Dealer Manager Agreement



 Exhibit 10.1 

 
 



 
 INDUSTRIAL INCOME TRUST INC. 

Up to $2,400,000,000 in Shares of Common Stock 
 DEALER MANAGER AGREEMENT 
 This Dealer Manager Agreement (the
“Agreement”) is made and entered into as of the 27th day of February, 2012 between Industrial Income Trust Inc., a Maryland corporation (the “Company”), Industrial Income Advisors LLC, a Delaware limited liability
company, and Dividend Capital Securities LLC, a Colorado limited liability company (the “Dealer Manager”). 

Whereas, on July 1, 2011, the Company filed a registration statement on Form S-11 (such registration statement and any
prospectus contained therein being respectively referred to herein as the “Registration Statement” and the “Prospectus,” as more fully defined below) with the Securities and Exchange Commission (the “SEC”) for the
registration under the Securities Act of 1933, as amended (the “Securities Act”) of an offering (the “Offering”) of up to $2,400,000,000 in shares of its common stock, $.01 par value per share (the “Shares”); and

 Whereas, the Shares are to be offered for a per Share purchase price of $10.40 per Share (the “Offering
Price”) payable in cash, except as set forth in the Prospectus; and 
 Whereas, the Offering is comprised of
$1,800,000,000 of Shares that will be issued and sold to the public (the “Primary Shares”) and $600,000,000 of Shares that will be offered pursuant to the Company’s distribution reinvestment plan (the “DRIP Shares”) (subject
to the Company’s right to reallocate such Share amounts, as described in the Prospectus); and 
 Whereas, in
connection with the Offering, the minimum initial purchase by any one person shall be at least $2,000 in Shares (except as otherwise indicated in the Prospectus); 
 Whereas, the Company is managed by Industrial Income Advisors LLC (the “Advisor”); and 
 Whereas, the Company desires to retain the Dealer Manager to use its best efforts to sell the Shares and to manage the sale by other participating broker dealers (the “Dealers”) of the
Shares and Dealer Manager desires to serve as the Dealer Manager for the Company for the sale of the Shares upon the terms and conditions set forth in this Agreement and in the Registration Statement. 







 Now, therefore, in consideration of the terms and conditions hereinafter set forth
and for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, it is agreed between the Company, the Advisor and the Dealer Manager as follows: 

 

	1.	Representations and Warranties of the Company: 

 The Company represents and warrants during the full term of this Agreement that: 

a. Registration Statement and Prospectus. The Company has filed a Registration Statement on Form S-11 (Registration Statement
No. 333-175340) and the related Prospectus with the SEC in accordance with applicable requirements of the Securities Act and the applicable rules and regulations (the “Rules and Regulations”) of the SEC promulgated thereunder,
covering the Shares. Said registration statement, which includes a preliminary prospectus, was initially filed with the SEC on July 1, 2011. Copies of such Registration Statement and each amendment thereto have been or will be delivered to the
Dealer Manager. The registration statement (including financial statements, exhibits and all other documents related thereto that are filed as a part thereof or incorporated therein) and prospectus contained therein, as finally amended and revised
at the effective date of the registration statement (including at the effective date of any post-effective amendment thereto), are respectively hereinafter referred to as the “Registration Statement” and the “Prospectus,” except
that if the Prospectus filed by the Company pursuant to Rule 424(b) under the Securities Act shall differ from the Prospectus, the term “Prospectus” shall also include the Prospectus filed pursuant to Rule 424(b). Every contract or
document required by the Securities Act or Rules and Regulations to be filed as an exhibit to the Registration Statement has been and will be so filed with the SEC. 
 b. The Company. The Company is and will be at all times during the Offering duly and validly organized and formed as a corporation under the laws of the state of Maryland, with the power and
authority to conduct its business as described in the Prospectus. 
 c. Compliance with the Securities Act. At the time
the Registration Statement becomes effective and at the time that any post-effective amendment thereto becomes effective, the Registration Statement and Prospectus will comply with the Securities Act and the Rules and Regulations and at the time the
Registration Statement becomes effective and at the time that any post-effective amendment thereto becomes effective and during the Offering the Registration Statement and Prospectus will not contain any untrue statements of material fact or omit to
state any material fact required to be stated therein or necessary in order to make the statements therein not misleading; provided, however, that the foregoing provisions of this Section 1(c) will not apply to statements
contained in or omitted from the Registration Statement or Prospectus that are made in reliance upon and in conformity with information furnished to the Company in writing by the Dealer Manager or any of the Dealers specifically for inclusion in the
Registration Statement or Prospectus. 
 d. Use of Proceeds. The Company intends to use the funds received from the sale
of the Shares as set forth in the Prospectus. 
 e. Absence of Further Consents and Approvals. No consent, approval,
authorization or other order of any governmental authority is required in connection with the execution or delivery by the Company of this Agreement or the issuance and sale by the Company of the Shares, except such as may be required under the
Securities Act or applicable state securities laws. 

  
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 f. No Order of Suspension. No order preventing or suspending the use of a Prospectus
has been issued and no proceedings for that purpose are pending, threatened or, to the knowledge of the Company, contemplated by the SEC; and to the knowledge of the Company, no order suspending the offering of the Shares in any jurisdiction has
been issued and no proceedings for that purpose have been instituted or threatened or are contemplated. 
 g. No Pending
Actions. There are no actions, suits or proceedings pending or to the knowledge of the Company, threatened against the Company at law or in equity or before or by any federal or state commission, regulatory body or administrative agency or other
governmental body, domestic or foreign, which will have a material adverse effect on the business or property of the Company. 

h. Absence of Conflict or Default. The execution and delivery of this Agreement, the consummation of the transactions herein
contemplated and compliance with the terms of this Agreement by the Company will not conflict with or constitute a default under (i) any of its organizational documents, (ii) any, indenture, mortgage, deed of trust, or lease to which the
Company is a party or by which it may be bound, or to which any of the property or assets of the Company is subject, or (iii) any rule, regulation, writ, injunction or decree of any government, governmental instrumentality or court, domestic or
foreign, having jurisdiction over the Company or any of its assets, properties or operations, except in the case of clause (ii) and (iii) for such conflicts or defaults that would not individually or in the aggregate have a material
adverse effect on the condition (financial or otherwise), business, properties or results of operations of the Partnership. 

i. Requisite Authority. The Company has all necessary power and authority to enter into this Agreement and to perform the
transactions contemplated hereby, except to the extent that the enforceability of the indemnity and/or contribution provisions contained in Section 7 of this Agreement may be limited under applicable securities laws and to the extent that the
enforceability of this Agreement may be limited by bankruptcy, insolvency, reorganization, moratorium or other similar laws that affect creditors’ rights generally or by equitable principles relating to the availability of remedies. 

j. Authorization of Agreement. This Agreement has been duly authorized, executed and delivered by the Company, and assuming due
authorization, execution and delivery of this Agreement by the Advisor and the Dealer Manager, will constitute a valid and legally binding agreement of the Company enforceable against the Company in accordance with its terms, except to the extent
that the enforceability of the indemnity and/or contribution provisions contained in Section 7 of this Agreement may be limited under applicable securities laws and to the extent that the enforceability of this Agreement may be limited by
bankruptcy, insolvency, reorganization, moratorium or other similar laws that affect creditors’ rights generally or by equitable principles relating to the availability of remedies. 

k. Authorization of Shares. At the time of the issuance of the Shares, the Shares will have been duly authorized and validly
issued, and upon payment therefor, will be fully paid and nonassessable and will conform to the description thereof contained in the Prospectus; no holder thereof will be subject to personal liability for the obligations of the Company solely by
reason of being such a holder; such Shares are not subject to the preemptive rights of any shareholder of the Company; and all action required to be taken for the authorization, issue and sale of such Shares has been validly and sufficiently taken.

 l. Taxes. The Company has filed all federal, state and foreign income tax returns, which have been required to be
filed, on or before the due date (taking into account all extensions of time to file) and has paid or provided for the payment of all taxes indicated by said returns and all assessments received by the Company to the extent that such taxes or
assessments have become due. 

  
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 m. Financial Statements. The financial statements of the Company included in the
Prospectus present fairly in all material respects the financial position of the Company as of the date indicated and the results of its operations for the periods specified; said financial statements have been prepared in conformity with generally
accepted accounting principles applied on a consistent basis. 
 n. Investment Company Act. The Company does not intend
to conduct its business so as to be an “investment company” as that term is defined in the Investment Company Act of 1940, as amended, and the rules and regulations thereunder, and it will exercise reasonable diligence to ensure that it
does not become an “investment company” within the meaning of the Investment Company Act of 1940, as amended. 
 o.
Qualification as a Real Estate Investment Trust. The Company intends to satisfy the requirements of the Internal Revenue Code of 1986, as amended (the “Code”), for qualification of the Company as a real estate investment trust and,
to the knowledge of the Company, there currently exists no circumstance that will prevent the Company from complying with such requirements as contemplated in the Prospectus with respect to the current taxable year. The Company has operated the
business of the Company so as to comply with such requirements and intends to elect status as a real estate investment trust commencing with the its taxable year ending December 31, 2010. 

p. Sales Material. To the knowledge of the Company, all materials provided by the Company or any of its affiliates to the Dealer,
including materials provided to the Dealer in connection with its due diligence investigation relating to the Offering, were materially accurate as of the date provided. 
 q. Supplemental Sales Materials. Any and all supplemental sales materials prepared by the Company and any of its affiliates (excluding the Dealer Manager) for use with potential investors in
connection with the Offering, when used in conjunction with the Prospectus, did not at the time provided for use, and, as to later provided materials, will not at the time provided for use, include any untrue statement of a material fact nor did
they at the time provided for use, or, as to later provided materials, will they, omit to state a material fact required to be stated therein or necessary to make the statements therein not misleading. If at any time any event occurs as a result of
which such supplemental sales materials when used in conjunction with the Prospectus would include an untrue statement of a material fact or, in view of the circumstances under which they were made, omit to state any material fact necessary to make
the statements therein not misleading, the Company will promptly notify the Dealer thereof. 
  

	2.	Covenants of the Company. 


The Company covenants and agrees with the Dealer Manager during the full term of this Agreement that: 

a. Furnishing Materials. It will, at no expense to the Dealer Manager, furnish the Dealer Manager with such number of printed
copies of the Registration Statement, including all amendments and exhibits thereto, as the Dealer Manager may reasonably request. It will similarly furnish to the Dealer Manager and others designated by the Dealer Manager as many copies of the
following documents as the Dealer Manager may reasonably request: (a) the 

  
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Prospectus in final form and every form of supplemental or amended prospectus; (b) this Agreement; and (c) any other printed advertising, sales literature, supplemental sales materials
or other materials (provided that the use of said advertising. sales literature, supplemental sales materials and other materials has been first approved for use by the Company and filed with all appropriate regulatory agencies). 

b. Qualification of Shares. It will furnish such proper information and execute and file such documents as may be necessary for
the Company to qualify the Shares for offer and sale under the securities laws of such jurisdictions as the Dealer Manager may reasonably designate and will file and make in each year such statements and reports as may be required. The Company will
furnish to the Dealer Manager a copy of such papers filed by the Company in connection with any such qualification. 
 c.
Effectiveness of Registration; Stop Orders. It will: (a) use its best efforts to cause the Registration Statement to become effective; (b) furnish copies of any proposed amendment or supplement of the Registration Statement or
Prospectus to the Dealer Manager; (c) file every amendment or supplement to the Registration Statement or the Prospectus that may be required by the SEC; (d) use its best efforts to prevent the issuance of any order by the SEC, any state
regulatory authority or any other regulatory authority which suspends the effectiveness of the Registration Statement, prevents the use of the Prospectus, or otherwise prevents or suspends the Offering; and (e) if at any time the SEC, any state
regulatory authority or any other regulatory authority shall issue any stop order suspending the effectiveness of the Registration Statement, it will use its best efforts to obtain the lifting of such order at the earliest possible time. 

d. Amendments and Supplements. If at any time when a Prospectus is required to be delivered under the Securities Act any event
occurs as a result of which, in the opinion of either the Company or the Dealer Manager, the Prospectus or any other prospectus then in effect would include an untrue statement of a material fact or, in view of the circumstances under which they
were made, omit to state any material fact necessary to make the statements therein not misleading, the Company will promptly notify the Dealer Manager thereof (unless the information shall have been received from the Dealer Manager) and will effect
the preparation of an amended or supplemental prospectus which will correct such statement or omission. The Company will then promptly prepare such amended or supplemental prospectus or prospectuses as may be necessary to comply with the
requirements of Section 10 of the Securities Act. 
  

	3.	Representations and Warranties of the Advisor. 

 The Advisor represents and warrants during the full term of this Agreement that: 

a. The Company. The Advisor is a limited liability company duly organized, validly existing and in good standing under the laws of
the State of Delaware, with all requisite power and authority to enter into this Agreement and to carry out its obligations hereunder. 
 b. Authorization of Agreement. This Agreement has been duly authorized, executed and delivered by the Advisor, and assuming due authorization, execution and delivery of this Agreement by the
Company and the Dealer Manager, will constitute a valid and legally binding agreement of the Advisor enforceable against the Advisor in accordance with its terms, except to the extent that the enforceability of the indemnity and/or contribution
provisions contained in Section 7 of this Agreement may be limited under applicable securities laws and to the extent that the enforceability of this Agreement may be limited by bankruptcy, insolvency, reorganization, moratorium or other
similar laws that affect creditors’ rights generally or by equitable principles relating to the availability of remedies. 

  
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 c. No Pending Actions. There are no actions, suits or proceedings pending or, to the
knowledge of the Advisor, threatened against the Advisor at law or in equity or before or by any Federal or state commission, regulatory body or administrative agency or other governmental body, domestic or foreign, which could reasonably be
expected to have a material adverse effect on the business or property of the Advisor and its subsidiaries, taken as a whole. 
  

	4.	Representations and Warranties of the Dealer Manager. 

 The Dealer Manager represents and warrants during the full term of this Agreement that: 
 a. The Company. The Dealer Manager is a limited liability company duly organized, validly existing and in good standing under the laws of the State of Colorado, with all requisite power and
authority to enter into this Agreement and to carry out its obligations hereunder. 
 b. Authorization of Agreement. This
Agreement has been duly authorized, executed and delivered by the Dealer Manager, and assuming due authorization, execution and delivery of this Agreement by the Company and the Advisor, will constitute a valid and legally binding agreement of the
Dealer Manager enforceable against the Dealer Manager in accordance with its terms, except as enforceability may be limited by applicable bankruptcy, insolvency or similar laws affecting the enforcement of creditors’ rights generally or by
equitable principles relating to enforceability and except that rights to indemnity and contribution hereunder may be limited by applicable law and public policy. 
 c. Absence of Conflict or Default. The execution and delivery of this Agreement, the consummation of the transactions herein contemplated and compliance with the terms of this Agreement by the
Dealer Manager will not conflict with or constitute a default under (i) its organizational documents, (ii) any indenture, mortgage, deed of trust or lease to which the Dealer Manager is a party or by which it may be bound, or to which any
of the property or assets of the Dealer Manager is subject, or (iii) any rule, regulation, writ, injunction or decree of any government, governmental instrumentality or court, domestic or foreign, having jurisdiction over the Dealer Manager or
its assets, properties or operations, except in the case of clause (ii) or (iii) for such conflicts or defaults that would not individually or in the aggregate have a material adverse effect on the condition (financial or otherwise),
business, properties or results of operations of the Dealer Manager. 
 d. Broker Dealer Registration; FINRA Membership.
The Dealer Manager is, and during the term of this Agreement will be, duly registered as a broker-dealer pursuant to the provisions of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), a member in good standing of the
Financial Industry Regulatory Authority, Inc. (“FINRA”), and a broker or dealer duly registered as such in those states where the Dealer Manager is required to be registered in order to carry out the Offering. Moreover, the Dealer
Manager’s employees and representatives have all required licenses and registrations to act under this Agreement. 
 e.
Anti-Money Laundering. The Dealer Manager has, to the extent required, established and implemented anti-money laundering compliance programs in accordance with applicable law, including applicable FINRA rules, SEC rules and the USA PATRIOT
Act of 2001 and will require that its Dealers establish such programs, reasonably expected to detect and cause the reporting of suspicious transactions in connection with the sale of Shares of the Company. 

  
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 f. Disclosure. The information under the caption “Plan of Distribution” in
the Prospectus and all other information furnished to the Company by the Dealer Manager in writing expressly for use in the Registration Statement, any preliminary prospectus, the Prospectus, or any amendment or supplement thereto does not contain
any untrue statement of a material fact or omit to state any material fact required to be stated therein or necessary to make the statements therein not misleading. 
  

	5.	Appointment, Obligations and Compensation of Dealer Manager. 

 a. Appointment of Dealer Manager; Best Efforts. The Company hereby appoints the Dealer Manager as its agent and principal distributor for the purpose of selling for cash to the public up to the
maximum amount of Shares set forth in the Prospectus (subject to the Company’s right of reallocation, as described in the Prospectus) through Dealers, all of whom shall be members of FINRA, or registered investment advisors or bank trust
departments who are paid no commission or as otherwise described in the Prospectus. The Dealer Manager may not sell Shares for cash directly to its own clients and customers except to institutional investors approved by the Company at the public
offering price or customers of registered investment advisors or bank trust departments, subject to the terms and conditions stated in the Prospectus. The Dealer Manager hereby accepts such agency and distributorship and agrees to use its best
efforts to sell the Shares on said terms and conditions. 
 b. Commencement of Sales; Termination. Promptly after the
effective date of the Registration Statement, the Dealer Manager and the Dealers shall commence the offering of the Shares for cash to the public in jurisdictions in which the Shares are registered or qualified for sale or in which such offering is
otherwise permitted. The Dealer Manager and the Dealers will suspend or terminate offering the Shares upon request of the Company at any time and will resume offering the Shares upon subsequent request of the Company. 

c. Suitability. The Dealer Manager in its agreements with Dealers will require that the Dealers offer Shares, only to persons who
meet the financial qualifications set forth in the Prospectus or in any suitability letter or memorandum sent to it by the Company and will only make offers to persons in the states in which it is advised in writing that the Shares are qualified for
sale or that such qualification is not required. In offering Shares, the Dealer Manager in its agreements with Dealers will require that the Dealers comply, with the provisions of all applicable rules and regulations relating to suitability of
investors, including, without limitation, the provisions of Article III.C. of the Statement of Policy Regarding Real Estate Investment Trusts of the North American Securities Administrators Association, Inc., effective May 7, 2007, as amended
(the “NASAA REIT Guidelines”). 
 d. Offering Price. The Dealer Manager and all Dealers will offer and sell the
Shares for cash at the Offering Price set forth in the Prospectus (except as otherwise provided in the distribution reinvestment plan). 
 e. Commissions, Marketing Support Fees, and Expense Reimbursements. Except as provided in the “Plan of Distribution” section of the Prospectus, as compensation for the services rendered
by the Dealer Manager, the Company agrees that it will pay to the Dealer Manager a sales commission in the amount of seven percent (7.0%) of the gross proceeds of the Primary Shares sold, plus a dealer manager fee in the amount of
two-and-one-half percent (2.5%)

  
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of the gross proceeds of the Primary Shares sold; provided, however, that the Dealer Manager and Dealers may agree to reduce or eliminate the dealer manager fee and the sales
commission on certain sales of Shares as provided in the “Plan of Distribution” section of the Prospectus. 
 Further,
as provided in the “Plan of Distribution” section of the Prospectus, the Advisor will pay up to 0.5% of the gross proceeds of the Primary Shares sold to reimburse the non-accountable expenses of the Dealer Manager and the Dealers and the
Dealer Manager’s payment of a marketing support fee to Dealers (which marketing support fee may also be paid from the Dealer Manager fee) based upon prior or projected volume of sales, the amount of marketing assistance and level of marketing
support provided by such Dealer in the past and the level of marketing support to be provided in the Offering of Shares, which payment is considered to be additional underwriting compensation; provided, however, that the aggregate of
all compensation payable to the Dealer Manager and Dealers will not exceed ten percent (10.0%) of gross offering proceeds of the Primary Shares sold. The Advisor may also reimburse the bona fide due diligence expenses incurred by the Dealer
Manager or Dealers in connection with the Offering upon receipt by the Dealer Manager of an invoice or a similar such itemized statement for such bona fide due diligence expenses. 

Notwithstanding the foregoing, no commissions, payments or other amounts will be paid to the Dealer Manager under this provision unless
or until subscriptions for the purchase of Shares have been accepted by the Company. The Company and the Advisor will not be liable or responsible to any Dealer for direct payment of commissions or any other amounts to any Dealer, it being the sole
and exclusive responsibility of the Dealer Manager for all payments to Dealers. 
 f. Volume and Other Discounts.
Notwithstanding the foregoing, Shares may be sold to (x) executive officers and directors of the Company and their immediate family members, (y) officers and employees of the Advisor or other affiliates and their immediate family members,
and (z) if approved by the Board of Directors of the Company, joint venture partners, consultants and other service providers, at a discount which, as provided in the “Plan of Distribution” section of the Prospectus, reflects a
reduction in (i) the dealer manager fee and/or (ii) the sales commissions otherwise payable with respect to such Shares. Also as provided in the “Plan of Distribution” section of the Prospectus, (i) any Dealer may reduce the
amount of its sales commission on sales of $500,000 or more of Shares to certain purchasers in order to provide a reduction to the total purchase price for such Shares and (ii) the Dealer Manager and any Dealer may reduce the amount of its
dealer manager fee and its sales commission, respectively, on sales in excess of $3,000,000 of Shares to certain purchasers in order to provide a reduction to the total purchase price for such Shares. 

g. Permissible Materials. The Dealer Manager shall use and distribute in conjunction with the offer and sale of any Shares only
the Prospectus (as it may be supplemented or amended from time-to-time) and such sales literature and advertising as shall have been previously been approved in writing by the Company. 

h. Offering Jurisdictions. The Dealer Manager and the Dealers shall cause Shares to be offered and sold only in such jurisdictions
where the Dealer Manager and the respective Dealer are licensed to do so. In addition, the Dealer Manager shall cause Shares to be offered and sold only in those jurisdictions specified in writing by the Company where the offering and sale of its
Shares have been authorized by appropriate regulatory authorities and such list of jurisdictions shall be updated by the Company as additional states are added. 

  
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	6.	Issuance of Confirmations to Purchasers. 

 The Company hereby agrees and assumes the duty to confirm on its behalf and on behalf of Dealers who sell the Shares all orders for purchase of Shares accepted by the Company. Such confirmations will
comply with the rules of the SEC and FINRA, and will comply with applicable laws of such other jurisdictions to the extent the Company is advised of such laws in writing by the Dealer Manager. 

 

	7.	Indemnification. 

 a. The
Company will indemnify and hold harmless the Dealers and the Dealer Manager, their officers and directors and each person, if any, who controls such Dealer or the Dealer Manager within the meaning of Section 15 of the Securities Act from and
against any losses, claims, damages or liabilities, joint or several, to which such Dealers or the Dealer Manager, their officers and directors, or such controlling person may become subject, under the Securities Act or otherwise, insofar as such
losses, claims, damages or liabilities (or actions in respect thereof) arise out of or are based upon (a) any untrue statement or alleged untrue statement of a material fact contained (i) in the Registration Statement (including the
Prospectus and any amendment or supplement to the Prospectus as a part thereof) or any post-effective amendment thereto or (ii) in any blue sky application or other document executed by the Company or on its behalf specifically for the purpose
of qualifying any or all of the Shares for sale under the securities laws of any jurisdiction or based upon written information furnished by the Company under the securities laws thereof (any such application, document or information being
hereinafter called a “Blue Sky Application”), or (b) the omission or alleged omission to state in the Registration Statement (including the Prospectus and any amendment or supplement to the Prospectus as a part thereof) or any
post-effective amendment thereof or in any Blue Sky Application a material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances under which they were made, not misleading, and will reimburse
each Dealer or the Dealer Manager, its officers and directors and each such controlling person for any legal or other expenses reasonably incurred by such Dealer or the Dealer Manager, its officers and directors, or such controlling person in
connection with investigating or defending such loss, claim, damage, liability or action; provided that the Company will not be liable under (a) and (b) hereof to the extent that any such loss, claim, damage or liability arises out of, or
is based upon an untrue statement or alleged untrue statement or omission or alleged omission made in reliance upon and in conformity with written information furnished to the Company or the Dealer Manager by or on behalf of any Dealer or the Dealer
Manager specifically for use with reference to such Dealer or the Dealer Manager in the preparation of the Registration Statement or any such post-effective amendment thereof, any such Blue Sky Application or the Prospectus or any such amendment
thereof or supplement thereto; and further provided that the Company will not be liable in any such case if it is determined that such Dealer or the Dealer Manager was at fault in connection with the loss, claim, damage, liability or action. This
indemnity agreement will be in addition to any liability that the Company may otherwise have. Notwithstanding the foregoing, the Company may not indemnify or hold harmless the Dealer Manager, any Dealer or any of their affiliates in any manner that
would be inconsistent with the provisions to Article II.G of the NASAA REIT Guidelines. In particular, but without limitation, the Company may not indemnify or hold harmless the Dealer Manager, any Dealer or any of their affiliates for
liabilities arising from or out of a violation of state or federal securities laws, unless one or more of the following conditions are met: 
 (i) There has been a successful adjudication on the merits of each count involving alleged securities law violations; 

  
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 (ii) Such claims have been dismissed with prejudice on the merits by a court of competent
jurisdiction; or 
 (iii) A court of competent jurisdiction approves a settlement of the claims against the indemnitee and finds
that indemnification of the settlement and the related costs should be made, and the court considering the request for indemnification has been advised of the position of the SEC and of the published position of any state securities regulatory
authority in which the securities were offered as to indemnification for violations of securities laws. 
 b. The Dealer Manager
will indemnify and hold harmless the Company, each officer and director of the Company, and each person or firm which has signed the Registration Statement and each person, if any, who controls the Company within the meaning of Section 15 of
the Securities Act, from and against any losses, claims, damages or liabilities to which any of the aforesaid parties may become subject, under the Securities Act or otherwise, insofar as such losses, claims, damages or liabilities (or actions in
respect thereof) arise out of or are based upon (a) any untrue statement of a material fact contained (i) in the Registration Statement (including the Prospectus and any amendment or supplement to the Prospectus as a part thereof) or any
post-effective amendment thereof or (ii) any Blue Sky Application, or (b) the omission to state in the Registration Statement (including the Prospectus and any amendment or supplement to the Prospectus as a part thereof) or any
post-effective amendment thereof or in any Blue Sky Application a material fact required to be stated therein or necessary to make the statements therein, in the light of the circumstances under which they were made not misleading, in each case
under (a) and (b) hereof to the extent, but only to the extent, that such untrue statement or omission was made in reliance upon and in conformity with written information furnished to the Company by or on behalf of the Dealer Manager
specifically for use with reference to the Dealer Manager in the preparation of the Registration Statement or any such post-effective amendments thereof or any such Blue Sky Application or the Prospectus or any such amendment thereof or supplement
thereto, or (c) any unauthorized use of sales materials or use of unauthorized verbal representations concerning the Shares by the Dealer Manager and will reimburse the aforesaid parties, in connection with investigation or defending such loss,
claim, damage, liability or action. This indemnity agreement will be in addition to any liability that the Dealer Manager may otherwise have. 
 c. Each Dealer severally will indemnify and hold harmless the Company, the Dealer Manager, the Advisor and each of their directors (including any persons named in the Registration Statement with his
consent, as about to become a director), each of their officers who has signed the Registration Statement and each person, if any, who controls the Company, the Dealer Manager, or the Advisor within the meaning of Section 15 of the Securities
Act from and against any losses, claims, damages or liabilities to which the Company, the Dealer Manager, the Advisor, any such director or officer, or controlling person may become subject, under the Securities Act or otherwise, insofar as such
losses, claims, damages or liabilities (or actions in respect thereof) arise out of or are based upon (a) any untrue statement or alleged untrue statement of a material fact contained (i) in the Registration Statement (including the
Prospectus and any amendment or supplement to the Prospectus as a part thereof) or any post-effective amendment thereof or (ii) in any Blue Sky Application, or (b) the omission or alleged omission to state in the Registration Statement
(including the Prospectus and any amendment or supplement to the Prospectus as a part thereof) or any post-effective amendment thereof or in any Blue Sky Application a material fact required to be stated therein or necessary to make the statements
therein, in the light of the circumstances under which they were made, not misleading, in each case under (a) and (b) hereof to the extent, but only to the extent that such untrue statement or alleged untrue statement or omission or
alleged omission was made in reliance upon and in 

  
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conformity with written information furnished to the Company or the Dealer Manager by or on behalf of such Dealer specifically for use with reference to such Dealer in the preparation of the
Registration Statement or any such post-effective amendments thereof or any such Blue Sky Application or the Prospectus or any such amendment thereof or supplement thereto, or (c) any failure to deliver to any investor the Prospectus and all
supplements thereto and any amended prospectus, any unauthorized use of sales materials, or use of unauthorized verbal representations concerning the Shares by such Dealer or Dealer’s representatives or agents in violation of Section VII
(Prospectus and Supplemental Information) of the Selected Dealer Agreement or otherwise, or (d) any sale in violation of Section IX (Limitation of Offer; Suitability) of the Selected Dealer Agreement, and will reimburse the Company, the Dealer
Manager, and the Advisor and any such directors or officers, or controlling person, in connection with investigating or defending any such loss, claim, damage, liability or action. This indemnity agreement will be in addition to any liability which
such Dealer may otherwise have. 
 d. Promptly after receipt by an indemnified party under this Section 7 of notice of the
commencement of any action, such indemnified party will, if a claim in respect thereof is to be made against any indemnifying party under this Section 7, notify in writing the indemnifying party of the commencement thereof; the omission so to
notify the indemnifying party will relieve it from liability under this Section 7 only in the event and to the extent the failure to provide such notice adversely affects the ability to defend such action. In case any such action is brought
against any indemnified party, and it notifies an indemnifying party of the commencement thereof, the indemnifying party will be entitled, to the extent it may wish, jointly with any other indemnifying party similarly notified, to participate in the
defense thereof, with separate counsel. Such participation shall not relieve such indemnifying party of the obligation to reimburse the indemnified party for reasonable legal and other expenses (subject to paragraph (e) of this Section 7)
incurred by such indemnified party in defending itself, except for such expenses incurred after the indemnifying party has deposited funds sufficient to effect the settlement, with prejudice, of the claim in respect of which indemnity is sought. Any
such indemnifying party shall not be liable to any such indemnified party on account of any settlement of any claim or action effected without the consent of such indemnifying party. 

e. The indemnifying party shall pay all legal fees and expenses of the indemnified party in the defense of such claims or actions;
provided, however, that the indemnifying party shall not be obliged to pay legal expenses and fees to more than one law firm in connection with the defense of similar claims arising out of the same alleged acts or omissions giving rise to such
claims notwithstanding that such actions or claims are alleged or brought by one or more parties against more than one indemnified party. If such claims or actions are alleged or brought against more than one indemnified party, then the indemnifying
party shall only be obliged to reimburse the expenses and fees of the one law firm that has been selected by a majority of the indemnified parties against which such action is finally brought; and in the event a majority of such indemnified parties
is unable to agree on which law firm for which expenses or fees will be reimbursable by the indemnifying party, then payment shall be made to the first law firm of record representing an indemnified party against the action or claim. Such law firm
shall be paid only to the extent of services performed by such law firm and no reimbursement shall be payable to such law firm on account of legal services performed by another law firm. 

f. The indemnity agreements contained in this Section 7 shall remain operative and in full force and effect regardless of
(a) any investigation made by or on behalf of any Dealer, or any person controlling any Dealer or by or on behalf of the Company, the Dealer Manager or any officer or director thereof, or by or on behalf of any person controlling the Company or
the Dealer Manager, (b) delivery of any Shares and payment therefor, and (c) any termination of this Agreement. A successor of any Dealer or of any of the parties to this Agreement, as the case may be, shall be entitled to the benefits of
the indemnity agreements contained in this Section 7. 

  
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	8.	Arbitration. 

 Any
dispute, controversy or claim arising between the parties relating to this Agreement (whether such dispute arises under any federal, state or local statute or regulation, or at common law), shall be resolved by final and binding arbitration
administered in accordance with the then current rules of the American Arbitration Association (“AAA”). Any matter to be settled by arbitration shall be submitted to the AAA in Denver, Colorado and the parties agree to abide by all awards
rendered in such proceedings. The parties shall attempt to designate one arbitrator from the AAA, but if they are unable to do so, then the AAA shall designate an arbitrator. Any arbitrator selected by the parties or the AAA shall be a qualified
Person who has experience with complex real estate disputes. The arbitration shall be final and binding, and enforceable in any court of competent jurisdiction. All awards may be filed with the clerk of one or more courts, state or federal having
jurisdiction over the party against whom such award is rendered or his or her property, as a basis of judgment and of the issuance of execution for its collection. 
  

	9.	Survival of Provisions. 


The respective agreements, representations and warranties of the Company and the Dealer Manager set forth in this Agreement shall remain
operative and in full force and effect regardless of (a) any termination of this Agreement, (b) any investigation made by or on behalf of the Company, the Dealer Manager or any Dealer or any person controlling the Company,
the Dealer Manager or any Dealer, and (c) the acceptance of any payment for the Shares. 
  

	10.	Applicable Law; Venue. 


This Agreement was executed and delivered in, and its validity, interpretation and construction shall be governed by, the laws of the
State of Colorado; provided, however, that causes of action for violations of federal or state securities laws shall not be governed by this Section. Venue for any action brought hereunder shall lie exclusively in Denver, Colorado.

  

	11.	Severability. 

 If any
portion of this Agreement shall be held invalid or inoperative, then so far as is reasonable and possible the remainder of this Agreement shall be considered valid and operative and effect shall be given to the intent manifested by the portion held
invalid or inoperative. 
  

	12.	Delay Not a Waiver. 


Neither the failure nor any delay on the part of any party to this Agreement to exercise any right, remedy, power, or privilege under this
Agreement shall operate as a waiver thereof, nor shall a waiver of any right, remedy, power, or privilege with respect to any occurrence be construed as a waiver of such right, remedy, power, or privilege with respect to any subsequent occurrence.


  
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	13.	Counterparts. 

 This
Agreement may be executed in any number of counterparts. Each counterpart, when executed and delivered, shall be an original contract, but all counterparts, when taken together, shall constitute one and the same Agreement. 

 

	14.	Third-Party Beneficiaries; Successors; and Amendment. 

 a. This Agreement shall inure to the benefit of and be binding upon the Dealer Manager, the Company, the Advisor, and each Dealer who enters into a Selected Dealer Agreement with the Dealer Manager
and their respective successors. Nothing in this Agreement is intended or shall be construed to give to any other person any right, remedy or claim, except as otherwise specifically provided herein. 

b. This Agreement may be amended by the written agreement of the Dealer Manager, the Advisor and the Company. 

 

	15.	Term. 

 Any party to this
Agreement shall have the right to terminate this Agreement on 60 days’ written notice. 
  

	16.	Definitions. 

 Any terms
used but not defined herein shall have the meanings given to them in the Prospectus. 
  

	17.	Notices. 

 All notices,
approvals, requests, and authorizations that are required hereunder to be in writing shall be duly given and deemed to be delivered when delivered in person, by courier, or by over-night delivery service, or deposited in the United States mail,
properly addressed and stamped with the required postage, to the intended recipient, as set forth below. 
  

			
	To the Dealer Manager:	  	Dividend Capital Securities LLC
		  	518 17th Street, 12th Floor
		  	Denver, Colorado 80202
		  	Attn: Charles Murray
		
	To the Company:	  	Industrial Income Trust Inc.
		  	518 17th Street, 17th Floor
		  	Denver, Colorado 80202
		  	Attn: Joshua J. Widoff
		
		  	With a copy to:
		  	Judith D. Fryer
		  	Greenberg Traurig, LLP
		  	200 Park Avenue
		  	New York City, New York 10166


  
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	To the Advisor:	  	Industrial Income Advisors, LLC
		  	518 17th Street, 17th Floor
		  	Denver, Colorado 80202
		  	Attn: Evan H. Zucker
		
		  	With a copy to:
		  	Judith D. Fryer
		  	Greenberg Traurig, LLP
		  	200 Park Avenue
		  	New York City, New York 10166

 Any party may change its address specified above by giving the other party notice of such change in
accordance with this Section. 
 IN WITNESS WHEREOF, the parties hereto have each duly executed this Dealer Manager
Agreement as of the day and year set forth above. 
  

			
	COMPANY
	INDUSTRIAL INCOME TRUST INC.
		
	By:	 	 /s/ Dwight L. Merriman III

		 	Dwight L. Merriman III, Chief Executive Officer
	
	DEALER MANAGER
	DIVIDEND CAPITAL SECURITIES LLC
		
	By:	 	 /s/ Charles Murray

		 	Charles Murray, Principal
	
	ADVISOR
	INDUSTRIAL INCOME ADVISORS LLC
		
	By:	 	 /s/ Evan H. Zucker

		 	Evan H. Zucker, Manager



  
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