Exhibit
10.4


Loan No: 33-0924150


 


 


 


LOAN AGREEMENT


Dated as of June 27, 2014


Between


IREIT FLOWOOD DOGWOOD, L.L.C.,

as Borrower


and


WELLS FARGO BANK, NATIONAL ASSOCIATION,


as
Lender


 




    	 



    	 



    

TABLE OF CONTENTS


	ARTICLE 1.  DEFINITIONS; PRINCIPLES OF CONSTRUCTION	 1
	Section 1.1	Definitions	 1
	Section 1.2	Principles of Construction	 19
	 	 	 
	ARTICLE 2.  GENERAL TERMS	 19
	Section 2.1	The Loan	 19
	Section 2.2	Disbursement to Borrower	 19
	Section 2.3	The Note and the other Loan Documents	 19
	Section 2.4	Use of Proceeds	 20
	Section 2.5	Interest Rate	 20
	Section 2.6	Loan Payments	 24
	Section 2.7	Prepayments	 25
	Section 2.8	Interest Rate Protection Agreement	 27
	Section 2.9	Extension of Maturity Date	 30
	Section 2.10	Intentionally Omitted	 31
	 	 	 
	ARTICLE 3.  REPRESENTATIONS AND WARRANTIES	 31
	Section 3.1	Legal Status and Authority	 31
	Section 3.2	Validity of Documents	 31
	Section 3.3	Litigation	 32
	Section 3.4	Agreements	 32
	Section 3.5	Financial Condition	 32
	Section 3.6	Disclosure	 33
	Section 3.7	No Plan Assets	 33
	Section 3.8	Not a Foreign Person	 33
	Section 3.9	Business Purposes	 33
	Section 3.10	Borrower Information	 33
	Section 3.11	Status of Property	 34
	Section 3.12	Financial Information	 36
	Section 3.13	Condemnation	 36
	Section 3.14	Separate Lots	 36
	Section 3.15	Insurance	 36
	Section 3.16	Use of Property	 36
	Section 3.17	Leases and Rent Roll	 37
	Section 3.18	Filing and Recording Taxes	 37
	Section 3.19	Management Agreement	 38
	Section 3.20	Illegal Activity/Forfeiture	 38
	Section 3.21	Taxes	 38
	Section 3.22	Permitted Encumbrances	 38
	Section 3.23	Material Agreements	 39




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	Section 3.24	Non-Consolidation Opinion Assumptions	 39
	Section 3.25	Federal Reserve Regulations	 39
	Section 3.26	Investment Company Act	 39
	Section 3.27	Fraudulent Conveyance	 40
	Section 3.28	Embargoed Person	 40
	Section 3.29	Patriot Act	 41
	Section 3.30	Organizational Chart	 42
	Section 3.31	Bank Holding Company	 42
	Section 3.32	Intentionally Omitted	 42
	Section 3.33	REA Representations	 42
	Section 3.34	No Change in Facts or Circumstances	 42
	Section 3.35	Perfection of Accounts	 43
	Section 3.36	Intentionally Omitted	 43
	Section 3.37	Guarantor Representations	 43
	 	 	 
	ARTICLE 4.  BORROWER COVENANTS	 44
	Section 4.1	Existence	 44
	Section 4.2	Applicable Law	 44
	Section 4.3	Maintenance and Use of Property	 45
	Section 4.4	Waste	 45
	Section 4.5	Taxes and Other Charges	 45
	Section 4.6	Litigation	 46
	Section 4.7	Access to Property	 46
	Section 4.8	Notice of Default	 46
	Section 4.9	Cooperate in Legal Proceedings	 46
	Section 4.10 	Performance by Borrower	 47
	Section 4.11	Awards	 47
	Section 4.12	Books and Records	 47
	Section 4.13	Estoppel Certificates	 50
	Section 4.14	Leases and Rents	 51
	Section 4.15	Management Agreement	 54
	Section 4.16	Payment for Labor and Materials	 55
	Section 4.17	Performance of Other Agreements	 56
	Section 4.18	Debt Cancellation	 56
	Section 4.19	ERISA	 56
	Section 4.20	No Joint Assessment	 57
	Section 4.21	Alterations	 58
	Section 4.22	REA Covenants	 58
	Section 4.23	Material Agreements	 59
	Section 4.24	Intentionally Omitted	 59
	

  	 	 




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	ARTICLE 5.  ENTITY COVENANTS	 60
	Section 5.1	Single Purpose Entity/Separateness	 60
	Section 5.2	Independent Director	 65
	Section 5.3	Change of Name, Identity or Structure	 66
	Section 5.4	Business and Operations	 66
	 	 	 
	ARTICLE 6. NO SALE OR ENCUMBRANCE	 67
	Section 6.1	Transfer Definitions	 67
	Section 6.2	No Sale/Encumbrance	 67
	Section 6.3	Permitted Equity Transfers	 68
	Section 6.4	Easements, Etc.	 71
	Section 6.5	Lender’s Rights	 72
	 	 	 
	ARTICLE 7.  INSURANCE; CASUALTY; CONDEMNATION; RESTORATION	 73
	Section 7.1	Insurance	 73
	Section 7.2	Casualty	 80
	Section 7.3	Condemnation	 80
	Section 7.4	Restoration	 80
	 	 	 
	ARTICLE 8.  RESERVE FUNDS	 86
	Section 8.1	Tax Reserve Funds	 86
	Section 8.2	Insurance Reserve Funds	 87
	Section 8.3	Immediate Repair Funds	 88
	Section 8.4	Intentionally Omitted	 89
	Section 8.5	Leasing Reserve Funds	 89
	Section 8.6	The Accounts Generally	 90
	Section 8.7	Intentionally Omitted	 91
	Section 8.8	Intentionally Omitted	 91
	Section 8.9	Intentionally Omitted	 91
	 	 	 
	ARTICLE 9  CASH MANAGEMENT AGREEMENT	 92
	Section 9.1	Cash Management Agreement	 92
	Section 9.2	Cash Flow Sweep	 92
	 	 	 
	ARTICLE 10. EVENTS OF DEFAULT; REMEDIES	 92
	Section 10.1	Event of Default	 92
	Section 10.2	Remedies	 95
	 	 	 
	ARTICLE 11. SECONDARY MARKET	 98
	Section 11.1	Secondary Market Transactions	 98
	Section 11.2	Servicer	 99
	Section 11.3	Intentionally Omitted	 99
	Section 11.4	Intentionally Omitted	 99
	 	 	 




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	ARTICLE 12. INDEMNIFICAITONS	 99
	Section 12.1	General Indemnification	 99
	Section 12.2	Mortgage and Intangible Tax and Transfer Tax Indemnification	 100
	Section 12.3	ERISA Indemnification	 100
	Section 12.4	Duty to Defend, Legal Fees and Other Fees and Expenses	 100
	Section 12.5	Survival	 101
	Section 12.6	Environmental Indemnity	 101
	 	 	 
	ARTICLE 13. EXCULPATION	 101
	Section 13.1	Exculpation	 101
	Section 13.2	Survival	 105
	 	 	 
	ARTICLE 14. NOTICES	 106
	Section 14.1	Notices	 106
	 	 	 
	ARTICLE 15. FURTHER ASSURANCES	 107
	Section 15.1	Replacement Documents	 107
	Section 15.2	Recording of Security Instrument, etc.	 107
	Section 15.3	Further Acts, etc.	 107
	Section 15.4	Changes in Tax, Debt, Credit and Documentary Stamp Laws	 108
	 	 	 
	ARTICLE 16. WAIVERS	 109
	Section 16.1	Remedies Cumulative; Waivers	 109
	Section 16.2	Modification, Waiver in Writing	 109
	Section 16.3	Delay Not a Waiver	 109
	Section 16.4	Waiver off Trial by Jury	 110
	Section 16.5	Waiver of Notice	 110
	Section 16.6	Remedies of Borrower	 110
	Section 16.7	Marshalling and Other Matters	 110
	Section 16.8	Waiver of Statute of Limitations	 111
	Section 16.9	Waiver of Counterclaim	 111
	Section 16.10	Sole Discretion of Lender	 111
	 	 	 
	ARTICLE 17. MISCELLANEOUS	 111
	Section 17.1	Survival	 111
	Section 17.2	Governing Law	 111
	Section 17.3	Headings	 111
	Section 17.4	Severability	 112
	Section 17.5	Preferences	 112
	Section 17.6.	Expenses	 112




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	Section 17.7	Cost of Enforcement	 113
	Section 17.8	Exhibits and Schedules Incorporated	 113
	Section 17.9	Offsets, Counterclaims and Defenses	 113
	Section 17.10	No Joint Venture or Partnership; No Third Party Beneficiaries	 114
	Section 17.11	Publicity; Advertising	 115
	Section 17.12	Conflict; Construction of Documents; Reliance	 116
	Section 17.13	Entire Agreement	 116
	Section 17.14	Liability	 116
	Section 17.15	Duplicate Originals; Counterparts	 116


 


 


SCHEDULES AND EXHIBITS


	Exhibit A	Additional Definitions
	Schedule I	Immediate Repairs
	Schedule II	Organizational Chart
	Schedule III	Description of REA’s
	Schedule IV	Intentionally Omitted
	
        Schedule V

        Schedule VI

        Schedule VII

        Schedule VIII

        Schedule IX
	
        Amortization Schedule

        Rights of First Refusal / Purchase Rights

        Alteration Conditions

        Leasing Conditions

        TIF Documentation

	 	 


 


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LOAN AGREEMENT


THIS LOAN AGREEMENT,
dated as of June 27, 2014 (as amended, restated, replaced, supplemented or otherwise modified from time to time, this “Agreement”),
between WELLS FARGO BANK, NATIONAL ASSOCIATION, having an address at Wells Fargo Center, 1901 Harrison Street, 2nd
Floor, Oakland, California 94612 (together with its successors and/or assigns, “Lender”) and IREIT FLOWOOD
DOGWOOD, L.L.C., a Delaware limited liability company, having an address at 2901 Butterfield Road, Oak Brook, Illinois
60523 (together with its permitted successors and/or assigns, “Borrower”).


RECITALS:


Borrower desires
to obtain the Loan (defined below) from Lender.


Lender is willing
to make the Loan to Borrower, subject to and in accordance with the terms of this Agreement and the other Loan Documents (defined
below).


In consideration
of the making of the Loan by Lender and the covenants, agreements, representations and warranties set forth in this Agreement,
the parties hereto hereby covenant, agree, represent and warrant as follows:


ARTICLE
1.



DEFINITIONS; PRINCIPLES OF CONSTRUCTION


Section 1.1         
Definitions.


For all purposes
of this Agreement, except as otherwise expressly required or unless the context clearly indicates a contrary intent:


“30/360
Basis” shall mean on the basis of a 360-day year consisting of 12 months of 30 days each.


“Acceptable
LLC” shall mean a limited liability company formed under Delaware or Maryland law which (i) has at least one springing
member, which, upon the dissolution of all of the members or the withdrawal or the disassociation of all of the members from such
limited liability company, shall immediately become the sole member of such limited liability company, and (ii) is otherwise
satisfactory to Lender.


“Accounts”
shall mean the Tax Reserve Account, Insurance Reserve Account, the Immediate Repair Reserve Account, the Leasing Reserve Account,
and any other account established by this Agreement or the other Loan Documents.


“Act”
shall have the meaning set forth in Section 5.1(d) hereof.




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“Actual/360
Basis” shall mean on the basis of a 360-day year and charged on the basis of actual days elapsed for any whole or partial
month in which interest is being calculated.


“Actual
Extension Debt Service Coverage Ratio” shall have the meaning set forth on Exhibit A attached hereto and made
a part hereof. All capitalized terms in such definition are also set forth on Exhibit A.


“Adjusted
LIBOR Rate” shall mean, with respect to the applicable Interest Accrual Period, the quotient of (i) LIBOR applicable
to such Interest Accrual Period, divided by (ii) one (1) minus the Reserve Percentage:


	 	Adjusted LIBOR Rate	=	LIBOR	 
	 	 	 	(1 – Reserve Percentage)	 


 


“Affiliate”
shall mean, as to any Person, any other Person that, directly or indirectly, owns more than twenty percent (20%) of, is in Control
of, is Controlled by or is under common ownership or Control with such Person or is a director or officer of such Person or of
an Affiliate of such Person.


“Affiliated
Manager” shall mean any managing agent of the Property in which Borrower, Guarantor, any SPE Component Entity (if any)
or any Affiliate of such entities has, directly or indirectly, any legal, beneficial or economic interest.


“ALTA”
shall mean American Land Title Association, or any successor thereto.


“Alteration
Conditions” shall have the meaning set forth on Schedule VII hereof.


“Alteration
Threshold” shall mean an amount equal to 2% of the outstanding principal balance of the Loan.


“Annual
Budget” shall have the meaning set forth in Section 4.12(a)(v).


“Applicable
Law” shall mean all applicable federal, state, county, municipal and other governmental statutes, laws, rules, orders,
regulations, ordinances, judgments, decrees and injunctions of Governmental Authorities affecting Borrower or the Property or any
part thereof, or the construction, use, alteration or operation thereof, or any part thereof, whether now or hereafter enacted
and in force, including, without limitation, the Americans with Disabilities Act of 1990, and all permits, licenses and authorizations
and regulations relating thereto, and all covenants, agreements, restrictions and encumbrances contained in any instruments, either
of record or known to Borrower, at any time in force affecting Borrower or the Property or any part thereof, including, without
limitation, any which may (i) require repairs, modifications or alterations in or to the Property or any part thereof, or
(ii) in any way limit the use and enjoyment thereof.




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“Appraisal”
shall mean an appraisal prepared in accordance with the requirements of FIRREA, prepared by an independent third party appraiser
holding an MAI designation, who is state licensed or state certified if required under the laws of the state where the Property
is located, who meets the requirements of FIRREA.


“Approved
Annual Budget” shall have the meaning set forth in Section 4.12(a) hereof.


“Approved
ID Provider” shall mean each of CT Corporation, Corporation Service Company, National Registered Agents, Inc.,
Wilmington Trust Company, Stewart Management Company, SPE Independent Director, LLC and Lord Securities Corporation; provided,
that, additional national providers of Independent Directors may be deemed added to the foregoing hereunder to the extent approved
in writing by Lender.


“Assignment
of Management Agreement” shall mean that certain Conditional Assignment of Management Agreement dated as of the date
hereof among Lender, Borrower and Manager, as the same may be amended, restated, replaced, supplemented or otherwise modified from
time to time.


“Assumed
Debt Service Coverage Ratio” shall have the meaning set forth on Exhibit A attached hereto and made a part hereof.
All capitalized terms in such definition are also set forth on Exhibit A. 


“Award”
shall mean any compensation paid by any Governmental Authority in connection with a Condemnation in respect of all or any part
of the Property.


“Bankruptcy
Code” shall mean Title 11 of the United States Code entitled “Bankruptcy”, as amended from time to time,
and any successor statute or statutes and all rules and regulations from time to time promulgated thereunder, and any comparable
foreign laws relating to bankruptcy, insolvency or creditors’ rights.


“Borrower”
shall have the meaning set forth in the introductory paragraph hereof.


“Borrower
Party” shall mean any Person acting on behalf of or at the direction of Borrower, SPE Component Entity, and/or
Guarantor.


“Breakage
Costs” shall have the meaning set forth in Section 2.5 hereof.


“Business
Day” shall mean any day other than a Saturday, Sunday or any other day on which commercial banks in the State of California
are not open for business.


“Cash Management
Account” shall have the meaning set forth in the Cash Management Agreement.


“Cash
Management Agreement” shall mean that certain Cash Management Agreement of even date herewith among Lender,
Borrower, and Manager, as the same may be amended, restated, replaced, supplemented or otherwise modified from time to time.




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“Cash Trap
Event Period” shall have the meaning set forth in the Cash Management Agreement.


“Casualty”
shall have the meaning set forth in Section 7.2.


“Casualty
Consultant” shall have the meaning set forth in Section 7.4 hereof.


“City of
Flowood” shall mean the City of Flowood, Mississippi.


“Closing
Date” shall mean the date of the funding of the Loan.


“Collateral
Assignment of Interest Rate Protection Agreement” shall mean that certain Collateral Assignment of Interest Rate
Protection Agreement, dated as of the date hereof, executed by Borrower in connection with the Loan for the benefit of Lender,
as the same may be amended, restated, replaced, supplemented or otherwise modified from time to time.


“Condemnation”
shall mean a temporary or permanent taking by any Governmental Authority as the result, in lieu or in anticipation, of the exercise
of the right of condemnation or eminent domain, of all or any part of the Property, or any interest therein or right accruing thereto,
including any right of access thereto or any change of grade affecting the Property or any part thereof.


“Constituent
Members” shall have the meaning set forth in Section 5.2(b).


“Control”
shall mean the power to direct the management and policies of an entity, directly or indirectly, whether through the ownership
of voting securities or other beneficial interests, by contract or otherwise.


“Counterparty”
shall mean the counterparty under any Interest Rate Protection Agreement or Replacement Interest Rate Protection Agreement,
which counterparty shall be (i) Wells Fargo Bank, N.A. or (ii) any other counterparty acceptable to Lender.


“Creditors
Rights Laws” shall mean any existing or future law of any jurisdiction, domestic or foreign, relating to bankruptcy,
insolvency, reorganization, conservatorship, arrangement, adjustment, winding-up, liquidation, dissolution, composition or other
relief with respect to its debts or debtors.


“DBRS”
shall mean DBRS, Inc.




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“Debt”
shall mean (i) the outstanding principal amount set forth in, and evidenced by, this Agreement and the Note together with all interest
accrued and unpaid thereon and all other sums due to Lender in respect of the Loan under the Note, this Agreement or the other
Loan Documents, and (ii) any Interest Rate Protection Breakage Costs due and payable pursuant to the Interest Rate Protection Agreement,
and (iii) all sums advanced and costs and expenses incurred (including unpaid or unreimbursed servicing and special servicing fees)
by Lender in connection with the enforcement and/or collection of the Debt or any part thereof.


“Debt
Service” shall mean, with respect to any particular period of time, scheduled principal and/or interest payments
under the Loan.


“Debt Service
Coverage Ratio” shall have the meaning set forth on Exhibit A attached hereto and made a part hereof. All capitalized
terms in such definition are also set forth on Exhibit A.


“Default”
shall mean the occurrence of any event hereunder or under the Note or the other Loan Documents which, but for the giving of notice
or passage of time, or both, would be an Event of Default.


“Default
Rate” shall mean, with respect to the Loan, a rate per annum equal to the lesser of (i) the Maximum Legal Rate,
or (ii) the sum of (a) the Interest Rate and (b) five percent (5%).




“Defined Benefit Plan” shall mean a plan, document, agreement, or arrangement currently or previously maintained
or sponsored by the Borrower or by any ERSA Affiliate or to which either the Borrower or ERISA Affiliate currently makes, or previously
made, contributions and which (i) provides or is expected to provide retirement benefits to employees or other workers and (ii)
the Borrower could reasonably be expected to have any liability (including liability attributable from an ERISA Affiliate). A Defined
Benefit Plan shall include any plan that if it were terminated at any time, would result in Borrower or ERISA Affiliate being deemed
to be a “contributing sponsor” (as defined in Section 4001(a)(13) of ERISA) of the terminated plan pursuant to
ERISA Section 4069. A Defined Benefit Plan does not include a Multiemployer Plan.


“Deposit
Account” shall have the meaning set forth in the Cash Management Agreement.


“Determination
Date” shall mean, with respect to any Interest Accrual Period, the date that is two (2) London Business Days prior
to the first (1st) day of such Interest Accrual Period.




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“Eligible
Account” shall mean a separate and identifiable account from all other funds held by the holding institution that is
either (a) an account or accounts maintained with a federal or state-chartered depository institution or trust company which
complies with the definition of Eligible Institution or (b) a segregated trust account or accounts maintained with a federal
or state chartered depository institution or trust company acting in its fiduciary capacity which, in the case of a state chartered
depository institution or trust company, is subject to regulations substantially similar to 12 C.F.R. § 9.10(b), having in
either case a combined capital and surplus of at least $50,000,000 and subject to supervision or examination by federal and state
authority. An Eligible Account will not be evidenced by a certificate of deposit, passbook or other instrument.


“Eligible
Institution” shall mean (a) a depository institution or trust company insured by the Federal Deposit Insurance Corporation,
(i) the short term unsecured debt obligations or commercial paper of which are rated at least “A-1+” (or its equivalent)
from two (2) of the Rating Agencies in the case of accounts in which funds are held for thirty (30) days or less and (ii) the
senior unsecured debt obligations of which are rated at least “A” (or its equivalent) from two (2) of the Rating Agencies
in the case of accounts in which funds are held for more than thirty (30) days or (b) such other depository institution otherwise
approved by Lender from time to time.


“Embargoed
Person” shall have the meaning set forth in Section 3.28 hereof.


“Environmental
Indemnity” shall mean that certain Environmental Indemnity Agreement, dated as of the date hereof, executed by Borrower
and Guarantor in connection with the Loan for the benefit of Lender, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.


“Environmental
Laws” shall have the meaning set forth in the Environmental Indemnity.


“ERISA”
shall mean the Employee Retirement Income Security Act of 1974, as the same may heretofore have been or may hereafter be amended,
restated, replaced or otherwise modified.


“ERISA
Affiliate” shall mean all members of a controlled group of corporations and all trades and business (whether or not incorporated)
under common control and all other entities which, together with Borrower, are treated as a single employer under any or all of
Sections 414(b), (c), (m) or (o) of the IRS Code.


“Event
of Default” shall have the meaning set forth in Section 10.1 hereof.


“Exculpated
Parties” shall have the meaning set forth in Section 13.1 hereof.




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“Extension
Fee” shall mean a fee (for each Extension Term) payable by Borrower equal to the product of the original principal
balance of the Loan multiplied by the Extension Fee Percentage, which fee shall be deemed earned in full upon the giving of the
applicable extension notice pursuant to Section 2.9 hereof.


“Extension
Fee Percentage” shall mean one-quarter of one percent (0.25%).


“Extension
Term” shall have the meaning set forth in Section 2.9 hereof.


“FATCA”
shall mean Sections 1471 through 1474 of the IRS Code and any regulations or official interpretations thereof.


“Fitch”
shall mean Fitch, Inc.


“Flood
Insurance Acts” shall have the meaning set forth in Section 7.1 hereof.


“Foreign
Lender” shall mean a Lender organized under the laws of a jurisdiction outside the United States of America.


“Foreign
Taxes” shall have the meaning set forth in Section 2.5 hereof.


“GAAP”
shall mean generally accepted accounting principles in the United States of America as of the date of the applicable financial
report.


“Governmental
Authority” shall mean any court, board, agency, commission, office or other authority of any nature whatsoever for any
governmental unit (foreign, federal, state, county, district, municipal, city or otherwise) whether now or hereafter in existence.


“Guarantor”
shall mean IREIT.


“Guaranty”
shall mean that certain Guaranty of Recourse Obligations executed by Guarantor and dated as of the date hereof.


“Hazardous
Substances” shall have the meaning set forth in the Environmental Indemnity.


“Identified
Affiliate” shall mean (i) Inland Real Estate Corporation, a Maryland corporation, (ii) Inland Real Estate Investment
Corporation, a Delaware corporation, (iii) Retail Properties of America, Inc. (formerly known as Inland Western Retail Real Estate
Trust, Inc.), a Maryland corporation, (iv) Inland American Real Estate Trust, Inc., a Maryland corporation, (iv) Inland Diversified
Real Estate Trust, Inc., a Maryland corporation, (v) IREIT, (vi) any other real estate investment entity sponsored by Inland Real
Estate Investment Corporation, or (vii) any other entity composed entirely of any of the foregoing, by merger or other business
combination.


“Identified
Affiliate Related Entities” shall have the meaning set forth in Section 6.3 hereof.




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“Immediate
Repair Funds” shall have the meaning set forth in Section 8.3 hereof.


“Immediate
Repair Reserve Account” shall have the meaning set forth in Section 8.3 hereof.


“Immediate
Repairs” shall have the meaning set forth in Section 8.3 hereof.


“Improvements”
shall have the meaning set forth in the granting clause of the Security Instrument.


“Indebtedness”
shall mean, for any Person, without duplication: (i) all indebtedness of such Person for borrowed money, for amounts drawn
under a letter of credit, or for the deferred purchase price of property for which such Person or its assets is liable, (ii) all
unfunded amounts under a loan agreement, letter of credit, or other credit facility for which such Person would be liable if such
amounts were advanced thereunder, (iii) all amounts required to be paid by such Person as a guaranteed payment to partners
or a preferred or special dividend, including any mandatory redemption of shares or interests, (iv) all indebtedness guaranteed
by such Person, directly or indirectly, (v) all obligations under leases that constitute capital leases for which such Person
is liable, (vi) all obligations of such Person under interest rate swaps, caps, floors, collars and other interest hedge agreements,
in each case whether such Person is liable contingently or otherwise, as obligor, guarantor or otherwise, or in respect of which
obligations such Person otherwise assures a creditor against loss, and (vii) any other similar amounts.


“Indemnified
Parties” shall mean (a) Lender, (b) any successor owner or holder of the Loan or participations in the Loan,
(c) any Servicer or prior Servicer of the Loan, (d) any investor or any prior investor in the Loan, (e) any trustees,
custodians or other fiduciaries who hold or who have held a full or partial interest in the Loan for the benefit of any investor
or other third party, (f) any receiver or other fiduciary appointed in a foreclosure or other Creditors Rights Laws proceeding,
(g) any officers, directors, shareholders, partners, members, employees, agents, servants, representatives, contractors, subcontractors,
affiliates or subsidiaries of any and all of the foregoing, and (h) the heirs, legal representatives, successors and assigns
of any and all of the foregoing (including, without limitation, any successors by merger, consolidation or acquisition of all or
a substantial portion of the Indemnified Parties’ assets and business) in all cases whether during the term of the Loan or
as part of or following a foreclosure of the Loan.


“Independent
Director” shall have the meaning set forth in Section 5.2(a) hereof.


“Insurance
Premiums” shall have the meaning set forth in Section 7.1 hereof.


“Insurance
Reserve Account” shall have the meaning set forth in Section 8.2 hereof.


“Insurance
Reserve Funds” shall have the meaning set forth in Section 8.2 hereof.


“Interest
Accrual Period” shall mean the period beginning on the first (1st) day of each calendar month during the term
of the Loan and ending on (but including) the last day of the following calendar month.




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“Interest
Bearing Reserve Funds” shall mean, collectively, the Immediate Repair Reserve Funds, the Insurance Reserve Funds, and
the Tax Reserve Funds.


“Interest
Rate” shall mean the rate or rates at which the outstanding principal amount of the Loan bears interest from time to
time in accordance with the provisions of Section 2.5 hereof.


“Interest
Rate Protection Agreement” shall mean, as applicable, any interest rate swap or cap agreement (together with the confirmation
and schedules relating thereto) in form and substance reasonably satisfactory to Lender between Borrower and Counterparty or any
Replacement Interest Rate Protection Agreement.


“Interest
Rate Protection Breakage Costs” shall have the meaning set forth in Section 2.8(f) hereof. 


“Interest
Shortfall” shall have the meaning set forth in Section 2.7 hereof.


“IREIT”
shall mean Inland Real Estate Income Trust, Inc., a Maryland corporation.


“IRS Code”
shall mean the Internal Revenue Code of 1986, as amended from time to time or any successor statute.


“Kroll”
shall mean Kroll Bond Rating Agency, Inc.


“Land”
shall have the meaning set forth in the Security Instrument.


“Lease”
or “Leases” shall mean any and all leases, subleases, rental agreements and other agreements whether or not
in writing affecting the use, enjoyment or occupancy of the Land and/or the Improvements heretofore or hereafter entered into and
all extensions, amendments and modifications thereto, whether before or after the filing by or against Borrower of any petition
for relief under Creditors Rights Laws.


“Leasing
Conditions” shall mean the conditions set forth on Schedule VIII hereof.


“Leasing
Reserve Account” shall have the meaning set forth in Section 8.5 hereof.


“Leasing
Reserve Funds” shall have the meaning set forth in Section 8.5 hereof.


“Leasing
Reserve Monthly Deposit” shall have the meaning set forth in Section 8.5 hereof.


“Lender”
shall have the meaning set forth in the introductory paragraph hereof.




    	9



    	 



    

“LIBOR”
shall mean, with respect to each Interest Accrual Period, the rate (expressed as a percentage per annum to the 1/100,000 of 1%)
equal to the rate reported for deposits in U.S. dollars, for a one-month period, that appears on Reuters Screen LIBOR01 Page (or
the successor thereto) as of 11:00 a.m., London time, on the related Determination Date; provided that, (i) if such rate does not
appear on Reuters Screen LIBOR01 Page as of 11:00 a.m., London time, on such Determination Date, Lender shall request the principal
London office of any four major reference banks in the London interbank market selected by Lender to provide such bank’s
offered quotation (expressed as a percentage per annum) to prime banks in the London interbank market for deposits in U.S. dollars
for a one-month period as of 11:00 a.m., London time, on such Determination Date for the amounts for a comparable loan at the time
of such calculation and, if at least two such offered quotations are so provided, LIBOR shall be the arithmetic mean of such quotations
and (ii) if fewer than two such quotations in clause (i) are so provided, Lender shall request any three major banks in New York
City selected by Lender to provide such bank’s rate (expressed as a percentage per annum) for loans in U.S. dollars to leading
European banks for a one-month period as of approximately 11:00 a.m., New York City time on the applicable Determination Date for
the amounts for a comparable loan at the time of such calculation and, if at least two such rates are so provided, LIBOR shall
be the arithmetic mean of such rates. Lender’s computation of LIBOR shall be conclusive and binding on Borrower for all purposes,
absent manifest error.


“LIBOR
Loan” shall mean the Loan at such time as interest thereon accrues at a rate of interest based upon LIBOR.


“LIBOR
Rate” shall mean the sum of (i) the Adjusted LIBOR Rate and (ii) the LIBOR Spread.


“LIBOR
Spread” shall mean one and 75/100 percent (1.75%).


“Licenses”
shall have the meaning set forth in Section 3.11(a) hereof.


“LLC Agreement”
shall have the meaning set forth in Section 5.1(d) hereof.


“Loan”
shall mean the loan made by Lender to Borrower pursuant to this Agreement.


“Loan Bifurcation”
shall have the meaning set forth in Section 11.1 hereof.


“Loan Documents”
shall mean, collectively, this Agreement, the Note, the Security Instrument, the Environmental Indemnity, the Assignment of Management
Agreement, the Cash Management Agreement, the Guaranty, the Collateral Assignment of Interest Rate Protection Agreement and all
other documents executed and/or delivered in connection with the Loan.


“Loan-To-Value
Ratio” shall mean a percentage calculated by multiplying (i) a fraction, the numerator of which is the outstanding
principal balance of the Loan and the denominator of which is the value of the Property based on a current Appraisal thereof, by
(ii) one hundred (100).




    	10



    	 



    

“Lockout
Release Date” shall mean January 1, 2017 (i.e., the Monthly Payment Date occurring 30 months after the Closing Date).


“London
Business Day” shall mean any day other than a Saturday, Sunday or any other day on which commercial banks in London,
England are not open for business.


“Losses”
shall mean any and all claims, suits, liabilities (including, without limitation, strict liabilities and any impairment of Lender’s
security for the Loan), actions, proceedings, obligations, debts, damages, losses, costs, expenses, fines, penalties, charges,
fees, judgments, awards, amounts paid in settlement of whatever kind or nature (including but not limited to legal fees and other
costs of defense).


“Major
Lease” shall mean (i)  any Lease which, individually or when aggregated with all other Leases with the same Tenant
or its Affiliate, either (A) accounts for 10% or more of the total rental income for the Property, or (B) demises 7.5%
or more of the Property’s gross leasable area, (ii) any Lease which contains any option, offer, right of first refusal
or other similar entitlement to acquire all or any portion of the Property, and (iii) any instrument guaranteeing or
providing credit support for any Lease meeting the requirements of (i) and/or (ii) above.


“Management
Agreement” shall mean the management agreement entered into by and between Borrower and the current Manager or any replacement
management agreement entered into by and between Borrower and any Manager in accordance with the terms hereof and of the other
Loan Documents, pursuant to which Manager is to provide management and other services with respect to the Property.


“Manager”
shall mean Inland National Real Estate Services, LLC, a Delaware limited liability company, or such other entity selected
as the manager of the Property in accordance with the terms of this Agreement or the other Loan Documents.


“Material
Adverse Effect” shall mean a material adverse effect on (i) the Property, (ii) the business, profits, management,
operations or condition (financial or otherwise) of Borrower, Guarantor, or the Property, (iii) the enforceability, validity,
perfection or priority of the lien of the Security Instrument or the other Loan Documents, (iv) the ability of Borrower to perform
its obligations under the Security Instrument or the other Loan Documents, or (v) the ability of Guarantor to perform its obligations
under the Guaranty.


“Material
Agreements” shall mean each contract and agreement relating to the ownership, management, development, use, operation,
leasing, maintenance, repair or improvement of the Property, other than the Management Agreement and the Leases, as to which either
(i) there is an obligation of Borrower to pay more than $25,000.00 per annum; or (ii) the term thereof extends beyond one year
(unless cancelable on thirty (30) days or less notice without requiring the payment of termination fees or payments of any kind).




    	11



    	 



    

“Maturity
Date” shall mean July 1, 2019, as the same may be extended pursuant to and in accordance with Section 2.9 hereof, or
such other date on which the final payment of principal of the Note becomes due and payable as therein or herein provided, whether
at such stated maturity date, by declaration of acceleration, or otherwise.


“Maximum
Legal Rate” shall mean the maximum non-usurious interest rate, if any, that at any time or from time to time may be contracted
for, taken, reserved, charged or received on the indebtedness evidenced by the Note and as provided for herein or the other Loan
Documents, under the laws of such state or states whose laws are held by any court of competent jurisdiction to govern the interest
rate provisions of the Loan.


“Member”
is defined in Section 5.1(d) hereof.


“Minimum
Disbursement Amount” shall mean Fifteen Thousand and No/100 Dollars ($15,000).


“Monthly
Insurance Deposit” shall have the meaning set forth in Section 8.2 hereof.


“Monthly
Payment Amount” shall mean the sum of (i) the monthly interest accrued on the Loan for the preceding Interest Accrual
Period and (ii) the Principal Payment.


“Monthly
Payment Date” shall mean the first (1st) day of every calendar month occurring during the term of the Loan.


“Monthly
Tax Deposit” shall have the meaning set forth in Section 8.1 hereof.


“Moody’s”
shall mean Moody’s Investor Service, Inc.


“Morningstar”
shall mean Morningstar, Inc.


“Multiemployer
Plan” shall mean a “multiemployer plan” as defined in Section 3(37) of ERISA or Section 4001(a)(3)
of ERISA, and to which Borrower or any ERISA Affiliate is making, is obligated to make or has made or been obligated to make during
the last six years, contributions on behalf of participants who are or were employed by any of them.


“Net Proceeds”
shall mean: (i) the net amount of all insurance proceeds payable as a result of a Casualty to the Property, after deduction
of reasonable costs and expenses (including, but not limited to, reasonable attorneys’ fees), if any, in collecting such
insurance proceeds, or (ii) the net amount of the Award, after deduction of reasonable costs and expenses (including, but
not limited to, reasonable attorneys’ fees), if any, in collecting such Award.


“Net Proceeds
Deficiency” shall have the meaning set forth in Section 7.4 hereof.


“New Manager”
shall have the meaning set forth in Section 4.15 hereof.




    	12



    	 



    

“New Non-Consolidation
Opinion” shall mean a substantive non-consolidation opinion provided by outside counsel acceptable to Lender and otherwise
in form and substance acceptable to Lender.


“Non-Conforming
Policy” shall have the meaning set forth in Section 7.1 hereof.


“Non-Consolidation
Opinion” shall mean that certain substantive non-consolidation opinion delivered to Lender by Cavazos, Hendricks, Poirot
& Smitham, P.C. in connection with the closing of the Loan.


“Note”
shall mean that certain Promissory Note of even date herewith in the principal amount of $24,351,750.00, made by Borrower in favor
of Lender, as the same may be amended, restated, replaced, extended, renewed, supplemented, severed, split, or otherwise modified
from time to time.


“OFAC”
shall have the meaning set forth in Section 3.28 hereof.


“Officer’s
Certificate” shall mean a certificate delivered to Lender by Borrower which is signed by Responsible Officer of Borrower.


“Other
Charges” shall mean all maintenance charges, impositions other than Taxes, and any other charges, vault charges and license
fees for the use of vaults, chutes and similar areas adjoining the Property, now or hereafter levied or assessed or imposed against
the Property or any part thereof.


“Patriot
Act” shall have the meaning set forth in Section 3.29 hereof.


“Periodic
Treasury Yield”  shall mean the annual yield to maturity of the actively traded non-callable United States Treasury
fixed interest rate security (other than any such security which can be surrendered at the option of the holder at face value in
payment of federal estate tax or which was issued at a substantial discount) that has a maturity closest to (whether before, on
or after) the Maturity Date (or if two or more such securities have maturity dates equally close to the Maturity Date, the average
annual yield to maturity of all such securities), as reported in the The Wall Street Journal or other authoritative publication
or news retrieval service on the fifth (5th) Business Day preceding the prepayment date.


“Permitted
Affiliate Transfer” shall have the meaning set forth in Section 6.3 hereof.


“Permitted
Affiliate Transferee” shall have the meaning set forth in Section 6.3 hereof.


“Permitted
Encumbrances” shall mean, collectively, (a) the lien and security interests created by this Agreement and the other
Loan Documents, (b) all liens, encumbrances and other matters disclosed in the Title Insurance Policy, (c) liens, if
any, for Taxes imposed by any Governmental Authority not yet due or delinquent, and (d) such other title and survey exceptions
as Lender has approved or may approve in writing in Lender’s sole discretion.




    	13



    	 



    

“Permitted
Equipment Leases” shall mean equipment leases or other similar instruments entered into with respect to the Personal
Property; provided, that, in each case, such equipment leases or similar instruments (i) are entered into on commercially
reasonable terms and conditions in the ordinary course of Borrower’s business and (ii) relate to Personal Property which
is (A) used in connection with the operation and maintenance of the Property in the ordinary course of Borrower’s business
and (B) readily replaceable without material interference or interruption to the operation of the Property.


“Permitted
Equity Transfer” shall have the meaning set forth in Section 6.3 hereof.


“Permitted
Transfer” shall mean (i) a Permitted Equity Transfer, (ii) a transfer entered into pursuant to the terms of Section 6.4
hereof, (iii) a Lease entered into in accordance with the terms hereof, (iv) any Permitted Encumbrances, (v) any Permitted Equipment
Leases, (vi) any public issuance of interests in IREIT, (vii) any private sale or transfer of non-controlling interests in IREIT
through a transaction brokered by a FINRA licensed broker dealer not affiliated with IREIT, and/or (viii) issuances of membership
interests in Manager to employees or other Persons affiliated with The Inland Group of Companies, Inc. or Manager pursuant to employee
compensation programs.


“Person”
shall mean any individual, corporation, partnership, joint venture, limited liability company, estate, trust, unincorporated association,
any federal, state, county or municipal government or any bureau, department or agency thereof and any fiduciary acting in such
capacity on behalf of any of the foregoing.


“Personal
Property” shall have the meaning set forth in the granting clause of the Security Instrument.


“Physical
Conditions Report” shall mean, with respect to the Property, a report prepared by a company satisfactory to Lender regarding
the physical condition of such Property, satisfactory in form and substance to Lender in its sole discretion, which report shall,
among other things, (a) confirm that such Property and its use complies, in all material respects, with all applicable legal requirements
(including, without limitation, zoning, subdivision and building laws) and (b) include a copy of a final certificate of occupancy
with respect to all Improvements on such Property.


“Policies”
shall have the meaning specified in Section 7.1 hereof.


“Prepayment
Premium” shall mean, with respect to any prepayment of the outstanding principal amount of the Loan occurring (i) on
or after the Lockout Release Date through and including July 1, 2017, a payment to Lender in an amount equal to two (2%) of the
principal amount of the Loan being prepaid, (ii) on or after August 1, 2017 through and including July 1, 2018, a payment to Lender
in an amount equal to one (1%) of the principal amount of the Loan being prepaid, and (iii) on or after August 1, 2018, an amount
equal to $0. The Prepayment Premium shall be calculated by Lender and shall be conclusive and binding absent manifest error.




    	14



    	 



    

“Prime
Rate” shall mean the annual rate of interest publicly announced by Wells Fargo Bank, N.A. in San Francisco, California,
as its prime rate, as such rate shall change from time to time. If Wells Fargo Bank, N.A. ceases to announce a prime rate, Prime
Rate shall mean the rate of interest published in The Wall Street Journal from time to time as the “Prime Rate.”
If more than one “Prime Rate” is published in The Wall Street Journal for a day, the average of such
“Prime Rates” shall be used, and such average shall be rounded up to the nearest 1/100th of one percent
(0.01%). If The Wall Street Journal ceases to publish the “Prime Rate,” Lender shall select an equivalent
publication that publishes such “Prime Rate,” and if such “Prime Rates” are no longer generally
published or are limited, regulated or administered by a governmental or quasigovernmental body, then Lender shall select a comparable
interest rate index.


“Prime
Rate Loan” shall mean the Loan at such time as interest thereon accrues at a rate of interest based upon the Prime
Rate.


“Prime
Rate Spread” shall mean the difference (expressed as the number of basis points) between (a) LIBOR plus the
LIBOR Spread on the date LIBOR was last applicable to the Loan and (b) the Prime Rate on the date that LIBOR was last applicable
to the Loan; provided, however, in no event shall such difference be a negative number.


“Prohibited
Transfer” shall have the meaning set forth in Section 6.2 hereof.


“Principal
Payment” shall mean a payment to Lender of principal in the amount set forth in the amortization schedule attached hereto
as Schedule V.


“Property”
shall have the meaning set forth in the Security Instrument.


“Qualified
Insurer” shall have the meaning set forth in Section 7.1 hereof.


“Qualified
Leasing Expenses” shall mean actual, out-of-pocket expenses incurred by Borrower in leasing space at the Property pursuant
to Leases entered into in accordance with the terms hereof, including brokerage commissions and tenant improvements, which expenses
(a) (i) in connection with Leases which require Lender’s approval under the Loan Documents, are specifically approved
by Lender, (ii) in connection with Leases which do not require Lender’s approval under the Loan Documents, are incurred in
the ordinary course of business and are on market terms and conditions, or (iii) are otherwise approved by Lender, which approval
shall not be unreasonably withheld or delayed, and (b) are substantiated by executed Lease documents and/or brokerage agreements.
With respect to Qualified Leasing Expenses pursuant to clauses (ii) and (iii) above, Lender shall have received and approved
a budget for such tenant improvement costs and a schedule of leasing commissions payments payable in connection with any Qualified
Leasing Expenses.




    	15



    	 



    

“Qualified
Manager” shall have the meaning set forth in the Assignment of Management Agreement. Lender acknowledges that on the
Closing Date, Manager is deemed to be a Qualified Manager.


“Rating
Agencies” shall mean each of S&P, Moody’s, Fitch, DBRS, Kroll and Morningstar, or any other nationally-recognized
statistical rating agency (and any successor to any of the foregoing).


“REA”
shall mean, individually and/or collectively (as the context may require), each reciprocal easement, covenant, condition and restriction
agreement or similar agreement affecting the Property as more particularly described on Schedule III hereto and any
future reciprocal easement or similar agreement affecting the Property entered into in accordance with the applicable terms and
conditions hereof.


 


“Rent Loss
Proceeds” shall have the meaning set forth in Section 7.1 hereof.


“Rent Roll”
shall have the meaning set forth in Section 3.17 hereof.


“Rents”
shall have the meaning set forth in the Security Instrument.


“Replacement
Interest Rate Protection Agreement” shall have the meaning set forth in Section 2.8(c) hereof.


“Replacements”
for any period shall mean amounts expended for replacements and/or alterations to the Property and required to be capitalized according
to GAAP and reasonably approved by Lender.


“Reporting
Failure” shall have the meaning set forth in Section 4.12 hereof.


“Required
Financial Item” shall have the meaning set forth in Section 4.12 hereof.


“Reserve
Funds” shall mean the Tax Reserve Funds, the Insurance Reserve Funds, the Immediate Repair Funds, the Leasing Reserve
Funds, and any other escrow funds established by this Agreement or the other Loan Documents.




    	16



    	 



    

“Reserve
Percentage” shall mean the rates (expressed as a decimal) of reserve requirements applicable to Lender
on the date two (2) London Business Days prior to the beginning of such Interest Accrual Period (including, without limitation,
basic, supplemental, marginal and emergency reserves) under any regulations of any Governmental Authority as now and from time
to time hereafter in effect, dealing with reserve requirements prescribed for Eurocurrency funding (currently referred to as “Eurocurrency
Liabilities” in Regulation D of the Board of Governors of the Federal Reserve System) (or against any other category of liabilities
which includes deposits by reference to which LIBOR is determined or against any category of extensions of credit or other assets
which includes loans by a non-United States office of a depository institution to United States residents or loans which charge
interest at a rate determined by reference to such deposits). The determination of the Reserve Percentage shall be based on the
assumption that Lender funded 100% of the Loan in the interbank Eurodollar market. In the event of any change in the rate of such
Reserve Percentage during an Interest Accrual Period, or any variation in such requirements based upon amounts or kinds of assets
or liabilities, or other factors, including, without limitation, the imposition of Reserve Percentages, or differing Reserve Percentages,
on one or more but not all of the holders of the Loan or any participation therein, Lender may use any reasonable averaging and/or
attribution methods which it deems appropriate and practical for determining the rate of such Reserve Percentage which shall be
used in the computation of the Reserve Percentage. Lender’s computation of the Reserve Percentage shall be determined conclusively
by Lender and shall be conclusive and binding on Borrower for all purposes, absent manifest error.


“Responsible
Officer” shall mean with respect to a Person, the chairman of the board, president, chief operating officer, chief financial
officer, treasurer or vice president of such Person or such other similar officer of such Person reasonably acceptable to Lender
and appropriately authorized by the applicable Person in a manner reasonably acceptable to Lender.


“Restoration”
shall have the meaning set forth in Section 7.2 hereof.


“Restoration
Retainage” shall have the meaning set forth in Section 7.4 hereof.


“Restoration
Threshold” shall mean an amount equal to 2% of the outstanding principal balance of the Loan.


“Restricted
Party” shall have the meaning set forth in Section 6.1 hereof.


“S&P”
shall mean Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc.


“Sale or
Pledge” shall have the meaning set forth in Section 6.1 hereof.


“Secondary
Market Transaction” shall have the meaning set forth in Section 11.1 hereof.




    	17



    	 



    

“Security
Instrument” shall mean that certain first priority Deed of Trust, Assignment of Leases and Rents, Security Agreement
and Fixture Filing, dated the date hereof, executed and delivered by Borrower as security for the Loan and encumbering the Property,
as the same may be amended, restated, replaced, supplemented or otherwise modified from time to time.


“Servicer”
shall have the meaning set forth in Section 11.2 hereof.


“Severed
Loan Documents” shall have the meaning set forth in Article 10.


“Single
Purpose Entity” shall mean an entity which satisfies all of the requirements of Section 5.1 hereof and whose structure
and organizational and governing documents are otherwise in form and substance acceptable to Lender.


“SPE Component
Entity” shall have the meaning set forth in Section 5.1(c) hereof.


“Special
Member” shall have the meaning set forth in Section 5.1(d) hereof.


“Spread
Maintenance Premium” shall mean, with respect to any prepayment of the outstanding principal amount of the Loan on or
prior to the Lockout Release Date, a payment to Lender in an amount equal to the sum of the present value of each future installment
of interest that would be payable under the Loan on the outstanding principal amount of the Loan from the date of such prepayment
through the Maturity Date, assuming an interest rate equal to the LIBOR Spread, such future installments of interest to be discounted
at an interest rate per annum equal to the Periodic Treasury Yield. Lender’s calculation of the Spread Maintenance Premium
shall be conclusive and binding on Borrower absent manifest error.


“State”
shall mean the state in which the Property or any part thereof is located.


“Strike
Price” shall mean three and 45/100 percent (3.45%).


“Tax Reserve
Account” shall have the meaning set forth in Section 8.1 hereof.


“Tax Reserve
Funds” shall have the meaning set forth in Section 8.1 hereof.


“Taxes”
shall mean all taxes, assessments, water rates, sewer rents, business improvement district or other similar assessments and other
governmental impositions, including, without limitation, vault charges and license fees for the use of vaults, chutes and similar
areas adjoining the Land, now or hereafter levied or assessed or imposed against the Property or any part thereof.


“Tenant”
shall mean any Person leasing, subleasing or otherwise occupying any portion of the Property under a Lease or other occupancy agreement
with Borrower.


“Tenant
Direction Letter” shall have the meaning set forth in Section 9.2(a) hereof.




    	18



    	 



    

“TIF Documentation”
shall mean the documentation set forth on Schedule IX hereto.


“Title
Insurance Policy” shall mean that certain ALTA mortgagee title insurance policy issued with respect to the Property and
insuring the lien of the Security Instrument.


“UCC”
or “Uniform Commercial Code” shall mean the Uniform Commercial Code as in effect in the State.


“Updated
Information” shall have the meaning set forth in Section 11.1 hereof.


“U.S. Obligations”
shall mean direct full faith and credit obligations of the United States of America that are not subject to prepayment, call or
early redemption.


“Wells
Fargo” shall mean Wells Fargo Bank, National Association.


“Work Charge”
shall have the meaning set forth in Section 4.16(a) hereof.


Section 1.2         
Principles of Construction.


All references to
sections, exhibits and schedules are to sections, exhibits and schedules in or to this Agreement unless otherwise specified. All
uses of the word “including” shall mean “including, without limitation” unless the context
shall indicate otherwise. Unless otherwise specified, the words “hereof,” “herein” and “hereunder”
and words of similar import when used in this Agreement shall refer to this Agreement as a whole and not to any particular provision
of this Agreement. Unless otherwise specified, all meanings attributed to defined terms herein shall be equally applicable to both
the singular and plural forms of the terms so defined.


ARTICLE
2.



GENERAL TERMS


Section 2.1         
The Loan. Subject to and upon the terms and conditions set forth herein, Lender hereby agrees to make and Borrower hereby
agrees to accept the Loan on the Closing Date.


Section 2.2         
Disbursement to Borrower. Borrower may request and receive only one borrowing hereunder in respect of the Loan and
any amount borrowed and repaid hereunder in respect of the Loan may not be re-borrowed.


Section 2.3         
The Note and the other Loan Documents. The Loan shall be evidenced by the Note and this Agreement and secured by this Agreement,
the Security Instrument and the other Loan Documents.




    	19



    	 



    

 


Section 2.4         
Use of Proceeds. Borrower shall use the proceeds of the Loan to (i) acquire the Property and/or pay and discharge any
existing loans relating to the Property, (ii) pay all past-due Taxes, Insurance Premiums and Other Charges, if any, in respect
of the Property, (iii) make initial deposits of the Reserve Funds, (iv) pay costs and expenses incurred in connection with the
closing of the Loan, and (v) to the extent any proceeds remain after satisfying clauses (i) through (iv) above, for such lawful
purpose as Borrower shall designate.


Section 2.5         
Interest Rate.


(a)            
Generally. Interest on the outstanding principal balance of the Loan shall accrue from the Closing Date up to but
excluding the Maturity Date at the Interest Rate.


(b)           
Interest Calculation. Interest on the outstanding principal balance of the Loan shall accrue at the Interest Rate
calculated on an Actual/360 Basis. Borrower acknowledges that interest calculated on an Actual/360 Basis exceeds interest calculated
on a 30/360 Basis.


(c)            
Determination of Interest Rate.


(i)             
The Interest Rate with respect to the Loan shall be: (A) the LIBOR Rate with respect to the applicable Interest Accrual
Period for a LIBOR Loan or (B) the Prime Rate plus the Prime Rate Spread for a Prime Rate Loan if the Loan is converted to
a Prime Rate Loan pursuant to the provisions hereof. Notwithstanding any provision of this Agreement to the contrary, in no event
shall Borrower have the right to convert a LIBOR Loan to a Prime Rate Loan.


(ii)           
Subject to the terms and conditions hereof, the Loan shall be a LIBOR Loan and Borrower shall pay interest on the outstanding
principal amount of the Loan at the LIBOR Rate for the applicable Interest Accrual Period. Any change in the rate of interest hereunder
due to a change in the Interest Rate shall become effective as of the opening of business on the first day on which such change
in the Interest Rate shall become effective. Each determination by Lender of the Interest Rate shall be conclusive and binding
for all purposes, absent manifest error.




    	20



    	 



    

(iii)         
In the event that Lender shall have determined (which determination shall be conclusive and binding upon Borrower absent
manifest error) that by reason of circumstances affecting the interbank Eurodollar market, adequate and reasonable means do not
exist for ascertaining LIBOR, then Lender shall forthwith give notice by telephone of such determination, confirmed in writing,
to Borrower at least one (1) day prior to the last day of the related Interest Accrual Period. If such notice is given, the related
outstanding LIBOR Loan shall be converted, on the last day of the then current Interest Accrual Period, to a Prime Rate Loan.


(iv)         
If, pursuant to the terms hereof, any portion of the Loan has been converted to a Prime Rate Loan and Lender shall determine
(which determination shall be conclusive and binding upon Borrower absent manifest error) that the event(s) or circumstance(s)
which resulted in such conversion shall no longer be applicable, Lender shall give notice by telephone of such determination, confirmed
in writing, to Borrower at least one (1) day prior to the last day of the related Interest Accrual Period. If such notice is given,
the related outstanding Prime Rate Loan shall be converted to a LIBOR Loan on the last day of the then current Interest Accrual
Period.


(v)           
All payments made by Borrower hereunder shall be made free and clear of, and without reduction for or on account of, income,
stamp or other taxes, levies, imposts, duties, charges, fees, deductions, assessments, fees, charges, reserves or withholdings
(including, without limitation, backup withholdings) imposed, levied, collected, withheld or assessed by any Governmental Authority,
which are imposed, enacted or become effective after the date hereof (such non-excluded taxes being referred to collectively as
“Foreign Taxes”), excluding income and franchise taxes of the United States of America imposed by the jurisdiction
under the laws of which Lender is organized or any political subdivision or taxing authority thereof or therein or imposed by the
jurisdiction of Lender’s applicable lending office where Lender is resident or engaged in business or any political subdivision
or taking authority thereof or therein. If any Foreign Taxes are required to be withheld from any amounts payable to Lender hereunder,
the amounts so payable to Lender shall be increased to the extent necessary to yield to Lender (after payment of all Foreign Taxes)
principal, interest and/or any such other amounts payable hereunder at the rate or in the amounts specified hereunder. Whenever
any Foreign Tax is payable pursuant to applicable law by Borrower, as promptly as possible thereafter, Borrower shall send to Lender
an original official receipt, if available, or certified copy thereof showing payment of such Foreign Tax. Borrower hereby indemnifies
Lender for any incremental taxes, interest or penalties that may become payable by Lender which may result from any failure by
Borrower to pay any such Foreign Tax when due to the appropriate taxing authority or any failure by Borrower to remit to Lender
the required receipts or other required documentary evidence.




    	21



    	 



    

(vi)         
If any requirement of law or any change therein or in the interpretation or application thereof, shall hereafter make it
unlawful for Lender to make or maintain a LIBOR Loan as contemplated hereunder (A) the obligation of Lender hereunder to make
a LIBOR Loan or to convert a Prime Rate Loan to a LIBOR Loan shall be canceled forthwith and (B) any outstanding LIBOR Loan
shall be converted automatically to a Prime Rate Loan on the last day of the then current Interest Accrual Period or within such
earlier period as required by law. Borrower hereby agrees to promptly pay to Lender, upon demand, any additional amounts necessary
to compensate Lender for any costs incurred by Lender in making any conversion in accordance with this Agreement, including, without
limitation, any interest or fees payable by Lender to lenders of funds obtained by it in order to make or maintain the LIBOR Loan
hereunder. Lender’s notice of such costs, as certified to Borrower, shall be conclusive absent manifest error.


(vii)       
In the event that any change in any requirement of law or in the interpretation or application thereof, or compliance by
Lender with any request or directive (whether or not having the force of law) hereafter issued from any central bank or other Governmental
Authority:


(A)          
shall hereafter impose, modify or hold applicable any reserve, special deposit, compulsory loan or similar requirement against
assets held by, or deposits or other liabilities in or for the account of, advances or loans by, or other credit extended by, or
any other acquisition of funds by, any office of Lender which is not otherwise included in the determination of LIBOR hereunder;


(B)          
shall hereafter have the effect of reducing the rate of return on Lender’s capital as a consequence of its obligations
hereunder to a level below that which Lender could have achieved but for such adoption, change or compliance (taking into consideration
Lender’s policies with respect to capital adequacy) by any amount deemed by Lender to be material; or


(C)          
shall hereafter impose on Lender any other condition and the result of any of the foregoing is to increase the cost to Lender
of making, renewing or maintaining loans or extensions of credit or to reduce any amount receivable hereunder;


then, in any such case, Borrower
shall promptly pay Lender, upon demand, any additional amounts necessary to compensate Lender for such additional cost or reduced
amount receivable which Lender deems to be material as reasonably determined by Lender, provided that, such demand by Lender shall
apply to all loans similarly affected by such change. If Lender becomes entitled to claim any additional amounts pursuant to this
subsection, Lender shall provide Borrower with not less than thirty (30) days’ notice specifying in reasonable detail
the event by reason of which it has become so entitled and the additional amount required to fully compensate Lender for such additional
cost or reduced amount. A certificate as to any additional costs or amounts payable pursuant to the foregoing sentence submitted
by Lender to Borrower shall be conclusive in the absence of manifest error. This provision shall survive payment of the Note and
the satisfaction of all other obligations of Borrower under this Agreement and the Loan Documents.


(viii)     
Borrower agrees to indemnify Lender and to hold Lender harmless from any loss or expense which Lender sustains or incurs
as a consequence of (A) any default by Borrower in payment of the principal of or interest on a LIBOR Loan, including, without
limitation, any such loss or expense arising from interest or fees payable by Lender to lenders of funds obtained by it in order
to maintain a LIBOR Loan hereunder, (B) any prepayment (whether voluntary or mandatory) of the LIBOR Loan on a day that is
not the last day of an Interest Accrual Period, including, without limitation, such loss or expense arising from interest or fees
payable by Lender to lenders of funds obtained by it in order to maintain the LIBOR Loan hereunder and (C) the conversion
(for any reason whatsoever, whether voluntary or involuntary) of the Interest Rate from the LIBOR Rate to the Prime Rate plus the
Prime Rate Spread with respect to any portion of the outstanding principal amount of the Loan then bearing interest at the LIBOR
Rate on a date other than the last day of an Interest Accrual Period, including, without limitation, such loss or expenses arising
from interest or fees payable by Lender to lenders of funds obtained by it in order to maintain a LIBOR Loan hereunder (the amounts
referred to in clauses (A), (B) and (C) are herein referred to collectively as the “Breakage Costs”); provided,
however, Borrower shall not indemnify Lender from any loss or expense arising from Lender’s willful misconduct or gross negligence.
This provision shall survive payment of the Note in full and the satisfaction of all other obligations of Borrower under this Agreement
and the other Loan Documents. Notwithstanding the foregoing or anything herein to the contrary, provided Borrower makes any prepayment
(whether voluntary or mandatory) of the LIBOR Loan on the last day of an Interest Accrual Period, or if such date is not the last
day of an Interest Accrual Period but such prepayment includes the payment of Interest Shortfall, then no Breakage Costs shall
be due and payable in connection with such prepayment.


(ix)         
Lender shall not be entitled to claim compensation pursuant to this subsection for any Foreign Taxes, increased cost or
reduction in amounts received or receivable hereunder, or any reduced rate of return, which was incurred or which accrued more
than ninety (90) days before the date Lender notified Borrower of the change in law or other circumstance on which such claim of
compensation is based and delivered to Borrower a written statement setting forth in reasonable detail the basis for calculating
the additional amounts owed to Lender under this subsection, which statement shall be conclusive and binding upon all parties hereto
absent manifest error.




    	22



    	 



    

(x)           
Lender will use reasonable efforts (consistent with legal and regulatory restrictions) to maintain the availability of the
LIBOR Loan and to avoid or reduce any increased or additional costs payable by Borrower under this subsection, including, if requested
by Borrower, a transfer or assignment of the Loan to a branch, office or affiliate of Lender in another jurisdiction, or a redesignation
of its lending office with respect to the Loan, in order to maintain the availability of the LIBOR Loan or to avoid or reduce such
increased or additional costs, provided that the transfer or assignment or redesignation (A) would not result in any additional
costs, expenses or risk to Lender that are not reimbursed by Borrower and (B) would not be disadvantageous in any other respect
to Lender as determined by Lender in its sole discretion.


(xi)         
Tax Forms. Prior to the date that any Lender organized under the laws of a jurisdiction outside the United States
of America becomes a party hereto, such Lender shall deliver to the Borrower such certificates, documents or other evidence, as
required by the IRS Code or Treasury Regulations issued pursuant thereto (including Internal Revenue Service Forms W-8ECI
and W-8BEN, as applicable, or appropriate successor forms), properly completed, currently effective and duly executed by such Lender
establishing that payments to it hereunder and under the Note are (i) not subject to United States Federal backup withholding tax
and (ii) not subject to United States Federal withholding tax under the Code. Each such Lender shall (x) deliver further copies
of such forms or other appropriate certifications on or before the date that any such forms expire or become obsolete and after
the occurrence of any event requiring a change in the most recent form delivered to the Borrower and (y) obtain such extensions
of the time for filing, and renew such forms and certifications thereof, as may be reasonably requested by the Borrower. If a payment
made to a Lender under or in respect of this Agreement or any other Loan Document would be subject to United States federal withholding
tax imposed by FATCA and such Lender fails to comply with the applicable reporting requirements of FATCA, such Lender shall deliver
(A) a certification signed by the chief financial officer, principal accounting officer, treasurer or controller, and (B) other
documentation reasonably requested by the Borrower sufficient for the Borrower to comply with its obligations under FATCA and to
determine that such Lender has complied with such applicable reporting requirements. The Borrower shall not be required to pay
any amount pursuant to Subsection (v) above to any Lender that is organized under the laws of a jurisdiction outside of the United
States of America if such Lender fails to comply with the requirements of this Subsection (xi). Borrower will not be required to
pay any additional amounts in respect of United States federal income tax pursuant to Subsection (v) above to Lender if the obligation
to pay such additional amounts would not have arisen but for a failure by Lender to comply with its obligations under this Subsection
(xi).




    	23



    	 



    

 


(d)           
Default Rate. In the event that, and for so long as, any Event of Default shall have
occurred and be continuing, the outstanding principal balance of the Loan and, to the extent permitted by Applicable Law, overdue
interest in respect of the Loan, shall accrue interest at the Default Rate, calculated from the date such payment was due without
regard to any grace or cure periods contained herein.


(e)            
Usury Savings. This Agreement and the other Loan Documents are subject to the express
condition that at no time shall Borrower be required to pay interest on the principal balance of the Loan at a rate which could
subject Lender to either civil or criminal liability as a result of being in excess of the Maximum Legal Rate. If by the terms
of this Agreement or the other Loan Documents, Borrower is at any time required or obligated to pay interest on the principal balance
due hereunder at a rate in excess of the Maximum Legal Rate, the Interest Rate or the Default Rate, as the case may be, shall be
deemed to be immediately reduced to the Maximum Legal Rate and all previous payments in excess of the Maximum Legal Rate shall
be deemed to have been payments in reduction of principal and not on account of the interest due hereunder. All sums paid or agreed
to be paid to Lender for the use or forbearance of the sums due under the Loan, shall, to the extent permitted by Applicable Law,
be amortized, prorated, allocated, and spread throughout the full stated term of the Loan until payment in full so that the rate
or amount of interest on account of the Loan does not exceed the Maximum Legal Rate from time to time in effect and applicable
to the Loan for so long as the Loan is outstanding.


Section 2.6         
Loan Payments.


(a)            
Payment Before Maturity. Borrower shall make a payment to Lender of interest only on the Closing Date for the period
from the Closing Date through the last day of the month in which the Closing Date occurs (unless the Closing Date is the first
day of a calendar month, in which case no such separate payment of interest shall be due). Borrower shall pay to Lender on each
Monthly Payment Date the Monthly Payment Amount.


(b)           
Payment on Maturity. Borrower shall pay to Lender on the Maturity Date the outstanding principal balance of the Loan,
all accrued and unpaid interest and all other amounts due hereunder and under the Note, the Security Instrument and the other Loan
Documents.




    	24



    	 



    

(c)            
Late Payment Charge. If any principal, interest or any other sum due under the Loan Documents, other than the payment
of principal due on the Maturity Date, is not paid by Borrower within five (5) days when due, Borrower shall pay to Lender upon
demand an amount equal to the lesser of five percent (5%) of such unpaid sum or the maximum amount permitted by Applicable Law
in order to defray the expense incurred by Lender in handling and processing such delinquent payment and to compensate Lender for
the loss of the use of such delinquent payment. Any such amount shall be secured by the Security Instrument and the other Loan
Documents.


(d)           
Method and Place of Payment.


(i)             
Except as otherwise specifically provided herein, all payments and prepayments under this Agreement and the Note shall be
made to Lender not later than 12:00 P.M., California time, on the date when due and shall be made in lawful money of the United
States of America in immediately available funds at Lender’s office, and any funds received by Lender after such time shall,
for all purposes hereof, be deemed to have been paid on the next succeeding Business Day.


(ii)           
Whenever any payment to be made hereunder or under any other Loan Document shall be stated to be due on a day which is not
a Business Day, the due date thereof shall be deemed to be the immediately succeeding Business Day.


(iii)         
All payments required to be made by Borrower hereunder or under the Note or the other Loan Documents shall be made irrespective
of, and without deduction for, any setoff, claim or counterclaim and shall be made irrespective of any defense thereto.


Section 2.7         
Prepayments.


(a)            
Voluntary Prepayments. Prior to the Lockout Release Date, the outstanding principal amount of the Loan may not be
prepaid in whole or in part. On the last day of any Interest Accrual Period occurring on or after the Lockout Release Date, provided
no Event of Default has occurred and is continuing, Borrower may, at its option and upon prior notice to Lender as set forth herein,
prepay the Debt in whole; provided that such prepayment is accompanied by the Prepayment Premium, if any. Lender shall not be obligated
to accept such prepayment unless it is accompanied by the Prepayment Premium (if any) due in connection therewith. Notwithstanding
the foregoing, payment of the Prepayment Premium shall be waived in the event Borrower refinances the Loan with a new permanent
loan from Wells Fargo Bank, N.A. (which may be provided by Wells Fargo Bank, N.A., in its sole discretion). Any prepayment received
by Lender on a date other than the last day of any Interest Accrual Period shall include interest which would have accrued from
such date of prepayment through and including the last day of the Interest Accrual Period during which such prepayment is being
made (such amounts,




    	25



    	 



    

the “Interest
Shortfall”). Additionally, Borrower shall pay any Interest Rate Protection Breakage Costs and any Breakage Costs
(provided that the same are not duplicative of any Interest Shortfall paid in connection with such prepayment) in connection with
any prepayment of the Loan. As a condition to any voluntary prepayment, Borrower shall give Lender written notice (a “Prepayment
Notice”) of its intent to prepay, which notice must be given at least thirty (30) and not more than ninety (90) days
prior to the Business Day upon which prepayment is to be made and must specify the Business Day on which such prepayment is to
be made. Borrower hereby agrees that, in the event Borrower delivers a Prepayment Notice and fails to prepay the Loan in accordance
with the Prepayment Notice and the terms of this Section 2.7 (a “Prepayment Failure”), Borrower shall indemnify
Lender from and against, and shall be responsible for, all Losses (including any consequential damages) incurred by Lender with
respect to any such Prepayment Failure.


(b)           
Mandatory Prepayments. On each date on which Lender actually receives a distribution of Net Proceeds, and if such
Net Proceeds are not made available to Borrower for Restoration, Borrower shall prepay the outstanding principal balance of the
Note in an amount equal to one hundred percent (100%) of such Net Proceeds together with any applicable Interest Shortfall, any
Interest Rate Protection Breakage Costs and any Breakage Costs (provided that the same are not duplicative of any Interest Shortfall
paid in connection with such prepayment) and such prepayment shall be applied to the Debt in accordance with Section 7.4(c) hereof.
No Prepayment Premium shall be due in connection with any prepayment made pursuant to this Section 2.7(b).


(c)            
Prepayments After Default. If concurrently with or after an Event of Default, payment of all or any part of the principal
of the Loan is tendered by Borrower, a purchaser at foreclosure or any other Person, such tender shall be deemed an attempt to
circumvent the prohibition against prepayment prior to the Lockout Release Date as set forth herein and Borrower, such purchaser
at foreclosure or other Person shall pay, in addition to the outstanding principal balance, all accrued and unpaid interest and
other amounts payable under the Loan Documents, (i) an amount equal to the greater of (x) three percent (3%) of the outstanding
principal balance of the Loan to be prepaid or satisfied and (y) the Spread Maintenance Premium, (ii) Interest Shortfall,
(iii) Breakage Costs (provided that the same are not duplicative of any Interest Shortfall paid in connection with such prepayment),
and (iv) Interest Rate Protection Breakage Costs. Additionally, Borrower shall pay the Prepayment Premium to Wells Fargo.




    	26



    	 



    

(d)           
Release of Property. If Borrower has elected to prepay the entire Loan and the applicable requirements of Article
2 have been satisfied, the Property shall be released from the lien of the Security Instrument. In connection with the release
of the Security Instrument, Borrower shall reimburse Lender and Servicer for any costs and expenses Lender and Servicer incur arising
from such release (including reasonable attorneys’ fees and expenses) and Borrower shall pay, in connection with such release,
(i) all recording charges, filing fees, taxes or other expenses payable in connection therewith, and (ii) to any Servicer, the
current fee being assessed by such Servicer to effect such release. In addition, Borrower shall comply with Lender’s or Servicer’s
reasonable requirements in connection with such release.


Section 2.8         
Interest Rate Protection Agreement.


(a)            
Prior to or contemporaneously with the Closing Date, Borrower shall enter into an Interest Rate Protection Agreement with
a LIBOR swapped rate acceptable to Lender (or, in the alternative, a strike price equal to the Strike Price). The Interest
Rate Protection Agreement (i) shall be in a form and substance reasonably acceptable to Lender, (ii) shall be with a
Counterparty acceptable to Lender, (iii) shall be for a period equal to the term of the Loan and (iv) shall have an initial
notional amount equal to the principal balance of the Loan. Borrower shall direct such Counterparty to deposit directly into an
account as designated by Lender any amounts due Borrower under such Interest Rate Protection Agreement so long as any portion of
the Debt exists, provided that the Debt shall be deemed to exist if the Property is transferred by judicial or non-judicial foreclosure
or deed-in-lieu thereof. Additionally, Borrower shall collaterally assign to Lender, pursuant to the Collateral Assignment of Interest
Rate Protection Agreement, all of its right, title and interest to receive any and all payments under the Interest Rate Protection
Agreement, and shall deliver to Lender an executed counterpart of such Interest Rate Protection Agreement (which shall, by its
terms, authorize the assignment to Lender and require that payments be deposited directly into an account as designated by Lender).


(b)           
Borrower shall comply with all of its obligations under the terms and provisions of the Interest Rate Protection Agreement.
All amounts paid by the Counterparty under the Interest Rate Protection Agreement to Borrower or Lender shall be deposited immediately
into such account as specified by Lender. Borrower shall take all actions reasonably requested by Lender to enforce Lender’s
rights under the Interest Rate Protection Agreement in the event of a default by the Counterparty and shall not waive, amend or
otherwise modify any of its rights thereunder.




    	27



    	 



    

(c)            
If at any time (i) Wells Fargo Bank, N.A. or any of its affiliates is not “Lender” under the Loan, or (ii) Wells
Fargo Bank, N.A. or any of its affiliates is not the Counterparty, then, in the event there is any downgrade, withdrawal or qualification
of the long-term unsecured debt rating of the Counterparty below an “A” by S&P or below an “A2” by
Moody’s, Borrower shall replace the Interest Rate Protection Agreement with a new Interest Rate Protection Agreement with
a Counterparty acceptable to Lender (a “Replacement Interest Rate Protection Agreement”), not later than ten
(10) Business Days following receipt of notice from Lender of such downgrade, withdrawal or qualification (together with a collateral
assignment of such Replacement Interest Rate Protection Agreement in substantially the same form as the Collateral Assignment of
Interest Rate Protection Agreement). Notwithstanding the foregoing, in the event the Counterparty is Wells Fargo Bank, N.A. or
any of its affiliates and neither Wells Fargo Bank, N.A. nor any of its affiliates is the Lender, such Replacement Interest Rate
Protection Agreement is only required to be delivered in the event there is any downgrade, withdrawal or qualification of the long-term
unsecured debt rating of the Counterparty below an “A” by S&P and below an “A2” by Moody’s. In
furtherance of the foregoing, if Wells Fargo Bank, N.A. and/or any of its affiliates are both Lender and Counterparty, then no
Replacement Interest Rate Protection Agreement shall be required.


(d)           
In the event that Borrower fails to purchase and deliver to Lender the Interest Rate Protection Agreement or fails to maintain
the Interest Rate Protection Agreement in accordance with the terms and provisions of this Agreement, Lender may purchase the Interest
Rate Protection Agreement and the cost incurred by Lender in purchasing such Interest Rate Protection Agreement shall be paid by
Borrower to Lender with interest thereon at the Default Rate from the date such cost was incurred by Lender until such cost is
reimbursed by Borrower to Lender.


(e)            
If required by Lender, in connection with the Interest Rate Protection Agreement where Wells Fargo Bank, N.A. or any affiliate
thereof is not the Counterparty thereunder, Borrower shall obtain and deliver to Lender an opinion from counsel (which counsel
may be in-house counsel for the Counterparty) for the Counterparty (upon which Lender and its successors and assigns may rely)
which shall provide, in relevant part, that:


(i)             
the Counterparty is duly organized, validly existing, and in good standing under the laws of its jurisdiction of incorporation
and has the organizational power and authority to execute and deliver, and to perform its obligations under, the Interest Rate
Protection Agreement;




    	28



    	 



    

(ii)           
the execution and delivery of the Interest Rate Protection Agreement by the Counterparty, and any other agreement which
the Counterparty has executed and delivered pursuant thereto, and the performance of its obligations thereunder have been and remain
duly authorized by all necessary action and do not contravene any provision of its certificate of incorporation or by-laws (or
equivalent organizational documents) or any law, regulation or contractual restriction binding on or affecting it or its property;


(iii)         
all consents, authorizations and approvals required for the execution and delivery by the Counterparty of the Interest Rate
Protection Agreement, and any other agreement which the Counterparty has executed and delivered pursuant thereto, and the performance
of its obligations thereunder have been obtained and remain in full force and effect, all conditions thereof have been duly complied
with, and no other action by, and no notice to or filing with any governmental authority or regulatory body is required for such
execution, delivery or performance; and


(iv)         
the Interest Rate Protection Agreement, and any other agreement which the Counterparty has executed and delivered pursuant
thereto, has been duly executed and delivered by the Counterparty and constitutes the legal, valid and binding obligation of the
Counterparty, enforceable against the Counterparty in accordance with its terms, subject to applicable bankruptcy, insolvency and
similar laws affecting creditors’ rights generally, and subject, as to enforceability, to general principles of equity (regardless
of whether enforcement is sought in a proceeding in equity or at law).


(f)            
Borrower shall pay to Wells Fargo Bank, National Association (“Wells Fargo”) any losses (including, without
limitation, loss of bargain), costs (including, without limitation, cost of funding), and expenses that Wells Fargo incurs, as
Lender and/or Counterparty, as a result of any default in performance of, or the termination of the obligations of Borrower pursuant
to the Interest Rate Protection Agreement. All such losses, costs and expenses shall be payable by Borrower to Lender as additional
interest under the Loan (“Interest Rate Protection Breakage Costs”). The Interest Rate Protection Breakage Costs
shall be due and payable by Borrower pursuant to the terms of the Interest Rate Protection Agreement and shall be secured on a
pari-passu basis by the lien of the Security Instrument.


(g)           
In connection with the Interest Rate Protection Agreement, Borrower shall deliver to Lender a TIRSA SWAP Endorsement to
the Title Insurance Policy in an amount satisfactory to Lender.




    	29



    	 



    

 


Section 2.9         
Extension of Maturity Date. Borrower shall have two (2) successive options to extend the scheduled Maturity Date of the
Loan to the one-year anniversary of the Maturity Date as theretofore in effect (the period of each such extension, an “Extension
Term”), provided that (i) Lender approves Borrower’s right to extend the term of the Loan, as determined
by Lender in Lender’s sole discretion; (ii) Borrower shall deliver to Lender written notice of its election of such Extension
Term at least thirty (30) and not more than ninety (90) days prior to the then applicable Maturity Date; (iii) no Event of
Default shall have occurred and be continuing on either the date of such notice or the then applicable Maturity Date; (iv) Borrower
shall have entered into an Interest Rate Protection Agreement for the applicable Extension Term in form and substance acceptable
to Lender (including, without limitation, the swapped rate or strike price, as applicable) and otherwise in accordance with the
terms of Section 2.8 hereof and shall have collaterally assigned such Interest Rate Protection Agreement to Lender pursuant to
the terms of a collateral assignment in form and substance satisfactory to Lender; (v) the Actual Extension Debt Service Coverage
Ratio shall not be less than 2.85 to 1.0; (vi) with respect to (x) the first Extension Term, the Assumed Debt Service Coverage
Ratio shall not be less than 1.15 to 1.0, and (y) the second Extension Term, the Assumed Debt Service Coverage Ratio shall not
be less than 1.175 to 1.0; (vii) the value and cash flow of the Property at the time of the election by Borrower to exercise such
extension and at the time of such extension satisfies Lender’s then applicable credit review and underwriting standards consistent
with commercial banking industry standards at such time and there has been no material adverse change with respect to the other
credit factors considered by Lender in connection with the origination of the Loan; (viii) if required by Lender, Borrower shall
permit Lender or its agents or employees to perform, at Borrower’s sole cost and expense, an inspection of the Property,
which inspection shall be acceptable to Lender, in Lender’s sole discretion, (ix) Borrower shall have delivered to Lender,
together with its notice pursuant to clause (ii) of this Section 2.9 and as of the commencement of the applicable Extension Term,
an Officer’s Certificate, in form and substance acceptable to Lender, certifying that each of the representations and warranties
of Borrower contained in the Loan Documents is true, complete and correct in all material respects as of the date of such Officer’s
Certificate to the extent such representation and warranties are not matters which by their nature can no longer be true and correct
as a result of the passage of time; and (x) Borrower shall have paid to Lender the Extension Fee and all reasonable out-of-pocket
expenses (including, without limitation, reasonable legal fees and expenses) incurred by Lender in connection with such extension.
If Borrower fails to exercise any extension option in accordance with the provisions of this Agreement, such extension option,
and any subsequent extension option hereunder, will automatically cease and terminate. Notwithstanding anything to the contrary
set forth herein or in the other Loan Documents, Lender has no obligation to extend the term of the Loan and, unless the foregoing
conditions, including, without limitation, Lender’s approval required pursuant to clause (i) above, have been met, Borrower
has no right to an extension of the term of the Loan (provided, however, that if any Debt Service Coverage Test for the first or
second extension option is not satisfied as of the applicable date of determination, then Borrower shall have the option of satisfying
such Debt Service Coverage test by making a principal payment (on or before the Maturity Date which would occur but-for the extension)
in an amount sufficient to cause such test to be satisfied).




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Section 2.10     
Intentionally Omitted.


ARTICLE
3.



REPRESENTATIONS AND WARRANTIES


Borrower represents
and warrants as of the Closing Date that:


Section 3.1         
Legal Status and Authority. Borrower (a) is duly organized, validly existing and in good standing under the laws of
its state of formation; (b) is duly qualified to transact business and is in good standing in the State; and (c) has
all necessary approvals, governmental and otherwise, and full power and authority to own, operate and lease the Property. Borrower
has full power, authority and legal right to mortgage, grant, bargain, sell, pledge, assign, warrant, transfer and convey the Property
pursuant to the terms hereof and to keep and observe all of the terms of this Agreement, the Note, the Security Instrument and
the other Loan Documents on Borrower’s part to be performed.


Section 3.2         
Validity of Documents. (a) The execution, delivery and performance of this Agreement, the Note, the Security Instrument
and the other Loan Documents by Borrower and its applicable Affiliates and the borrowing evidenced by the Note and this Agreement
(i) are within the power and authority of such parties; (ii) have been authorized by all requisite organizational action
of such parties; (iii) have received all necessary approvals and consents, corporate, governmental or otherwise; (iv) will
not violate, conflict with, result in a breach of or constitute (with notice or lapse of time, or both) a material default under
any provision of law, any order or judgment of any court or Governmental Authority, any license, certificate or other approval
required to operate the Property, Borrower’s organizational documents, or any indenture, agreement or other instrument to
which Borrower is a party or by which it or any of its assets or the Property is or may be bound or affected, including, without
limitation, the Management Agreement; (v) will not result in the creation or imposition of any lien, charge or encumbrance
whatsoever upon any of its assets, except the lien and security interest created hereby and by the other Loan Documents; and (vi) will
not require any authorization or license from, or any filing with, any Governmental Authority (except for the recordation of the
Security Instrument in appropriate land records in the State and except for Uniform Commercial Code filings relating to the security
interest created hereby), (b) this Agreement, the Note, the Security Instrument and the other Loan Documents have been duly
executed and delivered by Borrower through the undersigned authorized representative of Borrower and (c) this Agreement, the
Note, the Security Instrument and the other Loan Documents constitute the legal, valid and binding obligations of Borrower and
are enforceable against Borrower in accordance with their respective terms. The Loan Documents are not subject to any right of
rescission, set-off, counterclaim or defense by Borrower, including the defense of usury, nor would the operation of




    	31



    	 



    

any of the terms of
the Loan Documents, or the exercise of any right thereunder, render the Loan Documents unenforceable (except as such enforcement
may be limited by bankruptcy, insolvency, fraudulent transfers, reorganization, moratorium or other similar Creditors Rights Laws,
and by general principles of equity (regardless of whether such enforceability is considered in a proceeding in equity or at law)),
and Borrower has not asserted any right of rescission, set-off, counterclaim or defense with respect thereto.


Section 3.3         
Litigation. There is no action, suit, investigation, arbitration or proceeding, judicial, governmental, administrative or
otherwise (including any condemnation or similar proceeding), pending, filed, or, to Borrower’s knowledge, threatened or
contemplated against or affecting Borrower or Guarantor or against or affecting the Property that has not been disclosed to Lender
by Borrower in writing in connection with the closing of the Loan, is not fully covered by insurance or, if determined adversely
to Borrower, would have a material adverse effect on (a) Borrower’s title to the Property, (b) the validity or enforceability
of the Security Instrument, (c) Borrower’s ability to perform under the Loan Documents, (d) Guarantor’s ability to
perform under the Guaranty, (e) the use, operation or value of the Property, (f) the principal benefit of the security intended
to be provided by the Loan Documents, or (g) the ability of the Property to generate net cash flow sufficient to pay the debt service
and other amounts due under the Loan.


Section 3.4         
Agreements. Except for those instruments and agreements set forth as Permitted Encumbrances in the Title Insurance Policy,
Borrower is not a party to any agreement or instrument or subject to any restriction which would have a Material Adverse Effect.
To Borrower’s knowledge, Borrower is not in default in any material respect in the performance, observance or fulfillment
of any of the obligations, covenants or conditions contained in any agreement or instrument to which it is a party or by which
Borrower or the Property is bound. Borrower has no material financial obligation under any agreement or instrument to which Borrower
is a party or by which Borrower or the Property is otherwise bound, other than (a) obligations incurred in the ordinary course
of the operation of the Property as permitted pursuant to Section 5.1(a)(vii) hereof and (b) obligations under this Agreement,
the Security Instrument, the Note and the other Loan Documents. There is no agreement or instrument to which Borrower is a party
or by which Borrower is bound that would require the subordination in right of payment of any of Borrower’s obligations hereunder
or under the Note to an obligation owed to another party.


Section 3.5         
Financial Condition.


(a)            
Borrower is solvent, and no proceeding under Creditors Rights Laws with respect to Borrower has been initiated and Borrower
has received reasonably equivalent value for the granting of the Security Instrument.


(b)           
Neither the Property, nor any portion thereof, is the subject of any proceeding under Creditors Rights Laws.




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(c)            
No petition in bankruptcy has been filed by or against Borrower, or, to the best of Borrower’s knowledge, Guarantor
or any related entity, or any principal, general partner or member thereof, in the last ten (10) years, and neither Borrower nor,
to the best of Borrower’s knowledge, Guarantor nor any related entity, or any principal, general partner or member thereof,
in the last ten (10) years has ever made any assignment for the benefit of creditors or taken advantage of any Creditors Rights
Laws.


(d)           
Borrower is not contemplating either the filing of a petition by it under any Creditors Rights Laws or the liquidation of
its assets or property, and Borrower does not have any knowledge of any Person contemplating the filing of any such petition against
it.


Section 3.6         
Disclosure. Borrower has disclosed to Lender all material facts presently known to Borrower and has not failed to disclose
any material fact presently known to Borrower that could cause any representation or warranty made herein to be materially misleading.


Section 3.7         
No Plan Assets. As of the date hereof and throughout the term of the Loan (a) Borrower is not and will not be an “employee
benefit plan,” as defined in Section 3(3) of ERISA, subject to Title I of ERISA, (b) Borrower is not and will not be a “governmental
plan” within the meaning of Section 3(32) of ERISA, (c) transactions by or with Borrower are not and will not be subject
to any state statute, regulation or ruling regulating investments of, or fiduciary obligations with respect to, governmental plans;
and (d) none of the assets of Borrower constitutes or will constitute “plan assets” of one or more such plans within
the meaning of 29 C.F.R. Section 2510.3-101, as modified by Section 3(42) of ERISA. As of the date hereof, neither Borrower,
nor any ERISA Affiliate maintains, sponsors or contributes to a Defined Benefit Plan or a Multiemployer Plan. Neither the Borrower
nor an ERISA Affiliate sponsors, contributes to or maintains either currently or in the past a plan, document, agreement, or arrangement
subject to ERISA.


Section 3.8         
Not a Foreign Person. Borrower is not a “foreign person” within the meaning of § 1445(f)(3) of the
IRS Code.


Section 3.9         
Business Purposes. The Loan is solely for the business purpose of Borrower, and is not for personal, family, household,
or agricultural purposes.


Section 3.10     
Borrower Information. Borrower’s principal place of business and its chief executive office as of the date hereof
is 2901 Butterfield Road, Oak Brook, Illinois 60523. Borrower’s mailing address, as set forth in the opening paragraph hereof
or as changed in accordance with the provisions hereof, is true and correct. Borrower is not subject to back-up withholding taxes.




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Section 3.11     
Status of Property.


(a)            
Except as disclosed in the zoning information delivered to Lender in connection with the origination of the Loan (but only
to the extent that Borrower has no actual knowledge after due inquiry of any inconsistencies contained therein), all material certificates,
licenses, permits, franchises, consents, and other approvals, governmental and otherwise, necessary to be obtained by (or on behalf
of) Borrower for the ownership and operation of the Property and the conduct of its business (collectively, “Licenses”)
and allzoning, building code, land use, environmental and other similar permits or approvals required to be obtained by (or on
behalf of) Borrower, have been obtained by (or on behalf of) Borrower, all of which are in full force and effect as of the date
hereof and not subject to revocation, suspension, forfeiture or modification.


(b)           
Except as disclosed in the zoning information delivered to Lender in connection with the origination of the Loan (but only
to the extent that Borrower has no actual knowledge after due inquiry of any inconsistencies contained therein), the Property and
the present and contemplated use and occupancy thereof are in full compliance with all applicable zoning ordinances, building codes,
land use laws, Environmental Laws and other similar Applicable Law.


(c)            
The Property is served by all utilities necessary for the current or contemplated use thereof. All utility service is provided
by public utilities and the Property has accepted or is equipped to accept such utility service. All utilities and public water
and sewer systems serving the Property are adequate for the current or contemplated use thereof.


(d)           
The Property is served by public water and sewer systems.


(e)            
All public roads and streets necessary for service of and access to the Property for the current or contemplated use thereof
have been completed, are serviceable and all-weather and are physically and legally open for use by the public. The Property has
either direct access to such public roads or streets or access to such public roads or streets by virtue of a perpetual easement
or similar agreement inuring in favor of Borrower and any subsequent owners of the Property.




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(f)            
The Property is free from damage caused by fire or other casualty. Except as disclosed in the Physical Conditions Reports
delivered to Lender in connection with the Loan, to Borrower’s knowledge, the Property, including, without limitation, all
buildings, improvements, parking facilities, sidewalks, storm drainage systems, roofs, plumbing systems, HVAC systems, fire protection
systems, electrical systems, equipment, elevators, exterior sidings and doors, landscaping, irrigation systems and all structural
components, are in good condition, order and repair in all material respects; there exists no structural or other material defects
or damages in the Property, whether latent or otherwise, and Borrower has not received notice from any insurance company or bonding
company of any defects or inadequacies in the Property, or any part thereof, which would adversely affect the insurability of the
same or cause the imposition of extraordinary premiums or charges thereon or of any termination or threatened termination of any
policy of insurance or bond.


(g)           
All costs and expenses of any and all labor, materials, supplies and equipment used in the construction of the Improvements
have been paid in full. There are no mechanics’ or similar liens or claims which have been filed for work, labor or material
(and no rights are outstanding that under Applicable Law could give rise to any such liens) affecting the Property which are or
may be prior to or equal to the lien of the Security Instrument.


(h)           
Borrower has paid in full for, and is the owner of, all furnishings, fixtures and equipment (other than Tenants’ property)
used in connection with the operation of the Property, free and clear of any and all security interests, liens or encumbrances,
except the lien and security interest created by this Agreement, the Note, the Security Instrument and the other Loan Documents.


(i)             
All liquid and solid waste disposal, septic and sewer systems located on the Property are in a good and safe condition and
repair and in compliance with all Applicable Law.


(j)             
No portion of the Improvements is located in an area identified by the Federal Emergency Management Agency or any successor
thereto as an area having special flood hazards pursuant to the Flood Insurance Acts or, if any portion of the Improvements is
located within such area, Borrower has obtained and will maintain the insurance prescribed in Section 7.1(a) hereof. No part of
the Property consists of or is classified as wetlands, tidelands or swamp and overflow lands.


(k)           
To Borrower’s actual knowledge after due inquiry, except for encroachments that are insured against pursuant to the
Title Insurance Policy or otherwise do not cause a Material Adverse Effect, all the Improvements lie within the boundaries of the
Land and any building restriction lines applicable to the Land and no improvements on adjoining properties encroach onto the Property.




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(l)             
To Borrower’s actual knowledge after due inquiry, there are no pending or proposed special or other assessments for
public improvements or otherwise affecting the Property, nor are there any contemplated improvements to the Property that may result
in such special or other assessments.


Section 3.12     
Financial Information. All financial data, including, without limitation, the balance sheets, statements of cash flow, statements
of income and operating expense and rent rolls, that have been delivered to Lender in respect of Borrower, Guarantor and/or the
Property (a) are true, complete and correct in all material respects, (b) accurately represent the financial condition
of Borrower, Guarantor or the Property, as applicable, as of the date of such reports, and (c) to the extent prepared or audited
by an independent certified public accounting firm, have been prepared in accordance with GAAP throughout the periods covered,
except as disclosed therein; provided, however, that if any financial data is delivered to Lender by any Person other than Borrower,
Guarantor, or any Affiliate of Borrower or Guarantor, or if such financial data has been prepared by or at the direction of any
Person other than Borrower, Guarantor or any Affiliate of Borrower or Guarantor, then the foregoing representations with respect
to such financial data shall be to the best of Borrower’s knowledge, after due inquiry. Borrower does not have any contingent
liabilities, liabilities for taxes, unusual forward or long-term commitments or unrealized or anticipated losses from any unfavorable
commitments that are known to Borrower and reasonably likely to have a Material Adverse Effect, except as referred to or reflected
in said financial statements. Since the date of such financial statements, there has been no materially adverse change in the financial
condition, operations or business of Borrower or Guarantor from that set forth in said financial statements.


Section 3.13     
Condemnation. No Condemnation or other proceeding has been commenced, is pending or, to Borrower’s best knowledge,
is threatened with respect to all or any portion of the Property or for the relocation of the access to the Property.


Section 3.14     
Separate Lots. The Property is assessed for real estate tax purposes as one or more wholly independent tax lot or lots,
separate from any adjoining land or improvements not constituting a part of such lot or lots, and no other land or improvements
is assessed and taxed together with the Property or any portion thereof.


Section 3.15     
Insurance. Borrower has obtained and has delivered to Lender certificates of insurance (or, if requested by Lender, certified
copies of all Policies) reflecting the insurance coverages, amounts and other requirements set forth in this Agreement. To the
best of Borrower’s knowledge, there are no present claims of any material nature under any of the Policies, and to Borrower’s
knowledge, no Person, including Borrower, has done, by act or omission, anything which would impair the coverage of any of the
Policies.


Section 3.16     
Use of Property. The Property is used exclusively as commercial retail and other appurtenant and related uses.




    	36



    	 



    

 


Section 3.17     
Leases and Rent Roll. Except as disclosed in the rent roll for the Property delivered to and approved by Lender (the “Rent
Roll”) and the aging report and Tenant estoppels delivered to and approved by Lender, (a) Borrower is the sole owner
of the entire lessor’s interest in the Leases; (b) the Leases are valid and enforceable against Borrower and the Tenants
set forth therein and are in full force and effect; (c) all of the Leases are arms-length agreements with bona fide,
independent third parties; (d) to Borrower’s knowledge after due inquiry, no party under any Lease is in default; (e) all
Rents due have been paid in full and no Tenant is in arrears in its payment of Rent; (f) none of the Rents reserved in the
Leases have been assigned or otherwise pledged or hypothecated; (g) none of the Rents have been collected for more than one
(1) month in advance (except a security deposit shall not be deemed rent collected in advance); (h) the premises demised under
the Leases have been completed and the Tenants under the Leases have accepted the same and have taken possession of the same on
a rent-paying basis with no rent concessions to any Tenants; (i) there exist no offsets or defenses to the payment of any
portion of the Rents and Borrower has no monetary obligation to any Tenant under any Lease; (j) Borrower has received no notice
from any Tenant challenging the validity or enforceability of any Lease; (k) there are no agreements with the Tenants under
the Leases other than expressly set forth in each Lease; (l) except as set forth on Schedule VI hereto, no Lease contains
an option to purchase, right of first refusal to purchase, right of first refusal to lease additional space at the Property, or
any other similar provision; (m) no person or entity has any possessory interest in, or right to occupy, the Property except
under and pursuant to a Lease; (n) no Tenants have exercised any right to “go dark” that they may have under their
Leases and no event has occurred that, but for the giving of notice and/or passage of time, would give any Tenant any right to
abate rent, “go dark” or terminate any Lease; (o) all security deposits relating to the Leases reflected on the
Rent Roll have been collected by Borrower; (p) no brokerage commissions or finders fees are due and payable regarding any
Lease; (q) each Tenant is in actual, physical occupancy of the premises demised under its Lease and is paying full rent under
its Lease; and (r) no Tenant occupying 20% or more (by square feet) of the net rentable area of the Property is, to Borrower’s
knowledge, a debtor in any state or federal bankruptcy, insolvency or similar proceeding.


Section 3.18     
Filing and Recording Taxes. All mortgage, mortgage recording, stamp, intangible or other similar tax required to be paid
by any Person under Applicable Law currently in effect in connection with the execution, delivery, recordation, filing, registration,
perfection or enforcement of any of this Agreement, the Security Instrument, the Note and the other Loan Documents, including,
without limitation, the Security Instrument, have been paid or will be paid, and, under current Applicable Law, the Security Instrument
is enforceable in accordance with its terms by Lender (or any subsequent holder thereof), except as such enforcement may be limited
by bankruptcy, insolvency, reorganization, moratorium or other similar Creditors Rights Laws, and by general principles of equity
(regardless of whether such enforceability is considered in a proceeding in equity or at law).




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Section 3.19     
Management Agreement. The Management Agreement is in full force and effect and there is no default thereunder by any party
thereto and, to Borrower’s knowledge, no event has occurred that, with the passage of time and/or the giving of notice would
constitute a default thereunder. As of the date hereof, no management fees under the Management Agreement are due and payable.


Section 3.20     
Illegal Activity/Forfeiture.


(a)            
No portion of the Property has been or will be purchased, improved, equipped or furnished with proceeds of any illegal activity
and to the best of Borrower’s knowledge, there are no illegal activities or activities relating to controlled substances
at the Property (including, without limitation, any growing, distributing and/or dispensing of medical marijuana).


(b)           
There has not been and shall never be committed by Borrower or any other person in occupancy of or involved with the operation
or use of the Property any act or omission affording the federal government or any state or local government the right of forfeiture
as against the Property or any part thereof or any monies paid in performance of Borrower’s obligations under this Agreement,
the Note, the Security Instrument or the other Loan Documents. Borrower hereby covenants and agrees not to commit, permit or suffer
to exist any act or omission affording such right of forfeiture. Borrower also hereby covenants and agrees that it shall not commit,
permit or suffer to exist any illegal activities or activities relating to controlled substances at the Property (including, without
limitation, any growing, distributing and/or dispensing of medical marijuana).


Section 3.21     
Taxes. Borrower has filed all federal, state, county, municipal, and city income, personal property and other tax returns
required to have been filed by it and has paid all taxes and related liabilities which have become due pursuant to such returns
or pursuant to any assessments received by it. Borrower knows of no basis for any additional assessment in respect of any such
taxes and related liabilities for prior years.


Section 3.22     
Permitted Encumbrances. To the best of Borrower’s knowledge, none of the Permitted Encumbrances, individually or in
the aggregate, materially interferes with the benefits of the security intended to be provided by this Agreement, the Security
Instrument, the Note and the other Loan Documents materially and adversely affects the value or marketability of the Property,
impairs the use or the operation of the Property or impairs Borrower’s ability to pay its obligations in a timely manner.




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Section 3.23     
Material Agreements. With respect to each Material Agreement, (a) each Material Agreement is in full force and effect
and has not been amended, restated, replaced or otherwise modified (except, in each case, as expressly set forth herein), (b) to
Borrower’s knowledge, there are no defaults under any Material Agreement by any party thereto and no event has occurred which,
but for the passage of time, the giving of notice, or both, would constitute a default under any Material Agreement, (c) all payments
and other sums due and payable under the Material Agreements have been paid in full, (d) to Borrower’s knowledge, no party
to any Material Agreement has commenced any action or given or received any notice for the purpose of terminating any Material
Agreement, and (e) the representations made in any estoppel or similar document delivered with respect to any Material Agreement
in connection with the Loan are true, complete and correct and are hereby incorporated by reference as if fully set forth herein.


Section 3.24     
Non-Consolidation Opinion Assumptions. All of the assumptions made in the Non-Consolidation Opinion, including, but not
limited to, any exhibits attached thereto, are true, complete and correct.


Section 3.25     
Federal Reserve Regulations. No part of the proceeds of the Loan will be used for the purpose of purchasing or acquiring
any “margin stock” within the meaning of Regulation U of the Board of Governors of the Federal Reserve System
or for any other purpose which would be inconsistent with such Regulation U or any other Regulations of such Board of Governors,
or for any purposes prohibited by Applicable Law or by the terms and conditions of this Agreement, the Security Instrument, the
Note or the other Loan Documents.


Section 3.26     
Investment Company Act. Borrower is not (a) an “investment company” or a company “controlled”
by an “investment company,” within the meaning of the Investment Company Act of 1940, as amended; (b) a
“holding company” or a “subsidiary company” of a “holding company” or
an “affiliate” of either a “holding company” or a “subsidiary company”
within the meaning of the Public Utility Holding Company Act of 1935, as amended; or (c) subject to any other federal or state
law or regulation which purports to restrict or regulate its ability to borrow money.




    	39



    	 



    

 


Section 3.27     
Fraudulent Conveyance. Borrower (a) has not entered into the Loan or any Loan Document with the actual intent to hinder,
delay, or defraud any creditor and (b) received reasonably equivalent value in exchange for its obligations under the Loan
Documents. Giving effect to the Loan, the fair saleable value of Borrower’s assets exceeds and will, immediately following
the execution and delivery of the Loan Documents, exceed Borrower’s total liabilities, including, without limitation, subordinated,
unliquidated, disputed or contingent liabilities. The fair saleable value of Borrower’s assets is and will, immediately following
the execution and delivery of the Loan Documents, be greater than Borrower’s probable liabilities, including the maximum
amount of its contingent liabilities or its debts as such debts become absolute and matured. Borrower’s assets do not and,
immediately following the execution and delivery of the Loan Documents will not, constitute unreasonably small capital to carry
out its business as conducted or as proposed to be conducted. Borrower does not intend to incur debts and liabilities (including,
without limitation, contingent liabilities and other commitments) beyond its ability to pay such debts as they mature (taking into
account the timing and amounts to be payable on or in respect of obligations of Borrower).


Section 3.28     
Embargoed Person. As of the date hereof and at all times throughout the term of the Loan, including after giving effect
to any transfers of interests permitted pursuant to the Loan Documents, (a) none of the funds or other assets of Borrower or Guarantor
constitute property of, or are beneficially owned, directly or indirectly, by any person, entity or country which is a sanctioned
person, entity or country under U.S. law, including but not limited to, the International Emergency Economic Powers Act, 50 U.S.C.
§§ 1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations promulgated
thereunder (including regulations administered by the Office of Foreign Assets Control (“OFAC”) of the U.S.
Department of the Treasury and the Specially Designated Nationals List maintained by OFAC) with the result that the investment
in Borrower and/or Guarantor, as applicable (whether directly or indirectly), is prohibited by Applicable Law or the Loan made
by Lender is in violation of Applicable Law (“Embargoed Person”); (b) unless expressly waived in writing by Lender,
no Embargoed Person has any interest of any nature whatsoever in Borrower or Guarantor, as applicable, with the result that the
investment in Borrower and/or Guarantor, as applicable (whether directly or indirectly), is prohibited by Applicable Law or the
Loan is in violation of Applicable Law; and (c) to the best knowledge of Borrower, none of the funds of Borrower or Guarantor,
as applicable, have been derived from any unlawful activity with the result that the investment in Borrower and/or Guarantor, as
applicable (whether directly or indirectly), is prohibited by Applicable Law or the Loan is in violation of Applicable Law. Notwithstanding
the foregoing, to the extent that an Embargoed Person acquires a non-controlling interest in IREIT, either (1) without the knowledge
of Borrower or IREIT, through a transaction brokered by a FINRA licensed broker dealer not affiliated with IREIT, provided such
broker dealer has executed a dealer agreement or selling agreement with IREIT or an affiliate of IREIT in which it covenants to,
among other things, comply with The USA PATRIOT Act (or any successor legislation), or (2) without the knowledge of Borrower or
IREIT, after the initial sale or offering of such interests in IREIT, the resulting breach of the foregoing representations




    	40



    	 



    

shall be deemed to
be unintentional and not willful or grossly negligent for purposes of 13.1(a)(ii) hereof. Borrower covenants and agrees that in
the event Borrower receives any notice that Borrower or Guarantor (or any of their respective beneficial owners, affiliates or
participants) or any Person that has an interest in the Property is designated as an Embargoed Person, Borrower shall immediately
notify Lender in writing. At Lender’s option, it shall be an Event of Default hereunder if Borrower, Guarantor or any other
party to the Loan is designated as an Embargoed Person.


Section 3.29     
Patriot Act. All capitalized words and phrases and all defined terms used in the USA Patriot Act of 2001, 107 Public Law
56 (October 26, 2001) and in other statutes and all orders, rules and regulations of the United States government and its various
executive departments, agencies and offices related to the subject matter of the Patriot Act (collectively referred to in this
Section only as the “Patriot Act”) are incorporated into this Section. Borrower hereby represents and warrants
that Borrower and Guarantor and each and every Person affiliated with Borrower and/or Guarantor or that to Borrower’s knowledge
has an economic interest in Borrower, or, to Borrower’s knowledge, that has or will have an interest in the transaction contemplated
by this Agreement or in the Property or will participate, in any manner whatsoever, in the Loan, is: (i) in full compliance with
all applicable requirements of the Patriot Act and any regulations issued thereunder; (ii) operated under policies, procedures
and practices, if applicable, that are in compliance with the Patriot Act and available to Lender for Lender’s review and
inspection during normal business hours and upon reasonable prior notice; (iii) not in receipt of any notice from the Secretary
of State or the Attorney General of the United States or any other department, agency or office of the United States claiming
a violation or possible violation of the Patriot Act; (iv) not a person who has been determined by competent authority to be subject
to any of the prohibitions contained in the Patriot Act; and (v) not owned or controlled by or now acting and or will in the future
act for or on behalf of any person who has been determined to be subject to the prohibitions contained in the Patriot Act. Notwithstanding
the foregoing, to the extent that an Embargoed Person acquires a non-controlling interest in IREIT, either (1) without the knowledge
of Borrower or IREIT, through a transaction brokered by a FINRA licensed broker dealer not affiliated with IREIT, provided such
broker dealer has executed a dealer agreement or selling agreement with IREIT or an affiliate of IREIT in which it covenants to,
among other things, comply with The USA PATRIOT Act (or any successor legislation), or (2) without the knowledge of Borrower or
IREIT, after the initial sale or offering of such interests in IREIT, the resulting breach of the foregoing representations shall
be deemed to be unintentional and not willful or grossly negligent for purposes of 13.1(a)(ii) hereof. Borrower covenants and agrees
that in the event Borrower receives any notice that Borrower or Guarantor (or any of their respective beneficial owners, affiliates
or participants) or any Person that has an interest in the Property is indicted, arraigned, or custodially detained on charges
involving money laundering or predicate crimes to money laundering, Borrower shall immediately notify Lender. At Lender’s
option, it shall be an Event of Default hereunder if Borrower, Guarantor or any other party to the Loan is indicted, arraigned
or custodially detained on charges involving money laundering or predicate crimes to money laundering.




    	41



    	 



    

 


Section 3.30     
Organizational Chart. The organizational chart attached as Schedule II hereto, relating to Borrower and certain Affiliates
and other parties, is true, complete and correct on and as of the date hereof.


Section 3.31     
Bank Holding Company. Borrower is not a “bank holding company” or a direct or indirect subsidiary of
a “bank holding company” as defined in the Bank Holding Company Act of 1956, as amended, and Regulation Y thereunder
of the Board of Governors of the Federal Reserve System.


Section 3.32     
Intentionally Omitted.


Section 3.33     
REA Representations. With respect to each REA, (a) each REA is in full force and effect and has not been amended, restated,
replaced or otherwise modified (except, in each case, as expressly set forth herein), (b) there are no defaults under any REA by
any party thereto and, to Borrower’s knowledge, no event has occurred which, but for the passage of time, the giving of notice,
or both, would constitute a default under any REA, (c) all sums due and payable under each REA have been paid in full, (d) no party
to any REA has commenced any action or given or received any notice for the purpose of terminating any REA, and (e) the representations
made in any estoppel or similar document delivered with respect to any REA in connection with the Loan, if any, are true, complete
and correct and are hereby incorporated by reference as if fully set forth herein.


Section 3.34     
No Change in Facts or Circumstances. All information submitted by Borrower or Guarantor to Lender and in all financial statements,
rent rolls, reports, certificates and other documents submitted in connection with the Loan or in satisfaction of the terms thereof
and all statements of fact made by Borrower and/or Guarantor in this Agreement or in the other Loan Documents, are accurate, complete
and correct in all material respects, provided, however, that if such information was provided to Borrower by non-affiliated third
parties, Borrower represents that such information is, to the best of its knowledge after due inquiry, accurate, complete and correct
in all material respects. There has been no material adverse change in any condition, fact, circumstance or event that would make
any such information inaccurate, incomplete or otherwise misleading in any material respect or that would otherwise have a Material
Adverse Effect.




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Section 3.35     
Perfection of Accounts. Borrower hereby represents and warrants to Lender that:


(a)            
This Agreement, together with the other Loan Documents, create a valid and continuing security interest (as defined in the
Uniform Commercial Code) in the Accounts in favor of Lender, which security interest is prior to all other liens, other than Permitted
Encumbrances, and is enforceable as such against creditors of and purchasers from Borrower. Other than in connection with the Loan
Documents and except for Permitted Encumbrances, Borrower has not sold or otherwise conveyed the Accounts; and


(b)           
The Accounts constitute “deposit accounts” or “securities accounts” within the meaning of the Uniform
Commercial Code, as set forth in the Cash Management Agreement.


Section 3.36     
TIF Documentation. With respect to the TIF Documentation, (a) such TIF Documentation is in full force and effect and has
not been amended, restated, replaced or otherwise modified, (b) there are no defaults under the TIF Documentation by any party
thereto and, to Borrower’s knowledge, no event has occurred which, but for the passage of time, the giving of notice, or
both, would constitute a default under the TIF Documentation, (c) all sums due and payable under the TIF Documentation have been
paid in full, (d) no party to the TIF Documentation has commenced any action or given or received any notice for the purpose of
terminating any REA, and (e) the representations made in any estoppel or similar document delivered with respect to any TIF Documentation
in connection with the Loan, if any, are true, complete and correct and are hereby incorporated by reference as if fully set forth
herein.


Section 3.37     
Guarantor Representations.


(a)            
Borrower hereby represents and warrants that, as of the date hereof, the representations and warranties set forth in Sections
3.1 through 3.8, 3.12, 3.18, 3.21, 3.27, 3.28, 3.29, 3.32, and 3.34 above are true and correct with respect to Guarantor, as the
same are applicable to Guarantor. Wherever the term “Borrower” is used in each of the foregoing Sections it shall be
deemed to be “Guarantor” with respect to Guarantor.


(b)           
Intentionally omitted.


Borrower agrees
that, unless expressly provided otherwise, all of the representations and warranties of Borrower set forth in this Article 3 and
elsewhere in this Agreement and the other Loan Documents shall survive for so long as any portion of the Debt remains owing to
Lender. All representations, warranties, covenants and agreements made in this Agreement and in the other Loan Documents shall
be deemed to have been relied upon by Lender notwithstanding any investigation heretofore or hereafter made by Lender or on its
behalf.




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ARTICLE
4.



BORROWER COVENANTS


From the date hereof
and until payment and performance in full of all obligations of Borrower under this Agreement, the Security Instrument, the Note
and the other Loan Documents or the earlier release of the lien of the Security Instrument (and all related obligations) in accordance
with the terms of this Agreement, the Security Instrument, the Note and the other Loan Documents, Borrower hereby covenants and
agrees with Lender that:


Section 4.1         
Existence. Borrower will continuously maintain (a) its existence and shall not dissolve or permit its dissolution,
(b) its rights to do business in the applicable State and (c) its franchises and trade names, if any.


Section 4.2         
Applicable Law.


(a)            
Borrower shall promptly comply and shall cause the Property to comply in all material respects with all Applicable Law affecting
the Borrower and the Property, or the use thereof, including, without limitation, all Environmental Laws and Applicable Law relating
to OFAC, Embargoed Persons and the Patriot Act. Borrower shall do or cause to be done all things necessary to preserve, renew and
keep in full force and effect its existence, rights, Licenses, permits, trade names, and franchises. Borrower shall give prompt
notice to Lender of the receipt by Borrower of any notice related to a violation of any Applicable Law and of the commencement
of any proceedings or investigations which relate to compliance with Applicable Law.


(b)           
After prior written notice to Lender, Borrower, at its own expense, may contest by appropriate legal proceeding, promptly
initiated and conducted in good faith and with due diligence, the validity of any Applicable Law, the applicability of any Applicable
Law to Borrower or the Property or any alleged violation of any Applicable Law, provided that (i) no Event of Default has
occurred and remains uncured; (ii) such proceeding shall be permitted under and be conducted in accordance with the provisions
of any instrument to which Borrower is subject and shall not constitute a default thereunder and such proceeding shall be permitted
by and conducted in accordance with all Applicable Law; (iii) neither the Property nor any part thereof or interest therein
will be in danger of being sold, forfeited, terminated, cancelled or lost; (iv) Borrower shall promptly upon final determination
thereof comply with any such Applicable Law determined to be valid or applicable or cure any violation of any Applicable Law; (v) such
proceeding shall suspend the enforcement of the contested Applicable Law against Borrower or the Property; and (vi) Borrower
shall furnish such security as may be required in the proceeding, or as may be requested by Lender, to insure compliance with such
Applicable Law, together with all interest and penalties payable in connection




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therewith. Lender
may apply any such security or part thereof, as necessary to cause compliance with such Applicable Law at any time when, in the
judgment of Lender, the validity, applicability or violation of such Applicable Law is finally established or the Property (or
any part thereof or interest therein) shall be in danger of being sold, forfeited, terminated, cancelled or lost.


Section 4.3         
Maintenance and Use of Property. Borrower shall cause the Property to be maintained in a good and safe condition and repair
in all material respects. The Improvements and the Personal Property shall not be removed, demolished or materially altered (except
for normal replacement of the Personal Property) without the consent of Lender or as otherwise permitted pursuant to Section 4.21
hereof. Borrower shall promptly repair, replace or rebuild any part of the Property which may be destroyed by any casualty, or
become damaged, worn or dilapidated or which may be affected by any proceeding of the character referred to in Section 3.13 hereof
and shall complete and pay for any structure at any time in the process of construction or repair on the Land. Borrower shall not
initiate, join in, acquiesce in, or consent to any change in any private restrictive covenant, zoning law or other public or private
restriction, limiting or defining the uses which may be made of the Property or any part thereof. If under applicable zoning provisions
the use of all or any portion of the Property is or shall become a nonconforming use, Borrower will not cause or permit the nonconforming
use to be discontinued or the nonconforming Improvement to be abandoned without the express written consent of Lender.


Section 4.4         
Waste. Borrower shall not commit or suffer any waste of the Property or make any change in the use of the Property which
will in any way materially increase the risk of fire or other hazard arising out of the operation of the Property, or take any
action that might invalidate or give cause for cancellation of any Policy, or do or permit to be done thereon anything that may
in any way impair the value of the Property or the security for the Loan. Borrower will not, without the prior written consent
of Lender, consent to, or grant any right to, any drilling or exploration for or extraction, removal, or production of any minerals
from the surface or the subsurface of the Property, regardless of the depth thereof or the method of mining or extraction thereof.


Section 4.5         
Taxes and Other Charges.


(a)            
Borrower shall pay (or cause to be paid) all Taxes and Other Charges now or hereafter levied or assessed or imposed against
the Property or any part thereof as the same become due and payable; provided, however, Borrower’s obligation to directly
pay Taxes and Other Charges shall be suspended for so long as Borrower complies with the terms and provisions of Section 8.1 hereof.
Borrower shall furnish to Lender receipts for the payment of the Taxes and the Other Charges prior to the date the same shall become
delinquent (provided, however, that Borrower is not required to furnish such receipts for payment of Taxes and Other Charges in
the event that such Taxes and Other Charges have been paid by Lender pursuant to Section 8.1 hereof). Borrower shall not suffer
and shall promptly cause to be paid and discharged any lien or charge whatsoever which may be or become a lien or charge against
the Property, and shall promptly pay for all utility services provided to the Property.




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(b)           
After prior written notice to Lender, Borrower, at its own expense, may contest by appropriate legal proceeding, promptly
initiated and conducted in good faith and with due diligence, the amount or validity or application in whole or in part of any
Taxes or Other Charges, provided that (i) no Event of Default has occurred and remains uncured; (ii) such proceeding
shall be permitted under and be conducted in accordance with the provisions of any other instrument to which Borrower is subject
and shall not constitute a default thereunder and such proceeding shall be permitted by and conducted in accordance with all Applicable
Law; (iii) neither the Property nor any part thereof or interest therein will be in danger of being sold, forfeited, terminated,
canceled or lost; (iv) Borrower shall promptly upon final determination thereof pay the amount of any such Taxes or Other
Charges, together with all costs, interest and penalties which may be payable in connection therewith; (v) such proceeding
shall suspend the collection of such contested Taxes or Other Charges from the Property; and (vi) Borrower shall furnish such
security as may be required in the proceeding, or deliver to Lender such reserve deposits as may be requested by Lender, to insure
the payment of any such Taxes or Other Charges, together with all interest and penalties thereon. Lender may pay over any such
cash deposit or part thereof held by Lender to the claimant entitled thereto at any time when, in the reasonable judgment of Lender,
the entitlement of such claimant is established or the Property (or part thereof or interest therein) shall be in danger of being
sold, forfeited, terminated, canceled or lost or there shall be any danger of the lien of the Security Instrument being primed
by any related lien.


Section 4.6         
Litigation. Borrower shall give prompt written notice to Lender of any litigation or governmental proceedings pending or
threatened in writing against Borrower or any SPE Component Entity which might have a Material Adverse Effect.


Section 4.7         
Access to Property. Subject to the rights of Tenants under Leases, Borrower shall permit agents, representatives and employees
of Lender to inspect the Property or any part thereof at reasonable hours upon reasonable advance notice.


Section 4.8         
Notice of Default. Borrower shall promptly advise Lender of any material adverse change in Borrower’s and/or Guarantor’s
condition (financial or otherwise) or of the occurrence of any Default or Event of Default of which Borrower has knowledge.


Section 4.9         
Cooperate in Legal Proceedings. Borrower shall cooperate fully with Lender with respect to any proceedings before any court,
board or other Governmental Authority which may in any way affect the rights of Lender hereunder or any rights obtained by Lender
under any of the Note, the Security Instrument or the other Loan Documents and, in connection therewith, permit Lender, at Lender’s
election, to participate in any such proceedings.




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Section 4.10     
Performance by Borrower. Borrower shall in a timely manner observe, perform and fulfill each and every covenant, term and
provision to be observed and performed by Borrower under this Agreement, the Security Instrument, the Note and the other Loan Documents
and any other agreement or instrument affecting or pertaining to the Property and any amendments, modifications of changes thereto.


Section 4.11     
Awards. Borrower shall cooperate with Lender in obtaining for Lender the benefits of any Awards or insurance proceeds lawfully
or equitably payable in connection with the Property, and Lender shall be reimbursed for any expenses incurred in connection therewith
(including reasonable, actual attorneys’ fees and disbursements, and the payment by Lender of the expense of an appraisal
on behalf of Borrower in case of a Casualty or Condemnation affecting the Property or any part thereto) out of such Awards or Insurance
Proceeds.


Section 4.12     
Books and Records.


(a)            
Borrower shall keep adequate books and records of account in accordance with GAAP, or in accordance with other methods acceptable
to Lender in its reasonable discretion (consistently applied), and furnish (or cause to be furnished) to Lender:


(i)             
quarterly (i.e., ending in March, June and September) certified rent rolls (in the form approved by Lender in connection
with the closing of the Loan) and tenant sales reports (if applicable), each signed and dated by a Responsible Officer of Borrower,
within forty five (45) days after the end of each calendar quarter, as applicable;


(ii)           
quarterly (i.e., ending in March, June and September) operating statements of the Property, prepared and certified by a
Responsible Officer of Borrower in the form required by Lender, detailing the revenues received, the expenses incurred and major
capital improvements for the period of calculation and containing appropriate year-to-date information, within forty five (45)
days after the end of each calendar quarter, as applicable;


(iii)         
an annual balance sheet and profit and loss statement of Borrower prepared and certified by a Responsible Officer of Borrower
to be true and correct, within ninety (90) days after the close of each fiscal year of Borrower;


(iv)         
an annual operating statement of the Property prepared and certified by a Responsible Officer of Borrower to be true and
correct, detailing the revenues received, the expenses incurred and major capital improvements for the period of calculation and
containing appropriate year-to-date information, within ninety (90) days after the close of each fiscal year of Borrower;




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(v)           
by no later than December 31 of each calendar year, an annual operating budget for the next succeeding calendar year presented
on a monthly basis consistent with the annual operating statement described above for the Property, including cash flow projections
for the upcoming year and all proposed capital replacements and improvements (the “Annual Budget”), provided
that if no Event of Default or Trigger Event then exists, Borrower shall have until thirty (30) days after the commencement of
such calendar year within which to submit the Annual Budget, and until the approval of such submitted Annual Budget, the Annual
Budget for the immediately preceding period or Fiscal Year shall be utilized for all purposes set forth herein). Lender shall have
the right to approve each Annual Budget and no Annual Budget shall take effect unless and until the same has been approved by Lender
(each such Annual Budget, an “Approved Annual Budget”). Borrower’s written request therefor shall be delivered
together with such materials reasonably requested by Lender in order to evaluate such request (it being acknowledged and agreed
that no request for consent shall be effective unless and until such materials have been delivered to Lender) and shall conspicuously
state, in large bold type, that “PURSUANT TO SECTION 4.12(a)(v) OF THE LOAN AGREEMENT, THIS IS A REQUEST FOR LENDER’S
CONSENT. THE PROPOSED ANNUAL BUDGET SHALL BE DEEMED APPROVED IF LENDER DOES NOT RESPOND TO THE CONTRARY WITHIN FIFTEEN (15) DAYS’
OF LENDER’S RECEIPT OF THIS WRITTEN NOTICE”. In the event that Lender fails to approve or disapprove the foregoing
written request within such fifteen (15) day period, then Lender’s consent shall be deemed to have been granted. In the event
that Lender objects to a proposed Annual Budget submitted by Borrower, Lender shall advise Borrower of such objections within fifteen
(15) days after receipt thereof (and deliver to Borrower a reasonably detailed description of such objections) and Borrower shall
promptly revise such Annual Budget and resubmit the same to Lender. Such notice shall conspicuously state, in large bold type,
that “PURSUANT TO SECTION 4.12(a)(v) OF THE LOAN AGREEMENT, THIS IS A REQUEST FOR LENDER’S CONSENT. THE PROPOSED
ANNUAL BUDGET SHALL BE DEEMED APPROVED IF LENDER DOES NOT RESPOND TO THE CONTRARY WITHIN TEN (10) DAYS’ OF LENDER’S
RECEIPT OF THIS WRITTEN NOTICE”. In the event that Lender fails to approve or disapprove the second written request within
such ten (10) day period, then Lender’s consent shall be deemed to have been granted. Lender shall advise Borrower of any
objections to such revised Annual Budget within ten (10) days after receipt thereof (and deliver to Borrower a reasonably detailed
description of such objections) and Borrower shall promptly revise and resubmit the same to Lender until Lender approves the Annual
Budget. Until such time that Lender approves a proposed Annual Budget (or such proposed Annual Budget is deemed approved pursuant
to this Section 4.12.(a)(v), the most recently Approved Annual Budget shall apply; provided, that, such Approved Annual Budget
shall be adjusted to reflect actual increases in Taxes, Insurance Premiums and Other Charges;




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(vi)         
by no later than forty five (45) days after and as of the end of each calendar quarter, a calculation of the then current
Debt Service Coverage Ratio certified by a Responsible Officer of Borrower to be true and complete, together with such back-up
information as Lender shall require;


(vii)       
by no later than forty five (45) days after and as of the end of each calendar quarter, a summary report containing each
of the following with respect to the Property for the most recently completed calendar quarter (as applicable): (A) if available
to Borrower, aggregate sales by tenants under Leases or other occupants of the Property, both on an actual and on a comparable
store basis, (B) rent per square foot payable by each such tenant or occupant, (C) aggregate occupancy of the Property
by anchor space and in-line store space and (D) a tenant aging and receivables report; and


(viii)     
the Officer’s Certificate required pursuant to Section 5.3 hereof.


(b)           
Upon request from Lender, Borrower shall furnish in a timely manner to Lender:


(i)             
a property management report for the Property, showing the number of inquiries made and/or rental applications received
from tenants or prospective tenants and deposits received from tenants and any other information requested by Lender, in reasonable
detail and certified by a Responsible Officer of Borrower to be true and complete, but no more frequently than quarterly; and


(ii)           
an accounting of all security deposits (if any) held in connection with any Lease of any part of the Property, including
the name and identification number of the accounts in which such security deposits are held, the name and address of the financial
institutions in which such security deposits are held and the name of the person to contact at such financial institution, along
with any authority or release necessary for Lender to obtain information regarding such accounts directly from such financial institutions.


(c)            
Within ten (10) days of Lender’s request, Borrower shall furnish Lender (and shall cause Guarantor to furnish to Lender)
with such other additional financial or management information as may, from time to time, be reasonably required by Lender in form
and substance satisfactory to Lender. Borrower shall furnish to Lender and its agents convenient facilities for the examination
and audit of any such books and records at any reasonable time from time to time during business hours upon reasonable advance
notice.




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(d)           
Borrower agrees that all financial statements and other items required to be delivered to Lender pursuant to this Section
4.12 (each a “Required Financial Item” and, collectively, the “Required Financial Items”)
shall: (i) be complete and correct in all material respects; (ii) present fairly the financial condition of the party;
(iii) disclose all liabilities that are required to be reflected or reserved against; and (iv) be prepared (A) in
hardcopy and electronic formats and (B) in accordance with GAAP or in accordance with other methods acceptable to Lender in
its reasonable discretion (consistently applied). Borrower shall be deemed to warrant and represent that, as of the date of delivery
of any such financial statement, there has been no material adverse change in financial condition, nor have any assets or properties
been sold, transferred, assigned, mortgaged, pledged or encumbered since the date of such financial statement except as disclosed
by Borrower in a writing delivered to Lender. Borrower agrees that all Required Financial Items shall not contain any misrepresentation
or omission of a material fact.


Section 4.13     
Estoppel Certificates.


(a)            
After request by Lender, Borrower, within ten (10) days of such request, shall furnish Lender or any proposed assignee with
a statement, duly acknowledged and certified, setting forth (i) the original principal amount of the Note, (ii) the unpaid
principal amount of the Note, (iii) the rate of interest of the Note, (iv) the terms of payment and maturity date of
the Note, (v) the date installments of interest and/or principal were last paid, (vi) that, except as provided in such
statement, no Event of Default exists, (vii) that this Agreement, the Note, the Security Instrument and the other Loan Documents
are valid, legal and binding obligations and have not been modified or if modified, giving particulars of such modification, (viii) whether
any offsets or defenses exist against the obligations secured hereby and, if any are alleged to exist, a detailed description thereof,
(ix) that all Leases are in full force and effect and have not been modified (or if modified, setting forth all modifications),
(x) the date to which the Rents thereunder have been paid pursuant to the Leases, (xi) whether or not, to the knowledge
of Borrower, any of the Tenants are in default under the Leases, and, if any of the Tenants are in default, setting forth the specific
nature of all such defaults, (xii) the amount of security deposits held by Borrower under each Lease and that such amounts
are consistent with the amounts required under each Lease, and (xiii) as to any other matters reasonably requested by Lender
and reasonably related to the Leases, the obligations created and evidenced hereby and by the Security Instrument or the Property.


(b)           
Borrower shall use commercially reasonable efforts to deliver to Lender, promptly upon request, duly executed estoppel certificates
from any one or more Tenants as required by Lender attesting to such facts regarding the Lease as Lender may require, including,
but not limited to, attestations that each Lease covered thereby is in full force and effect with no defaults thereunder on the
part of any party, that none of the Rents have been paid more than one month in advance, except as security, and that the lessee
claims no defense or offset against the full and timely performance of its obligations under the Lease, provided that Borrower
shall not be required to deliver such certificates more frequently than one (1) time in any calendar year, unless a default or
an Event of Default then exists.




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(c)            
In connection with a Secondary Market Transaction in connection with the Loan (or any portion thereof or interest therein),
at Lender’s request, Borrower shall provide an estoppel certificate to any investor or any prospective investor in such form,
substance and detail as Lender, such investor or prospective investor may require.


(d)           
Borrower shall use commercially reasonable efforts to deliver to Lender, upon request, estoppel certificates from each party
under each REA and each Material Agreement in form and substance reasonably acceptable to Lender, provided that Borrower shall
not be required to deliver such certificates more frequently than one (1) time in any calendar year, unless a default or an Event
of Default then exists.


(e)            
Borrower shall use commercially reasonable efforts to deliver to Lender, upon request, an estoppel certificate from City
of Flowood in form and substance reasonably acceptable to Lender, provided that Borrower shall not be required to deliver such
certificates more frequently than one (1) time in any calendar year, unless a default or an Event of Default then exists.


(f)            
Within thirty (30) days of a written request by Borrower, Lender shall deliver to Borrower a statement setting forth the
items described at (a)(i), (ii), (iii) and (v) of this Section 4.13, provided that Lender shall not be required to deliver such
certificates more frequently than two (2) times in any calendar year.


Section 4.14     
Leases and Rents.


(a)            
Borrower may enter into Leases or modify existing Leases demising a portion of the Property less than or equal to the Relevant
Leasing Threshold without Lender’s prior written approval provided such Leases are to unaffiliated, third-party tenants and
shall be on commercially reasonable terms and shall not contain any terms which would materially affect Lender’s rights under
the Loan Documents, and further provided that such Leases shall provide that (x) they are subordinate to the Security Instrument
encumbering the Property, and (y) the tenant thereunder agrees to attorn to Lender or any purchaser at a sale by foreclosure or
power of sale..


(b)           
Notwithstanding anything to the contrary contained in Section 4.14(a) hereof, Borrower may not enter into a Lease or modify
an existing Lease covering all or substantially all of the Property without the prior written approval of Lender, which approval
may be given or withheld in the sole discretion of Lender.




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(c)            
Borrower may not enter into Leases or modify existing Leases demising a portion of the Property greater than the Relevant
Leasing Threshold without the prior written approval of Lender, provided, however, Lender shall not withhold such approval if Borrower
delivers to Lender, together with its request for approval, an abstract or summary of the proposed Lease terms and an Officer’s
Certificate certifying that the Leasing Conditions have been satisfied. With respect to the approval of a Lease (or modification
of an existing Lease) demising a portion of the Property greater than the Relevant Leasing Threshold, (i) the failure to satisfy
one or more of the Leasing Conditions shall not, in and of itself, be a basis for disapproval, and (ii) Lender shall take into
consideration current market conditions when determining whether to approve such a Lease (or modification).


(d)           
To the extent Lender’s written approval is required pursuant to this Section 4.1.14 to any Lease or modification (excluding
a Lease for all or substantially all of the Property, the approval of which is required pursuant to Section 4.14(b) hereof), Borrower’s
written request therefor shall be delivered together with such materials reasonably requested by Lender in order to evaluate such
request (it being acknowledged and agreed that no request for consent shall be effective unless and until such materials have been
delivered to Lender) and shall conspicuously state, in large bold type, that “PURSUANT TO SECTION 4.14 OF THE LOAN AGREEMENT,
THIS IS A REQUEST FOR LENDER’S CONSENT. LENDER’S RESPONSE IS REQUESTED WITHIN TEN (10) BUSINESS DAYS. LENDER’S
FAILURE TO RESPOND WITHIN SUCH TIME PERIOD WILL ENABLE BORROWER TO DELIVER A SECOND NOTICE REQUESTING LENDER’S CONSENT”
and the envelope containing the request must be marked “PRIORITY”. In the event Lender fails to approve or disapprove
to such request within ten (10) Business Days’ of the effective date of such initial request, Borrower may deliver to Lender
a second written request for approval, which second written request for approval shall conspicuously state, in large bold type,
that “PURSUANT TO SECTION 4.14 OF THE LOAN AGREEMENT, THIS IS A REQUEST FOR LENDER’S CONSENT. LENDER’S CONSENT
IS REQUESTED WITHIN FIVE (5) BUSINESS DAYS. THE LEASE SHALL BE DEEMED APPROVED IF LENDER DOES NOT RESPOND TO THE CONTRARY WITHIN
FIVE (5) BUSINESS DAYS’ OF LENDER’S RECEIPT OF THIS WRITTEN NOTICE” and the envelope containing the request
must be marked “PRIORITY”. In the event that Lender fails to approve or disapprove the second written request within
such five (5) Business Day period, then Lender’s consent shall be deemed to have been granted..


(e)            
Borrower shall furnish Lender with executed copies of all Leases and a copy of the executed Tenant Direction Letter (as
defined in the Cash Management Agreement) signed by Borrower and to the extent available, the Tenant.




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(f)            
Borrower (i) shall observe and perform the obligations imposed upon the lessor under the Leases in a commercially reasonable
manner; (ii) shall enforce the terms, covenants and conditions contained in the Leases upon the part of the Tenant thereunder to
be observed or performed in a commercially reasonable manner and in a manner not to impair the value of the Property involved except
that, subject to the terms of this Section 4.14, no termination by Borrower or acceptance of surrender by a tenant of any Lease
shall be permitted without the written consent of Lender which consent may be withheld in the sole discretion of Lender; (iii)
shall not collect any of the rents more than one (1) month in advance (other than security deposits); (iv) shall not execute any
other assignment of lessor’s interest in the Leases or the Rents (except as contemplated by the Loan Documents); (v) shall
not alter, modify or change the terms of the Leases in a manner inconsistent with the provisions of the Loan Documents; and (vi)
shall execute and deliver at the request of Lender all such further assurances, confirmations and assignments in connection with
the Leases as Lender shall from time to time reasonably require. Notwithstanding the foregoing, Borrower may, without the prior
written consent of Lender, terminate (or accept a surrender of) any Lease which demises less than the Relevant Leasing Threshold
under any of the following circumstances: (i) the tenant under said Lease is in default beyond any applicable grace and cure period,
and Borrower has the right to terminate such Lease; (ii) such termination is permitted by the terms of the Lease in question and
Borrower has secured an obligation from a third party to lease the space under the Lease to be terminated at a rental equal to
or higher than the rental due under the Lease to be terminated; and (iii) if the tenant under the Lease to be terminated has executed
a right under said Lease to terminate its Lease upon payment of a termination fee to Borrower and has in fact terminated its Lease
and paid said fee, Borrower may accept said termination. Notwithstanding anything to the contrary contained herein, all new Leases
and all amendments, modifications, extensions, and renewals of existing Leases with Tenants that are Affiliates of Borrower shall
be subject to the prior written consent of Lender.


(g)           
Notwithstanding anything contained herein to the contrary, Borrower shall not willfully withhold from Lender any information
regarding renewal, extension, amendment, modification, waiver of provisions of, termination, rental reduction of, surrender of
space of, or shortening of the term of, any Lease during the term of the Loan. Borrower further agrees to provide Lender with written
notice of a Tenant “going dark” under such Tenant’s Lease within ten (10) Business Days after Borrower becomes
aware that such Tenant “goes dark” and Borrower’s failure to provide such notice shall constitute an Event of
Default. Borrower’s delivery of the certified rent roll required pursuant to Section 4.12 hereof shall not, in and of
itself, satisfy the requirement of the preceding sentence.




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(h)           
Borrower shall notify Lender in writing, within two (2) Business Days following receipt thereof, of Borrower’s receipt
of any termination fee or payment (“Lease Event Payment”) paid by any Tenant under any Lease in consideration
of any termination, modification or amendment or settlement of any Lease or any release or discharge of any Tenant under any Lease
from any obligation thereunder (a “Lease Event”). Borrower further covenants and agrees that (i) Borrower shall
hold any such Lease Event Payment in trust for the benefit of Lender, and (ii) (A) in the event such Lease Event Payment is less
than $150,000 and such Lease Event does not have a Material Adverse Effect, such Lease Event Payment shall be payable to Borrower
or (B) in the event such Lease Event Payment equals or exceeds $150,000 or such Lease Event has a Material Adverse Effect and provided
there is no Event of Default or Cash Trap Event Period, such Lease Event Payment shall be placed by Borrower in reserve with Lender
to be disbursed by Lender for tenant improvement and leasing commission costs with respect to the Property and/or for payment of
the Debt or otherwise in connection with the Loan and/or the Property, as so determined by Lender, in its sole discretion.


Section 4.15     
Management Agreement.


(a)            
Borrower shall (i) diligently perform, observe and enforce all of the terms, covenants and conditions of the Management
Agreement on the part of Borrower to be performed, observed and enforced to the end that all things shall be done which are necessary
to keep unimpaired the rights of Borrower under the Management Agreement and (ii) promptly notify Lender of the giving of
any notice to Borrower of any default by Borrower in the performance or observance of any of the terms, covenants or conditions
of the Management Agreement on the part of Borrower to be performed and observed and deliver to Lender a true copy of each such
notice. Without Lender’s prior written consent, Borrower shall not surrender the Management Agreement, consent to the assignment
by Manager of its interest under the Management Agreement, or terminate or cancel the Management Agreement or modify, change, supplement,
alter or amend the Management Agreement, in any respect, either orally or in writing, and any such surrender of the Management
Agreement or termination, cancellation, modification, change, supplement, alteration or amendment of the Management Agreement without
the prior consent of Lender shall be void and of no force and effect.


(b)           
If Borrower shall default in the performance or observance of any material term, covenant or condition of the Management
Agreement on the part of Borrower to be performed or observed, then, without limiting the generality of the other provisions of
this Agreement, and without waiving or releasing Borrower from any of its obligations hereunder, Lender shall have the right, but
shall be under no obligation, to pay any sums and to perform any act or take any action as may be appropriate to cause all the
terms, covenants and conditions of the Management Agreement on the part of Borrower to be performed or observed to be promptly
performed or observed on behalf of Borrower, to the end that the rights of Borrower in, to and under the Management Agreement shall
be kept unimpaired and free from default. Lender and any person designated by Lender




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shall have,
and are hereby granted, the right to enter upon the Property at any time and from time to time for the purpose of taking any such
action. If Manager shall deliver to Lender a copy of any notice sent to Borrower of default under the Management Agreement, such
notice shall constitute full protection to Lender for any action taken or omitted to be taken by Lender in good faith, in reliance
thereon.


(c)            
Borrower shall notify Lender if Manager sub-contracts to any third party or an affiliate any or all of its management responsibilities
under the Management Agreement. Borrower shall, from time to time, use its best efforts to obtain from Manager under the Management
Agreement such certificates of estoppel with respect to compliance by Borrower with the terms of the Management Agreement as may
be requested by Lender. Borrower shall exercise each individual option, if any, to extend or renew the term of the Management Agreement
upon demand by Lender made at any time within one (1) year of the last day upon which any such option may be exercised, and Any
sums expended by Lender pursuant to this paragraph shall bear interest at the Default Rate from the date such cost is incurred
to the date of payment to Lender, shall be deemed to constitute a portion of the Debt, shall be secured by the lien of the Security
Instrument and the other Loan Documents and shall be immediately due and payable upon demand by Lender therefor.


(d)           
Without limitation of the foregoing, if the Management Agreement is terminated pursuant to the Assignment of Management
Agreement or for any other reason, then Lender, at its option, may require Borrower to engage, in accordance with the terms and
conditions set forth in the Assignment of Management Agreement, a new manager (the “New Manager”) to manage
the Property, which such New Manager shall be a Qualified Manager. New Manager shall be engaged by Borrower pursuant to a written
management agreement that complies with the terms hereof and of the Assignment of Management Agreement and is otherwise satisfactory
to Lender in all respects. New Manager and Borrower shall execute an Assignment of Management Agreement in the form then used by
Lender.


Section 4.16     
Payment for Labor and Materials.


(a)            
Subject to Section 4.16(b), Borrower will promptly pay when due all bills and costs for labor, materials, and specifically
fabricated materials incurred in connection with the Property (any such bills and costs, a “Work Charge”) and
never permit to exist in respect of the Property or any part thereof any lien or security interest, even though inferior to the
liens and the security interests hereof, and in any event never permit to be created or exist in respect of the Property or any
part thereof any other or additional lien or security interest other than the liens or security interests created hereby and by
the Security Instrument, except for the Permitted Encumbrances.




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(b)           
After prior written notice to Lender, Borrower, at its own expense, may contest by appropriate legal proceeding, promptly
initiated and conducted in good faith and with due diligence, the validity of any Work Charge, the applicability of any Work Charge
to Borrower or to the Property or any alleged non-payment of any Work Charge and defer paying the same, provided that (i) such
proceeding shall be permitted under and be conducted in accordance with the provisions of any instrument to which Borrower is subject
and shall not constitute a default thereunder and such proceeding shall be conducted in accordance with all Applicable Law; (ii) neither
the Property nor any part thereof or interest therein will be in imminent danger of being sold, forfeited, terminated, cancelled
or lost; (iii) Borrower shall promptly upon final determination thereof pay (or cause to be paid) any such contested Work
Charge determined to be valid, applicable or unpaid; (iv) such proceeding shall suspend the collection of such contested Work
Charge from the Property or Borrower shall have paid the same (or shall have caused the same to be paid) under protest; and (v) Borrower
shall furnish (or cause to be furnished) such security as may be required in the proceeding, or as may be reasonably requested
by Lender, to insure payment of such Work Charge, together with all interest and penalties payable in connection therewith. Lender
may apply any such security or part thereof, as necessary to pay for such Work Charge at any time when, in the judgment of Lender,
the validity, applicability or non-payment of such Work Charge is finally established or the Property (or any part thereof or interest
therein) shall be in present danger of being sold, forfeited, terminated, cancelled or lost.


Section 4.17     
Performance of Other Agreements. Borrower shall observe and perform each and every term to be observed or performed by Borrower
pursuant to the terms of any agreement or recorded instrument affecting or pertaining to the Property, or given by Borrower to
Lender for the purpose of further securing the Debt and any amendments, modifications or changes thereto.


Section 4.18     
Debt Cancellation. Borrower shall not cancel or otherwise forgive or release any claim or debt (other than termination of
Leases in accordance herewith) owed to Borrower by any Person, except for adequate consideration and in the ordinary course of
Borrower’s business.


Section 4.19     
ERISA


(a)            
Borrower shall not engage in any transaction which would cause any obligation, or action taken or to be taken, hereunder
(or the exercise by Lender of any of its rights under the Note, this Agreement or the other Loan Documents) to be a non-exempt
(under a statutory or administrative exemption) prohibited transaction under ERISA (“ERISA”) or constitute a
violation of any state statute, regulation or ruling impacting a Defined Benefit Plan or a governmental plan.




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(b)           
Borrower shall deliver to Lender such certifications or other evidence from time to time throughout the term of the Loan,
as requested by Lender in its sole discretion, that (A) Borrower is not an “employee benefit plan” as defined in Section 3(3)
of ERISA, which is subject to Title I of ERISA, or a “governmental plan” within the meaning of Section 3(32) of
ERISA; (B) Borrower is not subject to any state statute, regulation or ruling regulating investments of, or fiduciary obligations
with respect to, governmental plans; and (C) one or more of the following circumstances is true:


(i)             
Equity interests in Borrower are publicly offered securities, within the meaning of 29 C.F.R. §2510.3-101(b)(2);


(ii)           
Less than twenty-five percent (25%) of each outstanding class of equity interests in Borrower is held by “benefit
plan investors” within the meaning of 29 C.F.R. §2510.3-101(f)(2), as modified by ERISA Section 3(42), disregarding
the value of any equity interests in Borrower held by (I) a person (other than a benefit plan investor) who has discretionary authority
or control with respect to the assets of Borrower, (II) any person who provides investment advice for a fee (direct or indirect)
with respect to the assets of Borrower, or (III) any affiliate of a person described in the immediately preceding clause (I) or
(II);


(iii)         
Borrower qualifies as an “operating company” or a “real estate operating company” within the meaning
of 29 C.F.R. §2510.3-101(c) or (e);


(iv)         
The assets of Borrower are not otherwise “plan assets” of one or more “employee benefit plans” (as
defined in Section 3(3) of ERISA) subject to Title I of ERISA, within the meaning of 29 C.F.R. §2510.3-101, as modified
by ERISA Section 3(42); or


(v)           
If a state statute, regulation or ruling does apply to transactions by or with Borrower regulating investments of, or fiduciary
obligations with respect to, governmental plans, no transactions contemplated by the Loan Documents will violate such statute,
regulation or ruling.


(c)            
Borrower shall not maintain, sponsor, contribute to or become obligated to contribute to, or suffer or permit any ERISA
Affiliate of Borrower to, maintain, sponsor, contribute to or become obligated to contribute to, any Defined Benefit Plan or a
Multiemployer Plan or permit the assets of Borrower to (i) become “plan assets”, whether by operation of law or under
regulations promulgated under ERISA or (ii) become subject to any state statute, regulation or ruling regulating investments of,
or fiduciary obligations with respect to, governmental plans.


Section 4.20     
No Joint Assessment. Borrower shall not suffer, permit or initiate the joint assessment of the Property with (a) any
other real property constituting a tax lot separate from the Property, or (b) any portion of the Property which may be deemed
to constitute personal property, or any other procedure whereby the lien of any taxes which may be levied against such personal
property shall be assessed or levied or charged to the Property.




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Section 4.21     
Alterations. Subject to the rights of tenants to make alterations pursuant to the terms of their respective Leases, Borrower
shall obtain Lender’s prior written consent to any alterations to any Improvements, which consent shall not be unreasonably
withheld or delayed except with respect to alterations that may have a Material Adverse Effect. Notwithstanding the foregoing,
Lender’s consent shall not be required in connection with any alterations that will not have a Material Adverse Effect, provided
that such alterations are made in connection with (a) tenant improvement work performed pursuant to the terms of any Lease
executed on or before the date hereof, or any Lease executed after the date hereof to a Lessee that is not an Affiliate of Borrower
for which Lender’s approval was not required or was given, (b) tenant improvement work performed pursuant to the terms
and provisions of a Lease and not adversely affecting any structural component of any Improvements, any utility or HVAC system
contained in any Improvements or the exterior of any building constituting a part of any Improvements, (c) alterations performed
in connection with the Restoration of the Property after the occurrence of a Casualty or Condemnation in accordance with the terms
and provisions of this Agreement, or (d) any alteration which costs less than the Alteration Threshold (in the aggregate for all
current alterations at the Property), provided that, in all of the foregoing clauses (a) through (d), Borrower complies with the
Alteration Conditions. If the total unpaid amounts due and payable with respect to alterations to the Improvements at the Property
(other than such amounts to be paid or reimbursed by Tenants under the Leases) shall at any time exceed the Alteration Threshold,
Borrower shall promptly deliver to Lender as security for the payment of such amounts and as additional security for Borrower’s
obligations under the Loan Documents any of the following: (i) cash, (ii) U.S. Obligations, (iii) other securities acceptable to
Lender (provided that Lender shall have received any confirmation as may be required by the Rating Agencies as to the form and
issuer of same), or (iv) a completion bond (provided that Lender shall have received any confirmation as may be required by the
Rating Agencies as to the form and issuer of same). Such security shall be in an amount equal to the excess of the total unpaid
amounts incurred and to be incurred with respect to such alterations to the Improvements over the Alteration Threshold. All alterations
to any Improvements shall be made lien-free and in a good and workmanlike manner in accordance with all Applicable Laws.


Section 4.22     
REA Covenants. Borrower shall (a) promptly perform (or cause to be performed) and/or observe, in all material respects,
all of the covenants and agreements required to be performed and observed by it under any REA and do all things necessary to preserve
and to keep unimpaired its material rights thereunder; (b) promptly notify Lender of any material default under any REA of which
it is aware; (c) promptly deliver to Lender a copy of each financial statement, business plan, capital expenditures plan, notice,
report and estimate received by it under any REA; (d) enforce the performance and observance of all of the covenants and agreements
required to be performed and/or observed under any REA in a commercially reasonable manner; (e) cause the Property to be operated,
in all material respects, in accordance with any REA; and (f) not, without the prior written consent of Lender, (i) enter into
any new REA or execute modifications to any existing REA, (ii) surrender, terminate or cancel any REA, (iii) reduce or consent
to the reduction of the term of any REA, (iv) increase or consent to the




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increase of the amount
of any charges under any REA, (v) otherwise modify, change, supplement, alter or amend, or waive or release any of its rights and
remedies under, any REA in any material respect, or (vi) following the occurrence and during the continuance of an Event of Default,
exercise any rights, make any decisions, grant any approvals or otherwise take any action under any REA.


Section 4.23     
Material Agreements. Borrower shall (a) promptly perform (or cause to be performed) and/or observe, in all material respects,
all of the covenants and agreements required to be performed and observed by it under the Material Agreements and do all things
necessary to preserve and to keep unimpaired its material rights thereunder; (b) promptly notify Lender of any material default
under the Material Agreements of which it is aware; (c) promptly deliver to Lender a copy of each financial statement, business
plan, capital expenditures plan, notice, report and estimate received by it under the Material Agreements; (d) enforce the performance
and observance of all of the covenants and agreements required to be performed and/or observed under the Material Agreements in
a commercially reasonable manner; (e) cause the Property to be operated, in all material respects, in accordance with the Material
Agreements; and (f) not, without the prior written consent of Lender, (i) enter into any new Material Agreement or execute modifications
to any existing Material Agreements, (ii) surrender, terminate or cancel the Material Agreements, (iii) reduce or consent to the
reduction of the term of the Material Agreements, (iv) increase or consent to the increase of the amount of any charges under the
Material Agreements, (v) otherwise modify, change, supplement, alter or amend, or waive or release any of its rights and remedies
under, the Material Agreements in any material respect, or (vi) following the occurrence and during the continuance of an Event
of Default, exercise any rights, make any decisions, grant any approvals or otherwise take any action under the Material Agreements.


Section 4.24     
TIF Documentation. Borrower shall (a) promptly perform (or cause to be performed) and/or observe, in all material respects,
all of the covenants and agreements required to be performed and observed by it under the TIF Documentation and do all things necessary
to preserve and to keep unimpaired its material rights thereunder; (b) promptly notify Lender of any material default under the
TIF Documentation of which it is aware; (c) cause the Property to be operated, in all material respects, in accordance with the
TIF Documentation; and (d) not, without the prior written consent of Lender, enter into any modifications to, or otherwise modify,
change, supplement, alter or amend, or waive or release any of its rights and remedies under, the TIF Documentation in any material
respect.




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ARTICLE
5.



ENTITY COVENANTS


Section 5.1         
Single Purpose Entity/Separateness.


(a)            
Borrower has not and will not:


(i)             
engage in any business or activity other than the ownership, operation and maintenance of the Property, and activities incidental
thereto;


(ii)           
acquire or own any assets other than (A) the Property, and (B) such incidental Personal Property as may be necessary
for the ownership, leasing, maintenance and operation of the Property;


(iii)         
merge into or consolidate with any Person, or dissolve, terminate, liquidate in whole or in part, transfer or otherwise
dispose of all or substantially all of its assets or change its legal structure;


(iv)         
fail to observe all organizational formalities, or fail to preserve its existence as an entity duly organized, validly existing
and in good standing (if applicable) under the Applicable Law of the jurisdiction of its organization or formation, or amend, modify,
terminate or fail to comply with the provisions of its organizational documents;


(v)           
own any subsidiary, or make any investment in, any Person;


(vi)         
commingle its assets with the assets of any other Person, except as required by the Loan Documents and except with respect
to a custodial account maintained by the Manager on behalf of Borrower and certain other Affiliates of Guarantor in which the funds
have been and are separately accounted, and will continue to be separately accounted, for each item of income and expense applicable
to the Property and the Borrower;


(vii)       
incur any Indebtedness, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than (A) the
Debt, (B) trade and operational indebtedness incurred in the ordinary course of business with trade creditors, provided such
indebtedness is (1) unsecured, (2) not evidenced by a note, (3) on commercially reasonable terms and conditions,
and (4) due not more than sixty (60) days past the date incurred (unless disputed in accordance with applicable law) and paid
on or prior to such date, (C) Permitted Equipment Leases and/or (D) Borrower’s obligations and liabilities under
the Interest Rate Protection Agreement; provided however, the aggregate amount of the indebtedness described in (B) and (C) shall
not exceed at any time three percent (3%) of the original principal amount of the Debt. No Indebtedness other than the Debt may
be secured (subordinate or pari passu) by the Property;




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(viii)     
fail to maintain all of its books, records, financial statements and bank accounts (subject to Section 5.1(a)(vi) hereinabove)
separate from those of its affiliates and any constituent party. Borrower’s assets have not and will not be listed as assets
on the financial statement of any other Person; provided, however, that Borrower’s assets may be included in a consolidated
financial statement of its affiliates provided that (i) appropriate notation shall be made on such consolidated financial
statements to indicate the separateness of Borrower and such affiliates and to indicate that Borrower’s assets and credit
are not available to satisfy the debts and other obligations of such affiliates or any other Person and (ii) such assets shall
be listed on Borrower’s own separate balance sheet. Borrower has maintained and will maintain its books, records, resolutions
and agreements as official records;


(ix)         
enter into any contract or agreement with any general partner, member, shareholder, principal or affiliate, except upon
terms and conditions that are intrinsically fair and substantially similar or at least no less advantageous to those that would
be available on an arm’s-length basis with unaffiliated third parties;


(x)           
maintain its assets in such a manner that it will be costly or difficult to segregate, ascertain or identify its individual
assets from those of any other Person, except as provided in Section 5.1(a)(vi) hereinabove;


(xi)         
assume or guaranty the debts of any other Person, hold itself out to be responsible for the debts of any other Person, or
otherwise pledge its assets for the benefit of any other Person or hold out its credit as being available to satisfy the obligations
of any other Person;


(xii)       
make any loans or advances to any Person;


(xiii)     
to the extent that it is required to file tax returns under applicable law, fail to file its own tax returns unless prohibited
by Applicable Law from doing so (except that Borrower may file or may include its filing as part of a consolidated federal tax
return, to the extent required and/or permitted by Applicable Law, provided that there shall be an appropriate notation indicating
the separate existence of Borrower and its assets and liabilities);


(xiv)      
fail either to hold itself out to the public as a legal entity separate and distinct from any other Person and not as a
division or part of any other Person or to conduct its business solely in its own name or fail to correct any known misunderstanding
regarding its separate identity;




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(xv)        
fail to maintain adequate capital for the normal obligations reasonably foreseeable within the following thirty (30) day
period for a business of its size and character and in light of its contemplated business operations (unless any such insolvency,
or failure to pay its debts and liabilities, or failure to maintain adequate capital is due to an insufficiency in cash flow from
the Property after the payment of all operating expenses and Debt Service); provided, however, that the foregoing shall not require
any member, partner or beneficiary to make additional capital contributions;


(xvi)      
without the unanimous written consent of all of its partners or members, as applicable, and the consent of each Independent
Director (regardless of whether such Independent Director is engaged at the Borrower or SPE Component Entity level), (a) file
or consent to the filing of any petition, either voluntary or involuntary, to take advantage of any Creditors Rights Laws, (b) seek
or consent to the appointment of a receiver, liquidator or any similar official, (c) take any action that might cause such
entity to become insolvent, or (d) make an assignment for the benefit of creditors;


(xvii)    
fail to allocate shared expenses (including, without limitation, shared office space) or fail to use separate stationery,
invoices and checks;


(xviii)  
to the extent there exists sufficient cash flow from the Property to do so, fail to remain solvent, to pay its own liabilities
(including, without limitation, salaries of its own employees) from its own funds or fail to maintain a sufficient number of employees
in light of its contemplated business operations;


(xix)      
acquire obligations or securities of its partners, members, shareholders, beneficiaries or other affiliates, as applicable
or identify its partners, members, beneficiaries or shareholders or other affiliates, as applicable, as a division or part of it;
or


(xx)        
violate or cause to be violated the assumptions made with respect to Borrower and its principals in the Non-Consolidation
Opinion or in any New Non-Consolidation Opinion.


(b)           
Intentionally Omitted.




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(c)            
If Borrower is a limited partnership or a limited liability company (other than an Acceptable LLC), each general partner
or managing member (each, an “SPE Component Entity”) shall be a corporation or an Acceptable LLC (I) whose sole
asset is its interest in Borrower, (II) which has not been and shall not be permitted to engage in any business or activity
other than owning an interest in Borrower; (III) which has not been and shall not be permitted to incur any debt, secured or unsecured,
direct or contingent (including guaranteeing any obligation); and (IV) which has and will at all times own at least a 0.5% direct
equity ownership interest in Borrower. Each such SPE Component Entity will at all times comply, and will cause Borrower to comply,
with each of the representations, warranties, and covenants contained in this Article 5 (to the extent applicable) as if such representation,
warranty or covenant was made directly by such SPE Component Entity. Upon the withdrawal or the disassociation of an SPE Component
Entity from Borrower, Borrower shall immediately appoint a new SPE Component Entity whose articles of incorporation or organization
are substantially similar to those of such SPE Component Entity and deliver a New Non-Consolidation Opinion to Lender with respect
to the new SPE Component Entity and its equity owners.


(d)           
In the event Borrower or the SPE Component Entity is an Acceptable LLC, the limited liability company agreement of Borrower
or the SPE Component Entity (as applicable) (the “LLC Agreement”) shall provide that (i) upon the occurrence
of any event that causes the last remaining member of Borrower or the SPE Component Entity (as applicable) (“Member”)
to cease to be the member of Borrower or the SPE Component Entity (as applicable) (other than (A) upon an assignment by Member
of all of its limited liability company interest in Borrower or the SPE Component Entity (as applicable) and the admission of the
transferee in accordance with the Loan Documents and the LLC Agreement, or (B) the resignation of Member and the admission of an
additional member of Borrower or the SPE Component Entity (as applicable) in accordance with the terms of the Loan Documents and
the LLC Agreement), any person acting as Independent Director of Borrower or the SPE Component Entity (as applicable) shall, without
any action of any other Person and simultaneously with the Member ceasing to be the member of Borrower or the SPE Component Entity
(as applicable) automatically be admitted to Borrower or the SPE Component Entity (as applicable) as a member with a 0% economic
interest (“Special Member”) and shall continue Borrower or the SPE Component Entity (as applicable) without
dissolution and (ii) Special Member may not resign from Borrower or the SPE Component Entity (as applicable) or transfer its rights
as Special Member unless (A) a successor Special Member has been admitted to Borrower or the SPE Component Entity (as applicable)
as a Special Member in accordance with requirements of Delaware or Maryland law (as applicable) and (B) after giving effect to
such resignation or transfer, there remains at least one (1) Independent Director of the SPE Component Entity or Borrower
(as applicable) in accordance with Section 5.2 below. The LLC Agreement shall further provide that (i) Special Member shall
automatically cease to be a member of Borrower or the SPE Component Entity (as applicable) upon the admission to Borrower or the
SPE Component Entity (as applicable) of the first substitute member, (ii) Special Member shall be a member of Borrower or the SPE
Component Entity (as applicable) that has no interest in the profits, losses and




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capital of Borrower
or the SPE Component Entity (as applicable) and has no right to receive any distributions of the assets of Borrower or the SPE
Component Entity (as applicable), (iii) pursuant to the applicable provisions of the limited liability company act of the State
of Delaware or Maryland (as applicable, the “Act”), Special Member shall not be required to make any capital
contributions to Borrower or the SPE Component Entity (as applicable) and shall not receive a limited liability company interest
in Borrower or the SPE Component Entity (as applicable), (iv) Special Member, in its capacity as Special Member, may not bind
Borrower or the SPE Component Entity (as applicable) and (v) except as required by any mandatory provision of the Act, Special
Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter
relating to, Borrower or the SPE Component Entity (as applicable) including, without limitation, the merger, consolidation or conversion
of Borrower or the SPE Component Entity (as applicable); provided, however, such prohibition shall not limit the obligations of
Special Member, in its capacity as Independent Director, to vote on such matters required by the Loan Documents or the LLC Agreement.
In order to implement the admission to Borrower or the SPE Component Entity (as applicable) of Special Member, Special Member shall
execute a counterpart to the LLC Agreement. Prior to its admission to Borrower or the SPE Component Entity (as applicable) as Special
Member, Special Member shall not be a member of Borrower or the SPE Component Entity (as applicable), but Special Member may serve
as an Independent Director of Borrower or the SPE Component Entity (as applicable).


(e)            
The LLC Agreement shall further provide that, (i) upon the occurrence of any event that causes the Member to cease
to be a member of Borrower or the SPE Component Entity (as applicable) to the fullest extent permitted by law, the personal representative
of Member shall, within ninety (90) days after the occurrence of the event that terminated the continued membership of Member in
Borrower or the SPE Component Entity (as applicable) agree in writing (A) to continue Borrower or the SPE Component Entity
(as applicable) and (B) to the admission of the personal representative or its nominee or designee, as the case may be, as
a substitute member of Borrower or the SPE Component Entity (as applicable) effective as of the occurrence of the event that terminated
the continued membership of Member in Borrower or the SPE Component Entity (as applicable), (ii) any action initiated by or
brought against Member or Special Member under any Creditors Rights Laws shall not cause Member or Special Member to cease to be
a member of Borrower or the SPE Component Entity (as applicable) and upon the occurrence of such an event, the business of Borrower
or the SPE Component Entity (as applicable) shall continue without dissolution, and (iii) each of Member and Special Member
waives any right it might have to agree in writing to dissolve Borrower or the SPE Component Entity (as applicable) upon the occurrence
of any action initiated by or brought against Member or Special Member under any Creditors Rights Laws, or the occurrence of an
event that causes Member or Special Member to cease to be a member of Borrower or the SPE Component Entity (as applicable).




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Section 5.2         
Independent Director.


(a)            
The organizational documents of Borrower (to the extent Borrower is a corporation or an Acceptable LLC) or the SPE Component
Entity, as applicable, shall provide that at all times there shall be at least one duly appointed member of its board of directors
or managers, as applicable (each, an “Independent Director”) reasonably satisfactory to Lender who each shall
not have been at the time of each such individual’s initial appointment, and (I) shall not have been at any time during the
preceding five years, and shall not be at any time while serving as Independent Director, either (i) a shareholder (or other
equity owner) of, or an officer, director (other than in its capacity as Independent Director), partner, member or employee of,
Borrower or any of its respective shareholders, partners, members, subsidiaries or affiliates, (ii) a customer of, or supplier
to, or other Person who derives any of its purchases or revenues from its activities with, Borrower or any of its respective shareholders,
partners, members, subsidiaries or affiliates, (iii) a Person who Controls or is under common Control with any such shareholder,
officer, director, partner, member, employee supplier, customer or other Person, or (iv) a member of the immediate family
of any such shareholder, officer, director, partner, member, employee, supplier, customer or other Person, and (II) shall be employed
by, in good standing with and engaged by Borrower in connection with, in each case, an Approved ID Provider. Each Independent Director
at the time of their initial engagement shall have had at least three (3) years prior experience as an independent director to
a company or a corporation in the business of owning and operating commercial properties similar in type and quality to the Property.


(b)           
The organizational documents of Borrower or the SPE Component Entity (as applicable) shall further provide that (I) the
board of directors or managers of Borrower or the SPE Component Entity, as applicable, and the constituent members of such entities
(the “Constituent Members”) shall not take any action which, under the terms of any organizational documents
of Borrower or the SPE Component Entity, as applicable, requires the unanimous vote of (1) the board of directors or managers of
Borrower or the SPE Component Entity, as applicable, or (2) the Constituent Members, unless at the time of such action there shall
be at least one Independent Director engaged as provided by the terms hereof; (II) any resignation, removal or replacement of any
Independent Director shall not be effective without two (2) Business Days prior written notice to Lender accompanied by evidence
that the replacement Independent Director satisfies the applicable terms and conditions hereof and of the applicable organizational
documents; (III) to the fullest extent permitted by applicable law, including Section 18-1101(c) of the Act and notwithstanding
any duty otherwise existing at law or in equity, the Independent Director shall consider only the interests of the Constituent
Members and Borrower and any SPE Component Entity (including Borrower’s and any SPE Component Entity’s respective creditors)
in acting or otherwise voting on the matters provided for herein and in Borrower’s and SPE Component Entity’s organizational
documents (which such fiduciary duties to the Constituent Members and Borrower and




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any SPE Component
Entity (including Borrower’s and any SPE Component Entity’s respective creditors), in each case, shall be deemed to
apply solely to the extent of their respective economic interests in Borrower or SPE Component Entity (as applicable) exclusive
of (x) all other interests (including, without limitation, all other interests of the Constituent Members), (y) the interests of
other affiliates of the Constituent Members, Borrower and SPE Component Entity and (z) the interests of any group of affiliates
of which the Constituent Members, Borrower or SPE Component Entity is a part)); (IV) other than as provided in subsection (III)
above, the Independent Director shall not have any fiduciary duties to any Constituent Members, any directors of Borrower or SPE
Component Entity or any other Person; (V) the foregoing shall not eliminate the implied contractual covenant of good faith and
fair dealing under applicable law; and (VI) to the fullest extent permitted by applicable law, including Section 18-1101(e)
of the Act, an Independent Director shall not be liable to Borrower, SPE Component Entity, any Constituent Member or any other
Person for breach of contract or breach of duties (including fiduciary duties), unless the Independent Director acted in bad faith
or engaged in willful misconduct.


Section 5.3         
Change of Name, Identity or Structure. Borrower shall not change (or permit to be changed) Borrower’s or the SPE Component
Entity’s (a) name, (b) identity (including its trade name or names), (c) principal place of business set forth
on the first page of this Agreement or, (d) if not an individual, Borrower’s or the SPE Component Entity’s corporate,
partnership or other structure, without notifying Lender of such change in writing at least thirty (30) days prior to the effective
date of such change and, in the case of a change in Borrower’s or the SPE Component Entity’s structure, without first
obtaining the prior written consent of Lender. Borrower shall execute and deliver to Lender, prior to or contemporaneously with
the effective date of any such change, any financing statement or financing statement change required by Lender to establish or
maintain the validity, perfection and priority of the security interest granted herein. At the request of Lender, Borrower shall
execute a certificate in form satisfactory to Lender listing the trade names under which Borrower or the SPE Component Entity intends
to operate the Property, and representing and warranting that Borrower or the SPE Component Entity does business under no other
trade name with respect to the Property.


Section 5.4         
Business and Operations. Borrower will continue to engage in the businesses now conducted by it as and to the extent the
same are necessary for the ownership, maintenance, management and operation of the Property. Borrower will qualify to do business
and will remain in good standing under the laws of the jurisdiction as and to the extent the same are required for the ownership,
maintenance, management and operation of the Property.




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ARTICLE
6.



NO SALE OR ENCUMBRANCE


Section 6.1         
Transfer Definitions. For purposes of this Article 6, “Restricted Party” shall mean, collectively, (a) Borrower,
any SPE Component Entity, and any Guarantor, or (b) any shareholder, partner, member, non-member manager, any direct or indirect
legal or beneficial owner of, Borrower, any SPE Component Entity, or any Guarantor (other than any shareholder or any other direct
or indirect legal or beneficial owner of interests in IREIT and other than Persons that are indirect legal or beneficial owners
of Borrower or Principal solely by being a shareholder of IREIT; provided, however, that any shareholder or any other direct or
indirect legal or beneficial owner of interests in IREIT that owns nine and nine-tenths percent (9.9%) or more of the outstanding
stock of IREIT is deemed to be a Restricted Party); and a “Sale or Pledge” shall mean a voluntary or involuntary
sale, conveyance, mortgage, grant, bargain, lien, encumbrance, pledge, assignment, grant of any options with respect to, or any
other transfer or disposition of (directly or indirectly, voluntarily or involuntarily, by operation of law or otherwise, and whether
or not for consideration or of record) a legal or beneficial interest.


Section 6.2         
No Sale/Encumbrance.


(a)            
Without the prior written consent of Lender, Borrower shall not cause or permit (i) a Sale or Pledge of the Property or
any part thereof or any legal or beneficial interest therein, (ii) a Sale or Pledge of an interest in any Restricted Party or (iii)
any change in Control of Borrower, Guarantor, any Affiliated Manager, or any change in control of the day-to-day operations of
the Property (collectively, a “Prohibited Transfer”), other than pursuant to (x) Leases of space in the Improvements
to Tenants in accordance with the provisions of Section 4.14, (y) any Permitted Encumbrances, and (z) any Permitted Equipment
Leases.


(b)           
A Prohibited Transfer shall include, but not be limited to, (i) an installment sales agreement wherein Borrower agrees
to sell the Property or any part thereof for a price to be paid in installments; (ii) an agreement by Borrower leasing all
or a substantial part of the Property for other than actual occupancy by a Tenant thereunder or a sale, assignment or other transfer
of, or the grant of a security interest in, Borrower’s right, title and interest in and to (A) any Leases or any Rents
or (B) any REA or any Material Agreements; (iii) any action for partition of the Property (or any portion thereof or interest
therein) or any similar action instituted or prosecuted by Borrower or by any other person or entity, pursuant to any contractual
agreement or other instrument or under Applicable Law (including, without limitation, common law); (iv) any other action instituted
by (or at the behest of) Borrower or its affiliates or consented to or acquiesced in by Borrower or its affiliates which results
in a termination of an REA or any Material Agreements; (v) if a Restricted Party is a corporation, any merger, consolidation
or Sale or Pledge of such corporation’s stock or the creation or issuance of new stock in one or a




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series of transactions;
(vi) if a Restricted Party is a limited or general partnership or joint venture, any merger or consolidation or the change,
removal, resignation or addition of a general partner or the Sale or Pledge of the partnership interest of any general or limited
partner or any profits or proceeds relating to such partnership interests or the creation or issuance of new limited partnership
interests; (vii) if a Restricted Party is a limited liability company, any merger or consolidation or the change, removal,
resignation or addition of a managing member or non-member manager (or if no managing member, any member) or the Sale or Pledge
of the membership interest of any member or any profits or proceeds relating to such membership interest; (viii) if a Restricted
Party is a trust or nominee trust, any merger, consolidation or the Sale or Pledge of the legal or beneficial interest in a Restricted
Party or the creation or issuance of new legal or beneficial interests; or (ix) the removal or the resignation of Manager
(including, without limitation, an Affiliated Manager) other than in accordance with Section 4.15. Notwithstanding the foregoing,
for purposes hereof, a Prohibited Transfer shall not include Permitted Transfers.


Section 6.3         
Permitted Equity Transfers.


(a)            
Notwithstanding the restrictions contained in this Article 6, the following equity transfers shall be permitted without
Lender’s consent (each, a “Permitted Equity Transfer”): any transfer, directly as a result of the death
of a natural person, of stock, membership interests, partnership interests, beneficial interests or other ownership interests previously
held by the decedent in question to the Person or Persons lawfully entitled thereto and (b) any transfer, directly as a result
of the legal incapacity of a natural person, of stock, membership interests, partnership interests, beneficial interests or other
ownership interests previously held by such natural person to the Person or Persons lawfully entitled thereto.


(b)           
Notwithstanding Section 6.2, Lender shall not withhold its consent to a transfer of the entire Property or all of
the outstanding ownership interests in Borrower in a single transaction to one newly-formed Single Purpose Entity which shall be
a wholly-owned subsidiary of IREIT (“Permitted Affiliate Transferee”) which shall be approved by Lender in its
reasonable discretion (“Permitted Affiliate Transfer”), provided (1) no Event of Default shall have occurred
and be continuing, (2) the creditworthiness of IREIT, as applicable, has not deteriorated, in the sole discretion of Lender, from
the Closing Date to the date of the proposed transfer, (3) Borrower shall have paid all reasonable and customary third party expenses
(including reasonable attorneys’ fees and disbursements) actually incurred by Lender in connection with such transfer (but
not any assumption or processing fee), and (4) a New Non-Consolidation Opinion shall be delivered to Lender with respect to such
transfer.




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(c)            
Notwithstanding Section 6.2, Lender shall not withhold its consent to a transfer of all of the outstanding ownership
interests in Borrower in a single transaction to an Identified Affiliate, provided that Lender receives thirty (30) days’
prior written notice of such transfer and further provided that the following additional requirements are satisfied:


(i)             
no Event of Default shall have occurred and be continuing and no Default or Event of Default shall otherwise occur as a
result of such transfer;


(ii)           
the Identified Affiliate shall, as of the date of such transfer, have an aggregate net worth and liquidity not worse than
its net worth and liquidity as of the date hereof (provided, however, that with respect to IREIT only, IREIT shall be required
to have an aggregate net worth and liquidity of at least $100,000,000.00) or an aggregate net worth and liquidity otherwise reasonably
acceptable to Lender;


(iii)         
the Identified Affiliate and all other entities which may be owned or Controlled directly or indirectly by the Identified
Affiliate (“Identified Affiliate Related Entities”) must not have been party to any bankruptcy proceedings,
voluntary or involuntary, made an assignment for the benefit of creditors or taken advantage of any insolvency act, or any act
for the benefit of debtors within seven (7) years prior to the date of the proposed transfer;


(iv)         
there shall be no material litigation or regulatory action pending or threatened against the Identified Affiliate or Identified
Affiliate Related Entities which is not reasonably acceptable to Lender and, if requested by Lender, Borrower shall deliver, prior
to such transfer and at Borrower’s sole cost and expense, customary searches (credit, judgment, lien, bankruptcy, etc.) reasonably
acceptable to Lender with respect to the Identified Affiliate and any of the Identified Affiliate Related Entities that will own
twenty percent (20%) or more of the direct or indirect interests in Borrower immediately following such transfer;


(v)           
the Property shall continue to be managed by Manager or be managed by a Qualified Manager pursuant to a Replacement Management
Agreement;


(vi)         
if required by Lender, if such transfer shall result in the Permitted Affiliate Transferee acquiring a fifty-one percent
(51%) or greater interest in Borrower, Borrower shall deliver confirmation in writing from the Rating Agencies that such proposed
transfer will not cause a downgrading, withdrawal, reduction or qualification of the ratings in effect immediately prior to such
transfer for the Securities, or any class thereof, issued in connection with a Securitization which are then outstanding;


(vii)       
if required by Lender, a New Non-Consolidation Opinion shall be delivered to Lender with respect to such transfer;




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(viii)     
upon the Permitted Affiliate Transferee acquiring all of the outstanding ownership interests in Borrower, the Identified
Affiliate, at its sole cost and expense, shall deliver opinions regarding existence, authority and enforceability, which opinions
may be relied upon by Lender, the Rating Agencies and their respective counsel, agents and representatives with respect to the
proposed transaction;


(ix)         
the Identified Affiliate shall deliver (A) all organizational documentation reasonably requested by Lender, which shall
be reasonably acceptable to Lender, and (B) all certificates, agreements and covenants reasonably required by Lender, which shall
include an Officer’s Certificate regarding existence, authority and enforceability with respect to the proposed transaction;


(x)           
upon the Permitted Affiliate Transferee acquiring all of the outstanding ownership interests in Borrower, prior to any release
of Guarantor, (i) the Identified Affiliate shall have assumed all of the liabilities and obligations of Guarantor under the Guaranty
and Environmental Indemnity executed by Guarantor or shall have executed a replacement guaranty and environmental indemnity reasonably
satisfactory to Lender and (ii) the Identified Affiliate, at its sole cost and expense, shall have delivered opinions regarding
existence, authority and enforceability, which opinions may be relied upon by Lender, the Rating Agencies and their respective
counsel, agents and representatives with respect to the proposed transaction;


(xi)         
Borrower shall pay all of Lender’s reasonable and customary third-party expenses (including reasonable attorneys’
fees and disbursements) actually incurred by Lender in connection with such transfer and the current fee being assessed by such
Servicer to effect such transfer, and all expenses of the Rating Agencies (if any) pursuant to clause (vi) above; and


(xii)       
prior to acquiring Guarantor’s ownership interest in Borrower, the Permitted Affiliate Transferee shall have acquired
all of the ownership interests in Borrower not owned by Guarantor.


(d)           
Notwithstanding Section 6.2, Lender’s consent shall not be required with respect to the merger of IREIT with
any other Identified Affiliate; provided that (i) Lender shall receive not less than thirty (30) days prior written notice of any
such proposed merger, (ii) no Event of Default shall have occurred and be continuing, (iii) the net worth of the entity surviving
such merger shall equal or exceed the net worth of IREIT immediately prior to such merger, (iv) if requested by Lender, Borrower
shall deliver, prior to such transfer and at Borrower’s sole cost and expense, customary searches (credit, judgment, lien,
bankruptcy, etc.) reasonably acceptable to Lender with respect to such Identified Affiliate, and (v) immediately following such
merger, the entity surviving the merger shall be publicly registered with the Securities and Exchange Commission.




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(e)            
Notwithstanding Section 6.2, Lender’s consent shall not be required in connection with the acquisition by IREIT
of any entity whether by merger, stock purchase, asset purchase or any other manner; provided that: (i) Lender shall receive not
less than thirty (30) days prior written notice of any such proposed transaction, (ii) no Event of Default shall have occurred
and be continuing, (iii) IREIT is the surviving entity following such a transaction, (iv) if requested by Lender, Borrower shall
deliver, prior to such transfer and at Borrower’s sole cost and expense, customary searches (credit, judgment, lien, bankruptcy,
etc.) reasonably acceptable to Lender with respect to such acquired entity, and (v) the net worth of IREIT after the transaction
shall equal or exceed the net worth of IREIT immediately prior to such a transaction.


(f)            
Section 6.2, Lender’s consent shall not be required in connection with one or a series of transfers, of up
to forty-nine percent (49%) of the stock, limited partnership interests or membership interests (as the case may be) in a Restricted
Party; provided, however, no such transfer shall result in the change of Control in such Restricted Party, and as a condition to
each such transfer, (x) Lender shall receive not less than thirty (30) days prior written notice of such proposed transfer and
(y) if requested by Lender, Borrower shall deliver, prior to such transfer and at Borrower’s sole cost and expense, customary
searches (credit, judgment, lien, bankruptcy, etc.) reasonably acceptable to Lender with respect to any such transferee that will
own twenty percent (20%) or more of the direct or indirect interests in Borrower immediately following such transfer. In addition,
at all times, IREIT must continue to (i) Control the applicable Restricted Party, and (ii) own, directly or indirectly, not less
than fifty-one percent (51%) of the legal and beneficial interest in the applicable Restricted Party.


Section 6.4         
Easements, Etc.. Borrower, without the consent of Lender, may grant easements, restrictions, covenants, reservations
and right of way in the ordinary course of business for access, parking, water and sewer lines, telephone and telegraph lines,
electric lines and other utilities or for other similar purposes, provided that no such transfer, conveyance or encumbrance shall
materially impair the utility and operation of the Property or have a Material Adverse Effect. In connection with any transfer,
conveyance or encumbrance permitted in the immediately preceding sentence, the Lender shall execute and deliver any instrument
reasonably necessary or appropriate to evidence its consent to said action or to subordinate the Lien of the related Security Instrument
to such easements, restrictions, covenants, reservations and rights of way or other similar grants upon receipt by the Lender of:
(A) a copy of the instrument of transfer; and (B) an Officer’s Certificate stating with respect to any transfer described
above, that such transfer does not have a Material Adverse Effect. If Borrower shall receive any consideration in connection with
any of said described transfers or conveyances, Borrower shall have the right to use any such proceeds in connection with any alterations
performed in connection therewith, or required thereby, provided, however, during a Cash Trap Event Period, to the extent any such
proceeds are not used in connection with alterations (or any such proceeds exceeds the amount required to perform the related alterations),
Borrower shall immediately deposit such amount or the remainder thereof, as the case may be, into the Deposit Account.




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Section 6.5         
Lender’s Rights 


(a)            
Lender reserves the right to condition the consent to a Prohibited Transfer requested hereunder upon (a) a modification
of the terms hereof and on assumption of this Agreement and the other Loan Documents as so modified by the proposed Prohibited
Transfer, (b) payment of a transfer fee of 1% of outstanding principal balance of the Loan and all of Lender’s expenses
incurred in connection with such Prohibited Transfer, (c) the proposed transferee’s continued compliance with the covenants
set forth in this Agreement, including, without limitation, the covenants in Article 5, (d)  receipt of a New Non-Consolidation
Opinion with respect to the Prohibited Transfer, and/or (e) such other conditions and/or legal opinions as Lender shall determine
in its sole discretion to be in the interest of Lender. All expenses incurred by Lender shall be payable by Borrower whether or
not Lender consents to the Prohibited Transfer. Lender shall not be required to demonstrate any actual impairment of its security
or any increased risk of default hereunder in order to declare the Debt immediately due and payable upon a Prohibited Transfer
without Lender’s consent. This provision shall apply to every Prohibited Transfer, whether or not Lender has consented to
any previous Prohibited Transfer.


(b)           
Lender shall approve or disapprove any proposed transfer governed by Section 6.3 or Section 6.4 within thirty (30) days
of Lender’s receipt of a written notice from Borrower requesting Lender’s approval, provided such notice includes all
information necessary to make such decision, and further provided that such written notice from Borrower shall conspicuously state,
in large bold type, that “PURSUANT TO SECTION 6.5 OF THE LOAN AGREEMENT, A RESPONSE IS REQUIRED WITHIN THIRTY (30) DAYS’
OF LENDER’S RECEIPT OF THIS WRITTEN NOTICE”. If Lender fails to disapprove any proposed transfer within such period,
Borrower shall provide a second written notice requesting approval, which written notice shall conspicuously state, in large bold
type, that “PURSUANT TO SECTION 6.5 OF THE LOAN AGREEMENT, THE MATTER DESCRIBED HEREIN SHALL BE DEEMED APPROVED IF LENDER
DOES NOT RESPOND TO THE CONTRARY WITHIN FIFTEEN (15) BUSINESS DAYS’ OF LENDER’S RECEIPT OF THIS WRITTEN NOTICE”.
Thereafter, if Lender does not disapprove the proposed transfer within said fifteen (15) Business Day period, Lender's consent
to the proposed transfer shall be deemed to have been given; provided, however, and notwithstanding the foregoing, no such consent
to the proposed transfer shall be deemed given unless and until Lender has determined that Rating Agency confirmation is not required.




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ARTICLE
7.



INSURANCE; CASUALTY; CONDEMNATION; RESTORATION


Section 7.1         
Insurance.


(a)            
Borrower shall obtain and maintain, or cause to be obtained and maintained, insurance for Borrower and the Property providing
at least the following coverages:


(i)             
insurance with respect to the Improvements and, if applicable, the Personal Property insuring against any peril now or hereafter
included within the “Special” or “All Risks” Causes of Loss form (which shall not exclude fire, lightning,
windstorm (including named storms), hail, explosion, riot, civil commotion, aircraft, vehicles and smoke), in each case (A) in
an amount equal to 100% of the “Full Replacement Cost,” which for purposes of this Agreement shall mean actual replacement
value exclusive of costs of excavations, foundations, underground utilities and footings waiving of depreciation; (B) to be
written on a no coinsurance form or containing an agreed amount endorsement with respect to the Improvements and, if applicable,
Personal Property waiving all co-insurance provisions; (C) providing for no deductible in excess of $25,000, excluding windstorm
and earthquake insurance which may have a deductible of 5% of the total insurable value; (D) at all times insuring against
at least those hazards that are commonly insured against under a “Special” or “All Risks” Causes of Loss
form of policy, as the same shall exist on the date hereof, and together with any increase in the scope of coverage provided under
such form after the date hereof; and (E) providing Law & Ordinance coverage, including Coverage for Loss to the Undamaged
Portion of the Building, Demolition Costs and Increased Cost of Construction in amounts acceptable to Lender. The Full Replacement
Cost shall be re-determined from time to time (but not more frequently than once in any twelve (12) calendar months) at the request
of Lender by an appraiser or contractor designated and paid by Borrower and approved by Lender, or by an engineer or appraiser
in the regular employ of the insurer. After the first appraisal, additional appraisals may be based on construction cost indices
customarily employed in the trade. No omission on the part of Lender to request any such ascertainment shall relieve Borrower of
any of its obligations under this Subsection;




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(ii)           
commercial general liability insurance against all claims for personal injury, bodily injury, death or property damage occurring
upon, in or about the Property, including “Dram Shop” or other liquor liability coverage if the Borrower sells or distributes
alcoholic beverages from the Property, such insurance (A) to be on the so-called “occurrence” form with a general
aggregate limit of not less than $2,000,000 and a per occurrence limit of not less than $1,000,000; (B) to continue at not
less than the aforesaid limit until required to be changed by Lender in writing by reason of changed economic conditions making
such protection inadequate; and (C) to cover at least the following hazards: (1) premises and operations; (2) products
and completed operations on an “if any” basis; (3) independent contractors; (4) contractual liability for
all insured contracts; and (5) contractual liability covering the indemnities contained in Articles 12 and 13 hereof to the
extent the same is available;


(iii)         
loss of rents and/or business interruption insurance (A) with loss payable to Lender; (B) covering all risks required
to be covered by the insurance provided for in Subsections 7.1(a)(i), (iv) and (vi) through (viii); (C) in an amount equal
to 100% of the projected gross income from the Property on an actual loss sustained basis for a period beginning on the date of
Casualty and continuing until the Restoration of the Property is completed, or the expiration of twelve (12) months, whichever
first occurs, and notwithstanding that the policy may expire prior to the end of such period; the amount of such business interruption/loss
of rents insurance shall be determined prior to the Closing Date and at least once each year thereafter based on the greatest of:
(x) Borrower’s reasonable estimate of the gross income from the Property and (y) the highest gross income received
during the term of the Loan for any full calendar year prior to the date the amount of such insurance is being determined, in each
case for the succeeding twelve (12) month period and (D) containing an extended period of indemnity endorsement which
provides that after the physical loss to the Improvements has been repaired, the continued loss of income will be insured until
such income either returns to the same level it was at prior to the loss, or the expiration of six (6) months from the date
that the Property is repaired or replaced and operations are resumed, whichever first occurs, and notwithstanding that the policy
may expire prior to the end of such period. All Net Proceeds payable to Lender pursuant to this Subsection (the “Rent
Loss Proceeds”) shall be held by Lender (x) if no Cash Trap Event Period has occurred and is continuing, in an Eligible
Account (which account shall deemed to be included within the definition of “Accounts”) and (y) upon the occurrence
and during the continuance of a Cash Trap Event Period, in accordance with the terms of the Cash Management Agreement, and shall
be applied to the obligations secured hereunder from time to time due and payable hereunder and under the Note; provided, however,
that (I) nothing herein contained shall be deemed to relieve Borrower of its obligations to pay the obligations secured hereunder
on the respective dates of payment provided for in the Note except to the extent such amounts are actually paid out of the Rent
Loss Proceeds and (II) in the event the Rent Loss Proceeds are paid in a lump sum in




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advance and Borrower
is entitled to disbursement of such Rent Loss Proceeds in accordance with the terms hereof, Lender or Servicer shall hold such
Rent Loss Proceeds in a segregated interest-bearing Eligible Account (which account shall be deemed to be included within the definition
of “Accounts”) and Lender or Servicer shall estimate the number of months required for Borrower to restore the damage
caused by the applicable Casualty, shall divide the applicable aggregate Rent Loss Proceeds by such number of months and shall
disburse such monthly installment of Rent Loss Proceeds from such Eligible Account (x) if no Cash Trap Event Period has occurred
and is continuing, to Borrower after Lender’s deduction therefrom of the amount of Debt Service and deposits into the Reserve
Funds then due and payable hereunder and (y) upon the occurrence and during the continuance of a Cash Trap Event Period, into the
Cash Management Account each month during the performance of such Restoration;


(iv)         
at all times during which structural construction, repairs or alterations are being made with respect to the Improvements
and only if the current property and liability coverage forms do not otherwise apply (A) commercial general liability and
umbrella liability insurance covering claims related to the construction, repairs or alterations being made at the Property which
are not covered by or under the terms or provisions of the commercial general liability and umbrella liability insurance policies
required herein; and (B) the insurance provided for in Subsection 7.1(a)(i) written in a so-called builder’s risk completed
value form (1) on a non-reporting basis, (2) against all risks insured against pursuant to Subsections 7.1(a)(i), (iv)
and (vi) through (viii), as applicable, (3) including permission to occupy the Property, and (4) written on a no coinsurance
form or containing an agreed amount endorsement waiving co-insurance provisions;


(v)           
workers’ compensation, subject to the statutory limits of the state in which the Property is located, and employer’s
liability insurance with a limit of at least $1,000,000 per accident and per disease per employee, and $1,000,000 for disease aggregate
in respect of any work or operations on or about the Property, or in connection with the Property or its operation (if applicable);


(vi)         
equipment breakdown/boiler and machinery insurance covering all mechanical and electrical equipment in such amounts as shall
be reasonably be required by Lender, on terms and in amounts consistent with the commercial property insurance policy required
under Subsection 7.1(a)(i) above or in such other amount as shall be reasonably required by Lender (if applicable to the Property);




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(vii)       
if any portion of the Improvements is at any time located in an area identified in the Federal Register by the Federal Emergency
Management Agency or any successor thereto as an area having special flood hazards pursuant to the National Flood Insurance Act
of 1968, the Flood Disaster Protection Act of 1973 or the National Flood Insurance Reform Act of 1994, as each may be amended,
or any successor law (the “Flood Insurance Acts”), flood hazard insurance in an amount equal to “Full
Replacement Cost”, which shall include, without limitation, the maximum limit of coverage available for the Property under
the Flood Insurance Acts; provided, that, the insurance provided pursuant to this clause (vii) shall be on terms consistent
with the “All Risk” insurance policy required in Section 7.1(a)(i) above


(viii)     
;


(ix)         
umbrella liability insurance in an amount not less than $10,000,000 per occurrence on terms consistent with the commercial
general liability insurance policy required under subsection (ii) above;


(x)           
insurance against employee dishonesty in amounts acceptable to Lender (if applicable to the Property and Borrower);


(xi)         
auto liability coverage for all owned and non-owned vehicles, including rented and leased vehicles containing minimum limits
per occurrence of One Million and No/100 Dollars ($1,000,000) (if applicable);


(xii)       
intentionally omitted;


(xiii)     
intentionally omitted; and


(xiv)      
such other insurance and in such amounts as Lender from time to time may reasonably request against such other insurable
hazards which at the time are commonly insured against for property similar to the Property located in or around the region in
which the Property is located.




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(b)           
All insurance provided for in Subsection 7.1(a) hereof shall be obtained under valid and enforceable policies (the “Policies”
or in the singular, the “Policy”), in such forms and, from time to time after the date hereof, in such amounts
as may be satisfactory to Lender, issued by financially sound and responsible insurance companies authorized to do business in
the state in which the Property is located and approved by Lender. The insurance companies must have a financial strength rating
of “A” or better and a financial size category of “VIII” or better by A.M. Best Company, Inc., or a
rating of “A-” (or its equivalent) or better by two (2) of the Rating Agencies (one of which must be S&P) (each
such insurer shall be referred to below as a “Qualified Insurer”). Not less than fifteen (15) days prior to
the expiration dates of the Policies theretofore furnished to Lender pursuant to Subsection 7.1(a), Borrower shall deliver carrier-issued
binders and certificates of the renewal Policies, and thereafter, complete copies of the Policies when issued. Upon renewal of
the Policies, Borrower shall deliver evidence satisfactory to Lender of payment of the premiums due thereunder (the “Insurance
Premiums”).


(c)            
Except to the extent required pursuant to Section 7.1(a) hereof, Borrower shall not obtain (or permit to be obtained) (i) any
umbrella or blanket liability or casualty Policy unless, in each case, such Policy is approved in advance in writing by Lender
and Lender’s interest is included therein as provided in this Agreement and such Policy is issued by a Qualified Insurer,
or (ii) separate insurance concurrent in form or contributing in the event of loss with that required in Subsection 7.1(a)
to be furnished by, or which may be reasonably required to be furnished by, Borrower. In the event Borrower obtains (or causes
to be obtained) separate insurance or an umbrella or a blanket Policy, Borrower shall notify Lender of the same and shall cause
complete copies of each Policy to be delivered as required in Subsection 7.1(a). Any umbrella or blanket Policy remains subject
to review and approval by Lender based on the schedule of locations and values. Notwithstanding Lender’s approval of any
umbrella or blanket liability or casualty Policy hereunder, Lender reserves the right, in its sole discretion, to require Borrower
to obtain a separate Policy in compliance with this Section 7.1.


(d)           
All Policies of insurance provided for or contemplated by Subsection 7.1(a) shall name Borrower as the named insured
and, in the case of liability policies, except for the Policies referenced in Subsection 7.1(a)(v) and (xi), shall name Lender
as additional insured, as their respective interests may appear, and in the case of property coverages, including but not limited
to the all-risk/special form coverage, rent loss, business interruption, terrorism, boiler and machinery, earthquake and flood
insurance, shall name Lender as mortgagee/lender’s loss payable by a standard noncontributing mortgagee clause in favor of
Lender providing that the loss thereunder shall be payable to Lender.




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(e)            
All property Policies of insurance provided for in Subsection 7.1(a) shall provide that:


(i)             
no (A) act, failure to act, violation of warranties, declarations or conditions, or negligence by Borrower, or anyone
acting for Borrower, or by any Tenant under any Lease or other occupant, (B) occupancy or use of the Property for purposes
more hazardous than those permitted, (C) foreclosure or similar action by Lender, or (D) failure to comply with the provisions
of any Policy which might otherwise result in a forfeiture of the insurance or any part thereof, shall in any way affect the validity
or enforceability of the insurance insofar as Lender is concerned;


(ii)           
the Policy shall not be cancelled without at least 30 days’ written notice to Lender;


(iii)         
each Policy shall provide that (A) the issuers thereof shall give written notice to Lender if the Policy has not been
renewed ten (10) days prior to its expiration and (B) Lender is permitted to make payments to effect the continuation of such
Policy upon notice of cancellation due to non-payment of Insurance Premiums; and


(iv)         
Lender shall not be liable for any Insurance Premiums thereon or subject to any assessments thereunder.


Additionally, Borrower
further covenants and agrees to promptly send to Lender any notices of non-renewal or cancellation it receives from the insurer
with respect to the Policies required pursuant to this Section 7.1.


(f)            
Borrower shall furnish to Lender, on or before thirty (30) days after the close of each of Borrower’s fiscal years,
a statement certified by Borrower or a Responsible Officer of Borrower of the amounts of insurance maintained in compliance herewith,
of the risks covered by such insurance and of the insurance company or companies which carry such insurance and, if requested by
Lender, verification of the adequacy of such insurance by an independent insurance broker or appraiser acceptable to Lender.


(g)           
If at any time Lender is not in receipt of written evidence that all insurance required hereunder is in full force and effect,
Lender shall have the right, without notice to Borrower to take such action as Lender deems necessary to protect its interest in
the Property, including, without limitation, the obtaining of such insurance coverage as Lender in its sole discretion deems appropriate,
and all expenses incurred by Lender in connection with such action or in obtaining such insurance and keeping it in effect shall
be paid by Borrower to Lender upon demand and until paid shall be secured by the Security Instrument and shall bear interest at
the Default Rate.




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(h)           
In the event of a foreclosure of the Security Instrument or other transfer of title to the Property in extinguishment in
whole or in part of the Debt, all right, title and interest of Borrower in and to the Policies then in force concerning the Property
and all proceeds payable thereunder shall thereupon vest exclusively in Lender or the purchaser at such foreclosure or other transferee
in the event of such other transfer of title.


(i)             
As an alternative to the Policies required to be maintained pursuant to the preceding provisions of this Section 7.1, Borrower
will not be in default under this Section 7.1 if Borrower maintains (or causes to be maintained) Policies which (i) have coverages,
deductibles and/or other related provisions other than those specified above and/or (ii) are provided by insurance companies
not meeting the credit ratings requirements set forth above (any such Policy, a “Non-Conforming Policy”), provided,
that, prior to obtaining such Non-Conforming Policies (or permitting such Non-Conforming Policies to be obtained), Borrower shall
have received Lender’s prior written consent thereto.


(j)             
The property, loss of rents/business interruption, general liability and umbrella liability insurance policies required
in this Section 7.1 shall not exclude Terrorism Coverage (defined below) (such insurance policies, the “Applicable Policies”).
Such Terrorism Coverage shall comply with each of the applicable requirements for Policies set forth above (including, without
limitation, those relating to deductibles); provided that, Lender, at Lender’s option, may reasonably require Borrower to
obtain or cause to be obtained the Terrorism Coverage with higher deductibles than set forth above. As used above, “Terrorism
Coverage” shall mean insurance for acts of terror or similar acts of sabotage; provided, that, for so long as the Terrorism
Risk Insurance Act of 2002, as extended and modified by the Terrorism Risk Insurance Program Authorization Act of 2007 (as the
same may be further modified, amended, or extended, “TRIPRA”) (i) remains in full force and effect and (ii)
continues to cover both foreign and domestic acts of terror, the provisions of TRIPRA shall determine what is deemed to be included
within this definition of “Terrorism Coverage.”  


(k)           
Notwithstanding the foregoing, to the extent a Tenant under a Lease provides insurance or self-insurance satisfying the
requirements hereof with respect to its Improvements at the Property, such insurance shall satisfy Borrower’s obligations
hereunder, provided that (x) such insurance shall name each of Borrower and Lender as the additional insured, and (y) the Tenant
Insurance Conditions are satisfied. For purposes hereof, “Tenant Insurance Conditions” shall mean that (i) no
default shall exist under the applicable Lease beyond the expiration of any applicable notice and cure periods, (ii) the applicable
Lease has not expired or been terminated and is in effect, (iii) no Event of Default shall exist, and (iv) Borrower timely provides
to Lender satisfactory evidence of all required insurance as to the Property as required pursuant to this Agreement. In the event
that the insurance coverage provided by the applicable Tenant is ineffective upon termination of its Lease or otherwise fails to
satisfy the requirements of this Section 7.1 above, in whole or in part, Borrower shall, or shall cause Guarantor to, provide a
“different in conditions” policy that insures the Tenant’s premises in accordance with the terms of this Section
7.1 above.




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Section 7.2         
Casualty. If the Property shall be damaged or destroyed, in whole or in part, by fire or other casualty (a “Casualty”),
Borrower shall give prompt notice of such damage to Lender and shall promptly commence and diligently prosecute the completion
of the repair and restoration of the Property as nearly as possible to the condition the Property was in immediately prior to such
Casualty, with such alterations as may be reasonably approved by Lender (a “Restoration”) and otherwise in accordance
with Section 7.4. Borrower shall pay all costs of such Restoration whether or not such costs are covered by insurance. Lender may,
but shall not be obligated to make proof of loss if not made promptly by Borrower.


Section 7.3         
Condemnation. Borrower shall promptly give Lender notice of the actual or threatened commencement of any proceeding for
the Condemnation of the Property of which Borrower has knowledge and shall deliver to Lender copies of any and all papers served
in connection with such proceedings. Lender may participate in any such proceedings, and Borrower shall from time to time deliver
to Lender all instruments requested by it to permit such participation. Borrower shall, at its expense, diligently prosecute any
such proceedings, and shall consult with Lender, its attorneys and experts, and cooperate with them in the carrying on or defense
of any such proceedings. Notwithstanding any taking by any public or quasi-public authority through Condemnation or otherwise (including
but not limited to any transfer made in lieu of or in anticipation of the exercise of such taking), Borrower shall continue to
pay the Debt at the time and in the manner provided for its payment in the Note and in this Agreement and the Debt shall not be
reduced until any Award shall have been actually received and applied by Lender, after the deduction of expenses of collection,
to the reduction or discharge of the Debt. Lender shall not be limited to the interest paid on the Award by the condemning authority
but shall be entitled to receive out of the Award interest at the rate or rates provided herein or in the Note. If the Property
or any portion thereof is taken by a condemning authority, Borrower shall promptly commence and diligently prosecute the Restoration
of the Property and otherwise comply with the provisions of Section 7.4. If the Property is sold, through foreclosure or otherwise,
prior to the receipt by Lender of the Award, Lender shall have the right, whether or not a deficiency judgment on the Note shall
have been sought, recovered or denied, to receive the Award, or a portion thereof sufficient to pay the Debt.


Section 7.4         
Restoration. The following provisions shall apply in connection with the Restoration of the Property:


(a)            
If the Net Proceeds shall be less than the Restoration Threshold and the costs of completing the Restoration shall be less
than the Restoration Threshold, the Net Proceeds will be disbursed by Lender to Borrower upon receipt, provided that all of the
conditions set forth in Section 7.4(b)(i) are met and Borrower delivers to Lender a written undertaking to expeditiously commence
and to satisfactorily complete with due diligence the Restoration in accordance with the terms of this Agreement.




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(b)           
If the Net Proceeds are equal to or greater than the Restoration Threshold or the costs of completing the Restoration are
equal to or greater than the Restoration Threshold, Lender shall make the Net Proceeds available for the Restoration in accordance
with the provisions of this Section 7.4.


(i)             
The Net Proceeds shall be made available for Restoration provided that each of the following conditions are met:


(A)          
no Event of Default shall have occurred and be continuing;


(B)          
(1) in the event the Net Proceeds are insurance proceeds, and (x) less than thirty percent (30%) of each of (i) the fair
market value of the Property as reasonably determined by Lender, and (ii) the rentable area of the Property has been damaged, destroyed
or rendered unusable as a result of a Casualty or (y) Borrower is required under a Lease exceeding the Relevant Leasing Threshold
to use the Net Proceeds for the Restoration of the Property, or (2) in the event the Net Proceeds are condemnation proceeds, and
(x) less than ten percent (10%) of each of (i) the fair market value of the Property as reasonably determined by Lender and (ii)
the rentable area of the Property is taken, such land is located along the perimeter or periphery of the Property, no portion of
the Improvements is located on such land, and such taking does not materially impair the existing access to the Property, or (y)
Borrower is required under a Lease exceeding the Relevant Leasing Threshold to use the Net Proceeds for the Restoration of the
Property;


(C)          
Leases demising in the aggregate a percentage amount equal to or greater than 50% of the total rentable space in the Property
which has been demised under executed and delivered Leases in effect as of the date of the occurrence of such fire or other casualty
or taking, whichever the case may be, shall remain in full force and effect during and after the completion of the Restoration,
notwithstanding the occurrence of any such Casualty or Condemnation, whichever the case may be, and Borrower furnishes to Lender
evidence satisfactory to Lender that all Tenants under Major Leases shall continue to operate their respective space at the Property
after the completion of the Restoration;


(D)          
Borrower shall commence the Restoration as soon as reasonably practicable (but in no event later than thirty (30) days after
the issuance of a building permit with respect thereto) and shall diligently pursue the same to satisfactory completion in compliance
with all Applicable Laws, in all material respects, including, without limitation, all applicable Environmental Laws;




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(E)           
Lender shall be satisfied that any operating deficits which will be incurred with respect to the Property as a result of
the occurrence of any such fire or other casualty or taking will be covered out of (1) the Net Proceeds, (2) the insurance
coverage referred to in Section 7.1(a)(iii) above, or (3) by other funds of Borrower;


(F)           
Lender shall be satisfied that, upon the completion of the Restoration, the fair market value and cash flow of the Property
will not be less than the fair market value and cash flow of the Property as the same existed immediately prior to the applicable
Casualty or Condemnation (assuming the affected portion of the Property is relet within a reasonable period after the date of such
Casualty or Condemnation);


(G)          
Lender shall be satisfied that the Restoration will be completed on or before the earliest to occur of (1) six (6)
months prior to the Maturity Date, (2) the expiration of the insurance coverage referred to in Section 7.1(a)(iii) above,
(3) such time as may be required under applicable zoning law, ordinance, rule or regulation in order to repair and restore
the Property to the condition it was in immediately prior to such fire or other casualty or taking, or (4) the earliest date
required for such completion under the terms of any Material Agreements or REA;


(H)          
the Property and the use thereof after the Restoration will be in compliance with and permitted under the TIF Documentation,
any REA, any Material Agreements and all Applicable Law; and


(I)             
the Restoration shall be done and completed in an expeditious and diligent fashion and in compliance with the TIF Documentation,
any REA, any Material Agreements and all Applicable Law.


(ii)           
The Net Proceeds shall be held by Lender and, until disbursed in accordance with the provisions of this Section 7.4(b),
shall constitute additional security for the Debt and other obligations under this Agreement, the Security Instrument, the Note
and the other Loan Documents. The Net Proceeds (other than the Rent Loss Proceeds) shall be disbursed by Lender to, or as directed
by, Borrower from time to time during the course of the Restoration, upon receipt of evidence satisfactory to Lender that (A) all
materials installed and work and labor performed (except to the extent that they are to be paid for out of the requested disbursement)
in connection with the related Restoration item have been paid for in full, and (B) there exist no notices of pendency, stop
orders, mechanic’s or materialman’s liens or notices of intention to file same, or any other liens or encumbrances
of any nature whatsoever on the Property which have not either been fully bonded to the satisfaction of Lender and discharged of
record or in the alternative fully insured to the satisfaction of Lender by the title company issuing the Title Insurance Policy.




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(iii)         
All plans and specifications required in connection with the Restoration shall be subject to prior review and acceptance
in all respects by Lender and by an independent consulting engineer selected by Lender (the “Casualty Consultant”),
such review and acceptance not to be unreasonably withheld or delayed. All such plans and specifications and all permits, licenses
and approvals required or obtained in connection with the Restoration shall be assigned to Lender as additional collateral for
the Loan and Lender shall have the use of the same. The identity of the contractors, subcontractors and materialmen engaged in
the Restoration shall be subject to prior review and acceptance by Lender and the Casualty Consultant, such review and acceptance
not to be unreasonably withheld or delayed. All costs and expenses incurred by Lender in connection with making the Net Proceeds
available for the Restoration including, without limitation, reasonable counsel fees and disbursements and the Casualty Consultant’s
fees, shall be paid by Borrower. Borrower shall have the right to settle all claims under the Policies jointly with Lender, provided
that (a) no Event of Default exists, (b) Borrower promptly and with commercially reasonable diligence negotiates a settlement
of any such claims and (c) the insurer with respect to the Policy under which such claim is brought has not raised any act
of the insured as a defense to the payment of such claim. If an Event of Default exists, Lender shall, at its election, have the
exclusive right to settle or adjust any claims made under the Policies in the event of a Casualty.


(iv)         
In no event shall Lender be obligated to make disbursements of the Net Proceeds in excess of an amount equal to the costs
actually incurred from time to time for work in place as part of the Restoration, as certified by the Casualty Consultant, minus
the Restoration Retainage. The term “Restoration Retainage” as used in this Section 7.4(b) shall mean an
amount equal to 10% of the costs actually incurred for work in place as part of the Restoration, as certified by the Casualty Consultant,
until such time as the Casualty Consultant certifies to Lender that Net Proceeds representing 50% of the required Restoration have
been disbursed. There shall be no Restoration Retainage with respect to costs actually incurred by Borrower for work in place in
completing the last 50% of the required Restoration. The Restoration Retainage shall in no event, and notwithstanding anything
to the contrary set forth above in this Section 7.4(b), be less than the amount actually held back by Borrower from contractors,
subcontractors and materialmen engaged in the Restoration. The Restoration Retainage shall not be released until the Casualty Consultant
certifies to Lender that the Restoration has been completed in accordance with the provisions of this Section 7.4(b) and that all
approvals necessary for the re-occupancy and use of the Property have been obtained from all appropriate governmental and quasi-governmental
authorities, and Lender receives evidence satisfactory to Lender that the costs of the Restoration have been paid in full or will
be paid in full out of the Restoration Retainage, provided, however, that Lender will release the portion of the




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Restoration Retainage
being held with respect to any contractor, subcontractor or materialman engaged in the Restoration as of the date upon which the
Casualty Consultant certifies to Lender that the contractor, subcontractor or materialman has satisfactorily completed all work
and has supplied all materials in accordance with the provisions of the contractor’s, subcontractor’s or materialman’s
contract, and the contractor, subcontractor or materialman delivers the lien waivers and evidence of payment in full of all sums
due to the contractor, subcontractor or materialman as may be reasonably requested by Lender or by the title company insuring the
lien of the Security Instrument. If required by Lender, the release of any such portion of the Restoration Retainage shall be approved
by the surety company, if any, which has issued a payment or performance bond with respect to the contractor, subcontractor or
materialman.


(v)           
Lender shall not be obligated to make disbursements of the Net Proceeds more frequently than once every calendar month.


(vi)         
If at any time the Net Proceeds or the undisbursed balance thereof shall not, in the reasonable opinion of Lender in consultation
with the Casualty Consultant, be sufficient to pay in full the balance of the costs which are estimated by the Casualty Consultant
to be incurred in connection with the completion of the Restoration, Borrower shall deposit the deficiency (the “Net Proceeds
Deficiency”) with Lender before any further disbursement of the Net Proceeds shall be made. The Net Proceeds Deficiency
deposited with Lender shall be held by Lender and shall be disbursed for costs actually incurred in connection with the Restoration
on the same conditions applicable to the disbursement of the Net Proceeds, and until so disbursed pursuant to this Section 7.4(b)
shall constitute additional security for the Debt and other obligations under this Agreement, the Security Instrument, the Note
and the other Loan Documents.


(vii)       
The excess, if any, of the Net Proceeds and the remaining balance, if any, of the Net Proceeds Deficiency deposited with
Lender after the Casualty Consultant certifies to Lender that the Restoration has been completed in accordance with the provisions
of this Section 7.4(b), and the receipt by Lender of evidence satisfactory to Lender that all costs incurred in connection with
the Restoration have been paid in full, shall be remitted by Lender to Borrower, provided no Event of Default shall have occurred
and shall be continuing under this Agreement, the Security Instrument, the Note or any of the other Loan Documents.




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(c)            
All Net Proceeds not required (i) to be made available for the Restoration or (ii) to be returned to Borrower
as excess Net Proceeds pursuant to Section 7.4(b)(vii) shall be retained and applied by Lender toward the payment of the Debt whether
or not then due and payable in such order, priority and proportions as Lender in its discretion shall deem proper (provided no
Event of Default exists, Borrower shall not be required to pay any Prepayment Premium in connection with such payment). If Lender
shall receive and retain Net Proceeds, the lien of the Security Instrument shall be reduced only by the amount thereof received
and retained by Lender and actually applied by Lender in reduction of the Debt.


(d)           
Lender shall with reasonable promptness following any Casualty or Condemnation notify Borrower whether or not Net Proceeds
are required to be made available to Borrower for Restoration pursuant to this Section 7.4. All Net Proceeds not required to be
made available for Restoration shall be retained and applied by Lender in accordance with Section 2.7(b) hereof (a “Net
Proceeds Prepayment”). If such Net Proceeds Prepayment with respect to any Casualty or Condemnation shall be equal to
or greater than sixty percent (60%) of the original amount of the Note, Borrower shall have the right to elect to prepay the Loan
in whole, but not in part (a “Casualty/Condemnation Prepayment”) in accordance with Section 2.7(b) hereof upon
satisfaction of the following conditions: (i) within thirty (30) days following the proposed date of the intended Net Proceeds
Prepayment, Borrower shall provide Lender with written notice of Borrower’s intention to prepay the Loan less the amount
of the Net Proceeds Prepayment, (ii) Borrower shall prepay the Loan in accordance with Section 2.7(b) hereof on or before the second
Payment Date occurring following the proposed date of the intended Net Proceeds Prepayment, and (iii) no Event of Default shall
exist on the date of such Casualty/Condemnation Prepayment. Notwithstanding anything in Section 7.2 or Section 7.3 to the contrary,
Borrower shall not have any obligation to commence Restoration of the Property upon delivery of the written notice set forth in
clause (i) of the preceding sentence (unless Borrower subsequently shall fail to satisfy the requirement of clause (ii) of the
preceding sentence).


(e)            
If a Tenant leases all or substantially all of a building located on the Property, and the Improvements thereon suffer a
Casualty or Condemnation, then provided (i) such Tenant is not in monetary or material non-monetary default under its Lease, (ii)
such Lease remains in full force and effect notwithstanding such Casualty or Condemnation, (iii) such Tenant remains liable for
the obligations under such Lease (without reduction or abatement unless covered by business interruption/rent loss insurance),
and (iv) such Lease requires Restoration of the Improvements, such Lease shall govern and control in the event of a conflict between
the foregoing provisions of this Section 7.4 and such Lease.




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ARTICLE
8.



RESERVE FUNDS


Section 8.1         
Tax Reserve Funds.


(a)            
(i) On the Closing Date, Borrower shall deposit with Lender the amount of $0 and No/100 Dollars and Borrower shall deposit
on each Monthly Payment Date an amount equal to one-twelfth (1/12th) of the Taxes that Lender estimates will be payable
during the next ensuing twelve (12) months in order to accumulate sufficient funds to pay all such Taxes at least ten (10) days
prior to their respective due dates (the “Monthly Tax Deposit”). Amounts deposited pursuant to this Section 8.1
are referred to herein as the “Tax Reserve Funds”.
The initial estimated Monthly Tax Deposit shall be $0. If at any time Lender reasonably determines that the Tax Reserve Funds will
not be sufficient to pay the Taxes, Lender shall notify Borrower of such determination and the monthly deposits for Taxes shall
be increased by the amount that Lender estimates is sufficient to make up the deficiency at least ten (10) days prior to the respective
due dates for the Taxes; provided that if Borrower receives notice of any deficiency after the date that is ten (10) days prior
to the date that Taxes are due, Borrower will deposit such amount within one (1) Business Day after its receipt of such notice.
All Tax Reserve Funds shall be held by Lender or Servicer in an Eligible Account (the “Tax Reserve Account”).


(ii)Notwithstanding
the foregoing, Lender shall waive the requirement set forth herein for Borrower to make the Monthly Tax Deposit as set forth above
for so long as (a) no Event of Default then exists, (b) no Cash Trap Event Period shall have occurred, and (c) Borrower provides
to Lender, at least ten (10) days prior to the date on which such Taxes would be delinquent, evidence satisfactory (as determined
by Lender) that such Taxes have been paid.


(b)           
Lender shall have the right to apply the Tax Reserve Funds to payments of Taxes. In making any payment relating to Taxes,
Lender may do so according to any bill, statement or estimate procured from the appropriate public office (with respect to Taxes)
without inquiry into the accuracy of such bill, statement or estimate or into the validity of any tax, assessment, sale, forfeiture,
tax lien or title or claim thereof; provided, however, Lender shall use reasonable efforts to pay such real property taxes sufficiently
early to obtain the benefit of any available discounts to which it has knowledge. If the amount of the Tax Reserve Funds shall
exceed the amounts due for Taxes, Lender shall, in its sole discretion, return any excess to Borrower or credit such excess against
future payments to be made to the Tax Reserve Funds. Any Tax Reserve Funds remaining after the Debt has been paid in full shall
be returned to Borrower.




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Section 8.2         
Insurance Reserve Funds.


(a)            
On the Closing Date, Borrower shall deposit with Lender the amount of $0 and Borrower shall deposit on each Monthly Payment
Date an amount equal to one-twelfth (1/12th) of the Insurance Premiums that Lender estimates will be payable for the
renewal of the coverage afforded by the Policies upon the expiration thereof in order to accumulate sufficient funds to pay all
such Insurance Premiums at least thirty (30) days prior to the expiration of the Policies (the “Monthly Insurance Deposit”).
The initial estimated Monthly Insurance Deposit shall be $0. Amounts deposited pursuant to this Section 8.2 are referred to
herein as the (“Insurance Reserve Funds”).
If at any time Lender reasonably determines that the Insurance Reserve Funds will not be sufficient to pay the Insurance Premiums,
Lender shall notify Borrower of such determination and the monthly deposits for Insurance Premiums shall be increased by the amount
that Lender estimates is sufficient to make up the deficiency at least thirty (30) days prior to expiration of the Policies.
All Insurance Reserve Funds shall be held by Lender or Servicer in an Eligible Account (the “Insurance Reserve Account”)(b)           
. Notwithstanding the foregoing, Borrower shall not be required to make the Monthly Insurance Deposit as set forth above,
provided that, (i) no Event of Default shall have occurred and be continuing, (ii) no Cash Trap Event Period shall have occurred,
(iii) the Policies maintained by Borrower covering the Property are part of a blanket or umbrella policy approved by Lender in
its reasonable discretion pursuant to Section 7.1 hereof, including, without limitation, approval of the schedule of locations
and values, (iv) Borrower provides Lender evidence of renewal of such Policies pursuant to Section 7.1 hereof, and (v) Borrower
provides Lender paid receipts for the payment of the Insurance Premiums by no later than ten (10) Business Days prior to the expiration
dates of the Policies. Borrower shall immediately commence making all Monthly Insurance Deposits, as required pursuant to this
Section 8.2, within five (5) days of receipt of notice from Lender of Borrower’s failure to comply with items (i), (ii),
(iii), (iv) or (v) above, which such notice shall instruct Borrower to immediately commence making all Monthly Insurance Deposits.


(b)Lender
shall have the right to apply the Insurance Reserve Funds to payment of Insurance Premiums. In making any payment relating to Insurance
Premiums, Lender may do so according to any bill, statement or estimate procured from the insurer or its agent, without inquiry
into the accuracy of such bill, statement or estimate. If the amount of the Insurance Reserve Funds shall exceed the amounts due
for Insurance Premiums, Lender shall, in its sole discretion, return any excess to Borrower or credit such excess against future
payments to be made to the Insurance Reserve Funds. Any Insurance Reserve Funds remaining after the Debt has been paid in full
shall be returned to Borrower.




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Section 8.3         
Immediate Repair Funds.


(a)            
Borrower shall perform the repairs at the Property as set forth on Schedule I hereto (such repairs hereinafter
referred to as “Immediate Repairs”) and shall complete each of the Immediate Repairs on or before the respective
deadline for each repair as set forth on Schedule I hereto; provided that, Lender may, in its sole discretion, extend the
respective deadlines for performance of such Immediate Repairs by written notice to Borrower. On the Closing Date, Borrower shall
deposit with Lender the amount set forth on such Schedule I hereto to perform the Immediate Repairs. Amounts deposited pursuant
to this Section 8.3 are referred to herein as the “Immediate Repair Funds”. All Immediate Repair Funds shall
be held by Lender or Servicer in an Eligible Account (the “Immediate Repair Reserve Account”).


(b)           
Provided no Event of Default has occurred and is continuing, Lender shall disburse Immediate Repair Funds to Borrower within
ten (10) days after the delivery by Borrower to Lender of a request therefor (but not more often than once per month), in increments
of at least the Minimum Disbursement Amount (or a lesser amount if the total amount of Immediate Repair Funds is less than the
Minimum Disbursement Amount, in which case only one disbursement of the amount remaining shall be made), accompanied by the following
items (which items shall be in form and substance reasonably satisfactory to Lender): (i) an Officer’s Certificate (A) stating
that the Immediate Repairs (or relevant portion thereof) to be funded by the requested disbursement have been completed in a good
and workmanlike manner and in accordance with all Applicable Law, (B) identifying each Person that supplied materials or labor
in connection with the Immediate Repairs to be funded by the requested disbursement, (C) stating that each such Person has
been paid in full or will be paid in full upon such disbursement, or if such payment is a progress payment, that such payment represents
full payment to such Person, less any applicable retention amount, for work completed through the date of the relevant invoice
from such Person, (D) stating that the Immediate Repairs (or relevant portion thereof) to be funded have not been the subject
of a previous disbursement, and (E) stating that all previous disbursements of for Immediate Repairs have been used to pay
the previously identified Immediate Repairs, (ii) as to any completed Immediate Repair, a copy of any license, permit or other
approval by any Governmental Authority required, if any, in connection with the Immediate Repairs and not previously delivered
to Lender, (iii) copies of appropriate lien waivers (or conditional lien waivers) or other evidence of payment satisfactory
to Lender, (iv) at Lender’s option, a title search for the Property indicating that the Property is free from all liens,
claims and other encumbrances other than Permitted Encumbrances, (v) at Lender’s option, if the cost of the Immediate Repairs
exceeds $100,000, Lender shall have received a report satisfactory to Lender in its reasonable discretion from an architect or
engineer approved by Lender in respect of such architect or engineer’s inspection of such Immediate Repairs, and (vi) such
other evidence as Lender shall reasonably request to demonstrate that the Immediate Repairs to be funded by the requested disbursement
have been completed (or completed to the




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extent of the
requested payment) and are paid for or will be paid upon such disbursement to Borrower. Upon Borrower’s completion
of all Immediate Repairs in accordance with this Section 8.3 and provided no Event of Default has occurred and continuing,
Lender shall release any remaining Immediate Repair Funds, if any, to Borrower.


Section 8.4         
Intentionally Omitted.


Section 8.5         
Leasing Reserve Funds.


(a)            
Borrower shall deposit with Lender on the date hereof $0 and on each Monthly Payment Date the sum of $0 (the “Leasing
Reserve Monthly Deposit”) for tenant improvements and leasing commissions that may be incurred following the date hereof.
Amounts deposited pursuant to this Section 8.5 are referred to herein as the “Leasing Reserve Funds”. All Leasing
Reserve Funds shall be held by Lender or Servicer in an Eligible Account (the “Leasing Reserve Account”).


(b)           
Provided no Event of Default has occurred and is continuing, Lender shall disburse Leasing Reserve Funds to Borrower for
Qualified Leasing Expenses, within ten (10) days after the delivery by Borrower to Lender of a request therefor (but not more often
than once per month), in increments of at least the Minimum Disbursement Amount (or a lesser amount if the total amount of Leasing
Reserve Funds is less than the Minimum Disbursement Amount, in which case only one disbursement of the amount remaining shall be
made), accompanied by the following items (which items shall be in form and substance satisfactory to Lender): (i) an Officer’s
Certificate (A) stating that all Qualified Leasing Expenses at the Property to be funded by the requested disbursement have been
completed in a good and workmanlike manner and in accordance with all Applicable Law, (B) identifying each Person that supplied
materials or labor in connection with the Qualified Leasing Expenses to be funded by the requested disbursement, (C) stating that
each such Person has been paid in full or will be paid in full upon such disbursement, or if such payment is a progress payment,
that such payment represents full payment to such Person, less any applicable retention amount, for work completed through the
date of the relevant invoice from such Person, (D) stating that the Qualified Leasing Expenses to be funded have not been
the subject of a previous disbursement, and (E) stating that all previous disbursements for Qualified Leasing Expenses have
been used to pay the previously identified Qualified Leasing Expenses, (ii) as to any completed Qualified Leasing Expenses, a copy
of any license, permit or other approval by any Governmental Authority required, if any, in connection with the Qualified Leasing
Expenses and not previously delivered to Lender, (iii) copies of appropriate lien waivers (or conditional lien waivers) or
other evidence of payment satisfactory to Lender, (iv) at Lender’s option, a title search for the Property indicating
that the Property is free from all Liens, claims and other encumbrances not previously approved by Lender, (v) if required by Lender,
an estoppel certificate from the applicable Tenant in form and substance reasonably acceptable to Lender and (vi) such other evidence
as Lender shall reasonably request to demonstrate that the Qualified Leasing Expenses to be funded by the requested disbursement
have been completed (or completed to the extent of the requested payment) and are paid for or will be paid upon such disbursement
to Borrower.




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Section 8.6         
The Accounts Generally.


(a)            
All Reserve Funds shall be held in Eligible Accounts. Borrower grants to Lender a first-priority perfected security interest
in each of the Reserve Funds and all sums now or hereafter deposited in the Reserve Funds as additional security for payment of
the Debt. Until expended or applied in accordance herewith, the Reserve Funds shall constitute additional security for the Debt.
The provisions of this Section 8.6 are intended to give Lender and/or Servicer “control” of the Reserve Funds within
the meaning of the UCC. Borrower acknowledges and agrees that the Reserve Funds are subject to the sole dominion, control and discretion
of Lender, its authorized agents or designees, subject to the terms hereof, and Borrower shall have no right of withdrawal with
respect to any Reserve Funds except with the prior written consent of Lender or as otherwise provided herein. The Reserve Funds
shall not constitute trust funds and may be commingled with other monies held by Lender.


(b)           
Borrower shall not, without obtaining the prior written consent of Lender, further pledge, assign or grant any security
interest in the Reserve Funds or permit any lien to attach thereto, or any levy to be made thereon, or any UCC-1 Financing Statements,
except those naming Lender as the secured party, to be filed with respect thereto. Lender shall have the right to file a financing
statement or statements under the UCC in connection with any of the Reserve Funds with respect thereto in the form required to
properly perfect Lender’s security interest therein. Borrower agrees that at any time and from time to time, at the expense
of Borrower, Borrower will promptly execute and deliver all further instruments and documents, and take all further action, that
may be reasonably necessary or desirable, or that Lender may reasonably request, in order to perfect and protect any security interest
granted or purported to be granted hereby or to enable Lender to exercise and enforce its rights and remedies hereunder with respect
to any Reserve Funds.


(c)            
Notwithstanding anything to the contrary contained herein or in any other Loan Document, upon the occurrence and during
the continuance of an Event of Default, without notice from Lender or Servicer (i) Borrower shall have no rights in respect of
the Reserve Funds and (ii) Lender shall have all rights and remedies with respect to the Accounts and the amounts on deposit therein
and the Reserve Funds as described in this Agreement, the Cash Management Agreement and in the Security Instrument, in addition
to all of the rights and remedies available to a secured party under the UCC, and, notwithstanding anything to the contrary contained
in this Agreement, the Cash Management Agreement or in the Security Instrument, may apply the Reserve Funds as Lender determines
in its sole discretion including, but not limited to, payment of the Debt.


(d)           
The insufficiency of Reserve Funds on deposit with Lender shall not absolve Borrower of the obligation to make any payments,
as and when due pursuant to this Agreement and the other Loan Documents, and such obligations shall be separate and independent,
and not conditioned on any event or circumstance whatsoever.




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(e)            
Borrower shall indemnify Lender and hold Lender harmless from and against any and all actions, suits, claims, demands, liabilities,
losses, damages, obligations and costs and expenses (including litigation costs and reasonable attorneys’ fees and expenses)
arising from or in any way connected with the Reserve Funds or the performance of the obligations for which the Reserve Funds were
established, except to the extent arising from the gross negligence or willful misconduct of Lender, its agents or employees. Borrower
shall assign to Lender all rights and claims Borrower may have against all Persons supplying labor, materials or other services
which are to be paid from or secured by the Reserve Funds; provided, however, that Lender may not pursue any such right or claim
unless an Event of Default has occurred and remains uncured.


(f)            
Interest accrued, if any, on the Reserve Funds, other than on the Interest Bearing Reserve Funds, shall not be required
to be remitted to any Account and may instead be retained by Lender. Reserve Funds that are Interest Bearing Reserve Funds shall
be held in an interest-bearing account. In no event shall Lender or any Servicer be required to select any particular interest-bearing
account or the account that yields the highest rate of interest, provided that selection of the account shall be consistent with
the general standards at the time being utilized by Lender or such Servicer, as applicable, in establishing similar accounts for
loans of comparable type. All such interest that so becomes part of the applicable Interest Bearing Reserve Funds shall be disbursed
in accordance with the disbursement procedures contained herein applicable to such Interest Bearing Reserve Funds; provided, however,
that Lender may, at its election, retain any such interest for its own account during the occurrence and continuance of an Event
of Default.


(g)           
Borrower acknowledges and agrees that it solely shall be, and shall at all times remain, liable to Lender or Servicer for
all fees, charges, costs and expenses in connection with the Reserve Funds, this Agreement and the enforcement hereof, including,
without limitation, any monthly or annual fees or charges as may be assessed by Lender or Servicer in connection with the administration
of the Accounts and the Reserve Funds and the reasonable fees and expenses of legal counsel to Lender and Servicer as needed to
enforce, protect or preserve the rights and remedies of Lender and/or Servicer under this Agreement.


Section 8.7         
Intentionally Omitted.


Section 8.8         
Intentionally Omitted.


Section 8.9         
Intentionally Omitted.




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ARTICLE
9.



CASH MANAGEMENT AGREEMENT


Section 9.1         
Cash Management Agreement.


Borrower shall enter
into the Cash Management Agreement on the date hereof which shall govern the collection, holding and disbursement of Rents and
any other income from the Property during the term of the Loan.


Section 9.2         
Cash Flow Sweep.


In the event of
a Cash Trap Event Period, all Excess Cash Flow (as defined in the Cash Management Agreement) shall be deposited into the Excess
Cash Flow Subaccount (as defined in the Cash Management Agreement), as more particularly set forth in the Cash Management Agreement.


ARTICLE
10.



EVENTS OF DEFAULT; REMEDIES


Section 10.1     
Event of Default.


The occurrence of
any one or more of the following events shall constitute an “Event of Default”:


(a)            
if Borrower shall fail to (i) pay when due (A) any sums which by the express terms of this Agreement and the other Loan
Documents require immediate or prompt payment without any grace period, (B) any monthly Debt Service and any amount required to
be paid into the Reserve Funds, or (C) any sums which are payable on the Maturity Date, or (ii) pay within five (5) days when due
any other sums payable under this Agreement or any of the other Loan Documents;


(b)           
if any of the Taxes or Other Charges are not paid prior to the date when the same become delinquent, except to the extent
that (x) Borrower is contesting the same in accordance with the terms of this Agreement, or (y) during a Cash Trap Event Period
caused solely by a DSCR Trigger, there are sufficient funds in the Tax Subaccount to pay such Taxes or Other Charges and Lender
fails to or refuses to pay the same to the extent required under this Agreement;


(c)            
if the Policies are not kept in full force and effect or if evidence of the same is not delivered to Lender within ten (10)
days of request therefore;


(d)           
if any of the representations or covenants contained in Article 5 hereof are breached or violated;




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(e)            
a Sale or Pledge occurs that is not a Permitted Transfer (to the extent that Lender consent to such Sale or Pledge is required);


(f)            
if any representation or warranty of, or with respect to, Borrower, Guarantor or any member, general partner, principal
or beneficial owner of any of the foregoing, made herein, in the Guaranty or in the Environmental Indemnity or in any other guaranty,
or in any certificate, report, financial statement or other instrument or document furnished to Lender shall have been false or
misleading in any material adverse respect when made;


(g)           
if (i) Borrower, any SPE Component Entity, or Guarantor shall commence any case, proceeding or other action (A) under
any Creditors Rights Laws seeking to have an order for relief entered with respect to it, or seeking to adjudicate it a bankrupt
or insolvent, or seeking reorganization, or (B) seeking appointment of a receiver, trustee, custodian, conservator or other
similar official for it or for all or any substantial part of its assets, or Borrower or any managing member or general partner
of Borrower, any SPE Component Entity, or Guarantor shall make a general assignment for the benefit of its creditors; (ii) there
shall be commenced against Borrower or any managing member or general partner of Borrower, any SPE Component Entity, or Guarantor
any case, proceeding or other action of a nature referred to in clause (i) above which (A) results in the entry of an
order for relief or any such adjudication or appointment or (B) remains undismissed, undischarged or unbonded for a period
of ninety (90) days; (iii) there shall be commenced against Borrower, any SPE Component Entity, or Guarantor any case, proceeding
or other action seeking issuance of a warrant of attachment, execution, distraint or similar process against all or any substantial
part of its assets which results in the entry of any order for any such relief which shall not have been vacated, discharged, or
stayed or bonded pending appeal within ninety (90) days from the entry thereof; (iv) Borrower, any SPE Component Entity, or
Guarantor shall take any action in furtherance of, or indicating its consent to, approval of, or acquiescence in, any of the acts
set forth in clause (i), (ii), or (iii) above; or (v) Borrower, any SPE Component Entity, or Guarantor shall generally
not, or shall be unable to, or shall admit in writing in any legal proceeding its inability to, pay its debts as they become due;


(h)           
if Borrower shall be in default beyond applicable notice and grace periods under any other mortgage, deed of trust, deed
to secure debt or other security agreement covering any part of the Property whether it be superior or junior in lien to the Security
Instrument;


(i)             
subject to Borrower’s right to contest pursuant to Sections 4.5(b) and 4.16(b) hereof, if the Property becomes
subject to any mechanic’s, materialman’s or other lien other than a lien for any Taxes not then due and payable and
the lien shall remain undischarged of record (by payment, bonding or otherwise) for a period of thirty (30) days;


(j)             
if any federal tax lien is filed against Borrower, any SPE Component Entity, Guarantor or the Property and same is not discharged
of record (by payment, bonding or otherwise) within thirty (30) days after same is filed;




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(k)           
if Borrower shall fail to comply with the covenants in Article 15 or otherwise fails to deliver to Lender, within ten (10)
days after request by Lender, the estoppel certificates required by Section 4.13(a) or (c) hereof;


(l)             
if any default occurs under any guaranty or indemnity executed in connection herewith (including, without limitation, the
Environmental Indemnity and/or the Guaranty) and such default continues after the expiration of applicable grace periods, if any;


(m)         
if any of the assumptions contained in the Non-Consolidation Opinion, or in any New Non-Consolidation Opinion are untrue
or shall become untrue in any material respect;


(n)           
if Borrower shall fail to deliver to Lender within thirty (30) days after request by Lender any Required Financial Item;


(o)           
if Borrower defaults under the Management Agreement beyond the expiration of applicable notice and grace periods, if any,
thereunder or if the Management Agreement is canceled, terminated or surrendered or expires pursuant to its terms, unless in such
case Borrower shall enter into a new management agreement with a Qualified Manager in accordance with the applicable terms and
provisions hereof;


(p)           
if any representation and/or covenant herein relating to ERISA matters is breached;


(q)           
if (i) Borrower shall fail (beyond any applicable notice or grace period) to pay any charges payable under any REA or Material
Agreements as and when payable thereunder, (ii) Borrower defaults under any REA or Material Agreements beyond the expiration of
applicable notice and grace periods, if any, thereunder, (iii) any REA or Material Agreements are amended, supplemented, replaced,
restated or otherwise modified without Lender’s prior written consent or if Borrower consents to a transfer of any party’s
interest thereunder without Lender’s prior written consent, or (iv) any REA or Material Agreements and/or the estate created
thereunder is canceled, rejected, terminated, surrendered or expires pursuant to its terms, unless in such case Borrower enters
into a replacement thereof in accordance with the applicable terms and provisions hereof;


(r)            
if Borrower shall fail to observe, perform or discharge any of Borrower’s obligations, covenants, conditions or agreements
under the Interest Rate Protection Agreement and otherwise comply with the covenants set forth in Section 2.8 hereof;


(s)            
if (i) Borrower shall fail in any payment mentioned in or made payable by it pursuant to the TIF Documentation as and when
such amounts are payable (unless waived by the City of Flowood), (ii) there shall occur any default by Borrower in the observance
or performance of any term, covenant or condition of the TIF Documentation on the part of Borrower, to be observed or performed
(unless waived by the City of Flowood);




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(t)             
if Borrower shall continue to be in default under any term, covenant or condition of this Agreement not specified in subsections
(a) through (s) above or not otherwise specifically specified as an Event of Default herein, (i) for more than ten (10) days
after notice from Lender, in the case of any default which can be cured by the payment of a sum of money or (ii) for thirty
(30) days after notice from Lender, in the case of any other default, provided that if such default cannot reasonably be cured
within such thirty (30) day period and Borrower shall have commenced to cure such default within such thirty (30) day period and
thereafter diligently and expeditiously proceeds to cure the same, such thirty (30) day period shall be extended for so long as
it shall require Borrower in the exercise of due diligence to cure such default, it being agreed that no such extension shall be
for a period in excess of one hundred twenty (120) days (subject to further extension by Lender, in Lender’s sole discretion);
and/or


(u)           
if there shall be default under any of the other Loan Documents beyond any applicable cure periods contained in such Loan
Documents, whether as to Borrower or the Property, or if any other such event shall occur or condition shall exist, if the effect
of such event or condition is to accelerate the maturity of any portion of the Debt or to permit Lender to accelerate the maturity
of all or any portion of the Debt.


Section 10.2     
Remedies.


(a)            
Upon the occurrence and during the continuance of an Event of Default (other than an Event of Default described in Section
10.1(g) above with respect to Borrower and SPE Component Entity only) and at any time thereafter Lender may, in addition to any
other rights or remedies available to it pursuant to this Agreement, the Security Instrument, the Note and the other Loan Documents
or at law or in equity, take such action, without notice or demand, that Lender deems advisable to protect and enforce its rights
against Borrower and in the Property, including, without limitation, declaring the Debt to be immediately due and payable, and
Lender may enforce or avail itself of any or all rights or remedies provided in this Agreement, the Security Instrument, the Note
and the other Loan Documents against Borrower and the Property, including, without limitation, all rights or remedies available
at law or in equity. Upon any Event of Default described in Section 10.1(g) above (with respect to Borrower and SPE Component Entity
only), the Debt and all other obligations of Borrower under this Agreement, the Security Instrument, the Note and the other Loan
Documents shall immediately and automatically become due and payable, without notice or demand, and Borrower hereby expressly waives
any such notice or demand, anything contained herein or in the Security Instrument, the Note and the other Loan Documents to the
contrary notwithstanding.




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(b)           
Upon the occurrence and during the continuance of an Event of Default, all or any one or more of the rights, powers, privileges
and other remedies available to Lender against Borrower under this Agreement, the Security Instrument, the Note or the other Loan
Documents executed and delivered by, or applicable to, Borrower or at law or in equity may be exercised by Lender at any time and
from time to time, whether or not all or any of the Debt shall be declared due and payable, and whether or not Lender shall have
commenced any foreclosure proceeding or other action for the enforcement of its rights and remedies under this Agreement, the Security
Instrument, the Note or the other Loan Documents with respect to the Property. Any such actions taken by Lender shall be cumulative
and concurrent and may be pursued independently, singularly, successively, together or otherwise, at such time and in such order
as Lender may determine in its sole discretion, to the fullest extent permitted by Applicable Law, without impairing or otherwise
affecting the other rights and remedies of Lender permitted by Applicable Law, equity or contract or as set forth herein or in
the Security Instrument, the Note or the other Loan Documents. No delay or omission to exercise any remedy, right or power accruing
upon an Event of Default shall impair any such remedy, right or power or shall be construed as a waiver thereof, but any such remedy,
right or power may be exercised from time to time and as often as may be deemed expedient. A waiver of one Default or Event of
Default with respect to Borrower shall not be construed to be a waiver of any subsequent Default or Event of Default by Borrower
or to impair any remedy, right or power consequent thereon.


(c)            
Upon the occurrence and during the continuance of an Event of Default, Lender shall have the right (to the extent permitted
by Applicable Law) from time to time to partially foreclose the Security Instrument in any manner and for any amounts secured by
the Security Instrument then due and payable as determined by Lender in its sole discretion including, without limitation, the
following circumstances: (i) in the event Borrower defaults beyond any applicable grace period in the payment of one or more
scheduled payments of principal and interest, Lender may foreclose the Security Instrument to recover such delinquent payments,
or (ii) in the event Lender elects to accelerate less than the entire outstanding principal balance of the Loan, Lender may
foreclose the Security Instrument to recover so much of the principal balance of the Loan as Lender may accelerate and such other
sums secured by the Security Instrument as Lender may elect. Notwithstanding one or more partial foreclosures, the Property shall
remain subject to the Security Instrument to secure payment of sums secured by the Security Instrument and not previously recovered.




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(d)           
Upon the occurrence and during the continuance of an Event of Default, Lender shall have the right from time to time to
sever the Note and the other Loan Documents into one or more separate notes, security instruments and other security documents
(the “Severed Loan Documents”) in such denominations as Lender shall determine in its sole discretion for purposes
of evidencing and enforcing its rights and remedies provided hereunder. Borrower shall execute and deliver to Lender from time
to time, promptly after the request of Lender, a severance agreement and such other documents as Lender shall request in order
to effect the severance described in the preceding sentence, all in form and substance reasonably satisfactory to Lender. Borrower
hereby absolutely and irrevocably appoints Lender following the occurrence of an Event of Default as its true and lawful attorney,
coupled with an interest, in its name and stead to make and execute all documents necessary or desirable to effect the aforesaid
severance, Borrower ratifying all that its said attorney shall do by virtue thereof; provided, however, Lender shall not make or
execute any such documents under such power until three (3) days after notice has been given to Borrower by Lender of Lender’s
intent to exercise its rights under such power. Borrower shall not be obligated to pay any costs or expenses incurred in connection
with the preparation, execution, recording or filing of the Severed Loan Documents and the Severed Loan Documents shall not contain
any representations, warranties or covenants not contained in the Loan Documents and any such representations and warranties contained
in the Severed Loan Documents will be given by Borrower only as of the Closing Date.


(e)            
Any amounts recovered from the Property or any other collateral for the Loan after an Event of Default may be applied by
Lender toward the payment of any interest and/or principal of the Loan and/or any other amounts due under the Loan Documents in
such order, priority and proportions as Lender in its sole discretion shall determine.


(f)            
Lender may, but without any obligation to do so and without notice to or demand on Borrower and without releasing Borrower
from any obligation hereunder or being deemed to have cured any Event of Default hereunder, make, do or perform any obligation
of Borrower hereunder in such manner and to such extent as Lender may deem necessary. Lender is authorized to enter upon the Property
for such purposes, or appear in, defend, or bring any action or proceeding to protect its interest in the Property for such purposes,
and the cost and expense thereof (including reasonable attorneys’ fees to the extent permitted by Applicable Law), with interest
as provided in this Section, shall constitute a portion of the Debt and shall be due and payable to Lender upon demand. All such
costs and expenses incurred by Lender in remedying such Event of Default or such failed payment or act or in appearing in, defending,
or bringing any action or proceeding shall bear interest at the Default Rate, for the period after such cost or expense was incurred
through and including the date of payment to Lender. All such costs and expenses incurred by Lender together with interest thereon
calculated at the Default Rate shall be deemed to constitute a portion of the Debt and be secured by the liens, claims and security
interests provided to Lender under the Loan Documents and shall be immediately due and payable upon demand by Lender therefore.




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ARTICLE
11.



SECONDARY MARKET


Section 11.1     
Secondary Market Transactions.


(a)            
Lender shall have the right (i) to sell or otherwise transfer the Loan or any portion thereof as a whole loan and/or
(ii) to sell participation interests in the Loan. The transaction referred to in clauses (i) and (ii) above shall hereinafter
be referred to, collectively, as “Secondary Market Transactions”. The cost and expense incurred by Lender and
Borrower in connection with any Secondary Market Transaction under this Section 11.1 shall be borne by the party incurring such
cost and/or expenses (for the avoidance of doubt, to the extent that Lender or Borrower incurs any cost and/or expense from its
engagement of a third party in connection with a Secondary Market Transaction, then the party so engaging such third party shall
bear such third-party expenses).


(b)           
If requested by Lender, Borrower shall assist Lender in satisfying the market standards to which Lender customarily adheres
or which may be reasonably required in the marketplace in connection with any Secondary Market Transactions, including, without
limitation, to:


(i)             
(A) provide updated financial and other information with respect to the Property, the business operated at the Property,
Borrower, Guarantor and Manager, (B) provide updated budgets relating to the Property and (C) provide updated appraisals,
market studies, environmental reviews (Phase I’s and, if appropriate, Phase II’s), property condition reports and other
due diligence investigations of the Property (the “Updated Information”), together, if customary, with appropriate
verification of the Updated Information through letters of auditors or opinions of counsel acceptable to Lender and the Rating
Agencies;


(ii)           
provide opinions of counsel, which may be relied upon by Lender, the Rating Agencies and their respective counsel, agents
and representatives, as to non-consolidation, fraudulent conveyance, matters of Delaware (or Maryland, as applicable) and federal
bankruptcy law relating to limited liability companies and true sale or any other opinion customary in Secondary Market Transactions
with respect to the Property and Borrower and Borrower’s Affiliates, which counsel and opinions shall be satisfactory in
form and substance to Lender;


(iii)         
provide updated, as of the closing date of the Secondary Market Transaction, representations and warranties made in the
Loan Documents and such additional representations and warranties as the Lender may reasonably require; and




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(iv)         
execute such amendments to the Loan Documents and Borrower or any SPE Component Entity’s organizational documents
as may be reasonably requested by Lender including, without limitation, bifurcation of the Loan into two or more components and/or
separate notes and/or creating a senior/subordinate note structure (any of the foregoing, a “Loan Bifurcation”);
provided, however, that Borrower shall not be required to modify or amend any Loan Document if such modification or amendment would
change the interest rate, the stated maturity or the amortization of principal set forth in the Note, except in connection with
a Loan Bifurcation which may result in varying fixed interest rates and amortization schedules, but which shall have the same initial
weighted average coupon of the original Note.


(c)            
Lender may disseminate to any Lender Party (and to any investment banking firms, accounting firms, law firms and other third
party advisory firms and investors involved with the Loan and the Loan Documents or the applicable Secondary Market Transaction)
all documents and financial and other information then possessed by or known to Lender with respect to: (a) the Property and its
operation; and (b) any party connected with the Loan (including, without limitation, Borrower, any partner or member of Borrower,
any constituent partner or member of Borrower, any guarantor).


Section 11.2     
Servicer. At the option of Lender, the Loan may be serviced by a servicer/trustee selected by Lender (the “Servicer”)
and Lender may delegate all or any portion of its responsibilities under this Agreement and the other Loan Documents to such servicer/trustee
pursuant to a servicing agreement between Lender and such Servicer; provided, however, Borrower shall not be obligated to pay any
monthly servicing fees to such Servicer.


Section 11.3     
Intentionally Omitted.


Section 11.4     
Intentionally Omitted.


ARTICLE
12.



INDEMNIFICATIONS


Section 12.1     
General Indemnification. Borrower shall, at its sole cost and expense, protect, defend, indemnify, release and hold harmless
the Indemnified Parties from and against any and all actual Losses imposed upon or incurred by or asserted against any Indemnified
Parties and directly or indirectly arising out of or in any way relating to any one or more of the following: (a) any accident,
injury to or death of persons or loss of or damage to property occurring in, on or about the Property or any part thereof or on
the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways; (b) any use, nonuse or condition
in, on or about the Property or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas,
streets or ways; (c) performance of any labor or services or the furnishing of any materials or other property in respect
of the Property or any part thereof; (d) any failure of the Property to be in compliance with any Applicable Law; (e) any
and all claims and demands whatsoever which may be asserted against Lender by reason of any alleged




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obligations or undertakings
on its part to perform or discharge any of the terms, covenants, or agreements contained in any Lease; (f) the payment of
any commission, charge or brokerage fee to anyone (other than a broker or other agent retained by Lender) which may be payable
in connection with the funding of the Loan evidenced by the Note and secured by the Security Instrument; and/or (g) the holding
or investing of the funds on deposit in the Accounts or the performance of any work or the disbursement of funds in each case in
connection with the Reserve Funds. Notwithstanding the foregoing, Borrower shall not be liable to the Indemnified Parties under
this Section 12.1 for any Losses to the extent such Losses arise by reason of, and to the extent attributable to, the gross negligence,
illegal acts, fraud or willful misconduct of the Indemnified Parties or Losses resulting from acts or omissions arising after a
completed foreclosure of the Property of acceptance by Lender of a deed in lieu of foreclosure. Any amounts payable to Indemnified
Parties by reason of the application of this Section 12.1 shall become immediately due and payable and shall bear interest at the
Default Rate from the date loss or damage is sustained by Indemnified Parties until paid.


Section 12.2     
Mortgage and Intangible Tax and Transfer Tax Indemnification. Borrower shall, at its sole cost and expense, protect, defend,
indemnify, release and hold harmless the Indemnified Parties from and against any and all Losses imposed upon or incurred by or
asserted against any Indemnified Parties and directly or indirectly arising out of or in any way relating to (a) any tax on the
making and/or recording of the Security Instrument, the Note or any of the other Loan Documents (whether due upon the making of
same or upon the exercise of its remedies under the Loan Documents), and (b) any transfer tax incurred by Indemnified Parties in
connection with the exercise of remedies hereunder or under any other Loan Documents.


Section 12.3     
ERISA Indemnification. Borrower shall, at its sole cost and expense, protect, defend, indemnify, release and hold harmless
the Indemnified Parties from and against any and all Losses (including, without limitation, reasonable attorneys’ fees and
costs incurred in the investigation, defense, and settlement of Losses incurred in correcting any prohibited transaction or in
the sale of a prohibited loan, and in obtaining any individual prohibited transaction exemption under ERISA that may be required,
in Lender’s sole discretion) that Indemnified Parties may incur, directly or indirectly, as a result of a default under Sections
3.7 or 4.19 of this Agreement.


Section 12.4     
Duty to Defend, Legal Fees and Other Fees and Expenses. Upon written request by any Indemnified Party, Borrower shall defend
such Indemnified Party (if requested by any Indemnified Party, in the name of the Indemnified Party) by attorneys and other professionals
reasonably approved by the Indemnified Parties. Notwithstanding the foregoing, any Indemnified Parties may, in their sole discretion,
engage their own attorneys and other professionals to defend or assist them, and, at the option of Indemnified Parties, their attorneys
shall control the resolution of any claim or proceeding. Upon demand, Borrower shall pay or, in the sole discretion of the Indemnified
Parties, reimburse, the Indemnified Parties for the payment of reasonable fees and disbursements of attorneys, engineers, environmental
consultants, laboratories and other professionals in connection therewith.




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Section 12.5     
Survival. The obligations and liabilities of Borrower under this Article 12 shall fully survive indefinitely notwithstanding
any termination, satisfaction, assignment, entry of a judgment of foreclosure, exercise of any power of sale, or delivery of a
deed in lieu of foreclosure of the Security Instrument.


Section 12.6     
Environmental Indemnity. Simultaneously herewith, Borrower and Guarantor have executed and delivered the Environmental Indemnity
to Lender, which Environmental Indemnity is not secured by the Security Instrument.


ARTICLE
13.



EXCULPATION


Section 13.1     
Exculpation.


(a)            
Subject to the qualifications below, Lender shall not enforce the liability and obligation of Borrower to perform and observe
the obligations contained in the Note, this Agreement, the Security Instrument or the other Loan Documents by any action or proceeding
wherein a money judgment or any deficiency judgment or other judgment establishing personal liability shall be sought against Borrower
or any principal, director, officer, employee, beneficiary, shareholder, partner, member, trustee, agent, or Affiliate of Borrower
(but specifically excluding Guarantor) or any legal representatives, successors or assigns of any of the foregoing (collectively,
the “Exculpated Parties”), except that Lender may bring a foreclosure action, an action for specific performance
or any other appropriate action or proceeding to enable Lender to enforce and realize upon its interest under the Note, this Agreement,
the Security Instrument and the other Loan Documents, or in the Property, the Rents, or any other collateral given to Lender pursuant
to the Loan Documents; provided, however, that, except as specifically provided herein, any judgment in any such action or proceeding
shall be enforceable against Borrower only to the extent of Borrower’s interest in the Property, in the Rents and in any
other collateral given to Lender, and Lender, by accepting the Note, this Agreement, the Security Instrument and the other Loan
Documents, shall not sue for, seek or demand any deficiency judgment against Borrower or any of the Exculpated Parties in any such
action or proceeding under or by reason of or under or in connection with the Note, this Agreement, the Security Instrument or
the other Loan Documents. The provisions of this Section shall not, however, (1) constitute a waiver, release or impairment
of any obligation evidenced or secured by any of the Loan Documents; (2) impair the right of Lender to name Borrower as a
party defendant in any action or suit for foreclosure and sale under the Security Instrument; (3) affect the validity or enforceability
of any indemnity, guaranty or similar instrument (including, without limitation, the indemnities set forth in Article 12 hereof,
in the Guaranty and in the Environmental Indemnity) made in connection with the Loan or any of the rights and remedies of Lender
thereunder (including, without limitation, Lender’s right to enforce said rights and remedies against




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Borrower and/or
Guarantor (as applicable) personally and without the effect of the exculpatory provisions of this Article 13); (4) impair
the right of Lender to obtain the appointment of a receiver; (5) impair the enforcement of the assignment of leases and rents
contained in the Security Instrument; (6) impair the right of Lender to enforce Section 4.12(e) of this Agreement; (7) constitute
a prohibition against Lender to seek a deficiency judgment against Borrower (but not Guarantor) in order to fully realize the security
granted by the Security Instrument or to commence any other appropriate action or proceeding in order for Lender to exercise its
remedies against the Property; or (8) constitute a waiver of the right of Lender to enforce the liability and obligation of
Borrower, by money judgment or otherwise, to the extent of any Losses incurred by Lender (including attorneys’ fees and costs
reasonably incurred) arising out of or in connection with any of the following:


(i)             
fraud or intentional misrepresentation by Borrower, any SPE Component Entity, Guarantor, or any Borrower Party in connection
with the Loan;


(ii)           
the gross negligence or willful misconduct of Borrower, any SPE Component Entity, Guarantor, or any Borrower Party or the
commission of a criminal act by Borrower, any SPE Component Entity, Guarantor, or any Borrower Party which results in any seizure
or forfeiture of the Property, or any portion thereof, or Borrower’s interest therein;


(iii)         
material physical waste to the Property caused by the intentional acts or intentional omissions of Borrower, any SPE Component
Entity, Guarantor, or any Borrower Party (including, without limitation, any arson or abandonment of the Property) and/or the removal
or disposal of any portion of the Property after an Event of Default by Borrower, any SPE Component Entity, Guarantor, or any Borrower
Party;


(iv)         
the misapplication, misappropriation or conversion by Borrower of (A) any insurance proceeds paid by reason of any loss,
damage or destruction to the Property which are not applied by Borrower in accordance with the Loan Documents, (B) any Awards or
other amounts received in connection with the Condemnation of all or a portion of the Property which are not applied by Borrower
in accordance with the Loan Documents, (C) any Rents following an Event of Default, or (D) any Tenant security deposits or Rents
collected in advance;




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(v)           
failure to pay any Taxes or Other Charges, charges for labor or materials or any other charges that can create liens on
any portion of the Property to the extent that the revenue from the Property is sufficient to pay such amounts (other than (x)
amounts deposited with Lender as Tax Reserve Funds for Taxes or Other Charges where Lender elects not to apply such funds toward
payment of such Taxes or Other Charges owed or (y) Taxes or Other Charges owed that are contested strictly in accordance with the
terms of the Loan Documents), provided, that, if (i) such lien is fully bonded to the satisfaction of Lender (which bond shall
create no obligations on the part of Borrower), and (ii) such lien is discharged of record, Borrower shall not have any liability
to Lender for such lien under this Section 13.1(a)(v);


(vi)         
failure to maintain insurance as required by this Agreement to the extent that the revenue from the Property is sufficient
to pay the Insurance Premiums relating thereto (other than the failure to pay amounts deposited with Lender as Insurance Reserve
Funds for Insurance Premiums to be paid to maintain such insurance where Lender elects not to apply such funds toward payment of
such Insurance Premiums);


(vii)       
the breach of any representation, warranty, covenant or indemnification provision in the Environmental Indemnity, this Agreement
or in the Security Instrument concerning Environmental Laws and Hazardous Substances;


(viii)     
any fees or commissions paid by Borrower after the occurrence of any Event of Default to Guarantor, and/or any Affiliate
of Borrower, and/or Guarantor in violation of the terms of the Note, this Agreement, the Security Instrument or the other Loan
Documents;


(ix)         
Borrower’s breach of, or failure to comply with, the representations, warranties and covenants contained in Article
15 of this Agreement and/or the provisions of Sections 12.2 and 12.3 hereof;


(x)           
any representation, warranty or covenant contained in Article 5 hereof is violated or breached;


(xi)         
Borrower fails to appoint a new property manager upon the request of Lender, each as required by, and in accordance with
the terms and provisions of, this Agreement, the Assignment of Management Agreement and the other Loan Documents or Borrower appoints
a new property manager or replaces the property manager other than in accordance with the terms of this Agreement, the Assignment
of Management Agreement and the other Loan Documents;




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(xii)       
any litigation or other legal proceeding related to the Debt filed by Borrower, any SPE Component Entity, Guarantor, or
any Borrower Party that delays, opposes, impedes, obstructs, hinders, enjoins or otherwise interferes with or frustrates the efforts
of Lender to exercise any rights and remedies available to Lender as provided herein and in the other Loan Documents;


 


(xiv)      



(xv)        



(xvi)      



(xvii)    
Interest Rate Protection Breakage Costs not being paid; and/or


(xviii)  
failure to pay taxes or any other amounts due and payable by Borrower under the TIF Documentation (if any) to the extent
that the revenue from the Property is sufficient to pay such amounts.


Notwithstanding anything to the
contrary in this Agreement, the Note or any of the Loan Documents, (A) Lender shall not be deemed to have waived any right which
Lender may have under Section 506(a), 506(b), 1111(b) or any other provisions of the Bankruptcy Code to file a claim for the full
amount of the Debt or to require that all collateral shall continue to secure all of the Debt owing to Lender in accordance with
the Loan Documents, and (B) the Debt shall be fully recourse to Borrower in the event that: (i) any representation, warranty or
covenant contained in Article 5 hereof is violated or breached, and (x) such failure and/or breach was cited as a factor in the
substantive consolidation of the assets of Borrower in a bankruptcy of Guarantor or any other Person and/or (y) Borrower fails
to deliver to Lender a New Non-Consolidation Opinion to the effect that such failure does not negate/impair the opinion previously
delivered to Lender; (ii) if any Sale or Pledge occurs that is not a Permitted Transfer (to extent that Lender consent to such
Sale or Pledge is required); (iii) Borrower or any SPE Component Entity files a voluntary petition under the Bankruptcy Code or
any other Creditors Rights Laws; (iv) an Affiliate, officer, director, or representative which Controls, directly or indirectly,
Borrower or any SPE Component Entity files, or joins in the filing of, an involuntary petition against Borrower or any SPE Component
Entity under the Bankruptcy Code or




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any other Creditors Rights Laws,
or solicits or causes to be solicited petitioning creditors for any involuntary petition against Borrower or any SPE Component
Entity from any Person; (v) Borrower or any SPE Component Entity files an answer consenting to or otherwise acquiescing in or joining
in any involuntary petition filed against it, by any other Person under the Bankruptcy Code or any other Creditors Rights Laws,
or solicits or causes to be solicited petitioning creditors for any involuntary petition from any Person; (vi) any Affiliate, officer,
director, or representative which Controls Borrower or any SPE Component Entity consents to or acquiesces in or joins in an application
for the appointment of a custodian, receiver, trustee, or examiner for Borrower, any SPE Component Entity or any portion of the
Property; (vii) Borrower or any SPE Component Entity makes an assignment for the benefit of creditors or admits in writing in any
insolvency or bankruptcy proceeding its insolvency or inability to pay its debts as they become due; (viii) there is substantive
consolidation of Borrower or any SPE Component Entity (or any Restricted Party) with any other Person in connection with any federal
or state bankruptcy proceeding involving the Guarantor or any of its Affiliates; (ix) Borrower or any SPE Component Entity (or
any Restricted Party) contests or opposes any motion made by Lender to obtain relief from the automatic stay or seeks to reinstate
the automatic stay in the event of any federal or state bankruptcy or insolvency proceeding involving the Guarantor or its Affiliates;
(x) Borrower fails to comply with the Cash Management Agreement relating to the establishment of a Deposit Account (as defined
in the Cash Management Agreement), Cash Management Account, or the institution of cash management generally; or (xi)
Borrower’s failure to deposit any springing Reserve Funds deposits pursuant to the terms of this Agreement. Notwithstanding
the provision set forth in clause (ii) of this paragraph, a voluntary Lien other than a Lien securing an extension of credit filed
against the Property shall not constitute a full recourse trigger for purposes of this paragraph provided such Lien (A) is fully
bonded to the satisfaction of Lender and discharged of record within ninety (90) days of filing, or (B) within such ninety (90)
day period, Lender receives affirmative title insurance from the title insurance company insuring the lien of the Security Instrument
that such Lien is subject and subordinate to the lien of the Security Instrument and no enforcement action is commenced by the
applicable Lien holder. Upon the satisfaction of the conditions set forth in the preceding sentence with respect to the recourse
trigger described in clause (ii) above, or the acceptance by Lender of any other cure by Borrower of a recourse trigger described
in clause (ii) above (which Lender is not obligated to accept and may reject or accept in its sole and absolute discretion), the
Debt shall no longer be fully recourse to Borrower solely as a result of such trigger, provided, however, Borrower shall remain
liable to the extent of any loss, damage, cost, expense, liability, claim or other obligation incurred by Lender (including attorneys’
fees and costs reasonably incurred) arising out of or in connection with such trigger.


Section 13.2     
Survival. The obligations and liabilities of Borrower under this Article 13 shall fully survive indefinitely notwithstanding
any termination, satisfaction, assignment, entry of a judgment of foreclosure, exercise of any power of sale, or delivery of a
deed in lieu of foreclosure of the Security Instrument.




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ARTICLE
14.



NOTICES


Section 14.1     
Notices. All notices or other written communications hereunder shall be deemed to have been properly given (a) upon
delivery, if delivered in person or by facsimile transmission with receipt acknowledged by the recipient thereof and confirmed
by telephone by sender, (b) one (1) Business Day after having been deposited for overnight delivery with any reputable
overnight courier service, or (c) three (3) Business Days after having been deposited in any post office or mail depository
regularly maintained by the U.S. Postal Service and sent by registered or certified mail, postage prepaid, return receipt requested,
addressed as follows:


	If to Borrower:	
        IREIT Flowood Dogwood, L.L.C.

        c/o Inland Real Estate Income Trust, Inc.

        2901 Butterfield Road

        Oak Brook, IL 60523

        Attention: JoAnn McGuinness

        Facsimile No.: (630) 368-2218

         

	With a copy to:	
        The Inland Real Estate Group, Inc./Law Department.

        2901 Butterfield Road

        Oak Brook, IL 60523

        Attention: General Counsel

        Facsimile No.: (630) 218-4900

         

	If to Lender:	WELLS FARGO BANK, NATIONAL ASSOCIATION
	 	Wells Fargo Center
	 	1901 Harrison Street, 2nd Floor
	 	MAC A0227-020
	 	Oakland, California 94612
	 	Attention:  Commercial Mortgage Servicing
	 	Facsimile No.:  866-359-5352
	With a copy to:	Katten Muchin Rosenman LLP

550 South Tryon Street, Ste. 2900

Charlotte, North Carolina  28202-4213

Attention:  Daniel S. Huffenus, Esq.

Facsimile No.:  (704) 344-3056
	 	 


or addressed as
such party may from time to time designate by written notice to the other parties.


Either party by
notice to the other may designate additional or different addresses for subsequent notices or communications.




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ARTICLE
15.



FURTHER ASSURANCES


Section 15.1     
Replacement Documents. Upon receipt of an affidavit of an officer of Lender as to the loss, theft, destruction or mutilation
of the Note, this Agreement or any of the other Loan Documents which is not of public record, and, in the case of any such mutilation,
upon surrender and cancellation of the Note, this Agreement or such other Loan Document, Borrower will issue, in lieu thereof,
a replacement thereof, dated the date of the Note, this Agreement or such other Loan Document, as applicable, in the same principal
amount thereof and otherwise of like tenor.


Section 15.2     
Recording of Security Instrument, etc. Borrower forthwith upon the execution and delivery of the Security Instrument and
thereafter, from time to time, will cause the Security Instrument and any of the other Loan Documents creating a lien or security
interest or evidencing the lien hereof upon the Property and each instrument of further assurance to be filed, registered or recorded
in such manner and in such places as may be required by any present or future law in order to publish notice of and fully to protect
and perfect the lien or security interest hereof upon, and the interest of Lender in, the Property. Borrower will pay all taxes,
filing, registration or recording fees, and all expenses incident to the preparation, execution, acknowledgment and/or recording
of the Note, the Security Instrument, this Agreement, the other Loan Documents, any note, deed of trust or mortgage supplemental
hereto, any security instrument with respect to the Property and any instrument of further assurance, and any modification or amendment
of the foregoing documents, and all federal, state, county and municipal taxes, duties, imposts, assessments and charges arising
out of or in connection with the execution and delivery of the Security Instrument, any deed of trust or mortgage supplemental
hereto, any security instrument with respect to the Property or any instrument of further assurance, and any modification or amendment
of the foregoing documents, except where prohibited by Applicable Law so to do.


Section 15.3     
Further Acts, etc. Borrower will, at the cost of Borrower, and without expense to Lender, do, execute, acknowledge and deliver
all and every further acts, deeds, conveyances, deeds of trust, mortgages, assignments, notices of assignments, transfers and assurances
as Lender shall, from time to time, reasonably require, for the better assuring, conveying, assigning, transferring, and confirming
unto Lender the property and rights hereby mortgaged, deeded, granted, bargained, sold, conveyed, confirmed, pledged, assigned,
warranted and transferred or intended now or hereafter so to be, or which Borrower may be or may hereafter become bound to convey
or assign to Lender, or for carrying out the intention or facilitating the performance of the terms of this Agreement or for filing,
registering or recording the Security Instrument, or for complying with all Applicable Law. Borrower, on demand, will execute and
deliver, and in the event it shall fail to so execute and deliver, hereby authorizes Lender to execute in the name of Borrower
or without the signature of Borrower to the extent




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Lender may lawfully
do so, one or more financing statements to evidence more effectively the security interest of Lender in the Property. Borrower
grants to Lender an irrevocable power of attorney coupled with an interest for the purpose of exercising and perfecting any and
all rights and remedies available to Lender at law and in equity, including without limitation, such rights and remedies available
to Lender pursuant to this Section 15.3.


Section 15.4     
Changes in Tax, Debt, Credit and Documentary Stamp Laws.


(a)            
If any law is enacted or adopted or amended after the date of this Agreement which deducts the Debt from the value of the
Property for the purpose of taxation and which imposes a tax, either directly or indirectly, on the Debt or Lender’s interest
in the Property, Borrower will pay the tax, with interest and penalties thereon, if any. If Lender is advised by counsel chosen
by it that the payment of tax by Borrower would be unlawful or taxable to Lender or unenforceable or provide the basis for a defense
of usury then Lender shall have the option by written notice of not less than one hundred eighty (180) days to declare the Debt
immediately due and payable. No Prepayment Premium shall be due in connection with any prepayment made pursuant to this Section
15.4(a).


(b)           
Borrower will not claim or demand or be entitled to any credit or credits on account of the Debt for any part of the Taxes
or Other Charges assessed against the Property, or any part thereof, and no deduction shall otherwise be made or claimed from the
assessed value of the Property, or any part thereof, for real estate tax purposes by reason of the Security Instrument or the Debt.
If such claim, credit or deduction shall be required by Applicable Law, Lender shall have the option, by written notice of not
less than ninety (90) days, to declare the Debt immediately due and payable. No Prepayment Premium shall be due in connection with
any prepayment made pursuant to this Section 15.4(b).


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




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ARTICLE
16.



WAIVERS


Section 16.1     
Remedies Cumulative; Waivers.


The rights, powers
and remedies of Lender under this Agreement shall be cumulative and not exclusive of any other right, power or remedy which Lender
may have against Borrower pursuant to this Agreement, the Security Instrument, the Note or the other Loan Documents, or existing
at law or in equity or otherwise. Lender’s rights, powers and remedies may be pursued singularly, concurrently or otherwise,
at such time and in such order as Lender may determine in Lender’s sole discretion. No delay or omission to exercise any
remedy, right or power accruing upon an Event of Default shall impair any such remedy, right or power or shall be construed as
a waiver thereof, but any such remedy, right or power may be exercised from time to time and as often as may be deemed expedient.
A waiver of one Default or Event of Default with respect to Borrower shall not be construed to be a waiver of any subsequent Default
or Event of Default by Borrower or to impair any remedy, right or power consequent thereon.


Section 16.2     
Modification, Waiver in Writing.


No modification,
amendment, extension, discharge, termination or waiver of any provision of this Agreement, the Security Instrument, the Note and
the other Loan Documents, nor consent to any departure by Borrower therefrom, shall in any event be effective unless the same shall
be in a writing signed by the party against whom enforcement is sought, and then such waiver or consent shall be effective only
in the specific instance, and for the purpose, for which given. Except as otherwise expressly provided herein, no notice to, or
demand on Borrower, shall entitle Borrower to any other or future notice or demand in the same, similar or other circumstances.


Section 16.3     
Delay Not a Waiver.


Neither any failure
nor any delay on the part of Lender in insisting upon strict performance of any term, condition, covenant or agreement, or exercising
any right, power, remedy or privilege under this Agreement, the Security Instrument, the Note or the other Loan Documents, or any
other instrument given as security therefor, shall operate as or constitute a waiver thereof, nor shall a single or partial exercise
thereof preclude any other future exercise, or the exercise of any other right, power, remedy or privilege. In particular, and
not by way of limitation, by accepting payment after the due date of any amount payable under this Agreement, the Security Instrument,
the Note or the other Loan Documents, Lender shall not be deemed to have waived any right either to require prompt payment when
due of all other amounts due under this Agreement, the Security Instrument, the Note and the other Loan Documents, or to declare
a default for failure to effect prompt payment of any such other amount.




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Section 16.4     
Waiver of Trial by Jury.


TO THE EXTENT PERMITTED
BY APPLICABLE LAW, BORROWER AND LENDER, BY ACCEPTANCE OF THIS AGREEMENT, HEREBY WAIVE, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE
LAW, THE RIGHT TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM, WHETHER IN CONTRACT, TORT OR OTHERWISE, RELATING DIRECTLY
OR INDIRECTLY TO THE LOAN, THE APPLICATION FOR THE LOAN, THIS AGREEMENT, THE NOTE, THE SECURITY INSTRUMENT OR THE OTHER LOAN DOCUMENTS
OR ANY ACTS OR OMISSIONS OF LENDER OR BORROWER.


Section 16.5     
Waiver of Notice.


Borrower shall not
be entitled to any notices of any nature whatsoever from Lender except (a) with respect to matters for which this Agreement
specifically and expressly provides for the giving of notice by Lender to Borrower and (b) with respect to matters for which
Lender is required by Applicable Law to give notice, and Borrower hereby expressly waives the right to receive any notice from
Lender with respect to any matter for which this Agreement does not specifically and expressly provide for the giving of notice
by Lender to Borrower.


Section 16.6     
Remedies of Borrower.


In the event that
a claim or adjudication is made that Lender or its agents have acted unreasonably or unreasonably delayed acting in any case where
by Applicable Law or under this Agreement, the Security Instrument, the Note and the other Loan Documents, Lender or such agent,
as the case may be, has an obligation to act reasonably or promptly, Borrower agrees that neither Lender nor its agents shall be
liable for any monetary damages, and Borrower’s sole remedies shall be limited to commencing an action seeking injunctive
relief or declaratory judgment. The parties hereto agree that any action or proceeding to determine whether Lender has acted reasonably
shall be determined by an action seeking declaratory judgment. Lender agrees that, in such event, it shall cooperate in expediting
any action seeking injunctive relief or declaratory judgment.


Section 16.7     
Marshalling and Other Matters.


Borrower hereby
waives, to the extent permitted by Applicable Law, the benefit of all appraisement, valuation, stay, extension, reinstatement and
redemption laws now or hereafter in force and all rights of marshalling in the event of any sale under the Security Instrument
of the Property or any part thereof or any interest therein. Further, Borrower hereby expressly waives any and all rights of redemption
from sale under any order or decree of foreclosure of the Security Instrument on behalf of Borrower, and on behalf of each and
every person acquiring any interest in or title to the Property subsequent to the date of the Security Instrument and on behalf
of all persons to the extent permitted by Applicable Law.




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Section 16.8     
Waiver of Statute of Limitations.


To the extent permitted
by Applicable Law, Borrower hereby expressly waives and releases to the fullest extent permitted by Applicable Law, the pleading
of any statute of limitations as a defense to payment of the Debt or performance of its obligations hereunder, under the Note,
Security Instrument or other Loan Documents.


Section 16.9     
Waiver of Counterclaim. Borrower hereby waives the right to assert a counterclaim, other than a compulsory counterclaim,
in any action or proceeding brought against it by Lender or its agents.


Section 16.10  
Sole Discretion of Lender. Wherever pursuant to this Agreement (a) Lender exercises any right given to it to approve
or disapprove, (b) any arrangement or term is to be satisfactory to Lender, or (c) any other decision or determination
is to be made by Lender, the decision to approve or disapprove all decisions that arrangements or terms are satisfactory or not
satisfactory, and all other decisions and determinations made by Lender, shall be in the sole discretion of Lender, except as may
be otherwise expressly and specifically provided herein.


ARTICLE
17.



MISCELLANEOUS


Section 17.1     
Survival. This Agreement and all covenants, agreements, representations and warranties made herein and in the certificates
delivered pursuant hereto shall survive the making by Lender of the Loan and the execution and delivery to Lender of the Note,
and shall continue in full force and effect so long as all or any of the Debt is outstanding and unpaid unless a longer period
is expressly set forth in this Agreement, the Security Instrument, the Note or the other Loan Documents. Whenever in this Agreement
any of the parties hereto is referred to, such reference shall be deemed to include the legal representatives, successors and assigns
of such party. All covenants, promises and agreements in this Agreement, by or on behalf of Borrower, shall inure to the benefit
of the legal representatives, successors and assigns of Lender.


Section 17.2     
Governing Law. This Agreement shall be governed, construed, applied and enforced in accordance with the Applicable Laws
of the State and Applicable Laws of the United States of America.


Section 17.3     
Headings. The Article and/or Section headings in this Agreement are included herein for convenience of reference only and
shall not constitute a part of this Agreement for any other purpose.




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Section 17.4     
Severability. Wherever possible, each provision of this Agreement shall be interpreted in such manner as to be effective
and valid under Applicable Law, but if any provision of this Agreement shall be prohibited by or invalid under Applicable Law,
such provision shall be ineffective to the extent of such prohibition or invalidity, without invalidating the remainder of such
provision or the remaining provisions of this Agreement.


Section 17.5     
Preferences. Lender shall have the continuing and exclusive right to apply or reverse and reapply any and all payments by
Borrower to any portion of the obligations of Borrower hereunder. To the extent Borrower makes a payment or payments to Lender,
which payment or proceeds or any part thereof are subsequently invalidated, declared to be fraudulent or preferential, set aside
or required to be repaid to a trustee, receiver or any other party under any Creditors Rights Laws, state or federal law, common
law or equitable cause, then, to the extent of such payment or proceeds received, the obligations hereunder or part thereof intended
to be satisfied shall be revived and continue in full force and effect, as if such payment or proceeds had not been received by
Lender.


Section 17.6     
Expenses. Borrower shall, within ten (10) Business Days of demand, pay Lender all reasonable, out-of-pocket costs and expenses
incurred by Lender in connection with: (a) the preparation, negotiation, execution and delivery of this Agreement and all of the
other Loan Documents; (b) the administration of this Agreement and the other Loan Documents for the term of the Loan and any modifications
and amendments, if any, of this Agreement or any of the other Loan Documents; (c) the processing of any Borrower requests made
hereunder and under any of the other Loan Documents; (d) the enforcement of any remedies hereunder or under the other Loan Documents
or the satisfaction by Lender of any of Borrower’s or Guarantor’s obligations under this Agreement and the other Loan
Documents; (e) enforcing or preserving any rights, in response to third party claims or the prosecuting or defending of any action
or proceeding or other litigation, in each case against, under or affecting Borrower, this Agreement, the Security Instrument,
the Note, the other Loan Documents, the Property, or any other security given for the Loan; and (f) otherwise protecting Lender’s
interests under this Agreement and any other Loan Document, including, without limitation, in connection with any “work-out”
of the Loan or any bankruptcy, insolvency, receivership, reorganization, rehabilitation, liquidation or other similar proceeding
in respect of Borrower, SPE Component Entity or Guarantor or an assignment by Borrower, SPE Component Entity or Guarantor
for the benefit of its creditors. For all purposes of this Agreement and the other Loan Documents, Lender’s costs and expenses
as described above shall also include, without limitation, all appraisal fees, engineering and architect costs and inspection fees,
reasonable legal fees and expenses, accounting fees, fees for the disbursement of any Reserve Funds, environmental and other consultant
fees, auditor fees, and the cost to Lender of any title insurance premiums and title company charges (including for down dates,
abstracts, tax certificates, title insurance endorsements required by Lender, and UCC financing statements, tax lien and litigation
searches), surveys, recording, reconveyance and notary fees, any transfer and mortgage taxes, any Rating Agency fees and expenses,
and any loan servicing and special servicing fees and expenses (including, without limitation, any “work-out” and/or
liquidation fees, but excluding any monthly servicing fees). Borrower shall not be liable




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for the payment of
any such costs and expenses to the extent the same arise by reason of the gross negligence, illegal acts, fraud or willful misconduct
of Lender. Borrower recognizes and agrees that formal written appraisals of the Property by a licensed independent appraiser may
be required by Lender’s internal procedures and/or federal regulatory reporting requirements on an annual and/or specialized
basis and that Lender may, at its option, require inspection of the Property by an independent supervising architect and/or cost
engineering specialist at least semiannually. Notwithstanding the foregoing, Borrower shall not be required to pay for more than
one appraisal in any twelve (12) month period unless an Event of Default occurs and is continuing or as otherwise required by law.
Additionally, if Borrower is undertaking a Restoration or is performing work that requires the obtaining of a building permit,
then Borrower shall pay the reasonable out-of-pocket costs of architects, engineers and other consultants retained by Lender to
review the performance of such Restoration or work. Any amounts payable to Lender pursuant to this Section 17.6 shall become immediately
due and payable upon written demand and, if the same is not paid within ten (10) Business Days from such written demand, shall
bear interest at the Default Rate from the date which is ten (10) Business Days from such written demand until the date such amounts
have been paid.


Section 17.7     
Cost of Enforcement. In the event (a) that the Security Instrument is foreclosed in whole or in part, (b) of the
bankruptcy, insolvency, rehabilitation or other similar proceeding in respect of Borrower or any of its constituent Persons or
an assignment by Borrower or any of its constituent Persons for the benefit of its creditors, or (c) Lender exercises any
of its other remedies under this Agreement, the Security Instrument, the Note and the other Loan Documents, Borrower shall be chargeable
with and agrees to pay all costs of collection and defense, including attorneys’ fees and costs, incurred by Lender or Borrower
in connection therewith and in connection with any appellate proceeding or post judgment action involved therein, together with
all required service or use taxes. Any amounts payable to Lender pursuant to this Section 17.7 shall become immediately due and
payable upon written demand and, if the same is not paid within ten (10) Business Days from such written demand, shall bear interest
at the Default Rate from the date which is ten (10) Business Days from such written demand until the date such amounts have been
paid.


Section 17.8     
Exhibits and Schedules Incorporated. The Exhibits and Schedules annexed hereto are hereby incorporated herein as a part
of this Agreement with the same effect as if set forth in the body hereof.


Section 17.9     
Offsets, Counterclaims and Defenses. Any assignee of Lender’s interest in and to this Agreement, the Security Instrument,
the Note and the other Loan Documents shall take the same free and clear of all offsets, counterclaims or defenses which are unrelated
to such documents which Borrower may otherwise have against any assignor of such documents, and no such unrelated counterclaim
or defense shall be interposed or asserted by Borrower in any action or proceeding brought by any such assignee upon such documents
and any such right to interpose or assert any such unrelated offset, counterclaim or defense in any such action or proceeding is
hereby expressly waived by Borrower.




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Section 17.10  
No Joint Venture or Partnership; No Third Party Beneficiaries.


(a)            
Borrower and Lender intend that the relationships created under this Agreement, the Security Instrument, the Note and the
other Loan Documents be solely that of borrower and lender. Nothing herein or therein is intended to create a joint venture, partnership,
tenancy-in-common, or joint tenancy relationship between Borrower and Lender or to grant Lender any interest in the Property other
than that of mortgagee, beneficiary or lender.


(b)           
This Agreement, the Security Instrument, the Note and the other Loan Documents are solely for the benefit of Lender and
Borrower and nothing contained in this Agreement, the Security Instrument, the Note or the other Loan Documents shall be deemed
to confer upon anyone other than Lender and Borrower any right to insist upon or to enforce the performance or observance of any
of the obligations contained herein or therein. All conditions to the obligations of Lender to make the Loan hereunder are imposed
solely and exclusively for the benefit of Lender and no other Person shall have standing to require satisfaction of such conditions
in accordance with their terms or be entitled to assume that Lender will refuse to make the Loan in the absence of strict compliance
with any or all thereof and no other Person shall under any circumstances be deemed to be a beneficiary of such conditions, any
or all of which may be freely waived in whole or in part by Lender if, in Lender’s sole discretion, Lender deems it advisable
or desirable to do so.


(c)            
The general partners, members, principals and (if Borrower is a trust) beneficial owners of Borrower are experienced in
the ownership and operation of properties similar to the Property, and Borrower and Lender are relying solely upon such expertise
and business plan in connection with the ownership and operation of the Property. Borrower is not relying on Lender’s expertise,
business acumen or advice in connection with the Property.


(d)           
Notwithstanding anything to the contrary contained herein, Lender is not undertaking the performance of (i) any obligations
under the Leases; or (ii) any obligations with respect to such agreements, contracts, certificates, instruments, franchises,
permits, trademarks, licenses and other documents.


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




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


Section 17.11  
Publicity; Advertising.


(a)            
All news releases, publicity or advertising by Borrower or its Affiliates through any media intended to reach the general
public which refers to this Agreement, the Note, the Security Instrument or the other Loan Documents or the financing evidenced
by this Agreement, the Note, the Security Instrument or the other Loan Documents, to Lender or any of its Affiliates shall be subject
to the prior written approval of Lender, not to be unreasonably withheld.


(b)           
Borrower hereby agrees that Lender and its affiliated entities, including, without limitation, Wells Fargo & Company
and its subsidiaries, may publicly identify details of the Loan in their respective advertising and public communications of all
kinds, including, but not limited to, press releases, direct mail, newspapers, magazines, journals, e-mail or internet advertising
or communications. Such details may include the name of the Property, the address of the Property, the amount of the Loan, the
Closing Date, and a description of the size and location of the Property. Notwithstanding the foregoing, all news releases, publicity
or advertising by Lender through any media intended to reach the general public which refers solely to the Borrower or to the Loan
made by the Lender to the Borrower shall be subject to the prior written approval of Borrower, provided however, the foregoing
shall not apply to information provided connection with a Secondary Market Transaction.




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Section 17.12  
Conflict; Construction of Documents; Reliance. In the event of any conflict between the provisions of this Agreement and
the Security Instrument, the Note or any of the other Loan Documents, the provisions of this Agreement shall control. Wherever
the phrase “during the continuance of an Event of Default” or the like appears herein or in any other Loan Document,
such phrase shall not mean or imply that Lender has any obligation to accept a cure of such Event of Default. The parties hereto
acknowledge that they were represented by competent counsel in connection with the negotiation, drafting and execution of this
Agreement, the Note, the Security Instrument and the other Loan Documents and this Agreement, the Note, the Security Instrument
and the other Loan Documents shall not be subject to the principle of construing their meaning against the party which drafted
same. Borrower acknowledges that, with respect to the Loan, Borrower shall rely solely on its own judgment and advisors in entering
into the Loan without relying in any manner on any statements, representations or recommendations of Lender or any parent, subsidiary
or Affiliate of Lender. Lender shall not be subject to any limitation whatsoever in the exercise of any rights or remedies available
to it under this Agreement, the Note, the Security Instrument and the other Loan Documents or any other agreements or instruments
which govern the Loan by virtue of the ownership by it or any parent, subsidiary or Affiliate of Lender of any equity interest
any of them may acquire in Borrower, and, to the extent permitted by Applicable Law, Borrower hereby irrevocably waives the right
to raise any defense or take any action on the basis of the foregoing with respect to Lender’s exercise of any such rights
or remedies. Borrower acknowledges that Lender engages in the business of real estate financings and other real estate transactions
and investments which may be viewed as adverse-to or competitive with the business of Borrower or its Affiliates.


Section 17.13  
Entire Agreement. This Agreement, the Note, the Security Instrument and the other Loan Documents contain the entire agreement
of the parties hereto and thereto in respect of the transactions contemplated hereby and thereby, and all prior agreements among
or between such parties, whether oral or written between Borrower and Lender are superseded by the terms of this Agreement, the
Note, the Security Instrument and the other Loan Documents.


Section 17.14  
Liability. If Borrower consists of more than one person, the obligations and liabilities of each such person hereunder shall
be joint and several. This Agreement shall be binding upon and inure to the benefit of Borrower and Lender and their respective
successors and assigns forever.


Section 17.15  
Duplicate Originals; Counterparts. This Agreement may be executed in any number of duplicate originals and each duplicate
original shall be deemed to be an original. The failure of any party hereto to execute this Agreement, or any counterpart hereof,
shall not relieve the other signatories from their obligations hereunder.


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


	 	BORROWER:
	 	 	 	 
	 	
        IREIT FLOWOOD DOGWOOD,
        L.L.C.

        a Delaware limited liability

	 	 	 	 
	 	By:	
        Inland Real Estate Income
        Trust, Inc.,

        a Maryland corporation, its
        sole member

	 	 	 	 
	 	 	By:	/s/ David Z. Lichterman
	 	 	Name:	David Z. Lichterman
	 	 	Title:	Vice President, Treasurer & CAO
	 	 	 	 
	 	LENDER:
	 	 	 	 
	 	WELLS FARGO BANK, NATIONAL ASSOCIATION
	 	 	 	 
	 	By:	/s/ Jeffrey L. Cirillo
	 	Name:	Jeffrey L. Circillo
	 	Title:	Director


 




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JOINDER AGREEMENT


The undersigned (“Joinder
Party”) hereby acknowledges and agrees that it has read and reviewed the foregoing Loan Agreement to which this Joinder
Agreement has been attached. Capitalized terms used but not defined herein shall have the meaning set forth in the Loan Agreement.


Joinder Party hereby
covenants, represents, warrants, acknowledges and agrees as follows:


(a)Joinder Party
has read and reviewed the Loan Agreement and is familiar with the terms and provisions thereof.


(b)Joinder Party
covenants and agrees to observe and perform all of the covenants and agreements of Joinder Party contained in Article 11 of the
Loan Agreement.


(c)The obligations
of Joinder Party under this Joinder Agreement are enforceable against Joinder Party and are not subject to any defenses, offsets
or counterclaims.


(d)The provisions
of this Joinder Agreement are for the benefit of Lender.


(e)THIS JOINDER
AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED AND INTERPRETED IN ACCORDANCE
WITH, THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.


 


[remainder of page
intentionally left blank]


 




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IN WITNESS WHEREOF,
the undersigned has caused this Joinder Agreement to be duly executed and delivered as of the date first above written.


 


	 	JOINDER PARTY:
	 	 	 	 
	 	
        INLAND REAL ESTATE INCOME
        TRUST, INC., 

        a Maryland corporation

	 	 	 	 
	 	By:	/s/ David Z. Lichterman
	 	Name:	David Z. Lichterman
	 	Title:	Vice President, Treasurer & CAO


 


 




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EXHIBIT A


ADDITIONAL DEFINITIONS


“Actual
Extension Debt Service Coverage Ratio” shall mean as of the last day of the calendar month immediately preceding the
applicable date of calculation, the quotient obtained by dividing (1) the Adjusted Net Cash Flow by (2) the aggregate principal
and interest projected to be due and payable over the twelve (12) month period subsequent to the date of calculation based upon
the then outstanding principal balance of the Loan and an interest rate equal to the LIBOR Spread plus the swapped rate or capped
rate, as applicable, anticipated to be in effect during the Extension Term as determined by Lender. Borrower shall deliver to Lender
such information as is reasonably required for Lender to make all applicable calculations. Lender’s calculation of the Actual
Extension Debt Service Coverage Ratio, and all component calculations, shall be conclusive and binding on Borrower absent manifest
error.


“Assumed
Debt Service Coverage Ratio” shall mean as of the last day of the calendar month immediately preceding the applicable
date of calculation, the quotient obtained by dividing (1) the Adjusted Net Cash Flow by (2) the aggregate principal and interest
projected to be due and payable over the twelve (12) month period subsequent to the date of calculation based upon a debt service
constant equal to ten percent (10.0%). Borrower shall deliver to Lender such information as is reasonably required for Lender to
make all applicable calculations. Lender’s calculation of the Assumed Debt Service Coverage Ratio, and all component calculations,
shall be conclusive and binding on Borrower absent manifest error.


“Adjusted
Net Cash Flow” shall mean NOI minus (a) normalized tenant improvement and leasing commission expenditures equal to $1.50
per square foot per annum, and (b) normalized capital improvements equal to $0.20 per square foot per annum.


“Debt Service
Coverage Ratio” shall mean as of the last day of the calendar month immediately preceding the applicable date of calculation,
the quotient obtained by dividing (1) the Adjusted Net Cash Flow by (2) the aggregate principal and interest projected to
be due and payable over the twelve (12) month period subsequent to the date of calculation. Borrower shall deliver to Lender such
information as is reasonably required for Lender to make all applicable calculations. Lender’s calculation of the Debt Service
Coverage Ratio, and all component calculations, shall be conclusive and binding on Borrower absent manifest error.


“NOI”
shall mean EGI minus Underwritten Operating Expenses.


INCOME


“Underwritten EGI”
shall mean Net Rental Income plus Other Income minus Bad Debt and Rent Concessions.


“Net Rental Income”
shall mean Gross Potential Rent plus Expense Reimbursements minus Vacancy Deduction plus Percentage Rent.




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“Gross Potential Rent”
shall mean gross potential rent, computed in accordance with accounting principles reasonably acceptable to Lender, based on the
most recent rent roll annualized, which should include (a) effective rent for occupied space (that is, actual rent collected from
tenants in actual physical occupancy pursuant to valid Leases (which may be adjusted downward by Lender to reflect market rents),
provided that to the extent a particular tenant is either in a scheduled rent concession period at the time of determination or
has a rent concession period scheduled in the future, such tenant’s annualized rent may be adjusted by Lender in its reasonable
discretion to reflect a normalized annualized amount unless no future rent is scheduled to be received from such tenant in which
case no rent will be included for such tenant) and (b) market rents for vacant space.


“Expense Reimbursements”
shall mean expense reimbursements as determined from the most recent operating statement, to the extent deemed recurring and sustainable,
determined on a trailing 12-month basis (which should include actual expense reimbursements for occupied space and market
expense reimbursements for vacant space and newly-leased space); provided, however, that (a) total Expense Reimbursements cannot
exceed one hundred percent (100%) of Borrower’s actual Operating Expenses, and (b) if the Underwritten Expenses are used
for determination of Operating Expenses, then Lender’s underwritten gross potential expense reimbursements will be used,
which equal $1,200,000.00.


“Vacancy Deduction”
shall be determined by multiplying Gross Potential Rent and Expense Reimbursements by the greatest of (a) the actual vacancy at
the Property at the time of determination, (b) the then-prevailing market vacancy in the vicinity of the Property, and (c) an imputed
vacancy rate of 5.0%.


“Percentage Rent”
shall mean percentage rent as determined from the most recent operating statement, to the extent deemed recurring and sustainable,
determined on a trailing 12-month basis; provided, however, that for any particular tenant, the aggregate annual rent (including
percentage rent) attributed to such tenant cannot exceed market rent.


“Other Income” shall
mean all other applicable income as determined from the most recent operating statement for the Property at the time of determination,
to the extent such income is deemed recurring and sustainable, determined on a trailing 12-month basis, computed in accordance
with accounting principles reasonably acceptable to Lender, including, without limitation (and without duplication), parking income,
cellular tower income, vending income and other similar items. Notwithstanding the foregoing, Other Income will not include insurance
proceeds (other than proceeds of rent loss, business interruption or other similar insurance allocable to the applicable period);
Condemnation Proceeds (other than Condemnation Proceeds arising from a temporary taking or the use and occupancy of all or part
of the applicable Property allocable to the applicable period); proceeds of any financing; proceeds of any sale, exchange or transfer
of the Property or any part thereof or interest therein (including proceeds of any sales of furniture, fixtures and equipment);
capital contributions or loans to Borrower or an Affiliate of Borrower; any item of income otherwise includable in Other Income
but paid directly by any tenant to a Person other than Borrower; any other extraordinary, non-recurring revenues;




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payments paid by or on behalf of any
tenant under a Lease which is the subject of any proceeding or action relating to its bankruptcy, reorganization or other arrangement
pursuant to the Bankruptcy Code or any similar federal or state law or which has been adjudicated a bankrupt or insolvent unless
such Lease has been affirmed by the trustee in such proceeding or action pursuant to a final, non-appealable order of a court of
competent jurisdiction; payments paid by or on behalf of any tenant under a Lease the demised premises of which are not occupied
either by such tenant or an affiliate or sublessee thereof; payments paid by or on behalf of any tenant under a Lease in whole
or partial consideration for the termination of any Lease; sales tax rebates from any Governmental Authority; sales, use and occupancy
taxes on receipts required to be accounted for by Borrower to any Governmental Authority; refunds and uncollectible accounts; interest
income from any source; unforfeited security deposits, utility and other similar deposits; income from tenants not paying rent;
or any disbursements to Borrower from the Reserve Funds.


“Bad Debt” shall
mean debt that remains uncollectible after reasonable efforts have been exhausted to collect the debt. Bad Debt will be determined
on a trailing 12-month basis.


“Rent Concessions”
shall mean any remaining rent concessions for the Leases used to determine Gross Potential Rent (other than any concessions already
accounted for in the determination of Gross Potential Rent above) to the extent such rent concessions relate to the forward 12-month
period at the time of determination.


EXPENSE


“Underwritten Operating Expenses”
shall mean projected annualized Operating Expenses based on a trailing 12-month period adjusted upwards or downwards in
Lender’s reasonable discretion by anticipated changes in Operating Expenses.


“Operating Expenses”
shall mean the greater of (a) all expenses, computed in accordance with accounting principles reasonably acceptable to Lender,
of whatever kind and from whatever source, relating to the ownership, operation, repair, maintenance and management of the Property
that are incurred on a regular monthly or other periodic basis, including, without limitation (and without duplication): Taxes
(based on the most current bill annualized, subject to adjustment by Lender to take into account any change in assessment that
has not yet been reflected in the most current tax bill); Insurance Premiums (based on the most current premium annualized); management
fees (whether or not actually paid) equal to the greater of the actual management fees or 4.0% of Underwritten EGI; costs attributable
to the ordinary operation, repair and maintenance of the Improvements; common area maintenance costs; advertising and marketing
expenses; professional fees; license fees; general and administrative costs and expenses; utilities; payroll, benefits and related
taxes and expenses; janitorial expenses; computer processing charges; operating equipment or other lease payments as approved by
Lender; ground lease payments; bond assessments; and other similar costs and expenses; in each instance, unless otherwise noted,
only to the extent actually paid for by Borrower (the foregoing expenses being referred to herein as “Actual Operating
Expenses”), or (b) Lender’s underwritten operating




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expenses at the time of closing (“Underwritten
Expenses”), which equal $1,486,725.00. Notwithstanding the foregoing, Operating Expenses shall not include debt service
(including principal, interest, impounds and other reserves), capital expenditures, tenant improvement costs, leasing commissions
or other expenses which are paid from escrows required by the Loan Documents; any payment or expense for which Borrower was or
is to be reimbursed from proceeds of the loan or insurance or by any third party; federal, state or local income taxes; any non-cash
charges such as depreciation and amortization; and any item of expense otherwise includable in Operating Expenses which is paid
directly by any tenant except real estate taxes paid directly to any taxing authority by any tenant.


In making the calculations described
herein, applicable line items may be adjusted by Lender in its reasonable discretion (a) to accurately reflect the amounts of any
extraordinary non-recurring items in the relevant period and to reflect on a pro rata basis those items on an annual or semi-annual
basis and (b) to reflect Leases (and projected changes to the applicable line items above) which are either (i) anticipated to
terminate within the 90 days of the date of calculation or (ii) executed with creditworthy tenants with rent commencement
dates scheduled to occur within 90 days of the date of calculation.


 


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SCHEDULE I



IMMEDIATE REPAIRS








None


 


 




    	124



    	 



    

SCHEDULE II



ORGANIZATIONAL CHART








 


 




    	125



    	 



    

SCHEDULE III



DESCRIPTION OF REA’S


 


1.Reciprocal Operating
and Easement Agreement, dated December 12, 2000, by and between Dogwood Festival, L.L.C. (Developer) and McRae’s Stores
Partnership, recorded in Book 931, Page 528 in the office of the Chancery Clerk of Rankin County, Mississippi (the “Recorder’s
Office”), as supplemented by that certain Dogwood Festival Market Supplemental Agreement by and between Dogwood Festival,
L.L.C. and Belk Stores of Mississippi LLC, dated December 12, 2000, as supplemented by that certain Affidavit filed on
February 15, 2001 in Book 937, Page 313 of the Recorder’s Office, as modified by that certain Amendment to Dogwood Festival
Market Reciprocal Operating and Easement Agreement, dated February 25, 2013, by and between Dogwood Festival, L.L.C. and
Belk Stores of Mississippi LLC, recorded in Book 2013, Page 4417 in the Recorder’s Office.


2.Declaration
of Restrictive Covenants by and between Valley Innovative Services, Inc., a Mississippi corporation, and Dogwood Festival,
L.L.C., an Alabama limited liability company, dated December 13, 2000 and recorded on December 13, 2000 in Book 931 at Page
456 of the Recorder’s Office.


 


3.Access Easement Agreement by and between
Valley Innovative Services, Inc., a Mississippi corporation, and Dogwood Festival, L.L.C., an Alabama limited liability company,
dated December 13, 2000 and recorded on December 13, 2000 in Book 931 at Page 495 of the Recorder’s Office.


 


4.Declaration of Restrictive Covenants
by Dogwood Festival, L.L.C, an Alabama limited liability company, dated December 12, 2000 and recorded on December 13, 2000
in Book 931 at Page 663 of the Recorder’s Office, as supplemented by that certain Affidavit filed on February 15,
2001 in Book 937 at Page 313 of the Recorder’s Office, and as amended by that certain First Amendment to Declaration
of Restrictive Covenants, dated November 14, 2001 and recorded on November 19, 2001 in Book 965 at Page 528 of the Recorder’s
Office.


 


 




    	126



    	 



    

SCHEDULE IV



INTENTIONALLY OMITTED


 




    	127



    	 



    

SCHEDULE V



AMORTIZATION SCHEDULE



(attached hereto)




    	128



    	 



    

SCHEDULE VI



RIGHTS OF FIRST REFUSAL / PURCHASE OPTIONS


 


 


NONE




    	129



    	 



    

SCHEDULE VII



ALTERATION CONDITIONS


 


Prior to commencement of such Alterations,
Borrower shall provide to Lender:


1.Plans and specifications for such
Alterations;


2.Evidence that Borrower has obtained
all necessary municipal approvals;


3.A budget for such Alterations;


4.A completion guaranty from Guarantor,
if requested by Lender;


		5.	The identity of the contractor(s) engaged in the Alterations, as well as copies of the contracts
under which they have been engaged; and



		6.	An affidavit certifying that the Alterations comply with all applicable legal requirements, and
do not violate the terms of any Leases.



Upon commencement of such Alterations,
Borrower diligently prosecutes same to completion, or if Borrower elects, to promptly remove such Alterations and restore the applicable
Individual Property.


Upon completion (or removal) of such
Alterations, Borrower shall provide to Lender:


		1.	A certification from a licensed architect or engineer that the Alterations were completed (or removed)
in accordance with all applicable approvals and applicable legal requirements;



		2.	A copy of a final certificate of occupancy with respect to the Alterations (unless certificates
of occupancy are not available in the applicable jurisdiction);



		3.	Lien waivers or other evidence that all sums due to others as a result of such Alterations have
been paid in full;



		4.	A revised survey reflecting such Alterations; and



		5.	Either (a) a date down endorsement to the title policy issued to Lender in connection with
the closing of the Loan, without new exceptions and confirming that no subordinate liens exist related to such Alterations, or
(b) a so-called “comfort letter” from an independent attorney or title company confirming the foregoing.





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SCHEDULE VIII


LEASING CONDITIONS


Such proposed Lease:


		1.	Complies with restrictions of record, restrictions/exclusives in other Leases and Applicable Law
(including zoning laws, regulations and ordinances);



		2.	Contains base rent, allowance and other concessions consistent with local market terms;



		3.	Contains commercially reasonable terms;



		4.	Is subordinate to the Security Instruments, and the tenant thereunder agrees to attorn to Lender
or any purchaser at a sale by foreclosure or power of sale;



		5.	Does not contain any right of first refusal to purchase the applicable Individual Property (or
any part thereof) or purchase option for all or part of such Individual Property;



		6.	Does not contain any early termination rights (other than termination rights vesting upon a violation
of a co-tenancy, casualty or condemnation provision) vesting prior to five (5) years after the commencement date of the proposed
Lease;



		7.	Does not contain any terms that would materially affect Lender’s rights under the Loan Documents;



		8.	Contains a no merger of estates provision; and



		9.	Provides that subleases and assignments do not affect tenant’s primary obligations, except
that the proposed Lease may provide that the tenant may be released from its primary obligations thereunder in connection with
an assignment of such Lease so long as the applicable Lease provision requires that (i) the tenant is not released from its obligations
or liabilities under the Lease first arising or incurred prior to the assignment, (ii) the assignee assume all of the obligations
of the tenant under the Lease, (iii) the assignee has a net worth reasonably acceptable to Lender, and (iv) the assignee has a
creditworthiness reasonably acceptable to Lender.





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SCHEDULE IX


TIF DOCUMENTATION


 


		1.	Tax Increment Assessment and Payment Agreement, dated April 11, 2001, by and between Dogwood
Festival, L.L.C., an Alabama limited liability company (the “Company”) and the City
of Flowood, Mississippi (the “City”).



		2.	Tax Increment Financing Guaranty Agreement, dated April 11, 2001, by and between Aronov Capital,
Inc., an Alabama corporation, and the City.



		3.	Development and Reimbursement Agreement, dated March 21, 2001, by and between the City and the
Company.



		4.	Memorandum of Understanding, dated May 1, 2000, by and between the Company and the City



		5.	Official Bond Statement dated April 3, 2001



		6.	Tax Increment Financing Plan of 2000 City of Flowood, Mississippi (Dogwood Festival Market Project)
prepared by the Company and Duncan-Williams, Inc.



 




 


 


132