Document:

Exhibit 10.12

 

ASSIGNMENT
OF LEASES AND RENTS

[WHITEWATER]

 

THIS ASSIGNMENT OF LEASES AND RENTS (this “Assignment”)
is made this 13th day of February, 2008, by BEHRINGER HARVARD
WHITEWATER, LLC, a Delaware limited liability company (“Grantor”), whose
address is 15601 Dallas Parkway, Suite 600, Addison, Texas 75001
Attention: Gerald J. Reihsen, III, and BANK OF AMERICA, N.A., a national
banking association, as Administrative Agent (in such capacity, together with
any successor Administrative Agent hereafter appointed by the Lenders, “Administrative
Agent”), for itself and on behalf of the Loan Parties (defined below),
whose address is 901 Main Street, 20th Floor, Dallas, Texas 75202 Attn:  Real Estate Administration.

 

RECITALS

 

A.            Behringer Harvard Opportunity OP I,
LP, a Texas limited partnership (the “Operating Partnership”) and
certain of its Subsidiaries, including Grantor, (the “Subsidiary Obligors”)
(the Operating Partnership and Subsidiary Obligors are sometimes referred to
herein, collectively, as “Borrowers”) may from time to time be indebted
to the Loan Parties pursuant to that certain Credit Agreement dated as of even date herewith (as modified,
amended, renewed, restated or supplemented from time to time, the “Credit Agreement”), among Borrowers, Administrative Agent, L/C Issuer, Swap Bank and the
Lenders (herein so called) now or hereafter made a party to the Credit
Agreement (Administrative Agent, L/C Issuer, Swap Bank and Lenders, together with their
respective successors and assigns, are herein called the “Loan Parties”).
 The Credit Agreement evidences, in part, a
$75,000,000 loan (with an option to increase the amount of such loan up to
$150,000,000 as provided in the Credit Agreement) (the “Loan”).

 

B.            In connection with and pursuant to the terms of the
Credit Agreement, Grantor hereby executes and delivers this Assignment to
Administrative Agent, for the ratable benefit of the Loan Parties.

 

 

1

 

AGREEMENT

 

1.             Definitions. 
Capitalized terms used herein but not otherwise defined herein shall
have the meaning assigned to such terms in the Credit Agreement.

 

2.             Property.  Grantor is the owner of that certain real
property described in Exhibit A attached hereto and incorporated
herein by this reference (such real property, together with all improvements
now or hereafter situated thereon, and all appurtenances thereto, being
hereinafter referred to as the “Property”).

 

3.             Loan Documents. Grantor has executed that certain Mortgage,
Assignment of Rents and Leases, Security Agreement, Fixture Filing and
Financing Statement (the “Mortgage”), of even date herewith (this
Assignment, the Credit Agreement, the Mortgage, and all instruments and all
other documents executed in connection with the Loan are hereinafter referred
to collectively as the “Loan Documents”).  The terms “Credit Agreement”, “Mortgage”, and
“Loan Documents” shall be deemed to include any and all modifications,
amendments, extensions, renewals and substitutions, supplements or
restatements, in whole or in part, thereof.

 

4.             Assignment.  As an inducement to the Loan Parties to
extend certain financial accommodations to Borrowers and as additional security
for the Secured Indebtedness (as defined in the Mortgage), Grantor does hereby
absolutely and unconditionally assign, transfer and set over to Administrative
Agent, for the ratable benefit of the Loan Parties, all Rents (hereinafter
defined) and all of Grantor’s rights, title and interest in and under all
Leases (hereinafter defined), subject however to a license hereby granted by
Administrative Agent to Grantor to collect and receive and expend all of the
Rents until the occurrence of a Default. 
Upon the occurrence of a Default, 
Administrative Agent shall have the right, power and privilege (but
shall be under no duty) to terminate Grantor’s license to collect the Rents,
which shall to the fullest extent permitted by applicable law, be sufficient
action by Administrative Agent to entitle Administrative Agent to immediate and
direct payment of the Rents (including delivery to Administrative Agent of
Rents collected for a period in which the termination of Grantor’s license to
collect the Rents occurs and for any subsequent period), for application as
provided in this Assignment, all without the necessity of any further action by
Administrative Agent, including without limitation, any action to obtain
possession of any portion of the Property. 
Leases and Rents are defined as follows:

 

(1)           any
leases, licenses, concession agreements, franchises and other occupancy
agreements and other agreements demising, leasing or granting rights of
possession or use or, to the extent of the interest therein of Grantor, any
sublease, subsublease or sublicense, which now or hereafter may affect the
Property or any part thereof or interest therein, including any agreement
relating to a loan or other advance of funds made in connection with any such
lease, license, concession agreement, franchise or other occupancy agreement
and such sublease, subsublease or sublicense, and every amendment, restatement,
supplement consolidation or other modification of or other agreement relating
to or entered into in connection with such lease, license, concession
agreement, franchise or other occupancy agreement and such sublease,
subsublease or 

 

 

2

 

sublicense, and every guarantee of the performance and observance of
the covenants, conditions and agreements to be performed and observed by the
other party thereto, and any guarantees of leasing commissions (collectively,
the “Leases”); and

 

(2)           all
rents, issues, profits, royalties, receipts, revenues, accounts receivable,
security deposits and other deposits (subject to the prior right of Tenants
making such deposits) and income, including fixed, additional and percentage
rents, occupancy charges, operating expense reimbursements, reimbursements for
increases in taxes, sums paid by Tenants to Grantor to reimburse Grantor for
amounts originally paid or to be paid by Grantor or its agents or Affiliates
for which such Tenants were liable, as, for example, tenant improvements costs
in excess of any work letter, lease takeover costs, moving expenses and tax and
operating expense pass-throughs for which a Tenant is solely liable, parking, valet,
maintenance, common area, tax, insurance, utility and service charges and
contributions, proceeds of sale of electricity, gas, heating, air-conditioning
and other utilities and services, deficiency rents and liquidated damages, and
other benefits (all of the foregoing being hereinafter referred to collectively
as the “Rents”).

 

Notwithstanding
anything contained herein to the contrary, in no event shall this Assignment be
deemed to reduce the Indebtedness by an amount in excess of the actual amount
of cash received by Grantor under any Lease, whether before, during or after
the occurrence of a Default, and Grantor acknowledges that in no event shall
the Indebtedness be reduced by the value from time to time of the Rents of or
from the Property.  In addition,
Administrative Agent reserves the right, at any time, whether before or after
the occurrence of a Default, to re-characterize this Assignment as merely
constituting security for the indebtedness of Grantor to the Loan Parties,
which re-characterization shall be made by written notice delivered to
Grantor.  Grantor’s receipt of any rents,
issues, and profits pursuant to this assignment after the institution of
foreclosure proceedings, either by court action or by the private power of sale
contained in the Mortgage, shall not cure a Default, or affect such proceedings
or sale. THIS ASSIGNMENT SHALL NOT CONSTITUTE OR EVIDENCE
ANY PAYMENT WHATSOEVER ON ACCOUNT OF THE INDEBTEDNESS, AND THE INDEBTEDNESS
SHALL BE REDUCED BY AMOUNTS IN THE COLLECTION ACCOUNT ONLY IF AND TO THE EXTENT
THAT SUCH AMOUNTS ARE ACTUALLY PAID TO ADMINISTRATIVE AGENT, FOR THE RATABLE
BENEFIT OF THE LOAN PARTIES, AND APPLIED BY THE LOAN PARTIES IN REDUCTION OF
THE UNPAID PRINCIPAL BALANCE OF THE INDEBTEDNESS.

 

5.             Warranties and Covenants as to
Leases.    Grantor represents,
warrants, and covenants to Administrative Agent and the Loan Parties that (i) it
has delivered to Administrative Agent a true and correct copy of all Leases and
each guarantee thereof (if any), affecting any part of the Property, together
with an accurate and complete rent roll for the Property, and no such Lease or
guarantee contains any option to purchase all or any portion of the Property or
any interest therein or contains any right of first refusal relating to any sale
of the Property or any portion thereof or interest therein; (ii) it now is
(or with respect to Leases not yet in existence, will be immediately upon the
execution thereof) the absolute owner of any Leases, with full right 

 

 

3

 

and title to assign the same and the Rents due or to become due
thereunder; that any existing Leases are valid, in full force and effect, and
have not been modified or amended, except as stated herein; (iii) there is
no outstanding assignment or pledge of the Leases or of the Rents due or to
become due thereunder; (iv) there are no existing defaults under the terms
of the Leases on the part of Grantor or, to the best knowledge of Grantor, any
other party thereto; and (v) that no Rents payable under the Leases have
been or will be hereafter anticipated, discounted, released, waived,
compromised, or otherwise discharged without Administrative Agent’s prior
written consent.  Grantor also represents, warrants, and covenants that
all Tenants under the Leases are paying rent on fully executed Leases; and that
the existing Leases contain no cancellation clauses in favor of the Tenants or
prepayment of rent clauses allowing prepayment of more than one (1) month’s
rent in advance.  All future Leases shall be executed on the lease form
approved by Administrative Agent in accordance with the Credit Agreement.

 

6.             Covenant to Defend Actions.    Grantor shall, at Grantor’s sole cost
and expense, appear in and defend any action or proceeding arising under,
growing out of, or in any manner connected with any Leases or the obligations,
duties, or liabilities of the lessor or lessee thereunder, and shall pay all
reasonable costs and expenses, including reasonable attorneys’ fees, which
Administrative Agent may incur in connection with Administrative Agent’s
appearance, voluntary or otherwise, in any such action or proceeding.

 

7.             Administrative Agent Rights as
to Leases and Rents.    This is
a current, direct and absolute assignment, and Administrative Agent, on behalf
of the Loan Parties, shall have the right, at its option after the occurrence
of and during the continuation of a Default, to enter and take possession of
the Property and to perform all acts necessary for the operation and
maintenance of the Property in the same manner and to the same extent that
Grantor might reasonably so act.  In furtherance of the foregoing, and not
by way of limitation, Administrative Agent is empowered, but shall have no
obligation, to collect the Rents accruing under any Lease, to enforce payment
thereof and the performance of any and all terms and provisions thereof, to
exercise all the rights and privileges of Grantor thereunder, including the
right to fix or modify Rents, to demand and sue for possession of the premises
covered by any Lease, and to relet such premises and collect the Rents accruing
by reason of such reletting.  Administrative Agent shall apply the Rents
as specified in Section 8 below.

 

8.             License to Grantor Until Default.   Until the occurrence of a Default,
Grantor shall have a license (which license shall terminate automatically and
without further notice upon the occurrence of a Default) to collect, but not
prior to accrual, the Rents under the Leases and, where applicable, subleases,
such Rents to be held in trust for Administrative Agent, for the ratable behalf
of the Loan Parties, and to otherwise deal with all Leases as permitted by this
Assignment.  Each month, provided no
Default has occurred and is continuing, Grantor may retain such Rents as were
collected that month and held in trust for Administrative Agent; provided,
however, that all Rents collected by Grantor shall be applied first to
the pay the costs and expenses associated with the ownership, maintenance,
development, operating, and marketing of the Property, including all amounts
then required to be paid under the Loan Documents, before using or applying
such Rents for any other purpose.  Upon
the revocation of such license, all Rents shall be paid directly to
Administrative Agent, for the ratable behalf of the 

 

 

4

 

Loan Parties, and not through Grantor, all without the necessity of any
further action by Administrative Agent, including, without limitation, any
action to obtain possession of all or any portion of the Property or any action
for the appointment of a receiver. 
Grantor hereby authorizes and directs the Tenants under the Leases to
pay Rents to Administrative Agent upon written demand by Administrative Agent,
without further consent of Grantor, without any obligation of such Tenants to
determine whether a Default has in fact occurred and regardless of whether
Administrative Agent has taken possession of any portion of the Property, and
the Tenants may rely upon any written statement delivered by Administrative
Agent to the Tenants.  Any such payments
to Administrative Agent shall constitute payments to Grantor under the Leases,
and Grantor hereby irrevocably appoints Administrative Agent as its
attorney-in-fact to do all things, after a Default, which Grantor might
otherwise do with respect to the Property and the Leases thereon, including,
without limitation, (i) collecting Rents with or without suit and applying
the same, less expenses of collection, to any of the obligations or sums due to
the Loan Parties hereunder or under the Loan Documents or to expenses of
operating and maintaining the Property (including reasonable reserves for
anticipated expenses), at the option of the Administrative Agent, all in such
manner as may be determined by Administrative Agent, (ii) leasing, in the
name of Grantor, the whole or any part of the Property which may become vacant,
and (iii) employing agents therefor and paying such agents reasonable
compensation for their services.  The
curing of such Default, unless other Defaults also then exist, shall entitle
Grantor to recover its aforesaid license to do any such things which Grantor
might otherwise do with respect to the Property and the Leases thereon and to
again collect such Rents.  The powers and
rights granted in this paragraph shall be in addition to the other remedies
herein provided for upon the occurrence of a Default and may be exercised
independently of or concurrently with any of said remedies.  Nothing in the foregoing shall be construed
to impose any obligation upon Administrative Agent, or any Loan Party, to
exercise any power or right granted in this paragraph or to assume any
liability under any Lease of any part of the Property and no liability shall
attach to Administrative Agent and the Loan Parties for failure or inability to
collect any Rents under any Lease.  Administrative Agent’s rights and
remedies hereunder upon the occurrence of a Default shall include, without
limitation, the fullest range and benefit of the rights and remedies made
available to an assignee and/or mortgagee pursuant to Minn. Stat. § 576.01 and
Minn. Stat. § 559.17, as said statutes may be amended from time to time.  Nothing contained herein which may be
construed as contrary to said statutes shall invalidate any other provision
hereof.  In the event that Administrative
Agent elects to exercise its remedies under said statutes, or any of said
remedies, the terms and provisions of said statutes, as amended, governing the
exercise of said remedies shall govern, control and take precedence over any
contrary or inconsistent terms contained in this Assignment.  Thus, all Rents collected by Administrative
Agent shall be applied first as provided by Minn. Stat. §576.01, subdivision 2,
and then as otherwise herein provided. 
The exercise by Administrative Agent of the statutory remedies
referenced in this paragraph shall not constitute Administrative Agent a “mortgagee-in-possession”
under Minnesota law, or give rise to any liability which might otherwise attach
to Administrative Agent as a mortgagee-in-possession.

 

Notwithstanding
any provision of this Assignment to the contrary, all Rents collected by
Administrative Agent or a receiver shall be applied as follows:

 

 

5

 

(a)           to the payment of all reasonable fees
of any receiver appointed by court;

 

(b)           to the payment of all tenant security
deposits then owing to any lessee under any Lease pursuant to the provisions of
Minn. Stat. § 504B.178, if applicable;

 

(c)           to the payment of all prior or
current real estate taxes or special assessments with respect to the Property,
or if the Loan Documents require periodic escrow payments for such taxes or
assessments, to the escrow payments then due;

 

(d)           to the payment of all premiums then
due for the insurance required with respect to the Property by the provisions
of the Loan Documents, or if the Loan Documents require periodic escrow
payments for such premiums, to the escrow payments then due;

 

(e)           to the keeping of the covenants of a
landlord pursuant to Minn. Stat. § 504B.161. subdivision 1, if applicable;

 

(f)            to the payment of costs incurred in
normal maintenance and operation of the Property;

 

(g)           Subject to Grantor’s rights (if any)
under Minn. Stat. § 580.30 and if received prior to any foreclosure sale of the
Property pursuant to the Mortgage, first to the amount needed to reinstate the
Mortgage, and then to Administrative Agent for the payment of the Secured
Indebtedness but no such payment made after the acceleration of any or all of
the Secured Indebtedness shall affect such acceleration;

 

(h)           if received during or with respect to
the period of redemption after a foreclosure sale of the Property pursuant to
the Mortgage:

 

(i)            if the purchaser at the foreclosure sale is not
Administrative Agent, first to Administrative Agent to the extent of any
deficiency of the sale proceeds to repay the Secured Indebtedness, second to
the purchaser as a credit to the redemption price, but if the Property is not
redeemed, then to the purchaser of the Property; and

 

(ii)           if the purchaser at the foreclosure sale is Administrative
Agent, to Administrative Agent to the extent of any deficiency of the sale
proceeds to repay the Secured Indebtedness and the balance to be retained by
Administrative Agent as a credit to the redemption price, but if the Property
is not redeemed, then to Administrative Agent, whether or not such deficiency
exists.

 

The
rights and powers of Administrative Agent and any receiver under this
Assignment and the application of Rents under this Section 8 shall
continue until the expiration of the redemption period from any foreclosure
sale pursuant to the Mortgage, whether or not any deficiency remains after a
foreclosure.

 

9.             Authorization to Tenants.    Grantor hereby irrevocably agrees and
directs that the Tenant under each Lease shall, upon demand and notice from
Administrative Agent that 

 

 

6

 

Administrative
Agent has revoked the license contained in Section 8 hereof, pay all
Rents under such Lease to Administrative Agent, for the ratable behalf of the
Loan Parties, without liability on the part of such Tenant for determining the
validity or propriety of Administrative Agent’s revocation of such license, and
notwithstanding any claim by Grantor that Administrative Agent’s revocation of
such license is invalid or improper.  Grantor shall have no claim against
any such Tenant for any Rents or other sums paid by such Tenant to
Administrative Agent.

 

10.           No Responsibility Until Entry.    Prior to Administrative Agent’s actual
entry and taking possession of the Property immediately affected by any Lease,
this Assignment shall not operate to place responsibility upon Administrative
Agent and the Loan Parties for the condition, safety, control, care,
management, or repair of the Property.  Nothing contained herein shall be
construed to bind Administrative Agent or any of the Loan Parties at any time
to the performance of any of the terms or provisions contained in any Lease, or
otherwise to impose any obligation on Administrative Agent and the Loan
Parties, including, without limitation, any liability under any covenant of
quiet enjoyment contained in any Lease in the event that any Lease shall be
terminated or any Tenant dispossessed upon foreclosure of any of the Loan
Documents.  GRANTOR AGREES TO INDEMNIFY AND HOLD
ADMINISTRATIVE AGENT AND LOAN PARTIES HARMLESS OF AND FROM ANY AND ALL CLAIMS,
LIABILITIES, LOSSES, EXPENSES, OR DAMAGES WHICH ADMINISTRATIVE AGENT AND THE
LOAN PARTIES MAY INCUR UNDER ANY LEASE, OR BY REASON OF THIS ASSIGNMENT,
EXCEPT ON ACCOUNT OF WILLFUL MISCONDUCT OR GROSS NEGLIGENCE OF ADMINISTRATIVE
AGENT OR ANY LOAN PARTY.

 

11.           Grantor to Perform and Enforce Leases.    Grantor shall perform, both before and
after any revocation by Administrative Agent of the license contained in Section 8
hereof, all of Grantor’s covenants, agreements, and obligations as lessor under
any Leases, and shall not suffer or permit to occur any release of liability of
any Tenant or the accrual of any right in any Tenant to withhold any Rent or
other sum payable under the terms of any Lease.  Grantor shall give prompt
notice to Administrative Agent of any notice of default received from any
Tenant or from any other person relative to the Property, and shall furnish
Administrative Agent with a copy of any such notice.  If requested by
Administrative Agent, Grantor shall enforce each Lease and all remedies
available to Grantor against the Tenant thereunder in the event of any default
by such Tenant.

 

12.           No Impairment of Administrative Agent’s Interests.    Grantor shall not make any other or
further assignments of any Lease or of any interest therein, or of any of the
Rents payable thereunder.  Grantor shall
not modify or amend the terms of any guaranty of any Lease or cancel or
terminate any such guaranty, nor consent to the assignment of any Lease, or any
subletting thereunder, except in accordance with the terms of the Credit
Agreement.

 

13.           Administrative Agent’s Rights to Perform.   If Grantor shall fail to make any
payment or to perform any act required of Grantor under the terms hereof, then
(without waiving any rights of Administrative Agent under the provisions of Section 14
hereof) Administrative Agent may, but shall not be obligated to, without notice
to or demand on Grantor, and without releasing Grantor from any obligation
hereof, make or perform the same in such manner and to 

 

 

7

 

such
extent as Administrative Agent may deem necessary to protect the security
hereof, including specifically, without limitation, appearing in and defending
any action or proceeding purporting to affect the security hereof or the rights
or powers of Grantor or Administrative Agent, performing or discharging any
obligation, covenant, or agreement of Grantor under any Lease, and, in
exercising any of such powers, paying all necessary costs and expenses,
employing counsel, and incurring and paying reasonable attorneys’ fees. 
Any sum advanced or paid by Administrative Agent for any such purpose shall be
immediately due and payable to Administrative Agent, on behalf of the Loan
Parties, by Grantor, and shall bear interest at the Past Due Rate (as that term
is defined in the Credit Agreement) from the date paid or advanced by
Administrative Agent until repaid by Grantor.

 

14.           Cross Default Provision. Any default by Grantor in
the performance or observance of any covenant or condition hereof shall be
deemed a Default under each of the Loan Documents, entitling Administrative
Agent, for and on behalf of the Loan Parties, to exercise all or any remedies
available to Administrative Agent and the Loan Parties under the terms of any
or all Loan Documents, and any Default under any other Loan Document (subject
to any applicable grace periods) shall be deemed a Default hereunder, entitling
Administrative Agent, for and on behalf of the Loan Parties, to exercise any or
all remedies provided for herein.

 

15.           No Waiver. 
  Failure by Administrative Agent to exercise any right which it
may have hereunder shall not be deemed a waiver thereof unless so agreed in
writing by Administrative Agent, on behalf of the Loan Parties, and the waiver
by Administrative Agent of any default by Grantor hereunder shall not
constitute a continuing waiver or a waiver of any other default or of the same
default on any future occasion.

 

16.           Rights of Successors to Administrative Agent.    Administrative Agent shall have the
right to assign all of Grantor’s right, title, and interest in any or all
Leases and Rents (to the extent of the interests therein conferred upon
Administrative Agent by the terms hereof) to any subsequent holder or owner of
the Loan Documents, or to any person who shall acquire title to the Property
through foreclosure or otherwise.  From and after the acquisition of title
to the Property by any person, through foreclosure or conveyance in lieu of
foreclosure, no assignee of Grantor’s interest in any Lease shall be liable to
account to Grantor for the Rents thereafter accruing.

 

17.           Effect of Release of Mortgage.    The recording of any valid
satisfaction or release of the Mortgage shall operate as a release of this
Assignment in favor of the then owner of the Property, provided that the
recording of any valid partial release of said Mortgage shall operate as a
release hereof only with respect to that portion of the Property thereby
released from said Mortgage, the term “Property” as used herein being deemed
thereafter to refer only to that portion of the Property remaining encumbered by
said Mortgage, and the term “Grantor” as used herein being deemed thereafter to
refer only to the owner or owners of such remaining portion of the
Property.  Notwithstanding anything to
the contrary contained herein, if, in the event of a foreclosure of the
Mortgage, less than the full amount then owing under the Loan Instruments is
bid at any resulting foreclosure sale, this Assignment shall not be released
but shall remain in full 

 

 

8

 

force
and effect after such foreclosure sale and during the entire statutory period of redemption,
and Rents collected during that period shall be applied as provided for in the
Mortgage.

 

18.           Notices.    All notices or other communications
required or permitted to be given pursuant to this Assignment shall be in
writing and shall be considered as properly given if sent in accordance with
the terms of the Credit Agreement, unless otherwise expressly required by
statute.

 

19.           Administrative Agent Affidavits of Debt Due.    The affidavit of any officer of
Administrative Agent stating that any part of the indebtedness secured hereby
remains unpaid shall constitute conclusive evidence of the validity,
effectiveness, and continuing force of this Assignment, and any person may and
is hereby authorized to rely upon such affidavit.

 

20.           Rights Cumulative. 
  The rights and remedies of Administrative Agent under this
Assignment are cumulative and are not in lieu of, but are in addition to, any
other rights or remedies which Administrative Agent shall have under the Credit
Agreement, the Mortgage, or any other Loan Document.

 

21.           Administrative Agent Not Mortgagee-in-Possession.   Nothing herein shall be construed to
constitute Administrative Agent as a “mortgagee-in-possession” in the absence
of its taking actual possession of the Property pursuant to the powers granted
herein or in any other Loan Document or to impose any liability or obligation
on Administrative Agent under or with respect to the Leases and Rents.  Any Rents or any other monies collected by
Administrative Agent in connection with the Property shall be applied by
Administrative Agent as required in Section 8.

 

22.           Binding Effect. 
  The provisions of this Assignment shall be binding upon and shall
inure to the benefit of the parties hereto and their respective successors and
permitted assigns.

 

23.           Severability. 
  If any provision under this Assignment shall be invalid, illegal,
or unenforceable, it shall not affect or impair the validity, legality, and
enforceability of any other provision of this Assignment.

 

24.           Amendment. 
  This Assignment may not be amended, modified, or changed, nor
shall any waiver of any provision hereof be effective, except only by an
instrument in writing signed by the party against whom enforcement of any
waiver, amendment, change, modification, or discharge is sought.

 

25.           Captions. 
  The captions and headings in this Assignment are for convenience
only and shall not be considered in interpreting the provisions of this
Assignment.

 

26.           Governing
Law.   This Assignment shall be governed by and
construed in accordance with the laws of the United States and of the
Minnesota.

 

 

9

 

27.           No Construction Against Preparer.   This Assignment has been prepared by
Administrative Agent and its professional advisors and reviewed by Grantor and
its professional advisors. 
Administrative Agent, Grantor, and their separate advisors believe that
this Assignment is the product of all of their efforts, that it expresses their
agreement, and that it should not be interpreted in favor of either
Administrative Agent or Grantor or against either Administrative Agent or
Grantor merely because of their efforts in preparing it.

 

[SIGNATURES
ON FOLLOWING PAGE]

 

 

10

 

IN WITNESS WHEREOF, Grantor has executed this Assignment on the date
first above written.

 

	
  GRANTOR:

  
	
   

  	
   

  
	
  BEHRINGER HARVARD
  WHITEWATER, LLC, a Delaware limited liability company

  
	
   

  	
   

  
	
  By:

  	
  /s/ Gerald J.
  Reihsen, III

  
	
  Name:

  	
  Gerald J.
  Reihsen, III

  
	
  Title: 

  	
  Secretary

  
			

 

	
  STATE OF TEXAS

  	
  §

  
	
   

  	
  §    ss.   Dallas

  
	
  COUNTY OF DALLAS

  	
  §

  

 

The foregoing instrument was acknowledged before me this
         day of February, 2008, by
Gerald J. Reihsen, III, Secretary of Behringer Harvard Whitewater, LLC, a
Delaware limited liability company, on behalf such company.

 

Witness my hand and official seal.

 

	
   

  
	
  Notary Public,
  State of Texas

  	
   

  
	
   

  	
   

  
	
  My commission expires:Exhibit 10.13

 

ASSIGNMENT
OF LEASES AND RENTS

[ LAS COLINAS]

 

THIS ASSIGNMENT OF LEASES AND RENTS (this “Assignment”)
is made this 13th day of February, 2008, by BEHRINGER
HARVARD LAS COLINAS LP,
a Delaware limited partnership (“Grantor”), whose
address is 15601 Dallas Parkway, Suite 600, Addison, Texas 75001
Attention: Gerald J. Reihsen, III, and BANK OF AMERICA, N.A., a national
banking association, as Administrative Agent (in such capacity, together with
any successor Administrative Agent hereafter appointed by the Lenders, “Administrative
Agent”), for and on behalf of the Loan Parties (defined below), whose
address is 901 Main Street, 20th Floor, Dallas, Texas 75202 Attn:  Real Estate Loan Administration.

 

RECITALS

 

A.            Behringer Harvard Opportunity OP I, LP, a Texas limited
partnership (the “Operating Partnership”) and certain of its
Subsidiaries, including Grantor, (the “Subsidiary Obligors”) (the
Operating Partnership and Subsidiary Obligors are sometimes referred to herein,
collectively, as “Borrowers”) may from time to time be indebted to the
Loan Parties pursuant to that certain Credit
Agreement dated of even date herewith (as modified, amended, renewed,
restated or supplemented from time to time, the “Credit Agreement”), among Borrowers, L/C
Issuer, Swap Bank and the Lenders (herein so called) now or hereafter made a
party to the Credit Agreement (Administrative Agent, L/C Issuer, Swap Bank and Lenders, together with their
respective successors and assigns, are herein called the “Loan Parties”),
Grantor and the other Subsidiary Obligors from time to time made a party
thereto.  The Credit Agreement evidences, in part, a
$75,000,000 loan (with an option to increase the amount of such loan up to
$150,000,000 as provided in the Credit Agreement) (the “Loan”).

 

B.            In
connection with and pursuant to the terms of the Credit Agreement, Grantor
hereby executes and delivers this Assignment to Administrative Agent, for the
ratable behalf of the Loan Parties.

 

AGREEMENT

 

1.             Definitions.  Capitalized terms used herein but not
otherwise defined herein shall have the meaning assigned to such terms in the
Credit Agreement.

 

2.             Property. 
Grantor is the owner of that certain real property described in Exhibit A
attached hereto and incorporated herein by this reference (such real property,
together with all improvements now or hereafter situated thereon, and all
appurtenances thereto, being hereinafter referred to as the “Property”).

 

3.             Loan Documents. Grantor has executed that certain Deed of Trust,
Assignment of Rents and Leases, Security Agreement, Fixture Filing and
Financing Statement (the “Deed of 

 

 

1

 

Trust”), of even date herewith (this
Assignment, the Credit Agreement, the Deed of Trust, and all instruments and all
other documents executed in connection with the Loan are hereinafter referred
to collectively as the “Loan Documents”).  The terms “Credit
Agreement”, “Deed of Trust”, and “Loan Documents” shall be deemed to include
any and all modifications, amendments, extensions, renewals and substitutions,
supplements or restatements, in whole or in part, thereof.

 

4.             Assignment.  As an inducement to the Loan Parties to
extend certain financial accommodations to Borrowers, Grantor hereby assigns,
sells, conveys, and sets over unto Administrative Agent, for the ratable behalf
of the Loan Parties, all of Grantor’s right, title, and interest in and to:

 

(1)           any
leases, licenses, concession agreements, franchise and other occupancy
agreements and other agreements demising, leasing or granting rights of
possession or use or, to the extent of the interest therein of Grantor, any
sublease, subsublease or sublicense, which now or hereafter may affect the
Property or any part thereof or interest therein, including any agreement
relating to a loan or other advance of funds made in connection with any such
lease, license, concession agreement, franchise or other occupancy agreement
and such sublease, subsublease or sublicense, and every amendment, restatement,
supplement consolidation or other modification of or other agreement relating
to or entered into in connection with such lease, license, concession
agreement, franchise or other occupancy agreement and such sublease,
subsublease or sublicense, and every guarantee of the performance and
observance of the covenants, conditions and agreements to be performed and
observed by the other party thereto, and any guarantees of leasing commissions
(collectively, the “Leases”); and

 

(2)           all
rents, issues, profits, royalties, receipts, revenues, accounts receivable,
security deposits and other deposits (subject to the prior right of Tenants
making such deposits) and income, including fixed, additional and percentage
rents, occupancy charges, operating expense reimbursements, reimbursements for
increases in taxes, sums paid by Tenants to Grantor to reimburse Grantor for
amounts originally paid or to be paid by Grantor or its agents or Affiliates
for which such Tenants were liable, as, for example, tenant improvements costs
in excess of any work letter, lease takeover costs, moving expenses and tax and
operating expense pass-throughs for which a Tenant is solely liable, parking,
valet, maintenance, common area, tax, insurance, utility and service charges
and contributions, proceeds of sale of electricity, gas, heating,
air-conditioning and other utilities and services, deficiency rents and
liquidated damages, and other benefits (all of the foregoing being hereinafter
referred to collectively as the “Rents”).

 

Notwithstanding
anything contained herein to the contrary, in no event shall this Assignment be
deemed to reduce the Indebtedness by an amount in excess of the actual amount
of cash received by Grantor under any Lease, whether before, during or after
the occurrence of a Default, and Grantor acknowledges that in no event shall
the Indebtedness be reduced by the value from time to time of the Rents of or
from the Property.  In addition,
Administrative Agent reserves the right, 

 

 

2

 

at any time, whether
before or after the occurrence of a Default, to re-characterize this Assignment
as merely constituting security for the indebtedness of Grantor to the Loan
Parties, which re-characterization shall be made by written notice delivered to
Grantor.  Grantor’s receipt of any rents,
issues, and profits pursuant to this assignment after the institution of
foreclosure proceedings, either by court action or by the private power of sale
contained in the Deed of Trust, shall not cure a Default, or affect such proceedings
or sale. THIS ASSIGNMENT SHALL NOT CONSTITUTE OR EVIDENCE
ANY PAYMENT WHATSOEVER ON ACCOUNT OF THE INDEBTEDNESS, AND THE INDEBTEDNESS
SHALL BE REDUCED BY AMOUNTS COLLECTED BY ADMINISTRATIVE AGENT ONLY IF AND TO
THE EXTENT THAT SUCH AMOUNTS ARE ACTUALLY PAID TO ADMINISTRATIVE AGENT, FOR THE
RATABLE BENEFIT OF THE LOAN PARTIES, AND APPLIED BY THE LOAN PARTIES IN
REDUCTION OF THE UNPAID PRINCIPAL BALANCE OF THE INDEBTEDNESS.

 

5.             Warranties
and Covenants as to Leases.  Grantor
represents, warrants, and covenants to Administrative Agent and the Loan
Parties that (i) it has delivered to Administrative Agent a true and
correct copy of all Leases and each guarantee thereof (if any), affecting any
part of the Property, together with an accurate and complete rent roll for the
Property, and no such Lease or guarantee contains any option to purchase all or
any portion of the Property or any interest therein or contains any right of
first refusal relating to any sale of the Property or any portion thereof or interest
therein; (ii) it now is (or with respect to Leases not yet in existence,
will be immediately upon the execution thereof) the absolute owner of any
Leases, with full right and title to assign the same and the Rents due or to
become due thereunder; that any existing Leases are valid, in full force and
effect, and have not been modified or amended, except as stated herein; (iii) there
is no outstanding assignment or pledge of the Leases or of the Rents due or to
become due thereunder; and (iv) there are no existing defaults under the
terms of the Leases on the part of Grantor or, to the best knowledge of
Grantor, any other party thereto. 
Grantor also represents, warrants, and covenants that all Tenants under
the Leases are paying rent on fully executed Leases.  All future Leases
shall be executed on the lease form approved by Administrative Agent in
accordance with the Credit Agreement.

 

6.             Covenant to Defend Actions.    Grantor shall, at Grantor’s sole cost
and expense, appear in and defend any action or proceeding arising under,
growing out of, or in any manner connected with any Leases or the obligations,
duties, or liabilities of the lessor or lessee thereunder, and shall pay all
reasonable costs and expenses, including reasonable attorneys’ fees, which
Administrative Agent may incur in connection with Administrative Agent’s
appearance, voluntary or otherwise, in any such action or proceeding.

 

7.             Administrative Agent Rights as
to Leases and Rents.    This is
a current, direct and absolute assignment, and Administrative Agent, on behalf
of the Loan Parties, shall have the right, at its option after the occurrence
of and during the continuation of a Default, to enter and take possession of
the Property and to perform all acts necessary for the operation and
maintenance of the Property in the same manner and to the same extent that
Grantor might reasonably so act.  In furtherance of the foregoing, and not
by way of limitation, Administrative 

 

 

3

 

Agent is empowered, but shall have no obligation, to collect the Rents
accruing under any Lease, to enforce payment thereof and the performance of any
and all terms and provisions thereof, to exercise all the rights and privileges
of Grantor thereunder, including the right to fix or modify Rents, to demand
and sue for possession of the premises covered by any Lease, and to relet such
premises and collect the Rents accruing by reason of such reletting. 
Administrative Agent shall from time to time apply the net income derived under
any Leases, after payment of all proper costs and charges (including any loss
or damage of the nature referred to in Section 10 hereof, and
including reasonable attorneys’ fees and other costs of collection) to any sums
then due to the Loan Parties under the Loan Documents, in such order as
Administrative Agent may elect, but Administrative Agent shall in no event be
accountable for any moneys not actually received by Administrative Agent
pursuant hereto.

 

8.             License to Grantor Until Default.   Until the occurrence of a Default,
Grantor shall have a license (which license shall terminate automatically and
without further notice upon the occurrence of a Default) to collect the Rents
under the Leases and, where applicable, subleases, such Rents to be held in
trust for Administrative Agent, for the ratable behalf of the Loan Parties, and
to otherwise deal with all Leases as permitted by this Assignment.  Each month, provided no Default has occurred
and is continuing, Grantor may retain such Rents as were collected that month; provided,
however, that all Rents collected by Grantor shall be applied first to
the pay the costs and expenses associated with the ownership, maintenance,
development, operating, and marketing of the Property, including all amounts
then required to be paid under the Loan Documents, before using or applying such Rents for any other
purpose.  Upon the revocation of such
license, all Rents shall be paid directly to Administrative Agent, for the
ratable behalf of the Loan Parties, and not through Grantor, all without the
necessity of any further action by Administrative Agent, including, without
limitation, any action to obtain possession of all or any portion of the
Property or any action for the appointment of a receiver.  Grantor hereby authorizes and directs the
Tenants under the Leases to pay Rents to Administrative Agent upon written
demand by Administrative Agent, without further consent of Grantor, without any
obligation of such Tenants to determine whether a Default has in fact occurred
and regardless of whether Administrative Agent has taken possession of any
portion of the Property, and the Tenants may rely upon any written statement
delivered by Administrative Agent to the Tenants.  Any such payments to Administrative Agent
shall constitute payments to Grantor under the Leases, and Grantor hereby
irrevocably appoints Administrative Agent as its attorney-in-fact to do all
things, after a Default, which Grantor might otherwise do with respect to the
Property and the Leases thereon, including, without limitation, (i) collecting
Rents with or without suit and applying the same, less expenses of collection,
to any of the obligations or sums due to the Loan Parties hereunder or under
the Loan Documents or to expenses of operating and maintaining the Property
(including reasonable reserves for anticipated expenses), at the option of the
Administrative Agent, all in such manner as may be determined by Administrative
Agent, (ii) leasing, in the name of Grantor, the whole or any part of the
Property which may become vacant, and (iii) employing agents therefor and
paying such agents reasonable compensation for their services.  The curing of such Default, unless other
Defaults also then exist, shall entitle Grantor to recover its aforesaid
license to do any such things which Grantor might otherwise do with respect to
the Property and the Leases thereon and to again collect such Rents.  The powers and 

 

 

4

 

rights granted in this paragraph shall be in addition to the other
remedies herein provided for upon the occurrence of a Default and may be
exercised independently of or concurrently with any of said remedies.  Nothing in the foregoing shall be construed
to impose any obligation upon Administrative Agent, or any Loan Party, to
exercise any power or right granted in this paragraph or to assume any
liability under any Lease of any part of the Property and no liability shall
attach to Administrative Agent and the Loan Parties for failure or inability to
collect any Rents under any Lease.

 

9.             Authorization to Tenants.    Grantor hereby irrevocably agrees and
directs that the Tenant under each Lease shall, upon demand and notice from
Administrative Agent that Administrative Agent has revoked the license
contained in Section 8 hereof, pay all Rents under such Lease to
Administrative Agent, for the ratable behalf of the Loan Parties, without
liability on the part of such Tenant for determining the validity or propriety
of Administrative Agent’s revocation of such license, and notwithstanding any
claim by Grantor that Administrative Agent’s revocation of such license is
invalid or improper.  Grantor shall have no claim against any such Tenant
for any Rents or other sums paid by such Tenant to Administrative Agent.

 

10.           No Responsibility Until Entry.    Prior to Administrative Agent’s actual
entry and taking possession of the Property immediately affected by any Lease,
this Assignment shall not operate to place responsibility upon Administrative
Agent and the Loan Parties for the condition, safety, control, care,
management, or repair of the Property.  Nothing contained herein shall be
construed to bind Administrative Agent or any of the Loan Parties at any time
to the performance of any of the terms or provisions contained in any Lease, or
otherwise to impose any obligation on Administrative Agent and the Loan
Parties, including, without limitation, any liability under any covenant of
quiet enjoyment contained in any Lease in the event that any Lease shall be
terminated or any Tenant dispossessed upon foreclosure of any of the Loan
Documents.  GRANTOR AGREES TO INDEMNIFY AND HOLD
ADMINISTRATIVE AGENT AND THE LOAN PARTIES HARMLESS OF AND FROM ANY AND ALL
CLAIMS, LIABILITIES, LOSSES, EXPENSES, OR DAMAGES WHICH ADMINISTRATIVE AGENT
AND THE LOAN PARTIES MAY INCUR UNDER ANY LEASE, OR BY REASON OF THIS
ASSIGNMENT, EXCEPT ON ACCOUNT OF WILLFUL MISCONDUCT OR GROSS NEGLIGENCE OF
ADMINISTRATIVE AGENT OR ANY LOAN PARTY.

 

11.           Grantor to Perform and Enforce Leases.    Grantor shall perform, both before and
after any revocation by Administrative Agent of the license contained in Section 8
hereof, all of Grantor’s covenants, agreements, and obligations as lessor under
any Leases, and shall not suffer or permit to occur any release of liability of
any Tenant or the accrual of any right in any Tenant to withhold any Rent or
other sum payable under the terms of any Lease.  Grantor shall give prompt
notice to Administrative Agent of any notice of default received from any Tenant
or from any other person relative to the Property, and shall furnish
Administrative Agent with a copy of any such notice.  If requested by
Administrative Agent, Grantor shall enforce each Lease and all remedies
available to Grantor against the Tenant thereunder in the event of any default
by such Tenant.

 

 

5

 

12.           No Impairment of Administrative Agent’s Interests.    Grantor shall not make any other or
further assignments of any Lease or of any interest therein, or of any of the
Rents payable thereunder.  Grantor shall not modify or amend the terms of
any guaranty of any Lease or cancel or terminate any such guaranty, nor consent
to the assignment of any Lease, or any subletting thereunder, except in accordance
with the terms of the Credit Agreement.

 

13.           Administrative Agent’s Rights to Perform.   If Grantor shall fail to make any
payment or to perform any act required of Grantor under the terms hereof, then
(without waiving any rights of Administrative Agent under the provisions of Section 14
hereof) Administrative Agent may, but shall not be obligated to, without notice
to or demand on Grantor, and without releasing Grantor from any obligation
hereof, make or perform the same in such manner and to such extent as
Administrative Agent may deem necessary to protect the security hereof,
including specifically, without limitation, appearing in and defending any
action or proceeding purporting to affect the security hereof or the rights or
powers of Grantor or Administrative Agent, performing or discharging any
obligation, covenant, or agreement of Grantor under any Lease, and, in
exercising any of such powers, paying all necessary costs and expenses,
employing counsel, and incurring and paying reasonable attorneys’ fees. 
Any sum advanced or paid by Administrative Agent for any such purpose shall be
immediately due and payable to Administrative Agent, on behalf of the Loan
Parties, by Grantor, and shall bear interest at the Past Due Rate (as that term
is defined in the Credit Agreement) from the date paid or advanced by
Administrative Agent until repaid by Grantor.

 

14.           Cross Default Provision. Any default by Grantor in
the performance or observance of any covenant or condition hereof shall be
deemed a Default under each of the Loan Documents, entitling Administrative
Agent, for and on behalf of the Loan Parties, to exercise all or any remedies
available to Administrative Agent and the Loan Parties under the terms of any
or all Loan Documents, and any Default under any other Loan Document (subject
to any applicable grace periods) shall be deemed a Default hereunder, entitling
Administrative Agent, for and on behalf of the Loan Parties, to exercise any or
all remedies provided for herein.

 

15.           No Waiver. 
  Failure by Administrative Agent to exercise any right which it
may have hereunder shall not be deemed a waiver thereof unless so agreed in
writing by Administrative Agent, on behalf of the Loan Parties, and the waiver
by Administrative Agent of any default by Grantor hereunder shall not
constitute a continuing waiver or a waiver of any other default or of the same
default on any future occasion.

 

16.           Rights of Successors to Administrative Agent.    Administrative Agent shall have the
right to assign all of Grantor’s right, title, and interest in any or all
Leases and Rents (to the extent of the interests therein conferred upon
Administrative Agent by the terms hereof) to any subsequent holder or owner of
the Loan Documents, or to any person who shall acquire title to the Property
through foreclosure or otherwise.  From and after the acquisition of title
to the Property by any person, through foreclosure or conveyance in lieu of
foreclosure, no assignee of Grantor’s interest in any Lease shall be liable to
account to Grantor for the Rents thereafter accruing.

 

 

6

 

17.           Effect of Release of Deed of Trust.    The recording of any valid release of
the Deed of Trust shall operate as a release of this Assignment in favor of the
then owner of the Property, provided that the recording of any valid partial
release of said Deed of Trust shall operate as a release hereof only with
respect to that portion of the Property thereby released from said Deed of
Trust, the term “Property” as used herein being deemed thereafter to refer only
to that portion of the Property remaining encumbered by said Deed of Trust, and
the term “Grantor” as used herein being deemed thereafter to refer only to the
owner or owners of such remaining portion of the Property.  Notwithstanding anything to the contrary
contained herein, if, in the event of a foreclosure of the Deed of Trust, less
than the full amount then owing under the Loan Instruments is bid at any
resulting foreclosure sale, this Assignment shall not be released but shall
remain in full force and effect after such foreclosure sale and be assigned to
the purchaser of the Property at such foreclosure sale.

 

18.           Notices.    All notices or other communications
required or permitted to be given pursuant to this Assignment shall be in
writing and shall be considered as properly given if sent in accordance with
the terms of the Credit Agreement.

 

19.           Administrative Agent Affidavits of Debt Due.    The affidavit of any officer of
Administrative Agent stating that any part of the indebtedness secured hereby
remains unpaid shall constitute conclusive evidence of the validity,
effectiveness, and continuing force of this Assignment, and any person may and
is hereby authorized to rely upon such affidavit.

 

20.           Rights Cumulative. 
  The rights and remedies of Administrative Agent under this
Assignment are cumulative and are not in lieu of, but are in addition to, any
other rights or remedies which Administrative Agent shall have under the Credit
Agreement, the Deed of Trust, or any other Loan Document.

 

21.           Administrative Agent Not Mortgagee-in-Possession.   Nothing herein shall be construed to
constitute Administrative Agent as a “mortgagee-in-possession” in the absence
of its taking actual possession of the Property pursuant to the powers granted
herein or in any other Loan Document or to impose any liability or obligation
on Administrative Agent under or with respect to the Leases and Rents.  Any Rents or any other monies collected by
Administrative Agent in connection with the Property shall be applied by
Administrative Agent to any sums then due the Loan Parties under the Loan
Documents, including any liabilities, losses, damages, claims, demands, costs,
expenses, or fees incurred by Administrative Agent in connection with or
arising from the Loan Documents or the Property, subject to the terms of the
Credit Agreement, in such order as Administrative Agent may elect.

 

22.           Binding Effect. 
  The provisions of this Assignment shall be binding upon and shall
inure to the benefit of the parties hereto and their respective successors and
permitted assigns.

 

23.           Severability. 
  If any provision under this Assignment shall be invalid, illegal,
or unenforceable, it shall not affect or impair the validity, legality, and
enforceability of any other provision of this Assignment.

 

 

7

 

24.           Amendment. 
  This Assignment may not be amended, modified, or changed, nor
shall any waiver of any provision hereof be effective, except only by an
instrument in writing signed by the party against whom enforcement of any
waiver, amendment, change, modification, or discharge is sought.

 

25.           Captions. 
  The captions and headings in this Assignment are for convenience
only and shall not be considered in interpreting the provisions of this
Assignment.

 

26.           Governing Law. 
 This Assignment shall be governed
by and construed in accordance with the laws of the United States and of the
State of Texas.

 

27.           No Construction Against Preparer.   This Assignment has been prepared by
Administrative Agent and its professional advisors and reviewed by Grantor and
its professional advisors. 
Administrative Agent, Grantor, and their separate advisors believe that
this Assignment is the product of all of their efforts, that it expresses their
agreement, and that it should not be interpreted in favor of either
Administrative Agent or Grantor or against either Administrative Agent or
Grantor merely because of their efforts in preparing it.

 

[SIGNATURES
ON FOLLOWING PAGE]

 

 

8

 

IN WITNESS WHEREOF, Grantor has executed this Assignment on the date
first above written.

 

	
  GRANTOR:

  
	
   

  	
   

  
	
  BEHRINGER HARVARD LAS
  COLINAS LP, a Delaware limited partnership

  
	
   

  	
   

  
	
  By:

  	
  /s/ Gerald J.
  Reihsen, III

  
	
   

  	
  Gerald J.
  Reihsen, III

  
	
   

  	
  Executive Vice
  President — Corporate

  
	
   

  	
  Development &
  Legal and Secretary

  
			

 

	
  STATE OF TEXAS

  	
  §

  
	
   

  	
  §    ss.   Dallas

  
	
  COUNTY OF DALLAS

  	
  §

  

 

The foregoing
instrument was acknowledged before me this
         day of February, 2008, by
Gerald J. Reihsen, III, Executive Vice President - Corporate Development &
Legal Secretary of Behringer Harvard Las Colinas LP, a Delaware limited
partnership, on behalf such partnership.

 

Witness my hand and official seal.

 

	
   

  
	
  Notary Public,
  State of Texas

  	
   

  
	
   

  	
   

  
	
  My commission expires:

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