Exhibit 10.2


 


VOTING AGREEMENT


 


THIS VOTING AGREEMENT (this “Agreement”)
is made as of April 26, 2021, by and between Tremont Mortgage Trust, a Maryland real estate investment trust (“TRMT”), and
Diane Portnoy, an individual having a business address at c/o The Immigrant Learning Center, Inc., 442 Main Street, Malden, MA 02148 (the
 “Shareholder”).


 


RECITALS:


 


1.       The
Shareholder is the beneficial and record owner of 882,407 common shares of beneficial interest, $0.001 par value per share (“Common
Shares”), of RMR Mortgage Trust, a Maryland statutory trust (the “Trust”).


 


2.       The
Trust and TRMT are contemporaneously entering into that certain Agreement and Plan of Merger (the “Merger Agreement”), dated
as of the date hereof, pursuant to which, among other things, TRMT shall merge with and into the Trust, as contemplated by the Merger
Agreement.


 


3.        In
connection with TRMT’s entry into the Merger Agreement, the Shareholder has agreed to vote in favor of the issuance of Common Shares
in the Merger as contemplated by the Merger Agreement, upon the terms and subject to the conditions set forth herein.


 


In consideration of the foregoing,
the Parties agree as follows:


 


SECTION
I 


 


DEFINITIONS


 


Capitalized terms used in this Agreement without
definition shall have the meanings given therefor in the Merger Agreement. The terms set forth below shall have the following meanings:


 


1.1             
“beneficially own”: the meaning set forth in Rule 13d-3 under the Securities Exchange Act of 1933, as amended.


 


1.2             
“Parties”: TRMT and the Shareholder.


 


1.3             
“Transfer”: any sale, transfer, assignment, pledge, tender, encumbrance or other disposition, including through any
 “short sale” or derivative transactions.


 






     


     


    

 


SECTION
II 


 


REPRESENTATIONS AND WARRANTIES


 


The Shareholder hereby represents and warrants
to TRMT, as of the date of this Agreement, that:


 


(a)              
Ownership. The Shareholder has good and marketable title to, and is the sole legal and beneficial owner of, the Common Shares
set forth in the recitals, in each case free and clear of all liabilities, claims, liens, options, proxies, charges, participations and
encumbrances of any kind or character whatsoever, other than those arising under the securities laws or under the Trust’s governing
documents.


 


(b)              
Authority to Execute and Perform Agreements. The Shareholder has the full legal right and power and all authority required
to enter into, execute and deliver this Agreement and to perform fully the Shareholder’s obligations hereunder. This Agreement has
been duly executed and delivered and constitutes the legal, valid and binding obligation of the Shareholder, enforceable against the Shareholder
in accordance with its terms, except as enforceability may be limited by bankruptcy, insolvency, reorganization, or other laws affecting
creditors’ rights and remedies generally and by general principles of equity (regardless of whether such enforceability is considered
in a proceeding in equity or at law).


 


(c)              
No Conflicts; Consents.


 


(i)                
The execution and delivery by the Shareholder of this Agreement does not, and the consummation of the transactions contemplated
hereby will not, conflict with or result in any violation of or default (with or without notice or lapse of time, or both) under (A) any
contract, agreement or other binding arrangement to which the Shareholder is a party or (B) any judgment, order, writ, injunction or decree
of any court, governmental body, administrative agency or arbitrator applicable to the Shareholder.


 


(ii)                No
consents, authorizations, orders or approvals of any governmental commission, board, or other regulatory body are required to be obtained
or made by the Shareholder in connection with the execution and delivery by the Shareholder of this Agreement and the consummation of
the transactions contemplated hereby.


 


(d)              
Investigation. The Shareholder has had a full opportunity to review and discuss this Agreement and the Merger Agreement
and to ask all questions of TRMT, the Trust and the Trust’s trustees and executive officers necessary in order for the Shareholder
to make an informed decision to enter into this Agreement.


 


SECTION
III 


 


COVENANTS


 


3.1             
Voting Arrangements. The Shareholder has revoked or terminated any proxies, voting trusts, voting agreements or similar
arrangements previously given or entered into with respect to any Common Shares and agrees that, except pursuant to this Agreement, it
shall not grant any proxies, deposit any Common Shares into a voting trust, or enter into any voting agreement with respect to any Common
Shares now or hereafter owned, beneficially or of record, by the Shareholder.


 






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3.2             
Lock-Up. The Shareholder will not (a) directly or indirectly, Transfer, or limit its right to vote in any manner, any Common
Shares, or agree to do either of the foregoing, or (b) take any action which, in either case, would have the effect of preventing or disabling
the Shareholder from performing its obligations under this Agreement.


 


SECTION
IV 


 


VOTING; WAIVER OF RIGHTS


 


4.1             
Agreement to Vote. The Shareholder hereby irrevocably agrees that at any meeting of the shareholders of the Trust held on
or before the Merger Effective Time (the “Trust Shareholders Meeting”), and at every adjournment or postponement thereof,
the Shareholder shall appear (in person or by proxy) at such Trust Shareholders Meeting (or any adjournment or postponement thereof),
and cause all of the Common Shares to be counted as present thereat for purposes of calculating a quorum and shall vote (or cause to be
voted) all Common Shares which it is entitled to vote (a) in favor of (i) the approval of the issuance of Common Shares in the Merger
as contemplated by the Merger Agreement, and (ii) any other proposal in respect of which the vote of shareholders of the Trust is requested
that could reasonably be expected to facilitate the issuance of Common Shares in the Merger as contemplated by the Merger Agreement (including
any proposal to adjourn, recess or postpone the Trust Shareholders Meeting to solicit additional proxies in favor of the approval of the
issuance of Common Shares in the Merger as contemplated by the Merger Agreement if there are not sufficient votes to approve the issuance
of Common Shares in the Merger as contemplated by the Merger Agreement on the date on which such Trust Shareholders Meeting is held);
and (b) against (i) the adoption or approval of any Superior Proposal and (ii) any other proposal in respect of which the vote or other
approval of shareholders of the Trust is requested that could reasonably be expected to impede, materially interfere with, materially
delay or prevent the consummation of the Transactions (including the issuance of Common Shares in the Merger as contemplated by the Merger
Agreement).


 


SECTION
V 


 


MISCELLANEOUS


 


5.1             
Termination. This Agreement shall terminate upon the earlier to occur of (i) the Merger Effective Time or (ii) the termination
of the Merger Agreement in accordance with its terms.


 






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5.2             
Notices. All notices, communications and deliveries required or permitted by this Agreement shall be made in writing signed
by the Party making the same, shall specify the section of this Agreement pursuant to which it is given or being made, and shall be deemed
given or made (i) on the date delivered if delivered by e-mail of a .pdf attachment (providing confirmation of transmission) or in person,
or (ii) on the day after it is delivered, prepaid, to an overnight express delivery service that confirms to the sender delivery on such
day, as follows:


 


If to TRMT, to:


 


Tremont Mortgage Trust


Two Newton Place


255 Washington Street, Suite 300


Newton, Massachusetts 02458


Attn: President


 


If to the Shareholder, to:


 


Diane Portnoy


c/o The Immigrant Learning Center, Inc.


442 Main Street


Malden, MA 02148


 


or to such other representative or at such other
address of a Party as such Party may furnish to the other Parties in writing.


 


5.3             
Section and Other Headings; Interpretation. The headings contained in this Agreement are for reference purposes only and
shall not in any way affect the meaning or interpretation of this Agreement. 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; and section references are to this Agreement, unless otherwise specified. The singular and plural
use of a defined term shall have the correlative meaning. The words “including” and “include” shall be deemed
to be followed by the words “without limitation.”


 


5.4             
Assignment; Successors in Interest. No assignment or transfer by the Shareholder of its rights and obligations under this
Agreement shall be made except with the prior written consent of TRMT. This Agreement shall be binding upon and shall inure to the benefit
of the Parties and their permitted successors and assigns, and any reference to a Party shall also be a reference to a permitted successor
or assign.


 


5.5             
No Third-Party Beneficiaries. With the exception of the Parties, there shall exist no right of any Person to claim a beneficial
interest in this Agreement or any rights occurring by virtue of this Agreement.


 


5.6             
Amendments. To the extent permitted by law, this Agreement may be amended by a subsequent writing signed by each of the
Parties.


 






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5.7             
Controlling Law; Integration; Waiver. This Agreement shall be interpreted, construed, applied and enforced in accordance
with the laws of The State of Maryland. This Agreement supersedes all negotiations, agreements and understandings among the Parties with
respect to the subject matter of this Agreement and constitutes the entire agreement among the Parties. The failure of any Party at any
time or times to require performance of any provisions of this Agreement shall in no manner affect the right to enforce the same. No waiver
by any Party of any conditions, or of the breach of any term, provision, warranty, representation, agreement or covenant contained in
this Agreement, whether by conduct or otherwise, in any one or more instances shall be deemed or construed as a further or continuing
waiver of any such condition or breach of any other term, provision, warranty, representation, agreement or covenant contained in this
Agreement.


 


5.8             
Severability. Any provision of this Agreement which is prohibited or unenforceable in any jurisdiction will, as to such
jurisdiction, be ineffective to the extent of such prohibition or unenforceability without invalidating the remaining provisions of this
Agreement, and any such prohibition or unenforceability in any jurisdiction will not invalidate or render unenforceable such provision
in any other jurisdiction.


 


5.9             
Further Assurances. The Parties shall use all reasonable efforts to take, or cause to be taken, all appropriate action,
to do or cause to be done all things necessary, proper or advisable, and to execute and deliver such documents and other papers, to consummate
the transactions contemplated by this Agreement.


 


5.10           
Specific Performance. The Parties hereto agree that the remedy at law for any breach of this Agreement will be inadequate
and that any Party by whom this Agreement is enforceable shall be entitled to specific performance in addition to any other appropriate
relief or remedy. Such Party may, in its sole discretion, apply to a court of competent jurisdiction for specific performance or injunctive
or such other relief as such court may deem just and proper in order to enforce this Agreement or prevent any violation hereof and, to
the extent permitted by applicable law, each Party waives any objection to the imposition of such relief.


 


5.11           
Counterparts, Etc. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument. Delivery of an executed counterpart of a signature page to this
Agreement by e-mail with a pdf or similar attachment shall be effective as delivery of an original executed counterpart of this Agreement.


 


[Signature Page Follows]


 






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


 


	 	TREMONT MORTGAGE TRUST,

a Maryland real estate investment trust
	 	 
	 	 
	 	By:	/s/
    Thomas J. Lorenzini
	 	Name:	Thomas J. Lorenzini
	 	Title:	President
	 	 	 
	 	 	 
	 	DIANE PORTNOY
	 	 
	 	/s/ Diane Portnoy



 


[Signature Page to Voting Agreement]