Document:

Exhibit 10.3

 

LOAN AGREEMENT

 

THIS LOAN AGREEMENT
(this “Agreement”) is made as of Oct 9, 2002 (the “Closing Date”), by and between GE CAPITAL FRANCHISE
FINANCE CORPORATION, a Delaware corporation (“Lender”), FAMILY STEAK HOUSES OF FLORIDA, INC., a Florida corporation
(“Borrower”).

 

AGREEMENT:

 

In consideration of
the mutual covenants and provisions of this Agreement, the parties agree as follows:

 

1.          Definitions.
The following terms shall have the following meanings for all purposes of this Agreement:

 

“ADA”
means the Americans with Disabilities Act of 1990, as such act may be amended from time to time.

 

“Affiliate”
means any Person which directly or indirectly controls, is under common control with, or is controlled by any other Person. For
purposes of this definition, “controls”, “under common control with” and “controlled by” means
the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person,
whether through ownership of voting securities or otherwise.

 

“Anti-Money
Laundering Laws” means all applicable BSA laws, regulations and government guidance on BSA compliance and on the prevention
and detection of money laundering violations under 18 U.S.C. § § 1956 and 1957, as amended.

 

“Applicable
Regulations” means all applicable statutes, regulations, rules, ordinances, codes, licenses, permits, orders and
approvals of each Governmental Authority having jurisdiction over the Premises, including, without limitation, all health,
building, fire, safety and other codes, ordinances and requirements, all applicable standards of the National Board of Fire
Underwriters and the ADA and all policies or rules of common law, in each case, as amended, and any judicial or
administrative interpretation thereof, including any judicial order, consent, decree or judgment applicable to any of the
Borrower Parties or any of the Lessee Parties.

 

“Borrower
Parties” means, collectively, Borrower and any guarantors of the Loans (including, in each case, any predecessors-in-interest).

 

“BSA”
means the Bank Secrecy Act (31 U.S.C. § § 5311 et. seq.), as amended.

 

“Business
Day” means any day on which Lender is open for business other than a Saturday, Sunday or a legal holiday, ending at
5:00 P.M. Phoenix, Arizona time.

 

“Change of
Control” means a change in control of any of the Borrower Parties, including, without limitation, a change in control
resulting from direct or indirect transfers of voting stock or partnership, membership or other ownership interests, whether in
one or a series of transactions. For purposes of this definition, “control” means the possession, directly or indirectly,
of the power to direct or cause the direction of the management and policies of any of the Borrower Parties, as applicable, and
a Change of Control will occur if any of the following occur: (i) any merger or consolidation by any of the Borrower Parties,
as applicable, with or into any other entity; or (ii) if any “Person” as defined in Section 3(a)(9) of the Securities
and Exchange Act of 1934, as amended (the “Exchange Act”), and as used in Section 13(d) and 14(d) thereof, including
a “group” as defined in Section 13(d) of the Exchange Act, who, subsequent to the Closing, becomes the “beneficial
owner” (as defined in Rule 13d-3 under the Exchange Act), of securities of any of the Borrower Parties, as applicable, representing
50% or more of the combined voting power of Borrower's then outstanding securities (other than indirectly as a result of the redemption
by any of the Borrower Parties, as applicable, of its securities).

  

    	 

    	 

    

 

“Closing”
means the disbursement of the Loan Amount by Title Company as contemplated by this Agreement.

 

“Code”
means Title 11 of the United States Code, 11 U.S.C. Sec. 101 et seq., as amended.

 

“Commitment”
means that certain Commitment Letter dated August 19, 2002 between Lender and Borrower and any amendments or supplements thereto.

 

“Default
Rate” has the meaning set forth in the Note.

 

“Environmental
Condition” means any condition with respect to soil, surface waters, groundwaters, land, stream sediments,
surface or subsurface strata, ambient air and any environmental medium comprising or surrounding the Premises, whether or not
yet discovered, which would reasonably be expected to or does result in any damage, loss, cost, expense, claim, demand, order
or liability to or against any of the Borrower Parties, Lessee Parties or Lender by any third party (including, without
limitation, any Governmental Authority), including, without limitation, any condition resulting from the operation of
business at the Premises and/or the operation of the business of any other property owner or operator in the vicinity of the
Premises and/or any activity or operation formerly conducted by any person or entity on or off the Premises.

 

“Environmental
Indemnity Agreement” means the environmental indemnity agreement dated as of the date of this Agreement executed by
Borrower for the benefit of the Indemnified Parties and such other parties as are identified in such agreement with respect to
the Premises, as the same may be amended from time to time.

 

“Environmental
Insurer” means American International Specialty Lines Insurance Company, or such other environmental insurance company
as Lender may select, and its successors and assigns.

 

“Environmental
Laws” means any present and future federal, state and local laws, statutes, ordinances, rules, regulations, orders,
injunctions and decrees of Governmental Authorities and common law, relating to Hazardous Materials or USTs and/or the protection
of human health or the environment by reason of a Release or a Threatened Release of Hazardous Materials or USTs or relating to
liability for or costs of Remediation or prevention of Releases. “Environmental Laws” includes, but is not limited
to, the following statutes, as amended, any successor thereto, and any regulations, rulings, orders or decrees promulgated pursuant
thereto, and any state or local statutes, ordinances, rules, regulations, orders, injunctions and decrees of Governmental Authorities:
the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. §§ 9601 et seq.; the Emergency Planning
and Community Right-to-Know Act, 42 U.S.C. § 11001 et seq.; the Hazardous Materials Transportation Act, 49 U.S.C. §
5101 et seq.; the Resource Conservation and Recovery Act (including but not limited to Subtitle I relating to USTs), 42 U.S.C.
§§ 6901 et seq.; the Clean Water Act, 33 U.S.C. §§ 1251 et seq.; the Clean Air Act, 42 U.S.C. §§ 7401 et seq.; the
Toxic Substances Control Act, 15 U.S.C. § 2601 et seq.; the Safe Drinking Water Act, 42 U.S.C. § § 7401 et seq.;
the Occupational Safety and Health Act, 29 U.S.C. § 651 et seq.; the Federal Insecticide, Fungicide and Rodenticide Act,
7 U.S.C. § § 136 et seq.; the Endangered Species Act, 16 U.S.C. § § 1531 et seq. and the National Environmental
Policy Act, 42 U.S.C. § 4321 et seq. “Environmental Laws” also includes, but is not limited to, any present and
future federal, state and local laws, statutes, ordinances, rules, regulations, orders, injunctions and decrees of Governmental
Authorities and common law: conditioning transfer of property upon a negative declaration or other approval of a Governmental
Authority of the environmental condition of the property; requiring notification or disclosure of Releases or other environmental
condition of the Premises to any Governmental Authority or other person or entity, whether or not in connection with transfer
of title to or interest in property; imposing conditions or requirements relating to Hazardous Materials or USTs in connection
with permits or other authorizations required by Governmental Authorities; relating to the handling and disposal of Hazardous
Materials; relating to nuisance, trespass or other causes of action related to Hazardous Materials; and relating to wrongful death,
personal injury, or property or other damage in connection with the physical condition or use of the Premises by reason of the
presence of Hazardous Materials or USTs in, on, under or above the Premises.

 

“Environmental
Lien” has the meaning set forth in Section 5.K(9).

 

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“Environmental
Policy” means the environmental insurance policy issued by Environmental Insurer to Lender with respect to the Premises,
which Environmental Policy shall be in form and substance satisfactory to Lender in its sole discretion.

 

“Event of
Default” has the meaning set forth in Section 9.

 

“FCCR Amount”
has the meaning set forth in Section 9.A(7).

 

“Fixed Charge
Coverage Ratio” has the meaning set forth in Section 6.J.

 

“GAAP”
means generally accepted accounting principles consistently applied.

 

“Governmental
Authority” means any governmental authority, agency, department, commission, bureau, board, instrumentality, court or
quasi- governmental authority having jurisdiction or supervisory or regulatory authority over the Premises or any of the Borrower
Parties.

 

“Hazardous
Materials” means (a) any toxic substance or hazardous waste, substance, solid waste or related material, or any pollutant
or contaminant; (b) radon gas, asbestos in any form which is or could become friable, urea formaldehyde foam insulation, transformers
or other equipment containing dielectric fluid having levels of polychlorinated biphenyls in excess of applicable standards established
by any Governmental Authority, or any petroleum product or additive; (c) any substance, gas, material or chemical which is now
or hereafter defined as or included in the definition of “hazardous substances,” “toxic substances,” “hazardous
materials,” “hazardous wastes,” “regulated substances” or words of similar import under any Environmental
Laws; and (d) any other chemical, material, gas or substance the exposure to or release of which is prohibited, limited or regulated
by any Governmental Authority that asserts or may assert jurisdiction over the Premises or the operations or activity at the Premises,
or any chemical, material, gas or substance that does or is reasonably likely to pose a hazard to the health and/or safety of
the occupants of the Premises or the owners and/or occupants of property adjacent to or surrounding the Premises.

 

“Indemnified
Parties” means Lender, Environmental Insurer, the trustees under the Mortgage, if applicable, and any person or entity
who is or will have been involved in the origination of the Loan, any person or entity who is or will have been involved in the
servicing of the Loan, any person or entity in whose name the encumbrance created by the Mortgage is or will have been recorded,
persons and entities who may hold or acquire or will have held a full or partial interest in the Loan (including, but not limited
to, investors or prospective investors in any Securitization, Participation or Transfer, as well as custodians, trustees and other
fiduciaries who hold or have held a full or partial interest in the Loan for the benefits of third parties), as well as the respective
directors, officers, shareholders, partners, members, employees, lenders, agents, servants, representatives, contractors, subcontractors,
affiliates, subsidiaries, participants, successors and assigns of any and all of the foregoing (including, but not limited to,
any other person or entity who holds or acquires or will have held a participation or other full or partial interest in the Loan
or the Premises, whether during the term of the Loan or as a part of or following a foreclosure of the Loan and including, but
not limited to, any successors by merger, consolidation or acquisition of all or a substantial portion of Lender's assets and
business).

 

“Indemnity
Agreements” means all indemnity agreements executed for the benefit of any of the Borrower Parties, Lessee Parties
or any prior owner, lessee or occupant of the Premises in connection with Hazardous Materials or USTs, including,
without limitation, the right to receive payments under such indemnity agreements.

 

“Lease”
means the lease between Borrower, as lessor, and Lessee, as lessee, with respect to the Premises, together with all
amendments, modifications and supplements thereto.

 

“Lender Entities”
means, collectively, Lender (including any predecessor- in-interest to Lender) and any Affiliate of Lender (including any Affiliate
of any predecessor-in-interest to Lender).

 

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“Lessee”
means Barnhill’s Buffet, Inc., and its successors.

 

“Lessee Parties”
means, collectively, Lessee and any guarantors of the Leases (including, in each case, any predecessors-in-interest).

 

“Loan”
means the loan for the Premises, described in Section 2.

 

“Loan Amount”
means $644,000.

 

“Loan
Documents” means, collectively, this Agreement, the Note, the Mortgage, the Environmental Indemnity Agreement, the
Subordination Agreement, the UCC-1 Financing Statements and all other documents, instruments and agreements executed in
connection therewith or contemplated thereby, as the same may be amended from time to time.

 

“Loan Pool”
means:

 

(i)          in
the context of a Securitization, any pool or group of loans that are a part of such Securitization;

 

(ii)         in
the context of a Transfer, all loans which are sold, transferred or assigned to the same transferee; and

 

(iii)        in
the context of a Participation, all loans as to which participating interests are granted to the same participant.

 

“Material
Adverse Effect” means a material adverse effect on (i) the Premises, including, without limitation, the operation of
the Premises as a Permitted Concept, or (ii) Borrower's ability to perform its obligations under the Loan Documents.

 

“Mortgage”
means the amended and restated mortgage dated as of the date of this Agreement executed by Borrower for the benefit of Lender
with respect to the Premises.

 

“Note”
means the amended and restated promissory note dated as of the date of this Agreement in the Loan Amount evidencing the Loan,
as the same may be amended, restated and/or substituted from time to time, including, without limitation, as a result of the payment
of the FCCR Amount pursuant to Section 9.

 

“Obligations”
has the meaning set forth in the Mortgage.

 

“Other Agreements”
means, collectively, all agreements and instruments between, among or by (1) any of the Borrower Parties and/or any Affiliate
of any of the Borrower Parties (including any Affiliate of any predecessor-in-interest to any of the Borrower Parties), and, or
for the benefit of, (2) any of the Lender Entities, including, without limitation, promissory notes and guaranties; provided,
however, the term “Other Agreements” shall not include the agreements and instruments defined as the Loan Documents.

 

“Participation”
means one or more grants by Lender or any of the other Lender Entities to a third party of a participating interest in notes evidencing
obligations to repay secured or unsecured loans owned by Lender or any of the other Lender Entities or any or all servicing rights
with respect thereto.

 

“Permitted
Amounts” means, with respect to any given level of Hazardous Materials, that level or quantity of Hazardous Materials
in any form or combination of forms the presence, use, storage, release or handling of which does not constitute a violation of
any Environmental Laws and is customarily employed in the ordinary course of, or associated with, similar businesses located in
the state in which the Premises is located.

 

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“Permitted
Concept” means a restaurant permitted under the Lease.

 

“Permitted
Exceptions” means those recorded easements, restrictions, liens and encumbrances set forth as exceptions in the title
insurance policy issued by Title Company to Lender and approved by Lender in its sole discretion in connection with the closing
of the Loan.

 

“Person”
means any individual, corporation, partnership, limited liability company, trust, unincorporated organization, Governmental Authority
or any other form of entity.

 

“Personal
Property” has the meaning set forth in the Mortgage.

 

“Premises”
means the parcel or parcels of real estate described on Exhibit A attached hereto, together with all rights, privileges
and appurtenances associated therewith and all buildings, fixtures and other improvements now or hereafter located thereon (whether
or not affixed to such real estate) and the Personal Property.

 

“Related
Premises” means collectively, the Premises and, following such financings, all other premises financed by Lender pursuant
to the Commitment.

 

“Questionnaire”
means the environmental questionnaire completed on behalf of the Borrower Parties with respect to the Premises and submitted to
Environmental Insurer in connection with the issuance of the Environmental Policy.

 

“Related
Premises” means those properties (other than the Premises) which are the subject of mortgage loans from any of the Lender
Entities to any of the Borrower Parties.

 

“Release”
means any presence, release, deposit, discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring,
emptying, escaping, dumping, disposing or other movement of Hazardous Materials or USTs.

 

“Remediation”
means any response, remedial, removal, or corrective action, any activity to clean up, detoxify, decontaminate, contain or otherwise
remediate any Hazardous Materials or USTs required by any Environmental Law or any Governmental Authority, any actions to prevent,
cure or mitigate any Release, any action to comply with any Environmental Laws or with any permits issued pursuant thereto, any
inspection, investigation, study, monitoring, assessment, audit, sampling and testing, laboratory or other analysis, or any evaluation
relating to any Hazardous Materials or USTs.

 

“Restoration”
has the meaning set forth in the Mortgage.

 

“Securitization”
means one or more sales, dispositions, transfers or assignments by Lender or any of the other Lender Entities to a special purpose
corporation, trust or other entity identified by Lender or any of the other Lender Entities of notes evidencing obligations to
repay secured or unsecured loans owned by Lender or any of the other Lender Entities (and, to the extent applicable, the subsequent
sale, transfer or assignment of such notes to another special purpose corporation, trust or other entity identified by Lender
or any of the other Lender Entities), and the issuance of bonds, certificates, notes or other instruments evidencing interests
in pools of such loans, whether in connection with a permanent asset securitization or a sale of loans in anticipation of a permanent
asset securitization. Each Securitization shall be undertaken in accordance with all requirements which may be imposed by the
investors or the rating agencies involved in each such sale, disposition, transfer or assignment or which may be imposed by applicable
securities, tax or other laws or regulations.

 

“Subordination
Agreement” means the subordination, non-disturbance and attornment agreement dated as of the date of this
Agreement executed by Borrower, Lessee and Lender with respect to the Lease.

 

“Substitute
Documents” has the meaning set forth in Section 11.

 

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“Substitute
Premises” means one or more parcels of real estate substituted for the Premises in accordance with the
requirements of Section 11, together with all rights, privileges and appurtenances associated therewith and all buildings,
fixtures and other improvements, equipment, trade fixtures, appliances and other personal property located thereon (whether
or not affixed to such real estate). For purposes of clarity, where two or more parcels of real estate comprise a Substitute
Premises, such parcels or interests shall be aggregated and deemed to constitute the Substitute Premises for all purposes of
this Agreement.

 

“Terrorism
Laws” means Executive Order 13224 issued by the President of the United States of America, the Terrorism Sanctions Regulations
(Title 31 Part 595 of the U.S. Code of Federal Regulations), the Terrorism List Governments Sanctions Regulations (Title 31 Part
596 of the U.S. Code of Federal Regulations), the Foreign Terrorist Organizations Sanctions Regulations (Title 31 Part 597 of
the U.S. Code of Federal Regulations), and the Cuban Assets Control Regulations (Title 31 Part 515 of the U.S. Code of Federal
Regulations), and all other present and future federal, state and local laws, ordinances, regulations, policies, lists and any
other requirements of any Governmental Authority (including, without limitation, the United States Department of the Treasury
Office of Foreign Assets Control) addressing, relating to, or attempting to eliminate, terrorist acts and acts of war, each as
hereafter supplemented, amended or modified from time to time, and the present and future rules, regulations and guidance documents
promulgated under any of the foregoing, or under similar laws, ordinances, regulations, policies or requirements of other states
or localities.

 

“Threatened
Release” means a substantial likelihood of a Release which requires action to prevent or mitigate damage to the soil,
surface waters, groundwaters, land, stream sediments, surface or subsurface strata, ambient air or any other environmental medium
comprising or surrounding the Premises which may result from such Release.

 

“Title Company”
means Lawyers Title Insurance Corporation.

 

“Transfer”
means one or more sales, transfers or assignments by Lender or any of the other Lender Entities to a third party of notes evidencing
obligations to repay secured or unsecured loans owned by Lender or any of the other Lender Entities or any or all servicing rights
with respect thereto.

 

“UCC-1 Financing
Statements” means such UCC-1 Financing Statements as Lender shall file with respect to the transactions contemplated
by this Agreement.

 

“USTs”
means any one or combination of below or above ground tanks and associated piping systems used in connection with the storage,
dispensing and general use of petroleum and petroleum-based substances.

 

2.          Transaction.
On the terms and subject to the conditions set forth in the Loan Documents, Lender shall make the Loan. The Loan will
be evidenced by the Note and secured by the Mortgage. Borrower shall repay the outstanding principal amount of the Loan together
with interest thereon in the manner and in accordance with the terms and conditions of the Note and the other Loan Documents.
The Loan shall be advanced at the Closing in cash or otherwise immediately available funds subject to any prorations and adjustments
required by this Agreement.

 

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3.          Escrow
Agent. Borrower and Lender hereby employ Title Company to act as escrow agent in connection with the transaction described
in this Agreement. Borrower and Lender will deliver to Title Company all documents, pay to Title Company all sums and do or cause
to be done all other things necessary or required by this Agreement, in the reasonable judgment of Title Company, to enable Title
Company to comply herewith and to enable any title insurance policy provided for herein to be issued. Title Company shall not
cause the transaction to close unless and until it has received written instructions from Lender and Borrower to do so. Title
Company is authorized to pay, from any funds held by it for Lender's or Borrower's respective credit all amounts necessary to
procure the delivery of such documents and to pay, on behalf of Lender and Borrower, all charges and obligations payable by them,
respectively. Borrower will pay all charges payable by it to Title Company. Title Company is authorized, in the event any conflicting
demand is made upon it concerning these instructions or the escrow, at its election, to hold any documents and/or funds deposited
hereunder until an action shall be brought in a court of competent jurisdiction to determine the rights of Borrower and Lender
or to interplead such documents and/or funds in an action brought in any such court. Deposit by Title Company of such documents
and funds, after deducting therefrom its charges and its expenses and attorneys' fees incurred in connection with any such court
action, shall relieve Title Company of all further liability and responsibility for such documents and funds. Title Company's
receipt of this Agreement and opening of an escrow pursuant to this Agreement shall be deemed to constitute conclusive evidence
of Title Company's agreement to be bound by the terms and conditions of this Agreement pertaining to Title Company. Disbursement
of any funds shall be made by check, certified check or wire transfer, as directed by Borrower and Lender. Title Company shall
be under no obligation to disburse any funds represented by check or draft, and no check or draft shall be payment to Title Company
in compliance with any of the requirements hereof, until it is advised by the bank in which such check or draft is deposited that
such check or draft has been honored. Title Company is authorized to act upon any statement furnished by the holder or payee,
or a collection agent for the holder or payee, of any lien on or charge or assessment in connection with the Premises, concerning
the amount of such charge or assessment or the amount secured by such lien, without liability or responsibility for the accuracy
of such statement. The employment of Title Company as escrow agent shall not affect any rights of subrogation under the terms
of any title insurance policy issued pursuant to the provisions thereof.

 

4.           Closing
Conditions. The obligation of Lender to consummate the transaction contemplated by this Agreement is subject to the fulfillment
or waiver of each of the following conditions:

 

A.           Title
Insurance Commitments. Lender shall have received for the Premises a preliminary title report and irrevocable commitment to
insure title in the amount of the Loan, by means of a mortgagee's ALTA extended coverage policy of title insurance (or its equivalent,
in the event such form is not issued in the jurisdiction where the Premises is located) issued by Title Company showing Borrower
vested with good and marketable fee title in the real property comprising the Premises, committing to insure Lender's first priority
lien upon and security interest in such real property subject only to Permitted Exceptions, and containing such endorsements as
Lender may require.

 

B.           Survey.
Lender acknowledges that it is in possession of a current ALTA survey of the Premises or its equivalent, the form and substance
of which is satisfactory to Lender. Lender shall have obtained a flood certificate indicating that the location of the Premises
is not within the 100-year flood plain or identified as a special flood hazard area as defined by the Federal Emergency Management
Agency, or if the Premises is in such a flood plain or special flood hazard area, Borrower shall have provided Lender with evidence
of flood insurance maintained on the Premises in an amount and on terms and conditions reasonably satisfactory to Lender.

 

C.           Environmental.
Lender shall have completed such environmental due diligence of the Premises as it deems necessary or advisable in its sole discretion,
including, without limitation, receiving an Environmental Policy with respect to the Premises, and Lender shall have approved
the environmental condition of the Premises in its sole discretion.

 

D.           Compliance
With Representations, Warranties and Covenants. All of the representations and warranties set forth in Section 5 shall be
true, correct and complete as of the Closing Date, and Borrower shall be in compliance with each of the covenants set forth in
Section 6 as of the Closing Date. No event shall have occurred or condition shall exist or information shall have been disclosed
by Borrower or discovered by Lender which has had or would be reasonably likely to have a material adverse effect on the Premises,
any of the Borrower Parties or Lender's willingness to consummate the transaction contemplated by this Agreement, as determined
by Lender in its sole and absolute discretion.

 

E.           Proof
of Insurance. Borrower shall have delivered to Lender certificates of insurance and copies of insurance policies showing that
all insurance required by the Loan Documents and providing coverage and limits satisfactory to Lender are in full force and effect.

 

F.           Legal
Opinions. Borrower shall have delivered to Lender such legal opinions as Lender may reasonably require all in form and substance
reasonably satisfactory to Lender and its counsel.

  

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G.           Closing Costs. Borrower shall have paid all costs of the transactions described
in this Agreement, including, without limitation, the cost of title insurance premiums and all endorsements required by Lender,
survey charges, UCC and litigation search charges, the attorneys' fees of Borrower, reasonable attorneys' fees and expenses of
Lender, the cost of the environmental due diligence undertaken pursuant to Section 4.C, including, without limitation, the cost
of the Environmental Policy, Lender's site inspection costs and fees, stamp taxes, mortgage taxes, transfer fees, escrow, filing
and recording fees and UCC filing and recording fees (including preparation, filing and recording fees for UCC continuation statements).
Borrower shall have also paid all real and personal property and other applicable taxes and assessments and other charges relating
to the Premises which are due and payable on or prior to the Closing Date as well as taxes and assessments due and payable subsequent
to the Closing Date but which Title Company requires to be paid at Closing as a condition to the issuance of the title insurance
policy described in Section 4.A.

 

H.           Lease,
Memorandum and Subordination Agreement. Borrower and Lessee shall have executed and delivered the Lease, memorandum of
lease in recordable form for the Premises (the “Memorandum”) and the Subordination Agreement. The Lease, the
Memorandum and the Subordination Agreement shall be in form and substance reasonably satisfactory to Lender. Lessee shall
have delivered to Borrower an executed Guaranty with respect to the Lease.

 

I.           Closing
Documents. At or prior to the Closing Date, Lender and/or the Borrower Parties, as may be appropriate, shall have executed
and delivered or shall have caused to be executed and delivered to Lender, or as Lender may otherwise direct, the Loan Documents
and such other documents, payments, instruments and certificates, as Lender may require in form acceptable to Lender.

 

Upon fulfillment
or waiver of all of the above conditions, Lender shall deposit funds necessary to close this transaction with the Title Company
and this transaction shall close in accordance with the terms and conditions of this Agreement.

 

5.           Representations
and Warranties of Borrower. The representations and warranties of Borrower contained in this Section are being made by
Borrower as of the Closing Date to induce Lender to enter into this Agreement and consummate the transactions contemplated herein
and shall survive the Closing. Borrower represents and warrants to Lender (and Environmental Insurer solely with respect to Section
5.K) as follows:

 

A.           Financial
Information. Borrower has delivered to Lender certain financial statements and other information concerning the Borrower Parties
in connection with the transaction described in this Agreement (collectively, the “Financial Information”). The Financial
Information is true, correct and complete in all material respects; there have been no amendments to the Financial Information
since the date such Financial Information was prepared or delivered to Lender. Borrower understands that Lender is relying upon
the Financial Information and Borrower represents that such reliance is reasonable. All financial statements included in the Financial
Information were prepared in accordance with GAAP and fairly present as of the date of such financial statements the financial
condition of each individual or entity to which they pertain. No change has occurred with respect to the financial condition of
any of the Borrower Parties and/or the Premises as reflected in the Financial Information which has not been disclosed in writing
to Lender or has had, or could reasonably be expected to result in, a Material Adverse Effect.

 

B.           Organization
and Authority. Each of the Borrower Parties (other than individuals), as applicable, is duly organized or formed, validly
existing and in good standing under the laws of its state of incorporation or formation. Borrower is qualified as a foreign corporation,
partnership or limited liability company, as applicable, to do business in the state where the Premises is located and each of
the Borrower Parties is qualified as a foreign corporation, partnership or limited liability company, as applicable, to do business
in any other jurisdiction where the failure to be qualified would reasonably be expected to result in a Material Adverse Effect.
All necessary action has been taken to authorize the execution, delivery and performance by the Borrower Parties of this Agreement
and the other Loan Documents. The person(s) who have executed this Agreement on behalf of Borrower are duly authorized so to do.
Borrower is not a “foreign corporation”, “foreign partnership”, “foreign trust”, “foreign
estate” or “foreign person” (as those terms are defined by the Internal Revenue Code of 1986, as amended). Borrower's
U.S. Federal Tax Identification number, Organization Identification number and principal place of business are correctly set forth
on the signature page of this Agreement. None of the Borrower Parties, and no individual or entity owning directly or indirectly
any interest in any of the Borrower Parties, is an individual or entity whose property or interests are subject to being “blocked”
under any of the Terrorism Laws or is otherwise in violation of any of the Terrorism Laws.

 

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C.           Enforceability
of Documents. Upon execution by the Borrower Parties, this Agreement and the other Loan Documents shall constitute the legal,
valid and binding obligations of the Borrower Parties, enforceable against the Borrower Parties in accordance with their respective
terms, except as such enforceability may be limited by applicable bankruptcy, insolvency, liquidation, reorganization and other
laws affecting the rights of creditors generally and general principles of equity.

 

D.           Litigation.
There are no suits, actions, proceedings or investigations pending, or to the best of its knowledge, threatened against or involving
the Borrower Parties or the Premises before any arbitrator or Governmental Authority, except for such suits, actions, proceedings
or investigations which, individually or in the aggregate, have not had, and would not reasonably be expected to result in, a
Material Adverse Effect.

 

E.           Absence
of Breaches or Defaults. The Borrower Parties are not, and the authorization, execution, delivery and performance of this
Agreement and the other Loan Documents will not result, in any breach or default under any other document, instrument or agreement
to which any of the Borrower Parties is a party or by which any of the Borrower Parties, the Premises or any of the property of
any of the Borrower Parties is subject or bound, except for such breaches or defaults which, individually or in the aggregate,
have not had, and would not reasonably be expected to result in, a Material Adverse Effect. The authorization, execution, delivery
and performance of this Agreement and the other Loan Documents will not violate any applicable law, statute, regulation, rule,
ordinance, code, rule or order. The Premises is not subject to any right of first refusal, right of first offer or option to purchase
or lease granted to a third party (other than the Lease).

 

F.           Utilities.
Adequate public utilities are available at the Premises to permit utilization of the Premises as a Permitted Concept and all
utility connection fees and use charges will have been paid in full prior to delinquency.

 

G.           Zoning;
Compliance With Laws. The Premises is in compliance with all applicable zoning requirements, and the use of the Premises as
a Permitted Concept does not constitute a nonconforming use under applicable zoning requirements. The Borrower Parties and the
Premises are in compliance with all Applicable Regulations except for such noncompliance, which has not had, and would not reasonably
be expected to result in, a Material Adverse Effect.

 

H.           Area
Development; Wetlands. No condemnation or eminent domain proceedings affecting the Premises have been commenced or, to the
best of Borrower's knowledge, are contemplated. Neither the Premises nor, to the best of Borrower's knowledge, the real property
bordering the Premises are designated by any Governmental Authority as a wetlands.

 

I.           Licenses
and Permits; Access. All required licenses and permits, both governmental and private, to use and operate the Premises as
a Permitted Concept are in full force and effect, except for such licenses and permits the failure of which to obtain has not
had, and would not reasonably be expected to result in, a Material Adverse Effect. Adequate rights of access to public roads and
ways are available to the Premises for unrestricted ingress and egress and otherwise to permit utilization of the Premises for
their intended purposes, and all such public roads and ways have been completed and dedicated to public use.

 

J.           Condition
of Premises. The Premises, including the Personal Property, is in good condition and repair and well-maintained, ordinary
wear and tear excepted, fully equipped and operational, free from structural defects, safe and properly lighted.

 

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K.          Environmental.
Except as disclosed in the Questionnaire:

 

(1)         Neither
the Premises nor any of the Borrower Parties are in violation of, or subject to, any pending or, to Borrower's actual knowledge,
threatened investigation or inquiry by any Governmental Authority or to any remedial obligations under any Environmental Laws,
and this representation and warranty would continue to be true and correct following disclosure to the applicable Governmental
Authorities of all relevant facts, conditions and circumstances, if any, pertaining to the Premises;

 

(2)         All
permits, licenses or similar authorizations required to construct, occupy, operate or use any buildings, improvements, fixtures
and equipment forming a part of the Premises by reason of any Environmental Laws have been obtained;

 

(3)         No
Hazardous Materials have been used, handled, manufactured, generated, produced, stored, treated, processed, transferred, disposed
of or otherwise Released in, on, under, from or about the Premises, except in Permitted Amounts;

 

(4)         The
Premises does not contain Hazardous Materials, except in Permitted Amounts, and all USTs located on or about the Premises, if any,
are in full compliance with all Environmental Laws;

 

(5)         There
is no threat of any Release migrating to the Premises in excess of Permitted Amounts;

 

(6)         There
is no past or present non-compliance with Environmental Laws, or with permits issued pursuant thereto, in connection with the Premises;

 

(7)         None
of the Borrower Parties has received any written or oral notice or other communication from any person or entity (including but
not limited to a Governmental Authority) relating to Hazardous Materials or USTs or Remediation thereof in excess of Permitted
Amounts, of possible liability of any person or entity pursuant to any Environmental Law, other environmental conditions in connection
with the Premises, or any actual or potential administrative or judicial proceedings in connection with any of the foregoing;

 

(8)         All
information known to any of the Borrower Parties or contained in the files of any of the Borrower Parties relating to any Environmental
Condition or Releases of Hazardous Materials in, on, under or from the Premises, other than in Permitted Amounts, has been provided
to Lender, including, without limitation, information relating to all prior Remediation;

 

(9)         The
Premises has been kept free and clear of all liens and other encumbrances imposed pursuant to any Environmental Law (the “Environmental
Liens”); and none of the Borrower Parties has allowed any tenant or other user of the Premises to do any act that materially
increased the dangers to human health or the environment, posed an unreasonable risk of harm to any person or entity (whether on
or off the Premises), impaired the value of the Premises in any material respect, is contrary to any requirement of any insurer,
constituted a public or private nuisance, constituted waste, or violated any covenant, condition, agreement or easement applicable
to the Premises;

 

(10)        The
information and disclosures in the Questionnaire are true, correct and complete in all material respects, and the person or persons
executing the Questionnaire were duly authorized to do so.

 

Lender has charged
Borrower a fee for the Environmental Policy. Borrower acknowledges that the Environmental Policy is for the sole protection of
Lender and will not protect Borrower or provide Borrower with any coverage thereunder. Borrower acknowledges and agrees that Environmental
Insurer may rely on the environmental representations and warranties set forth in this subsection K, that Environmental Insurer
is an intended third-party beneficiary of such representations and warranties and that Environmental Insurer shall have all rights
and remedies available at law or in equity as a result of a breach of such representations and warranties, including, to the extent
applicable, the right of subrogation.

 

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L.           Title
to Premises; First Priority Lien. Fee title to the real property comprising the Premises is vested in Borrower, free and clear
of all liens, encumbrances, charges and security interests of any nature whatsoever, except the Permitted Exceptions. Borrower
is the owner of all Personal Property, free and clear of all liens, encumbrances, charges and security interests of any nature
whatsoever, and no Affiliate of Borrower owns any of the Personal Property. Upon Closing, Lender shall have a first priority lien
upon and security interest in the Premises pursuant to the Mortgage and the UCC-1 Financing Statements.

 

M.          No
Mechanics' Liens. There are no delinquent accounts payable or mechanics' liens in favor of any materialman, laborer, or any
other person or entity in connection with labor or materials furnished to or performed on any portion of the Premises; and no
work has been performed or is in progress nor have materials been supplied to the Premises or agreements entered into for work
to be performed or materials to be supplied to the Premises prior to the date hereof, which will be delinquent on or before the
Closing Date.

 

N.           Lease.
Borrower has delivered to Lender a true, correct and complete copy of the Lease. The Lease is the only lease with respect to the
Premises, and is in full force and effect, and constitutes the legal, valid and binding obligation of the parties thereto, enforceable
against such parties in accordance with its terms, except as such enforceability may be limited by applicable bankruptcy, insolvency,
liquidation, reorganization and other laws affecting the rights of creditors generally and general principles of equity. Borrower
has not assigned, transferred, mortgaged, hypothecated or otherwise encumbered the Lease or any rights thereunder or any interest
therein, and Borrower has not received any notice that the Lessee has made any assignment, pledge or hypothecation of all or any
part of its rights or interest in the Lease. Borrower has not received any notice of default from the Lessee which has not been
cured or given any notice of default to the Lessee which has not been cured. No event has occurred and no condition exists which,
with the giving of notice or the lapse of time or both, would constitute a default by the Lessee or Borrower under the Lease.

 

O.           Money
Laundering. (1) Borrower has taken all reasonable measures, in accordance with all applicable Anti-Money Laundering Laws,
with respect to each holder of a direct or indirect interest in the Borrower Parties, to assure the funds invested by such holders
in the Borrower Parties are derived from legal sources.

 

(2)         To
Borrower's knowledge after making due inquiry, neither any of the Borrower Parties nor any holder of a direct or indirect interest
in the Borrower Parties (a) is under investigation by any Governmental Authority for, or has been charged with or convicted of,
any violation of any Anti-Money Laundering Laws, or drug trafficking, terrorist-related activities or other money laundering predicated
crimes or a violation of the BSA, (b) has been assessed civil penalties under these or related laws, or (c) has had any of its
funds seized or forfeited in an action under these or related laws.

 

(3)         Borrower
has taken reasonable steps, consistent with industry practice for comparable organizations and in any event as required by law,
to ensure that the Borrower Parties are and shall be in compliance with all Anti- Money Laundering Laws and laws, regulations,
and government guidance for the prevention of terrorism, terrorist financing and drug trafficking.

 

6.           Covenants.
Borrower covenants to Lender (and Environmental Insurer solely with respect to Section 6.F) from and after the Closing
Date and until all of the Obligations are satisfied in full, as follows:

 

A.           Payment
of the Note. Borrower shall punctually pay, or cause to be paid, the principal, interest and all other sums to become due
in respect of the Note and the other Loan Documents in accordance with the Note and the other Loan Documents. Borrower shall authorize
Lender to establish arrangements whereby all scheduled payments made in respect of the Obligations are transferred by Automated
Clearing House Debit initiated by Lender directly from an account at a U.S. bank in the name of Borrower to such account as Lender
may designate or as Lender may otherwise designate.

 

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B.           Title.
Borrower shall maintain good and marketable fee simple title to the real property comprising the Premises and title to the Personal
Property and the remainder of the Premises, free and clear of all liens, encumbrances, charges and other exceptions to title,
except the Permitted Exceptions. Lender shall have a valid first lien upon and security interest in the Premises, including the
Personal Property, pursuant to the Mortgage and the UCC-1 Financing Statements.

 

C.           Organization
and Status of Borrower; Preservation of Existence. Each of the Borrower Parties (other than individuals), as applicable, shall
be validly existing and in good standing under the laws of its state of incorporation or formation. Borrower shall be qualified
as a foreign corporation, partnership or limited liability company to do business in the state where the Premises is located,
and each of the Borrower Parties shall be qualified as a foreign corporation, partnership or limited liability company in any
other jurisdiction where the failure to be qualified would reasonably be expected to result in a Material Adverse Effect. Borrower
shall preserve its current form of organization and shall not change its legal name, its state of formation, nor, in one transaction
or a series of related transactions, merge with or into, or consolidate with, any other entity without providing, in each case,
Lender with 30 days' prior written notice and obtaining Lender's prior written consent (to the extent such consent is required
under Section 7 of this Agreement). In addition, Borrower shall require, and shall take reasonable measures to comply with the
requirement, that no individual or entity owning directly or indirectly any interest in any of the Borrower Parties is an individual
or entity whose property or interests are subject to being blocked under any of the Terrorism Laws or is otherwise in violation
of any of the Terrorism Laws.

 

D.           Licenses
and Permits. All required licenses and permits, both governmental and private, to use and operate the Premises as a Permitted
Concept shall be maintained in full force and effect.

 

E.           Compliance
With Laws Generally. The use and occupation of the Premises, and the condition thereof, including, without limitation, any
Restoration, shall comply with all Applicable Regulations now or hereafter in effect. In addition, the Borrower Parties shall
comply with all Applicable Regulations now or hereafter in effect, including, without limitation, the Terrorism Laws and Anti-Money
Laundering Laws. Without limiting the generality of the other provisions of this Section, Borrower shall comply with the ADA,
and all regulations promulgated thereunder, as it affects the Premises.

 

F.           Compliance
With Environmental Laws. (1) The Premises, the Borrower Parties and any other operator or user of the Premises shall not be
in violation of or subject to any investigation or inquiry by any Governmental Authority or subject to any Remediation obligations
under any Environmental Laws.

 

(2)         All
uses and operations on or of the Premises, whether by Borrower or any other person or entity, shall be in compliance with all Environmental
Laws and permits issued pursuant thereto.

 

(3)         There
shall be no Releases or Hazardous Materials in, on, under or from the Premises, except in Permitted Amounts.

 

(4)         Borrower
shall keep the Premises, or cause the Premises to be kept, free and clear of all Environmental Liens.

 

(5)         Borrower
shall not do or allow any tenant or other user of the Premises to do any act that (a) materially increases the dangers to human
health or the environment, (b) poses an unreasonable risk of harm to any person or entity (whether on or off the Premises), (c)
impairs or is reasonably likely to impair the value of the Premises, (d) is contrary to any requirement of any insurer, (e) constitutes
a public or private nuisance or constitutes waste, or (f) violates any covenant, condition, agreement or easement applicable to
the Premises.

 

(6)         Borrower
shall immediately notify Lender in writing upon Borrower obtaining actual knowledge of:

 

    	12

    	 

    

 

(a)           any
presence of Releases or Threatened Releases in, on, under, from or migrating towards the Premises, in excess of Permitted Amounts,
including, without limitation, the presence on or under the Premises of any Hazardous Materials, apparent or real, in excess of
Permitted Amounts;

 

(b)           any
non-compliance with any Environmental Laws related in any way to the Premises;

 

(c)           any
Environmental Lien or any act or omission which could reasonably be expected to result in the imposition of an Environmental Lien;

 

(d)           any
required or proposed Remediation of environmental conditions relating to the Premises, including, without limitation, any and all
enforcement, clean-up, remedial, removal or other governmental or regulatory actions threatened, instituted or completed pursuant
to any of the Environmental Laws affecting the Premises;

 

(e)           any
written or oral notice or other communication of which any of the Borrower Parties becomes aware from any source whatsoever (including
but not limited to a Governmental Authority) relating in any way to Hazardous Materials, USTs or Remediation thereof, possible
liability of any person or entity pursuant to any Environmental Law, other environmental conditions in connection with the Premises,
or any actual or potential administrative or judicial proceedings in connection with anything referred to in this Agreement; or

 

(f)           any
investigation or inquiry initiated by any Governmental Authority relating to the Environmental Condition of the Premises.

 

(7)         If
required by any Environmental Law or upon any reasonable suspicion by Borrower or Lender of a Release, a Threatened Release or
a violation of any Environmental Law, Borrower shall, at its sole cost and expense:

 

(a)          perform
any environmental site assessment or other investigation of environmental conditions in connection with the Premises as may be
reasonably requested by Lender (including but not limited to sampling, testing and analysis of soil, water, air, building materials
and other materials and substances whether solid, liquid or gas), and share with Lender and Environmental Insurer the reports and
other results thereof, and Lender, Environmental Insurer and other Indemnified Parties shall be entitled to rely on such reports
and other results thereof; and

 

(b)          
have the Premises inspected as may be required by any Environmental Laws for seepage, spillage and other environmental concerns.

 

(8)         Borrower
shall, at its sole cost and expense, and without limiting the rights of Lender under any other provision of this Agreement, comply
with all reasonable written requests of Lender to:

 

(a)          reasonably
effectuate Remediation of any condition (including but not limited to a Release) in, on, under or from the Premises;

 

(b)          comply
with any Environmental Law;

 

(c)          comply
with any directive from any Governmental Authority; and

 

(d)          take
any other reasonable action necessary or appropriate for protection of human health or the environment.

 

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(9)         
Lender, Environmental Insurer and any other person or entity designated by Lender, including but not limited to any receiver, any
representative of a Governmental Authority, and any environmental consultant, shall have the right, but not the obligation, to
enter upon the Premises during normal business hours or at any time in the event of an emergency (including without limitation
in connection with any Securitization, Participation or Transfer contemplated by this Agreement or in connection with the exercise
of any remedies set forth in the Mortgage or the other Loan Documents) to assess any and all aspects of the environmental condition
of the Premises and its use, including but not limited to conducting any environmental assessment or audit (the scope of which
shall be determined in Lender's sole and absolute discretion) and taking samples of soil, groundwater or other water, air, or building
materials, and conducting other invasive testing. Borrower shall cooperate with and provide access to Lender, Environmental Insurer
and any such person or entity designated by Lender. Any such assessment and investigation shall be at Borrower's sole cost and
expense if, at the time Lender undertakes such assessment or investigation, Lender has a reasonable basis for believing that a
Release has occurred at the Premises in excess of Permitted Amounts or if an Event of Default has occurred and is continuing. Otherwise,
any such assessment and investigation shall be at Lender's sole cost and expense.

 

G.           Financial
Statements. Within 45 days after the end of each fiscal quarter and within 120 days after the end of each fiscal year of Borrower,
Borrower shall deliver to Lender (a) complete financial statements of the Borrower Parties including a balance sheet, profit and
loss statement, statement of cash flows and all other related schedules for the fiscal period then ended; and (b) such other financial information as Lender may reasonably request in order to establish
compliance with the financial covenants in the Loan Documents. All
such financial statements shall be prepared in accordance with GAAP from period to period, and shall be certified to be accurate
and complete by Borrower (or the Treasurer or other appropriate officer of Borrower). The financial statements delivered to Lender need not be
audited, but Borrower shall deliver to Lender copies of any audited financial statements of Borrower which may be prepared, as
soon as they are available. Borrower shall also cause to be delivered to Lender copies of any financial statements required to
be delivered to Borrower by any tenants of the Premises.

 

H.           Lost
Note. Borrower shall, if the Note is mutilated, destroyed, lost or stolen (a “Lost Note”), promptly deliver to
Lender, upon receipt from Lender of an affidavit and indemnity in a form reasonably acceptable to Lender and Borrower stipulating
that the Note has been mutilated, destroyed, lost or stolen, in substitution therefor, a new promissory note containing the same
terms and conditions as such Lost Note with a notation thereon of the unpaid principal and accrued and unpaid interest. Borrower
shall provide fifteen (15) days' prior notice to Lender before making any payments to third parties in connection with a Lost
Note.

 

I.           Inspections.
Borrower shall, during normal business hours (or at any time in the event of an emergency), (1) provide Lender and Lender's
officers, employees, agents, advisors, attorneys, accountants, architects, and engineers with access to the Premises, all drawings,
plans, and specifications for the Premises in possession of the Borrower Parties, all engineering reports relating to the Premises
in the possession of the Borrower Parties, the files, correspondence and documents relating to the Premises, and the financial
books and records, including lists of delinquencies, relating to the ownership, operation, and maintenance of the Premises (including,
without limitation, any of the foregoing information stored in any computer files), (2) allow such persons to make such inspections,
tests, copies, and verifications as Lender considers necessary, and (3) if Borrower is in breach of the Fixed Charge Coverage
Ratio requirement set forth in the following subsection J, pay expenses reasonably incurred by Lender from time to time in conducting
such inspections, tests, copies and verifications upon demand (such amounts to bear interest at the Default Rate if not paid upon
demand until paid).

 

J.           Fixed
Charge Coverage Ratio. Commencing on January 1, 2003, Borrower shall maintain an aggregate Fixed Charge Coverage Ratio at
all of the Related Premises of at least 1.25:1, determined as of the last day of each fiscal year of Borrower. For purposes
of this Section, the term “Fixed Charge Coverage Ratio” shall mean with respect to the twelve month period of
time immediately preceding the date of determination, the ratio calculated for such period of time, each as determined in
accordance with GAAP, of (a) the sum of Net Income, Depreciation and Amortization, Interest Expense and Operating Lease
Expense, less a corporate overhead allocation in an amount equal to 5% of Gross Sales (or, with respect to the Premises, the Rental), to (b) the sum of
the Lender Payments, Operating Lease Expense and the Equipment Payment Amount.

 

For purposes of this
Section, the following terms shall be defined as set forth below:

  

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“Capital
Lease” shall mean any lease of any property (whether real, personal or mixed) with respect to one or more of the Related
Premises which lease would, in conformity with GAAP, be required to be accounted for on a balance sheet as a capital lease. The
term “Capital Lease” shall not include any operating lease.

 

“Debt”
shall mean as directly related to all of the Related Premises and the period of determination (i) indebtedness for borrowed
money, (ii) obligations evidenced by bonds, indentures, notes or similar instruments, (iii) obligations to pay the deferred purchase
price of property or services, (iv) obligations under leases which should be, in accordance with GAAP, accounted for as Capital
Leases, and (v) obligations under direct or indirect guarantees in respect of, and obligations (contingent or otherwise) to purchase
or otherwise acquire, or otherwise to assure a creditor against loss in respect of, indebtedness or obligations of others of the
kinds referred to in clauses (i) through (iv) above.

 

“Depreciation
and Amortization” shall mean with respect to all of the Related Premises the depreciation and amortization accruing
during any period of determination with respect to Borrower as determined in accordance with GAAP.

 

“Equipment
Payment Amount” shall mean for any period of determination the sum of all amounts payable during such period of determination
under all (i) leases for equipment located at one or more of the Related Premises and (ii) all loans secured by equipment located
at one or more of the Related Premises.

 

“Gross
Sales” shall mean the sales or other income arising from all business conducted at all of the Related Premises during
the period of determination, less sales tax and any amounts received from not-for-profit sales of all non-food items approved
for use in connection with promotional campaigns, if any, pursuant to the applicable franchise agreements.

 

“Interest
Expense” shall mean for any period of determination, the sum of all interest accrued or which should be accrued in respect
of all Debt allocable to one or more of the Related Premises and all business operations thereon during such period (including
interest attributable to Capital Leases), as determined in accordance with GAAP.

 

“Lender
Payments” shall mean with respect to the period of determination, the sum of all amounts payable under the notes in
favor of Lender with respect to the Related Premises.

 

“Net
Income” shall mean with respect to the period of determination, the aggregate net income or net loss allocable to all
business conducted at all of the Related Premises. In determining the amount of Net Income, (i) adjustments shall be made for
nonrecurring gains and losses allocable to the period of determination, (ii) deductions shall be made for Depreciation and Amortization,
Interest Expense and Operating Lease Expense allocable to the period of determination, and (iii) no deductions shall be made for
(x) income taxes or charges equivalent to income taxes allocable to the period of determination, as determined in accordance with
GAAP, or (y) corporate overhead expense allocable to the period of determination.

 

“Operating
Lease Expense” shall mean the sum of all payments and expenses incurred under any operating leases with respect to one
or more of the Related Premises and the business operations thereon during the period of determination, as determined in accordance
with GAAP.

 

“Rental”
means the sum of all rental payments under the Lease.

 

K.          Affiliate
Transactions. Unless otherwise approved by Lender, all transactions between Borrower and any of its Affiliates shall be on
terms substantially as advantageous to Borrower as those which could be obtained by Borrower in a comparable arm's length transaction
with a non-Affiliate of Borrower.

 

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L.           Compliance
Certificates. Within 60 days after the end of each fiscal year of Borrower, Borrower shall deliver a compliance certificate
to Lender in a form to be provided by Lender in order to establish that Borrower is in compliance in all material respects with
all of its obligations, duties and covenants under the Loan Documents.

 

M.          Corporate
Fixed Charge Coverage Ratio. Borrower shall maintain a Corporate Fixed Charge Coverage Ratio of at least 1.25:1, determined
as of the last day of each fiscal year of Borrower. For purposes of this Section, the term “Corporate Fixed Charge Coverage
Ratio” shall mean with respect to the twelve month period of time immediately preceding the date of determination, the ratio
calculated for such period of time, each as determined in accordance with GAAP, of (a) the sum of Net Income, Depreciation and
Amortization, Interest Expense and Operating Lease Expense, minus income taxes or charges equivalent to income taxes allocable
to the period of determination, to (b) the sum of Operating Lease Expense, scheduled principal payments of long term Debt, scheduled
maturities of all Capital Leases and Interest Expense (excluding non-cash interest expense and amortization of non-cash financing
expenses).

 

For purposes of this
Section, the following terms shall be defined as set forth below:

 

“Capital
Lease” shall mean all leases of any property, whether real, personal or mixed, by Borrower or any of the other Borrower
Parties, as applicable, which lease would, in conformity with GAAP, be required to be accounted for as a capital lease on the
balance sheet of Borrower. The term “Capital Lease” shall not include any operating lease.

 

“Debt”
shall mean with respect to Borrower and the other Borrower Parties, collectively, and for the period of determination (i)
indebtedness for borrowed money, (ii) obligations evidenced by bonds, indentures, notes or similar instruments, (iii) obligations
to pay the deferred purchase price of property or services, (iv) obligations under leases which should be, in accordance with
GAAP, recorded as Capital Leases, and (v) obligations under direct or indirect guarantees in respect of, and obligations (contingent
or otherwise) to purchase or otherwise acquire, or otherwise to assure a creditor against loss in respect of, indebtedness or
obligations of others of the kinds referred to in clauses (i) through (iv) above.

 

“Depreciation
and Amortization” shall mean the depreciation and amortization accruing during any period of determination with respect
to Borrower and the other Borrower Parties, collectively, as determined in accordance with GAAP.

 

“Interest
Expense” shall mean for any period of determination, the sum of all interest accrued or which should be accrued in respect
of all Debt of Borrower and the other Borrower Parties, collectively, as determined in accordance with GAAP.

 

“Net
Income” shall mean with respect to the period of determination, the net income or net loss of Borrower and the other
Borrower Parties, collectively. In determining the amount of Net Income, (i) adjustments shall be made for nonrecurring gains
and losses or non-cash items allocable to the period of determination, (ii) deductions shall be made for, among other things,
Depreciation and Amortization, Interest Expense, Operating Lease Expense and actual corporate overhead expense allocable to the
period of determination, and (iii) no deductions shall be made for income taxes or charges equivalent to income taxes allocable
to the period of determination, as determined in accordance with GAAP.

 

“Operating
Lease Expense” shall mean the sum of all payments and expenses incurred by Borrower and the other Borrower Parties,
collectively, under any operating leases during the period of determination, as determined in accordance with GAAP.

 

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N.           Terrorism
Law Policies. Borrower shall adopt and maintain adequate policies, procedures and controls to ensure that the Borrower Parties
are in compliance with all Terrorism Laws ("Borrower Terrorism Laws Policies"), which Borrower Terrorism Laws Policies
shall be satisfactory to Lender in its reasonable discretion. Borrower shall immediately notify Lender in writing if any individual
or entity owning directly or indirectly any interest in any of the Borrower Parties or any director, officer, member, manager or
partner of any such holders is an individual or entity whose property or interests are subject to being blocked under any of the
Terrorism Laws or is otherwise in violation of any of the Terrorism Laws, or is under investigation by any Governmental Authority
for, or has been charged with or convicted of, drug trafficking, terrorist-related activities or any violation of Anti-Money Laundering
Laws, has been assessed civil penalties under these or related laws, or has had funds seized or forfeited in an action under these
or related laws. Borrower further agrees to make the Borrower Terrorism Laws Policies, together with the information collected
thereby concerning the Borrower Parties or any individual or entity owning directly or indirectly any interest in any of the Borrower
Parties, available to Lender upon request.

 

7.           Prohibition
on Change of Control and Pledge. Without limiting the terms and conditions of Section 3.09 of the Mortgage, Borrower agrees
that, from and after the Closing Date and until all of the Obligations are satisfied in full, without the prior written consent
of Lender: (1) no Change of Control shall occur; and (2) no interest in any of the Borrower Parties shall be pledged, encumbered,
hypothecated or assigned as collateral for any obligation of any of the Borrower Parties (each, a "Pledge"). In addition,
no interest in any of the Borrower Parties, or in any individual or person owning directly or indirectly any interest in any of
the Borrower Parties, shall be transferred, assigned or conveyed to any individual or person whose property or interests are subject
to being blocked under any of the Terrorism Laws and/or who is in violation of any of the Terrorism Laws, and any such transfer,
assignment or conveyance shall not be effective until the transferee has provided written certification to Borrower and Lender
that (A) the transferee or any person who owns directly or indirectly any interest in transferee, is not an individual or entity
whose property or interests are subject to being blocked under any of the Terrorism Laws or is otherwise in violation of the Terrorism
Laws, and (B) the transferee has taken reasonable measures to assure that any individual or entity who owns directly or indirectly
an interest in transferee, is not an individual or entity whose property or interests are subject to being blocked under any of
the Terrorism Laws or is otherwise in violation of the Terrorism Laws. Lender's consent to a Change of Control and/or Pledge shall
be subject to the satisfaction of such conditions as Lender shall determine in its sole discretion, including, without limitation,
(i) the execution and delivery of such modifications to the terms of the Loan Documents as Lender shall request, (ii) the proposed
Change of Control and/or Pledge having been approved by each of the rating agencies which have issued ratings in connection with
any Securitization of the Loan as well as any other rating agency selected by Lender, and (iii) the proposed transferee having
agreed to comply with all of the terms and conditions of the Loan Documents (including any modifications requested by Lender pursuant
to clause (i) above). In addition, any such consent shall be conditioned upon payment by Borrower to Lender of (x) a fee equal
to one percent (1%) of the then outstanding principal balance of the Note and (y) all out-of-pocket costs and expenses incurred
by Lender in connection with such consent, including, without limitation, reasonable attorneys' fees. Lender shall not be required
to demonstrate any actual impairment of its security or any increased risk of default hereunder in order to declare the Obligations
immediately due and payable upon a Change of Control or Pledge in violation of this Section. The provisions of this Section shall
apply to every Change of Control or Pledge regardless of whether voluntary or not, or whether or not Lender has consented to any
previous Change of Control or Pledge.

 

8.           Transaction
Characterization. A. It is the intent of the parties hereto that this Agreement and the other Loan Documents are a contract
to extend a financial accommodation (as such term is used in the Code) for the benefit of Borrower.

 

B.           It
is the intent of the parties hereto that the business relationship created by the Loan Documents is solely that of creditor and
debtor and has been entered into by both parties in reliance upon the economic and legal bargains contained in the Loan Documents.
None of the agreements contained in the Loan Documents is intended, nor shall the same be deemed or construed, to create a partnership
(either de jure or de facto) between Borrower and Lender, to make them joint venturers, to make Borrower an agent, legal representative,
partner, subsidiary or employee of Lender, nor to make Lender in any way responsible for the debts, obligations or losses of Borrower.

 

9.           Default
and Remedies. A. Each of the following shall be deemed an event of default by Borrower (each, an "Event of Default"):

 

    	17

    	 

    

 

(1)         If
any representation or warranty of any of the Borrower Parties set forth in any of the Loan Documents is false in any material respect,
or if any of the Borrower Parties renders any statement or account which is false in any material respect.

 

(2)         If
any principal, interest or other monetary sum due under the Note, the Mortgage or any other Loan Document is not paid within five
days after the date when due; provided, however, notwithstanding the occurrence of such an Event of Default, Lender shall not be
entitled to exercise its rights and remedies set forth below unless and until Lender shall have given Borrower notice thereof and
a period of five days from the delivery of such notice shall have elapsed without such Event of Default being cured.

 

(3)         If
Borrower fails to observe or perform any of the other covenants (except with respect to a breach of the Fixed Charge Coverage Ratio,
which breach is addressed in subitem (7) below), conditions, or obligations of this Agreement; provided, however, if any such failure
does not involve the payment of any monetary sum, is not willful or intentional, does not place any rights or interest in collateral
of Lender in immediate jeopardy, and is within the reasonable power of Borrower to promptly cure after receipt of notice thereof,
all as determined by Lender in its reasonable discretion, then such failure shall not constitute an Event of Default hereunder,
unless otherwise expressly provided herein, unless and until Lender shall have given Borrower notice thereof and a period of 30
days shall have elapsed, during which period Borrower may correct or cure such failure, upon failure of which an Event of Default
shall be deemed to have occurred hereunder without further notice or demand of any kind being required. If such failure cannot
reasonably be cured within such 30-day period, as determined by Lender in its reasonable discretion, and Borrower is diligently
pursuing a cure of such failure, then Borrower shall have a reasonable period to cure such failure beyond such 30-day period, which
shall not exceed 90 days after receiving notice of the failure from Lender. If Borrower shall fail to correct or cure such failure
within such 90-day period, an Event of Default shall be deemed to have occurred hereunder without further notice or demand of any
kind being required.

 

(4)         If
any of the Borrower Parties becomes insolvent within the meaning of the Code, files or notifies Lender that it intends to file
a petition under the Code, initiates a proceeding under any similar law or statute relating to bankruptcy, insolvency, reorganization,
winding up or adjustment of debts (collectively, an "Action"), becomes the subject of either a petition under the Code
or an Action, or is not generally paying its debts as the same become due.

 

(5)         If
there is an "Event of Default" or a breach or default, after the passage of all applicable notice and cure or grace periods,
under any other Loan Document, the Lease or any of the Other Agreements.

 

(6)         If
a final, nonappealable judgment is rendered by a court against any of the Borrower Parties which (i) has a material adverse effect
on the operation of the Premises as a Permitted Concept, or (ii) is in an amount greater than $100,000.00 and not covered by insurance,
and, in either case, is not discharged or provision made for such discharge within 60 days from the date of entry of such judgment.

 

(7)         If
there is a breach of the Fixed Charge Coverage Ratio requirement and Lender shall have given Borrower notice thereof and Borrower
shall have failed within a period of 30 days from the delivery of such notice to (i) pay to Lender the FCCR Amount (without premium
or penalty) with respect to such of the Premises (starting with the Related Premises with the lowest Fixed Charge Coverage Ratio
and proceeding in ascending order to the Related Premises with the next lowest Fixed Charge Coverage Ratio) as is necessary to
cure the breach of the Fixed Charge Coverage Ratio requirement and for which the then Fixed Charge Coverage Ratio (with the definitions
in Section 6.J being deemed to be modified as applicable to provide for the calculation of the Fixed Charge Coverage Ratio for
each such Premises on an individual basis rather than on an aggregate basis with respect to the Related Premises) is below 1.25:1
(each, a "Subject Premises"), (ii) prepay the Note or Notes corresponding to the Subject Premises in whole but not in
part (without premium or penalty) or (iii) notify Lender of Borrower's election to substitute a Substitute Premises for each Subject
Premises in accordance with the terms of Section 11 (the failure of Borrower to complete such substitution within 60 days after
Lender shall have given the notice discussed above shall be deemed to be an Event of Default without further notice or demand of
any kind being required). For purposes of the preceding sentence, "FCCR Amount" means that sum of money which, when subtracted
from the outstanding principal amount of the Note corresponding to a Subject Premises, and assuming the resulting principal balance
is reamortized in equal monthly payments over the remaining term of such Note at the rate of interest set forth therein, will result
in an adjusted aggregate Fixed Charge Coverage Ratio for all of the Premises of at least 1.25:1 based on the prior year's operations.
Promptly after Borrower's payment of the FCCR Amount, Borrower and Lender shall execute an amendment to each such Note in form
and substance reasonably acceptable to Lender reducing the principal amount payable to Lender under such Note and reamortizing
the principal amount of such Note in equal monthly payments over the then remaining term of such Note at the rate of interest set
forth therein. Notwithstanding the foregoing, in the event of a breach of the Fixed Charge Coverage Ratio that would not have been
a breach had the Premises not have been included in the calculation of such Fixed Charge Coverage Ratio, it shall not be
an Event of Default so long the Fixed Charge Coverage Ratio (with the definitions in Section 6.J being deemed to be modified as
applicable to provide for the calculation of the Fixed Charge Coverage Ratio for the Premises on an individual basis rather
than on an aggregate basis with the Related Premises) for the Premises be greater than 1.0:1.

 

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B.           Upon
the occurrence and during the continuance of an Event of Default, subject to the limitations set forth in subsection A, Lender
may declare all or any part of the obligations of Borrower under the Note, this Agreement and any other Loan Document to be due
and payable, and the same shall thereupon become due and payable without any presentment, demand, protest or notice of any kind
except as otherwise expressly provided herein, and Borrower hereby waives notice of intent to accelerate the obligations secured
by the Mortgage and notice of acceleration. Thereafter, Lender may exercise, at its option, concurrently, successively or in any
combination, all remedies available at law or in equity, including without limitation any one or more of the remedies available
under the Note, the Mortgage or any other Loan Document. Neither the acceptance of this Agreement nor its enforcement shall prejudice
or in any manner affect Lender's right to realize upon or enforce any other security now or hereafter held by Lender, it being
agreed that Lender shall be entitled to enforce this Agreement and any other security now or hereafter held by Lender in such order
and manner as it may in its absolute discretion determine. No remedy herein conferred upon or reserved to Lender is intended to
be exclusive of any other remedy given hereunder or now or hereafter existing at law or in equity or by statute. Every power or
remedy given by any of the Loan Documents to Lender, or to which Lender may be otherwise entitled, may be exercised, concurrently
or independently, from time to time and as often as may be deemed expedient by Lender.

 

10.         Indemnity;
Release. A. Borrower shall, at its sole cost and expense, protect, defend, indemnify, release and hold harmless each of
the Indemnified Parties for, from and against any and all claims, suits, liabilities (including, without limitation, strict liabilities),
actions, proceedings, obligations, debts, damages, losses, costs, expenses, diminutions in value, fines, penalties, charges, fees,
expenses, judgments, awards, amounts paid in settlement and damages of whatever kind or nature (including, without limitation,
attorneys' fees, court costs and other costs of defense) (collectively, "Losses) (excluding Losses suffered by an Indemnified
Party directly arising out of such Indemnified Party's gross negligence or willful misconduct; provided, however, that the term
"gross negligence" shall not include gross negligence imputed as a matter of law to any of the Indemnified Parties solely
by reason of Borrower's interest in the Premises or Borrower's failure to act in respect of matters which are or were the obligation
of Borrower under the Loan Documents), and costs of Remediation (whether or not performed voluntarily), engineers' fees, environmental
consultants' fees, and costs of investigation (including but not limited to sampling, testing, and analysis of soil, water, air,
building materials and other materials and substances whether solid, liquid or gas) imposed upon or incurred by or asserted against
any Indemnified Parties, and directly or indirectly arising out of or in any way relating to any one or more of the following:

 

(1)         any
presence of any Hazardous Materials or USTs in, on, above, or under the Premises;

 

(2)         any
past, present or Threatened Release in, on, above, under or from the Premises;

 

(3)         any
activity by Borrower, any person or entity affiliated with Borrower or any tenant or other user of the Premises in connection with
any actual, proposed or threatened use, treatment, storage, holding, existence, disposition or other Release, generation, production,
manufacturing, processing, refining, control, management, abatement, removal, handling, transfer or transportation to or from the
Premises of any Hazardous Materials or USTs at any time located in, under, on or above the Premises;

 

    	19

    	 

    

 

(4)         any
activity by Borrower, any person or entity affiliated with Borrower or any tenant or other user of the Premises in connection with
any actual or proposed Remediation of any Hazardous Materials or USTs at any time located in, under, on or above the Premises,
whether or not such Remediation is voluntary or pursuant to court or administrative order, including but not limited to any removal,
remedial or corrective action;

 

(5)         any
past, present or threatened non-compliance or violations of any Environmental Laws (or permits issued pursuant to any Environmental
Law) in connection with the Premises or operations thereon, including but not limited to any failure by Borrower, any person or
entity affiliated with Borrower or any tenant or other user of the Premises to comply with any order of any Governmental Authority
in connection with any Environmental Laws;

 

(6)         the
imposition, recording or filing or the threatened imposition, recording or filing of any Environmental Lien encumbering the Premises;

 

(7)         any
administrative processes or proceedings or judicial proceedings in any way connected with any matter addressed in this Agreement;

 

(8)         any
past, present or threatened injury to, destruction of or loss of natural resources in any way connected with the Premises, including
but not limited to costs to investigate and assess such injury, destruction or loss;

 

(9)         any
acts of Borrower, any person or entity affiliated with Borrower or any tenant or other user of the Premises in arranging for disposal
or treatment, or arranging with a transporter for transport for disposal or treatment, of Hazardous Materials or USTs owned or
possessed by Borrower, any person or entity affiliated with Borrower or any tenant or other user, at any facility or incineration
vessel owned or operated by another person or entity and containing such or similar Hazardous Materials or USTs;

 

(10)       any
acts of Borrower, any person or entity affiliated with Borrower or any tenant or other user of the Premises, in accepting any Hazardous
Materials or USTs for transport to disposal or treatment facilities, incineration vessels or sites selected by Borrower, any person
or entity affiliated with Borrower or any tenant or other user of the Premises, from which there is a Release, or a Threatened
Release of any Hazardous Materials which causes the incurrence of costs for Remediation;

 

(11)       any
personal injury, wrongful death, or property damage arising under any statutory or common law or tort law theory, including but
not limited to damages assessed for the maintenance of a private or public nuisance or for the conducting of an abnormally dangerous
activity on or near the Premises; or

 

(12)       any
misrepresentation or inaccuracy in any representation or warranty or material breach or failure to perform any covenants or other
obligations pursuant to this Agreement.

 

B.          Borrower
fully and completely releases, waives and covenants not to assert any claims, liabilities, actions, defenses, challenges, contests
or other opposition against Lender and Environmental Insurer, however characterized, known or unknown, foreseen or unforeseen,
now existing or arising in the future, relating to this Agreement and any Hazardous Materials, USTs, Releases and/or Remediation
on, at or affecting the Premises.

 

11.         Substitution.
Borrower shall have the right to obtain a release of all liens granted in favor of Lender with respect to the Premises by substituting
a Substitute Premises for the Premises if permitted by the terms of Section 9.A(7), subject to fulfillment of the following conditions:

 

(1)         Borrower
shall provide Lender with notice of its intention to substitute a Substitute Premises within the applicable 30 day period contemplated
by Section 9.A(7) and the closing of the substitution shall take place within the applicable 60 day period contemplated by such
subsection.

 

    	20

    	 

    

 

(2)          Borrower
must provide for the substitution of a Substitute Premises, and the proposed Substitute Premises must:

 

(a)         be
a Permitted Concept, in good condition and repair, ordinary wear and tear excepted;

 

(b)         have
for the twelve-month period preceding the date of the closing of such substitution a Fixed Charge Coverage Ratio at least equal
to the Fixed Charge Coverage Ratio for the Premises being replaced and the substitution must cure the breach of the Fixed Charge
Coverage Ratio requirement;

 

(c)         be
owned in fee simple by Borrower;

 

(d)         Borrower's
right, title and interest in and to the proposed Substitute Premises shall be free and clear of all liens, restrictions, easements
and encumbrances, except such matters as are acceptable to Lender (the "Substitute Premises Permitted Exceptions");

 

(e)         have
a fair market value no less than the greater of the then fair market value of the Premises or the fair market value of the Premises
as of the Closing, all as reasonably determined by Lender's in-house inspectors and underwriters.

 

(3)          Lender
shall have inspected and approved the Substitute Premises utilizing such site inspection and underwriting approval criteria that
would be used by a prudent institutional mortgage loan lender. Borrower shall have paid all costs and expenses resulting from such
proposed substitution, including, without limitation, the cost of title insurance premiums and all endorsements required by Lender,
survey charges, UCC and litigation search charges, the attorneys' fees of Borrower, reasonable attorneys' fees and expenses of
Lender, the cost of the environmental due diligence undertaken pursuant to subsection (6) below, including, without limitation,
the cost of environmental insurance, Lender's site inspection costs and fees, stamp taxes, mortgage taxes, transfer fees, escrow,
filing and recording fees and UCC filing and recording fees (including preparation, filing and recording fees for UCC continuation
statements).

 

(4)          Lender
shall have received a preliminary title report and irrevocable commitment to insure title in the amount of the then outstanding
principal balance of the Loan by means of a mortgagee's ALTA extended coverage policy of title insurance (or its equivalent, in
the event such form is not issued in the jurisdiction where the proposed Substitute Premises is located) for the proposed Substitute
Premises issued by Title Company showing Borrower vested with good and marketable title in the real property comprising the Substitute
Premises and committing to insure Lender's first priority lien upon and security interest in the proposed Substitute Premises,
subject only to the Substitute Premises Permitted Exceptions and containing endorsements substantially comparable to those required
by Lender at the Closing.

 

(5)          Lender
shall have received a current ALTA survey of the proposed Substitute Premises or its equivalent, the form of which shall be comparable
to those received by Lender at the Closing and sufficient to cause the standard survey exceptions set forth in the title policy
referred to in the preceding subsection to be deleted, and disclosing no matters other than the Substitute Premises Permitted Exceptions.

 

(6)          Lender
shall have completed such environmental due diligence of the proposed Substitute Premises as it deems necessary or advisable in
its sole discretion, including, without limitation, receiving an environmental insurance policy with respect to the proposed Substitute
Premises in a form and substance and issued by such environmental insurance company as is acceptable to Lender, and Lender shall
have approved the environmental condition of the Substitute Premises based on such environmental due diligence as Lender deems
necessary or advisable in its sole discretion; provided, however, if such proposed substitution shall occur from and after such
time as the Loan is included in a Securitization, this subitem (6) shall be modified to read as follows: Lender shall have completed
such environmental due diligence of the proposed Substitute Premises as a prudent institutional mortgage loan lender deems necessary
or advisable, including, without limitation, receiving an environmental insurance policy with respect to the proposed Substitute
Premises in a form and substance and issued by such environmental insurance company as is acceptable to a prudent institutional
mortgage loan lender, and Lender shall have approved the environmental condition of the Substitute Premises based on such environmental
due diligence as a prudent institutional mortgage loan lender would deem necessary or advisable.

 

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(7)         Borrower
shall deliver, or cause to be delivered, such legal opinions as Lender may reasonably require with respect to the proposed substitution,
all in a form and substance which would be satisfactory to a prudent institutional mortgage loan lender and its counsel. If the
Loan is part of a Securitization, such opinions shall include, without limitation, an opinion of counsel to the rating agencies
which have issued ratings in connection with such Securitization that the substitution does not constitute a "significant
modification" of such Loan under Section 1001 of the Internal Revenue Code or otherwise cause a tax to be imposed on a "prohibited
transaction" by any REMIC Trust.

 

(8)         no
Event of Default shall have occurred and be continuing under any of the Loan Documents.

 

(9)         The
Borrower Parties and the Lessee Parties shall have executed such documents as are comparable to the security documents
executed and delivered at Closing, as applicable (but with such revisions as may be reasonably required by Lender to address
matters unique to the Substitute Premises) or amendments to such documents, including, without limitation, a Mortgage, Lease
and Memorandum of Lease and UCC-1 Financing Statements (the "Substitute Documents"), to provide Lender with a first
priority lien on the proposed Substitute Premises, subject only to the Substitute Premises Permitted Exceptions, and all
other rights, remedies and benefits with respect to the proposed Substitute Premises which Lender holds in the Premises, all
of which documents shall be in a form and substance which would be satisfactory to a prudent institutional mortgage loan
lender.

 

(10)       the
representations and warranties set forth in the Substitute Documents and Section 6 of this Agreement applicable to the proposed
Substitute Premises shall be true and correct in all material respects as of the date of substitution, and Borrower shall have
delivered to Lender an officer's certificate to that effect.

 

(11)       Borrower
shall have delivered to Lender certificates of insurance and insurance policies showing that all insurance required by the Substitute
Documents is in full force and effect.

 

Upon satisfaction of
the foregoing conditions with respect to the release of the Premises: (a) the proposed Substitute Premises shall be deemed
substituted for the Premises; (b) the Loan Amount for the Substitute Premises shall be the same as for the Premises; (c) the
Substitute Premises shall be referred to herein as the "Premises" and shall secure the same Obligations as were
secured by the replaced Premises; (d) the Substitute Documents shall be dated as of the date of the substitution; and (e)
Lender will release, or cause to be released, the lien of the Mortgage, UCC-1 Financing Statements and any other Loan
Documents encumbering the replaced Premises.

 

12.         Miscellaneous
Provisions.

 

A.         Notices.
All notices, consents, approvals or other instruments required or permitted to be given by either party pursuant to this Agreement
or any of the other Loan Documents shall be in writing and given by (i) hand delivery, (ii) facsimile, (iii) express overnight
delivery service or (iv) certified or registered mail, return receipt requested, and shall be deemed to have been delivered upon
(a) receipt, if hand delivered, (b) transmission, if delivered by facsimile, (c) the next Business Day, if delivered by express
overnight delivery service, or (d) the third Business Day following the day of deposit of such notice with the United States Postal
Service, if sent by certified or registered mail, return receipt requested. Notices shall be provided to the parties and addresses
(or facsimile numbers, as applicable) specified below:

 

    	22

    	 

    

 

	If to Borrower:	Family Steak Houses of Florida, Inc.
	 	2113 Florida Boulevard
	 	Neptune Beach, FL 32266
	 	Attention:    Edward B. Alexander
	 	Telephone:  (904) 249-4197
	 	Telecopy:    (904) 249-1466
	 	 
	If to Lender:	GE Capital Franchise Finance Corporation
	 	17207 North Perimeter Drive
	 	Scottsdale, AZ  85255
	 	Attention:    General Counsel
	 	Telephone:  (480) 585-4500
	 	Telecopy:    (480) 585-2226

 

B.          Real
Estate Commission. Lender and Borrower represent and warrant to each other that they have dealt with no real estate or mortgage
broker, agent, finder or other intermediary in connection with the transactions contemplated by this Agreement or the other Loan
Documents. Lender and Borrower shall indemnify and hold each other harmless from and against any costs, claims or expenses, including
attorneys' fees, arising out of the breach of their respective representations and warranties contained within this Section.

 

C.          Waiver
and Amendment; Document Review. (1) No provisions of this Agreement or the other Loan Documents shall be deemed waived or amended
except by a written instrument unambiguously setting forth the matter waived or amended and signed by the party against which enforcement
of such waiver or amendment is sought. Waiver of any matter shall not be deemed a waiver of the same or any other matter on any
future occasion.

 

(2)         In
the event Borrower makes any request upon Lender requiring Lender or Lender's attorneys to review and/or prepare (or cause to be
reviewed and/or prepared) any documents, plans, specifications or other submissions in connection with or arising out of this Agreement
or any of the other Loan Documents, then Borrower shall (x) reimburse Lender promptly upon Lender's demand for all out-of-pocket
costs and expenses incurred by Lender in connection with such review and/or preparation, including, without limitation, reasonable
attorneys' fees, and (y) pay Lender a reasonable processing and review fee.

 

D.         Captions.
Captions are used throughout this Agreement and the other Loan Documents for convenience of reference only and shall not be considered
in any manner in the construction or interpretation hereof.

 

E.           Lender's
Liability. Notwithstanding anything to the contrary provided in this Agreement or the other Loan Documents, it is specifically
understood and agreed, such agreement being a primary consideration for the execution of this Agreement and the other Loan Documents
by Lender, that (1) there shall be absolutely no personal liability on the part of any shareholder, director, officer or employee
of Lender, with respect to any of the terms, covenants and conditions of this Agreement or the other Loan Documents, (2) Borrower
waives all claims, demands and causes of action against Lender's officers, directors, employees and agents in the event of any
breach by Lender of any of the terms, covenants and conditions of this Agreement or the other Loan Documents to be performed by
Lender and (3) Borrower shall look solely to the assets of Lender for the satisfaction of each and every remedy of Borrower in
the event of any breach by Lender of any of the terms, covenants and conditions of this Agreement or the other Loan Documents to
be performed by Lender, such exculpation of liability to be absolute and without any exception whatsoever.

 

F.           Severability.
The provisions of this Agreement and the other Loan Documents shall be deemed severable. If any part of this Agreement or the other
Loan Documents shall be held invalid, illegal or unenforceable, the remainder shall remain in full force and effect, and such invalid,
illegal or unenforceable provision shall be reformed by such court so as to give maximum legal effect to the intention of the parties
as expressed therein.

 

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G.          Construction
Generally. This Agreement and the other Loan Documents have been entered into by parties who are experienced in sophisticated
and complex matters similar to the transaction contemplated by this Agreement and the other Loan Documents and are entered into
by both parties in reliance upon the economic and legal bargains contained therein and shall be interpreted and construed in a
fair and impartial manner without regard to such factors as the party which prepared the instrument, the relative bargaining powers
of the parties or the domicile of any party. Borrower and Lender were each represented by legal counsel competent in advising
them of their obligations and liabilities hereunder.

 

H.          Further
Assurances. Borrower will, at its sole cost and expense, do, execute, acknowledge and deliver or cause to be done, executed,
acknowledged and delivered all such further acts, documents, conveyances, notes, mortgages, deeds of trust, assignments, security
agreements, financing statements and assurances as Lender shall from time to time reasonably require or deem advisable to carry
into effect the purposes of this Agreement and the other Loan Documents, to perfect any lien or security interest granted in any
of the Loan Documents and for the better assuring and confirming of all of Lender's rights, powers and remedies under the Loan
Documents.

 

I.           Attorneys'
Fees. In the event of any judicial or other adversarial proceeding between the parties concerning this Agreement or the other
Loan Documents, the prevailing party shall be entitled to recover its attorneys' fees and other costs in addition to any other
relief to which it may be entitled.

 

J.           Entire
Agreement. This Agreement and the other Loan Documents, together with any other certificates, instruments or agreements to
be delivered in connection therewith, constitute the entire agreement between the parties with respect to the subject matter hereof,
and there are no other representations, warranties or agreements, written or oral, between Borrower and Lender with respect to
the subject matter of this Agreement and the other Loan Documents. Notwithstanding anything in this Agreement and the other Loan
Documents to the contrary, with respect to the Premises, upon the execution and delivery of this Agreement by Borrower and Lender,
any bid proposals or loan commitments with respect to the transactions contemplated by this Agreement shall be deemed null and
void and of no further force and effect and the terms and conditions of this Agreement shall control notwithstanding that such
terms and conditions may be inconsistent with or vary from those set forth in such bid proposals or loan commitments.

 

K.          Forum
Selection; Jurisdiction; Venue; Choice of Law. Borrower acknowledges that this Agreement and the other Loan Documents were
substantially negotiated in the State of Arizona, this Agreement and the other Loan Documents were executed by Lender in the State
of Arizona and delivered by Borrower in the State of Arizona, all payments under the Note will be delivered in the State of Arizona
and there are substantial contacts between the parties and the transactions contemplated herein and the State of Arizona. For purposes
of any action or proceeding arising out of this Agreement or any of the other Loan Documents, the parties hereto hereby expressly
submit to the jurisdiction of all federal and state courts located in the State of Arizona and Borrower consents that it may be
served with any process or paper by registered mail or by personal service within or without the State of Arizona in accordance
with applicable law. Furthermore, Borrower waives and agrees not to assert in any such action, suit or proceeding that it is not
personally subject to the jurisdiction of such courts, that the action, suit or proceeding is brought in an inconvenient forum
or that venue of the action, suit or proceeding is improper. It is the intent of the parties hereto that all provisions of this
Agreement and the Note shall be governed by and construed under the laws of the State of Arizona, without giving effect to its
principles of conflicts of law. To the extent that a court of competent jurisdiction finds Arizona law inapplicable with respect
to any provisions of this Agreement or the Note, then, as to those provisions only, the laws of the state where the Premises is
located shall be deemed to apply. Nothing in this Section shall limit or restrict the right of Lender to commence any proceeding
in the federal or state courts located in the state in which the Premises is located to the extent Lender deems such proceeding
necessary or advisable to exercise remedies available under this Agreement or the other Loan Documents.

 

L.           Counterparts.
This Agreement and the other Loan Documents may be executed in one or more counterparts, each of which shall be deemed an original.

 

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M.        Assignments
by Lender; Binding Effect. Lender may assign in whole or in part its rights under this Agreement, including, without limitation,
in connection with any Transfer, Participation and/or Securitization. Upon any unconditional assignment of Lender's entire right
and interest hereunder, Lender shall automatically be relieved, from and after the date of such assignment, of liability for the
performance of any obligation of Lender contained herein. This Agreement and the other Loan Documents shall be binding upon and
inure to the benefit of Borrower and Lender and their respective successors and permitted assigns, including, without limitation,
any United States trustee, any debtor in possession or any trustee appointed from a private panel.

 

N.          Survival.
Except for the conditions of Closing set forth in Section 4, which shall be satisfied or waived as of the Closing Date, all representations,
warranties, agreements, obligations and indemnities of Borrower and Lender set forth in this Agreement and the other Loan Documents
shall survive the Closing.

 

O.          Waiver
of Jury Trial and Punitive, Consequential, Special and Indirect Damages. BORROWER AND LENDER HEREBY KNOWINGLY, VOLUNTARILY
AND INTENTIONALLY WAIVE THE RIGHT EITHER MAY HAVE TO A TRIAL BY JURY WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION,
PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR ITS SUCCESSORS WITH RESPECT TO ANY
MATTER ARISING OUT OF OR IN CONNECTION WITH THIS AGREEMENT, ANY OF THE OTHER LOAN DOCUMENTS OR ANY DOCUMENT CONTEMPLATED HEREIN
OR RELATED HERETO. THIS WAIVER BY THE PARTIES HERETO OF ANY RIGHT EITHER MAY HAVE TO A TRIAL BY JURY HAS BEEN NEGOTIATED AND IS
AN ESSENTIAL ASPECT OF THEIR BARGAIN. FURTHERMORE, BORROWER AND LENDER HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE
RIGHT EITHER MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES FROM THE OTHER AND ANY OF THE OTHER'S AFFILIATES,
OFFICERS, DIRECTORS OR EMPLOYEES OR ANY OF THEIR SUCCESSORS WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING,
CLAIM OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER OR ANY OF THE OTHER'S AFFILIATES, OFFICERS, DIRECTORS OR EMPLOYEES
OR ANY OF THEIR SUCCESSORS WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS AGREEMENT, ANY OF THE OTHER LOAN
DOCUMENTS OR ANY DOCUMENT CONTEMPLATED HEREIN OR RELATED HERETO. THE WAIVER BY BORROWER AND LENDER OF ANY RIGHT THEY MAY HAVE TO
SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES HAS BEEN NEGOTIATED BY THE PARTIES HERETO AND IS AN ESSENTIAL ASPECT
OF THEIR BARGAIN.

 

P.          Transfers,
Participations and Securitizations. (1) A material inducement to Lender's willingness to complete the transactions contemplated
by the Loan Documents is Borrower's agreement that Lender may, at any time, complete a Transfer, Participation or Securitization
with respect to the Note, Mortgage and/or any of the other Loan Documents or any or all servicing rights with respect thereto.

 

(2)         Borrower
agrees to cooperate in good faith with Lender in connection with any such Transfer, Participation and/or Securitization
of the Note, Mortgage and/or any of the other Loan Documents, or any or all servicing rights with respect thereto,
including, without limitation (i) providing such documents, financial and other data, and other information and materials
(the "Disclosures") which would typically be required with respect to the Borrower Parties or the Lessee Parties by
a purchaser, transferee, assignee, servicer, participant, investor or rating agency involved with respect to such
Transfer, Participation and/or Securitization, as applicable; provided, however, the Borrower Parties and the Lessee Parties
shall not be required to make Disclosures of any confidential information or any information which has not previously been
made public unless required by applicable federal or state securities laws; and (ii) amending the terms of the transactions
evidenced by the Loan Documents to the extent necessary so as to satisfy the requirements of purchasers, transferees,
assignees, servicers, participants, investors or selected rating agencies involved in any such Transfer, Participation or
Securitization, so long as such amendments would not have a material adverse effect upon the Borrower Parties and the Lessee
Parties or the transactions contemplated hereunder. Lender shall be responsible for preparing at its expense any documents
evidencing the amendments referred to in the preceding subitem (ii).

 

(3)         Borrower
consents to Lender providing the Disclosures, as well as any other information which Lender may now have or hereafter acquire with
respect to the Premises or the financial condition of the Borrower Parties to each purchaser, transferee, assignee, servicer, participant,
investor or rating agency involved with respect to each Transfer, Participation and/or Securitization, as applicable. Lender and
Borrower (and their respective Affiliates) shall each pay their own attorneys' fees and other out-of-pocket expenses incurred in
connection with the performance of their respective obligations under this Section.

 

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(4)         Notwithstanding
anything to the contrary contained in this Agreement or the other Loan Documents: (a) an Event of Default or a breach or default,
after the passage of all applicable notice and cure or grace periods, under any Loan Document or Other Agreement which relates
to a loan or sale/leaseback transaction which has not been the subject of a Securitization, Participation or Transfer shall not
constitute an Event of Default or a breach or default, as applicable, under any Loan Document or Other Agreement which relates
to a loan which has been the subject of a Securitization, Participation or Transfer; (b) an Event of Default or a breach or default,
after the passage of all applicable notice and cure or grace periods, under any Loan Document or Other Agreement which relates
to a loan which is included in any Loan Pool shall not constitute an Event of Default or a breach or default, as applicable, under
any Loan Document or Other Agreement which relates to a loan which is included in any other Loan Pool; (c) the Loan Documents and
Other Agreements corresponding to the loans in any Loan Pool shall not secure the obligations of any of the Borrower Parties contained
in any Loan Document or Other Agreement which does not correspond to a loan in such Loan Pool; and (d) the Loan Documents and Other
Agreements which do not correspond to a loan in any Loan Pool shall not secure the obligations of any of the Borrower Parties contained
in any Loan Document or Other Agreement which does correspond to a loan in such Loan Pool.

 

Q.           Estoppel
Certificate. At any time, and from time to time, each party agrees, promptly and in no event later than fifteen (15) days after
a request from the other party, to execute, acknowledge and deliver to the other party a certificate in the form supplied by the
other party, certifying: (a) to its knowledge, whether there are then any existing defaults by it or the other party in the performance
of their respective obligations under this Agreement or any of the other Loan Documents, and, if there are any such defaults, specifying
the nature and extent thereof; (b) that no notice of default has been given or received by it under this Agreement or any of the
other Loan Documents which has not been cured, except as to defaults specified in the certificate; (c) the capacity of the person
executing such certificate, and that such person is duly authorized to execute the same on behalf of it; and (d) any other information
reasonably requested by the other party in connection with this Agreement and the other Loan Documents.

 

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IN WITNESS WHEREOF,
Borrower and Lender have entered into this Agreement as of the date first above written.

 

	 	LENDER:
	 	 
	 	GE CAPITAL FRANCHISE FINANCE
	 	CORPORATION, a Delaware corporation
	 	 	 
	 	By	/s/ Gregg Seibert
	 	Printed Name 	Gregg Seibert
	 	Its	Sr. Vice President
	 	 	 
	 	BORROWER:
	 	 
	 	FAMILY STEAK HOUSES OF FLORIDA, INC., a
	 	Florida corporation
	 	 
	 	By	/s/ Ed Alexander
	 	Printed Name	Edward Alexander
	 	Its	Executive Vice President
	 	 
	 	U.S. Federal Tax Identification Number:
	 	 
	 	59-2597349
	 	 
	 	Organization Identification Number:
	 	 
	 	 
	 	 
	 	Principal Place of Business:
	 	 
	 	Neptune Beach, FL

 

    	 

    	 

    

 

	STATE OF ARIZONA	)	 
	 	) SS.	 
	COUNTY OF MARICOPA	)	 

 

The
foregoing instrument was acknowledged before me on October 8, 2002 by Gregg Seibert, Sr. Vice President of GE Capital Franchise
Finance Corporation, a Delaware corporation, on behalf of the corporation.

 

	 	/s/ Marcy Roberts 
	 	Notary Public
	 	 
	My Commission Expires:	 
	11/16/14	 

 

	STATE OF Florida	)
	 	) SS.
	COUNTY OF Duval	)

 

The
foregoing instrument was acknowledged before me on Oct 1, 2002 by Edward Alexander, Exec. Vice President of Family Steak
Houses of Florida, Inc., a Florida corporation, on behalf of the corporation.

 

	 	Cynthia D Newton
	 	Notary Public

 

My Commission Expires:

 

	 	 	
	 	 

 

    	 

    	 

    

 

EXHIBIT A

 

DESCRIPTION OF PREMISES

 

A portion of the Castro Y Ferrer Grant, Section 38, Township 2 South, Range 29 East, Duval County, Florida,
being more particularly described as follows:

 

Commence at the Southwest corner of Lot 15, Block 15, as
shown on the plat of Prado Ferrer Plat No. 2 of Florida Beach, as recorded in Plat Book 11, page 61 of the current public
records of Duval County, Florida; thence North 89°29'50" East along the Northerly line of the 20 foot alley as shown
on said plat and its Easterly prolongation and the Southerly line of those lands described in Official Records Volume 1659,
page 53, of the current public records of said County, a distance of 714.22 feet to the Southeast corner of Lot 24, Block 16
as shown on said plat; thence North 00°30’10" West along the Easterly line of said Lot 24, a distance of 82.00 feet
to the Southerly right of way line of Atlantic Boulevard, County Road No. 10 (as per J.T.A. Right of Way Map Project No.
72100-3178, dated 7/29/66 and as described and recorded in Official Records Volume 2668, page 781 of the current public
records of said County; thence along said Southerly right of way line, run the following three courses and distances: Course
No. 1) North 89°29'50" East, 80.00 feet; Course No. 2) North 85°l2'29" East,
240.67 feet; Course No. 3) North 89°29'50" East, 315.00 feet to the centerline of Castro Trail as shown on the Plat
of Prado Ferrer Plat No. 2 of Florida Beach, and the Point of Beginning; thence Southerly along said centerline, also being
the Easterly boundary of said Prado Ferrer Plat No. 2 of Florida Beach, run the following two courses and distances: Course
No. 1) South 00°30'10" East, 133.48 feet to the Point of Curvature of a curve to the left; Course No. 2) Southerly along
the arc of said curve being concave Easterly and having a radius of 1796.05 feet, an arc distance of 258.37 feet, said arc
being subtended by a chord bearing and distance of South 04°37'26" East, 258.15 feet; thence North 80° 00'18"
East, 127.11 feet; thence North 87°08'51" East, 100.00 feet; thence South 83°03'09" East, 24.42 feet to the
Westerly line of those lands, described and recorded in Official Records Volume 4454, page 62 of said current public records;
thence Northerly along said Westerly line of last said lands and along the arc of a curve concave Easterly and having a
radius of 1546.05 feet, an arc distance of 236.51 feet, said arc being subtended by a chord bearing and distance of
North 04°53'07" West, 236.28 feet to the Point of Tangency of said curve; thence North 00°30'10" West and
continuing along the Westerly line of last mentioned lands, 133.48 feet to the aforementioned Southerly right of way line of
Atlantic Boulevard; thence South 89°29'50" West, along last said line, 250.00 feet to the Point of Beginning.

 

Together with the rights and privileges set forth in Non-exclusive
Mutually Reciprocal Roadway Easement for Ingress and Egress and Parking Easement recorded in Official Records Volume 6220, page
1086, as amended in Official Records Volume 6269, page 1436, current public records of Duval County, Florida, more particularly
described as follows:

 

A portion of the Castro Y Ferrer Grant, Section 38, Township
2 South, Range 29 East, Duval County, Florida, being more particularly described as follows:

 

Commence at the Southwest corner of Lot 15, Block 15, as shown
on the plat of Prado Ferrer Plat No. 2, of Florida Beach, as recorded in Plat Book 11, page 61, of the current public records of
Duval County, Florida; thence North 89°29'50" East along the Northerly line of the 20 foot alley as shown on
said plat and its Easterly prolongation and the Southerly line of those lands described in Official Records Volume

 

    	 

    	 

    

 

1659,
page 53, of the current public records of said County, a distance of 714.22 feet to the Southeast corner of Lot 24, Block
16, as shown on said Plat; thence North 00°30'10" West along the Easterly line of said Lot 24, a distance of 82.00
feet to the Southerly right of way line of Atlantic Boulevard, County Road No. 10 (as per J.T.A. Right of Way Map Project No.
72100-3178, dated 7/29/66 and as described and recorded in Official Records Volume 2668, page 781 of the current public
records of said County): thence along said Southerly right of way line run the following three courses and distances: Course
No. 1) North 89°29'50" East, 80.00 feet; Course No. 2) North 85°12'29"
East, 240.67 feet; Course No. 3) North 89°29'50" East, 315.00 feet to the centerline of Castro Trail
as shown on the Plat of Prado Ferrer Plat No. 2 of Florida Beach; thence Southerly along said centerline, also being the
Easterly boundary of said Prado Ferrer Plat No. 2 of Florida Beach, run the following two courses and distances: Course No.
1) South 00°30'10" East, 133.48 feet to the Point of Curvature of a curve to the left; Course No. 2) Southerly along
the arc of said curve being concave Easterly and having a radius of 1796.05 feet, an arc distance of 258.37 feet, said arc
being subtended by a chord bearing and distance of South 04°37'26" East, 258.15 feet for a Point of Beginning;
thence North 80°00'18"
East, 127.11 feet; thence North 87°08'51"
East, 100.00 feet; thence South 83°03'09" East, 24.42 feet to the Westerly line of those lands described and
recorded in Official Records Volume 4454, page 62 of said current public records; thence Southerly along said Westerly line
of last said lands and along the arc of a curve concave Easterly and having a radius of 1546.05 feet, an arc distance of
58.46 feet, said arc being subtended by a chord bearing and distance of South 10°21' 03" East, 58.45 feet; thence
South 89°29'50" West, parallel to said Southerly right of way line of Atlantic Boulevard, a distance of 242.00 feet;
thence North 37°55'39" West, a distance of 24.87 feet to said curved Easterly boundary of Prado Ferrer Plat No. 2 of
Florida Beach; thence Northerly around and along said Easterly boundary and the arc of said curve, a distance of 16.12 feet,
said arc being subtended by a chord bearing and distance of North 09°00'08" West, 16.12 feet to the Point of
Beginning.Exhibit 10.4

 

ENVIRONMENTAL INDEMNITY
AGREEMENT

 

THIS ENVIRONMENTAL
INDEMNITY AGREEMENT, dated as of Oct 9, 2002 (the “Agreement”), is made by FAMILY STEAK HOUSES OF FLORIDA, INC., a
Florida corporation (“Borrower”), in favor of GE CAPITAL FRANCHISE FINANCE CORPORATION, a Delaware corporation.

 

AGREEMENT

 

In consideration
of the mutual covenants and provisions of this Agreement, the parties agree as follows:

 

1.          Definitions.
Initially capitalized terms not otherwise defined in this Agreement shall have the meanings set forth in that certain Loan
Agreement dated as of the date of this Agreement between Borrower and Lender, as the same may be amended from time to time (the
“Loan Agreement”). In addition, the following terms shall have the following meanings for all purposes of this Agreement:

 

“Environmental
Condition” means any condition with respect to soil, surface waters, groundwaters, land, stream sediments, surface or
subsurface strata, ambient air and any environmental medium comprising or surrounding the Premises, whether or not yet discovered,
which would reasonably be expected to or does result in any damage, loss, cost, expense, claim, demand, order or liability to or
against any of the Borrower Parties, Lessee Parties or Lender by any third party (including, without limitation, any Governmental
Authority), including, without limitation, any condition resulting from the operation of business at the Premises and/or the operation
of the business of any other property owner or operator in the vicinity of the Premises and/or any activity or operation formerly
conducted by any person or entity on or off the Premises.

 

“Environmental
Insurer” means American International Specialty Lines Insurance Company, or such other environmental insurance company
as Lender may select, and its successors and assigns.

 

“Environmental
Laws” means any present and future federal, state and local laws, statutes, ordinances, rules, regulations, orders,
injunctions and decrees of Governmental Authorities and common law, relating to Hazardous Materials or USTs and/or the protection
of human health or the environment by reason of a Release or a Threatened Release of Hazardous Materials or USTs or relating to
liability for or costs of Remediation or prevention of Releases. “Environmental Laws” includes, but is not limited
to, the following statutes, as amended, any successor thereto, and any regulations, rulings, orders or decrees promulgated pursuant
thereto, and any state or local statutes, ordinances, rules, regulations, orders, injunctions and decrees of Governmental Authorities;
the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. §§ 9601 et seq.; the Emergency Planning
and Community Right-to-Know Act, 42 U.S.C. § 11001 et seq.; the Hazardous Materials Transportation Act, 49 U.S.C. § 5101
etseq.; the Resource Conservation and Recovery Act (including but not limited to Subtitle I relating to USTs), 42 U.S.C. §§6901
etseq.; the Clean Water Act, 33 U.S.C. §§ 1251 etseq.; the Clean Air Act, 42 U.S.C. §§ 7401 etseq.; the Toxic
Substances Control Act, 15 U.S.C. § 2601 etseq.; the Safe Drinking Water Act, 42 U.S.C. §§ 7401 et seq.; the Occupational
Safety and Health Act, 29 U.S.C. § 651 et seq.; the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. §§
136 et seq.; the Endangered Species Act, 16 U.S.C. §§ 1531 et seq. and the National Environmental Policy Act, 42 U.S.C.
§ 4321 et seq. “Environmental Laws” also includes, but is not limited to, any present and future federal, state
and local laws, statutes, ordinances, rules, regulations, orders, injunctions and decrees of Governmental Authorities and common
law; conditioning transfer of property upon a negative declaration or other approval of a Governmental Authority of the environmental
condition of the property; requiring notification or disclosure of Releases or other environmental condition of the Premises to
any Governmental Authority or other person or entity, whether or not in connection with transfer of title to or interest in property;
imposing conditions or requirements relating to Hazardous Materials or USTs in connection with permits or other authorizations
required by Governmental Authorities; relating to the handling and disposal of Hazardous Materials; relating to nuisance, trespass
or other causes of action related to Hazardous Materials; and relating to wrongful death, personal injury, or property or other
damage in connection with the physical condition or use of the Premises by reason of the presence of Hazardous Materials or USTs
in, on, under or above the Premises.

 

“Environmental
Liens” has the meaning set forth in Section 2(i).

 

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“Environmental
Policy” means the environmental insurance policy issued by Environmental Insurer to Lender with respect to the Premises,
which Environmental Policy shall be in form and substance satisfactory to Lender in its sole discretion.

 

“Governmental
Authority” means any governmental authority, agency, department, commission, bureau, board, instrumentality, court or
quasi-governmental authority having jurisdiction or supervisory or regulatory authority over the Premises or any of the Borrower
Parties.

 

“Hazardous
Materials” means (a) any toxic substance or hazardous waste, substance, solid waste or related material, or any pollutant
or contaminant; (b) radon gas, asbestos in any form which is or could become friable, urea formaldehyde foam insulation, transformers
or other equipment containing dielectric fluid having levels of polychlorinated biphenyls in excess of applicable standards established
by any Governmental Authority, or any petroleum product or additive; (c) any substance, gas, material or chemical which is now
or hereafter defined as or included in the definition of “hazardous substances,” “toxic substances,” “hazardous
materials,” “hazardous wastes,” “regulated substances” or words of similar import under any Environmental
Laws; and (d) any other chemical, material, gas or substance the exposure to or release of which is prohibited, limited or regulated
by any Governmental Authority that asserts or may assert jurisdiction over the Premises or the operations or activity at the Premises,
or any chemical, material, gas or substance that does or is reasonably likely to pose a hazard to the health and/or safety of the
occupants of the Premises or the owners and/or occupants of property adjacent to or surrounding the Premises.

 

“Indemnified
Parties” means Lender, Environmental Insurer, the trustee under the Mortgage, if applicable, and any person or entity
who is or will have been involved in the origination of the Loan, any person or entity who is or will have been involved in the
servicing of the Loan, any person or entity in whose name the encumbrance created by any of the Mortgage is or will have been recorded,
persons and entities who may hold or acquire or will have held a full or partial interest in the Loan (including, but not limited
to, investors or prospective investors in any Securitization, Participation or Transfer, as well as custodians, trustees and other
fiduciaries who hold or have held a full or partial interest in the Loan for the benefits of third parties), as well as the respective
directors, officers, shareholders, partners, members, employees, lenders, agents, servants, representatives, contractors, subcontractors,
affiliates, subsidiaries, participants, successors and assigns of any and all of the foregoing (including, but not limited to,
any other person or entity who holds or acquires or will have held a participation or other full or partial interest in the Loan
or the Premises, whether during the term of the Loan or as a part of or following a foreclosure of the Loan and including, but
not limited to, any successors by merger, consolidation or acquisition of all or a substantial portion of Lender’s assets
and business).

 

“Indemnity
Agreements” means all indemnity agreements executed for the benefit of any of the Borrower Parties, Lessee Parties or
any prior owner, lessee or occupant of the Premises in connection with Hazardous Materials or USTs, including, without limitation,
the right to receive payments under such indemnity agreements.

 

“Permitted
Amounts” means, with respect to any given level of Hazardous Materials, that level or quantity of Hazardous Materials
in any form or combination of forms the presence, use, storage, release or handling of which does not constitute a violation of
any Environmental Laws and is customarily employed in the ordinary course of, or associated with, similar businesses located in
the state in which the Premises is located.

 

“Premises”
means the parcel or parcels of real property legally described on the attached Exhibit A, together with all rights,
privileges and appurtenances therewith and all buildings, fixtures, tangible personal property (including, without limitation,
equipment) and other improvements now or hereafter located on such real estate (whether or not affixed to the real estate).

 

“Questionnaire”
means the environmental questionnaire completed on behalf of the Borrower Parties with respect to the Premises and submitted
to Environmental Insurer in connection with the issuance of the Environmental Policy.

 

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“Release”
means any presence, release, deposit, discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring,
emptying, escaping, dumping, disposing or other movement of Hazardous Materials or USTs.

 

“Remediation”
means any response, remedial, removal, or corrective action, any activity to clean up, detoxify, decontaminate, contain or
otherwise remediate any Hazardous Materials or USTs required by any Environmental Law or any Governmental Authority, any actions
to prevent, cure or mitigate any Release, any action to comply with any Environmental Laws or with any permits issued pursuant
thereto, any inspection, investigation, study, monitoring, assessment, audit, sampling and testing, laboratory or other analysis,
or any evaluation relating to any Hazardous Materials or USTs.

 

“Threatened
Release” means a substantial likelihood of a Release which requires action to prevent or mitigate damage to the soil,
surface waters, groundwaters, land, stream sediments, surface or subsurface strata, ambient air or any other environmental medium
comprising or surrounding the Premises which may result from such Release.

 

“USTs”
means any one or combination of below or above ground tanks and associated piping systems used in connection with the storage,
dispensing and general use of petroleum and petroleum-based substances.

 

2.           Representations
and Warranties. Borrower represents and warrants to Lender and Environmental Insurer, which representations and warranties
shall survive the execution and delivery of this Agreement, that, except as disclosed in the Questionnaire:

 

(a)          Neither
the Premises nor any of the Borrower Parties are in violation of, or subject to, any pending or, to Borrower’s actual knowledge,
threatened investigation or inquiry by any Governmental Authority or to any remedial obligations under any Environmental Laws,
and this representation and warranty would continue to be true and correct following disclosure to the applicable Governmental
Authorities of all relevant facts, conditions and circumstances, if any, pertaining to the Premises;

 

(b)          All
permits, licenses or similar authorizations required to construct, occupy, operate or use any buildings, improvements, fixtures
and equipment forming a part of the Premises by reason of any Environmental Laws have been obtained;

 

(c)          No
Hazardous Materials have been used, handled, manufactured, generated, produced, stored, treated, processed, transferred, disposed
of or otherwise Released in, on, under, from or about the Premises, except in Permitted Amounts;

 

(d)          The
Premises does not contain Hazardous Materials, except in Permitted Amounts, and all USTs located on or about the Premises, if any,
are in full compliance with all Environmental Laws;

 

(e)          There
is no threat of any Release migrating to the Premises in excess of Permitted Amounts;

 

(f)          There
is no past or present non-compliance with Environmental Laws, or with permits issued pursuant thereto, in connection with the Premises;

 

(g)          None
of the Borrower Parties has received any written or oral notice or other communication from any person or entity (including but
not limited to a Governmental Authority) relating to Hazardous Materials or USTs or Remediation thereof in excess of Permitted
Amounts, of possible liability of any person or entity pursuant to any Environmental Law, other environmental conditions in connection
with the Premises, or any actual or potential administrative or judicial proceedings in connection with any of the foregoing;

 

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(h)          All
information known to any of the Borrower Parties or contained in the files of any of the Borrower Parties relating to any Environmental
Condition, Releases of Hazardous Materials or USTs in, on, under or from the Premises, other than in Permitted Amounts, has been
provided to Lender, including, without limitation, information relating to all prior Remediation;

 

(i)          The
Premises has been kept free and clear of all liens and other encumbrances imposed pursuant to any Environmental Law (the “Environmental
Liens”); and none of the Borrower Parties has allowed any tenant or other user of the Premises to do any act that materially
increased the dangers to human health or the environment, posed an unreasonable risk of harm to any person or entity (whether on
or off the Premises), impaired the value of the Premises in any material respect, is contrary to any requirement of any insurer,
constituted a public or private nuisance, constituted waste, or violated any covenant, condition, agreement or easement applicable
to the Premises; and

 

(j)          The
information and disclosures in the Questionnaire are true, correct and complete in all material respects, and the person or persons
executing the Questionnaire were duly authorized to do so.

 

3.           Covenants.
Borrower covenants as follows to Lender and Environmental Insurer from and after the execution and delivery of this Agreement
and until all of the Obligations are satisfied in full:

 

(a)          The
Premises, the Borrower Parties and any other operator or user of the Premises shall not be in violation of or subject to any investigation
or inquiry by any Governmental Authority or subject to any Remediation obligations under any Environmental Laws;

 

(b)          All
uses and operations on or of the Premises, whether by Borrower or any other person or entity, shall be in compliance with all Environmental
Laws and permits issued pursuant thereto;

 

(c)          There
shall be no Releases or Hazardous Materials in, on, under or from the Premises, except in Permitted Amounts;

 

(d)          Borrower
shall keep the Premises, or cause the Premises to be kept, free and clear of all Environmental Liens; and

 

(e)          Borrower
shall not do or allow any tenant or other user of the Premises to do any act that (i) materially increases the dangers to human
health or the environment, (ii) poses an unreasonable risk of harm to any person or entity (whether on or off the Premises), (iii)
impairs or is reasonably likely to impair the value of the Premises, (iv) is contrary to any requirement of any insurer, (v) constitutes
a public or private nuisance or constitutes waste, or (vi) violates any covenant, condition, agreement or easement applicable to
the Premises.

 

4.           Notification
Requirements. Borrower shall immediately notify Lender in writing upon Borrower obtaining actual knowledge of:

 

(a)          any
presence of Releases or Threatened Releases in, on, under, from or migrating towards the Premises, in excess of Permitted Amounts,
including, without limitation, the presence on or under the Premises, or the escape, seepage, leakage, spillage, discharge, emission
or release from any USTs on, above or under the Premises, of any Hazardous Materials, apparent or real, in excess of Permitted
Amounts;

 

(b)          any
non-compliance with any Environmental Laws related in any way to the Premises;

 

(c)          any
Environmental Lien or any act or omission which would reasonably be expected to result in the imposition of an Environmental Lien;

 

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(d)          any
required or proposed Remediation of environmental conditions relating to the Premises, including, without limitation, any and all
enforcement, clean-up, remedial, removal or other governmental or regulatory actions threatened, instituted or completed pursuant
to any of the Environmental Laws affecting the Premises;

 

(e)          any
written or oral notice or other communication of which any of the Borrower Parties becomes aware from any source whatsoever (including
but not limited to a Governmental Authority) relating in any way to Hazardous Materials, USTs or Remediation thereof, possible
liability of any person or entity pursuant to any Environmental Law, other environmental conditions in connection with the Premises,
or any actual or potential administrative or judicial proceedings in connection with anything referred to in this Agreement; or

 

(f)          any
investigation or inquiry initiated by any Governmental Authority relating to the Environmental Condition of the Premises.

 

5.           Inspections. If
required by any Environmental Law or upon any reasonable suspicion by Borrower or Lender of a Release, a Threatened Release
or a violation of any Environmental Law, Borrower shall, at its sole cost and expense:

 

(a)          perform
any environmental site assessment or other investigation of environmental conditions in connection with the Premises as may be
reasonably requested by Lender (including but not limited to sampling, testing and analysis of soil, water, air, building materials
and other materials and substances whether solid, liquid or gas), and share with Lender and Environmental Insurer the reports and
other results thereof, and Lender, Environmental Insurer and other Indemnified Parties shall be entitled to rely on such reports
and other results thereof; and

 

(b)          have
the Premises inspected as may be required by any Environmental Laws for seepage, spillage and other environmental concerns. If
any USTs are located at the Premises, Borrower shall maintain and monitor such USTs in accordance with all Environmental Laws.
Borrower shall provide Lender with written certified results of all inspections performed on the Premises. All costs and expenses
associated with the inspection, preparation and certification of results, as well as those associated with any corrective action,
shall be paid by Borrower. All inspections and tests performed on the Premises shall be conducted in compliance with all Environmental
Laws.

 

6.           Remediation;
Releases. Borrower shall, at its sole cost and expense, and without limiting the rights of Lender under any other
provision of this Agreement, including, without limitation, Section 6(b), comply with all reasonable written requests of
Lender to:

 

(1)         reasonably
effectuate Remediation of any condition (including but not limited to a Release) in, on, under or from the Premises;

 

(2)         comply
with any Environmental Law;

 

(3)         comply
with any directive from any Governmental Authority; and

 

(4)         take
any other reasonable action necessary or appropriate for protection of human health or the environment.

 

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7.          Actions
by Lender. Lender, Environmental Insurer and any other person or entity designated by Lender, including but not limited
to any receiver, any representative of a Governmental Authority, and any environmental consultant, shall have the right, but not
the obligation, to enter upon the Premises during normal business hours or at any time in the event of an emergency (including
without limitation in connection with any Securitization, Participation or Transfer contemplated by the Loan Agreement or in connection
with the exercise of any remedies set forth in the Mortgage or the other Loan Documents) to assess any and all aspects of the environmental
condition of the Premises and its use, including but not limited to conducting any environmental assessment or audit (the scope
of which shall be determined in Lender’s sole and absolute discretion) and taking samples of soil, groundwater or other water,
air, or building materials, and conducting other invasive testing. Borrower shall cooperate with and provide access to Lender,
Environmental Insurer and any such person or entity designated by Lender. Any such assessment and investigation shall be at Borrower’s
sole cost and expense if, at the time Lender undertakes such assessment or investigation, Lender has a reasonable basis for believing
that a Release has occurred at the Premises in excess of Permitted Amounts or if an Event of Default has occurred and is continuing.
Otherwise, any such assessment and investigation shall be at Lender’s sole cost and expense.

 

8.          Indemnification. Borrower
shall, at its sole cost and expense, protect, defend, indemnify, release and hold harmless each of the Indemnified
Parties for, from and against any and all claims, suits, liabilities (including, without limitation, strict
liabilities), actions, proceedings, obligations, debts, damages, losses, costs, expenses, diminutions in value, fines,
penalties, charges, fees, expenses, judgments, awards, amounts paid in settlement and damages of whatever kind of nature
(including, without limitation, attorneys’ fees, court costs and other costs of defense) (collectively,
“Losses”) (excluding Losses suffered by an Indemnified Party directly arising out of such Indemnified
Party’s gross negligence or willful misconduct; provided, however, that the term “gross negligence” shall
not include gross negligence imputed as a matter of law to any of the Indemnified Parties solely by reason of
Borrower’s interest in the Premises or Borrower’s failure to act in respect of matters which are or were the
obligation of Borrower under the Loan Documents) and costs of Remediation (whether or not performed voluntarily),
engineers’ fees, environmental consultants’ fees, and costs of investigation (including but not limited to
sampling, testing, and analysis of soil, water, air, building materials and other materials and substances whether solid,
liquid or gas) imposed upon or incurred by or asserted against any Indemnified Parties, and directly or indirectly arising
out of or in any way relating to any one or more of the following: (i) any presence of any Hazardous Materials or USTs in,
on, above, or under the Premises; (ii) any past, present or Threatened Release in, on, above, under or from the Premises;
(iii) any activity by Borrower, any person or entity affiliated with Borrower or any tenant or other user of the Premises in
connection with any actual, proposed or threatened use, treatment, storage, holding, existence, disposition or other Release,
generation, production, manufacturing, processing, refining, control, management, abatement, removal, handling, transfer or
transportation to or from the Premises of any Hazardous Materials or USTs at any time located in, under, on or above the
Premises; (iv) any activity by Borrower, any person or entity affiliated with Borrower or any tenant or other user of the
Premises in connection with any actual or proposed Remediation of any Hazardous Materials or USTs at any time located in,
under, on or above the Premises, whether or not such Remediation is voluntary or pursuant to court or administrative order,
including but not limited to any removal, remedial or corrective action; (v) any past, present or threatened noncompliance or
violations of any Environmental Laws (or permits issued pursuant to any Environmental Law) in connection with the Premises or
operations thereon, including but not limited to any failure by Borrower, any person or entity affiliated with Borrower or
any tenant or other user of the Premises to comply with any order of any Governmental Authority in connection with any
Environmental Laws; (vi) the imposition, recording or filing or the threatened imposition, recording or filing of any
Environmental Lien encumbering the Premises; (vii) any administrative processes or proceedings or judicial proceedings in any
way connected with any matter addressed in this Agreement; (viii) any past, present or threatened injury to, destruction of
or loss of natural resources in any way connected with the Premises, including but not limited to costs to investigate and
assess such injury, destruction or loss; (ix) any acts of Borrower, any person or entity affiliated with Borrower or any
tenant or other user of the Premises in arranging for disposal or treatment, or arranging with a transporter for transport
for disposal or treatment, of Hazardous Materials or USTs owned or possessed by Borrower, any person or entity affiliated
with Borrower or any tenant or other user, at any facility or incineration vessel owned or operated by another person or
entity and containing such or similar Hazardous Materials or USTs; (x) any acts of Borrower, any person or entity affiliated
with Borrower or any tenant or other user of the Premises, in accepting any Hazardous Materials or USTs for transport to
disposal or treatment facilities, incineration vessels or sites selected by Borrower, any person or entity affiliated with
Borrower or any tenant or other user of the Premises, from which there is a Release, or a Threatened Release of any Hazardous
Materials or USTs which causes the incurrence of costs for Remediation; (xi) any personal injury, wrongful death, or property
damage arising under any statutory or common law or tort law theory, including but not limited to damages assessed for the
maintenance of a private or public nuisance or for the conducting of an abnormally dangerous activity on or near the
Premises; or (xii) any misrepresentation or inaccuracy in any representation or warranty or material breach or failure to
perform any covenants or other obligations pursuant to this Agreement.

 

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9.          Release.
Borrower fully and completely releases, waives and covenants not to assert any claims, liabilities, actions, defenses,
challenges, contests or other opposition against Lender and Environmental Insurer, however characterized, known or unknown, foreseen
or unforeseen, now existing or arising in the future, relating to this Agreement and any Hazardous Materials, USTs, Releases and/or
Remediation on, at or affecting the Premises.

 

10.         Independent
Obligations; Conflict. The obligations of Borrower and the rights and remedies of Lender set forth in this Agreement are
independent from those of Borrower pursuant to the Loan Agreement, the Mortgage, the Note and the other Loan Documents, and shall
survive the repayment of the Loan, the termination, expiration and/or release of the Loan Agreement, the Note, the Mortgage and
the other Loan Documents and/or the judicial or nonjudicial foreclosure of the Mortgage by Lender or the delivery of a deed-in-lieu
of foreclosure by Borrower to Lender. In the event any of the terms and provisions of this Agreement are in conflict with the terms
and conditions of any other Loan Document, the terms and conditions of this Agreement shall control as to such conflict.

 

11.         Reliance
By Environmental Insurer. Borrower acknowledges and agrees that Environmental Insurer may rely on the representations,
warranties and covenants set forth in this Agreement, that Environmental Insurer is an intended third-party beneficiary of such
representations, warranties and covenants and that Environmental Insurer shall have all rights and remedies available at law or
in equity as a result of a breach of such representations, warranties and covenants, including, to the extent applicable, the right
of subrogation.

 

12.         Forum
Selection; Jurisdiction; Venue; Choice of Law. Borrower acknowledges that this Agreement was substantially negotiated by
Lender in the State of Arizona and delivered by Borrower in the State of Arizona and there are substantial contacts between the
parties and the transactions contemplated herein and the State of Arizona. For purposes of any action or proceeding arising out
of this Agreement, the parties hereto hereby expressly submit to the jurisdiction of all federal and state courts located in the
State of Arizona and Borrower consents that it may be served with any process or paper by registered mail or by personal service
within or without the State of Arizona in accordance with applicable law. Furthermore, Borrower waives and agrees not to assert
in any such action, suit or proceeding that it is not personally subject to the jurisdiction of such courts, that the action, suit
or proceeding is brought in an inconvenient forum or that venue of the action, suit or proceeding is improper. It is the intent
of the parties hereto that all provisions of this Agreement shall be governed by and construed under the laws of the State of Arizona,
without regard to its principles of conflicts of law. To the extent that a court of competent jurisdiction finds Arizona law inapplicable
with respect to any provisions hereof, then, as to those provisions only, the law of the state where the applicable Premises is
located shall be deemed to apply. Nothing in this Section shall limit or restrict the right of Lender to commence any proceeding
in the federal or state courts located in the state where the Premises is located to the extent Lender deems such proceeding necessary
or advisable to exercise remedies available under this Agreement.

 

13.         Binding
Effect. This Agreement shall be binding upon and inure to the benefit of Lender and Borrower and their respective successors
and permitted assigns, including, without limitation, any United States trustee, any Borrower-in-possession or any trustee appointed
from a private panel; provided, however, Borrower’s right to assign this Agreement shall be limited as set forth in the Loan
Agreement.

 

14.         Severability.
The provisions of this Agreement shall be deemed severable. If any part of this Agreement shall be held unenforceable,
the remainder shall remain in full force and effect, and such unenforceable provision shall be reformed by such court so as to
give maximum legal effect to the intention of the parties as expressed therein.

 

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15.         Waiver
of Jury Trial and Punitive, Consequential, Special and Indirect Damages. LENDER, BY ACCEPTING THIS AGREEMENT, AND BORROWER
HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT EITHER MAY HAVE TO A TRIAL BY JURY WITH RESPECT TO ANY AND ALL
ISSUES PRESENTED IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR
ITS SUCCESSORS WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS AGREEMENT, THE RELATIONSHIP OF LENDER AND
BORROWER, BORROWER’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY
REMEDY. THIS WAIVER BY THE PARTIES HERETO OF ANY RIGHT EITHER MAY HAVE TO A TRIAL BY JURY HAS BEEN NEGOTIATED AND IS AN ESSENTIAL
ASPECT OF THEIR BARGAIN. FURTHERMORE, BORROWER AND LENDER HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE ANY RIGHT EITHER
MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES FROM THE OTHER AND ANY OF THE OTHER’S AFFILIATES,
OFFICERS, DIRECTORS OR EMPLOYEES OR ANY OF THEIR SUCCESSORS WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING,
CLAIM OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER OR ANY OF THE OTHER’S AFFILIATES, OFFICERS, DIRECTORS OR
EMPLOYEES OR ANY OF THEIR SUCCESSORS WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS AGREEMENT OR ANY DOCUMENT
CONTEMPLATED HEREIN OR RELATED HERETO. THE WAIVER BY BORROWER AND LENDER OF ANY RIGHT THEY MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL,
SPECIAL AND INDIRECT DAMAGES HAS BEEN NEGOTIATED BY THE PARTIES HERETO AND IS AN ESSENTIAL ASPECT OF THEIR BARGAIN.

 

16.         Time
of the Essence. Time is of the essence in the performance of each and every obligation under this Agreement.

 

17.         Notices.
All notices, demands, designations, certificates, requests, offers, consents, approvals, appointments and other instruments
given pursuant to this Agreement shall be given in accordance with the notice provisions of the Loan Agreement.

 

18.         Amendments;
Waivers. This Agreement may not be modified except by an instrument in writing executed by Borrower and Lender and no requirement
hereof may be waived at any time except by a writing signed by the party against whom such waiver is sought to be enforced, nor
shall any waiver be deemed a waiver of any subsequent breach or default.

 

19.         Headings.
The headings appearing in this Agreement have been inserted for convenient reference only and shall not modify, define,
limit or expand the express provisions of this Agreement.

 

20.         Indemnity
Agreements. Borrower hereby grants to Lender a security interest in all Indemnity Agreements, including, without limitation,
the right to receive payments under the Indemnity Agreements. Upon the occurrence of an Event of Default, (i) Lender may exercise
any or all of the remedies available to it under all applicable laws, including, without limitation, all applicable provisions
of the Uniform Commercial Code, with respect to the Indemnity Agreements, and (ii) Lender shall have the immediate right to exercise
all of Borrower’s rights and remedies under the Indemnity Agreements, including, without limitation, making demands and claims
and receiving payments under the Indemnity Agreements. Borrower hereby grants Lender a power of attorney (which grant shall be
deemed irrevocable and coupled with an interest) to exercise such rights and remedies.

 

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IN WITNESS WHEREOF, the
undersigned has executed this Agreement as of the day and year first above written.

 

	 	BORROWER:
	 	 
	 	FAMILY STEAK HOUSES OF FLORIDA, INC., a 

Florida corporation
	 	 
	 	By	/s/ Edward Alexander

	 	Printed Name	Edward Alexander

	 	Its	Executive Vice President

 

	STATE OF  Florida	)	 
	 	)  SS.	 
	COUNTY OF Duval	)	 

 

The foregoing instrument
was acknowledged before me on Oct 1, 2002 by Edward Alexander, Exec.Vice President of Family Steak Houses of Florida,
Inc., a Florida corporation, on behalf of the corporation.

 

	 	/s/ Cynthia D Newton
	 	Notary Public

 

	 	 
	My Commission Expires:	 
	 	 
	 	Cynthia D Newton
	 	My Commission DD112317
	01-435323.03	Expires April 25, 2006
	FFC No. 8100-4864	 
	Unit #109	 
	Neptune. FL	 
	Rev. 3/13/02

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