Document:

EX-10.3

Exhibit 10.3

EXECUTION COPY

AMENDMENT NO. 2

TO

RECEIVABLES PURCHASE AGREEMENT

          THIS AMENDMENT NO. 2 TO RECEIVABLES PURCHASE AGREEMENT (this “Amendment”), dated as of
April 13, 2009, is entered into among HBI RECEIVABLES LLC, as seller (“Seller”),
HANESBRANDS INC., in its capacity as servicer (in such capacity, the “Servicer”), the
Committed Purchasers party hereto, the Conduit Purchasers party hereto, the Managing Agents party
hereto, and HSBC SECURITIES (USA) INC. (“HSBC”), as assignee of JPMORGAN CHASE BANK, N.A.,
as agent (in such capacity, the “Agent”). Capitalized terms used herein without definition
shall have the meanings ascribed thereto in the “Purchase Agreement” referred to below.

PRELIMINARY STATEMENTS

          A. Reference is made to that certain Receivables Purchase Agreement dated as of November 27,
2007 among Seller, Servicer, the Committed Purchasers, the Conduit Purchasers and the Agent (as
amended prior to the date hereof and as the same may be further amended, restated, supplemented or
modified from time to time, the “Purchase Agreement”).

          B. For good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto have agreed to amend certain provisions of the Purchase Agreement
upon the terms and conditions set forth herein.

          SECTION 1. Amendment. Subject to the satisfaction of the conditions precedent set
forth in Section 3 hereof, the parties hereto hereby agree to amend the Purchase Agreement
as follows:

          (a) Section 2.4 of the Purchase Agreement is hereby amended to delete the
second clause in the priority of payments contained therein in its entirety and
replace it with the following:

(ii) second, to the Agent, for its own account, all accrued and unpaid
fees under the Agent Fee Letter, and to each Managing Agent, for its own account
or for the benefit of the Purchasers in its Purchase Group, all accrued and
unpaid fees under the Fee Letter and all Yield, ratably in accordance with such
amounts owed to such parties;

          (b) Section 7.1 of the Purchase Agreement is hereby amended to add the
following paragraph (n) to the end of such section:

(n) Covenant to Amend Definition of Eligible Receivables. Each of the
Seller and the Servicer hereby covenants and agrees that the definition of
“Eligible Receivables” shall be amended, in form and substance mutually
satisfactory to the Seller, Servicer, each Managing Agent and the Agent, no
later than 30 days following the date on which the Managing Agents complete
their review of the results of the Post-Closing Field Examination if
such

* PORTIONS OF THIS DOCUMENT HAVE BEEN OMITTED PURSUANT TO A CONFIDENTIAL TREATMENT REQUEST

 

 

amendment is deemed necessary or desirable by each of the Managing Agents in
their sole, reasonable discretion (it being understood that any such amendment
shall not affect the status of any Receivable as an Eligible Receivable prior to
the effective date of such amendment).

For purposes of this paragraph (n), “Post-Closing Field Examination” shall mean
the field examination designated as such by, and performed by representatives
of, the Managing Agents, following April 13, 2009, of the Servicer’s collection,
operating and reporting systems, the Credit and Collection Policy of the
Originator, and historical receivables, data and accounts. The Managing Agents
agree to provide a copy of the results of the Post-Closing Field Examination to
Servicer, each other Managing Agent and the Agent within 5 Business Days of its
receipt thereof.

          (c) Article VIII of the Purchase Agreement is hereby amended to delete
Section 8.5 in its entirety and replace it with the following:

          Section 8.5 Reports. The Servicer shall prepare and forward to
each Managing Agent and the Agent (i) at any time during which a Downgrade Event
has occurred and is continuing, on each Business Day, a Daily Report which will
include information regarding the Receivables as of the previous Business Day,
(ii) on Wednesday of each week (or if such Wednesday is not a Business Day, on
the immediately preceding Business Day), a Weekly Report which will include
information regarding the Receivables for the seven (7)-day period ending (and
including) the immediately preceding Friday, (iii) (x) prior to May 2009, on the
third Thursday of each month (or, if such day is not a Business Day, on the next
succeeding Business Day) and (y) commencing in May 2009, on the 23rd
day of each month (or, if such day is not a Business Day, on the next succeeding
Business Day), and at such other additional times as the Agent or any Managing
Agent shall request, a Settlement Report which will include information
regarding the Receivables for the most recently ended Calendar Month and (iv) at
such times as the Agent or any Managing Agent shall request, a listing by
Obligor of all Receivables together with an aging of such Receivables.

          (d) Section 9.1 of the Purchase Agreement is hereby amended to delete paragraph
(f) in its entirety and replace it with the following:

          (f) As at the end of any Calendar Month:

	 	(i)	 	the average of the Delinquency
Ratios as of the end of such Calendar Month and the two
preceding Calendar Months shall exceed 4.75%;

2

 

	 	(ii)	 	the average of the
Loss-to-Liquidation Ratios as of the end of such Calendar Month
and the two preceding Calendar Months shall exceed 2.75%; or

	 
	 	(iii)	 	the average of the Dilution
Ratios as of the end of such Calendar Month and the two
preceding Calendar Months shall exceed 14.25%.

          (e) Exhibit I to the Purchase Agreement is hereby amended to add the following
definitions of “Downgrade Event” and “PNC” in the appropriate alphabetical
order:

          “Downgrade Event” means the occurrence of any one or more of the
following: (i) HBI’s issuer rating is below B- by S&P, (ii) HBI’s senior
unsecured long-term debt rating is below B3 by Moody’s or (iii) HBI’s debt under
the First Lien Credit Agreement is rated below B3 by Moody’s.

          “PNC” means PNC Bank, N.A., and its successors and assigns.

          (f) Exhibit I to the Purchase Agreement is hereby amended to delete the
definitions of “Agent Fee Letter”, “Concentration Limit”, “CP Rate”,
“Dilution Reserve Floor”, “Facility Termination Date”, “Fee Letter”,
“HSBC”, “Loss Reserve Floor”, “Settlement Date” and “Stress
Factor” and replace them with the following:

          “Agent Fee Letter” means the letter agreement dated as of April 13,
2009, between the Agent and Seller as the same may be amended, restated,
supplemented or otherwise modified from time to time.

          “Concentration Limit” means, for any Obligor and its Affiliates, at
any time, the amount equal to the product of (a) either (i) 3.00% or (ii) such
other higher percentages (each, a “Special Concentration Percentage”)
for such Obligors and its Affiliates as are set forth on Schedule C,
which Special Concentration Percentage is subject to reduction or cancellation
(1) by the Agent with respect to any Obligor, or (2) by the Agent, upon written
demand by any Managing Agent, with respect to any Obligor whose short term debt
ratings are withdrawn or downgraded by S&P or Moody’s, in either case of (1) or
(2), upon five (5) Business Days’ prior notice to Seller, the other Managing
Agents, the Agent and the Servicer and (b) the aggregate Outstanding Balance of
all Eligible Receivables at such time.

          “CP Rate” means:

          (a) with respect to any Conduit Purchaser for which HSBC or PNC is
the Managing Agent, for any Accrual Period for any Purchaser Interest, to
the extent such Conduit Purchaser funds such Purchaser Interest by
issuing Commercial Paper, a per annum rate equal to the weighted average
of the rates (as determined by the

3

 

applicable Managing Agent and which shall include commissions of
placement agents and dealers, incremental carrying costs incurred with
respect to the commercial paper of such Person maturing on dates other
than those on which corresponding funds are received by such Conduit
Purchaser, other borrowings by such Conduit Purchaser and any other costs
associated with the issuance of commercial paper) payable by such Conduit
Purchaser in respect of its Commercial Paper outstanding during such
Accrual Period that is allocated, in whole or in part, to fund or
maintain such Purchaser Interest during such Accrual Period, converted
(as necessary) to an annual yield equivalent rate calculated on the basis
of a 360-day year; and

          (b) for any Accrual Period for any Purchaser Interest funded by a
Conduit Purchaser that becomes a party to this Agreement pursuant to an
Assignment Agreement, to the extent such Conduit Purchaser funds such
Purchaser Interest by issuing Commercial Paper, the “CP Rate” set forth
in such Assignment Agreement;

          provided, that at all times after the occurrence and during the
continuance of an Amortization Event, the CP Rate shall mean the Default
Rate.

          “Dilution Reserve Floor” means 17.0%.

          “Facility Termination Date” means the earliest to occur of (i)
April 12, 2010 and (ii) the Amortization Date.

          “Fee Letter” means that certain letter agreement dated as of April
13, 2009, among Seller, the Agent and the Managing Agents, as it may be amended,
restated, supplemented or otherwise modified and in effect from time to time.

          “HSBC” means HSBC Securities (USA) Inc., and its successors and
assigns.

          “Loss Reserve Floor” means 15.0%.

          “Prime Rate” means the rate of interest per annum publicly
announced from time to time by HSBC Bank USA, N.A. as its prime rate in effect
at its principal office in New York City; each change in the Prime Rate shall be
effective from and including the date such change is publicly announced as being
effective; provided that at all times after the occurrence and during
the continuance of an Amortization Event, the Prime Rate shall mean the Default
Rate.

          “Settlement Date” means (i) prior to May 2009, the date that is two
(2) Business Days after the third Thursday of each month (or, if such third
Thursday is not a Business Day, two (2) Business Days after the next

4

 

succeeding Business Day) and (ii) commencing in May 2009, the 15th
day of each month (or, if such day is not a Business Day, the next succeeding
Business Day).

          “Stress Factor” means, (i) at any time during which a Downgrade
Event has occurred and is continuing, 2.50, and (ii) at all other times, 2.25.

          (g) Exhibit I to the Purchase Agreement is hereby amended to delete the
definitions of “CP Costs” and “JPMorgan” in their entirety.

          (h) The Purchase Agreement is hereby amended to delete each and every reference to
“JPMorgan” and “JPMorgan Chase Bank, N.A.” insofar as such references are made to the Person
serving as the “Agent”, and to replace such references with “HSBC” and “HSBC Securities
(USA) Inc.”, respectively.

          (i) The Purchase Agreement is hereby amended to delete Schedule A in its
entirety and replace it with the new Schedule A attached hereto as Attachment 1.

          (j) The Purchase Agreement is hereby amended to delete Schedule C in its
entirety and replace it with the new Schedule C attached hereto as Attachment 2.

          SECTION 2. Representations and Warranties. Each of the Seller and the Servicer
hereby represents and warrants to each of the other parties hereto, as to itself that:

          (a) It has all necessary corporate or company power and authority to execute and
deliver this Amendment and to perform its obligations under the Purchase Agreement as
amended hereby, the execution and delivery of this Amendment and the performance of its
obligations under the Purchase Agreement as amended hereby has been duly authorized by all
necessary corporate or company action on its part and this Amendment constitutes its legal,
valid and binding obligation, enforceable against it in accordance with its terms, except as
such enforcement may be limited by applicable bankruptcy, insolvency, reorganization or
other similar laws relating to or limiting creditors’ rights generally and by general
principles of equity (regardless of whether enforcement is sought in a proceeding in equity
or at law).

          (b) On the date hereof, before and after giving effect to this Amendment, (i) no
Amortization Event or Potential Amortization Event has occurred and is continuing and (ii)
the aggregate Purchaser Interests do not exceed 100%.

5

 

          SECTION 3. Conditions Precedent. This Amendment shall become effective on the first
Business Day (the “Effective Date”) on which (i) the Agent or its counsel has received five
(5) counterpart signature pages to each of this Amendment, the Fee Letter of even date herewith and
the Agent Fee Letter of even date herewith, in each case, executed by each of the parties hereto
and (ii) each Managing Agent has received the Up-Front Fee (as such term is defined in the Fee
Letter) due in connection with the execution of this Amendment.

          SECTION 4. Reference to and Effect on the Transaction Documents.

          (a) Upon the effectiveness of this Amendment, (i) each reference in the Purchase
Agreement to “this Receivables Purchase Agreement”, “this Agreement”, “hereunder”, “hereof”,
“herein” or words of like import shall mean and be a reference to the Purchase Agreement as
amended or otherwise modified hereby, and (ii) each reference to the Purchase Agreement in
any other Transaction Document or any other document, instrument or agreement executed
and/or delivered in connection therewith, shall mean and be a reference to the Purchase
Agreement as amended or otherwise modified hereby.

          (b) Except as specifically amended, terminated or otherwise modified above, the terms
and conditions of the Purchase Agreement, of all other Transaction Documents and any other
documents, instruments and agreements executed and/or delivered in connection therewith,
shall remain in full force and effect and are hereby ratified and confirmed.

          (c) The execution, delivery and effectiveness of this Amendment shall not operate as a
waiver of any right, power or remedy of the Agent or any Purchaser under the Purchase
Agreement or any other Transaction Document or any other document, instrument or agreement
executed in connection therewith, nor constitute a waiver of any provision contained
therein.

6

 

          SECTION 5. Execution in Counterparts. This Amendment may be executed in any number
of counterparts and by different parties hereto in separate counterparts, each of which when so
executed and delivered shall be deemed to be an original and all of which taken together shall
constitute but one and the same instrument. Delivery of an executed counterpart of a signature
page to this Amendment by facsimile or other electronic format shall be effective as delivery of a
manually executed counterpart of this Amendment.

          SECTION 6. Governing Law. THIS AGREEMENT SHALL BE GOVERNED AND CONSTRUED IN
ACCORDANCE WITH THE INTERNAL LAWS (AND NOT THE LAW OF CONFLICTS) OF THE STATE OF NEW YORK.

          SECTION 7. Headings. Section headings in this Amendment are included herein for
convenience of reference only and shall not constitute a part of this Amendment for any other
purpose.

          SECTION 8. Fees and Expenses. Seller hereby confirms its agreement to pay on demand
all reasonable costs and expenses of the Agent, the Managing Agents or Purchasers in connection
with the preparation, execution and delivery of this Amendment and any of the other instruments,
documents and agreements to be executed and/or delivered in connection herewith, including, without
limitation, the reasonable fees and out-of-pocket expenses of counsel to the Agent or Purchasers
with respect thereto.

[Remainder of Page Deliberately Left Blank]

7

 

          IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be duly executed
by their respective officers as of the date first above written.

	 	 	 	 	 
	 

	 	HBI RECEIVABLES LLC
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Richard D. Moss
	 

	 	 	 	 
	 

	 	 	 	Name: Richard D. Moss

Title:   President and Chief Executive Officer
	 
	 	 	 	 
	 

	 	HANESBRANDS INC., as Servicer
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Richard D. Moss
	 

	 	 	 	 
	 

	 	 	 	Name: Richard D. Moss

Title:   Senior Vice President and Treasurer

Signature Page

to

Amendment No. 2 to RPA

 

 

	 	 	 	 	 
	 

	 	BRYANT PARK FUNDING LLC, as a Conduit Purchaser
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Damian A. Perez
	 

	 	 	 	 
	 

	 	 	 	Name: Damian A. Perez

Title:   Vice President
	 
	 	 	 	 
	 

	 	HSBC SECURITIES (USA) Inc., as
a Managing Agent
and Agent
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Suzanna Baird
	 

	 	 	 	 
	 

	 	 	 	Name: Suzanna Baird

Title:   Vice President
	 
	 	 	 	 
	 

	 	HSBC BANK USA, NATIONAL
ASSOCIATION, as a
Committed Purchaser
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Bradley A. Olsen
	 

	 	 	 	 
	 

	 	 	 	Name: Bradley A. Olsen

Title:   Assistant Vice President

Signature Page

to

Amendment No. 2 to RPA

 

 

	 	 	 	 	 
	 

	 	MARKET STREET FUNDING LLC, as a Conduit Purchaser
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Doris J. Hearn
	 

	 	 	 	 
	 

	 	 	 	Name: Doris J. Hearn

Title:   Vice President
	 
	 	 	 	 
	 

	 	PNC BANK, N.A., as a Committed Purchaser and

as a Managing Agent
	 
	 	 	 	 
	 

	 	By:
	 	/s/ William P. Falcon
	 

	 	 	 	 
	 

	 	 	 	Name: William P. Falcon

Title:   Vice President

Signature Page

to

Amendment No. 2 to RPA

 

 

Attachment 1 to Amendment No. 2 to Receivables Purchase Agreement

SCHEDULE A

PURCHASE GROUPS; COMMITMENTS; GROUP PURCHASE LIMITS

	 	 	 
	HSBC Purchase Group
	 	 
	 
	 	 
	Group Purchase Limit:

	 	$125,000,000
	 
	 	 
	Managing Agent:

	 	HSBC Securities (USA) Inc.
	 
	 	 
	Conduit Purchaser:

	 	Bryant Park Funding LLC
	 
	 	 
	Committed Purchaser:

	 	HSBC Bank USA, National Association
	             Commitment:

	 	$125,000,000
	 
	 	 
	PNC Purchase Group
	 	 
	 
	 	 
	Group Purchase Limit:

	 	$125,000,000
	 
	 	 
	Managing Agent:

	 	PNC Bank, N.A.
	 
	 	 
	Conduit Purchaser:

	 	Market Street Funding LLC
	 
	 	 
	Committed Purchaser:

	 	PNC Bank, N.A.
	             Commitment:

	 	$125,000,000

 

 

Attachment 2 to Amendment No. 2 to Receivables Purchase Agreement

SCHEDULE C

SPECIAL CONCENTRATION PERCENTAGES

	 	 	 	 	 	 
	 	Obligor Name

	 	 	Special Concentration Percentage	 
	 	 
	 	 	 	 
	 	[****]

	 	 	[****]%	 
	 	[****]

	 	 	[****]%	 
	 	[****]

	 	 	[****]%	 
	 	[****]

	 	 	[****]%	 
	 	[****]

	 	 	[****]%	 
	 	[****]

	 	 	[****]%	 
	 

**** Omitted pursuant to a confidential treatment requestEX-10.2 FORM OF ADVISORY AGREEMENT

EXHIBIT 10.2

FORM OF ADVISORY AGREEMENT

AMONG

TNP STRATEGIC RETAIL TRUST, INC.,

TNP STRATEGIC RETAIL OPERATING PARTNERSHIP, LP,

AND

TNP STRATEGIC RETAIL ADVISOR, LLC

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	1.

	 	Definitions
	 	 	1	 
	 
	 	 	 	 	 	 
	2.

	 	Appointment
	 	 	8	 
	 
	 	 	 	 	 	 
	3.

	 	Duties of the Advisor
	 	 	8	 
	 
	 	 	 	 	 	 
	4.

	 	Authority of Advisor
	 	 	10	 
	 
	 	 	 	 	 	 
	5.

	 	Bank Accounts
	 	 	10	 
	 
	 	 	 	 	 	 
	6.

	 	Records; Access
	 	 	11	 
	 
	 	 	 	 	 	 
	7.

	 	Limitations on Activities
	 	 	11	 
	 
	 	 	 	 	 	 
	8.

	 	Relationship with Director
	 	 	11	 
	 
	 	 	 	 	 	 
	9.

	 	Fees
	 	 	11	 
	 
	 	 	 	 	 	 
	10.

	 	Expenses
	 	 	13	 
	 
	 	 	 	 	 	 
	11.

	 	Other Services
	 	 	15	 
	 
	 	 	 	 	 	 
	12.

	 	Reimbursement to the Advisor
	 	 	15	 
	 
	 	 	 	 	 	 
	13.

	 	Business Combination
	 	 	15	 
	 
	 	 	 	 	 	 
	14.

	 	Investment Opportunities
	 	 	16	 
	 
	 	 	 	 	 	 
	15.

	 	The TNP Name
	 	 	16	 
	 
	 	 	 	 	 	 
	16.

	 	Other Activities of the Advisor
	 	 	16	 
	 
	 	 	 	 	 	 
	17.

	 	Term of Agreement
	 	 	17	 
	 
	 	 	 	 	 	 
	18.

	 	Termination by the Parties
	 	 	17	 
	 
	 	 	 	 	 	 
	19.

	 	Assignment to an Affiliate
	 	 	17	 
	 
	 	 	 	 	 	 
	20.

	 	Payments to and duties of Advisor Upon Termination
	 	 	17	 
	 
	 	 	 	 	 	 
	21.

	 	Indemnification by the Company and the Operating Partnership
	 	 	18	 
	 
	 	 	 	 	 	 
	22.

	 	Indemnification by Advisor
	 	 	19	 
	 
	 	 	 	 	 	 
	23.

	 	Notices
	 	 	19	 
	 
	 	 	 	 	 	 
	24.

	 	Modification
	 	 	20	 
	 
	 	 	 	 	 	 
	25.

	 	Severability
	 	 	20	 
	 
	 	 	 	 	 	 
	26.

	 	Construction
	 	 	20	 

 

 

	 	 	 	 	 	 	 
	27.

	 	Entire Agreement
	 	 	20	 
	 
	 	 	 	 	 	 
	28.

	 	Indulgences, Not Waivers
	 	 	21	 
	 
	 	 	 	 	 	 
	29.

	 	Gender
	 	 	21	 
	 
	 	 	 	 	 	 
	30.

	 	Titles Not to Affect Interpretation
	 	 	21	 
	 
	 	 	 	 	 	 
	31.

	 	Execution in Counterparts
	 	 	21	 

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ADVISORY AGREEMENT

     THIS
ADVISORY AGREEMENT (this “Agreement”), dated as of the                      day of                     , 2009,
and effective as of the date that that the Registration Statement (as defined below) is declared
effective by the Securities and Exchange Commission (the “Effective Date”), is entered into
by and among TNP Strategic Retail Trust, Inc., a Maryland corporation (the “Company”), TNP
Strategic Retail Operating Partnership, LP, a Delaware limited partnership (the “Operating
Partnership”), and TNP Strategic Retail Advisor, LLC, a Delaware limited liability company (the
“Advisor”). Capitalized terms used herein shall have the meanings ascribed to them in
Section 1 below.

W I T N E S S E T H

     WHEREAS, the Company intends to qualify as a REIT, and to invest its funds in investments
permitted by the terms of Sections 856 through 860 of the Code;

     WHEREAS, the Company is the general partner of the Operating Partnership and intends to
conduct all of its business and make all Investments through the Operating Partnership;

     WHEREAS, the Company and the Operating Partnership desire to avail themselves of the
experience, sources of information, advice, assistance and certain facilities of the Advisor and to
have the Advisor undertake the duties and responsibilities hereinafter set forth, on behalf of, and
subject to the supervision of the Board, all as provided herein; and

     WHEREAS, the Advisor is willing to undertake to render such services, subject to the
supervision of the Board, on the terms and conditions hereinafter set forth.

     NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and agreements
contained herein, the parties hereto, intending to be legally bound, hereby agree as follows:

     1. DEFINITIONS. As used in this Agreement, the following terms have the definitions
hereinafter indicated:

     Acquisition Expenses. Any and all expenses, exclusive of Acquisition Fees, incurred
by the Company, the Operating Partnership, the Advisor, or any of their Affiliates in connection
with the selection, evaluation, acquisition, origination, making or development of any Investments,
whether or not acquired, including, without limitation, legal fees and expenses, travel and
communications expenses, costs of appraisals, nonrefundable option payments on property not
acquired, accounting fees and expenses, title insurance premiums, and the costs of performing due
diligence.

     Acquisition Fees. Any and all fees and commissions, exclusive of Acquisition
Expenses, paid by any Person to any other Person (including any fees or commissions paid by or to
any Affiliate of the Company, the Operating Partnership or the Advisor) in connection with the
purchase, development or construction of any Real Estate Asset or other Investment,

 

 

including real estate commissions, selection fees, development fees, construction fees,
nonrecurring management fees, loan fees, points or any other fees of a similar nature. Excluded
shall be (i) Origination Fees and (ii) development fees and construction fees paid to any Person
not affiliated with the Sponsor in connection with the actual development and construction of a
project.

     Advisor. Advisor shall mean TNP Strategic Retail Advisor, LLC, a Delaware limited
liability company, any successor advisor to the Company, the Operating Partnership or any Person to
which TNP Strategic Retail Advisor, LLC or any successor advisor subcontracts substantially all of
its functions. Notwithstanding the foregoing, a Person hired or retained by TNP Strategic Retail
Advisor, LLC to perform property management and related services for the Company or the Operating
Partnership that is not hired or retained to perform substantially all of the functions of TNP
Strategic Retail Advisor, LLC with respect to the Company or the Operating Partnership as a whole
shall not be deemed to be an Advisor.

     Affiliate or Affiliated. With respect to any Person, (i) any Person directly or
indirectly owning, controlling or holding, with the power to vote, ten percent (10%) or more of the
outstanding voting securities of such other Person; (ii) any Person ten percent (10%) or more of
whose outstanding voting securities are directly or indirectly owned, controlled or held, with the
power to vote, by such other Person; (iii) any Person directly or indirectly controlling,
controlled by or under common control with such other Person; (iv) any executive officer, director,
trustee or general partner of such other Person; and (v) any legal entity for which such Person
acts as an executive officer, director, trustee or general partner.

     Articles of Incorporation. The Articles of Incorporation of the Company, as amended
from time to time.

     Asset Management Fee. The term “Asset Management Fee” shall mean the fee payable to
the Advisor pursuant to Section 9(e).

     Average Invested Assets. For a specified period, the average of the aggregate book
value of the assets of the Company invested, directly or indirectly, in Investments before
deducting depreciation, bad debts or other non-cash reserves, computed by taking the average of
such values at the end of each month during such period.

     Board. The individuals holding such office, as of any particular time, under the
Articles of Incorporation, whether they be the Directors named therein or additional or successor
Directors.

     Bylaws. The bylaws of the Company, as the same are in effect from time to time.

     Cause. With respect to the termination of this Agreement, fraud, criminal conduct,
misconduct or negligent breach of fiduciary duty by the Advisor, or a material breach of this
Agreement by the Advisor.

- 2 -

 

     Code. Internal Revenue Code of 1986, as amended from time to time, or any successor
statute thereto. Reference to any provision of the Code shall mean such provision as in effect
from time to time, as the same may be amended, and any successor provision thereto, as interpreted
by any applicable regulations as in effect from time to time.

     Company. Company shall mean TNP Strategic Retail Trust, Inc., a Maryland corporation.

     Contract Sales Price. The total consideration received by the Company for the sale of
an Investment.

     Dealer
Manager. TNP Securities, LLC, or such other Person or entity selected by
the Board to act as the dealer manager for the Offering.

     Dealer Manager Fee. 3.0% of Gross Proceeds from the sale of Shares in the Primary
Offering, payable to the Dealer Manager for serving as the dealer manager of such Offering.

     Director. A member of the Board of Directors of the Company.

     Disposition Fee. The term “Disposition Fee” shall mean the fees payable to the
Advisor pursuant to Section 9(d).

     Distributions. Any distributions of money or other property by the Company to
Stockholders, including distributions that may constitute a return of capital for federal income
tax purposes.

     Effective Date. Effective Date shall have the meaning set forth in the preamble.

     Excess Amount. Excess Amount shall have the meaning set forth in Section 12.

     Expense Year. Expense Year shall have the meaning set forth in Section 12.

     Funds From Operations. As defined by the National Association of Real Estate
Investment Trusts, Funds From Operations means net income computed in accordance with GAAP,
excluding gains (or losses) from sales of property, plus depreciation and amortization, and after
adjustments for unconsolidated partnerships and joint ventures in which the a REIT holds an
interest.

     GAAP. Generally accepted accounting principles as in effect in the United States of
America from time to time.

     Good Reason. Either, (i) any failure to obtain a satisfactory agreement from any
successor to the Company or the Operating Partnership to assume and agree to perform the Company’s
or the Operating Partnership’s obligations under this Agreement; or (ii) any material breach of
this Agreement of any nature whatsoever by the Company or the Operating Partnership.

- 3 -

 

     Gross Proceeds. The aggregate purchase price of all Shares sold for the account of
the Company through all Offerings, without deduction for Sales Commissions, volume discounts, any
marketing support and due diligence expense reimbursement or Organization and Offering Expenses.
For the purpose of computing Gross Proceeds, the purchase price of any Share for which reduced
Sales Commissions are paid to the Dealer Manager or a Soliciting Dealer (where net proceeds to the
Company are not reduced) shall be deemed to be the full amount of the offering price per Share
pursuant to the Prospectus for such Offering without reduction.

     Indemnitee. The terms “Indemnitee” and “Indemnitees” shall have the meaning set forth
in Section 21.

     Independent Director. Independent Director shall have the meaning set forth in the
Articles of Incorporation.

     Invested Capital. The original issue price paid for the Shares reduced by prior
Distributions from the sale or financing of the Investments.

     Investments. Any investments by the Company or the Operating Partnership in Real
Estate Assets, Real Estate Related Loans or any other asset.

     Joint Ventures. The joint venture or partnership arrangements (other than with the
Operating Partnership) in which the Company or any of its subsidiaries is a co-venturer or general
partner which are established to own Investments.

     Listing. The listing of the Shares on a national securities exchange or the receipt
by the Stockholders of securities that are listed on a national securities exchange in exchange for
the Company’s common stock. Upon such Listing, the Shares shall be deemed “Listed.”

     Loans. Any indebtedness or obligations in respect of borrowed money or evidenced by
bonds, notes, debentures, deeds of trust, letters of credit or similar instruments, including
mortgages and mezzanine loans.

     NASAA REIT Guidelines. The Statement of Policy Regarding Real Estate Investment
Trusts published by the North American Securities Administrators Association on May 7, 2007, as may
be amended from time to time.

     Net Income. For any period, the Company’s total revenues applicable to such period,
less the total expenses applicable to such period other than additions to reserves for
depreciation, bad debts or other similar non-cash reserves and excluding any gain from the sale of
the Company’s assets.

     Offering. The public offering of Shares pursuant to a Prospectus.

     Operating Partnership. Operating Partnership shall mean TNP Strategic Retail
Operating Partnership, LP, a Delaware limited partnership.

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     Operating Partnership Agreement. The Operating Partnership Agreement among the
Company, the Advisor and TNP Strategic Retail OP Holdings, LLC.

     OP Units. Units of limited partnership interest in the Operating Partnership.

     Organization and Offering Expenses. Organization and Offering Expenses means all
expenses (other than the Sales Commission and the Dealer Manager Fee) to be paid by the Company in
connection with the Offering, including legal, accounting, printing, mailing and filing fees,
charges of the escrow holder and transfer agent, charges of the Advisor for administrative services
related to the issuance of Shares in the Offering, reimbursement of bona fide due diligence
expenses of broker-dealers, reimbursement of the Advisor for costs in connection with preparing
supplemental sales materials, the cost of bona fide training and education meetings held by the
Company (primarily the travel, meal and lodging costs of the registered representatives of
broker-dealers), attendance and sponsorship fees and cost reimbursement for employees of the
Company’s Affiliates to attend retail seminars conducted by broker-dealers and, in special cases,
reimbursement to participating broker-dealers for technology costs associated with the Offering,
costs and expenses related to such technology costs, and costs and expenses associated with
facilitation of the marketing of the Shares and the ownership of Shares by such broker-dealer’s
customers.

     Origination Fees. The term “Origination Fees” shall mean the fees payable to the
Advisor pursuant to Section 9(b).

     Person. An individual, corporation, partnership, trust, joint venture, limited
liability company or other entity.

     Primary Offering. The portion of an Offering other than the Shares offered pursuant
to the Company’s distribution reinvestment plan.

     Private Placement. Any offering of undivided tenant-in-common (TIC) interests in Real
Property acquired by the Operating Partnership, whereby such TIC interests may be eligible for
“like kind exchange” pursuant to Section 1031 of the Code.

     Prospectus. A “Prospectus” under Section 2(10) of the Securities Act of 1933, as
amended (the “Securities Act”), including a preliminary Prospectus, an offering circular as
described in Rule 253 of the General Rules and Regulations under the Securities Act or, in the case
of an intrastate offering, any document by whatever name known, utilized for the purpose of
offering and selling securities to the public.

     Real Estate Assets. Any investment by the Company or the Operating Partnership in
unimproved and improved Real Property (including, without limitation, fee or leasehold interests,
options and leases) either directly or through a Joint Venture.

     Real Estate Related Loans. Any investments in, or origination of, mortgage loans and
other types of real estate related debt financing, including, without limitation, mezzanine loans,

- 5 -

 

bridge loans, convertible mortgages, wraparound mortgage loans, construction mortgage loans,
loans on leasehold interests and participations in such loans, by the Company or the Operating
Partnership.

     Real Property. Real property owned from time to time by the Company or the Operating
Partnership, either directly or through joint venture arrangements or other partnerships, which
consists of (i) land only, (ii) land, including the buildings located thereon, (iii) buildings only
or (iv) such investments the Board and the Advisor mutually designate as Real Property to the
extent such investments could be classified as Real Property.

     Registration Statement. Registration Statement shall mean the Company’s registration
statement on Form S-11 (Registration Number
333-154975), as amended from time to time, to offer and sell
to the public on a continuous basis up to 110,526,316 Shares originally filed with the Securities
and Exchange Commission on November 4, 2008.

     REIT. A “real estate investment trust” under Sections 856 through 860 of the Code.

     Sale or Sales. Any transaction or series of transactions whereby: (A) the Company or
the Operating Partnership directly or indirectly (except as described in other subsections of this
definition) sells, grants, transfers, conveys, or relinquishes its ownership of any Real Property
or portion thereof, including the lease of any Real Property consisting of a building only, and
including any event with respect to any Real Property which gives rise to a significant amount of
insurance proceeds or condemnation awards; (B) the Company or the Operating Partnership directly or
indirectly (except as described in other subsections of this definition) sells, grants, transfers,
conveys, or relinquishes its ownership of all or substantially all of the interest of the Company
or the Operating Partnership in any Joint Venture in which it is a co-venturer or partner; (C) any
Joint Venture directly or indirectly (except as described in other subsections of this definition)
in which the Company or the Operating Partnership as a co-venturer or partner sells, grants,
transfers, conveys, or relinquishes its ownership of any Real Property or portion thereof,
including any event with respect to any Real Property which gives rise to insurance claims or
condemnation awards; or (D) the Company or the Operating Partnership directly or indirectly (except
as described in other subsections of this definition) sells, grants, conveys or relinquishes its
interest in any Real Estate Related Loans or portion thereof (including with respect to any Real
Estate Related Loan, all payments thereunder or in satisfaction thereof other than regularly
scheduled interest payments) and any event which gives rise to a significant amount of insurance
proceeds or similar awards; or (E) the Company or the Operating Partnership directly or indirectly
(except as described in other subsections of this definition) sells, grants, transfers, conveys, or
relinquishes its ownership of any other asset not previously described in this definition or any
portion thereof, but not including any transaction or series of transactions specified in clauses
(A) through (E) above in which the proceeds of such transaction or series of transactions are
reinvested by the Company in one or more assets within 180 days thereafter.

     Sales Commission. 7.0% of Gross Proceeds from the sale of Shares in the Primary
Offering payable to the Dealer Manager and reallowable to Soliciting Dealers with respect to Shares
sold by them.

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     Shares. The shares of the Company’s common stock, par value $0.01 per share.

     Soliciting Dealers. Broker-dealers who are members of the Financial Industry
Regulatory Authority Inc., or that are exempt from broker-dealer registration, and who, in either
case, have executed participating dealer or other agreements with the Dealer Manager to sell
Shares.

     Special Committee. The term “Special Committee” shall have the meaning as provided in
Section 13(a).

     Special OP Units. The separate series of limited partnership interests to be issued
in accordance with Section 9(g).

     Sponsor. Sponsor shall mean Thompson National Properties, LLC, a Delaware limited
liability company.

     Stockholders. The registered holders of the Shares.

     Termination Date. The date of termination of this Agreement.

     Termination Event. The termination or nonrenewal of this Agreement (i) in connection
with a merger, sale of assets or transaction involving the Company pursuant to which a majority of
the Directors then in office are replaced or removed, (ii) by the Advisor for Good Reason or (iii)
by the Company and the Operating Partnership other than for Cause.

     Total Operating Expenses. All costs and expenses paid or incurred by the Company, as
determined under GAAP, that are in any way related to the operation of the Company or its business,
including asset management fees and other fees paid to the Advisor, but excluding (i) the expenses
of raising capital such as Organization and Offering Expenses, legal, audit, accounting,
underwriting, brokerage, listing, registration, and other fees, printing and other such expenses
and taxes incurred in connection with the issuance, distribution, transfer, registration and
Listing, (ii) interest payments, (iii) taxes, (iv) non-cash expenditures such as depreciation,
amortization and bad debt reserves, (v) incentive fees paid in compliance with the NASAA REIT
Guidelines; (vi) Acquisition Fees, Origination Fees and Acquisition Expenses, (vii) Disposition
Fees on the Sale of Real Property, and (viii) other fees and expenses connected with the
acquisition, disposition, management and ownership of real estate interests, mortgages or other
property (including the costs of foreclosure, insurance premiums, legal services, maintenance,
repair, and improvement of property). The definition of “Total Operating Expenses” set forth above
is intended to encompass only those expenses which are required to be treated as Total Operating
Expenses under the NASAA REIT Guidelines. As a result, and notwithstanding the definition set
forth above, any expense of the Company which is not part of Total Operating Expenses under the
NASAA REIT Guidelines shall not be treated as part of Total Operating Expenses for purposes hereof.

- 7 -

 

     2%/25% Guidelines. 2%/25% Guidelines shall have the meaning set forth in Section 12.

     2. APPOINTMENT. The Company and the Operating Partnership hereby appoint the Advisor to serve
as their advisor on the terms and conditions set forth in this Agreement, and the Advisor hereby
accepts such appointment.

     3. DUTIES OF THE ADVISOR. As of the Effective Date, the Advisor undertakes to use its best
efforts to present to the Company and the Operating Partnership potential investment opportunities
and to provide a continuing and suitable investment program consistent with the investment
objectives and policies of the Company as determined and adopted from time to time by the Board.
In performance of this undertaking, subject to the supervision of the Board and consistent with the
provisions of the Articles of Incorporation and Bylaws of the Company and the Operating Partnership
Agreement, the Advisor shall, either directly or by engaging an Affiliate:

          (a) serve as the Company’s and the Operating Partnership’s investment and financial advisor;

          (b) provide the daily management for the Company and the Operating Partnership and perform and
supervise the various administrative functions reasonably necessary for the management of the
Company and the Operating Partnership;

          (c) investigate, select, and, on behalf of the Company and the Operating Partnership, engage
and conduct business with such Persons as the Advisor deems necessary to the proper performance of
its obligations hereunder, including, but not limited to, consultants, accountants, correspondents,
lenders, technical advisors, attorneys, brokers, underwriters, corporate fiduciaries, escrow
agents, depositaries, custodians, agents for collection, insurers, insurance agents, banks,
builders, developers, property owners, real estate management companies, real estate operating
companies, securities investment advisors, mortgagors, and any and all agents for any of the
foregoing, including Affiliates of the Advisor, and Persons acting in any other capacity deemed by
the Advisor necessary or desirable for the performance of any of the foregoing services, including,
but not limited to, entering into contracts in the name of the Company and the Operating
Partnership with any of the foregoing;

          (d) consult with the officers and Directors of the Company and assist the Directors in the
formulation and implementation of the Company’s financial policies, and, as necessary, furnish the
Board with advice and recommendations with respect to the making of investments consistent with the
investment objectives and policies of the Company and in connection with any borrowings proposed to
be undertaken by the Company or the Operating Partnership;

          (e) subject to the provisions of Section 4 hereof, (i) participate in formulating an
investment strategy and asset allocation framework, (ii) locate, analyze and select potential
Investments, (iii) structure and negotiate the terms and conditions of transactions pursuant to
which acquisitions and dispositions of Investments will be made; (iv) research, identify, review

- 8 -

 

and recommend acquisitions and dispositions of Investments to the Board and make Investments
on behalf of the Company and the Operating Partnership in compliance with the investment objectives
and policies of the Company; (v) arrange for financing and refinancing and make other changes in
the asset or capital structure of, and dispose of, reinvest the proceeds from the sale of, or
otherwise deal with, Investments; (vi) enter into leases and service contracts for Real Estate
Assets and, to the extent necessary, perform all other operational functions for the maintenance
and administration of such Real Estate Assets; (vii) actively oversee and manage Investments for
purposes of meeting the Company’s investment objectives; (viii) select Joint Venture partners,
structure corresponding agreements and oversee and monitor these relationships; (ix) oversee
Affiliated and non-Affiliated property managers who perform services for the Company or the
Operating Partnership; (x) oversee Affiliated and non-Affiliated Persons with whom the Advisor
contracts to perform certain of the services required to be performed under this Agreement; (xi)
manage accounting and other record-keeping functions for the Company and the Operating Partnership;
and (xii) recommend various liquidity events to the Board when appropriate;

          (f) upon request, provide the Board with periodic reports regarding prospective investments;

          (g) make investments in, and dispositions of, Investments within the discretionary limits and
authority as granted by the Board;

          (h) negotiate on behalf of the Company and the Operating Partnership with banks or lenders for
Loans to be made to the Company and the Operating Partnership, and negotiate on behalf of the
Company and the Operating Partnership with investment banking firms and broker-dealers or negotiate
private sales of Shares or obtain Loans for the Company and the Operating Partnership, but in no
event in such a way so that the Advisor shall be acting as broker-dealer or underwriter; and
provided, further, that any fees and costs payable to third parties incurred by the Advisor in
connection with the foregoing shall be the responsibility of the Company or the Operating
Partnership;

          (i) obtain reports (which may, but are not required to, be prepared by the Advisor or its
Affiliates), where appropriate, concerning the value of Investments or contemplated investments of
the Company and the Operating Partnership;

          (j) from time to time, or at any time reasonably requested by the Board, make reports to the
Board of its performance of services to the Company and the Operating Partnership under this
Agreement, including reports with respect to potential conflicts of interest involving the Advisor
or any of its Affiliates;

          (k) provide the Company and the Operating Partnership with all necessary cash management
services;

          (l) do all things necessary to assure its ability to render the services described in this
Agreement;

- 9 -

 

          (m) deliver to, or maintain on behalf of, the Company copies of all appraisals obtained in
connection with the investments in any Real Estate Assets as may be required to be obtained by the
Board;

          (n) notify the Board of all proposed material transactions before they are completed; and

          (o) effect any private placement of OP Units, tenancy-in-common (TIC) or other interests in
Investments as may be approved by the Board.

     Notwithstanding the foregoing, the Advisor may delegate any of the foregoing duties to any
Person so long as the Advisor or any Affiliate remains responsible for the performance of the
duties set forth in this Section 3.

     4. AUTHORITY OF ADVISOR.

          (a) Pursuant to the terms of this Agreement (including the restrictions included in this
Section 4 and in Section 7), and subject to the continuing and exclusive authority of the Board
over the management of the Company, the Board hereby delegates to the Advisor the authority to
perform the services described in Section 3.

          (b) Notwithstanding the foregoing, any investment in Real Estate Assets, including any
financing thereof, will require the prior approval of the Board, any particular Directors specified
by the Board or any committee of the Board, as the case may be.

          (c) If a transaction requires approval by the Independent Directors, the Advisor will deliver
to the Independent Directors all documents and other information required by them to properly
evaluate the proposed transaction.

          (d) The prior approval of a majority of the Independent Directors not otherwise interested in
the transaction and a majority of the Board not otherwise interested in the transaction will be
required for each transaction to which the Advisor or its Affiliates is a party.

          (e) The Board may, at any time upon the giving of notice to the Advisor, modify or revoke the
authority set forth in this Section 4; provided, however, that such modification or revocation
shall be effective upon receipt by the Advisor and shall not be applicable to investment
transactions to which the Advisor has committed the Company or the Operating Partnership prior to
the date of receipt by the Advisor of such notification.

     5. BANK ACCOUNTS. The Advisor may establish and maintain one or more bank accounts in its own
name for the account of the Company or the Operating Partnership or in the name of the Company and
the Operating Partnership and may collect and deposit into any such account or accounts, and
disburse from any such account or accounts, any money on behalf of the Company or the Operating
Partnership, under such terms and conditions as the Board may approve, provided that no funds shall
be commingled with the funds of the Advisor; and the

- 10 -

 

Advisor shall from time to time render appropriate accountings of such collections and payments to the Board and to the
auditors of the Company.

     6. RECORDS; ACCESS. The Advisor shall maintain appropriate records of all its activities
hereunder and make such records available for inspection by the Directors and by counsel, auditors
and authorized agents of the Company, at any time or from time to time during normal business
hours. The Advisor shall at all reasonable times have access to the books and records of the
Company and the Operating Partnership.

     7. LIMITATIONS ON ACTIVITIES. Anything else in this Agreement to the contrary
notwithstanding, the Advisor shall refrain from taking any action which, in its sole judgment made
in good faith, would (a) adversely affect the status of the Company as a REIT, (b) subject the
Company to regulation under the Investment Company Act of 1940, as amended, or (c) violate any law,
rule, regulation or statement of policy of any governmental body or agency having jurisdiction over
the Company or its Shares, or otherwise not be permitted by the Articles of Incorporation or Bylaws
of the Company, except if such action shall be ordered by the Board, in which case the Advisor
shall notify promptly the Board of the Advisor’s judgment of the potential impact of such action
and shall refrain from taking such action until it receives further clarification or instructions
from the Board. In such event, the Advisor shall have no liability for acting in accordance with
the specific instructions of the Board so given. Notwithstanding the foregoing, the Advisor, its
directors, officers, employees and members, and the partners, directors, officers, members and
stockholders of the Advisor’s Affiliates shall not be liable to the Company or to the Directors or
Stockholders for any act or omission by the Advisor, its directors, officers, employees, or
members, and the partners, directors, officers, members or stockholders of the Advisor’s Affiliates
taken or omitted to be taken in the performance of their duties under this Agreement except as
provided in Section 22 of this Agreement.

     8. RELATIONSHIP WITH DIRECTORS. Subject to Section 7 of this Agreement and to restrictions
advisable with respect to the qualification of the Company as a REIT, directors, officers and
employees of the Advisor or an Affiliate of the Advisor or any corporate parent of an Affiliate,
may serve as a Director and as officers of the Company, except that no director, officer or
employee of the Advisor or its Affiliates who also is a Director or officer of the Company shall
receive any compensation from the Company for serving as a Director or officer other than
reasonable reimbursement for travel and related expenses incurred in attending meetings of the
Board and no such Director shall be deemed an Independent Director for purposes of satisfying the
Director independence requirement set forth in the Articles of Incorporation.

     9. FEES.

          (a) Acquisition Fees. The Advisor shall receive an Acquisition Fee payable by the
Company as compensation for services rendered in connection with the investigation, selection and
acquisition (by purchase, investment or exchange) of Investments. The total Acquisition Fees
payable to the Advisor or its Affiliates shall equal 2.5% of the cost of all Investments, including Acquisition Expenses and any debt attributed to such investments. With

- 11 -

 

respect to investments in and origination of Real Estate Related Loans, the Company will pay the
Advisor an Origination Fee in lieu of the Acquisition Fee. With respect to the acquisition of Real
Estate Assets through a Joint Venture, the Acquisition Fee payable by the Company to the Advisor
shall equal 2.5% of the Company’s allocable cost of such Real Estate Assets, including Acquisition
Expenses and any debt attributed to such Investments. The Advisor shall submit an invoice to the
Company following the closing or closings of each Investment, accompanied by a computation of the
Acquisition Fee. The Company shall pay the Acquisition Fee promptly following receipt of the
invoice.

          (b) Origination Fees. As compensation for the investigation, selection, sourcing and
acquisition or origination of Real Estate Related Loans, the Company shall pay an Origination Fee
to the Advisor for each such acquisition or origination equal to 2.5% of the amount funded by the
Company to acquire or originate the Real Estate Related Loan, including any Acquisition Expenses
related to such investment and any debt used to fund the acquisition or origination of the Real
Estate Related Loan. The Company will not pay an Origination Fee to the Advisor with respect to any
transaction pursuant to which the Company is required to pay the Advisor an Acquisition Fee.
Notwithstanding anything herein to the contrary, the payment of Origination Fees by the Company
shall be subject to the limitations on Acquisition Fees contained in the Company’s Articles of
Incorporation. The Advisor shall submit an invoice to the Company following the closing or closings
of each Real Estate Related Loan, accompanied by a computation of the Origination Fee. The Company
shall pay the Origination Fee to the Advisor promptly following receipt of the invoice.

          (c) Limitation on Total Acquisition Fees, Origination Fees and Acquisition Expenses.
Pursuant to the NASAA REIT Guidelines, the total of all Acquisition Fees, Origination Fees and
Acquisition Expenses payable in connection with any Investment shall not exceed 6.0% of the
“contract purchase price,” as defined in the Articles of Incorporation, of the Investment acquired.

          (d) Disposition Fee. In connection with a Sale in which the Advisor or any Affiliate
of the Advisor provides a substantial amount of services, as determined by the Independent
Directors, the Company shall pay to the Advisor or its Affiliate a Disposition Fee of up to 50.0%
of a customary and competitive real estate commission, but not to exceed 3.0% of the Contract Sales
Price. With respect to the Sale of Investments held through a Joint Venture, the Disposition Fee
payable by the Company to the Advisor shall be reduced to a percentage of the Disposition Fee
proportionate to the Company’s interest in such Joint Venture. Any Disposition Fee payable under
this Section 9(d) may be paid in addition to real estate commissions paid to non-Affiliates,
provided that the total real estate commissions (including such Disposition Fee) paid to all
Persons by the Company for the Sale of each Investment shall not exceed 6.0% of the Contract Sales
Price.

          (e) Asset Management Fee. The Advisor shall receive the Asset Management Fee as
compensation for services rendered in connection with the management of the Company’s assets. The
Asset Management Fee shall be equal to a monthly fee of one-twelfth (1/12th) of 0.6% of
the higher of (i) aggregate cost (before non-cash reserves and depreciation) of all Investments the Company owns, including Acquisition Fees, Origination

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Fees, acquisition and origination expenses and any debt attributable to such Investments or (ii)
the fair market value of Investments (before non-cash reserves and deprecation); provided, however,
that the Asset Management Fee will accrue and will not be due and payable to the Advisor until the
Company’s Funds From Operations exceed the lesser of (1) the cumulative amount of any Distributions
declared and payable to Stockholders (other than Distributions of the proceeds of the Sale of an
Investment that have not been reinvested) or (2) an amount that is equal to a 10.0% cumulative,
non-compounded, annual return on Invested Capital for the Stockholders. With the exception of any
portion of the Asset Management Fee related to the disposition of Investments, which shall be
payable at the time of such disposition and prorated based on the number of days such Investment
was managed by the Advisor before disposition, the Asset Management Fee shall be calculated as of
the last business day of each month during the term and of this Agreement payable in arrears on the
first business day of each month.

          (f) Private Placement Fee. The Operating Partnership shall reimburse the Advisor for
all offering and marketing related expenses incurred on the Company’s or the Operating
Partnership’s behalf in connection with any Private Placement up to 2.0% of the gross proceeds of
such Private Placement.

          (g) Operating Partnership Interests. The Advisor has made a capital contribution of
$1,000 to the Operating Partnership in exchange for OP Units. In addition, an Affiliate of the
Advisor has made a capital contribution of $1,000 to the Operating Partnership in exchange for
Special OP Units. Upon the earliest to occur of the termination of this Agreement for Cause, a
Termination Event or a Listing, all of the Special OP Units shall be redeemed by the Operating
Partnership in accordance with the terms of the Operating Partnership Agreement.

          (h) Exclusion of Certain Transactions. In the event the Company or the Operating
Partnership shall propose to enter into any transaction in which the Advisor, any Affiliate of the
Advisor or any of the Advisor’s directors or officers has a direct or indirect interest, then such
transaction shall be approved by a majority of the members of the Board not otherwise interested in
such transaction, including a majority of the Independent Directors.

     10. EXPENSES.

          (a) In addition to the compensation paid to the Advisor pursuant to Section 9 hereof, the
Company or the Operating Partnership shall pay directly or reimburse the Advisor for all of the
expenses paid or incurred by the Advisor or its Affiliates in connection with the services it
provides to the Company and the Operating Partnership pursuant to this Agreement, including, but
not limited to:

               (i) Organization and Offering Expenses; provided, however, that the Company shall not
reimburse the Advisor to the extent such reimbursement would cause the total amount of Organization
and Offering Expenses paid by the Company and the Operating Partnership to exceed 3.0% of the Gross
Proceeds raised as of the date of the reimbursement;

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               (ii) Acquisition Expenses incurred in connection with the selection and acquisition of
Investments subject to the aggregate 6.0% cap on Acquisition Fees, Origination Fees and Acquisition
Expenses set forth in Section 9(c);

               (iii) the actual cost of goods and services used by the Company and obtained from entities not
affiliated with the Advisor;

               (iv) interest and other costs for borrowed money, including discounts, points and other
similar fees;

               (v) taxes and assessments on income of the Company or Investments;

               (vi) costs associated with insurance required in connection with the business of the Company
or by the Board;

               (vii) expenses of managing and operating Investments owned by the Company, whether payable to
an Affiliate of the Company or a non-affiliated Person;

               (viii) all expenses in connection with payments to the Directors for attending meetings of the
Board and Stockholders;

               (ix) expenses associated with a Listing, if applicable, or with the issuance and distribution
of Shares, such as selling commissions and fees, advertising expenses, taxes, legal and accounting
fees, listing and registration fees, and other Organization and Offering Expenses;

               (x) expenses connected with payments of Distributions;

               (xi) expenses of organizing, revising, amending, converting, modifying, or terminating the
Company or any subsidiary thereof or the Articles of Incorporation or governing documents of any
subsidiary;

               (xii) expenses of maintaining communications with Stockholders, including the cost of
preparation, printing, and mailing annual reports and other Stockholder reports, proxy statements
and other reports required by governmental entities;

               (xiii) administrative service expenses (including (a) personnel costs; provided, however, that
no reimbursement shall be made for costs of personnel to the extent that such personnel perform
services in transactions for which the Advisor receives Acquisition Fees, Origination Fees or
Disposition Fees, and (b) the Company’s allocable share of other overhead of the Advisor such as
rent and utilities); and

               (xiv) audit, accounting and legal fees.

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          (b) Expenses incurred by the Advisor on behalf of the Company and the Operating Partnership
and payable pursuant to this Section 10 shall be reimbursed no less than monthly to the Advisor.

          (c) The Advisor shall prepare a statement documenting the expenses of the Company and the
Operating Partnership during each quarter, and shall deliver such statement to the Company and the
Operating Partnership within 45 days after the end of each quarter.

     11. OTHER SERVICES. Should the Board request that the Advisor or any director, officer or
employee thereof render services for the Company and the Operating Partnership other than set forth
in Section 3, such services shall be separately compensated at such rates and in such amounts as
are agreed upon by the Advisor and the Board, including a majority of the Independent Directors,
subject to the limitations contained in the Articles of Incorporation, and shall not be deemed to
be services pursuant to the terms of this Agreement.

     12. REIMBURSEMENT TO THE ADVISOR. The Company shall not reimburse the Advisor at the end of
any fiscal quarter in which Total Operating Expenses for the four consecutive fiscal quarters then
ended (the “Expense Year”) exceed (the “Excess Amount”) the greater of 2% of
Average Invested Assets or 25% of Net Income (the “2%/25% Guidelines”) for such year. Any
Excess Amount paid to the Advisor during a fiscal quarter shall be repaid to the Company or, at the
option of the Company, subtracted from the Total Operating Expenses reimbursed during the
subsequent fiscal quarter. If there is an Excess Amount in any Expense Year and the Independent
Directors determine that such excess was justified based on unusual and nonrecurring factors which
they deem sufficient, then the Excess Amount may be carried over and included in Total Operating
Expenses in subsequent Expense Years and reimbursed to the Advisor in one or more of such years,
provided that there shall be sent to the Stockholders a written disclosure of such fact, together
with an explanation of the factors the Independent Directors considered in determining that such
excess expenses were justified. Such determination shall be reflected in the minutes of the
meetings of the Board. All figures used in the foregoing computation shall be determined in
accordance with GAAP applied on a consistent basis.

     13. BUSINESS COMBINATION.

          (a) Business Combination with Advisor. The Company shall consider becoming a
self-administered REIT once the Company’s assets and income are, in the view of the Board, of
sufficient size such that internalizing the management functions performed by the Advisor is in the
best interests of the Company and the Stockholders. If the Board should make this determination in
the future, the Company shall pay one-half, and the Advisor shall pay the other one-half, of the
cost of an independent investment banking firm, which shall jointly advise the Company and the
Advisor on the value of the Advisor. After the investment banking firm completes its analyses, the
Company shall require it to prepare a written report and make a formal presentation to the Board.
Following the presentation by the investment banking firm, the Board shall form a special committee
(the “Special Committee”) comprised entirely of Independent Directors to consider a
possible business combination with the Advisor. The Board shall, subject to applicable law, delegate all of its decision-making power and authority to

- 15 -

 

the Special Committee with respect to matters relating to a possible business combination with the
Advisor. The Special Committee also shall be authorized to retain its own financial advisors and
legal counsel to, among other things, negotiate with representatives of the Advisor regarding a
possible business combination with the Advisor.

          (b) Conditions to Completion of Business Combination with Advisor. Before the Company
may complete any business combination with the Advisor in accordance with this Section 13, the
following conditions shall be satisfied:

               (i) the Special Committee formed in accordance with Section 13(a) hereof receives an opinion
from a qualified investment banking firm, separate and distinct from the firm jointly retained by
the Company and the Advisor to provide a valuation analysis in accordance with Section 13(a)
hereof, concluding that the consideration to be paid to acquire the Advisor is fair to the
Stockholders from a financial point of view;

               (ii) the Board determines that such business combination is advisable and in the best
interests of the Company and the Stockholders; and

               (iii) such business combination is approved by the Stockholders entitled to vote thereon in
accordance with the Company’s Articles of Incorporation and Bylaws.

     14. INVESTMENT
OPPORTUNITIES. In the
event that the Advisor identifies an investment opportunity in an income-producing retail property,
 for which the Company has sufficient uninvested funds, the investment opportunity will first be
offered to the Company.  With respect to potential non-retail property investments, in the event
 that an investment opportunity becomes available that is suitable, under all of the factors
 considered by the Advisor for both the Company and one or more other Sponsor Affiliates and
 for which more than one of these entities has sufficient uninvested funds, then the entity
 that has had the longest time elapse since it was offered an investment opportunity will first
 be offered such opportunity.  Unless the Board of Directors decides not to proceed with an
 investment opportunity presented to it, the investment opportunity will not be presented to
 a Sponsor Affiliate; provided, however, that any such investment opportunity shall not be
 required to be presented to the Company during any period in which the Company does not have
 sufficient available funds, or a reasonable opportunity of obtaining available funds, with which
 to make an investment.  The Company shall not make any Investment unless the Advisor has
 recommended the Investment to the Company.

     15. THE
TNP NAME. The Advisor and its Affiliates have a proprietary interest in the name “TNP.”
The Advisor hereby grants to the Company a non-transferable, non-assignable, non-exclusive royalty-free right
and license to use the name “TNP” during the term of this Agreement.  Accordingly, and in
 recognition of this right, if at any time the Company ceases to retain the Advisor or one of its
 Affiliates to perform advisory services for the Company, the Company will, promptly after
 receipt of written request from the Advisor, cease to conduct business under or use the name
 “TNP” or any derivative thereof and the Company shall change its name and the names
 of any of its subsidiaries to a name that does not contain the name “TNP” or any other word
 or words that might, in the reasonable discretion of the Advisor, be susceptible of indication
 of some form of relationship between the Company and the Advisor or any of its Affiliates.
 At such time, the Company will also make any changes to any trademarks, servicemarks or other
 marks necessary to remove any reference to the word “TNP.”  Consistent with the foregoing,
 it is specifically recognized that the Advisor or one or more of its Affiliates has in the past
 and may in the future organize, sponsor or otherwise permit to exist other investment
 vehicles (including vehicles for investment in real estate loans, real estate-related
 debt securities and other real estate assets) and financial and service organizations having
 “TNP” as a part of their name, all without the need for any consent (and without the
 right to object thereto) by the Company.

     16. OTHER ACTIVITIES OF THE ADVISOR. Nothing herein contained shall prevent the Advisor or
any of its Affiliates from engaging in or earning fees from other activities, including, without
limitation, the rendering of advice to other Persons (including other REITs) and the management of
other programs advised, sponsored or organized by the Advisor or its Affiliates; nor shall this
Agreement limit or restrict the right of any director, officer, member, partner, employee, or
stockholder of the Advisor or its Affiliates to engage in or earn fees from any other business or
to render services of any kind to any other partnership, corporation, firm, individual, trust or
association and earn fees for rendering such services. The Advisor may, with respect to any
investment in which the Company is a participant, also render advice and service to each and every
other participant therein, and earn fees for rendering such advice and service. Specifically, it
is contemplated that the Company may enter into joint ventures or other similar co-investment
arrangements with certain Persons, and pursuant to the agreements governing such joint ventures or
arrangements, the Advisor may be engaged to provide advice and service to such Persons, in which
case the Advisor will earn fees for rendering such advice and service.

     The Advisor shall report to the Board the existence of any condition or circumstance, existing
or anticipated, of which it has knowledge, which creates or could create a conflict of interest
between the Advisor’s obligations to the Company and its obligations to or its interest in any
other partnership, corporation, firm, individual, trust or association. The Advisor or its
Affiliates shall promptly disclose to the Board knowledge of such condition or circumstance. If
the Advisor, Director or Affiliates thereof have sponsored other investment programs with similar
investment objectives which have investment funds available at the same time as the Company, the
Advisor shall inform the Board of the method to be applied by the Advisor in allocating investment opportunities among the Company and competing investment entities and
shall provide regular updates to the Board of the investment opportunities provided by the

- 16 -

 

     17. TERM OF AGREEMENT. This Agreement shall continue in force for a period of one year from
the date of the Prospectus pursuant to which the initial Offering is made, subject to an unlimited
number of successive one-year renewals upon mutual consent of the parties. It is the duty of the
Independent Directors to evaluate the performance of the Advisor annually before renewing the
Agreement, and each such renewal shall be for a term of no more than one year.

     18. TERMINATION BY THE PARTIES. This Agreement may be terminated:

          (a) immediately by the Company or the Operating Partnership for Cause or upon the bankruptcy
of the Advisor;

          (b) upon 60 days written notice without Cause and without penalty by a majority of the
Independent Directors of the Company; or

          (c) upon 60 days written notice with Good Reason by the Advisor.

     The
provisions of Sections 19 through 31 of this Agreement survive termination of this
Agreement.

     19. ASSIGNMENT TO AN AFFILIATE. This Agreement may be assigned by the Advisor to an Affiliate
with the approval of a majority of the Directors (including a majority of the Independent
Directors). The Advisor may assign any rights to receive fees or other payments under this
Agreement to any Person without obtaining the approval of the Directors. This Agreement shall not
be assigned by the Company or the Operating Partnership without the consent of the Advisor, except
in the case of an assignment by the Company or the Operating Partnership to a corporation, limited
partnership or other organization which is a successor to all of the assets, rights and obligations
of the Company or the Operating Partnership, in which case such successor organization shall be
bound hereunder and by the terms of said assignment in the same manner as the Company and the
Operating Partnership are bound by this Agreement.

     20. PAYMENTS TO AND DUTIES OF ADVISOR UPON TERMINATION.

          (a) After the Termination Date, the Advisor shall not be entitled to compensation for further
services hereunder except it shall be entitled to receive from the Company or the Operating
Partnership within 30 days after the effective date of such termination all unpaid reimbursements
of expenses and all earned but unpaid fees payable to the Advisor prior to termination of this
Agreement, subject to the 2%/25% Guidelines to the extent applicable.

          (b) The Advisor shall promptly upon termination:

               (i) pay over to the Company and the Operating Partnership all money collected and held for the
account of the Company and the Operating Partnership pursuant to this

- 17 -

 

Agreement, after deducting any accrued compensation and reimbursement for its expenses to which it is then entitled;

               (ii) deliver to the Board a full accounting, including a statement showing all payments
collected by it and a statement of all money held by it, covering the period following the date of
the last accounting furnished to the Board;

               (iii) deliver to the Board all assets, including all Investments, and documents of the Company
and the Operating Partnership then in the custody of the Advisor; and

               (iv) cooperate with the Company and the Operating Partnership to provide an orderly management
transition.

     21. INDEMNIFICATION BY THE COMPANY AND THE OPERATING PARTNERSHIP. The Company and the
Operating Partnership shall indemnify and hold harmless the Advisor and its Affiliates, including
their respective directors (the “Indemnitees,” and each an “Indemnitee”), from all
liability, claims, damages or losses arising in the performance of their duties hereunder, and
related expenses, including reasonable attorneys’ fees, to the extent such liability, claims,
damages or losses and related expenses are not fully reimbursed by insurance, and to the extent
that such indemnification would not be inconsistent with the laws of the State of Maryland, the
Articles of Incorporation or the provisions of Section II.G of the NASAA REIT Guidelines.
Notwithstanding the foregoing, the Company and the Operating Partnership shall not provide for
indemnification of an Indemnitee for any loss or liability suffered by such Indemnitee, nor shall
they provide that an Indemnitee be held harmless for any loss or liability suffered by the Company
and the Operating Partnership, unless all of the following conditions are met:

          (a) the Indemnitee has determined, in good faith, that the course of conduct that caused the
loss or liability was in the best interest of the Company and the Operating Partnership;

          (b) the Indemnitee was acting on behalf of, or performing services for, the Company or the
Operating Partnership;

          (c) such liability or loss was not the result of negligence or misconduct by the Indemnitee;
and

          (d) such indemnification or agreement to hold harmless is recoverable only out of the
Company’s net assets and not from the Stockholders.

     Notwithstanding the foregoing, an Indemnitee shall not be indemnified by the Company and the
Operating Partnership for any losses, liabilities or expenses arising from or out of an alleged
violation of federal or state securities laws by such Indemnitee unless one or more of the
following conditions are met:

- 18 -

 

          (a) there has been a successful adjudication on the merits of each count involving alleged
securities law violations as to the Indemnitee;

          (b) such claims have been dismissed with prejudice on the merits by a court of competent
jurisdiction as to the Indemnitee; or

          (c) a court of competent jurisdiction approves a settlement of the claims against the
Indemnitee and finds that indemnification of the settlement and the related costs should be made,
and the court considering the request for indemnification has been advised of the position of the
Securities and Exchange Commission and of the published position of any state securities regulatory
authority in which securities of the Company or the Operating Partnership were offered or sold as
to indemnification for violation of securities laws.

     In addition, the advancement of the Company’s or the Operating Partnership’s funds to an
Indemnitee for legal expenses and other costs incurred as a result of any legal action for which
indemnification is being sought is permissible only if all of the following conditions are
satisfied:

          (a) the legal action relates to acts or omissions with respect to the performance of duties or
services on behalf of the Company or the Operating Partnership;

          (b) the legal action is initiated by a third party who is not a Stockholder or the legal
action is initiated by a Stockholder acting in such Stockholder’s capacity as such and a court of
competent jurisdiction specifically approves such advancement; and

          (c) the Indemnitee undertakes to repay the advanced funds to the Company or the Operating
Partnership, together with the applicable legal rate of interest thereon, in cases in which such
Indemnitee is found not to be entitled to indemnification.

     22. INDEMNIFICATION BY ADVISOR. The Advisor shall indemnify and hold harmless the Company and
the Operating Partnership from contract or other liability, claims, damages, taxes or losses and
related expenses including attorneys’ fees, to the extent that such liability, claims, damages,
taxes or losses and related expenses are not fully reimbursed by insurance and are incurred by
reason of the Advisor’s bad faith, fraud, misfeasance, intentional misconduct, negligence or
reckless disregard of its duties; provided, however, that the Advisor shall not be held responsible
for any action of the Board in following or declining to follow any advice or recommendation given
by the Advisor.

     23. NOTICES. Any notice, report or other communication required or permitted to be given
hereunder shall be in writing unless some other method of giving such notice, report or other communication is required by the Articles of
Incorporation, the Bylaws, or accepted by the party to whom it is given, and shall be given by
being delivered by hand, by facsimile transmission, by courier or overnight carrier or by
registered or certified mail to the addresses set forth herein:

- 19 -

 

	 	 	 
	To the Directors and to the Company:

	 	TNP Strategic Retail Trust, Inc.
	 

	 	1901 Main Street
	 

	 	Suite 108
	 

	 	Irvine, California 92614
	 

	 	Telephone: (949) 833-8252
	 

	 	Facsimile: (949) 252-0212
	 

	 	Attention: Jack R. Maurer, Vice
Chairman of the Board and President
	 

	 	 
	 
	 	 
	To the Operating Partnership:

	 	TNP Strategic Retail Operating Partnership, LP
	 

	 	1901 Main Street
	 

	 	Suite 108
	 

	 	Irvine, California 92614
	 

	 	Telephone: (949) 833-8252
	 

	 	Facsimile: (949) 252-0212
	 

	 	Attention: Wendy Worcaster
	 

	 	
	 
	 	 
	To the Advisor:

	 	TNP Strategic Retail Advisor, LLC
	 

	 	1901 Main Street
	 

	 	Suite 108
	 

	 	Irvine, California 92614
	 

	 	Telephone: (949) 833-8252
	 

	 	Facsimile: (949) 252-0212
	 

	 	Attention: Jack R. Maurer, Vice
Chairman of the Board and President
	 

	 	 

     Any party may at any time give notice in writing to the other parties of a change in its
address for the purposes of this Section 23.

     24. MODIFICATION. This Agreement shall not be changed, modified, terminated, or discharged,
in whole or in part, except by an instrument in writing signed by the parties hereto, or their
respective successors or assignees.

     25. SEVERABILITY. The provisions of this Agreement are independent of and severable from each
other, and no provision shall be affected or rendered invalid or unenforceable by virtue of the
fact that for any reason any other or others of them may be invalid or unenforceable in whole or in
part.

     26. CONSTRUCTION. The provisions of this Agreement shall be construed and interpreted in
accordance with the laws of the State of Maryland.

     27. ENTIRE AGREEMENT. This Agreement contains the entire agreement and understanding among
the parties hereto with respect to the subject matter hereof, and supersedes all prior and
contemporaneous agreements, understandings, inducements and conditions, express

- 20 -

 

or implied, oral or written, of any nature whatsoever with respect to the subject matter hereof. The express terms
hereof control and supersede any course of performance or usage of the trade inconsistent with any
of the terms hereof. This Agreement may not be modified or amended other than by an agreement in
writing.

     28. INDULGENCES, NOT WAIVERS. Neither the failure nor any delay on the part of a party to
exercise any right, remedy, power or privilege under this Agreement shall operate as a waiver
thereof, nor shall any single or partial exercise of any right, remedy, power or privilege preclude
any other or further exercise of the same or of any other right, remedy, power or privilege, nor
shall any waiver of any right, remedy, power or privilege with respect to any occurrence be
construed as a waiver of such right, remedy, power or privilege with respect to any other
occurrence. No waiver shall be effective unless it is in writing and is signed by the party
asserted to have granted such waiver.

     29. GENDER. Words used herein regardless of the number and gender specifically used, shall be
deemed and construed to include any other number, singular or plural, and any other gender,
masculine, feminine or neuter, as the context requires.

     30. TITLES NOT TO AFFECT INTERPRETATION. The titles of Sections and Subsections contained in
this Agreement are for convenience only, and they neither form a part of this Agreement nor are
they to be used in the construction or interpretation hereof.

     31. EXECUTION IN COUNTERPARTS. This Agreement may be executed in any number of counterparts,
each of which shall be deemed to be an original as against any party whose signature appears
thereon, and all of which shall together constitute one and the same instrument. This Agreement
shall become binding when one or more counterparts hereof, individually or taken together, shall
bear the signatures of all of the parties reflected hereon as the signatories.

[Remainder of page intentionally left blank]

- 21 -

 

     IN WITNESS WHEREOF, the parties hereto have executed this Advisory Agreement as of the date
and year first written above.

	 	 	 	 	 	 	 
	 	 	TNP Strategic Retail Trust, Inc.	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 
	 	 
	 

	 	Name:	 	 	 	 
	 	 	 
	 	 
	 

	 	Title:	 	 	 	 
	 	 	 
	 	 
	 
	 	 	 	 	 	 
	 	 	TNP Strategic Retail Operating Partnership, LP	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	TNP Strategic Retail Trust, Inc.,

its General Partner	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	By:	 	 
	 

	 	 	 	 
	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 
	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 
	 	 
	 
	 	 	 	 	 	 
	 	 	TNP Strategic Retail Advisor, LLC	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	Thompson National Properties, LLC,

its sole member	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	By:	 	 
	 

	 	 	 	 
	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 
	 	 
	 

	 	 	 	Title:

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