Exhibit 10.4


 


MEZZANINE LIMITED RECOURSE GUARANTY


 


This MEZZANINE
LIMITED RECOURSE GUARANTY (“Guaranty”) is made this 23rd day of September, 2020, by BROOKFIELD DTLA HOLDINGS
LLC, a Delaware limited liability company, having an office at c/o Brookfield Properties, 250 Vesey Street, 15th Floor, New
York, New York 10281 (the “Guarantor”), in favor of MORGAN STANLEY MORTGAGE CAPITAL HOLDINGS LLC, a New
York limited liability company, having an address at 1585 Broadway, New York, New York 10036 (“MS”) and WELLS
FARGO BANK, NATIONAL ASSOCIATION, a national banking association, having an address at 401 S. Tryon Street, 8th Floor, Charlotte,
North Carolina 29202 (“Wells”; together with MS and their respective successors, transferees and assigns, the
 “Lender”).


 


RECITALS:


 


A.                Pursuant
to those certain promissory notes, each dated as of the date hereof, executed by EYP MEZZANINE, LLC, a Delaware limited
liability company (“Borrower”) and made payable to Lender (such promissory notes, as the same may hereafter
each be renewed, extended, supplemented, increased or modified and in effect from time to time, and all other notes given in substitution
therefor, or in modification, renewal, or extension thereof, in whole or in part, are herein collectively called the “Note”),
Borrower has become indebted, and may from time to time be further indebted, to Lender with respect to a loan (“Loan”)
which Loan is (i) secured by the liens and security interest of that certain Mezzanine Pledge and Security Agreement, dated as
of the date hereof, which grants to Lender a first-priority security interest in the Collateral (as defined therein) more particularly
described therein (as the same may hereafter be amended, restated, renewed, supplemented, replaced, extended or otherwise modified
from time to time, the “Pledge Agreement”), (ii) evidenced by that certain Mezzanine Loan Agreement, dated
as of the date hereof by and between Borrower and Lender (as the same may hereafter be amended, modified, restated, renewed or
replaced, the “Loan Agreement”) and (iii) further evidenced, secured or governed by the other instruments and
documents executed in connection with the Loan (together with the Note, the Loan Agreement and the Pledge Agreement, are hereinafter
collectively referred to as the “Loan Documents”).


 


B.                 Pursuant
to those certain promissory notes, each dated as of the date hereof, executed by EYP REALTY, LLC, a Delaware limited
liability company (“Mortgage Borrower”), and made payable to Morgan Stanley Bank, N.A. and Wells Fargo
Bank, National Association, respectively, as mortgage lender (in such capacity, collectively, together with their respective
successors, transferees and assigns, “Mortgage Lender”) (such promissory notes, as the same may hereafter
each be renewed, extended, supplemented, increased or modified and in effect from time to time, and all other notes given in
substitution therefor, or in modification, renewal, or extension thereof, in whole or in part, are herein collectively called
the “Mortgage Note”), Mortgage Borrower has become indebted, and may from time to time be further
indebted, to Mortgage Lender with respect to a loan (“Mortgage Loan”) which Mortgage Loan is (i) secured
by the liens and security interests of that certain Deed of Trust, Assignment of Leases and Rents, Security Agreement and
Fixture Filing, dated as of the date hereof, made by the Mortgage Borrower for the benefit of Mortgage Lender (as the same
may hereafter be amended, restated, renewed, supplemented, replaced, extended or otherwise modified from time to time, the
 “Mortgage”), (ii) further evidenced by that certain Mortgage Loan Agreement, dated as of the date hereof
by and between Mortgage Borrower and Mortgage Lender (as the same may hereafter be amended, modified, restated, renewed or
replaced, the “Mortgage Loan Agreement”) and (iii) further evidenced, secured or governed by the other
instruments and documents executed in connection with the Mortgage Loan.


 






     


     


    

 


C.                 Guarantor
is an Affiliate of Borrower and Mortgage Borrower and will receive direct or indirect benefit from Lender’s making of the
Loan to Borrower.


 


D.                 Any
capitalized term used and not defined in this Guaranty shall have the meaning given to such term in the Loan Agreement. This Guaranty
is one of the Loan Documents described in the Loan Agreement.


 


NOW, THEREFORE,
for good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, and as a material inducement to
Lender to make the Loan to Borrower, Guarantor hereby guarantees to Lender the prompt and full payment of the Guaranteed Recourse
Obligations of Borrower (defined below) upon the following terms and conditions:


 


1.      Guaranteed
Recourse Obligations of Borrower. Guarantor hereby unconditionally and irrevocably guarantees to Lender the punctual payment
when due, and not merely the collectability, whether by lapse of time, by acceleration of maturity, or otherwise, and at all times
thereafter the payment of the Guaranteed Recourse Obligations of Borrower (hereinafter defined), as and to the extent set forth
herein. As used herein, the term “Guaranteed Recourse Obligations of Borrower” shall mean all obligations and
liabilities of Borrower for which Borrower shall be personally liable pursuant to Article 13 of the Loan Agreement.


 


Notwithstanding
anything to the contrary contained in this Guaranty or any other Loan Documents, the aggregate liability of Guarantor with respect
to the Guaranteed Recourse Obligations of Borrower set forth in Section 13(b)(i) of the Loan Agreement shall not exceed an amount
equal to twenty percent (20%) of the principal balance of the Loan outstanding at the time of the occurrence of such event, plus
any and all reasonable third-party costs actually incurred by Lender (including reasonable attorneys’ fees and costs reasonably
incurred) in connection with the collection of amounts due thereunder.


 


		2.	Certain Agreements and Waivers by Guarantor.



 


(a)    Guarantor
hereby agrees that each of the following shall constitute Events of Default: (i) the occurrence of a default by Guarantor in payment
of the Guaranteed Recourse Obligations of Borrower, or any part thereof, within five (5) Business Days after such indebtedness
becomes due and (ii) subject to the cure rights contained in Section 10.1(f) of the Loan Agreement, the dissolution, bankruptcy
and/or insolvency of any Guarantor.


 


(b)    If
all or any part of the Guaranteed Recourse Obligations of Borrower shall not be punctually paid by Borrower when due, whether,
at demand, maturity, acceleration or otherwise, Guarantor shall, following written demand, pay the Guaranteed Recourse Obligations
of Borrower to Lender from time to time. It shall not be necessary for Lender, in order to enforce such payment, first to (i)
institute suit or pursue or exhaust any rights or remedies against Borrower or others liable for the Debt, (ii) enforce any rights
against any security that shall ever have been given to secure the Debt, (iii) join Borrower or any others liable for the payment
or performance of the Guaranteed Recourse Obligations of Borrower or any part thereof in any action to enforce this Guaranty and/or
(iv) resort to any other means of obtaining payment or performance of the Guaranteed Recourse Obligations of Borrower.


 






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(c)    Suit
may be brought or demand may be made against all parties who have signed this Guaranty or any other guaranty covering all or any
part of the Guaranteed Recourse Obligations of Borrower, or against any one or more of them, separately or together, without impairing
the rights of Lender against any party hereto.


 


(d)    In
the event any payment of any Guaranteed Recourse Obligation of Borrower by Borrower or any other Person to Lender is held to constitute
a preference, fraudulent transfer or other voidable payment under any bankruptcy, insolvency or similar law, or if for any other
reason Lender is required to refund such payment or pay the amount thereof to any other party, such payment by Borrower or any
other party to Lender shall not constitute a release of Guarantor from any liability hereunder and this Guaranty shall continue
to be effective or shall be reinstated (notwithstanding any prior release, surrender or discharge by Lender of this Guaranty or
of Guarantor), as the case may be, with respect to, and this Guaranty shall apply to, any and all amounts so refunded by Lender
or paid by any Lender to another Person (which amounts shall constitute part of the Guaranteed Recourse Obligations of Borrower).
If acceleration of the time for payment by Borrower of any Guaranteed Recourse Obligation of Borrower under any Loan Document
is stayed or delayed by any law or tribunal, any amounts due and payable hereunder shall nonetheless be payable by Guarantor upon
written demand by Lender.


 


3.      Subordination. If, for any reason whatsoever, Borrower is now or hereafter becomes
indebted to Guarantor, then, so long as the Debt remains outstanding:


 


(a)    such
indebtedness and all interest thereon and all liens, security interests and rights now or hereafter existing with respect to property
of Borrower securing same shall, at all times, be subordinate in all respects to the Guaranteed Recourse Obligations of Borrower
and to all liens, security interests and rights now or hereafter existing to secure the Guaranteed Recourse Obligations of Borrower;


 


(b)    Guarantor
shall not be entitled to enforce or receive payment, directly or indirectly, of any such indebtedness of Borrower to Guarantor
until the Debt has been fully and finally paid and performed;


 


(c)    Guarantor
hereby assigns and grants to Lender a security interest in all such indebtedness and security therefor, if any, of Borrower
to Guarantor now existing or hereafter arising during the term of this Guaranty, including any dividends and payments
pursuant to debtor relief or insolvency proceedings referred to below. In the event of receivership, bankruptcy,
reorganization, arrangement or other debtor relief or insolvency proceedings involving Borrower as debtor, Lender shall have
the right to prove its claim in any such proceeding so as to establish its rights hereunder and shall have the right to
receive directly from the receiver, trustee or other custodian (whether or not an Event of Default shall have occurred or be
continuing under any of the Loan Documents), dividends and payments that are payable upon any obligation of Borrower to
Guarantor now existing or hereafter arising, and to have all benefits of any security therefor, until the Debt has been paid
in full. If, notwithstanding the foregoing provisions, Guarantor should receive any payment, claim or distribution that is
prohibited as provided above in this Section, Guarantor shall promptly pay the same to Lender, Guarantor hereby agreeing that
it shall receive the payment, claim or distribution in trust for Lender and shall have absolutely no dominion over the same
except to pay it promptly to Lender; provided, however, that nothing herein shall restrict distributions by Borrower to
equity owners of Borrower (including Guarantor) and the receipt of such distributions by such equity owners (including
Guarantor), in the ordinary course of business and operations of the Collateral provided no Trigger Period is then
continuing, and provided further, that once made such distributions shall be free and clear of any interest of Lender
therein; and


 






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(d)    Guarantor
shall promptly upon request of Lender from time to time execute such documents and perform such acts as Lender may reasonably
require to evidence and perfect its interest and to permit or facilitate exercise of its rights under this Section.


 


4.      Other
Liability of Guarantor or Borrower. If Guarantor is or becomes liable, by endorsement or otherwise, for any indebtedness owing
by Borrower to Lender other than under this Guaranty, such liability shall not be in any manner impaired or affected hereby, and
the rights of Lender hereunder shall be cumulative of any and all other rights that Lender may have against Guarantor.


 


5.      Assignment
by Lender. This Guaranty is for the benefit of Lender and Lender’s successors and permitted assigns, and in the event
of an assignment of the Loan and the Loan Documents, or any part thereof, in accordance with the terms of the Loan Agreement,
the rights and benefits hereunder may be transferred with such assignment (and only as part of such assignment). Guarantor waives
notice of any transfer or assignment of the Loan or the Loan Documents, or any part thereof, and agrees that failure to give notice
will not affect the liabilities of Guarantor hereunder.


 


6.      Binding
Effect. This Guaranty is binding not only on Guarantor, but also on Guarantor’s heirs, personal representatives, successors
and assigns. Upon the death of Guarantor, if Guarantor is a natural person, this Guaranty shall continue against Guarantor’s
estate as to all of the Guaranteed Recourse Obligations of Borrower, including that portion incurred or arising after the death
of Guarantor and shall be provable in full against Guarantor’s estate, whether or not the Guaranteed Recourse Obligations
of Borrower are then due and payable. If this Guaranty is signed by more than one Person, then all of the obligations of Guarantor
arising hereunder shall be jointly and severally binding on each of the undersigned, and their respective heirs, personal representatives,
successors and assigns, and the term “Guarantor” shall mean all of such Persons and each of them individually. Without
limitation of any other term, provision or waiver contained herein, Guarantor hereby acknowledges and agrees that it has been
furnished true, complete and correct copies of the Loan Documents and has reviewed the terms and provisions thereof (including,
without limitation, the Guaranteed Recourse Obligations of Borrower).


 


		7.	Nature of Guaranty.



 


(a)    Guarantor hereby acknowledges and agrees that this Guaranty (a) is a guaranty of payment and not only of collection and that
Guarantor is liable hereunder as a primary obligor, (b) shall only be deemed discharged after the satisfaction in full of the
Debt, (c) shall not be reduced, released, discharged, satisfied or otherwise impacted in connection with (i) any act or
occurrence that might, but for the provisions hereof, be deemed a legal or equitable reduction, satisfaction, discharge or
release and/or (ii) Lender’s enforcement of remedies under the Loan Documents and (d) shall survive the foregoing and
shall not merge with any resulting assignment, assignment in lieu or similar instrument (if any).


 






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(b)    Notwithstanding
anything to the contrary herein or in any other Loan Document, Guarantor shall not have any liability under this Guaranty for any
acts or omissions which arise from and after the date Guarantor no longer Controls Borrower as a result of the earlier to occur
of the following: (A) Mortgage Borrower is dispossessed of control over the Property as a result of foreclosure (or deed or other
transfer in lieu of foreclosure), appointment of a receiver or other remedies exercised by Mortgage Lender, or (B) (x) Lender or
any other Mezzanine Lender (or its agent or designee) obtains title to all of the equity collateral securing the applicable Mezzanine
Loan by foreclosure (or assignment or other transfer in lieu of foreclosure), obtains the appointment of a receiver or similar
agent with respect to the equity collateral securing the applicable Mezzanine Loan, or exercises voting power in respect of the
equity collateral securing the applicable Mezzanine Loan pursuant to rights granted in the applicable Mezzanine Loan Documents
or otherwise takes possession or control of the equity collateral securing the applicable Mezzanine Loan or any portion thereof
to direct or cause the direction of the management or policies of Mortgage Borrower or any Mezzanine Borrower, or (y) a third party
obtains title to all of the equity collateral securing any Mezzanine Loan in connection with a foreclosure sale of such equity
collateral, provided that (i) in the case of (B), the result being that neither Guarantor nor any Person that Controls, is Controlled
by or is under common Control with Borrower or Guarantor shall Control Borrower and, (ii) in the case of (A) and (B), that such
acts were not committed or directed by Borrower or Guarantor or any Person that Controls, is Controlled by or is under common Control
with Borrower or Guarantor. For purposes of this Section: the term “Mezzanine Lender” includes the initially named
Mezzanine Lenders and their respective successors and assigns.


 


8.      Governing
Law. The governing law and related provisions set forth in Section 17.2 of the Loan Agreement (including, without limitation,
any authorized agent provisions thereof) are hereby incorporated by reference as if fully set forth herein (with Guarantor substituted
in all places where Borrower appears thereunder) and shall be deemed fully applicable to Guarantor hereunder. Guarantor hereby
certifies that it has received and reviewed the Loan Agreement (including, without limitation, Section 17.2 thereof). In the event
of any conflict or inconsistency between the terms and conditions hereof and this Section 8, this Section 8 shall control.


 


9.      Invalidity of Certain Provisions. If any provision of this Guaranty or the application
thereof to any Person or circumstance shall, for any reason and to any extent, be declared to be invalid or unenforceable, neither
the remaining provisions of this Guaranty nor the application of such provision to any other Person or circumstance shall be affected
thereby, and the remaining provisions of this Guaranty, or the applicability of such provision to other Persons or circumstances,
as applicable, shall remain in effect and be enforceable to the maximum extent permitted by applicable Legal Requirements.


 






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10.    Attorneys’
Fees, Costs and Expenses of Collection. Guarantor shall pay within ten (10) Business Days after written demand all
reasonable attorneys’ fees and all other out-of-pocket costs and expenses incurred by Lender in the enforcement of or
preservation of Lender’s rights under this Guaranty including, without limitation, all reasonable attorneys’
fees, out-of-pocket costs and expenses, investigation costs, and all court costs, whether or not suit is filed herein, or
whether at maturity or by acceleration, or whether before or after maturity, or whether in connection with bankruptcy,
insolvency or appeal, or whether in connection with the collection and enforcement of this Guaranty against any other
Guarantor, if there be more than one. Guarantor agrees to pay interest on any expenses or other sums due to Lender under this
Section 10 that are not paid within ten (10) Business Days of written demand on Guarantor, at a rate per annum equal to the
Interest Rate and accruing from and after the date that is ten (10) Business Days from written demand on Guarantor.
Guarantor’s obligations and liabilities under this Section 10 shall survive any payment or discharge in full of the
Debt.


 


11.    Payments.
All sums payable under this Guaranty shall be paid in lawful money of the United States of America that at the time of payment
is legal tender for the payment of public and private debts.


 


12.    Controlling
Agreement. It is not the intention of Lender or Guarantor to obligate Guarantor to pay interest in excess of that lawfully
permitted to be paid by Guarantor under applicable Legal Requirements. Should it be determined that any portion of the Guaranteed
Recourse Obligations of Borrower or any other amount payable by Guarantor under this Guaranty constitutes interest in excess of
the maximum amount of interest that Guarantor, in Guarantor’s capacity as guarantor, may lawfully be required to pay under
applicable Legal Requirements, the obligation of Guarantor to pay such interest shall automatically be limited to the payment
thereof in the maximum amount so permitted under applicable Legal Requirements. The provisions of this Section shall override
and control all other provisions of this Guaranty and of any other agreement between Guarantor and Lender.


 


13.    Notices.
Any and all notices, elections, demands, requests and responses thereto permitted or required to be given under this Guaranty
shall be given in accordance with the applicable terms and conditions of the Loan Agreement. Notices to Guarantor shall be addressed
as follows:


 


Brookfield DTLA Holdings LLC


c/o Brookfield
Properties


250 Vesey Street, 15th Floor


New York, New York 10281


Attention: Jason Kirschner


 


With a copy to:


 


c/o Brookfield Properties


250 Vesey Street, 15th
Floor


New York, New York 10281


Attention: General Counsel


 


And to:


 


O’Melveny & Myers LLP


400
South Hope Street, 18th Floor


Los Angeles, California 90071


Attention: Michael Hamilton, Esq.


 






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14.    Cumulative
Rights. The exercise by Lender of any right or remedy hereunder or under any other Loan Document, or at law or in equity,
shall not preclude the concurrent or subsequent exercise of any other right or remedy. Lender shall have all rights, remedies
and recourses afforded to Lender by reason of this Guaranty or any other Loan Document or by law or equity or otherwise, and the
same (a) shall be cumulative and concurrent, (b) may be pursued separately, successively or concurrently against Guarantor or
others obligated for the Guaranteed Recourse Obligations of Borrower, or any part thereof, or against any one or more of them,
or against any security or otherwise, at the sole discretion of Lender, (c) may be exercised as often as occasion therefor shall
arise, it being agreed by Guarantor that the exercise of, discontinuance of the exercise of or failure to exercise any of such
rights, remedies, or recourses shall in no event be construed as a waiver or release thereof or of any other right, remedy, or
recourse, and (d) are intended to be, and shall be, nonexclusive. No waiver of any default on the part of Guarantor or of any
breach of any of the provisions of this Guaranty or of any other document shall be considered a waiver of any other or subsequent
default or breach, and no delay or omission in exercising or enforcing the rights and powers granted herein or in any other document
shall be construed as a waiver of such rights and powers, and no exercise or enforcement of any rights or powers hereunder or
under any other document shall be held to exhaust such rights and powers, and every such right and power may be exercised from
time to time. The granting of any consent, approval or waiver by Lender shall be limited to the specific instance and purpose
therefor and shall not constitute consent or approval in any other instance or for any other purpose. No notice to or demand on
Guarantor in any case shall of itself entitle Guarantor to any other or further notice or demand in similar or other circumstances.
No provision of this Guaranty or any right, remedy or recourse of Lender with respect hereto, or any default or breach, can be
waived, nor can this Guaranty or Guarantor be released or discharged in any way or to any extent, except specifically in each
case by a writing intended for that purpose (and which refers specifically to this Guaranty) executed, and delivered to Guarantor,
by Lender.


 


15.    Subrogation.
Notwithstanding anything to the contrary contained herein, (a) Guarantor shall not have any right of subrogation in or under
any of the Loan Documents or to participate in any way therein, or in any right, title or interest in and to any security or
right of recourse for the Guaranteed Recourse Obligations of Borrower, until payment in full of the Debt, and (b) if
Guarantor is or becomes an “insider” (as defined in Section 101 of the Bankruptcy Code) with respect to Borrower,
then Guarantor hereby irrevocably and absolutely waives any and all rights of contribution, indemnification, reimbursement or
any similar rights against Borrower with respect to this Guaranty (including any right of subrogation, except to the extent
of collateral held by Lender), whether such rights arise under an express or implied contract or by operation of law. It is
the intention of the parties that Guarantor shall not be deemed to be a “creditor” (as defined in Section 101 of
the Bankruptcy Code) of Borrower by reason of the existence of this Guaranty in the event that Borrower or Guarantor becomes
a debtor in any proceeding under the Bankruptcy Code. This waiver is given to induce Lender to make the Loan to
Borrower.


 






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16.    Further Assurances. Guarantor at Guarantor’s expense will promptly execute and
deliver to Lender all such other and further documents, agreements, and instruments in compliance with or accomplishment of the
agreements of Guarantor under this Guaranty reasonably requested by Lender, so long as Guarantor’s obligations are not increased
and its rights are not decreased, in each case, other than to a de minimis extent.


 


17.    No Fiduciary Relationship. The relationship between Lender and Guarantor is solely
that of lender and guarantor. Lender does not have a fiduciary or other special relationship with or duty to Guarantor and none
is created hereby or may be inferred from any course of dealing or act or omission of Lender.


 


18.    Interpretation. If this Guaranty is signed by more than one Person as “Guarantor”,
then the term “Guarantor” as used in this Guaranty shall refer to all such Persons jointly and severally, and all promises,
agreements, covenants, waivers, consents, representations, warranties and other provisions in this Guaranty are made by and shall
be binding upon each and every such undersigned Person, jointly and severally and Lender may pursue any Guarantor hereunder without
being required (i) to pursue any other Guarantor hereunder or (ii) pursue rights and remedies under the Pledge Agreement and/or
applicable Legal Requirements with respect to the Collateral or any other Loan Documents.


 


19.    Time of Essence. Time shall be of the essence in this Guaranty with respect to all
of Guarantor’s obligations hereunder.


 


20.    Execution. This Guaranty may be executed in multiple counterparts, each of which, for
all purposes, shall be deemed an original, and all of which together shall constitute one and the same agreement. The words “execution,”
 “signed,” “signature,” “delivery,” and words of like import in or relating to any document
to be signed in connection with this Guaranty and the transactions contemplated hereby shall be deemed to include electronic signatures,
deliveries or the keeping of records in electronic form, each of which shall be of the same legal effect, validity or enforceability
as a manually executed signature, physical delivery thereof or the use of a paper- based recordkeeping system, as the case may
be, to the extent and as provided for in any applicable law, including the Federal Electronic Signatures in Global and National
Commerce Act, the New York State Electronic Signatures and Records Act, or any other similar state laws based on the Uniform Electronic
Transactions Act.


 


21.    Entire Agreement. This Guaranty embodies the entire agreement between Lender and Guarantor
with respect to the guaranty by Guarantor of the Guaranteed Recourse Obligations of Borrower. This Guaranty supersedes all prior
agreements and understandings, if any, with respect to the guaranty by Guarantor of the Guaranteed Recourse Obligations of Borrower.
No condition or conditions precedent to the effectiveness of this Guaranty exist. This Guaranty shall be effective upon execution
by Guarantor and delivery to Lender. This Guaranty may not be modified, amended or superseded except in a writing signed by Lender
and Guarantor. The Loan Documents represent the final agreement between the parties and may not be contradicted by evidence of
prior, contemporaneous or subsequent oral agreements of the parties.


 






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22.    WAIVER
OF JURY TRIAL. GUARANTOR AND THE LENDER EACH HEREBY WAIVES TRIAL BY JURY IN ANY ACTION OR PROCEEDING TO WHICH THEY MAY BE
PARTIES ARISING OUT OF, IN CONNECTION WITH, OR IN ANY WAY PERTAINING TO, THIS GUARANTY AND ANY OTHER LOAN DOCUMENT. IT IS AGREED
AND UNDERSTOOD THAT THIS WAIVER CONSTITUTES A WAIVER OF TRIAL BY JURY OF ALL CLAIMS AGAINST ALL PARTIES TO SUCH ACTIONS OR PROCEEDINGS,
INCLUDING CLAIMS AGAINST PARTIES WHO ARE NOT PARTIES TO THIS GUARANTY. THIS WAIVER IS KNOWINGLY, WILLINGLY AND VOLUNTARILY MADE
BY EACH SUCH PARTY, AND EACH HEREBY REPRESENTS THAT NO REPRESENTATIONS OF FACT OR OPINION HAVE BEEN MADE BY ANY INDIVIDUAL TO
INDUCE THIS WAIVER OF TRIAL BY JURY OR TO IN ANY WAY MODIFY OR NULLIFY ITS EFFECT. EACH SUCH PARTY FURTHER REPRESENTS AND WARRANTS
THAT IT HAS BEEN REPRESENTED IN THE SIGNING OF THIS GUARANTY AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL COUNSEL, OR
HAS HAD THE OPPORTUNITY TO BE REPRESENTED BY INDEPENDENT LEGAL COUNSEL SELECTED OF ITS OWN FREE WILL, AND THAT IT HAS HAD THE
OPPORTUNITY TO DISCUSS THIS WAIVER WITH COUNSEL.


 



23.    Consent
to Jurisdiction. Guarantor and the Lender each irrevocably submits generally and unconditionally for itself and in respect
of its property to the nonexclusive jurisdiction of any state or federal court sitting in the State of New York over any suit,
action or proceeding arising out of, or relating to, this Guaranty, and irrevocably agrees that all claims in respect of such
action or proceeding may be heard and determined in such state or federal court. Guarantor and the Lender each irrevocably waives,
to the fullest extent permitted by law, any objection that they may now or hereafter have to the laying of venue of any such suit,
action or proceeding brought in any such court, and any claims that any such suit, action or proceeding is brought in an inconvenient
forum. Final judgment in any such suit, action or proceeding brought in any such court shall be conclusive and binding upon each
such party and may be enforced in any court in which they are subject to jurisdiction, by a suit upon such judgment provided that
service of process is effected upon Guarantor as provided in the Loan Documents or as otherwise permitted by applicable Legal
Requirements. Guarantor hereby releases, to the extent permitted by applicable Legal Requirements, all errors and all rights of
exemption, appeal, stay of execution, inquisition, and other rights to which Guarantor may otherwise be entitled under the laws
of the United States of America or of any state of possession of the United States of America now in force and which may hereinafter
be enacted. The authority and power to appear for and enter judgment against Guarantor shall not be exhausted by one or more exercises
thereof or by any imperfect exercise thereof and shall not be extinguished by any judgment entered pursuant thereto. Such authority
may be exercised on one or more occasions or from time to time in the same or different jurisdiction as often as Lender shall
deem necessary and desirable, for all of which this Guaranty shall be sufficient warrant.


 






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		24.	Waivers.



 


(a)     To
the fullest extent permitted by applicable law, Guarantor hereby agrees that neither Lender’s rights or remedies nor
Guarantor’s obligations under the terms of this Guaranty shall be released, diminished, impaired, reduced or affected
by any one or more of the following events, actions, facts, or circumstances, and the liability of Guarantor under this
Guaranty shall be absolute and unconditional irrespective of (and Guarantor hereby waives any rights or protections related
to): (i) [intentionally omitted]; (ii) any claim or defense that this Guaranty was made without consideration or is not
supported by adequate consideration; (iii) the taking or accepting of any other security or guaranty for, or right of
recourse with respect to, any or all of the Guaranteed Recourse Obligations of Borrower; (iv) any homestead exemption under
applicable Legal Requirements and Guarantor hereby waives the benefit of any such exemption as to the Guaranteed Recourse
Obligations of Borrower; (v) any release, surrender, abandonment, exchange, alteration, sale or other disposition,
subordination, deterioration, waste, failure to protect or preserve, impairment, or loss of, or any failure to create or
perfect any lien or security interest with respect to, or any other dealings with, any collateral or security at any time
existing or purported, believed or expected to exist in connection with any or all of the Guaranteed Recourse Obligations of
Borrower, including any impairment of Guarantor’s recourse against any Person or collateral; (vi) except as expressly
provided in Section 1 hereof or as otherwise agreed to in writing by Lender, whether express or by operation of law,
any partial release of the liability of Guarantor hereunder, or if one or more other guaranties are now or hereafter obtained
by Lender covering all or any part of the Guaranteed Recourse Obligations of Borrower, any complete or partial release of any
one or more of such guarantors under any such other guaranty, or any complete or partial release or settlement of Borrower or
any other party liable, directly or indirectly, for the payment or performance of any or all of the Guaranteed Recourse
Obligations of Borrower; (vii) the death, insolvency, bankruptcy, disability, dissolution, liquidation, termination,
receivership, reorganization, merger, consolidation, change of form, structure or ownership, sale of all assets, or lack of
corporate, partnership or other power of Borrower or any other party at any time liable for the payment or performance of any
or all of the Guaranteed Recourse Obligations of Borrower; (viii) either with or without notice to or consent of Guarantor:
any renewal, extension, modification or rearrangement of the terms of any or all of the Guaranteed Recourse Obligations of
Borrower and/or any of the Loan Documents to which Guarantor is not a party; (ix) any neglect, lack of diligence, delay,
omission, failure, or refusal of Lender to take or prosecute (or in taking or prosecuting) any action for the collection or
enforcement of any of the Guaranteed Recourse Obligations of Borrower, or to foreclose or take or prosecute any action to
foreclose (or in foreclosing or taking or prosecuting any action to foreclose) upon any security therefor, or to exercise (or
in exercising) any other right or power with respect to any security therefor, or to take or prosecute (or in taking or
prosecuting) any action in connection with any Loan Document, or any failure to sell or otherwise dispose of in a
commercially reasonable manner any collateral securing any or all of the Guaranteed Recourse Obligations of Borrower; (x) any
failure of Lender to notify Guarantor of any creation, renewal, extension, rearrangement, modification, supplement,
subordination, or assignment of the Guaranteed Recourse Obligations of Borrower or any part thereof, or of any Loan Document,
or of any release of or change in any security, or of any other action taken or refrained from being taken by Lender against
Borrower or any security or other recourse, or of any new agreement between Lender and Borrower, it being understood that,
except as expressly required pursuant to the terms hereof, Lender shall not be required to give Guarantor any notice of any
kind under any circumstances with respect to or in connection with the Guaranteed Recourse Obligations of Borrower, any and
all rights to notice Guarantor may have otherwise had being hereby waived by Guarantor, and Guarantor shall be responsible
for obtaining for itself information regarding Borrower, including, but not limited to, any changes in the business or
financial condition of Borrower, and Guarantor acknowledges and agrees that Lender shall not have any duty to notify
Guarantor of any information which any Lender may have concerning Borrower; (xi) if for any reason that any Lender is
required to refund any payment by Borrower to any other party liable for the payment or performance of any or all of the
Guaranteed Recourse Obligations of Borrower or pay the amount thereof to someone else; (xii) the making of advances by Lender
to protect their interest in the Collateral, preserve the value of the Collateral or for the purpose of performing any term
or covenant contained in any of the Loan Documents; (xiii) the existence of any claim, counterclaim (other than a compulsory
counterclaim), set off, recoupment, reduction or defense (other than a defense of payment or performance) based upon any
claim or other right that Guarantor may at any time have against Borrower, Lender, or any other Person, whether or not
arising in connection with this Guaranty, the Notes, the Loan Agreement, or any other Loan Document; (xiv) the
unenforceability of all or any part of the Guaranteed Recourse Obligations of Borrower against Borrower, whether because the
Guaranteed Recourse Obligations of Borrower exceed the amount permitted by law or violate any usury law, or because the act
of creating the Guaranteed Recourse Obligations of Borrower, or any part thereof, is ultra vires, or because the officers or
Persons creating same acted in excess of their authority, or because of a lack of validity or enforceability of or defect or
deficiency in any of the Loan Documents, or because Borrower has any valid defense (other than a defense of the payment or
performance of the Guaranteed Obligations of Borrower), claim or offset with respect thereto, or because Borrower’s
obligation ceases to exist by operation of law, or because of any other reason or circumstance, it being agreed that
Guarantor shall remain liable hereon regardless of whether Borrower or any other Person be found not liable on the Guaranteed
Recourse Obligations of Borrower, or any part thereof, for any reason (and regardless of any joinder of Borrower or any other
party in any action to obtain payment or performance of any or all of the Guaranteed Recourse Obligations of Borrower); (xv)
any order, ruling or plan of reorganization emanating from proceedings under any bankruptcy or similar insolvency laws with
respect to Borrower or any other Person, including any extension, reduction, composition, or other alteration of the
Guaranteed Recourse Obligations of Borrower, whether or not consented to by Lender; and/or (xvi)   subject
to the express terms of Section 7(b) of this Guaranty, any partial or total transfer, pledge and/or reconstitution of
Borrower and/or any direct or indirect owner of Borrower (regardless of whether the same is permitted under the Loan
Documents).


 






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(b)      This Guaranty shall be effective as a waiver of, and Guarantor hereby expressly waives


 


              (i)
any and all rights to which Guarantor may otherwise have been entitled under any suretyship laws in effect from time to time,
including any right or privilege, whether existing under statute, at law or in equity, to require Lender to take prior recourse
or proceedings against any collateral, security or Person whatsoever;


 


              (ii)
any rights of sovereign immunity and any other similar and/or related rights;


 


              (iii)
any other circumstance that may constitute a defense of Borrower or Guarantor hereunder and/or under the other Loan Documents;
and


 


              (iv)
any right and/or requirement of or related to notice (except as expressly set forth in this Guaranty), presentment, protest, notice
of protest, further notice of nonpayment, notice of dishonor, default, nonperformance, intent to accelerate, acceleration, existence
of the Debt and/or any amendment or modification of the Debt.


 






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		25.	Representations, Warranties and Covenants of Guarantor.



 


(a)    Guarantor
hereby makes the following representations and warranties, as of the date hereof: (i) Guarantor is duly organized, validly
existing and in good standing under the laws of its state of formation, and Guarantor has all requisite right and power to
execute and deliver this Guaranty and to perform its obligations under this Guaranty; (ii) the execution, delivery and
performance of this Guaranty and the incurrence of the Guaranteed Recourse Obligations of Borrower, will not violate, in any
material respect, any provision of law applicable to Guarantor; (iii) [reserved]; (iv) Guarantor is not a party to any
indenture, loan or credit agreement, or any lease or other agreement or instrument, or subject to any restriction, which in
each case is reasonably likely to have a Material Adverse Effect; (v) Guarantor has filed all material tax returns which are
required to be filed (or to the best of its knowledge obtained proper extensions of time for the filing thereof) and has
paid, or made adequate provision for the payment of, all taxes which have or may become due pursuant to said returns or to
assessments received, except as are being contested in good faith; (vi) the financial statements and other information
pertaining to Guarantor submitted to Lender are true, complete and correct in all material respects and fairly present the
financial condition of Guarantor as of the date thereof; (vii) [reserved]; (viii) the making of the Loan to Borrower will
result in material benefits to Guarantor; (ix) Guarantor (a) has not entered into this Guaranty or any Loan Document with the
actual intent to hinder, delay, or defraud any creditor and (b) has received reasonably equivalent value in exchange for the
obligations of Guarantor hereunder and under the Loan Documents; and (x) Guarantor is not a “foreign person”
within the meaning of Section 1445(f)(3) of the IRS Code.


 


(b)    From
the date hereof and until the discharge of this Guaranty in accordance with Section 7 hereof, Guarantor covenants and agrees with
each Lender that: (i) Guarantor will continuously be organized, validly exist and remain in good standing under the laws of its
state of formation; (ii) Guarantor shall not become a party to any indenture, loan or credit agreement, or any lease or other
agreement or instrument, or subject to any restriction, which is likely to have a Material Adverse Effect; and (iii) Guarantor
shall not be a “foreign person” within the meaning of Section 1445(f)(3) of the IRS Code.


 


(c)    Each
of the representations and covenants of and/or about Guarantor set forth in Sections 3.2(b), 3.3, 3.13, 3.24, and 3.38, in each
case, of the Loan Agreement, and in the other Loan Documents are hereby re-made by Guarantor and incorporated herein by reference
as if fully set forth herein.


 


		26.	Financial Covenants of Guarantor.



 


(a)     Guarantor
(i) shall keep and maintain complete and accurate books and records and (ii)   shall
permit Lender and any authorized representatives of Lender to have access to and to inspect, examine and make copies of the
books and records, any and all accounts, data and other documents of Guarantor, at reasonable times, during normal business
hours, not more than once per calendar year (subject to Section 26(b) hereof), at Guarantor’s address for notices as
set forth herein upon the giving of reasonable notice of such intent. Guarantor shall also provide to Lender, upon
Lender’s reasonable request, such proofs of payments, costs, expenses, revenues and earnings, and other documentation
as Lender may reasonably request, from time to time, and with such other information, in such detail as may reasonably be
required by Lender, provided that such requested information is in Guarantor’s possession and control and, to the
extent not produced in Guarantor's normal course of operations, can be produced at a de minimis cost to Guarantor.


 






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(b)    Lender
shall have the right, at any time and from time to time upon the occurrence and continuance of an Event of Default hereunder or
under the other Loan Documents, to audit the books and records of Guarantor; provided, however, that such audit shall be made
at the expense of Lender, as applicable.


 


(c)    During
the term hereunder, the Guarantor, shall deliver to Lender (i) within ninety (90) days following the end of each calendar
quarter, with respect to the prior calendar quarter, unaudited quarterly and year-to-date statements of income and expense
(prepared in accordance with GAAP) for the Guarantor together with a balance sheet as of the end of such prior calendar
quarter for the Guarantor together with a certificate of an officer of the Guarantor (A) setting forth in reasonable detail
the Guarantor’s Net Worth (and, if applicable, Unencumbered Liquid Assets) as of the end of such prior calendar quarter
and based on the foregoing quarterly financial statements, and (B) certifying that such quarterly financial statements are
true, correct, accurate and complete and fairly present the financial condition and results of the operations of the
Guarantor in a manner consistent with GAAP, and (ii) within one hundred twenty (120) days following the end of each calendar
year a complete copy of the Guarantor’s annual financial statements audited by a “Big Four” accounting
firm, BDO USA, LLP, Grant Thornton LLP, RSM US LLP, or any other independent certified public accountant acceptable to Lender
prepared in accordance with GAAP and if required and Lender has so notified the Guarantor including statements of income and
expense and cash flow and a balance sheet for the Guarantor.


 


		(d)	Guarantor hereby makes the following additional affirmative covenants:



 


As of
the last day of each fiscal quarter, Guarantor shall maintain Unencumbered Liquid Assets (defined below) of not less than $5,000,000.00.
For the purposes hereof, “Unencumbered Liquid Assets” shall be determined by Lender in its reasonable discretion,
at any time and from time to time, and shall mean the “liquid assets” of Guarantor, free and clear of all liens and
shall include only the following assets of Guarantor as set forth on Guarantor’s balance sheet: (x) all Cash and Cash Equivalents
(defined below), (y) the following, to the extent acquired for investment or with a view to achieving trading profits (and which
may be liquidated without restrictions within five (5) Business Days or less): marketable securities owned of record and beneficially
by Guarantor and which are freely tradeable, without any restriction on the New York Stock Exchange, NYSE Amex Equities or NASDAQ,
and (z) any irrevocable, non-discretionary, uncalled capital commitments of Guarantor’s investors to Guarantor (other than
persons that (i) are the subject of a bankruptcy proceeding as of the applicable date of determination, or (ii) have previously
defaulted with respect to such capital commitment, which default has not been cured) that are payable in cash and readily available
to be called by Guarantor without restriction or any other condition at any time and from time to time other than notice. Notwithstanding
the foregoing, at any time when the Guarantor is Brookfield DTLA Holdings LLC, Guarantor shall not be subject to this clause
(i).


 






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(ii)    As
of the last day of each fiscal quarter, Guarantor shall have a Net Worth, as determined by Lender, of not less than
$50,000,000.00. For the purposes of this clause (ii)   ,
 “Net Worth” shall mean, as of a given date, (i) Guarantor’s total assets as of such date (exclusive
of any equity attributable to the Property or in any other asset that is part of the collateral for the Loan) less, (ii)
Guarantor’s total liabilities as of such date, determined in accordance with an Approved Accounting Method.


 


(iii)    As
used above, “Cash and Cash Equivalents” shall mean: (A) United States Dollars and (B) any of the following
which may be liquidated without restrictions within five (5) Business Days or less: (1) securities issued or directly and fully
guaranteed or insured by the United States government or any agency or instrumentality thereof having maturities of not more than
six (6) months from the date of acquisition; (2) certificates of deposit and Eurodollar time deposits with maturities of six (6)
months or less from the date of acquisition, bankers’ acceptances with maturities not exceeding six months and overnight
bank deposits, in each case, with any domestic commercial bank having capital and surplus in excess of $500 million and an S&P
Certificate of Deposit Rating (short term) of “A-1” or better or the equivalent by Moody’s; (3) repurchase obligations
with a term of not more than seven (7) days for underlying securities of the types described in clauses (ii)(a) and (b) above
entered into with any financial institution meeting the qualifications specified in clause (B)(1) and (2) above; (4) commercial
paper having the highest rating obtainable from Moody’s or S&P, and in each case maturing within six (6) months after
the date of acquisition; and (5) money market funds substantially all the assets of which are comprised of securities and other
obligations of the types described in clauses (A) and (B)(1) through (4) above.


 


27.    Replacement
Guarantor. Any Replacement Guarantor that becomes a Guarantor hereunder in accordance with Section 6.3 or Section 6.4 of
the Loan Agreement must maintain a Net Worth of no less than $100,000,000 and Unencumbered Liquid Assets of no less than $5,000,000,
each calculated in accordance with Section 26(d) hereof. It shall be a further condition to such replacement hereunder that
the Replacement Guarantor shall execute and deliver to Lender a limited recourse guaranty (in the same form as this Guaranty)
and an environmental indemnity agreement (in the same form as the Environmental Indemnity delivered to Lender by the initial
Guarantor and Borrower on the date hereof) on or prior to the date of such replacement, pursuant to which the Replacement
Guarantor agrees to be liable under each such limited recourse guaranty and such environmental indemnity agreement (whereupon
the initial Guarantor shall be released from any further liability under this Guaranty and the Environmental Indemnity from
acts, events and/or circumstances that arise from and after the date of such replacement, but the initial Guarantor shall
remain liable under this Guaranty and the Environmental Indemnity for acts, events and/or circumstances occurring prior to
such replacement to the extent and as provided for in this Guaranty and the Environmental Indemnity even if liability for
such acts, events and/or circumstances are not discovered until after the date of such replacement) and the Replacement
Guarantor shall be the “Guarantor” for all purposes set forth in the Loan Documents.


 


28.    Joint and Several. If Guarantor consists of more than one person or party, the obligations
and liabilities of each such person or party hereunder shall be joint and several.


 






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29.    Set-Off.
In addition to any rights and remedies of Lender provided by this Guaranty and by law, Lender shall have the right in its
sole discretion, without prior notice to Guarantor, any such notice being expressly waived by Guarantor to the extent
permitted by applicable law, upon any amount becoming due and payable by Guarantor hereunder (whether at the stated maturity,
by acceleration or otherwise), to set-off and appropriate and apply against such amount any and all deposits (general or
special, time or demand, provisional or final), in any currency, and any other credits, indebtedness or claims, in any
currency, in each case whether direct or indirect, absolute or contingent, matured or unmatured, at any time held or owing by
Lender or any Affiliate thereof to or for the credit or the account of Guarantor; provided, however, Lender may
only exercise such right during the continuance of an Event of Default. Lender agrees promptly to notify Guarantor after any
such set-off and application made by any Lender; provided that the failure to give such notice shall not affect the validity
of such set-off and application.


 


30.    Termination.
This Guaranty shall terminate at such time as the Debt has been indefeasibly paid in full, and there has expired the maximum possible
period thereafter during which any payment made by Borrower or others to Lender with respect to the Loan could be deemed a preference
under the Bankruptcy Code.


 


31.    Confidentiality.
All non-public information obtained by Lender pursuant to the requirements of this Guaranty or delivered by or on behalf of Guarantor
in connection herewith, including, without limitation, all financial and operating statements of Guarantor delivered to Lender,
shall be handled in accordance with Section 17.11(b) of the Loan Agreement.


 


32.    Exculpation. No personal liability shall be asserted, sought or obtained by Lender
or enforceable against any or any direct or indirect principal, director, officer, employee, manager, beneficiary, parent, beneficial
owner, shareholder, partner, member, trustee, agent, or Affiliate of Guarantor or any direct or indirect legal representatives,
successors or assigns of any of the foregoing (collectively, the “Exculpated Parties”) and none of the Exculpated
Parties shall have any personal liability (whether by suit, deficiency judgment or otherwise) in respect of the Guaranteed Recourse
Obligations of Borrower or this Guaranty, or the making, issuance or transfer thereof, all such liability, if any, being expressly
waived by Lender.


 


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IN
WITNESS WHEREOF, Guarantor has duly executed this Guaranty under as of the date first written above.


 


	 	BROOKFIELD DTLA HOLDINGS
    LLC,
	 	a Delaware limited liability
    company
	 	 
	 	By: 	Brookfield DTLA GP LLC
	 	 	a Delaware limited liability company
	 	 	its managing member




 


	 	By: 	/s/ Melissa Lang
	 	Name: 	Melissa Lang
	 	Its: 	Senior Vice President




 


[Signature
Page to Mezzanine Recourse Guaranty]