Document:

Exhibit 10.12

		

			Exhibit 10.12

		

		
			TERM LOAN NOTE
		

		
			Scottsdale, Arizona
		

		
			Dated as of October 2, 2015 (the “Note Date”)
		

		
			Note Amount:  $10,100,000.
		

		
			 
		

		
			FOR VALUE RECEIVED,  CDOR JAX COURT, LLC, a Delaware limited liability company and TRS JAX COURT, LLC, a Delaware limited liability company (each a “Borrower”, with references in this Note to “Borrower” meaning each Borrower), hereby jointly and severally promise to pay to the order of GE CAPITAL FRANCHISE FINANCE CORPORATION, a Delaware corporation, and its successors and assigns (“Lender”), the principal sum stated above as the Note Amount, or so much thereof as may have been advanced by Lender, with interest thereon, on the dates and at the rates and upon the terms and conditions specified below.  This Term Loan Note (this “Note”) is the Note referred to in the Loan Agreement, dated the same date as this Note, between Borrower and Lender (as it may be amended, restated, supplemented, extended or renewed from time to time, the “Loan Agreement”) and is being executed and delivered pursuant thereto (the loan made pursuant to this Note and the Loan Agreement being referred to in this Note as the “Loan”).  Capitalized terms used in this Note and not defined in this Note have the meanings given to such terms in the Loan Agreement.
		

		
			1.Interest Rate.
		

		
			(a)Note Rate.  Interest shall accrue on the unpaid principal balance of the Loan from the Note Date at the Note Rate.  The “Note Rate” is a variable rate of interest determined as follows:  (i) for the period from the Note Date to the first Payment Day (defined below) to occur after the Note Date, the Note Rate is a rate equal to the Variable Rate Base in effect on the last Business Day of the month preceding the month in which the Note Date occurs plus a spread of 3.25% (the “Spread”); and (ii) thereafter, the Note Rate will equal the greater of (A) the Variable Rate Base in effect on the last Business Day of the month preceding a particular Variable Rate Set Date plus the Spread; or (B) the Note Rate in effect as of the Note Date, and the Note Rate determined pursuant to clause (ii) will be effective from such Variable Rate Set Date to the next Variable Rate Set Date.  “Variable Rate Base” means a rate (rounded upwards, if necessary, to the nearest 1/100th of 1%) equal to the 90-day London Interbank Offered Rate as published in The Wall Street Journal.  If for any reason such rate is no longer published in The Wall Street Journal, Lender shall select such replacement rate as Lender in its sole discretion determines most closely approximates such rate.  “Variable Rate Set Date” means the first Payment Day to occur after the Note Date and each succeeding Payment Day.  “Business Day” means any day of the year that is not a Saturday, Sunday or a day on which banks are required or authorized to close in Phoenix, Arizona or New York, New York.
		

		
			(b)Basis of Computation.  The Note Rate is an annual rate and will be computed using a 360-day year and charged for actual days elapsed.  
		

		
			2.Payments.
		

		
			(a)When Due; Maturity Date.  Interest on the Loan shall be paid in arrears.  Interest accrued on the Loan from the Note Date to the first Payment Day to occur after the Note Date is due and payable on such first Payment Day.  Regular monthly payments (each, a “Monthly Payment”) will commence on the second Payment Day to occur after the Note Date and will continue on each Payment Day thereafter through the Payment Day occurring on November 1, 2020 (the “Maturity Date”).   “Payment Day” means the first day of each calendar month.
		

		
			(b)Monthly Payment Amounts.  Unless otherwise specifically provided in this Note, each Monthly Payment will equal the level monthly payment of principal and interest required to fully amortize the unpaid principal balance of the Loan outstanding on a Reference Date over the then remaining Amortization Period, at an interest rate equal to the Note Rate calculated as of the last Business Day of the second month preceding such Reference Date.  The Monthly Payment amount so calculated will be in effect commencing with the first Payment Day following such Reference Date and for the next 11 Monthly Payments or through the Maturity Date, if the Maturity Date occurs during such period, with the Monthly Payment amount to be recalculated on each Reference Date.  If a particular Monthly Payment is insufficient to pay all of the accrued and unpaid interest as of the due date for such Monthly Payment, then that portion of the accrued and unpaid interest in excess of the portion actually paid shall thereupon be added to the unpaid principal balance of the Loan and shall 
		

		 

		

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			(c)thereafter accrue interest at the Note Rate. “Reference Date” means the first Payment Day to occur after the Note Date and each anniversary of such date. “Amortization Period” means a period of 300 months that commences on the first Payment Day after the Note Date.
		

		
			(d)Payment at Maturity.  On the Maturity Date, in addition to the required Monthly Payment, Borrower shall also pay the entire remaining unpaid balance of the Loan, if any; all accrued and unpaid interest to the Maturity Date; and any other amounts payable under this Note and the other Loan Documents.
		

		
			(e)Balloon Payment.  BORROWER ACKNOWLEDGES AND AGREES THAT A SUBSTANTIAL PAYMENT WILL BE DUE ON THE MATURITY DATE, AS THE MONTHLY PAYMENTS DUE WITH RESPECT TO THE LOAN HAVE BEEN CALCULATED BASED ON AN AMORTIZATION PERIOD THAT EXCEEDS THE TERM OF THE LOAN; THEREFORE, A MAJOR PORTION OF THE PRINCIPAL AMOUNT OF THE LOAN WILL NOT HAVE BEEN PAID BY WAY OF THE MONTHLY PAYMENTS.
		

		
			3.Prepayments.
		

		
			(a)Generally.  Except as may otherwise be expressly provided in this Note and the other Loan Documents, Borrower may not make any prepayment of the Loan except as follows:    (i) prepayments must be made on a Payment Day (the “Permitted Prepayment Date”); (ii) Borrower must give Lender at least 30 days’ prior written notice of the proposed prepayment; (iii) the prepayment must be for the full outstanding principal balance of the Loan (except that partial prepayments are permitted in the case of (A) payments of Insurance Proceeds or Condemnation Proceeds that are applied to principal on this Loan; and (B) other mandatory prepayments, if any, required pursuant to any of the Loan Documents and that are applied to principal on this Loan; and (C) any Special Prepayment); and (iv) the prepayment must be accompanied by payment to Lender of the following:  (A) any and all costs, fees, and other expenses, including late fees, then due and payable with respect to the Obligations; (B) interest on the prepaid principal through the Permitted Prepayment Date; and (C) a Prepayment Fee in the amount described below, unless the Loan Documents specifically state that, with respect to a particular prepayment, no Prepayment Fee is due.  Any other provision of the Loan Documents to the contrary notwithstanding, if the Loan is accelerated by Lender in exercise of Lender’s rights or if the Loan is automatically accelerated pursuant to Section 6.1(f) of the Loan Agreement, then, in addition to any other amounts that Borrower may owe Lender, Borrower is also obligated to pay the Prepayment Fee, calculated based on the principal amount outstanding as of the date of acceleration.  PREPAYMENTS ARE ONLY ALLOWED ON PERMITTED PREPAYMENT DATES AND INTEREST ON THE PREPAYMENT AMOUNT MUST BE PAID THROUGH THE PERMITTED PREPAYMENT DATE.  IF LENDER AGREES TO ACCEPT A PREPAYMENT ON A DATE OTHER THAN A PERMITTED PREPAYMENT DATE, THERE WILL BE NO REDUCTION IN THE AMOUNT OF INTEREST REQUIRED TO BE PAID AS PROVIDED ABOVE.  ACCORDINGLY, AS A FURTHER CONDITION TO THE PREPAYMENT AND IN ADDITION TO ALL OTHER AMOUNTS PAYABLE IN RESPECT OF SUCH PREPAYMENT, BORROWER WILL PAY TO LENDER THE AMOUNT OF INTEREST THAT WOULD HAVE ACCRUED ON THE LOAN, BUT FOR THE PREPAYMENT, FROM THE DATE OF PREPAYMENT TO THE NEXT PERMITTED PREPAYMENT DATE.
		

		
			(b)Prepayment Fee.  The “Prepayment Fee” will equal 2% of the prepaid principal, if made prior to the first anniversary of the Note Date, and 1% of the prepaid principal, if made on or after the first anniversary but prior to the second anniversary of the Note Date.  Thereafter, the Prepayment Fee is zero.
		

		
			(c)Application of Prepayment Amounts.  Subject to the provisions of Section 2.8(c) of the Loan Agreement:  (i) amounts paid pursuant to Section 3(a)(iv) shall be applied in payment of the amounts specified therein; (ii) all prepaid principal shall be applied to the unpaid principal balance of this Note; provided, however, that any permitted partial prepayment of principal (including any Special Prepayment) shall be applied to principal in the inverse order of maturity, such that the scheduled Monthly Payment amounts for the Loan otherwise calculated do not change; and (iii) all other payments pursuant to this Note shall be applied first to accrued and unpaid interest on the Note and the balance to reduction of principal on the Note, in the inverse order of maturity.
		

		
			(d)Special Prepayment Right.  Borrower may make unscheduled principal prepayments in an aggregate amount not to exceed 10% of the Note Amount (each, a “Special Prepayment”).  In connection with making a Special Prepayment, Borrower must satisfy the requirements of Section 3(a), except that no Prepayment Fee shall 
		
		
 

		

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		be required in connection with a Special Prepayment.  If Borrower should elect to prepay the entire principal balance of the Note, the Prepayment Fee due in connection with the full prepayment shall be computed as if Borrower had made Special Prepayments in the maximum amount allowable under this Section 3(d) on the day that the full prepayment will be made, immediately preceding such full prepayment.

		
		
			4.General Payment Provisions.  All payments due pursuant to this Note shall be payable at the place and in the manner provided in Section 2.8 of the Loan Agreement and otherwise in accordance with the provisions of that Section, which Section is incorporated herein by this reference.
		

		
			5.Non-Conforming Payments.  Credit to Borrower’s account may be delayed if the payment is not made as provided above or if not accompanied by the correct invoice number.  Lender may, at its sole option, refuse any amount tendered by Borrower that is not in the required form or in the exact amount of the required payment.  Delayed credit may cause Borrower to incur a late payment fee.  Credit for payments is subject to final payment by the institution on which the item of payment was drawn.  Unauthorized  Forms of payment, such as cash, cashier’s checks, official bank checks, teller’s checks, certified checks, travelers’ checks, and money orders, are not acceptable forms of payment and MAY be returned to Borrower at Borrower’s risk of loss.  
		

		
			6.Disputed Payments.  All written communication concerning disputed amounts, including any check or other payment instrument that (a) indicates that the written payment constitutes “payment in full” or is tendered as full satisfaction of a disputed amount or (b) is tendered with other conditions or limitations must be mailed or delivered to Lender at the following address and not to the address shown on the invoice as the address for remitting payments, unless Lender otherwise directs:  GE Capital Franchise Finance, 8377 East Hartford Drive, Suite 200, Scottsdale, AZ 85255, Attention:  Customer Service Center.
		

		
			7.Default Interest.  Effective immediately upon (a) the occurrence of any Event of Default under Section 6.1(f) of the Loan Agreement; or (b) the delivery of a notice by Lender to Borrower during the continuance of any other Event of Default and, in each case, for as long as such Event of Default shall be continuing, the outstanding principal balance of the Loan shall bear interest at a rate (the “Default Rate”) equal to 2% added to the interest rate that is otherwise applicable to the Loan from time to time, payable on demand or, in the absence of demand, on the date(s) otherwise applicable.
		

		
			8.Late Fees.  If Borrower fails to make any payment pursuant to this Note or any other Loan Document on or before the 5th day after the due date for such payment, then Borrower shall pay Lender a late fee equal to 5% of such past-due payment.  Such late fee will be immediately due and payable and is in addition to any other charges, costs, fees, and expenses that Borrower may owe as a result of the late payment, including the imposition of a default rate of interest pursuant to this Note or any other Loan Document.
		

		
			9.Waivers.  Borrower and all endorsers, guarantors, and sureties of this Note waive presentment, demand for payment, notice of dishonor, notice of protest, and protest, notice of intent to accelerate, notice of acceleration and all other notices or demands in connection with delivery, acceptance, performance, default or endorsement of this Note.
		

		
			10.Lender Computations Final.  Lender’s computations, in accordance with the terms of this Note and the Loan Agreement, of interest rates, Monthly Payment amounts, and final payment amounts, Prepayment Fees, and other amounts due and owing from Borrower to Lender shall be final and conclusive, absent manifest error.
		

		
			11.Maximum Rate of Interest.  Anything herein to the contrary notwithstanding, the obligations of Borrower hereunder or pursuant to any other Loan Document shall be subject to the limitation that payments of interest shall not be required, for any period for which interest is computed hereunder, to the extent (but only to the extent) that contracting for or receiving such payment would be contrary to the provisions of any Applicable Law limiting the highest rate of interest which may be lawfully contracted for, charged or received by Lender, and in such event Borrower shall pay Lender interest at the highest rate permitted by Applicable Law.
		

		
			12.Inconsistencies.  If there are any inconsistencies between the terms of this Note and the other Loan Documents, the provisions of this Note shall control.
		

		 

		

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			13.Applicability of General Provisions.  All provisions of the Article in the Loan Agreement titled “General Provisions”, as well as the defined terms in the Loan Agreement, including in the Schedule of Defined Terms attached thereto, apply to this Note, the same as if such provisions were set forth in full in this Note.
		

		
			[SIGNATURE PAGES FOLLOW]
		

		

		

		 

		

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		IN witness whereof, Borrower has executed this Note as of the date stated above.
		

		
			BORROWER:
		

		
			CDOR JAX COURT, LLC, a Delaware limited liability company 
		

		
			 
		

		
			 
		

		
			By:  __/s/ Corrine L. Scarpello_________________________
		

		
			Printed Name:  Corrine L. Scarpello
		

		
			Its:  Vice President
		

		
			 
		

		
			TRS JAX COURT, LLC, a Delaware limited liability company 
		

		
			 
		

		
			 
		

		
			By:  ___/s/ Corrine L. Scarpello________________________
		

		
			Printed Name:  Corrine L. Scarpello
		

		
			Its:  Vice President
		

		
			 
		

		
			 
		

		 

		

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			22601978Exhibit 10.13

		

			Exhibit 10.13

		

		
			GUARANTY
		

		
			This GUARANTY (the “Guaranty”) is made as of October 2, 2015, by CONDOR HOSPITALITY TRUST, INC., a Maryland corporation (“Guarantor”), to and for the benefit of GE CAPITAL FRANCHISE FINANCE CORPORATION, a Delaware corporation (“Lender”). 
		

		
			RECITALS:
		

		
			A.Lender has agreed to lend CDOR Atl Indy, LLC, a Delaware limited liability company and TRS Atl Indy, LLC, a Delaware limited liability company (collectively, “Borrower”) up to $7,000,000 ( the “Loan”) in accordance with the terms of the Loan Agreement, of even date herewith, between Lender and Borrower (the “Loan Agreement”).  Capitalized terms used in this Guaranty and not defined in the Guaranty have the meanings given to such terms in the Loan Agreement.
		

		
			B.Lender requires, as a condition precedent to making the Loan, that Borrower obtain this Guaranty duly executed by Guarantor.  Lender will be relying on this Guaranty in making the Loan.  The making of the Loan by Lender to Borrower is of value to Guarantor and is reasonably expected to benefit Guarantor.
		

		
			AGREEMENT
		

		
			In consideration of Lender making the Loan, as an inducement for Lender to do so, and for other valuable consideration, Guarantor represents, warrants, agrees, and covenants as follows:
		

		
			1.Guaranty.  Except and only to the extent otherwise specifically provided in Section 10 below, Guarantor unconditionally, absolutely and irrevocably guarantees: (a) the full, prompt, and complete payment when due, whether by acceleration or otherwise, of (i) the entire amount of principal, accrued interest, and premiums due from time to time under each Loan; and (ii) all other Obligations of Borrower to Lender under or in respect of any of the Loan Documents, including reimbursements, late charges, interest and default interest (including post-petition interest to the extent a petition is filed by or against Borrower under the Bankruptcy Code), damages, indemnity obligations, collection and court costs, reasonable attorneys’ fees, advances, and all other expenses and charges of any kind, in each case whether incurred prior to or after the execution of this Guaranty and all without set-off, counterclaim, recoupment, or deduction of any amounts owing or alleged to be owing by Lender to Borrower or Guarantor; and (b) the full and complete payment and performance, when due, of all other Obligations, including all indemnity obligations. All of the indebtedness, obligations, and liabilities described in this Section are referred to in this Guaranty as the “Guaranteed Obligations.”  All payments made pursuant to this Guaranty shall be in U.S. dollars and shall be made from a business deposit account in Guarantor’s name at a U.S. bank.
		

		
			2.Nature of Guaranty; Joint and Several Liability of Multiple Guarantors.  This Guaranty is an absolute and unconditional guaranty of payment and performance and not of collection.  Guarantor’s obligations under this Guaranty are primary and are independent of the obligations of any other Credit Party, and a separate action or actions may be brought and executed against any one or more of the Guarantors, whether or not such action is brought against such Credit Party and whether or not such Credit Party is joined in such action or actions.  If this Guaranty is signed by more than one Person, the liability of each such Guarantor is joint and several.
		

		
			3.Duration; Indemnification.  This Guaranty is effective when received by Lender and, except as may otherwise be specifically provided herein, shall continue in full force and effect until all of the Guaranteed Obligations are fully and finally paid and performed and Lender has no further obligation to make loans or otherwise extend credit to or for the benefit of Borrower under the Loan Documents.  The Guaranteed Obligations shall not be considered fully and finally paid and performed unless and until all payments by Borrower to Lender are no longer subject to any right on the part of any Person, including Borrower, Borrower as a debtor-in-possession, or any trustee in bankruptcy, to require Lender to disgorge such payments or to seek to recoup all or any portion of such payments.  Accordingly, this Guaranty shall continue to be effective or be reinstated, as applicable, if at any time the payment or performance of all or any portion of the Guaranteed Obligations is rescinded or reduced in amount or must otherwise be restored or returned by Lender, whether as a “voidable preference” or “fraudulent conveyance,” or under any federal or state law, including the Bankruptcy Code or otherwise, all as though such payment or performance had not been made, and Guarantor will indemnify, defend, and hold Lender and each of Lender’s Affiliates (each an “Indemnitee”) harmless for, from and against, any and all Liabilities incurred by Lender in connection with such rescission, reduction, return or restoration.  This Guaranty shall remain in full force and effect and continue to be effective if (a) any petition is filed by
		

		 

		

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			4. or against Guarantor or any other Credit Party for relief under the Bankruptcy Code; (b) Guarantor or any other Credit Party becomes insolvent or makes an assignment for the benefit of creditors; or (c) a receiver or trustee is appointed for all or any significant part of the assets of Guarantor or any other Credit Party.
		

		
			5.Representations and Warranties.  Each Guarantor acknowledges and agrees that the representations and warranties in this Section are a material consideration to Lender; that Lender is relying on their correctness and completeness in entering into the Loan Agreement and the transactions contemplated by the Loan Documents and in  making the Loan(s); and that these representations and warranties are true and accurate as of the date hereof, will be true and accurate in all material respects as of the Closing, as if made at Closing, and will survive the Closing, regardless of any investigation or inspection by Lender.  Additionally, Guarantor shall take, or cause to be taken, all such actions as may be necessary or appropriate to ensure that the representations and warranties in this Guaranty continue to be true and correct in all material respects.  Accordingly, each Guarantor represents, warrants, and certifies to and covenants with Lender that:
		

		
			(a)Entity Status; Name and Business Address.  As to each Guarantor that is an entity:  (i) such Guarantor’s exact legal name is set forth on the signature page hereof: (ii) such Guarantor is a domestic U.S. entity, validly existing and in good standing under the laws of its formation state, and has full power and authority to enter into and perform its obligations under this Guaranty; (iii) this Guaranty has been duly authorized and validly executed by such Guarantor; (iv) the individual(s) signing this Guaranty on behalf of such Guarantor are duly authorized to do so; (v) the entry into and performance by such Guarantor of this Guaranty does not and will not violate any provision of such Guarantor’s organizational documents.  Guarantor’s chief executive office and principal place of business is at the location set forth on the signature page hereof.
		

		
			(b)No Violations, Breaches, or Defaults.  The entry into and performance by Guarantor of this Guaranty does not and will not violate any judgment, order, law or regulation applicable to Guarantor or result in any breach of, constitute an event of default under, or result in the creation of any lien, charge, security interest or other encumbrance upon any Collateral pursuant to any indenture, mortgage, deed of trust, bank loan or credit agreement or other instrument to which Guarantor is a party or by which Guarantor’s assets are bound.
		

		
			(c)Legal, Valid and Binding.  Upon execution by Guarantor of this Guaranty, the Guaranty shall constitute the legal, valid and binding obligation of Guarantor, enforceable against Guarantor in accordance with its respective terms, except as 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)Anti-Money Laundering; Anti-Terrorism.  Guarantor and its Affiliates (each, an “AML Party”) are  and will remain in material compliance with all: (i) U.S. economic sanctions laws and executive orders; (ii) regulations promulgated by the U.S. Office of Foreign Assets Control (“OFAC”); and (iii) applicable anti-money laundering and counter-terrorism provisions of the Bank Secrecy Act, the U.S. Patriot Act, and all rules and regulations issued pursuant to such laws, including those relating to “know your customer”, anti-money laundering, and anti-terrorism.  No AML Party is or will become a Person (A) included by OFAC on the list of Specially Designated Nationals and Blocked Persons (the “SDN List”) or who is otherwise the target of U.S. economic sanctions laws, such that, in either case, a U.S. Person cannot engage in business transactions with such Person; or (B) that is controlled by, or acting, directly or indirectly, for or on behalf of any Person on the SDN List or a foreign government that is the target of U.S. economic sanctions prohibitions, such that entry into or performance under any Loan Document would violate Applicable Law.  For purposes of this subsection, “Affiliate” does not include the equity owners of any entity that is publicly traded on a recognized national U.S. stock exchange.  Within ten (10) days of written request, Guarantor shall provide Lender with such documentation as Lender may request from time to time, to verify compliance with the terms and conditions of this subsection, including with respect to sources of funds for Payments made or to be made by Guarantor.
		

		
			(e)Investigations and Litigation.  There is no action, suit, investigation, proceeding or arbitration at law or in equity, including condemnation proceedings or proceedings in lieu of condemnation, pending or, to Guarantor’s best knowledge, threatened against or affecting Guarantor or any of its assets or revenues or any of the Loan Documents or any of the transactions contemplated thereby.
		

		
			(f)Solvency.  Both before and immediately after consummation of the transactions contemplated by the Loan Documents and after giving effect to such transactions, Guarantor is Solvent.
		

		 

		

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			6.Waivers.  Guarantor unconditionally waives and agrees not to assert:  (a) any requirement that Lender first make demand upon, or seek to enforce or exhaust remedies against any other Credit Party or other Person or against any Collateral or property of any other Credit Party or other Person before demanding payment from Guarantor or seeking to enforce this Guaranty; (b) any rights, benefits and defenses which might otherwise be available to Guarantor pursuant to Arizona Revised Statutes §12-1641 through §12-1646, §12-1566, §33-725; §33-814, §44-141, §44-142; or §47-3605, or Arizona Rules of Civil Procedure Rule 17(f), or any other Applicable Law similar to the foregoing that might operate to limit (i) Guarantor’s or any other Credit Party’s liability under, or the enforcement of, this Guaranty and the other Loan Documents; or (ii) the right of Lender to recover a deficiency judgment, or to otherwise proceed, against Guarantor or any other Person obligated for the payment of the Guaranteed Obligations, after any foreclosure, trustee’s sale, or UCC sale, of any Collateral securing payment of the Guaranteed Obligations; (c) any statute of limitations affecting the obligations or liabilities under the Loan Documents of Guarantor or any other Credit Party; (d) diligence, presentment, protest, demand for performance, notice of nonperformance, notice of intent to accelerate, notice of acceleration, notice of protest, notice of dishonor, notice of extension, renewal, alteration or amendment, notice of acceptance of this Guaranty, notice of default under any of the Loan Documents, and all other notices whatsoever; and (e) any other claim or defense that otherwise would be available to Guarantor based on principles of suretyship or guarantee or otherwise governing obligations of persons secondarily liable thereon or because any of the Guaranteed Obligations are secured by a lien on real property.
		

		
			7.Effect of Certain Matters.  Guarantor’s obligations hereunder shall not be affected or impaired by reason of, and Guarantor waives any and all rights and defenses that Guarantor may otherwise have arising out of, any of the following:  (a) the modification (whether or not material) of any obligations of any other Credit Party under, or of any provisions of, any Loan Document, whether or not Guarantor joined in or consented to such modification; (b) Lender’s taking of or omission to take any action pursuant to any Loan Document, including granting any waiver, consent, or extension or any failure, omission, or delay by Lender to enforce any obligation, condition or other provision in any Loan Document or to assert or exercise any right, power or remedy conferred on Lender in any Loan Document; (c) the assignment to or assumption by any third party of any or all of the rights or obligations of any Credit Party under any Loan Document; (d) the release or discharge of any other Credit Party from the performance or observance of any obligation, undertaking or condition to be performed by such Credit Party under any Loan Document by operation of law or otherwise; (e) any action, inaction or election of remedies by Lender that results in any impairment or destruction of any subrogation, indemnification, reimbursement or contribution rights of Guarantor; (f) any setoff, defense, counterclaim, abatement, recoupment, reduction, change in Applicable Law or any other event or circumstance which might otherwise constitute a legal or equitable discharge or defense of a guarantor, indemnitor or surety under Applicable Law; (g) the termination or renewal of any Guaranteed Obligation; (h) the obtaining by Lender of any additional Collateral; the release or substitution by Lender of any Collateral; or the perfection or failure to perfect any liens or security interests with respect to any Collateral; (i) the use of any Loan proceeds, regardless of whether such use complies with the Loan Documents, with Lender having no duty to monitor the use or application of any Loan disbursement; or (j) any invalidity, irregularity or unenforceability in whole or in part of any Loan Document, or any limitation of the liability of any other Credit Party under the Loan Documents, including any claim that the Loan Documents were not duly authorized, executed, or delivered on behalf of any Credit Party.
		

		
			8.Access to Credit Party Information.  Guarantor now has and will continue to have independent means of obtaining information concerning the affairs, financial condition and business of each other Credit Party.  Regardless of what information Lender may from time to time have, Lender shall have no obligation to provide to Guarantor any information concerning, or to monitor for the benefit of, Guarantor (a) the business operations of any Credit Party; (b) the performance by any Credit Party of, or the ability of any Credit Party to perform, such Credit Party’s obligations pursuant to the Loan Documents; or (b) any other matter.
		

		
			9.Subordination.  All Indebtedness, together with all rights of subrogation, contribution, reimbursement, and indemnification, of any Credit Party to Guarantor, now or in the future (collectively, the “Intercompany Indebtedness”) is hereby subordinated to the Guaranteed Obligations.  Any such Intercompany Indebtedness, if Lender so requests, shall be collected, enforced and received by Guarantor as trustee for Lender and be paid over to Lender on account of the Guaranteed Obligations, but without reducing or affecting in any manner the liability of Guarantor under this Guaranty or any other Loan Document.
		

		
			10.Waiver of Subrogation and Certain Other Rights.  Guarantor waives any claim, defense, or other right which Guarantor may now have or hereafter acquire against any other Credit Party, or any other Person primarily or secondarily obligated with respect to any of the Guaranteed Obligations or the Collateral that arises from the existence or performance of the obligations of Guarantor under this Guaranty, including any right of subrogation, reimbursement, 
		

		 

		

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		exoneration, contribution, indemnification or any right to participate in any claim or remedy of Lender against any other Credit Party or Person, or any property securing any of the Guaranteed Obligations which Lender now has or hereafter acquires, whether or not such claim, right or remedy arises in equity or under contract, statute or common law.
		

		
			11.Limitations on Recourse to Guarantor.  
		

		
			(a)Recourse Limitations.  Subject to the qualifications set forth in this Section 10, Lender shall not enforce the liability and obligation of Guarantor to pay, perform and observe the Guaranteed Obligations by any action or proceeding wherein a money judgment shall be sought against Guarantor, except that Lender may bring a foreclosure action, an action for specific performance or any other appropriate action or proceeding, including a trustee’s sale or UCC sale, to enable Lender to enforce and realize upon its interest under this Guaranty and the other Loan Documents, or in the Collateral; provided, however, that any judgment in any such action or proceeding shall be enforceable against Guarantor only to the extent of Guarantor’s interest in the Collateral, except as specifically provided in this Section 10.  The provisions of this Section 10 shall not, however: (i) constitute a waiver, release, limitation, or impairment of any Obligation evidenced or secured by any of the Loan Documents, including any Obligations arising pursuant to any Related Agreement; (ii) impair the right of Lender to name Guarantor or other Credit Party as a party defendant in any action or suit to enforce its rights, powers, and remedies upon the occurrence of an Event of Default; (iii) affect the validity or enforceability of this Guaranty; (iv) impair the right of Lender to obtain the appointment of a receiver; or (v) constitute a prohibition against Lender to commence any appropriate action or proceeding in order for Lender to exercise its remedies against all or any portion of the Collateral.
		

		
			(b)Recourse for Certain Acts and Omissions.  Lender shall have full recourse to Guarantor and all of its assets, and Guarantor shall be personally liable to Lender, for all Liabilities incurred or suffered by Lender or any Affiliate of Lender as a result of:
		

		
			(i)The commission of a criminal act by any Credit Party or the seizure by or forfeiture to any Government Authority of any Collateral or of any equity interest in a Credit Party;
		

		
			(ii)The failure by Borrower or any Credit Party to apply any funds derived from the Collateral, including operating revenues, security deposits, Insurance Proceeds and Condemnation Proceeds (as defined in the Mortgage), as required by the Loan Documents;
		

		
			(iii)Fraud or misrepresentation of any Credit Party made in or in connection with the Loan Documents or the Loan;
		

		
			(iv)Any Credit Party contests or in any way interferes, directly or indirectly, with (A) any foreclosure action, trustee’s sale, UCC sale, or other action or proceeding to realize upon the Collateral; (B) any receivership proceeding; (C) the enforcement of the assignment of rents and leases in the Mortgage; or (D) any other enforcement of Lender’s rights, powers, and remedies under any of the Loan Documents pursuant to which Lender has a Lien (whether by making any motion, bringing any counterclaim, claiming any defense, seeking any injunction or other restraint, commencing any action seeking to consolidate any such enforcement action by Lender or any Lender Affiliate with any other action, or otherwise);
		

		
			(v)Borrower’s failure to pay Impositions (as defined in the Mortgage) or maintain the insurance coverages required pursuant to the Loan Documents and pay all insurance premiums therefor;
		

		
			(vi)Damage or destruction to the Collateral caused by the acts or omissions of any Credit Party or any employee, agent, contractor, representative, invitee, or licensee of any Credit Party or the commission by any Credit party of any act of waste with respect to the physical Collateral;
		

		
			(vii)The failure of any Credit Party to perform its obligations with respect to environmental matters under any environmental indemnity or similar agreement relating to the Site;
		

		
			(viii)Borrower’s failure to pay for any loss, liability or expense (including reasonable attorneys’ fees) incurred by Lender arising out of any claim or allegation made by Borrower, its successors or assigns, or any creditor of Borrower, that the Loan Agreement or the transactions contemplated by the Loan 
		

		 

		

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		Documents establish a joint venture, partnership or other similar arrangement between Borrower and Lender;
		

		
			(ix)Any brokerage commission or finder’s fees claimed in connection with the transactions contemplated by the Loan Documents;
		

		
			(x)Uninsured damage to the Collateral resulting from acts of terrorism;
		

		
			(xi)Borrower’s breach of its obligations under Section 3.10 of the Mortgage;
		

		
			(xii)The removal or disposal of any tangible personal property Collateral from the Site in violation of the terms and conditions of the Loan Documents or the abandonment or surrender of any Collateral of whatever type or character;
		

		
			(xiii)The failure by any Credit Party to comply with its indemnification obligations pursuant to the Loan Documents;
		

		
			(xiv)The payment of any distributions to any Credit Party or any Affiliate of a Credit Party, other than as permitted in the Loan Documents;
		

		
			(xv)The Management Agreement is terminated, surrendered or materially modified, in each case, without the prior written consent of Lender, in its sole discretion; or if any Credit Party that is a party thereto fails to materially comply with the terms of the Management Agreement;
		

		
			(xvi)Failure of the Borrower or the Site to be in compliance with all applicable zoning ordinances and regulations; or
		

		
			(xvii)An Event of Default described in Section 6.1(k) of the Loan Agreement occurs.
		

		
			Guarantor shall also be personally liable to Lender for reasonable attorney's fees and other costs and expenses incurred by Lender in connection with any of the foregoing or in enforcing its rights and remedies pursuant to any of the Loan Documents, including with respect to this Section, regardless of whether such matters are legal or equitable in nature or arise under tort or contract law.
		

		
			(c)Full Recourse.  Notwithstanding anything to the contrary contained in this Guaranty or the other Loan Documents, the limitation on Guarantor’s liability provided in Section 10(a) SHALL BECOME NULL AND VOID, SHALL BE OF NO FURTHER FORCE AND EFFECT, AND GUARANTOR SHALL BE FULLY LIABLE FOR THE GUARANTEED OBLIGATIONS IF:
		

		
			(i)A Prohibited Transaction occurs in violation of the Loan Documents;
		

		
			(ii)An Event of Default described in Section 6.1(f) of the Loan Agreement occurs with respect to any Credit Party;
		

		
			(iii)Any Credit Party commences any legal proceeding against Lender or any Lender Affiliate pursuant to which such Credit Party seeks to recover damages or other affirmative recovery against Lender or a Lender Affiliate, including any proceeding asserting claims based on any theory of lender liability; or
		

		
			(iv)The Franchise Agreement is terminated, surrendered or materially modified, in each case, without the prior written consent of Lender, in its sole discretion; or if any Credit Party that is a party thereto fails to materially comply with the terms of the Franchise Agreement.
		

		
			(d)No Waiver.  Nothing in this Section 10 shall be deemed to be a waiver of any right which Lender may have under Sections 506(a), 506(b), 1111(b) or any other provision of the United States Bankruptcy Code, as such sections may be amended, or corresponding or superseding sections of the Bankruptcy Amendments and Federal Judgeship Act of 1984, to file a claim in any relevant bankruptcy proceeding for the full amount due to Lender under the Loan Documents or to require that all Collateral shall continue to secure the amounts due under the Loan Documents.
		

		 

		

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			12.Notices.  All Notices shall be given as provided in the Loan Agreement, if to Guarantor, at the address set forth below, and if to Lender, as provided in the Loan Agreement.
		

		
			13.Commercial Transaction; No Advice.  Guarantor confirms, acknowledges and agrees that (a) this Guaranty is being executed and delivered in connection with a commercial business transaction; (b) none of the Loan proceeds is being or will be used by Guarantor or any other Person for any personal, family, or household purpose; and (c) Guarantor has not received any legal, tax, financial or accounting advice from Lender or any Affiliate of Lender.
		

		
			14.Binding Effect.  This Guaranty is binding on Guarantor and its successors and assigns, and, if Guarantor is an individual, on such individual’s heirs, personal representatives, administrators, and executors, and including a debtor-in-possession on behalf of Guarantor, and shall inure to the benefit of Lender, its successors and assigns, including any Person obtaining any rights from Lender in a Lender Transfer.
		

		
			15.Severability.  Any provision of this Guaranty being held illegal, invalid or unenforceable in any jurisdiction shall not affect any part of such provision not held illegal, invalid or unenforceable, any other provision of any Loan Document or any part of such provision in any other jurisdiction.
		

		
			16.Remedies.  No delay on the part of Lender in the exercise of any right or remedy under this Guaranty shall operate as a waiver thereof.  No single or partial exercise by Lender of any right or remedy shall preclude other or further exercise thereof or the exercise of any other right or remedy.  No modification or waiver of any of the provisions of this Guaranty shall be binding upon Lender except as set forth in a writing executed by Lender.
		

		
			17.Limitation of Liability for Certain Damages.  In no event shall Lender, any Credit Party, or any Affiliate of Lender or any Credit Party be liable to any Person on any theory of liability for any special, indirect, consequential or punitive damages (including any loss of profits, business or anticipated savings).  Each of Lender and each Credit Party hereby waives, releases and agrees (and shall cause each its respective Affiliates to waive, release and agree) not to sue upon any such claim for any special, indirect, consequential or punitive damages, whether or not accrued and whether or not known or suspected to exist in its favor; provided, however, that nothing herein shall be deemed a waiver of Lender’s rights to sue upon or otherwise recover on all amounts due Lender under the Loan Documents, including with respect to the Obligations and Guaranteed Obligations.  
		

		
			18.Governing Law.  THE LAWS OF THE STATE OF ARIZONA (WITHOUT GIVING EFFECT TO ITS CONFLICTS OF LAWS PRINCIPLES) SHALL GOVERN ALL MATTERS ARISING OUT OF, IN CONNECTION WITH OR RELATING TO THIS GUARANTY, INCLUDING ITS VALIDITY, INTERPRETATION, CONSTRUCTION, PERFORMANCE AND ENFORCEMENT;  provided, however, that with respect to any married individual signing this Guaranty who is not a resident of the State of Arizona, this Section shall not be a contractual choice of the community property laws of the State of Arizona.
		

		
			19.Jurisdiction and Service of Process.  Any legal action or proceeding with respect to this Guaranty shall be brought exclusively in the courts of the State of Arizona located in Maricopa County or of the United States for the District of Arizona, sitting in Phoenix, Arizona, and Guarantor accepts for itself and in respect of its property, generally and unconditionally, the jurisdiction of the aforesaid courts; provided, however, that nothing in this Guaranty shall limit or restrict Lender’s right to commence any proceeding in the federal or state courts located in the state in which a particular Site is located to the extent Lender deems such proceeding necessary or advisable to exercise remedies available under any Loan Document.  Lender and Guarantor hereby irrevocably waive any objection, including any objection to the laying of venue or based on the grounds of forum non conveniens, that either of them may now or hereafter have to the bringing of any such action or proceeding in such jurisdictions.  Guarantor hereby (a) irrevocably waives personal service of any and all legal process, summons, notices and other documents of any kind; (b) consents to such service in any suit, action or proceeding brought in the United States by any means permitted by Applicable Law, including by the mailing thereof to Guarantor’s address specified on the signature page hereto; and (c) agrees that a final judgment in any such action or proceeding shall be conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner provided by Applicable Law.
		

		
			20.Waiver of Jury Trial.  LENDER AND GUARANTOR, TO THE FULLEST EXTENT PERMITTED BY LAW, WAIVE ALL RIGHT TO TRIAL BY JURY IN ANY ACTION, SUIT, OR PROCEEDING ARISING OUT OF, IN CONNECTION WITH OR RELATING TO, THIS GUARANTY, THE OTHER LOAN DOCUMENTS AND ANY OTHER TRANSACTION CONTEMPLATED HEREBY AND THEREBY.  THIS 
		

		 

		

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		WAIVER APPLIES TO ANY ACTION, SUIT OR PROCEEDING WHETHER SOUNDING IN TORT, CONTRACT OR OTHERWISE.
		

		
			21.Agreement to Credit Party Provisions.  Guarantor has received and reviewed a copy of the Loan Agreement and each of the other Loan Documents.  Guarantor agrees that the provisions of the Article in the Loan Agreement titled “General Provisions” apply to this Guaranty, the same as if such provisions were set forth in full in this guaranty.  Furthermore, Guarantor Assumes and agrees to be bound by and to perform all of the terms, conditions, and obligations contained in the Loan Agreement and in any Other loan document that are stated to be applicable to, or otherwise apply to, Guarantors OR Credit Parties.  Guarantor acknowledges and agrees that Guarantor is a Credit Party.
		

		
			22.Authorization.  Guarantor hereby authorizes Guarantor’s banks, creditors, and suppliers to disclose and release to General Electric Capital Corporation, its affiliates, and their respective officers, employees, attorneys, agents, representatives and advisers (collectively, the “GE Parties”) all credit and financial information that any of the GE Parties may request relating to Guarantor and Guarantor’s business.  Guarantor also authorizes each of the GE Parties to: (a) perform background, credit, judgment, lien and other checks, searches, inspections, and investigations and to obtain personal and business credit and asset reports with respect to Guarantor and Guarantor’s business, all as the GE Parties deem appropriate in their sole judgment; (b) share the results thereof, as well as any other information provided to them from time to time by or on behalf of Guarantor, among themselves, with insurance companies and title companies, and as otherwise required by law; (c) answer questions about their credit experience with Guarantor; and (d) retain the information provided to them in connection with the transactions contemplated by the Loan Documents.
		

		
			23.Entire Agreement.  This Guaranty embodies the entire agreement of the parties and supersedes all prior agreements and understandings, oral or written, relating to the subject matter hereof.  Guarantor acknowledges and affirms that Guarantor did not rely on any statement, oral or written, not contained in this Guaranty or the other Loan Documents in making Guarantor’s decisions to enter into this Guaranty.
		

		
			[SIGNATURE PAGE FOLLOWS]
		

		

		

		 

		

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		EXECUTED effective as of the date first set forth above.
		

		
			 
		

		
			GUARANTOR:
		

		
			CONDOR HOSPITALITY TRUST, INC., a Maryland corporation 
		

		
			 
		

		
			By:/s/ Corrine L. Scarpello
		

		
			Printed Name: Corrine L. Scarpello
		

		
			Its: Senior Vice President and Chief Financial Officer
		

		
			 
		

		
			Address for Notices:
		

		
			 
		

		
			1800 W. Pasewalk Ave., Ste, 200
		

		
			Norfolk, Nebraska 68701
		

		
			Attn: _____________________________________
		

		
			 
		

		 

		

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