EX-10.8






FHLMC Loan No. 504132695




Creekside Crossing Apartments




GUARANTY

MULTISTATE

(for use in all Property jurisdictions except California)

REVISION DATE 05/06/2005




This Guaranty (“Guaranty”) is entered into to be effective as of June 26, 2008, by the
undersigned person(s) (the “Guarantor” jointly and severally if more than one), for the benefit of
CAPMARK BANK, a Utah industrial bank (the “Lender”).



RECITALS




A. G&E Apartment REIT Creekside Crossing, LLC, a Delaware limited liability company (the
"Borrower”) has requested that Lender make a loan to Borrower in the amount of $17,000,000.00 (the
"Loan”). The Loan will be evidenced by a Multifamily Note from Borrower to Lender dated effective
as of the effective date of this Guaranty (the “Note”). The Note will be secured by a Multifamily
Mortgage, Deed of Trust, or Deed to Secure Debt dated effective as of the effective date of the
Note (the “Security Instrument”), encumbering the Mortgaged Property described in the Security
Instrument.



B. As a condition to making the Loan to Borrower, Lender requires that the Guarantor execute
this Guaranty.



NOW, THEREFORE, in order to induce Lender to make the Loan to Borrower, and in consideration
thereof, Guarantor agrees as follows:



1. Defined Terms. "Indebtedness,” “Loan Documents” and "Property Jurisdiction” and other
capitalized terms used but not defined in this Guaranty shall have the meanings assigned to them in
the Security Instrument.



2. Scope of Guaranty.



(a) Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender:




	 	(i)	 	the full and prompt payment when due, whether
at the Maturity Date or earlier, by reason of acceleration or
otherwise, and at all times thereafter, of each of the following:






	 	(A)	 	a portion of the Indebtedness
equal to zero percent (-0-%) of the original principal balance
of the Note (the “Base Guaranty”); and






	 	(B)	 	in addition to the Base Guaranty,
all other amounts for which Borrower is personally liable under
Sections 9(c), 9(d) and 9(f) of the Note; and






	 	(C)	 	all costs and expenses, including
reasonable Attorneys’ Fees and Costs incurred by Lender in
enforcing its rights under this Guaranty; and






	 	(ii)	 	the full and prompt payment and performance
when due of all of Borrower’s obligations under Section 18 of the
Security Instrument.





(b) If the Base Guaranty stated in Section 2(a)(i)(A) is 100 percent of the original principal
balance of the Note, then (i) the Base Guaranty shall mean and include the full and complete
guaranty of payment of the entire Indebtedness and the performance of all Borrower’s obligations
under the Loan Documents; and (ii) for so long as the Base Guaranty remains in effect (there being
no limit to the duration of the Base Guaranty unless otherwise expressly provided in this
Guaranty), the obligations guaranteed pursuant to Sections 2(a)(i)(B), 2(a)(i)(C) and Section 3
shall be part of, and not in addition to or in limitation of, the Base Guaranty.



If the Base Guaranty stated in Section 2(a)(i)(A) is less than 100 percent of the original
principal balance of the Note, then this Section 2(b) shall be completely inapplicable and shall be
treated as if not a part of this Guaranty.



(c) If Guarantor is not liable for the entire Indebtedness, then all payments made by Borrower
with respect to the Indebtedness and all amounts received by Lender from the enforcement of its
rights under the Security Instrument and the other Loan Documents (except this Guaranty) shall be
applied first to the portion of the Indebtedness for which neither Borrower nor Guarantor has
personal liability.



3. Additional Guaranty Relating to Bankruptcy.



(a) Notwithstanding any limitation on liability provided for elsewhere in this Guaranty,
Guarantor hereby absolutely, unconditionally and irrevocably guarantees to Lender the full and
prompt payment when due, whether at the Maturity Date or earlier, by reason of acceleration or
otherwise, and at all times thereafter, the entire Indebtedness, in the event that:




	 	(i)	 	Borrower voluntarily files for bankruptcy
protection under the United States Bankruptcy Code; or






	 	(ii)	 	Borrower voluntarily becomes subject to any
reorganization, receivership, insolvency proceeding, or other similar
proceeding pursuant to any other federal or state law affecting debtor
and creditor rights; or






	 	(iii)	 	an order of relief is entered against Borrower
pursuant to the United States Bankruptcy Code or other federal or state
law affecting debtor and creditor rights in any involuntary bankruptcy
proceeding initiated or joined in by a “Related Party.”





(b) For purposes of this Section, the term “Related Party” means:




	 	(i)	 	Borrower or Guarantor; and






	 	(ii)	 	any person or entity that holds, directly or
indirectly, any ownership interest in or right to manage Borrower or
Guarantor, including without limitation, any shareholder, member or
partner of Borrower or Guarantor; and






	 	(iii)	 	any person or entity in which any ownership
interest (direct or indirect) or right to manage is held by Borrower,
Guarantor or any partner, shareholder or member of, or any other person
or entity holding an interest in, Borrower or Guarantor; and






	 	(iv)	 	any other creditor of Borrower that is related
by blood, marriage or adoption to Borrower, Guarantor or any partner,
shareholder or member of, or any other person or entity holding an
interest in, Borrower or Guarantor.





(c) If Borrower, Guarantor or any Related Party has solicited creditors to initiate or
participate in any proceeding referred to in this Section, regardless of whether any of the
creditors solicited actually initiates or participates in the proceeding, then such proceeding
shall be considered as having been initiated by a Related Party.



4. Guarantor’s Obligations Survive Foreclosure. The obligations of Guarantor under this
Guaranty shall survive any foreclosure proceeding, any foreclosure sale, any delivery of any deed
in lieu of foreclosure, and any release of record of the Security Instrument, and, in addition, the
obligations of Guarantor relating to Borrower’s obligations under Section 18 of the Security
Instrument shall survive any repayment or discharge of the Indebtedness. Notwithstanding the
foregoing, if Lender has never been a mortgagee-in-possession of or held title to the Mortgaged
Property, Guarantor shall have no obligation under this Guaranty relating to Borrower’s obligations
under Section 18 of the Security Instrument after the date of the release of record of the lien of
the Security Instrument as a result of the payment in full of the Indebtedness on the Maturity Date
or by voluntary prepayment in full.



5. Guaranty of Payment and Performance. Guarantor’s obligations under this Guaranty
constitute an unconditional guaranty of payment and performance and not merely a guaranty of
collection.



6. No Demand by Lender Necessary; Waivers by Guarantor. The obligations of Guarantor under
this Guaranty shall be performed without demand by Lender and shall be unconditional regardless of
the genuineness, validity, regularity or enforceability of the Note, the Security Instrument, or
any other Loan Document, and without regard to any other circumstance which might otherwise
constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a mortgagor.
Guarantor hereby waives, to the fullest extent permitted by applicable law:



(a) the benefit of all principles or provisions of law, statutory or otherwise, which are or
might be in conflict with the terms of this Guaranty and agrees that Guarantor’s obligations shall
not be affected by any circumstances, whether or not referred to in this Guaranty, which might
otherwise constitute a legal or equitable discharge of a surety, a guarantor, a borrower or a
mortgagor;



(b) the benefits of any right of discharge under any and all statutes or other laws relating
to a guarantor, a surety, a borrower or a mortgagor, and any other rights of a surety, a guarantor,
a borrower or a mortgagor under such statutes or laws;



(c) diligence in collecting the Indebtedness, presentment, demand for payment, protest, all
notices with respect to the Note and this Guaranty which may be required by statute, rule of law or
otherwise to preserve Lender’s rights against Guarantor under this Guaranty, including, but not
limited to, notice of acceptance, notice of any amendment of the Loan Documents, notice of the
occurrence of any default or Event of Default, notice of intent to accelerate, notice of
acceleration, notice of dishonor, notice of foreclosure, notice of protest, and notice of the
incurring by Borrower of any obligation or indebtedness;



(d) all rights to cause a marshalling of the Borrower’s assets or to require Lender to:




	 	(i)	 	proceed against Borrower or any other guarantor
of Borrower’s payment or performance under the Loan Documents (an
“Other Guarantor”);






	 	(ii)	 	proceed against any general partner of Borrower
or any Other Guarantor if Borrower or any Other Guarantor is a
partnership;






	 	(iii)	 	proceed against or exhaust any collateral held
by Lender to secure the repayment of the Indebtedness; or






	 	(iv)	 	pursue any other remedy it may now or hereafter
have against Borrower, or, if Borrower is a partnership, any general
partner of Borrower;





(e) any right to object to the timing, manner or conduct of Lender’s enforcement of its rights
under any of the Loan Documents; and



(f) any right to revoke this Guaranty as to any future advances by Lender under the terms of
the Security Instrument to protect Lender’s interest in the Mortgaged Property.



7. Modification of Loan Documents. At any time or from time to time and any number of times,
without notice to Guarantor and without affecting the liability of Guarantor, Lender may:



(a) extend the time for payment of the principal of or interest on the Indebtedness or renew
the Indebtedness in whole or in part;



(b) extend the time for Borrower’s performance of or compliance with any covenant or agreement
contained in the Note, the Security Instrument or any other Loan Document, whether presently
existing or hereinafter entered into, or waive such performance or compliance;



(c) accelerate the Maturity Date of the Indebtedness as provided in the Note, the Security
Instrument, or any other Loan Document;



(d) with Borrower, modify or amend the Note, the Security Instrument, or any other Loan
Document in any respect, including, but not limited to, an increase in the principal amount; and/or



(e) modify, exchange, surrender or otherwise deal with any security for the Indebtedness or
accept additional security that is pledged or mortgaged for the Indebtedness.



8. Joint and Several Liability. The obligations of Guarantor (and each party named as a
Guarantor in this Guaranty) and any Other Guarantor shall be joint and several. Lender, in its
sole and absolute discretion, may:



(a) bring suit against Guarantor, or any one or more of the parties named as a Guarantor in
this Guaranty, and any Other Guarantor, jointly and severally, or against any one or more of them;



(b) compromise or settle with Guarantor, any one or more of the parties named as a Guarantor
in this Guaranty, or any Other Guarantor, for such consideration as Lender may deem proper;



(c) release one or more of the parties named as a Guarantor in this Guaranty, or any Other
Guarantor, from liability; and



(d) otherwise deal with Guarantor and any Other Guarantor, or any one or more of them, in any
manner, and no such action shall impair the rights of Lender to collect from Guarantor any amount
guaranteed by Guarantor under this Guaranty.



9. Subordination of Borrower’s Indebtedness to Guarantor. Any indebtedness of Borrower held
by Guarantor now or in the future is and shall be subordinated to the Indebtedness and Guarantor
shall collect, enforce and receive any such indebtedness of Borrower as trustee for Lender, but
without reducing or affecting in any manner the liability of Guarantor under the other provisions
of this Guaranty.



10. Waiver of Subrogation. Guarantor shall have no right of, and hereby waives any claim for,
subrogation or reimbursement against Borrower or any general partner of Borrower by reason of any
payment by Guarantor under this Guaranty, whether such right or claim arises at law or in equity or
under any contract or statute, until the Indebtedness has been paid in full and there has expired
the maximum possible period thereafter during which any payment made by Borrower to Lender with
respect to the Indebtedness could be deemed a preference under the United States Bankruptcy Code.



11. Preference. If any payment by Borrower is held to constitute a preference under any
applicable bankruptcy, insolvency, or similar laws, or if for any other reason Lender is required
to refund any sums to Borrower, such refund shall not constitute a release of any liability of
Guarantor under this Guaranty. It is the intention of Lender and Guarantor that Guarantor’s
obligations under this Guaranty shall not be discharged except by Guarantor’s performance of such
obligations and then only to the extent of such performance.



12. Financial Statements. Guarantor, from time to time upon written request by Lender, shall
deliver to Lender such financial statements as Lender may reasonably require.



13. Assignment. Lender may assign its rights under this Guaranty in whole or in part and upon
any such assignment, all the terms and provisions of this Guaranty shall inure to the benefit of
such assignee to the extent so assigned. The terms used to designate any of the parties herein
shall be deemed to include the heirs, legal representatives, successors and assigns of such
parties, and the term “Lender” shall also include any lawful owner, holder or pledgee of the Note.
Reference in this Guaranty to “person” or “persons” shall be deemed to include individuals and
entities.



14. Complete and Final Agreement. This Guaranty and the other Loan Documents represent the
final agreement between the parties and may not be contradicted by evidence of prior,
contemporaneous or subsequent oral agreements. There are no unwritten oral agreements between the
parties. All prior or contemporaneous agreements, understandings, representations, and statements,
oral or written, are merged into this Guaranty and the other Loan Documents. Guarantor
acknowledges that Guarantor has received a copy of the Note and all other Loan Documents. Neither
this Guaranty nor any of its provisions may be waived, modified, amended, discharged, or terminated
except by a writing signed by the party against which the enforcement of the waiver, modification,
amendment, discharge, or termination is sought, and then only to the extent set forth in that
writing.



15. Governing Law. This Guaranty shall be governed by and enforced in accordance with the
laws of the Property Jurisdiction, without giving effect to the choice of law principles of the
Property Jurisdiction that would require the application of the laws of a jurisdiction other than
the Property Jurisdiction.



16. Jurisdiction; Venue. Guarantor agrees that any controversy arising under or in relation
to this Guaranty may be litigated in the Property Jurisdiction, and that the state and federal
courts and authorities with jurisdiction in the Property Jurisdiction shall have jurisdiction over
all controversies which shall arise under or in relation to this Guaranty. Guarantor irrevocably
consents to service, jurisdiction and venue of such courts for any such litigation and waives any
other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise.
However, nothing herein is intended to limit Lender’s right to bring any suit, action or proceeding
relating to matters arising under this Guaranty against Guarantor or any of Guarantor’s assets in
any court of any other jurisdiction.



17. Guarantor’s Interest in Borrower. Guarantor represents to Lender that Guarantor has a
direct or indirect ownership or other financial interest in Borrower and/or will otherwise derive a
material financial benefit from the making of the Loan.



18. STATE-SPECIFIC PROVISIONS: Guarantor waives the benefit of O.C.G.A. Section 10-7-24.



19. Residence; Community Property Provision.



(a) Guarantor represents and warrants that his/her state of residence is N/A.



(b) Guarantor warrants and represents that s/he is: N/A



[     ] single



[     ] married



20. GUARANTOR AND LENDER EACH (A) AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY
ISSUE ARISING OUT OF THIS GUARANTY OR THE RELATIONSHIP BETWEEN THE PARTIES AS GUARANTOR AND LENDER
THAT IS TRIABLE OF RIGHT BY A JURY AND (B) WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH
ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL
BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT
LEGAL COUNSEL.



ATTACHED EXHIBIT. The following Exhibit is attached to this Guaranty:



	 	 	 
	Exhibit A

	 	Modifications to Guaranty






IN WITNESS WHEREOF, Guarantor has signed and delivered this Guaranty under seal or has caused this
Guaranty to be signed and delivered under seal by its duly authorized representative. Guarantor
intends that this Guaranty shall be deemed to be signed and delivered as a sealed instrument.



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	 	 	 	GRUBB
& ELLIS APARTMENT REIT, INC., a Maryland
corporation






By: /s/ Gus G. Remppies (SEAL)




	 	 	Name: Gus G. Remppies






Authorized Signatory



Signed, sealed and delivered in


the presence of:



/s/ Scott Weber



Print Name: Scott Weber, Unofficial Witness



/s/ Robin M. Broughton


Notary Public, City of


Richmond, Virginia



Date: 6-25-08



My Commission Expires: 7-31-2010



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Name and Address of Guarantor:



	 	 	 	 	 
	Name:
	 	Grubb & Ellis Apartment REIT, Inc.
	Address:
	 	c/o Grubb & Ellis Realty Investors, LLC
	 
	 	1606 Santa Rosa Road, Suite 109
	 
	 	Richmond, Virginia  23229







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