordination shall be required to effectuate the provisions of this section; nonetheless, the Borrower and the Property Manager shall execute and deliver to the Administrative Agent such instruments as the Administrative Agent may from time to time request to further evidence and confirm the subordination effected hereby.


 


11.           The Borrower and the Property Manager each hereby agree, at any time, and from time to time, upon not less than fifteen (15) days notice from the other party (the “Requesting Party”), to execute, acknowledge and deliver to the Requesting Party or to any person designated by the Requesting Party (including the holder of any mortgage, deed of trust deed to secure debt or other security agreement affecting the Property or any portion thereof), a statement in writing certifying that (i) the Property Management Contract has not been modified, amended, supplemented or superseded (or if there have been modifications, amendments, supplements or superseding documents, identifying the same by the date thereof and specifying the nature thereof), (ii) to the best knowledge of the party giving the certificate (the “Certifying Party”), no default or event of default exists under the Property Management Contract (or if any such default or event of default does exist, specifying the same), (iii) to the best knowledge of the Certifying Party, the Certifying Party does not have or hold any claim, counterclaim, offset or defense against the Requesting Party under this Agreement (or if the Certifying Party has or holds any such claim, counterclaim, offset or defense, specifying the same) and (iv) the dates to which all sums payable by or to the Certifying Party under the Property Management Contract have been paid.


 


12.           This Assignment shall continue in full force and effect until (i) all of the obligations of the Borrower to the Administrative Agent, the Lenders, the Issuing Bank and the Specified Derivative Providers have been satisfied including the full payment of all indebtedness secured by any mortgage, deed of trust, deed to secure debt or other security agreement affecting the Property or any portion thereof and all of the other Loan Documents, or (ii) earlier release of the Property to which this Assignment relates, at which time this Assignment shall terminate and be void and of no effect without the necessity of any further instrument.


 


13.           The Administrative Agent assumes no obligations or liability of the Borrower under the Property Management Contract hereby assigned to the Administrative Agent.


 


14.           Notwithstanding anything to the contrary contained in the Property Management Contract, the imposition of a mortgage, deed of trust, deed to secure debt, assignment of rents and leases or other similar security document or the exercise of remedies under such security agreement by any mortgagee, beneficiary, grantee, assignee or the Administrative Agent shall not cause the termination of the Property Management Contract.


 


15.           The Borrower shall cause any and all substitute property managers to enter into an agreement similar to this Agreement and to comply with the terms and conditions of the Loan Documents applicable to the Property which are within the scope of said property manager’s responsibilities thereunder.


 


16.           This Assignment shall be binding upon the Borrower and the Property Manager, their successors and assigns, and shall be binding upon and inure to the benefit of the Administrative Agent, its successors and assigns.


 




  





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17.           By accepting this Assignment, the Administrative Agent shall in no manner be prejudiced in its right to exercise, enforce, perform or protect any one or more rights, title, or interests available to it in any of the Loan Documents or at law or in equity, including (without limitation) its rights to foreclose the lien of any mortgage, deed of trust deed to secure debt or other security agreement affecting the Property or any portion thereof granted to it or to exercise a power of sale, or any other right, title, or interest granted to it by the terms of any of the Loan Documents or granted to it pursuant to applicable law or equity -- it being intended that all of such rights, titles, and interests are cumulative and may be exercised, enforced, performed, or protected concurrently with or independently of any one or more of such rights, titles, or interests to the extent deemed advisable by the Administrative Agent in the exercise of its sole discretion from time to time.


 


18.           THIS ASSIGNMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS EXECUTED, AND TO BE FULLY PERFORMED IN SUCH STATE.  THE PARTIES HEREBY AGREE THAT THE FEDERAL DISTRICT COURT OF THE SOUTHERN DISTRICT OF NEW YORK OR, AT THE OPTION OF THE ADMINISTRATIVE AGENT, ANY STATE COURT LOCATED IN NEW YORK COUNTY, NEW YORK SHALL HAVE JURISDICTION TO HEAR AND DETERMINE ANY CLAIMS OR DISPUTES BETWEEN THE PARTIES, PERTAINING DIRECTLY OR INDIRECTLY TO THIS ASSIGNMENT OR ANY OTHER LOAN DOCUMENT OR TO ANY MATTER ARISING HEREFROM OR THEREFROM.  THE PARTIES EXPRESSLY SUBMIT AND CONSENT IN ADVANCE TO SUCH JURISDICTION IN ANY ACTION OR PROCEEDING COMMENCED IN SUCH COURTS.  THE PARTIES HEREBY WAIVE PERSONAL SERVICE OF THE SUMMONS AND COMPLAINT, OR OTHER PROCESS OR PAPERS ISSUED THEREIN, AND AGREE THAT SERVICE OF SUCH SUMMONS AND COMPLAINT, OR OTHER PROCESS OR PAPERS MAY BE MADE BY REGISTERED OR CERTIFIED MAIL ADDRESSED TO THE SUCH PARTY AT ITS ADDRESS FOR NOTICES PROVIDED FOR HEREIN.  THE CHOICE OF FORUM SET FORTH IN THIS SECTION SHALL NOT BE DEEMED TO PRECLUDE THE BRINGING OF ANY ACTION OR THE ENFORCEMENT OF ANY JUDGMENT OBTAINED IN SUCH FORUM IN ANY OTHER APPROPRIATE JURISDICTION.


 


19.           In the event of any inconsistency or conflict between the terms and provisions of this Assignment and those of the Property Management Contract, the terms and provisions of this Assignment shall control.


 


[Signatures begin on next page]


 




  





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[Signature page to Property Management Contract Assignment]


 


IN WITNESS WHEREOF, the Borrower has caused this Assignment to be executed, sealed, and delivered as of the ______ day of ___________, 201__.




	 	 	 
	 	

BORROWER:



	 
	 	 	 
	 	[INSERT NAME OF BORROWER]	 
	 	a	 	 
	 	 	 
	 	 	 
	
  

	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 	 








	Consented and agreed to as of	 	 	 	 , 201	 	 
	 	 	 	 	 	 	 	 
	PROPERTY MANAGER:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 
	[INSERT NAME OF PROPERTY MANAGER], a
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 
	By:	 	 
	
Name:

	 	 
	
Title:

	 	 









 




  





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SCHEDULE 1


 


PROPERTY MANAGEMENT CONTRACT


 


Property Management Contract dated ____________, _____ by and between _________________________________and _____________________________.


 




  





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Annex I


 


DESCRIPTIONS OF PROPERTY SUBJECT TO DEED OF TRUST


 


All that certain real property located in the County of _____________, State of ___________, described as follows:


 


[SEE ATTACHED PAGES]


 




  





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EXHIBIT I


 


FORM OF REVOLVING NOTE


 


 



	$	 	 	, 201	 





 


FOR VALUE RECEIVED, the undersigned, CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”) hereby unconditionally promises to pay to the order of ___________________________ (the “Lender”), in care of Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), to Wells Fargo Bank, National Association, Winston-Salem Loan Center, One West Fourth Street, 3rd Floor, Winston-Salem, North Carolina  27101, or at such other address as may be specified by the Administrative Agent to the Borrowers, the principal sum of ___________________ AND ___/100 DOLLARS ($_____________), or such lesser amount as may be the then outstanding and unpaid balance of all Revolving Loans made by the Lender to the Borrowers pursuant to, and in accordance with the terms of, the Credit Agreement.


 


The Borrowers further agree to pay interest at said office, in like money, on the unpaid principal amount owing hereunder from time to time on the dates and at the rates and at the times specified in the Credit Agreement.


 


This Revolving Note is one of the “Revolving Notes” referred to in the Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among the Borrowers, Parent (as defined in the Credit Agreement) the financial institutions party thereto and their assignees under Section 13.6 thereof, the Administrative Agent, and the other parties thereto, and is subject to, and entitled to, all provisions and benefits thereof.  Capitalized terms used herein and not defined herein shall have the respective meanings given to such terms in the Credit Agreement.  The Credit Agreement, among other things, (a) provides for the making of Revolving Loans by the Lender to the Borrowers from time to time in an aggregate amount not to exceed at any time outstanding the Dollar amount first above mentioned, (b) permits the prepayment of the Loans by the Borrowers subject to certain terms and conditions and (c) provides for the acceleration of the Revolving Loans upon the occurrence of certain specified events.


 


Each Borrower hereby waives presentment, demand, protest and notice of any kind.  No failure to exercise, and no delay in exercising any rights hereunder on the part of the holder hereof shall operate as a waiver of such rights.


 


Time is of the essence for this Note.


 


[This Note is given in replacement of the Revolving Note dated _____ __, 201__, in the original principal amount of $_______ previously delivered to the Lender under the Credit Agreement.  THIS NOTE IS NOT INTENDED TO BE, AND SHALL NOT BE CONSTRUED TO BE, A NOVATION OF ANY OF THE OBLIGATIONS OWING UNDER OR IN CONNECTION WITH THE OTHER NOTE.]1


 




  





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THIS NOTE SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS EXECUTED, AND TO BE FULLY PERFORMED, IN SUCH STATE.


 


 


 









 




	
1

	
Language to be included in case of an assignment and need to issue a replacement note to an existing Lender, either because such Lender’s Commitment has increased or decreased from what it was initially.







 






  





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IN WITNESS WHEREOF, the undersigned has executed and delivered this Revolving Note under seal as of the date written above.




 



	 	

[NAME OF BORROWER]



	 
	 	 	 
	 	 	 
	
 

	
By: 

	 	 
	 	 	Name:	 	 
	 	 	Title:	 	 
	 	 	 	 












  





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EXHIBIT J


 







TRANSFER AUTHORIZER DESIGNATION


(For Disbursement of Loan Proceeds)







 NEW  REPLACE PREVIOUS DESIGNATION     ADD      CHANGE      DELETE LINE NUMBER    _____  INITIAL LOAN DISBURSEMENT












The following representatives (“Authorized Representatives”) of of CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (individually and collectively, "Borrower") are authorized to request the disbursement of loan proceeds and initiate funds transfers for Loan Number 1005925-0 (“Loan”) in the original principal amount of $100,000,000.00 (“Loan Amount”) evidenced by that certain Credit Agreement dated June 29, 2012 (“Credit Agreement”), among the Borrowers, each of the financial institutions initially a signatory thereto together with their assignees under Section 13.6 thereof (“Lenders”), Parent (as defined in the Credit Agreement), Wells Fargo Bank, National Association, as the Administrative Agent for the Lenders (“Administrative Agent“) and the other parties thereto.  Administrative Agent is authorized to rely on this Transfer Authorizer Designation form until it has received a new Transfer Authorizer Designation form signed by Borrower, even in the event that any or all of the foregoing information may have changed.  The maximum amount of the initial disbursement of any Loan proceeds (“Initial Loan Disbursement”) and the maximum amount of each subsequent disbursement of any Loan proceeds (each a “Subsequent Loan Disbursement”) are set forth below:








	  	
 


Name

	
 


Title

	
Maximum Initial Loan Disbursement


Amount1

	
Maximum Subsequent Loan Disbursement


Amount1


	
1.

	  	  	  	  
	
2.

	  	  	  	  
	
3.

	  	  	  	  
	
4.

	  	  	  	  
	
5.

	  	  	  	  







 


 


INITIAL LOAN DISBURSEMENT AUTHORIZATION


 



	
o

	
Applicable for Wire Transfer.Administrative Agent is hereby authorized to accept wire transfer instructions for the Initial Loan Disbursement from _______________ (i.e. specify title/escrow company), which instructions are to be delivered, via fax, email, or letter, to Administrative Agent.  Said instructions shall include the Borrower’s Name; Title/Escrow #_____________ and/or Loan #1005925-0; the person/entity to receive the Initial Loan Disbursement (“Receiving Party”);  the Receiving Party’s full account name; Receiving Party’s account number at the receiving bank (“Receiving Bank”); Receiving Bank’s (ABA) routing number; city and state of the Receiving Bank; and the amount of the Initial Loan Disbursement (not to exceed the Maximum Initial Loan Disbursement Amount set forth above).







 









  





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o

	
Applicable for Deposit into Deposit Account.Administrative Agent is hereby authorized to accept deposit instructions for the Initial Loan Disbursement from an Authorized Representative of Borrower to be delivered, via fax, email, or letter, to Administrative Agent for deposit into deposit account # ____________ (“Deposit Account”) held at ________________.  Said instructions shall include: the Borrower’s name; Title/Escrow #_____________ and/or Loan #1005925-0; the Deposit Account name; the Deposit Account number; the ABA routing number of the bank where the Deposit Account is held; city and state of the bank where the Deposit Account is held; and the amount of the Initial Loan Disbursement (not to exceed the Maximum Initial Loan Disbursement Amount.)







 


SUBSEQUENT LOAN DISBURSEMENT AUTHORIZATION


 



	
o

	
Not Applicable







 



	
o

	
Applicable for Wire Transfer.Administrative Agent is hereby authorized to accept wire transfer instructions for the Subsequent Loan Disbursement from ________________ (i.e. specify title/escrow company), which instructions are to be delivered, via fax, email, or letter, to Administrative Agent.  Said instructions shall include the Borrower’s Name; Title/Escrow #_____________ and/or Loan #1005925-0; the person/entity to receive the Subsequent Loan Disbursement (“Receiving Party”);  the Receiving Party’s full account name; Receiving Party’s account number at the receiving bank (“Receiving Bank”); Receiving Bank’s (ABA) routing number; city and state of the Receiving Bank; and the amount of the Subsequent Loan Disbursement (not to exceed the Maximum Subsequent Loan Disbursement Amount set forth above).







 



	
o

	
Applicable for Deposit into Deposit Account.Administrative Agent is hereby authorized to accept deposit instructions for any Subsequent Loan Disbursement from an Authorized Representative of Borrower to be delivered, via fax, email, or letter, to Administrative Agent for deposit into deposit account # ____________ (“Deposit Account”) held at ________________.  Said instructions shall include: the Borrower’s name; Title/Escrow #_____________ (if applicable) and/or Loan #1005925-0; the Deposit Account name; the Deposit Account number; the ABA routing number of the bank where the Deposit Account is held; city and state of the bank where the Deposit Account is held; and the amount of the Subsequent Loan Disbursement (not to exceed the Maximum Subsequent Loan Disbursement Amount).







 


Borrower acknowledges and agrees that the acceptance of and disbursement of funds by Administrative Agent in accordance with the title/escrow company or Authorized Representative instructions shall be governed by this Transfer Authorizer Designation form and any other Loan Documents (as defined in the Credit Agreement).  Administrative Agent shall not be further required to confirm said disbursement instructions received from title/escrow company or Authorized Representative with Borrower.  This Transfer Authorizer Designation form is in effect until the Maturity Date (as defined in the Credit Agreement) after which time a new authorization request shall be required.  Borrower shall instruct title/escrow company and/or Authorized Representative, via a separate letter, to deliver said disbursement instructions in writing, directly to Administrative Agent at its address set forth in that certain Section of the Credit Agreement entitled Notices.  Borrower also hereby authorizes Administrative Agent to attach a copy of the written disbursement instructions to this Transfer Authorizer Designation form upon receipt of said instructions.


 




  





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Beneficiary Bank and Account Holder Information












1.      INITIAL LOAN DISBURSEMENT AUTHORIZATION - FOR WIRE TRANSFER


 








	
Borrower Name:


	 
	
Title/Escrow Number:


	 
	
Loan Number:


	 
	
Transfer/Deposit Funds to (Receiving Party Account Name):


	 
	
Receiving Party Deposit Account Number:


	 
	
Receiving Bank Name, City and State:


	 
	
Receiving Bank Routing (ABA) Number:


	
Disbursement  Amount (Not to exceed the Maximum Initial Loan Disbursement Amount):


	 
	
Further Credit Information/Instructions:


	 
	 










2.      INITIAL LOAN DISBURSEMENT AUTHORIZATION - FOR DEPOSIT INTO DEPOSIT ACCOUNT








	
Borrower Name:


	 
	
Title/Escrow Number:


	 
	
Loan Number:


	 
	
Transfer/Deposit Funds to (Receiving Party Account Name):


	 
	
Receiving Party Deposit Account Number:


	 
	
Receiving Bank Name, City and State:


	 
	
Receiving Bank Routing (ABA) Number:


	
Disbursement Amount (Not to exceed the Maximum Initial Loan Disbursement Amount):


	 
	
Further Credit Information/Instructions:


	 
	 












  





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3.

	
SUBSEQUENT LOAN DISBURSEMENT AUTHORIZATION - FOR WIRE TRANSFER







 




	
Borrower Name:


	 
	
Title/Escrow Number:


	 
	
Loan Number:


	 
	
Transfer/Deposit Funds to (Receiving Party Account Name):


	 
	
Receiving Party Deposit Account Number:


	 
	
Receiving Bank Name, City and State:


	 
	
Receiving Bank Routing (ABA) Number:


	
Disbursement Amount (Not to exceed the Maximum Initial Loan Disbursement Amount):


	 
	
Further Credit Information/Instructions:


	 
	 







 



	
4.

	
SUBSEQUENT LOAN DISBURSEMENT AUTHORIZATION - FOR DEPOSIT INTO DEPOSIT ACCOUNT














	
Borrower Name:


	 
	
Title/Escrow Number:


	 
	
Loan Number:


	 
	
Transfer/Deposit Funds to (Receiving Party Account Name):


	 
	
Receiving Party Deposit Account Number:


	 
	
Receiving Bank Name, City and State:


	 
	
Receiving Bank Routing (ABA) Number:


	
Disbursement Amount (Not to exceed the Maximum Initial Loan Disbursement Amount):


	 
	
Further Credit Information/Instructions:


	 
	 











	
 1

	
Neither the Initial Disbursement Amount, nor the Initial Disbursement Amount together with any Subsequent Disbursement Amounts, shall ever exceed the Loan Amount.














  





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	Date: 	 	, 201	 	 	 	 	 
	 	 
	 	 
	

[NAME OF BORROWER]



	 
	a_________________________	 
	 	 
	
By: 

	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	 	 





 






  





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TRANSFER AUTHORIZER DESIGNATION FORM COMPLETION INSTRUCTIONS







If a loan transaction requires a portion and/or all of the loan proceeds be wired to another financial institution, deposited into a deposit account or if there is the possibility of initiating a wire transfer or deposit in the future, completion of the Transfer Authorizer Designation form is required pursuant to that certain Section entitled Funds Transfer Disbursements of the Credit Agreement.







Administrative Agent will not transfer any funds unless properly completed and executed forms have been received.  Funds will only be transmitted to the beneficiaries designated on the Transfer Authorizer Designation form, as amended from time to time.  Requests to transfer to any other beneficiary will not be completed unless Administrative Agent has received a new Transfer Authorizer Designation form.







Administrative Agent must receive disbursement and transfer requests in writing.  Verbal requests are not accepted.  Transfer requests will only be accepted from the individuals designated on the Transfer Authorizer Designation form; however, Administrative Agent shall not be required to compare signatures of the requestor to any Administrative Agent documents or other authorizations.







COMPLETING THE TRANSFER AUTHORIZER DESIGNATION FORM


 








	
§

	
Check Box Options: Check the appropriate box at top of page (i.e. New/Replace Previous/Add/Change/Delete/Initial Loan Disbursement)













	
§

	
First Paragraph:  In the paragraph that follows, insert Borrower’s name, loan number and date of Loan Documents.













	
§

	
List Names of Transfer Authorizers: Complete line 1, with the name of a person within your company that will be authorized to request disbursements of loan proceeds, their corporate title and the maximum dollar amount of the disbursement they are authorized to approve. Continue to complete additional lines in this section for all individuals designated as authorizers in connection with the Loan.













	
§

	
Initial Loan Disbursement Authorization: If Borrower requires an Initial Loan Disbursement, select the applicable Initial Loan Disbursement method (i.e. wire transfer directly to a title/escrow company or deposit into the Deposit Account.  Insert the applicable information requested in this section.












If Applicable for Wire Transfer:








	
  

	
·

	
Borrower authorizes Administrative Agent to rely on disbursement instructions provided directly from the title/escrow company in connection with the wiring of the Initial Loan Disbursement;








	
  

	
·

	
Borrower must contact title/escrow company and request that specific wiring instructions be provided directly to Administrative Agent; and








	
  

	
·

	
A copy of written wiring instructions received from title/escrow company will be attached to original Transfer Authorizer Designation Form.














  





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§

	
Subsequent Loan Disbursement Authorization: If Borrower requires Subsequent Loan Disbursements select the applicable Subsequent Loan Disbursement method (i.e. wire transfer directly to a title/escrow company or deposit into the Deposit Account.  Insert the applicable information requested in this section; otherwise, select “Not Applicable”.












If Applicable for Wire Transfer:








	
  

	
·

	
Borrower authorizes Administrative Agent to rely on disbursement instructions provided directly from the title/escrow company in connection with the wiring of the Subsequent Loan Disbursement;








	
  

	
·

	
Borrower must contact title/escrow company and request that specific wiring instructions be provided directly to Administrative Agent; and








	
  

	
·

	
A copy of written wiring instructions received from title/escrow company will be attached to original Transfer Authorizer Designation Form.













	
§

	
Beneficiary Bank and Account Holder Information:












Enter the following information into (1) Box 1 if Initial Loan Disbursement applicable for wire transfer, (2) Box 2 if Initial Loan Disbursement applicable for deposit into the Deposit Account, (3)  Box 3 if Subsequent Loan Disbursement applicable for wire transfer, and/or (4) Box 4 if Subsequent Loan Disbursement applicable for deposit into the Deposit Account:








	
  

	
·

	
Borrower Name








	
  

	
·

	
Title/Escrow Number (if applicable)








	
  

	
·

	
Loan Number








	
  

	
·

	
Transfer/Deposit Funds to: Insert the Receiving Party Account Name (i.e. title/escrow company name or name on the Deposit Account)








	
  

	
·

	
Receiving Party Deposit Account Number: (i.e. title/escrow company account number at Receiving Bank or Deposit Account number)








	
  

	
·

	
Receiving Bank Name, City and State: Enter the name, City and State of Receiving Bank








	
  

	
·

	
Receiving Bank Routing/ABA Number








	
  

	
·

	
Disbursement Amount: Enter the maximum amount being wired to Receiving Party or deposited into the Deposit Account. In the case of an Initial Loan Disbursement, this amount may vary based on closing date estimates and per diem interest on existing loan payoffs.  The actual amount of the Initial Loan Disbursement will be equal to or less than the Maximum Initial Loan Disbursement Amount listed above.








	
  

	
·

	
Further Credit Information: Enter any Further Credit Information/ Instructions identifying the account at Receiving Bank referred to in this section.








	
  

	
·

	
NOTE: Neither the Initial Disbursement Amount, nor the Initial Disbursement Amount together with any Subsequent Disbursement Amounts, shall ever exceed the Loan Amount.













	
§

	
Signature of Transfer Authorizer:  Borrower must sign and date the original Transfer Authorizer Designation form setting forth representatives approved to provide disbursement instructions of any Loan proceeds.














  





J-7











  






REVISIONS/CHANGES TO TRANSFER AUTHORIZER DESIGNATION FORM








	
§

	
In order to revise or change Authorized Representatives or Loan disbursement instructions, a new Transfer Authorizer Designation form shall be executed by the party designated on the Transfer Authorizer Designation form by Borrower.








	
§

	
The Transfer Authorizer’s name should be printed on the form and dated with a current date.









  





J-8











  






EXHIBIT K


 


FORM OF COMPLIANCE CERTIFICATE


 


Reference is made to the Credit Agreement dated as of June 29, 2012 (as amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), by and among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (each a “Borrower” and collectively, the “Borrowers”), Parent (as defined in the Credit Agreement), the financial institutions party thereto and their assignees under Section 13.6 thereof (the “Lenders”), Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), and the other parties thereto.  Capitalized terms used herein, and not otherwise defined herein, have their respective meanings given to them in the Credit Agreement.


 


Pursuant to Section 9.3 of the Credit Agreement, the undersigned hereby certifies to the Administrative Agent and the Lenders that:


 


1.           (a) The undersigned has reviewed the terms of the Credit Agreement and has made a review of the transactions, financial condition and other affairs of the Parent, Borrowers and their respective Subsidiaries as of, and during the relevant accounting period ending on, _______________, 201__ and (b) such review has not disclosed the existence during such accounting period, and the undersigned does not have knowledge of the existence, as of the date hereof, of any condition or event constituting a Default or Event of Default [except as set forth on Attachment A hereto, which accurately describes the nature of the conditions(s) or event(s) that constitute (a) Default(s) or (an) Event(s) of Default and the actions which the Borrowers (are taking)(are planning to take) with respect to such condition(s) or event(s)].


 


2.           Schedule 1 attached hereto accurately and completely sets forth the calculations required to establish compliance with Section 10.1 of the Credit Agreement on the date of the financial statements for the accounting period set forth above.


 


3.           As of the date hereof the aggregate outstanding principal amount of all outstanding Loans, together with the aggregate amount of all Letter of Credit Liabilities, are less than or equal to the Maximum Loan Availability at such time.


 


4.           (a) No Default or Event of Default exists, and (b) the representations and warranties of the Parent, Borrowers and the other Loan Parties contained in the Credit Agreement and the other Loan Documents are true and correct in all material respects, except to the extent such representations or warranties expressly relate solely to an earlier date (in which case such representations and warranties shall have been true and accurate on and as of such earlier date) and except for changes in factual circumstances specifically and expressly permitted under the Credit Agreement or the other Loan Documents.


 




  





K-1











  






IN WITNESS WHEREOF, the undersigned has signed this Compliance Certificate on and as of ___________, 201__.




	 	 	 	 	 
	 	 	
Name:

	 	 
	
 

	 	
Title:

	Chief Financial Officer	 
	
 

	 	 	
 

	 







  





K-2











  








Schedule 1


 







  





K-3











  











  





K-4











  
















  





K-5











  











  





K-6











  






EXHIBIT L


 


FORM OF JOINDER AGREEMENT


 


JOINDER AGREEMENT


 


THIS JOINDER AGREEMENT (this “Agreement”), dated as of _______________, 201__, is entered into by ____________________________, a ________________________ (the “New Borrower”), and WELLS FARGO BANK, NATIONAL ASSOCIATION, as Administrative Agent under that certain Credit Agreement, dated as of June 29, 2012 (as the same may be amended, supplemented or otherwise modified from time to time, the “Credit Agreement”), among CAPLEASE, LP, a Delaware limited partnership, PREFCO DIX-NEUF LLC, a Connecticut limited liability company, PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership, CLF CANE RUN MEMBER, LLC, a Delaware limited liability company, CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company, CLF LANDMARK OMAHA LLC, a Delaware limited liability company, CLF DODGE OMAHA LLC, a Delaware limited liability company, KDC BUSCH BOULEVARD LLC, a Delaware limited liability company, and CLF 555 N DANIELS WAY LLC, a Delaware limited liability company (the “Borrowers”, each, a “Borrower”), Parent (as defined in the Credit Agreement), the Lenders from time to time party thereto and the Administrative Agent.  All capitalized terms used herein and not otherwise defined shall have the meanings set forth in the Credit Agreement.


 


New Borrower and the Administrative Agent, for the benefit of the Lenders, hereby agree as follows:


 


Section 1.         Assumption and Joinder.


 


(a)           The New Borrower hereby expressly assumes, and hereby agrees to perform and observe, each and every one of the covenants, rights, promises, agreements, terms, conditions, obligations, appointments, duties and liabilities of a “Borrower” under the Credit Agreement and all of the other Loan Documents applicable to it as a Borrower under the Credit Agreement.  By virtue of the foregoing, the New Borrower hereby accepts and assumes any liability of a Borrower related to each representation, warranty, covenant or obligation made by a Borrower in the Credit Agreement, and hereby expressly affirms, as of the date hereof, each of such representations, warranties, covenants and obligations.


 


(b)           All references to the term “Borrower” in the Credit Agreement or in any document or instrument executed and delivered or furnished, or to be executed and delivered or furnished, in connection therewith shall be deemed to be a reference to, and shall include, the New Borrower.



 











	
1

	
To be modified as applicable.









 







	
2

	
To be modified as applicable.









 








  





L-1











  






 


Section 2.         Representations and Warranties.  The New Borrower hereby represents and warrants to the Administrative Agent and the Lenders as follows:


 


(a)           The New Borrower has the requisite [limited liability company]1  power and authority to enter into this Agreement and to perform its obligations hereunder and under the Credit Agreement and any other Loan Document to which it is a party.  The execution, delivery and performance of this Agreement by the New Borrower and the performance of its obligations under this Agreement, the Credit Agreement, and any other Loan Document have been duly authorized by the [sole member]2 of the New Borrower and no other [limited liability company]3 proceedings on the part of the New Borrower are necessary to authorize the execution, delivery or performance of this Agreement, the transactions contemplated hereby or the performance of its obligations under this Agreement, the Credit Agreement or any other Loan Document.  This Agreement has been duly executed and delivered by the New Borrower.  This Agreement, the Credit Agreement and each Loan Document constitutes the legal, valid and binding obligation of the New Borrower enforceable against it in accordance with its respective terms, except as enforceability may be limited by applicable bankruptcy, insolvency, reorganization or similar laws affecting creditors’ rights generally and by general principles of equity, whether such enforceability is considered in a proceeding at law or in equity.


 


(b)           The representations and warranties set forth in the Credit Agreement are true and correct in all material respects on and as of the date hereof as such representations and warranties apply to the New Borrower (except to the extent that any such representations and warranties expressly relate to an earlier date) with the same force and effect as if made on the date hereof.


 


Section 3.         Security Document.  New Borrower is, simultaneously with the execution of this Agreement, executing and delivering (i) a Security Document which encumbers certain real property owned by New Borrower and (ii) such other documents and instruments as requested by the Administrative Agent in accordance with the Credit Agreement.  New Borrower acknowledges and agrees that from and after the date of this Agreement, such real property referred to in item (i) of the immediately preceding sentence shall be Collateral under the Credit Agreement.


 


Section 4.         Further Assurances.  At any time and from time to time, upon the Administrative Agent’s request and at the sole expense of the New Borrower, the New Borrower will promptly and duly execute and deliver any and all further instruments and documents and take such further action as the Administrative Agent reasonably deems necessary to effect the purposes of this Agreement.


 


Section 5.         Binding Effect.  This Agreement shall be binding upon the New Borrower and shall inure to the benefit of the Administrative Agent and the other Lenders and their respective successors and assigns.


 


Section 6.         Counterparts.  This Agreement may be executed in any number of counterparts, each of which when so executed and delivered shall be an original, but all of which shall constitute one and the same instrument.


 


Section 7.         Governing Law.  This Agreement shall be governed by, and construed and enforced in accordance with the laws of the State of New York, except to the extent preempted by federal laws.



 


















 







	
3

	
To be modified as applicable.









 




  





L-2











  










Section 8.                      JURY TRIAL WAIVER.  TO THE EXTENT PERMITTED BY THEN APPLICABLE LAW, EACH PARTY TO THIS AGREEMENT HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (a) ARISING UNDER THE LOAN DOCUMENTS, INCLUDING, WITHOUT LIMITATION, ANY PRESENT OR FUTURE MODIFICATION THEREOF OR (b) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES HERETO OR ANY OF THEM WITH RESPECT TO THE LOAN DOCUMENTS (AS NOW OR HEREAFTER MODIFIED) OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION IS NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND EACH PARTY HEREBY AGREES AND CONSENTS THAT ANY PARTY TO THIS AGREEMENT MAY FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF ANY RIGHT THEY MIGHT OTHERWISE HAVE TO TRIAL BY JURY.


 



[Remainder of page intentionally left blank]


 




 





  





L-3











  








IN WITNESS WHEREOF, New Borrower has caused this Agreement to be duly executed by its respective authorized officer, and the Administrative Agent, for the benefit of the Lenders, has caused the same to be accepted by its authorized officer, as of the day and year first above written.


 


“New Borrower”


 


 





	 	 	 	 	 
	
By:

	 	 	 	 
	
Name:

	 	 	 	 
	
Title:

	 	 	
 

	 



                                            





















 


 


“Administrative Agent”










	
WELLS FARGO BANK, NATIONAL ASSOCIATION,

	 	 	 
	
as Administrative Agent

	 	 	 
	 	 	 	 	 
	 	 	 	 	 
	
By:

	 	 	 	 
	
Name:

	 	 	 	 
	
Title:

	 	 	
 

	 







 




  





L-4











  






 



SCHEDULE 1 – COMMITMENTS


 








	
Lender

	
Commitment

	
Pro Rata Share


	
WELLS FARGO BANK, NATIONAL ASSOCIATION

	
$100,000,000.00

	
100%


	
TOTALS

	
$100,000,000.00

	
100%














  





  











  






 


SCHEDULE 1.1(a) – LIST OF LOAN PARTIES


 


 


CAPLEASE, INC., a Maryland corporation


 


CAPLEASE, LP, a Delaware limited partnership


 


PREFCO DIX-NEUF LLC, a Connecticut limited liability company


 


PREFCO NINETEEN LIMITED PARTNERSHIP, a Connecticut limited partnership


 


CLF CANE RUN MEMBER, LLC, a Delaware limited liability company


 


CLF CANE RUN LOUISVILLE, LLC, a Delaware limited liability company


 


CLF LANDMARK OMAHA LLC, a Delaware limited liability company


 


CLF DODGE OMAHA LLC, a Delaware limited liability company


 


KDC BUSCH BOULEVARD LLC, a Delaware limited liability company


 


CLF 555 N DANIELS WAY LLC, a Delaware limited liability company


 


CLF REAL ESTATE LLC, a Delaware limited liability company


 




  





  











  






 


SCHEDULE 1.1(b) – KROGER PORTFOLIO


 


 


3651 Peachtree Parkway, Suwanee, GA


 


6678 Covington Hwy., Lithonia, GA


 


136 Belmont Drive, Calhoun, GA


 


400 Peachtree Industrial Blvd., Suwanee, GA


 


302 Brighton Park Blvd., Frankfort, KY


 


540/ 545 Island Fort Road, Madisonville, KY


 


849 North 12th Street, Murray, KY


 


1002 South Broadway, Georgetown, KY


 


1670 Starlite Drive, Owensboro, KY


 


9501 S. Northshore Drive, Knoxville, TN


 


2020 Mallory Lane, Franklin, TN


 




  





  











  






 


SCHEDULE 1.1(c) – PERMITTED LIENS


 


 



	
  

	
1.

	
Pledge of membership interests of CLF Cheyenne Tulsa, LLC, a Delaware limited liability company, pursuant to that certain Membership Interest Pledge Agreement dated as of July 29, 2011, by One Place, LLC, an Oklahoma limited liability company, and CLF Cheyenne Tulsa Member, LLC, a Delaware limited liability company, in favor of BOKF, NA dba Bank of Oklahoma.







 




  





  











  






 


SCHEDULE 4.1 – INITIAL BORROWING BASE PROPERTIES


 


3651 Peachtree Parkway, Suwanee, GA


 


6678 Covington Hwy., Lithonia, GA


 


136 Belmont Drive, Calhoun, GA


 


400 Peachtree Industrial Blvd., Suwanee, GA


 


302 Brighton Park Blvd., Frankfort, KY


 


540/ 545 Island Fort Road, Madisonville, KY


 


849 North 12th Street, Murray, KY


 


1002 South Broadway, Georgetown, KY


 


1670 Starlite Drive, Owensboro, KY


 


9501 S. Northshore Drive, Knoxville, TN


 


2020 Mallory Lane, Franklin, TN


 


5060 Cane Run Road, Louisville, KY


 


9394 West Dodge Road, Omaha, NE


 


1299 Farnam Street, Omaha, NE


 


6480 Busch Boulevard, Columbus, OH


 


555 North Daniels Way, Bloomington, IN


 




  





  











  






 


SCHEDULE 7.1(b) – OWNERSHIP STRUCTURE


 



 




	
Part I

	 	 	 
	
Subsidiary Name

	
Type of Entity

	
Ownership

	
Purpose


	
Caplease, LP

	
DE LP

	
General Partner:  CLF OP General Partner LLC (1.0%)

	
Transact any and all lawful business


	  	  	
Limited Partners:  CapLease, Inc. (98.8%) and JDA Middletown Limited Partnership and Timothy Mahoney (0.2%)


	
CLF OP General Partner, LLC

	
DE LLC

	
Sole Member:  CapLease, Inc.

	
Engage in any and all lawful business


	  	  	  	  
	
Caplease Services Corp.

	
DE Corp

	
Caplease Debt Funding, LP, sole member

	
Transact any and all lawful business: taxable REIT subsidiary


	
CLF Ridley Park Business Trust

	
VA Business Trust

	
100% owned by CapLease, Inc.

	
Own property located in Ridley Park, PA


	
CLF VA Ponce LLC

	
DE LLC

	
Caplease, LP as sole member

	
Own property located in Ponce PR


	
CLF 1000 Milwaukee Avenue LLC

	
DE LLC

	
Caplease, LP as sole member

	
Own property located in Glenview, IL


	
CLF 555 N Daniels Way LLC

	
DE LLC

	
Caplease, LP as sole member

	
Own property located in Bloomington, IN


	
CLF Bobs Randolph LLC

	
DE LLC

	
Caplease, LP as sole member

	
Own property located in Randolph, MA


	
KDC Busch Boulevard LLC

	
DE LLC

	
Caplease, LP as sole member

	
Own property located in Columbus, OH


	
Columbia Pike I, LLC

	
DE LLC

	
Caplease, LP as sole member

	
Own property located in Silver Spring, MD


	
CLF Parsippany LLC

	
DE LLC

	
Caplease, LP as sole member

	
Own property located in Whippany, NJ


	
Caplease Credit LLC

	
DE LLC

	
Caplease, LP as sole member

	
Broad purpose, including guarantor of loans


	
EVA LLC

	
DE LLC

	
CapLease, Inc., as sole member

	
Shell entity and former owner of CDO notes and preferred shares of Issuer


	
CapLease Investment Management, LLC

	
DE LLC

	
CapLease, Inc., as sole member

	
KBC loan Collateral Manager


	
WG-Investors-New Jersey

	
DE Business Trust

	
Caplease, LP as sole owner

	
Shell entity and former owner of property in Pennsauken, NJ


	
CA Portsmouth Investment Trust

	
DE Business Trust

	
Caplease, LP as sole owner

	
Own property in Portsmouth, VA


	
CLF Herndon LLC

	
DE LLC

	
Caplease, LP, as sole member

	
Own property located in Herndon VA


	
CLF Aliso Viejo Business Trust

	
VA Business Trust

	
Caplease, LP, as sole shareholder

	
Own property in Aliso Viejo, CA





 




  





  











  






 



	
CLF Rapp Irving LP

	
DE LP

	
CLF Rapp Irving GP LLC as 1% general partner; Caplease, LP as 99% limited partner

	
Own property located in Irving, TX


	  	  	  	  
	
CLF Rapp Irving GP LLC

	
DE LLC

	
Caplease, LP, as sole member

	
Act as GP of CLF Rapp Irving GP LLC whose purpose is to own property located in Irving, TX


	
CLF Tollway Plano LP

	
DE LP

	
CLF Tollway Plano GP LLC as 1% general partner; Caplease, LP as 99% limited partner

	
Own property located in Plano, TX


	  	  	  	  
	
CLF Tollway Plano GP LLC

	
DE LLC

	
Caplease, LP, as sole member

	
Act as GP of CLF Tollway Plano GP LLC whose purpose is to own property located in Plano, TX


	
CLF DEA Birmingham LLC

	
DE LLC

	
Caplease, LP

	
Own DEA property located in Birmingham, AL


	
CLF FBI Birmingham LLC

	
DE LLC

	
Caplease, LP

	
Own FBI property located in Birmingham, AL


	
CLF EPA Kansas City LLC

	
DE LLC

	
CLF EPA Member LLC, as sole member

	
Own property located in Kansas City, KS


	
CLF OSHA Sandy LLC

	
DE LLC

	
CLF OSHA Member LLC, as sole member

	
Shell entity and former owner of property located in Sandy, UT


	  	  	  	  
	
CLF SSA Austin LP

	
DE LP

	
1% General Partner:  CLF SSA Austin GP

	
Own property located in Austin, TX


	  	  	
99% Limited Partner:  Caplease, LP

	  
	
CLF SSA Austin GP LLC

	
DE LLC

	
Member: Caplease, LP

	
Act as the general partner of CLF SSA Austin LP, whose purpose is to own property in Austin, TX


	
KDC Norman Woods Business Trust

	
VA Business Trust

	
CapLease, Inc. as sole owner

	
Own property in Waukegan, IL


	
CLF 6116 GP LLC

	
DE LLC

	
Caplease, LP as sole member

	
To act as the sole general partner of Capital Property Associates Limited Partnership, whose purpose is to own and operate property in North Bethesda, Maryland


	  	  	  	  
	
Capital Property Associates Limited Partnership

	
MD limited partnership

	
CLF 6116 GP LLC as 1% general partner; Caplease, LP as 99% limited partner

	
To own and operate property in North Bethesda, Maryland


	  	  	  	  



 




  





  











  






 



	
CLF Sylvan Way LLC

	
DE LLC

	
Caplease, LP, as sole member

	
To own and operate property in Parsippany, New Jersey (Tiffany)


	
CLF EPA Member LLC

	
DE LLC

	
Caplease, LP

	
To act as the sole member of CLF EPA Kansas City LLC, whose purpose is to own property in Kansas City, KS


	  	  	  	  
	
CLF OSHA Member LLC

	
DE LLC

	
Caplease, LP

	
To act as the sole member of CLF OSHA Sandy LLC (former owner of property in Sandy, UT).


	
CLF Mercer Island LLC

	
DE LLC

	
Caplease, LP

	
To own and operate property in Mercer Island, WA


	
CLF Electric Road Roanoke LLC

	
DE LLC

	
Caplease, LP

	
To own and operate property in Roanoke, VA


	
CLF McCullough Drive Charlotte LLC

	
DE LLC

	
Caplease, LP

	
To own and operate property in Charlotte, NC


	
Caplease Statutory Trust I

	
Delaware Business Trust

	
Caplease, LP

	
Issued December 2005 Trust Preferred


	
CLF Red Lion Road Philadelphia Business Trust

	
Virginia Business Trust

	
CapLease, Inc.

	
To own and operate real estate in Philadelphia, PA


	  	  	  	  
	
CLF South Monaco Denver LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real estate in Denver, CO


	
CLF Greenway Drive Lawrence LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real estate in Lawrence, KS


	
CLF Noria Road Lawrence LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real estate in Lawrence, KS


	
CLF New Falls Business Trust

	
Virginia Business Trust

	
Caplease, LP

	
To own and operate real estate in Middletown Township, PA


	
Caplease Debt Funding, LP

	
DE LP

	
0.1% General Partner:  CLF OP General Partner LLC

	
Transact any and all lawful business


	  	  	
99.9% Limited Partner:  CapLease, Inc.

	  
	
CLF TW Milwaukee LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real property located in Milwaukee, Wisconsin


	
CLF Wyomissing Business Trust

	
VA Business Trust

	
CapLease, Inc.

	
Shell entity and former owner of property located in Wyomissing, PA (Cott)


	
CLF FBI Albany LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real estate in Albany, NY





 




  





  











  






 



	
CLF Fresno Business Trust

	
VA Business Trust

	
Caplease, LP

	
To own and operate real estate in Fresno, CA


	
CLF Grassmere Nashville LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real estate in Nashville, TN


	  	  	  	  
	
CLF Arlington LP 

	
DE LP

	
CLF Arlington GP LLC: 1% general partner

	
To own and operate real estate in Arlington, TX


	  	  	
Caplease LP: 99% limited partner

	  
	
CLF Arlington GP LLC

	
DE LLC

	
Caplease, LP

	
To Act as GP of CLF Arlington LP whose purpose is to own and operate real estate located in Arlington, TX


	  	  	  	  
	
CLF JCI Florida LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real estate in Largo, FL


	  	  	  	  
	
CLF Simi Valley Business Trust

	
VA Business Trust

	
Caplease, LP

	
To own and operate real estate in Simi Valley, CA (Farmers property)


	
CLF Galena Simi Business Trust

	
VA Business Trust

	
Caplease, LP

	
Shell entity and former owner of real estate in Simi Valley, CA (McDonalds adjacent to Farmers property)


	  	  	  	  
	
CLF Yolo County Business Trust

	
VA Business Trust

	
Caplease, LP

	
To own and operate real estate in Woodland, CA


	
CLF Fort Worth LP

	
DE LP

	
CLF Fort Worth GP LLC: 1% general partner

	
To own and operate real estate in Fort Worth, TX


	  	  	
Caplease LP: 99% limited partner

	  
	
CLF Fort Worth GP LLC

	
DE LLC

	
Caplease, LP

	
To Act as GP of CLF Fort Worth LP whose purpose is to own and operate real estate located in Fort Worth, TX


	
CLF Holding Company, LLC

	
DE LLC

	
Caplease, LP

	
To act as sole member of CLF Real Estate LLC


	
CLF Real Estate LLC (formerly known as EntreCap Real Estate III LLC)

	
DE LLC

	
CLF Holding Company LLC

	
To initially own the Entrecap portfolio indirectly through other entities


	  	  	  	  
	
Walters Connecticut Venture Trust

	
Trust

	
CLF Real Estate LLC

	
Shell entity and former owner of property located in Hartford, CT


	  	  	  	  
	
PREFCO II GP LLC

	
DE LLC

	
CLF Real Estate LLC

	
To act as general partner of PREFCO II Limited Partnership


	
PREFCO II Limited Partnership

	
CT Limited Partnership

	
CLF Real Estate LLC (80% limited partner)

	
To own and operate property located in Johnston, Rhode Island


	  	  	
PREFCO II, GP LLC (20% general partner)

	  



 




  





  











  






 



	
PREFCO Dix-Neuf LLC

	
CT LLC

	
CLF Real Estate LLC

	
To act as general partner of limited partnership that own  the Kroger stores locations in KY, TN & GA


	
PREFCO Nineteen Limited Partnership

	
CT Limited Partnership

	
CLF Real Estate LLC (99% limited partner)

	
To own and operate all the Kroger store locations in KY, TN & GA


	  	  	
PREFCO Dix-Neuf LLC (1% general partner)

	  
	
CLF Landmark Omaha LLC

	
DE LLC

	
Caplease, LP

	
To own and operate property in Omaha, Nebraska (Landmark)


	
CLF Dodge Omaha LLC

	
DE LLC

	
Caplease, LP

	
To own and operate property in Omaha, Nebraska (Dodge)


	
CLF Fort Wayne LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real property located in Fort Wayne, Indiana (Nestle)


	
CLF Lathrop  Business Trust

	
VA Business Trust

	
Caplease, LP

	
To own and operate real property located in Lathrop, California (Nestle)


	
CLF Breinigsville Holding Company LLC

	
DE LLC

	
CapLease, Inc.

	
To act as indirect holding company owning Nestle property in Breinigsville, PA


	  	  	  	  
	
PREFCO Fifteen GP LLC

	
CT LLC

	
CLF Breinigsville Holding Company LLC

	
To act as 0.5% general partner of PREFCO Fifteen Holdings Limited Partnership


	
PREFCO Fifteen Holdings Limited Partnership

	
CT Limited Partnership

	
CLF Breinigsville Holding Company LLC (99.5% Limited partner)

	
To act as 99.5% beneficiary of CLF Breinigsville Business Trust (owner of Nestle property in PA)


	  	  	
PREFCO Fifteen GP LLC (0.5% general partner)

	  
	
PREFCO Quinze LLC

	
CT LLC

	
CLF Breinigsville Holding Company LLC

	
To act as 0.5% beneficiary of CLF Breinigsville Business Trust (owner of Nestle property in PA)


	
CLF Breinigsville Business Trust

	
VA Business Trust

	
PREFCO Fifteen Holdings Limited Partnership (99.5% beneficiary); PREFCO Quinze LLC (0.5% beneficiary)

	
To own and operate real property located in Breinigsville, Pennsylvania (Nestle)


	
CapLease 2007-STL LLC

	
DE LLC

	
CapLease, Inc.

	
Issue KBC debt and hold related collateral


	
CLF Cane Run Member, LLC

	
DE LLC

	
Caplease, LP

	
To act as the sole member of CLF Cane Run Louisville LLC (owner of property in Louisville, KY).


	
CLF Cane Run Louisville LLC

	
DE LLC

	
CLF Cane Run Member, LLC

	
To own and operate real property located in Louisville, KY (Michelin)


	  	  	  	  



 




  





  











  






 



	
CLF Cooper Franklin LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real property located in Franklin, Indiana (Cooper Tire)


	
CLF 10777 Clay Road LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real property located in Houston, Texas (AMEC)


	
CLF Elysian Fields LLC

	
DE LLC

	
Caplease, LP

	
To own and operate real property located in New Orleans, Louisiana (Lowe’s)


	
CLF Cheyenne Tulsa Member, LLC

	
DE LLC

	
Caplease, LP

	
To act as the sole member of CLF Cheyenne Tulsa, LLC (owner of property in Tulsa, OK).


	
CLF Cheyenne Tulsa, LLC

	
DE LLC

	
CLF Cheyenne Tulsa Member, LLC: 99%

	
To construct, then own and operate real property located in Tulsa, OK (Cimarex)


	 	 	One Place, LLC: 1%	 
	
Part II

	 	 	 
	 	 	 	 
	 	 	 	 
	
None

	 	 	 















 




  





  











  








 


SCHEDULE 7.1(f) – PROPERTIES


 



	
Tenant

	
Address

	
Location

	
Occupancy Status

	
Status of Completion


	
Abbott Laboratories

	
6480 Busch Blvd

	
Columbus, OH

	
100%

	
Completed


	
Abbott Laboratories

	
1850 Norman Drive North

	
Waukegan, IL

	
100%

	
Completed


	
Aetna Life Insurance Company

	
1333-1385 East Shaw Avenue

	
Fresno, CA

	
100%

	
Completed


	
Allstate Insurance Company

	
401 McCullogh Drive

	
Charlotte, NC

	
100%

	
Completed


	
Allstate Insurance Company

	
1819 Electric Road (aka State hwy. 419)

	
Roanoke, VA

	
100%

	
Completed


	
AMEC plc

	
10777 Clay Rd.

	
Houston, TX

	
100%

	
Completed


	
Aon Corporation

	
1000 Milwaukee Avenue

	
Glenview, IL

	
100%

	
Completed


	
Baxter International, Inc.

	
555 North Daniels Way

	
Bloomington, IN

	
100%

	
Completed


	
Bunge North America, Inc.

	
6700 Snowden Road

	
Fort Worth, TX

	
100%

	
Completed


	
Cadbury Holdings Limited

	
945 Route 10

	
Hanover Township, NJ

	
100%

	
Completed


	
Capital One Financial Corporation

	
3905 N. Dallas Parkway

	
Plano, TX

	
100%

	
Completed


	
Choice Hotels International, Inc.

	
10720, 10750 & 10770 Columbia Pike

	
Silver Spring, MD

	
100%

	
Completed


	
Cimarex Energy Company

	
206 S. Cheyenne

	
Tulsa, OK

	
0%

	
Under Development


	
Cooper Tire & Rubber Company

	
500 Bartram Parkway

	
Franklin, IN

	
100%

	
Completed


	
County of Yolo, California

	
25 North Cottonwood Street

	
Woodland, CA

	
100%

	
Completed


	
Crozer - Keystone Health System

	
8 & 10 Morton Ave

	
Ridley Park, PA

	
100%

	
Completed


	
CVS Corporation

	
100 Mazzeo Drive

	
Randolph, MA

	
100%

	
Completed


	
Exelis, Inc.

	
12975 Worldgate Drive

	
Herndon, VA

	
100%

	
Completed


	
Farmers Group, Inc.

	
3039-3041 Cochran St.

	
Simi Valley, CA

	
100%

	
Completed


	
Farmers New World Life Insurance Company

	
3003 77th Ave SE

	
Mercer Island, WA

	
100%

	
Completed


	
General Motors Financial Company, Inc.

	
4001 Embarcadero Drive

	
Arlington, TX

	
100%

	
Completed


	
Invesco Holding Co. Ltd

	
4340, 4346 & 4350 South Monaco St.

	
Denver, CO

	
100%

	
Completed


	
Johnson Controls, Inc.

	
6750 Bryan Dairy Road

	
Pinellas Park, FL

	
100%

	
Completed


	
Koninklijke Ahold, N.V.

	
4001 New Falls Road

	
Levittown, PA

	
100%

	
Completed


	
The Kroger Co.

	
3651 Peachtree Parkway

	
 Suwanee, GA

	
100%

	
Completed


	
The Kroger Co.

	
6678 Covington Hwy.

	
Lithonia, GA

	
100%

	
Completed


	
The Kroger Co.

	
136 West Belmont Dr.

	
Calhoun, GA

	
100%

	
Completed


	
The Kroger Co.

	
400 Peachtree Industrial Blvd.

	
Suwanee, GA

	
100%

	
Completed





 




  





  











  






 


	
The Kroger Co.

	
302 Brighton Park Blvd.

	
Frankfort, KY

	
100%

	
Completed


	
The Kroger Co.

	
540/545 Island Fort Road

	
Madisonville, KY

	
100%

	
Completed


	
The Kroger Co.

	
840 North 12th St.

	
Murray, KY

	
100%

	
Completed


	
The Kroger Co.

	
1002 South Broadway

	
Georgetown, KY

	
100%

	
Completed


	
The Kroger Co.

	
1670 Starlite Drive

	
Owensboro, KY

	
100%

	
Completed


	
The Kroger Co.

	
9501 Northshore DR.

	
Knoxville, TN

	
100%

	
Completed


	
The Kroger Co.

	
2020 Mallory Ln

	
 Franklin, TN

	
100%

	
Completed


	
Lowes Companies, Inc.

	
26501 Aliso Creek Road

	
Aliso Viejo, CA

	
98%

	
Completed


	
Lowes Companies, Inc.

	
2401/2501 Elysian Fields Ave

	
New Orleans, LA

	
100%

	
Completed


	
Michelin North America, Inc.

	
5600 Cane Run Rd

	
Louisville, KY

	
100%

	
Completed


	
Multi-tenant (currently vacant)

	
1301 Atwood Avenue

	
Johnston, RI

	
0%

	
Completed


	
Multi-tenant (Dodge building)

	
9394 West Dodge Road

	
Omaha, NE

	
99%

	
Completed


	
Multi-tenant (Landmark building)

	
1299 Farnam St.

	
Omaha, NE

	
68%

	
Completed


	
Nestle Holdings, Inc.

	
555 Nestle Way

	
Breinigsville, PA

	
100%

	
Completed


	
Nestle Holdings, Inc.

	
2909 Pleasant Center Road

	
Fort Wayne, IN

	
100%

	
Completed


	
Nestle Holdings, Inc.

	
2 Nestle Way

	
Lathrop, CA

	
100%

	
Completed


	
Omnicom Group, Inc.

	
1660 North Westridge Circle

	
Irving, TX

	
100%

	
Completed


	
Pearson Plc.

	
3833 Greenway Drive and 2201 Noria Blvd.

	
Lawrence, KS

	
100%

	
Completed


	
Tiffany & Co

	
15 Sylvan Way

	
Parsippany, NJ

	
100%

	
Completed


	
Time Warner Entertainment Company

	
1320 North Dr. Martin Luther King Jr. Drive

	
Milwaukee, WI

	
100%

	
Completed


	
TJX Companies, Inc.

	
2760 Red Lion Road

	
Philadelphia, PA

	
100%

	
Completed


	
T-Mobile USA, Inc.

	
695 Grassmere Park

	
Nashville, TN

	
100%

	
Completed


	
United States Government (FBI)

	
200 McCarty Avenue

	
Albany, NY

	
100%

	
Completed


	
United States Government (SSA)

	
1029 Camino La Costa

	
Austin, TX

	
100%

	
Completed


	
United States Government (DEA)

	
1003 17th St. North

	
Birmingham, AL

	
100%

	
Completed


	
United States Government (FBI)

	
1100 18th Street North

	
Birmingham, AL

	
100%

	
Completed


	
United States Government (EPA)

	
300 Minnesota Ave

	
Kansas City, KS

	
100%

	
Completed


	
United States Government (NIH)

	
6116 Executive Blvd

	
Bethesda, MD

	
100%

	
Completed


	
United States Government (VA)

	
Lot 37, Santiago De los Caballeros Avenue

	
Ponce, PR

	
100%

	
Completed


	
Walgreen Co.

	
700 Frederick Boulevard

	
Portsmouth, VA

	
100%

	
Completed







 




  





  











  






 


SCHEDULE 7.1(g) – INDEBTEDNESS AND GUARANTIES


 


 



	
Part I - Indebtedness

	  	  
	
Type

	
Description of Collateral

	
Carrying Value of Debt as of March 31, 2012 (in thousands; sums may not foot due to rounding)


	
Mortgages on real estate investments

	
Abbott Laboratories, Waukegan, IL

	
$14,344.00


	  	
Aetna Life Insurance Company, Fresno, CA

	
$16,043.00


	  	
Allstate Insurance Company, Charlotte, NC

	
$19,372.00


	  	
Allstate Insurance Company, Roanoke, VA

	
$20,625.00


	  	
AMEC plc, Houston, TX

	
$16,498.00


	  	
Aon Corporation, Glenview, IL

	
$58,843.00


	  	
Bunge North America, Inc., Fort Worth, TX

	
$6,262.00


	  	
Cadbury Holdings Limited, Whippany, NJ

	
$32,382.00


	  	
Cadbury Holdings Limited, Whippany, NJ

	
$1,605.00


	  	
Capital One Financial Corporation, Plano, TX

	
$19,201.00


	  	
Choice Hotels International, Inc., Silver Spring, MD

	
$26,336.00


	  	
Cooper Tire & Rubber Company, Franklin, IN

	
$17,606.00


	  	
County of Yolo, California, Woodland, CA

	
$10,332.00


	  	
Crozer-Keystone Health System, Ridley Park, PA

	
$2,892.00


	  	
CVS Corporation, Randolph, MA

	
$7,521.00


	  	
Farmers Group, Inc., Simi Valley, CA

	
$25,620.00


	  	
Farmers New World Life Insurance Company, Mercer Island, WA

	
$29,801.00


	  	
General Motors Financial Company, Inc., Arlington, TX

	
$26,327.00


	  	
Invesco Holding Co. Ltd., Denver, CO

	
$43,700.00


	  	
ITT Corporation, Herndon, VA

	
$39,595.00


	  	
ITT Corporation, Herndon, VA

	
$2,813.00


	  	
Johnson Controls, Inc., Largo, FL

	
$16,200.00


	  	
Koninklijke Ahold, N.V., Levittown, PA

	
$13,762.00


	  	
Lowes Companies, Inc., Aliso Viejo, CA

	
$41,145.00


	  	
Lowes Companies, Inc., New Orleans, LA

	
$9,179.00


	  	
Lowes Companies, Inc., New Orleans, LA

	
$8,066.00


	  	
Lowes Companies, Inc., New Orleans, LA

	
$475.00


	  	
Nestle Holdings, Inc., Breinigsville, PA; Fort Wayne, IN; and Lathrop, CA

	
$117,000.00


	  	
Omnicom Group, Inc., Irving, TX

	
$12,391.00


	  	
Pearson Plc., Lawrence, KS

	
$15,563.00


	  	
Tiffany & Co., Parsippany, NJ

	
$57,275.00





 




  





  











  






 


	  	
Time Warner Entertainment Company, L.P., Milwaukee, WI

	
$17,500.00


	  	
Time Warner Entertainment Company, L.P., Milwaukee, WI

	
$2,334.00


	  	
Time Warner Entertainment Company, L.P., Milwaukee, WI

	
$2,155.00


	  	
TJX Companies, Inc., Philadelphia, PA

	
$68,663.00


	  	
T-Mobile USA, Inc., Nashville, TN

	
$10,568.00


	  	
United States Government (DEA), Birmingham, AL

	
$10,879.00


	  	
United States Government (EPA), Kansas City, KS

	
$19,018.00


	  	
United States Government (FBI), Albany, NY

	
$10,137.00


	  	
United States Government (FBI), Birmingham, AL

	
$18,161.00


	  	
United States Government (NIH), N. Bethesda, MD

	
$57,505.00


	  	
United States Government (SSA), Austin, TX

	
$5,197.00


	  	
United States Government (VA), Ponce, PR

	
$3,977.00


	  	
Walgreen Co., Portsmouth, VA

	
$2,536.00


	  	
 Total

	
$957,407.00


	  	  	  
	
Wells Fargo Repurchase Line of Credit

	
Loans Held for Investment

	
$1,528.00


	  	
Intercompany mortgage loans on CapLease properties

	
$64,713.00


	  	
Commercial mortgage-backed securities

	
$2,158.00


	  	
Owned property

	
$0.00


	  	
Total

	
$68,399.00


	  	  	  
	
Secured Term Loan

	
Loans Held for Investment

	
$18,279.00


	  	
Intercompany mortgage loans on CapLease properties

	
$22,770.00


	  	
Commercial mortgage-backed securities

	
$42,032.00


	  	
Total

	
$83,081.00


	  	  	  
	
Convertible Senior Notes

	
None

	
$34,678.00


	  	  	  
	
Other Long-term debt (trust preferred securities)

	
None

	
$30,930.00





 




  





  











  






 


	
Part II - Total Liabilities (Excluding Indebtedness)

	  
	  	  	  
	
Type

	
Description of Collateral

	
Carrying Value of Liabilities as of March 31, 2012 (in thousands; sums may not foot due to rounding)


	  	  	  
	
Accounts payable and other liabilities

	
Accounts payable and other liabilities

	
$3,602.00


	  	
Accrued interest

	
$5,289.00


	  	
Accrued expenses

	
$2,356.00


	  	
Deferred rental income

	
$6,397.00


	  	
Unearned rental income

	
$4,727.00


	  	
Total

	
$22,371.00


	  	  	  
	
Dividends and distributions payable

	
Dividends and distributions payable

	
$5,977.00


	  	  	  
	
Total Liabilities (excluding Indebtedness)

	
Total

	
$28,348.00














  





  











  






 


SCHEDULE 7.1(h) – MATERIAL CONTRACTS


 



	
Property

	
Name of Agreement

	
Parties (Landlord, Optionee First)

	
Date


	  	  	  	  
	
Abbott Property

	  	  	  
	  	
Office Lease Agreement

	
Between KDC Busch Boulevard, LLC and Abbott Laboratories

	
November 5, 2004


	  	  	  	  
	
Baxter Property

	  	  	  
	  	
Lease Agreement

	
Between CLF 555 N Daniels Way (as successor to Koll Development Company) and Baxter Healthcare Corporation

	
November 14, 2003


	  	
First Amendment to Lease Agreement

	
Between CLF 555 N Daniels Way (as successor to Koll Development Company) and Baxter Healthcare Corporation

	
June 1, 2004


	  	
Second Amendment to Lease Agreement

	
Between CLF 555 N Daniels Way (as successor to Koll Development Company) and Baxter Healthcare Corporation

	
July 30, 2004


	  	  	  	  
	
Dodge Property

	  	  	  
	  	
Office Lease

	
Between CLF DODGE OMAHA LLC and Chastain-Otis, Inc.

	
July 1, 2010


	  	
Office Lease

	
Between CLF DODGE OMAHA LLC and COSENTRY.NET, LLC

	
June 30, 2010


	  	
First Amendment to Office Lease

	
Between CLF DODGE OMAHA LLC and COSENTRY.NET, LLC

	
December 15, 2010


	  	
Office Lease

	
Between CLF DODGE OMAHA LLC and DEX MEDIA, INC.

	
June 11, 2010


	  	
LEASE AGREEMENT

	
BETWEEN CLF DODGE OMAHA LLC AND HAYNEEDLE INC.

	
September 3, 2010


	  	
FIRST AMENDMENT TO LEASE

	
Between CLF DODGE OMAHA LLC and HAYNEEDLE, INC.

	
March 9, 2011


	  	
MODIFICATION OF FIRST AMENDMENT TO LEASE

	
Between CLF DODGE OMAHA LLC and HAYNEEDLE, INC.

	
May 23, 2011


	  	
OFFICE LEASE

	
Between CLF DODGE OMAHA LLC. and The Maids International, Inc.

	
February 21, 2011


	  	
OFFICE LEASE

	
Between CLF DODGE OMAHA LLC. and UNION PACIFIC RAILROAD COMPANY

	
June 11, 2010


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between CLF Dodge Omaha LLC (as successor to PREFCO XI LIMITED PARTNERSHIP) and THE NEBRASKA-RELCO LIMITED PARTNERSHIP TRUST

	
December 30, 1992





 




  





  











  






 



	  	
TRIPARTITE AGREEMENT

	
Between CLF Dodge Omaha LLC (as successor to PREFCO XI LIMITED PARTNERSHIP), U S WEST, INC., and THE NEBRASKA-RELCO LIMITED PARTNERSHIP TRUST (remainderman)

	
December 30, 1992


	  	
AGREEMENT OF GROUND LEASE

	
Between THE NEBRASKA-RELCO LIMITED PARTNERSHIP TRUST and CLF DODGE OMAHA LLC

	
June 30, 2010


	  	
Management Agreement

	
CLF Dodge Omaha LLC and The MEGA Corporation

	
November 10, 2009


	  	
Management Agreement (extension)

	
CLF Dodge Omaha LLC and The MEGA Corporation

	
January 11, 2010


	  	  	  	  
	
Kroger Portfolio

	  	  	  
	
1002 S. Broadway, Georgetown KY

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
136 W. Belmont Dr., Calhoun GA

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
1670 Starlite Dr., Owensboro KY

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007





 




  





  











  






 



	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
 2020 Mallory Lane, Franklin TN

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
302 Brighton Park Blvd, Frankfort KY

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
AMENDMENT TO LEASE (at Frankfort, KY)

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
March 5, 2008


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
AMENDMENT TO OPTION AND SUBORDINATION AGREEMENT ( at Frankfort, KY)

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE BANK OF NEW YORK TRUST COMPANY, N.A., AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
March 5, 2008





 




  





  











  






 



	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	
AMENDMENT TO TRIPARTITE AGREEMENT  ( at Frankfort, KY)

	
Between THE KROGER CO., PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), and THE BANK OF NEW YORK TRUST COMPANY, N.A., AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST (remainderman)

	
March 5, 2008


	  	  	  	  
	
 3651 Peachtree Parkway, Suwanee GA

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
 400 Peachtree Industrial Blvd, Suwanee GA

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
 540 Island Fort Rd, Madisonville KY

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007





 




  





  











  






 



	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
6678 Covington Hwy, Lithonia GA

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
 808 N. 12th St., Murray KY

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
 9501 Northshore Drive, Knoxville TN

	
AMENDED AND RESTATED LEASE

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP and THE KROGER CO.

	
June 27, 2007





 




  





  











  






 



	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST and PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership)

	
December 24, 1996


	  	
TRIPARTITE AGREEMENT

	
Between PREFCO NINETEEN LIMITED PARTNERSHIP (as successor to PREFCO XIX Limited Partnership), THE KROGER CO, AND THE CHASE MANHATTAN BANK, AS TRUSTEE, AND FRANK GRIPPO, AS INDIVIDUAL TRUSTEE, OF THE KCRI TRUST  (remainderman)

	
December 24, 1996


	  	  	  	  
	
Landmark Property

	  	  	  
	  	
1200 LANDMARK CENTER RETAIL LEASE

	
Between CLF Landmark Omaha LLC and Benson Grind

	
December 1, 2011


	  	
TELECOMMUNICATIONS FACILITIES LICENSE AGREEMENT

	
Between CLF Landmark Omaha LLC and Cogent Communications, Inc

	
April 14, 2010


	  	
1200 LANDMARK CENTER LEASE

	
Between CLF Landmark Omaha (as successor to QWEST CORPORATION) and JMMS, INC.

	
September 29, 2008


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
 Between CLF LANDMARK OMAHA LLC and ADESTA, LLC

	
June 30, 2010


	  	
Storage Space Lease

	
Between CLF LANDMARK OMAHA LLC and ADESTA, LLC

	
June 30, 2010


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and BAILEY LAUERMAN & ASSOCIATES, INC.

	
July 1, 2010


	  	
FIRST SUPPLEMENT TO LEASE

	
Between CLF LANDMARK OMAHA LLC and BAILEY LAUERMAN & ASSOCIATES, INC.

	
April 6, 2011


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF Landmark Omaha LLC and Booz Allen Hamilton Inc.

	
July 1, 2010


	  	
AMENDED AND RESTATED 1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and JACOBS ENGINEERING GROUP INC.

	
July 1, 2010


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and RSM MCGLADREY, INC.

	
June 23, 2010


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and PRAETORIAN INSURANCE COMPANY

	
May 1, 2010





 




  





  











  






 



	  	
U.S. GOVERNMENT LEASE FOR REAL PROPERTY

	
Between CLF Landmark Omaha LLC and Railroad Retirement Bd (GSA)

	
July 1, 2010


	  	
SUPPLEMENTAL LEASE AGREEMENT

	
Between CLF Landmark Omaha LLC and UNITED STATES OF AMERICA

	
February 24, 2011


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and  WELCH LAW FIRM, P.C.

	
July 1, 2010


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between  CLF LANDMARK OMAHA LLC and LIBERTY MUTUAL INSURANCE COMPANY

	
February 1, 2012


	  	
LEASE

	
Between CLF LANDMARK OMAHA, LLC and OLD MARKET ROJA, LLC.

	
April 12, 2010


	  	
FIRST AMENDMENT TO LEASE

	
Between CLF LANDMARK OMAHA, LLC and OLD MARKET ROJA, LLC.

	
June 13, 2012


 


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and PACIFIC LIFE INSURANCE COMPANY

	
July __, 2009


	  	
FIRST AMENDMENT TO 1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and PACIFIC LIFE INSURANCE COMPANY

	
July 1, 2010


	  	
SECOND AMENDMENT TO 1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF LANDMARK OMAHA LLC and PACIFIC LIFE INSURANCE COMPANY

	
February 13, 2012


	  	
RESTAURANT LEASE

	
Between CLF LANDMARK OMAHA, LLC, and PARLIAMENT PUB INC.

	
December 1, 2011


	  	
1200 LANDMARK CENTER OFFICE LEASE

	
Between CLF Landmark Omaha LLC and Stinson Morrison Hecker

	
April 6, 2010


	  	
1200 LANDMARK CENTER RETAIL LEASE

	
Between CLD Landmark Omaha LLC, and Susie's Baskets, Inc.

	
April 20, 2011


	  	
OPTION AND SUBORDINATION AGREEMENT

	
Between CLF Landmark Omaha LLC(As successor to PREFCO XI LIMITED PARTNERSHIP) and THE NEBRASKA-RELCO LIMITED PARTNERSHIP TRUST

	
December 30, 1992


	  	
TRIPARTITE AGREEMENT

	
Between  CLF Landmark Omaha LLC (As successor to PREFCO XI LIMITED PARTNERSHIP), U S WEST, INC., and THE NEBRASKA-RELCO LIMITED PARTNERSHIP TRUST (remainderman)

	
December 30, 1992


	  	
AGREEMENT OF GROUND LEASE

	
Between THE NEBRASKA-RELCO LIMITED PARTNERSHIP TRUST and CLF LANDMARK OMAHA LLC

	
June 30, 2010





 




  





  











  






 



	  	
COMMERCIAL REAL ESTATE LISTING CONTRACT FOR LEASE

	
Between THE LUND COMPANY and CLF Landmark Omaha, LLC

	
November 17, 2009


	  	
Listing Extension

	
Between THE LUND COMPANY and CLF Landmark Omaha, LLC

	
November 10, 2011


	  	
PROPERTY MANAGEMENT AGREEMENT

	
Between CLF Landmark Omaha, LLC and The Lund Company

	
December 23, 2009


	  	  	  	  
	
Michelin Property

	  	  	  
	  	
BUILD-TO-SUIT LEASE

	
Between CLF CANE RUN LOUISVILLE, LLC and MICHELIN NORTH AMERICA, INC.

	
August 13, 2010


	  	
LEASE AMENDMENT AND COMMENCEMENT DATE CERTIFICATE

	
Between CLF CANE RUN LOUISVILLE, LLC and MICHELIN NORTH AMERICA, INC.

	
May 25, 2011




























  





  











  






 


SCHEDULE 7.1(i) – LITIGATION


 


None.


 




  





  











  






 


SCHEDULE 7.1(s) – AFFILIATE TRANSACTIONS


 


None.


 




  





  











  






 


SCHEDULE 10.10 – LEASE TERMS


 


LANDMARK BUILDING - APPROVED MINIMUM LEASE TERMS







Office Space







Lease Term:  5 Years







Free Rent:  None







Rental Rate:  $17.00/SF







Rent Escalations:  2% per annum







TI/SF for New Leases:  $20.00/SF








TI/SF for Renewals:  $5.00/SF









Leasing Commission for New Leases:  6%







Leasing Commission for Renewals:  3%








Expense Structure:   Full Service Gross














Retail & Restaurant Space







Lease Term:  3 Years







Free Rent:  None







Rental Rate:  $12.00/SF







Rent Escalations:  None







TI/SF for New Leases:  $4.00/SF








TI/SF for Renewals:  $2.00/SF









Leasing Commission for New Leases:  6%







Leasing Commission for Renewals:  3%








Expense Structure:   Triple Net











  





  











  






 


DODGE BUILDING - APPROVED MINIMUM LEASE TERMS







Office Space







Lease Term:  5 Years







Free Rent:  None







Rental Rate:  $19.00/SF







Rent Escalations:  2% per annum







TI/SF for New Leases:  $15.00/SF








TI/SF for Renewals:  $5.00/SF









Leasing Commission for New Leases:  6%







Leasing Commission for Renewals:  3%








Expense Structure:   Full Service Gross