EX-10.2



 Exhibit 10.2 

UNCONDITIONAL GUARANTY OF PAYMENT AND PERFORMANCE 

THIS UNCONDITIONAL GUARANTY OF PAYMENT AND PERFORMANCE is made as of the 1st day of March, 2017. FOR AND IN CONSIDERATION OF the sum of
Ten and No/100 Dollars ($10.00) and other good and valuable consideration paid or delivered to the undersigned CONDOR HOSPITALITY REIT TRUST, a Maryland real estate investment trust (“General Partner”), CONDOR HOSPITALITY TRUST,
INC., a Maryland corporation (“REIT”), the other “Subsidiary Guarantors” (as defined in the Credit Agreement) that are a party hereto and the Additional Guarantors which may hereafter become a party hereto, if any
(hereinafter referred to individually as a “Subsidiary Guarantor” and collectively, as “Subsidiary Guarantors”; REIT, General Partner and the Subsidiary Guarantors are sometimes hereinafter referred to individually as a
“Guarantor” and collectively as “Guarantors”), the receipt and sufficiency whereof are hereby acknowledged by Guarantors, and for the purpose of seeking to induce KEYBANK NATIONAL ASSOCIATION, a national banking
association (hereinafter referred to as “Lender”, which term shall also include each other Lender which may now be or hereafter become a party to the “Credit Agreement” (as hereinafter defined), any Lender acting as the Issuing
Lender under the Credit Agreement and shall also include any such individual Lender acting as agent for all of the Lenders), to extend credit or otherwise provide financial accommodations to CONDOR HOSPITALITY LIMITED PARTNERSHIP, a Virginia
limited partnership (“Borrower”) under the Credit Agreement, and seeking to induce the Lender Hedge Providers to provide financial accommodations by entering into derivative contracts that may give rise to Hedge Obligations, which
extension of credit and provision of financial accommodations will be to the direct interest, advantage and benefit of Guarantors, Guarantors do hereby, jointly and severally, absolutely, unconditionally and irrevocably guarantee to Lender and the
Lender Hedge Providers the complete payment and performance of the following liabilities, obligations and indebtedness of Borrower to Lender and Lender Hedge Providers (hereinafter referred to collectively as the “Obligations”)
(capitalized terms that are used herein that are not otherwise defined herein shall have the meanings set forth in the Credit Agreement): 

(a) the full and prompt payment when due, whether by acceleration or otherwise, either before or after maturity thereof, of the Revolving
Credit Notes made by Borrower to the order of the Lenders in the aggregate principal face amount of up to Ninety Million and No/100 Dollars ($90,000,000.00), and of the Swing Loan Note made by Borrower to the order of the Swing Loan Lender in the
principal face amount of Five Million and No/100 Dollars ($5,000,000), together with interest as provided in the Revolving Credit Notes and the Swing Loan Note and together with any replacements, supplements, renewals, modifications, consolidations,
restatements, increases and extensions thereof; and 
 (b) the full and prompt payment and performance of any “Hedge Obligations”
(as defined in the Credit Agreement); and 
 (c) the full and prompt payment and performance when due of any and all obligations of Borrower
and any Guarantor to Lender under the Security Documents, together with any replacements, supplements, renewals, modifications, consolidations, restatements and extensions thereof; and 

  
 GUARANTY
(CONDOR) 








 (d) the full and prompt payment when due, whether by acceleration or otherwise, either before or
after maturity thereof, of each other note as may be issued under that certain Credit Agreement dated of even date herewith (as replaced, supplemented, amended, modified, consolidated, restated, increased or extended, hereinafter referred to as the
“Credit Agreement”) among Borrower, KeyBank, for itself and as agent, and the other lenders now or hereafter a party thereto, together with interest as provided in each such note, together with any replacements, supplements, renewals,
modifications, consolidations, restatements, increases, and extensions thereof (the Revolving Credit Notes, the Swing Loan Note and each of the notes described in this subparagraph (d) are hereinafter referred to collectively as the
“Note”); and 
 (e) the full and prompt payment and performance of any and all obligations of Borrower to Lender and Issuing
Lender under the terms of the Credit Agreement, together with any replacements, supplements, renewals, modifications, consolidations, restatements, and extensions thereof; and 

(f) the full and prompt payment and performance of any and all other obligations of Borrower to Lender under any other agreements, documents
or instruments now or hereafter evidencing, securing or otherwise relating to the indebtedness evidenced by the Note or the Credit Agreement (the Note, the Credit Agreement, the Security Documents and said other agreements, documents and instruments
are hereinafter collectively referred to as the “Loan Documents” and individually referred to as a “Loan Document”). 

Notwithstanding anything to the contrary contained herein, under no circumstances shall any of the “Obligations” guaranteed hereby
include any obligation that constitutes an Excluded Hedge Obligation of such Guarantor. 
 1. Agreement to Pay and Perform; Costs of
Collection. Guarantors do hereby agree that following and during the continuance of an Event of Default under the Loan Documents if the Note is not paid by Borrower in accordance with its terms, or if any and all sums which are now or may
hereafter become due from Borrower to Lender under the Loan Documents are not paid by Borrower in accordance with their terms, or if any and all other obligations of Borrower to Lender under the Note or of Borrower or any Guarantor under the other
Loan Documents are not performed by Borrower or Guarantor, as applicable, in accordance with their terms, Guarantors will immediately upon demand make such payments and perform such obligations. Guarantors further agree to pay Lender on demand all
reasonable costs and expenses (including court costs and reasonable attorneys’ fees and disbursements) paid or incurred by Lender in endeavoring to collect the Obligations guaranteed hereby, to enforce any of the Obligations of Borrower
guaranteed hereby, or any portion thereof, or to enforce this Guaranty, and until paid to Lender, such sums shall if not paid within five (5) days after demand bear interest at the Default Rate set forth in Section 4.11 of the Credit
Agreement unless collection from Guarantors of interest at such rate would be contrary to applicable law, in which event such sums shall bear interest at the highest rate which may be collected from Guarantors under applicable law. 

2. Reinstatement of Refunded Payments. If, for any reason, any payment to Lender of any of the Obligations guaranteed hereunder is
required to be refunded, rescinded or returned by Lender to Borrower, or paid or turned over to any other Person, including, without limitation, by reason of the operation of bankruptcy, reorganization, receivership or insolvency laws or


  
 2 

GUARANTY (CONDOR) 








 
similar laws of general application relating to creditors’ rights and remedies now or hereafter enacted, Guarantors agree to pay to the Lender on demand an amount equal to the amount so
required to be refunded, paid or turned over (the “Turnover Payment”), the obligations of Guarantors shall not be treated as having been discharged by the original payment to Lender giving rise to the Turnover Payment, and this Guaranty
shall be treated as having remained in full force and effect for any such Turnover Payment so made by Lender, as well as for any amounts not theretofore paid to Lender on account of such obligations. 

3. Rights of Lender to Deal with Collateral, Borrower and Other Persons. Each Guarantor hereby consents and agrees that Lender may at
any time, and from time to time, without thereby releasing any Guarantor from any liability hereunder and without notice to or further consent from any Guarantor or any other Person or entity, either with or without consideration: release or
surrender any lien or other security of any kind or nature whatsoever held by it or by any Person, firm or corporation on its behalf or for its account, securing any indebtedness or liability hereby guaranteed; substitute for any collateral so held
by it, other collateral of like kind, or of any kind; modify the terms of the Note or the other Loan Documents; extend or renew the Note for any period; grant releases, compromises and indulgences with respect to the Note or the other Loan Documents
and to any Persons or entities now or hereafter liable thereunder or hereunder; release any other guarantor (including any Guarantor), surety, endorser, obligor or accommodation party of the Note or any other Loan Documents; or take or fail to take
any action of any type whatsoever. No such action which Lender shall take or fail to take in connection with the Note or the other Loan Documents, or any of them, or any security for the payment of the indebtedness of Borrower to Lender or for the
performance of any obligations or undertakings of Borrower, any Guarantor or any other Person, nor any course of dealing with Borrower or any other Person, shall release any Guarantor’s obligations hereunder, affect this Guaranty in any way or
afford any Guarantor any recourse against Lender. The provisions of this Guaranty shall extend and be applicable to all replacements, supplements, renewals, amendments, extensions, consolidations, restatements and modifications of the Note and the
other Loan Documents, and any and all references herein to the Note and the other Loan Documents shall be deemed to include any such replacements, supplements, renewals, extensions, amendments, consolidations, restatements or modifications thereof.
Without limiting the generality of the foregoing, Guarantors acknowledge the terms of Section 2.11 of the Credit Agreement pursuant to which the Total Commitment under the Credit Agreement may be increased up to $400,000,000.00 and of
Section 18.3 of the Credit Agreement and agree that this Guaranty shall extend and be applicable to each new or replacement note delivered by Borrower pursuant thereto without notice to or further consent from Guarantors, or any of them. 

4. No Contest with Lender; Subordination. So long as any of the Obligations hereby guaranteed remain unpaid or undischarged or any
Lender has any obligation to make Loans or issue Letters of Credit, Guarantors will not, by paying any sum recoverable hereunder (whether or not demanded by Lender) or by any means or on any other ground, claim any set-off or counterclaim against
Borrower in respect of any liability of any Guarantor to Borrower or, in proceedings under federal bankruptcy law or insolvency proceedings of any nature, prove in competition with Lender in respect of any payment hereunder or be entitled to have
the benefit of any counterclaim or proof of claim or dividend or payment by or on behalf of Borrower or the benefit of any other security for any of the Obligations hereby guaranteed which, now or 

  
 3 

GUARANTY (CONDOR) 








 
hereafter, Lender may hold or in which it may have any share. For so long as any Lender has any obligation to make Loans or issue Letters of Credit or any Letters of Credit or other Obligations
(other than obligations which survive termination of the Credit Agreement as to which no claim has been made) remain outstanding or subject to any bankruptcy preference period or any other possibility of disgorgement (such period, the “Lock-out
Period”), Guarantors hereby expressly waive any right of contribution or reimbursement from or indemnity against Borrower or any other Guarantor, whether at law or in equity, arising from any payments made by any Guarantor pursuant to the terms
of this Guaranty, and Guarantors acknowledge that Guarantors have no right whatsoever to proceed against Borrower, any other Guarantor or any other Person for reimbursement of any such payments except for those rights of each Guarantor under the
Contribution Agreement; provided, however, each Guarantor agrees not to pursue or enforce any of its rights under the Contribution Agreement or otherwise and each Guarantor agrees not to make or receive any payment on account of the Contribution
Agreement or otherwise so long as any of the Obligations remain unpaid or undischarged or any Lender has any obligation to make Loans or issue Letters of Credit. In the event any Guarantor shall receive any payment under or on account of the
Contribution Agreement or otherwise, it shall hold such payment as trustee for Lender and be paid over to Lender on account of the indebtedness of Borrower to Lender but without reducing or affecting in any manner the liability of Guarantors under
the other provisions of this Guaranty except to the extent the principal amount or other portion of such indebtedness shall have been reduced by such payment. In connection with the foregoing, Guarantors expressly waive any and all rights of
subrogation to Lender against Borrower, any other Guarantor or any other Person, and Guarantors hereby waive any rights to enforce any remedy which Lender may have against Borrower, any other Guarantor or any other Person and any rights to
participate in any collateral for Borrower’s obligations under the Loan Documents. Guarantors hereby subordinate any and all indebtedness of Borrower or any other Guarantor now or hereafter owed to any Guarantor to all indebtedness of Borrower
or any other Guarantor to Lender, and agree with Lender that (a) Guarantors shall not demand or accept any payment from Borrower or any other Guarantor on account of such indebtedness, (b) Guarantors shall not claim any offset or other
reduction of Guarantors’ obligations hereunder because of any such indebtedness, and (c) Guarantors shall not take any action to obtain any interest in any of the security described in and encumbered by the Loan Documents because of any
such indebtedness; provided, however, that, if Lender so requests, such indebtedness shall be collected, enforced and received by Guarantors as trustee for Lender and be paid over to Lender on account of the indebtedness of Borrower or such
Guarantor to Lender, but without reducing or affecting in any manner the liability of Guarantors under the other provisions of this Guaranty except to the extent the principal amount or other portion of such outstanding indebtedness shall have been
reduced by such payment. 
 5. Waiver of Defenses. Guarantors hereby agree that their obligations hereunder shall not be affected or
impaired by, and hereby waive and agree not to assert or take advantage of any defense based on: 
 (a) (i) any change in the amount,
interest rate or due date or other term of any of the obligations hereby guaranteed, (ii) any change in the time, place or manner of payment of all or any portion of the obligations hereby guaranteed, (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, or any other document or instrument evidencing or relating to any obligations hereby 


  
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GUARANTY (CONDOR) 








 
guaranteed, 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 obligations hereby guaranteed or any other instrument or agreement referred to therein or evidencing any obligations hereby guaranteed or any assignment or
transfer of any of the foregoing; 
 (b) any subordination of the payment of the obligations hereby guaranteed to the payment of any other
liability of Borrower or any other Person; 
 (c) any act or failure to act by Borrower or any other Person which may adversely affect any
Guarantor’s subrogation rights, if any, against Borrower or any other Person to recover payments made under this Guaranty; 
 (d) any
nonperfection or impairment of any security interest or other Lien on any collateral, if any, securing in any way any of the obligations hereby guaranteed; 

(e) any application of sums paid by Borrower or any other Person with respect to the liabilities of Lender, regardless of what liabilities of
the Borrower remain unpaid; 
 (f) any defense of Borrower, including without limitation, the invalidity, illegality or unenforceability of
any of the Obligations; 
 (g) either with or without notice to Guarantors, any renewal, extension, modification, amendment or other changes
in the Obligations, including but not limited to any material alteration of the terms of payment or performance of the Obligations; 
 (h)
any statute of limitations in any action hereunder or for the collection of the Note or for the payment or performance of any obligation hereby guaranteed; 

(i) the incapacity, lack of authority, death or disability of Borrower, any Guarantor or any other Person or entity, or the failure of Lender
to file or enforce a claim against the estate (either in administration, bankruptcy or in any other proceeding) of Borrower or any Guarantor or any other Person or entity; 

(j) the dissolution or termination of existence of Borrower, any Guarantor or any other Person or entity; 

(k) the voluntary or involuntary liquidation, sale or other disposition of all or substantially all of the assets of Borrower or any Guarantor
or any other Person or entity; 
 (l) the voluntary or involuntary receivership, insolvency, bankruptcy, assignment for the benefit of
creditors, reorganization, assignment, composition, or readjustment of, or any similar proceeding affecting, Borrower or any Guarantor or any other Person or entity, or any of Borrower’s or any Guarantor’s or any other Person’s or
entity’s properties or assets; 
 (m) the damage, destruction, condemnation, foreclosure or surrender of all or any part of the
Collateral, any Borrowing Base Property, any other Real Estate or any of the improvements located thereon; 

  
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GUARANTY (CONDOR) 








 (n) the failure of Lender to give notice of the existence, creation or incurring of any new or
additional indebtedness or obligation of Borrower or of any action or nonaction on the part of any other Person whomsoever in connection with any obligation hereby guaranteed; 

(o) any failure or delay of Lender to commence an action against Borrower or any other Person, to assert or enforce any remedies against
Borrower under the Note or the other Loan Documents, or to realize upon any security; 
 (p) any failure of any duty on the part of Lender
to disclose to any Guarantor any facts it may now or hereafter know regarding Borrower (including, without limitation Borrower’s financial condition), any other Person, the Collateral, or any other assets or liabilities of such Persons, whether
such facts materially increase the risk to Guarantors or not (it being agreed that Guarantors assume responsibility for being informed with respect to such information); 

(q) failure to accept or give notice of acceptance of this Guaranty by Lender; 

(r) failure to make or give notice of presentment and demand for payment of any of the indebtedness or performance of any of the obligations
hereby guaranteed; 
 (s) failure to make or give protest and notice of dishonor or of default to Guarantors or to any other party with
respect to the indebtedness or performance of obligations hereby guaranteed; 
 (t) any and all other notices whatsoever to which Guarantors
might otherwise be entitled; 
 (u) any lack of diligence by Lender in collection, protection or realization upon any collateral securing
the payment of the indebtedness or performance of obligations hereby guaranteed; 
 (v) the invalidity or unenforceability of the Note, or
any of the other Loan Documents, or any assignment or transfer of the foregoing; 
 (w) the compromise, settlement, release or termination
of any or all of the obligations of Borrower under the Note or the other Loan Documents or the Hedge Obligations; 
 (x) any transfer by
Borrower or any other Person of all or any part of the security encumbered by the Loan Documents; 
 (y) the failure of Lender to perfect
any security or to extend or renew the perfection of any security; or 
 (z) to the fullest extent permitted by law, any other legal,
equitable or surety defenses whatsoever to which Guarantors might otherwise be entitled, it being the intention that the obligations of Guarantors hereunder are absolute, unconditional and irrevocable. 

  
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GUARANTY (CONDOR) 








 Each Guarantor understands that the exercise by Lender of certain rights and remedies may affect
or eliminate such Guarantor’s right of subrogation against the Borrower, the other Guarantors or other Persons and that such Guarantor may therefore incur partially or totally nonreimbursable liability hereunder. Nevertheless, Guarantors hereby
authorize and empower Lender, its successors, endorsees and assigns, to exercise in its or their sole discretion, any rights and remedies, or any combination thereof, which may then be available, it being the purpose and intent of Guarantors that
the obligations hereunder shall be absolute, continuing, independent and unconditional under any and all circumstances. Notwithstanding any other provision of this Guaranty to the contrary, for so long as the Lock-Out Period is in existence, each
Guarantor hereby waives and releases any claim or other rights which such Guarantor may now have or hereafter acquire against Borrower or any other Guarantor or other Person of all or any of the obligations of Guarantors hereunder that arise from
the existence or performance of such Guarantor’s obligations under this Guaranty or any of the other Loan Documents, including, without limitation, any right of subrogation, reimbursement, exoneration, contribution or indemnification, whether
or not such claim, remedy or right arises in equity or under contract, statute or common law, by any payment made hereunder or otherwise, including, without limitation, the right to take or receive from Borrower or any other Guarantor or other
Person, directly or indirectly, in cash or other property or by setoff or in any other manner, payment or security on account of such claim or other rights, except for those rights of each Guarantor under the Contribution Agreement; provided,
however, each Guarantor agrees not to pursue or enforce any of its rights under the Contribution Agreement and each Guarantor agrees not to make or receive any payment on account of the Contribution Agreement so long as any of the Obligations remain
unpaid or undischarged or any Lender has any obligation to make Loans or issue Letters of Credit. In the event any Guarantor shall receive any payment under or on account of the Contribution Agreement, it shall hold such payment as trustee for
Lender and be paid over to Lender on account of the indebtedness of Borrower to Lender but without reducing or affecting in any manner the liability of Guarantors under the other provisions of this Guaranty except to the extent the principal amount
or other portion of such indebtedness shall have been reduced by such payment. Notwithstanding any other provision of the Guaranty to the contrary, each Guarantor waives and releases any right to participate in any claim or remedy of Lender against
Borrower or any other Guarantor or other Person or any Collateral which Lender now has or hereafter acquires, whether or not such claim, remedy or right arises in equity or under contract, statute or common law, by any payment made hereunder or
otherwise, including, without limitation, the right to take or receive from Borrower or any other Guarantor or other Person, directly or indirectly, in cash or other property or by setoff or in any other manner, payment or security on account of
such claim or other rights, 
 6. Guaranty of Payment and Performance and Not of Collection. This is a guaranty of payment and
performance and not of collection. The liability of Guarantors under this Guaranty shall be primary, direct and immediate and not conditional or contingent upon the pursuit of any remedies against Borrower or any other Person, nor against securities
or liens available to Lender, its successors, successors in title, endorsees or assigns. Guarantors hereby waive any right to require that an action be brought against Borrower or any other Person or to require that resort be had to any security or
to any balance of any deposit account or credit on the books of Lender in favor of Borrower or any other Person. 

  
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GUARANTY (CONDOR) 








 7. Rights and Remedies of Lender. In the event of an Event of Default under the Note or
the other Loan Documents, or any of them, that is continuing (it being understood that the Lender has no obligation to accept any cure after an Event of Default occurs), Lender shall have the right to enforce its rights, powers and remedies
thereunder or hereunder or under any other Loan Document, in any order, and all rights, powers and remedies available to Lender in such event shall be nonexclusive and cumulative of all other rights, powers and remedies provided thereunder or
hereunder or by law or in equity. Accordingly, Guarantors hereby authorize and empower Lender upon the occurrence and during the continuance of any Event of Default under the Note or the other Loan Documents, at its sole discretion, and without
notice to Guarantors, to exercise any right or remedy which Lender may have, including, but not limited to, foreclosure, exercise of rights of power of sale, acceptance of a deed or assignment in lieu of foreclosure, appointment of a receiver,
exercise of remedies against personal property, or enforcement of any assignment of leases, as to any security, whether real, personal or intangible. At any public or private sale of any security or collateral for any of the Obligations guaranteed
hereby, whether by foreclosure or otherwise, Lender may, in its discretion, purchase all or any part of such security or collateral so sold or offered for sale for its own account and may apply against the amount bid therefor all or any part of the
balance due it pursuant to the terms of the Note or any other Loan Document without prejudice to Lender’s remedies hereunder against Guarantors for deficiencies. If the Obligations guaranteed hereby are partially paid by reason of the election
of Lender to pursue any of the remedies available to Lender, or if such Obligations are otherwise partially paid, this Guaranty shall nevertheless remain in full force and effect, and Guarantors shall remain liable for the entire balance of the
Obligations guaranteed hereby even though any rights which any Guarantor may have against Borrower or any other Person may be destroyed or diminished by the exercise of any such remedy. 

8. Application of Payments. Guarantors hereby authorize Lender, without notice to Guarantors, to apply all payments and credits
received from Borrower, any Guarantor or any other Person or realized from any security in such manner and in such priority as set forth in the Credit Agreement. 

9. Business Failure, Bankruptcy or Insolvency. In the event of the business failure of any Guarantor or if there shall be pending any
bankruptcy or insolvency case or proceeding with respect to any Guarantor under federal bankruptcy law or any other applicable law or in connection with the insolvency of any Guarantor, or if a liquidator, receiver, or trustee shall have been
appointed for any Guarantor or any Guarantor’s properties or assets, Lender may file such proofs of claim and other papers or documents as may be necessary or advisable in order to have the claims of Lender allowed in any proceedings relative
to such Guarantor, or any of such Guarantor’s properties or assets, and, irrespective of whether the indebtedness or other obligations of Borrower guaranteed hereby shall then be due and payable, by declaration or otherwise, Lender shall be
entitled and empowered to file and prove a claim for the whole amount of any sums or sums owing with respect to the indebtedness or other obligations of Borrower guaranteed hereby, and to collect and receive any moneys or other property payable or
deliverable on any such claim. Guarantors covenant and agree that upon the commencement of a voluntary or involuntary bankruptcy proceeding by or against Borrower, Guarantors shall not seek a supplemental stay or otherwise pursuant to 11 U.S.C.
§105 or any other provision of the Bankruptcy Code, as amended, or any other debtor relief law (whether statutory, common law, case law, or otherwise) of any jurisdiction whatsoever, now or hereafter in effect, which may be or become
applicable, to stay, interdict, condition, reduce or inhibit the ability of Lender to enforce any rights of Lender against Guarantors by virtue of this Guaranty or otherwise. 

  
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GUARANTY (CONDOR) 








 10. Covenants of Guarantors. Guarantors hereby covenant and agree with Lender that until
all indebtedness guaranteed hereby has been completely repaid and all obligations and undertakings of Borrower under, by reason of, or pursuant to the Note and the other Loan Documents have been completely performed and Lender has no further
obligation to make Loans or issue Letters of Credit, Guarantors will comply with any and all covenants applicable to Guarantors set forth in the Credit Agreement and the Contribution Agreement. 

11. Rights of Set-off. Regardless of the adequacy of any collateral, during the continuance of any Event of Default under the Note or
the other Loan Documents, Lender may at any time and without notice to Guarantors, but subject to the prior written approval of Agent, set-off and apply the whole or any portion or portions of any or all deposits (general or specific, time or
demand, provisional or final, regardless of currency, maturity, or branch of Lender where the deposits are held) now or hereafter held by Lender or other sums credited by or due from any Lender to any Guarantor and any securities or other property
of the Guarantors in the possession of such Lender against amounts payable under this Guaranty, whether or not any other person or persons could also withdraw money therefrom. 

12. Changes in Writing; No Revocation. This Guaranty may not be changed orally, and no obligation of any Guarantor can be released or
waived by Lender except as provided in Sections 5.4 or 27 of the Credit Agreement. This Guaranty shall be irrevocable by Guarantors until all indebtedness guaranteed hereby has been completely repaid and all obligations and undertakings of Borrower
under, by reason of, or pursuant to the Note, the Letters of Credit and the other Loan Documents have been completely performed and the Lenders have no further obligation to advance Loans or issue Letters of Credit under the Credit Agreement. 

13. Notices. Each notice, demand, election or request provided for or permitted to be given pursuant to this Guaranty (hereinafter in
this Section 13 referred to as “Notice”), but specifically excluding to the maximum extent permitted by law any notices of the institution or commencement of foreclosure proceedings, must be in writing and shall be deemed to have been
properly given or served by personal delivery or by sending same by overnight courier or by depositing same in the United States Mail, postpaid and registered or certified, return receipt requested, or as expressly permitted herein, by telegraph,
telecopy, telefax or telex, and addressed as follows: 
 If to the Agent or KeyBank: 

KeyBank National Association 

1200 Abernathy Road, Suite 1550 

Atlanta, Georgia 30328 

Attention: Tom Schmitt 
 Telecopy
No.: (770) 510-2195 

  
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GUARANTY (CONDOR) 








 and 

KeyBank National Association 

4910 Tiedeman Road, 3rd Floor 

Brooklyn, Ohio 44144 
 Attn: Real
Estate Capital Services 
 and 

Dentons US LLP 
 Suite 5300 

303 Peachtree Street, N.E. 

Atlanta, Georgia 30308 
 Attn:
William F. Timmons, Esq. 
 Telecopy No.: (404) 527-4198 

If to the Guarantors: 
 Condor
Hospitality Limited Partnership 
 4800 Montgomery Lane, Suite 220 

Bethesda, Maryland 20814 
 Attn:
Jonathan J. Gantt 
 Telecopy No.:                

 With a copy to: 
 McGrath
North Mullin & Kratz, PC LLO 
 First National Tower, Suite 3700 

1601 Dodge Street 
 Omaha,
Nebraska 68102 
 Attn: Jason D. Benson, Esq. 

Telecopy No.: (402) 952-6864 

Each Notice shall be effective upon being personally delivered or upon being sent by overnight courier or upon being deposited in the United
States Mail as aforesaid, or if transmitted by telegraph, telecopy, telefax or telex is permitted, upon being sent and confirmation of receipt. The time period in which a response to such Notice must be given or any action taken with respect thereto
(if any), however, shall commence to run from the date of receipt if personally delivered or sent by overnight courier, or if so deposited in the United States Mail, the earlier of three (3) Business Days following such deposit or the date of
receipt as disclosed on the return receipt. Rejection or other refusal to accept or the inability to deliver because of changed address for which no notice was given shall be deemed to be receipt of the Notice sent. By giving at least fifteen
(15) days’ prior Notice thereof, Borrower, Guarantors or Lenders shall have the right from time to time and at any time during the term of this Guaranty to change their respective addresses and each shall have the right to specify as its
address any other address within the United States of America 

  
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GUARANTY (CONDOR) 








 14. Governing Law. GUARANTORS ACKNOWLEDGE AND AGREE, PURSUANT TO NEW YORK GENERAL
OBLIGATIONS LAW SECTION 5-1401, THAT THIS GUARANTY AND THE OBLIGATIONS OF GUARANTORS HEREUNDER SHALL BE GOVERNED BY AND INTERPRETED AND DETERMINED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK. 

15. CONSENT TO JURISDICTION; WAIVERS. EACH GUARANTOR HEREBY IRREVOCABLY AND UNCONDITIONALLY (A) SUBMITS TO PERSONAL JURISDICTION
IN THE STATE OF NEW YORK OVER ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS GUARANTY, AND (B) WAIVES ANY AND ALL PERSONAL RIGHTS UNDER THE LAWS OF ANY STATE (I) TO THE RIGHT, IF ANY, TO TRIAL BY JURY(LENDER HAVING ALSO
WAIVED SUCH RIGHT TO TRIAL BY JURY), (II) TO OBJECT TO JURISDICTION WITHIN THE STATE OF NEW YORK OR VENUE IN ANY PARTICULAR FORUM WITHIN THE STATE OF NEW YORK, AND (III) TO THE RIGHT, IF ANY, TO CLAIM OR RECOVER ANY SPECIAL, EXEMPLARY, PUNITIVE OR
CONSEQUENTIAL DAMAGES OR ANY DAMAGES OTHER THAN OR IN ADDITION TO ACTUAL DAMAGES. EACH LENDER IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY AND ALL RIGHTS UNDER THE LAWS OF ANY STATE TO THE RIGHT, IF ANY, TO TRIAL BY JURY. EACH GUARANTOR HEREBY WAIVES
ITS RIGHTS TO PERSONAL SERVICE AND AGREES THAT, IN ADDITION TO ANY METHODS OF SERVICE OF PROCESS PROVIDED FOR UNDER APPLICABLE LAW, ALL SERVICE OF PROCESS IN ANY SUCH SUIT, ACTION OR PROCEEDING MAY BE MADE BY CERTIFIED OR REGISTERED MAIL, RETURN
RECEIPT REQUESTED, DIRECTED TO SUCH GUARANTOR AT THE ADDRESS SET FORTH IN PARAGRAPH 13 ABOVE, AND SERVICE SO MADE SHALL BE COMPLETE FIVE (5) DAYS AFTER THE SAME SHALL BE SO MAILED. NOTHING CONTAINED HEREIN, HOWEVER, SHALL PREVENT LENDER FROM
BRINGING ANY SUIT, ACTION OR PROCEEDING OR EXERCISING ANY RIGHTS AGAINST ANY SECURITY AND AGAINST ANY GUARANTOR PERSONALLY, AND AGAINST ANY PROPERTY OF ANY GUARANTOR, WITHIN ANY OTHER STATE. INITIATING SUCH SUIT, ACTION OR PROCEEDING OR TAKING SUCH
ACTION IN ANY STATE SHALL IN NO EVENT CONSTITUTE A WAIVER OF THE AGREEMENT CONTAINED HEREIN THAT THE LAWS OF THE STATE OF NEW YORK SHALL GOVERN THE RIGHTS AND OBLIGATIONS OF GUARANTORS AND LENDER HEREUNDER OR OF THE SUBMISSION HEREIN MADE BY
GUARANTORS TO PERSONAL JURISDICTION WITHIN THE STATE OF NEW YORK. EACH GUARANTOR HEREBY WAIVES ANY OBJECTION THAT IT MAY NOW OR HEREAFTER HAVE TO THE VENUE OF ANY SUCH SUIT OR ANY SUCH COURT OR THAT SUCH SUIT IS BROUGHT IN AN INCONVENIENT COURT.
EACH GUARANTOR CERTIFIES THAT NO REPRESENTATIVE, AGENT OR ATTORNEY OF ANY LENDER HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH LENDER WOULD NOT, IN THE EVENT OF LITIGATION, SEEK TO ENFORCE THE FOREGOING WAIVERS AND ACKNOWLEDGE THAT LENDER HAS
BEEN INDUCED TO ENTER INTO THIS GUARANTY AND THE OTHER LOAN DOCUMENTS TO WHICH THEY ARE PARTIES BY, AMONG OTHER THINGS, THE WAIVERS AND CERTIFICATIONS CONTAINED IN THIS PARAGRAPH 15. EACH GUARANTOR ACKNOWLEDGES THAT THEY HAVE HAD AN OPPORTUNITY TO
REVIEW THIS PARAGRAPH 15 WITH THEIR LEGAL COUNSEL AND THAT SUCH GUARANTOR AGREES TO THE FOREGOING AS THEIR FREE, KNOWING AND VOLUNTARY ACT. 

  
 11 

GUARANTY (CONDOR) 








 16. Successors and Assigns. The provisions of this Guaranty shall be binding upon
Guarantors and their respective heirs, successors, successors in title, legal representatives, and assigns, and shall inure to the benefit of Lender, its successors, successors in title, legal representatives and assigns, and the holders of the
Hedge Obligations. No Guarantor shall assign or transfer any of its rights or obligations under this Guaranty without the prior written consent of Lender. 

17. Assignment by Lender. This Guaranty is assignable by Lender in whole or in part in conjunction with any assignment of the Note or
portions thereof, and any assignment hereof or any transfer or assignment of the Note or portions thereof by Lender shall operate to vest in any such assignee the rights and powers, in whole or in part, as appropriate, herein conferred upon and
granted to Lender. 
 18. Severability. If any term or provision of this Guaranty shall be determined to be illegal or unenforceable,
all other terms and provisions hereof shall nevertheless remain effective and shall be enforced to the fullest extent permitted by law. 

19. Disclosure. Guarantors agree that in addition to disclosures made in accordance with standard banking practices, any Lender may
disclose information obtained by such Lender pursuant to this Guaranty to assignees or participants and potential assignees or participants hereunder subject to the terms and provisions of the Credit Agreement. 

20. No Unwritten Agreements. THIS GUARANTY 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. 
 21.
Time of the Essence. Time is of the essence with respect to each and every covenant, agreement and obligation of Guarantors under this Guaranty. 

22. Ratification. Guarantors do hereby restate, reaffirm and ratify each and every warranty and representation regarding Guarantors or
their Subsidiaries set forth in the Credit Agreement as if the same were more fully set forth herein. 
 23. Joint and Several
Liability. Each of the Guarantors covenants and agrees that each and every covenant and obligation of Guarantors hereunder shall be the joint and several obligations of each of the Guarantors. 

24. Fair Consideration. The Guarantors represent that the Guarantors are engaged in common business enterprises related to those of the
Borrower and each Guarantor will derive substantial direct or indirect economic benefit from the effectiveness and existence of the Credit Agreement. 

  
 12 

GUARANTY (CONDOR) 








 25. Counterparts. This Guaranty and any amendment hereof may be executed in several
counterparts and by each party on a separate counterpart, each of which when so executed and delivered shall be an original, and all of which together shall constitute one instrument. In proving this Guaranty it shall not be necessary to produce or
account for more than one such counterpart signed by the party against whom enforcement is sought. 
 26. Condition of Borrower.
Without reliance on any information supplied by the Lender, each Guarantor has independently taken, and will continue to take, whatever steps it deems necessary to evaluate the financial condition and affairs of the Borrower or any collateral, and
the Lender shall not have any duty to advise any Guarantor of information at any time known to the Lender regarding such financial condition or affairs or any collateral. 

[CONTINUED ON NEXT PAGE] 

  
 13 

GUARANTY (CONDOR) 








 IN WITNESS WHEREOF, Guarantors have executed this Guaranty under seal as of the day and year
first above written. 
  

					
	GUARANTORS:
	
	CONDOR HOSPITALITY REIT TRUST, a Maryland real estate investment trust
		
	By:	 	/s/ Jonathan J. Gantt


 
					
	Name:	 	Jonathan J. Gantt
	 Title:
	 	Vice President


  

			
	CONDOR HOSPITALITY TRUST, INC., a Maryland corporation
		
	By:	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Senior Vice President & Chief Financial
		 	Officer


  

			
	 TRS LEASING, INC., a Virginia corporation

		
	By:	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Vice President


  

							
	SPPR-SOUTH BEND, LLC, a Delaware limited liability company
		
	By:	 	Condor Hospitality Limited Partnership, a Virginia limited partnership, its manager
			
		 	By:	 	Condor Hospitality REIT Trust, a Maryland real estate investment trust, its general partner
				
		 		 	By:	 	/s/ Jonathan J. Gantt


 
							
		 		 	Name:	 	Jonathan J. Gantt
		 		 	Title:	 	Vice President


 (SIGNATURES CONTINUED ON NEXT
PAGE) 
 SIGNATURE PAGE TO UNCONDITIONAL GUARANTY
OF PAYMENT AND PERFORMANCE - KEYBANK/CONDOR 2017 







 
			
	 CDOR SAN SPRING, LLC, a Delaware limited

liability company

		
	By:	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Vice President


  

			
	TRS SAN SPRING, LLC, a Delaware limited liability company
		
	By:	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Vice President


  

					
	SPPR-DOWELL, LLC, a Delaware limited liability company
		
	By:	 	SPPR-Dowell Holdings, Inc., a Delaware corporation, its manager
			
		 	By:	 	/s/ Jonathan J. Gantt


 
					
		 	Name:	 	Jonathan J. Gantt
		 	Title:	 	Vice President


  

			
	SPPR-DOWELL HOLDINGS, INC., a Delaware corporation
		
	By:	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Vice President


 (SIGNATURES CONTINUED ON NEXT
PAGE) 
 SIGNATURE PAGE TO UNCONDITIONAL GUARANTY
OF PAYMENT AND PERFORMANCE - KEYBANK/CONDOR 2017 







 
					
	SPPR-DOWELL TRS SUBSIDIARY, LLC, a Delaware limited liability company
		
	By:	 	Condor Hospitality REIT Trust, a Maryland real estate investment trust, its manager
			
		 	By:	 	/s/ Jonathan J. Gantt


 
					
		 	Name:	 	Jonathan J. Gantt
		 	Title:	 	Vice President


  

					
	SOLOMONS BEACON INN LIMITED PARTNERSHIP, a Maryland limited partnership
		
	 By:
	 	Solomons GP, LLC, a Delaware limited liability company, its general partner
			
		 	By:	 	/s/ Jonathan J. Gantt


 
					
		 	Name:	 	Jonathan J. Gantt
		 	Title:	 	Vice President


  

			
	SOLOMONS GP, LLC, a Delaware limited liability company
		
	 By:
	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Vice President


  

			
	TRS SUBSIDIARY, LLC, a Delaware limited liability company
		
	 By:
	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Vice President


 (SIGNATURES CONTINUED ON NEXT
PAGE) 
 SIGNATURE PAGE TO UNCONDITIONAL GUARANTY
OF PAYMENT AND PERFORMANCE - KEYBANK/CONDOR 2017 







 
					
	SPPR-HOTELS, LLC, a Delaware limited liability company
		
	By:	 	SPPR Holdings, Inc., a Delaware corporation, its manager
			
		 	By:	 	/s/ Jonathan J. Gantt


 
					
		 	Name:	 	Jonathan J. Gantt
		 	Title:	 	Vice President


  

			
	SPPR HOLDINGS, INC., a Delaware corporation
		
	 By:
	 	/s/ Jonathan J. Gantt


 
			
	Name:	 	Jonathan J. Gantt
	Title:	 	Vice President


  

					
	SPPR TRS SUBSIDIARY, LLC, a Delaware limited liability company
		
	 By:
	 	TRS Leasing, Inc., a Virginia corporation, its manager
			
		 	By:	 	/s/ Jonathan J. Gantt


 
					
		 	Name:	 	Jonathan J. Gantt
		 	Title:	 	Vice President


 SIGNATURE PAGE TO UNCONDITIONAL
GUARANTY OF PAYMENT AND PERFORMANCE - KEYBANK/CONDOR 2017 







 Lender joins in the execution of this Guaranty for the sole and limited purpose of evidencing its
agreement to waiver of the right to trial by jury contained in Paragraph 15 hereof and Section 25 of the Credit Agreement. 
  

			
	KEYBANK NATIONAL ASSOCIATION, as Agent for the Lenders
		
	By:	 	/s/ Jennifer L. Power


 
			
	Name:	 	Jennifer L. Power
	Title:	 	Vice President


 SIGNATURE PAGE TO UNCONDITIONAL
GUARANTY OF PAYMENT AND PERFORMANCE - KEYBANK/CONDOR 2017