Document:

Moody National Advisor I, LLC. 10-Q

EXHIBIT 10.3

 

AGREEMENT OF PURCHASE AND SALE

 

THIS AGREEMENT OF PURCHASE
AND SALE (this “Agreement”) is made as of the Effective Date, by and among MOODY NATIONAL RI GRAPEVINE S, LLC,
a Delaware limited liability company (“Fee Owner”), MOODY NATIONAL RI GRAPEVINE MT, LLC, a Delaware limited
liability company (“Moody MT”), MOODY NATIONAL MANAGEMENT, LP, a Texas limited partnership (“Interest
Owner”, Fee Owner, Moody MT and Interest Owner collectively referred to herein as “Seller”), and
MOODY NATIONAL REIT I, INC., a Maryland corporation (the “Purchaser”).

 

RECITALS:

 

A.        Fee Owner is the
owner of that certain tract of land more particularly described on Exhibit “A” attached hereto and made a
part hereof, located at 2020 State Highway 26, Grapevine, Texas 76051, together with all rights, titles, benefits, easements, privileges,
remainders, tenements, hereditaments, interests, reversions and appurtenances thereunto belonging or in any way appertaining, and
all of the estate, right, title, interest, claim or demand whatsoever of Fee Owner therein, including in and to adjacent strips
and gores, if any, between the Land and abutting properties, and in and to adjacent streets, highways, roads, alleys or rights-of-way,
and the beds thereof, either at law or in equity, in possession or expectancy, now or hereafter acquired, all water and mineral
rights, development rights and all easements, rights and other interests appurtenant thereto, (the “Land”), and
all buildings and improvements, including a hotel known as the Residence Inn – Grapevine, Texas, located on the Land (the
“Improvements”). The Land and the Improvements, together with the Personal Property are sometimes referred to
hereinafter together as the “Hotel”.

 

B.         Moody MT leases the
Hotel from the Fee Owner in accordance with the terms of that certain Master Lease by and between Moody MT and Fee Owner dated
on or around January 24, 2007 (the “Master Lease”) and is the owner of all Personal Property used in connection
with the operation of the Hotel.

 

C.         Interest Owner is
the owner of all of the limited liability company membership interest of Moody MT (“Membership Interest”).

 

C.         Purchaser desires
to purchase the above described property, including the Hotel and the Membership Interest, from Seller, and Seller desires to sell
the above described property to Purchaser, for the Purchase Price (as defined below) and upon the terms and conditions hereinafter
set forth.

 

NOW, THEREFORE, in
consideration of premises and in consideration of the mutual covenants, promises and undertakings of the parties hereinafter set
forth, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the parties,
it is agreed:

 

ARTICLE I

DEFINITIONS

 

The following terms shall
have the indicated meanings:

 

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1.1        “Affiliate”
shall mean any Person that is directly or indirectly (through one or more intermediaries) controlled by, under common control with,
or controlling another Person. For the purposes of this definition, “control” shall mean the possession, directly
or indirectly, of the power to direct or cause the direction of the management and policies of any Person or the power to veto
major policy decisions of any Person, whether through the ownership of voting securities, by contract or otherwise.

 

1.2        “Agreement”
shall have the meaning ascribed to such term in the Preamble.

 

1.3        “Assignment
and Assumption Agreement” shall mean an assignment and assumption agreement between Moody MT and Purchaser in a form mutually
acceptable to the parties, whereby Moody MT assigns and Purchaser assumes all of the Moody MT’s rights, title and interest in and
to the Hotel Agreements, related to the applicable Property.

 

1.4        “Assignment
of Membership Interest” shall mean an assignment between Interest Owner and Purchaser in a form mutually acceptable to
the parties, conveying 100% of the Membership Interest from Interest Owner to Purchaser.

 

1.5        “Authorizations”
shall mean all certificates of occupancy, licenses, permits, authorizations and approvals required by any governmental or quasi-governmental
agency, body, department, commission, board, bureau, instrumentality or officer, or otherwise appropriate with respect to the construction,
ownership, operation, leasing, maintenance, or use of the Property or any part thereof.

 

1.6        “Bill of
Sale and General Assignment” shall mean a bill of sale and general assignment between the Moody MT and Purchaser in a
form mutually acceptable to the parties, conveying title to the Personal Property (other than Leased Property) from Moody MT to
Purchaser, together with any Warranties and Guaranties related thereto.

 

1.7        “Closing”
shall mean the consummation of the sale and purchase of the Property pursuant to this Agreement.

 

1.8        “Closing
Date” shall mean Friday, March 28, 2014.

 

1.9        “Closing
Documents” shall mean the documents defined as such in Article VI.

 

1.10      “Code”
shall have the meaning ascribed to such term in Section 8.21.

 

1.11      “Deed”
shall mean a special warranty deed in a form mutually acceptable to the parties, conveying fee title to the Real Property from
the Fee Owner to Purchaser, subject to all permitted title exceptions and the Master Lease.

 

1.12      “Earnest
Money” shall have the meaning ascribed to such term in Section 2.3.

 

1.13      “Effective
Date” (or other similar phrases such as “date of this Agreement” or “date hereof”) shall
mean the first date on which the Escrow Agent shall have acknowledged receipt of this Agreement fully executed by Seller and Purchaser.

 

1.14      “Escrow
Agent” shall mean the Title Company.

 

1.15      “FIRPTA
Certificate” shall mean the affidavit of Fee Owner under Section 1445 of the Internal Revenue Code, as amended.

 

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1.16      “Governmental
Authority” shall mean any federal, state, county, municipal or other government or governmental or quasi-governmental
agency, department, commission, board, bureau, office or instrumentality, foreign or domestic, or any of the them.

 

1.17      “Hotel”
shall have the definition ascribed to such term in the Recitals.

 

1.18      “Hotel
Agreements” shall mean collectively the Operating Agreements, Leased Property Agreements, Off-Site Facility Agreements
and the Occupancy Agreements.

 

1.19      “Improvements”
shall mean the Hotel and all other buildings, structures, improvements, and all fixtures, systems, facilities and all other items
of real estate located on the Land.

 

1.20      “Independent
Contract Consideration” shall mean One Hundred and No/100 Dollars ($100.00) of the Earnest Money which shall be paid by
the Escrow Agent to Seller in the event that Purchaser elects to terminate this Agreement.

 

1.21      “Insurance
Policies” shall mean all policies of insurance maintained by or on behalf of Seller pertaining to the Property, its operation,
or any part thereof.

 

1.22      “Intangible
Personal Property” shall mean, to the extent assignable, Seller’s right, title and interest in and to all intangible personal
property owned or possessed by Seller and used in connection with the ownership or operation of the Property, including, without
limitation, (1) Authorizations, (2) utility and development rights and privileges, general intangibles, business records,
plans and specifications pertaining to the Real Property and the Personal Property, and (3) any unpaid award for taking by
condemnation or any damage to the Land by reason of a change of grade or location of or access to any street or highway.

 

1.23      “Inventory”
shall mean all inventories of food, beverage and consumable items in opened or unopened cases and all in-use reserve stock of linens,
towels, paper goods, soaps, cleaning supplies, office supplies, engineering supplies, maintenance supplies, parts and tools and
other “inventories of merchandise” and “inventories of supplies” as such terms are defined in the Uniform System
of Accounts for Hotels used in connection with the operation and maintenance of the Hotel.

 

1.24      “Knowledge”
with respect to any Seller shall mean to the actual knowledge of Brett C. Moody, without any duty of inquiry or investigation.

 

1.25      “Land”
shall mean that certain parcel of real estate described on Exhibit A, together with all rights, titles, benefits, easements,
privileges, remainders, tenements, hereditaments, interests, reversions and appurtenances thereunto belonging or in any way appertaining,
and all of the estate, right, title, interest, claim or demand whatsoever of Seller therein, in and to adjacent strips and gores,
if any, between the Land and abutting properties, and in and to adjacent streets, highways, roads, alleys or rights-of-way, and
the beds thereof, either at law or in equity, in possession or expectancy, now or hereafter acquired.

 

1.26      “Leased
Property” shall mean all leased items of Tangible Personal Property, including items subject to any capital lease, operating
lease, financing lease, or any similar agreement (if any).

 

1.27      “Leased
Property Agreements” shall mean all lease agreements pertaining to the Leased Property (if any).

 

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1.28      “License
Agreement” shall mean that certain Relicensing Franchise Agreement between Licensor and Moody MT with respect to the Hotel,
as amended, restated or modified.

 

1.29      “Licensor”
shall mean Marriott International, Inc.

 

1.30      “Management
Agreement” shall mean that certain Hotel Management Agreement between Moody MT and the Manager for the management or operation
of the Hotel, as amended, restated or modified.

 

1.31      “Manager”
shall mean Moody National Hospitality Management, LLC.

 

1.32      “Master
Lease” shall have the definition ascribed to such term in the Recitals.

 

1.33      “Membership
Interest” shall have the definition ascribed to such term in the Recitals.

 

1.34      “Occupancy
Agreements” shall mean all leases, concession or occupancy agreements in effect with respect to the Real Property under
which any tenants (other than Hotel guests) or concessionaires have the right to occupy space upon the Real Property.

 

1.35      “Off-Site
Facility Agreements” shall mean any leases, contracts and agreements, if any, pertaining to facilities not located on
the Property but which are required and presently used for the operation of the Hotel including, without limitation, use agreements
for local golf courses, and parking or garage contracts or leases.

 

1.36      “Operating
Agreements” shall mean all service, supply, maintenance and repair, and other similar contracts in effect with respect
to the Property including the Management Agreement (other than the Occupancy Agreements, Leased Property Agreements, Management
Agreement, and Off-Site Facility Agreements) related to construction, operation, or maintenance of the Property and the business
conducted thereon.

 

1.37      “Owner’s
Title Policy” shall mean an owner’s policy of title insurance issued to Purchaser by the Title Company, pursuant to which
the Title Company (or any applicable underwriter) insures Purchaser’s ownership of fee simple title to the Real Property.

 

1.38      “Person”
shall mean an individual, a partnership, a limited liability company, a corporation, an association, a joint stock company, a trust,
a joint venture, an unincorporated organization, or a Governmental Authority.

 

1.39      “Personal
Property” shall mean collectively the Tangible Personal Property and the Intangible Personal Property.

 

1.40      “Property”
shall mean collectively the Real Property, Personal Property and Membership Interest.

 

1.41      “Purchase
Price” shall mean the amount of TWENTY MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($20,500,000.00).

 

1.42      “Purchaser
Parties” shall mean Purchaser’s directors, officers, lenders, employees, agents, counsel, consultants or representatives.

 

1.43      “Real Property”
shall mean the Land and the Improvements.

 

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1.44      “Study
Period” shall mean the period ending at 5:00 p.m. on Monday, March 24, 2014.

 

1.45      “Submission
Matters” shall mean all due diligence deliverables provided by Seller to Purchaser.

 

1.46      “Tangible
Personal Property” shall mean the items of tangible personal property consisting of all furniture, fixtures, equipment,
machinery, Inventory, all vehicles used in operation of Property and the Hotel and other tangible personal property of every kind
and nature (which does not include cash-on-hand and petty cash) located at the Hotel and owned or leased by the Moody MT, including,
without limitation, the Moody MT’s interest as lessee with respect to any such leased Tangible Personal Property.

 

1.47      “Title
Company” shall mean Moody National Title Company, L.P., 6363 Woodway, Suite 250, Houston, Texas 77057, or other title
insurance underwriter selected by Purchaser and reasonably acceptable to Seller.

 

1.48      “Warranties
and Guaranties” shall mean, to the extent assignable, all of Seller’s interest in any existing warranties and guaranties
relating to the development, construction, ownership and operation of the Improvements, the Tangible Personal Property, the Hotel
or any part thereof.

 

ARTICLE II

PURCHASE AND SALE; DEPOSIT; PAYMENT OF

PURCHASE PRICE; STUDY PERIOD

 

2.1        Purchase and
Sale. Seller agrees to sell the Property, and Purchaser agrees to purchase the Property, free and clear of all liens and encumbrances,
for the Purchase Price and in accordance with and subject to the other terms and conditions set forth herein.

 

2.2        Payment of Purchase
Price. Purchaser shall pay the Purchase Price, as adjusted in the manner specified in Article VI and as set forth below, to
Seller (or other party designated by Seller) at Closing by making a wire transfer of immediately available federal funds to the
account of Seller (or other party designated by Seller). Such wire transfer shall be sent by Purchaser to the Escrow Agent for
the account of Seller on the Closing Date. The Purchase Price shall be allocated as follows: Real Property - $20,350,000.00; Personal
Property - $100,000.00; and Membership Interest - $50,000.00.

 

2.3        Earnest Money.
Within one (1) business day following the Effective Date, Purchaser will deliver to the Escrow Agent the sum of ONE HUNDRED THOUSAND
AND NO/100 DOLLARS ($100,000.00) (the “Earnest Money”). The Earnest Money shall be invested by the Escrow
Agent in short term interest bearing accounts at banks or other financial institutions, which accounts must be insured by the Federal
Deposit Insurance Corporation. All interest earned on such deposits shall belong to the party (as between Seller and Purchaser)
who is entitled to receive the Earnest Money under the applicable provisions of this Agreement. In the event the transactions contemplated
herein are not closed in accordance with the provisions hereof, the Earnest Money shall be disbursed to either Seller or Purchaser
as provided in this Agreement.

 

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2.4        Due Diligence.

 

(a)         Purchaser shall have
the right, until 5:00 p.m. the last day of the Study Period, and thereafter if Purchaser does not notify Seller in writing prior
to the expiration of the Study Period that Purchaser has elected to terminate this Agreement, to enter upon the Real Property upon
not less than one (1) business day prior notice to Seller, and to perform at Purchaser’s expense, and subject to terms and conditions
set forth in Section 2.5(c) below, such economic, surveying, engineering, topographic, environmental, marketing and other test,
studies and investigations as Purchaser may deem appropriate. If such tests, studies and investigations warrant, in Purchaser’s
sole, absolute and unreviewable discretion, the purchase of the Property for the purposes contemplated by Purchaser, then Purchaser
shall proceed with this transaction in accordance with and subject to the terms of this Agreement; provided, however, if, prior
to the expiration of the Study Period, Purchaser provides written notice to Seller and Escrow Agent that it has determined in its
sole, absolute and unreviewable discretion, to terminate this Agreement, this Agreement shall automatically terminate, and Seller
and Purchaser shall be released from all further liability or obligation hereunder except those which expressly survive a termination
of this Agreement. In the event of such termination, the Earnest Money, less the Independent Contract Consideration, shall be refunded
by the Escrow Agent to Purchaser without any further notice to Escrow Agent.

 

(b)         Seller hereby agrees
and acknowledge that Moody MT may make available to Purchaser any and all due diligence information related to the Property.

 

(c)         Purchaser shall indemnify,
hold harmless and defend Seller against any loss, damage, liability or claim for personal injury or property damage and any other
loss, damage, liability, claim or lien to the extent arising from the acts upon the Real Property by Purchaser or Purchaser Parties
or any agents, contractors or employees of Purchaser or Purchaser Parties, except for the discovery of existing conditions of the
Real Property the condition of which are not exacerbated by the Purchaser. Purchaser understands and accepts that any on-site inspections
of the Property shall occur at reasonable times agreed upon by Seller and Purchaser after not less than one (1) business day prior
notice to Seller and shall be conducted so as not to interfere unreasonably with the operation of the Property and the use of the
Property by the tenants and the guests of the Hotel. Seller shall have the right to have a representative present during any such
inspections. If Purchaser desires to do any invasive testing at the Property, Purchaser shall do so only after obtaining the prior
written consent of Seller, which approval may be subject to reasonable terms and conditions as may be proposed by Seller. Purchaser
shall not permit any liens to attach to the Property by reason of such inspections. Purchaser shall (i) restore the Property,
at its own expense, to substantially the same condition which existed prior to any inspections or other activities of Purchaser
thereon; and (ii) be responsible for and pay any and all liens by contractors, subcontractors, materialmen, or laborers performing
the inspections or any work for Purchaser or Purchaser Parties on or related to the Property. The provisions of this Section 2.4(c)
shall survive any termination of this Agreement and a closing of the transaction contemplated hereby and are not subject to any
liquidated damage limitation on remedies, notwithstanding anything to the contrary in this Agreement.

 

(d)         Promptly following
the Effective Date, Seller shall cause the Title Company to furnish to Purchaser, a title insurance commitment bearing an effective
date not earlier than thirty (30) days prior to the Effective Date issued by the Title Company covering the Real Property, binding
the Title Company to issue the Owner’s Title Policy together with legible copies (to the extent such legible copies are available)
of all documents identified in such title insurance commitment as exceptions to title (collectively, the “Title Commitment”)
with respect to the state of title to the Property.

 

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(e)         At Purchaser’s
sole cost and expense, Purchaser’s auditor may conduct an audit as required of Purchaser pursuant to Rule 3-05 of Securities and
Exchange Commission Regulation S-X (the “3-05 Audit”) of the financial statements of the Property for the three
(3) complete fiscal years immediately preceding the Closing Date and the stub period through the Closing Date (the “Covered
Audit Period”), and Seller shall reasonably cooperate (at no cost to Seller) with Purchaser’s auditor in the conduct of
such 3-05 Audit. Without limiting the foregoing, (i) Purchaser or its designated independent or other auditor may audit the financial
statements of the Property, at Purchaser’s expense and, upon Purchaser’s prior written request, Seller shall allow Purchaser’s
auditors reasonable access to such books and records maintained by Seller in respect to the Property and pertaining to the Covered
Audit Period as necessary to conduct such 3-05 Audit, and (ii) Seller shall use reasonable efforts to provide to Purchaser such
existing financial information as may be reasonably required by Purchaser and required for Purchaser’s auditors to conduct such
3-05 Audit; provided, however, that the ongoing obligations of Seller shall be limited to providing such information or documentation
as may be in the possession or control of Seller, Seller’s accountants or Manager, at no cost to any of such parties, and in the
format that Seller or its accountants or Manager have maintained such information. Seller certifies and represents and warrants
to Purchaser that the materials delivered to Purchaser in connection with the 3-05 Audit shall be true and accurate in all material
respects and to Seller’s knowledge there are no known fraud or material misrepresentations, or material subsequent events not reflected
in such materials. Notwithstanding anything contained in this paragraph to the contrary, in no event shall Seller or any of Seller’s
Affiliates be obligated to disclose any confidential or non-public financial information with respect to any of Seller’s Affiliates
or any property of any such Seller’s Affiliate. Seller shall also provide to Purchaser’s representative a signed representation
letter in form and substance reasonably acceptable to Seller sufficient to enable an independent public accountant to render an
opinion on the financial statements related to the Property. Seller shall maintain its records for use under this Section for a
period of not less than one (1) year after the Closing Date. The provisions of this Section shall survive Closing or termination
of this Agreement.

 

ARTICLE III

SELLERS’ REPRESENTATIONS AND WARRANTIES

 

3.1        Fee Owner Representations
and Warranties. In order to induce Purchaser to enter into this Agreement and to purchase the Property, and to pay the Purchase
Price therefore and except for and subject to the information contained in the Submission Matters, Fee Owner hereby makes the representations
and warranties set forth below. Each such representation shall be materially true and correct on the Effective Date and shall be
materially true and correct on the Closing Date.

 

(a)         Organization
and Power. Fee Owner is a limited liability company duly organized, validly existing and in good standing under the laws of
Delaware and has all requisite power and authority to enter into and perform its obligations hereunder and under any document or
instrument required to be executed and delivered on behalf of Fee Owner hereunder.

 

(b)         Authorization
and Execution. This Agreement (and all documents contemplated hereby) has been duly authorized by all necessary action on the
part of Fee Owner, has been duly executed and delivered by Fee Owner, constitutes the valid and binding agreement of Fee Owner
and is enforceable against Fee Owner in accordance with its terms, except as such enforcement may be limited by bankruptcy, insolvency,
moratorium or other similar laws affecting creditors’ rights generally or by the principles governing the availability of equitable
remedies. The Person executing this Agreement on behalf of Fee Owner, for and on behalf of Fee Owner, has the authority to do so.

 

(c)         Litigation.
There is no action, suit or proceeding, pending or, to Fee Owner’s Knowledge, known to be threatened, against or affecting any
Fee Owner in any court or before any arbitrator or before any Governmental Authority which would materially and adversely affect
the ability of Fee Owner to perform its obligations hereunder, or under any document to be delivered pursuant hereto.

 

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(d)         Fee Owner Is
Not a “Foreign Person”. Fee Owner is not a “foreign person” or a “disregarded entity” within
the meaning of Section 1445 of the Internal Revenue Code, as amended (i.e., Seller is not a foreign corporation, foreign partnership,
foreign trust, foreign estate or foreign person as those terms are defined in the Internal Revenue code and regulations promulgated
thereunder).

 

(e)         Insurance.
All insurance policies held with respect to the Property by Fee Owner are valid and in full force and effect.

 

(f)         Right to Purchase.
Fee Owner has not granted to any Person other than Purchaser, any right to purchase the Property or any portion thereof or interest
therein.

 

(g)         Condemnation.
There are no any pending or, to Fee Owner’s Knowledge, threatened condemnation or similar proceedings affecting the Property.

 

3.2        Moody MT Representations
and Warranties. In order to induce Purchaser to enter into this Agreement and to purchase the Property, and to pay the Purchase
Price therefore and except for and subject to the information contained in the Submission Matters, Moody MT hereby makes the representations
and warranties set forth below. Each such representation shall be materially true and correct on the Effective Date and shall be
materially true and correct on the Closing Date.

 

(a)         Organization
and Power. Moody MT is a limited liability company duly organized, validly existing and in good standing under the laws of
Delaware and has all requisite power and authority to enter into and perform its obligations hereunder and under any document or
instrument required to be executed and delivered on behalf of Moody MT hereunder.

 

(b)         Authorization
and Execution. This Agreement (and all documents contemplated hereby) has been duly authorized by all necessary action on the
part of Moody MT, has been duly executed and delivered by Moody MT, constitutes the valid and binding agreement of Moody MT and
is enforceable against Moody MT in accordance with its terms, except as such enforcement may be limited by bankruptcy, insolvency,
moratorium or other similar laws affecting creditors’ rights generally or by the principles governing the availability of equitable
remedies. The Person executing this Agreement on behalf of Moody MT, for and on behalf of Moody MT, has the authority to do so.

 

(c)         Litigation.
There is no action, suit or proceeding, pending or, to Moody MT’s Knowledge, known to be threatened, against or affecting Moody
MT in any court or before any arbitrator or before any Governmental Authority which would materially and adversely affect the ability
of Moody MT to perform its obligations hereunder, or under any document to be delivered pursuant hereto.

 

(d)         Moody MT Is
Not a “Foreign Person”. Moody MT is not a “foreign person” or a “disregarded entity” within the
meaning of Section 1445 of the Internal Revenue Code, as amended (i.e., Seller is not a foreign corporation, foreign partnership,
foreign trust, foreign estate or foreign person as those terms are defined in the Internal Revenue code and regulations promulgated
thereunder).

 

3.3        Interest Owner
Representations and Warranties. In order to induce Purchaser to enter into this Agreement and to purchase the Property, and
to pay the Purchase Price therefore and except for and subject to the information contained in the Submission Matters, Interest
Owner hereby makes the representations and warranties set forth below. Each such representation shall be materially true and correct
on the Effective Date and shall be materially true and correct on the Closing Date.

 

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(a)         Organization
and Power. Interest Owner is a limited liability company duly organized, validly existing and in good standing under the laws
of Delaware and has all requisite power and authority to enter into and perform its obligations hereunder and under any document
or instrument required to be executed and delivered on behalf of Interest Owner hereunder.

 

(b)         Authorization
and Execution. This Agreement (and all documents contemplated hereby) has been duly authorized by all necessary action on the
part of Interest Owner, has been duly executed and delivered by Interest Owner, constitutes the valid and binding agreement of
Interest Owner and is enforceable against Interest Owner in accordance with its terms, except as such enforcement may be limited
by bankruptcy, insolvency, moratorium or other similar laws affecting creditors’ rights generally or by the principles governing
the availability of equitable remedies. The Person executing this Agreement on behalf of Interest Owner, for and on behalf of Interest
Owner, has the authority to do.

 

(c)         Ownership.
Interest Owner owns 100% of the Membership Interest and has the full and unrestricted power to sell, assign, transfer and deliver
the Membership Interest to Purchaser upon the terms and subject to the conditions of this Agreement, free and clear of any encumbrances.

 

(d)         Litigation.
There is no action, suit or proceeding, pending or, to Interest Owner’s Knowledge, known to be threatened, against or affecting
Interest Owner in any court or before any arbitrator or before any Governmental Authority which would materially and adversely
affect the ability of Interest Owner to perform its obligations hereunder, or under any document to be delivered pursuant hereto.

 

The representations and
warranties in this Article III shall survive the Closing for a period of one (1) year following the Closing Date (“Survival
Period”).

 

ARTICLE IV

PURCHASER’S REPRESENTATIONS AND WARRANTIES

 

In order to induce Seller
to enter into this Agreement and to sell the Property, Purchaser hereby makes the following representations and warranties, each
of which is made to Purchaser’s knowledge:

 

4.1         Organization
and Power. Purchaser is a corporation duly organized, validly existing and in good standing under the laws of the State of
Maryland and has all requisite power and authority to enter into and perform its obligations under this Agreement and any document
or instrument required to be executed and delivered on behalf of Purchaser hereunder.

 

4.2         Authorization
and Execution. This Agreement has been duly authorized by all necessary action on the part of Purchaser, has been duly executed
and delivered by Purchaser, constitutes the valid and binding agreement of Purchaser and is enforceable against Purchaser in accordance
with its terms, except as such enforcement may be limited by bankruptcy, insolvency, moratorium or other similar laws affecting
creditors’ rights generally or by the principles governing the availability of equitable remedies. The Person executing this Agreement
on behalf of Purchaser has the authority to do so.

 

4.3         Non-contravention.
The execution and delivery of this Agreement and the performance by Purchaser of its obligations hereunder do not and will not
contravene, or constitute a default under, any provisions of applicable law or regulation, Purchaser’s organizational documents,
or any agreement, judgment, injunction, order, decree or other instrument binding upon Purchaser or result in the creation of any
lien or other encumbrance on any asset of Purchaser.

 

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4.4         Litigation.
There is no action, suit or proceeding, pending or known to be threatened, against or affecting Purchaser in any court or before
any arbitrator or before any Governmental Authority which would materially and adversely affect the ability of Purchaser to perform
its obligations hereunder, or under any document to be delivered pursuant hereto.

 

4.5         OFAC. Purchaser
represents and warrants to Seller that neither Purchaser nor any affiliate of Purchaser is subject to sanctions of the United States
government or in violation of any federal, state, municipal or local laws, statutes, codes, ordinances, orders, decrees, rules
or regulations relating to terrorism or money laundering, including, without limitation, Executive Order No. 13224, 66 Fed. Reg.
49079 (published September 25, 2001) (the “Terrorism Executive Order”) or is similarly designated under any related
enabling legislation or any other similar Executive Orders (collectively with the Terrorism Executive Order, the “Executive
Orders”), the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism
Act of 2001 (Public Law 107-56, the “Patriot Act”), any sanctions and regulations promulgated under authority
granted by the Trading with the Enemy Act, 50 U.S.C. App. 1-44, as amended from time to time, the International Emergency Economic
Powers Act, 50 U.S.C. §§ 1701-06, as amended from time to time, the Iraqi Sanctions Act, Publ. L. No. 101-513; United
Nations Participation Act, 22 U.S.C. § 287c, as amended from time to time, the International Security and Development Cooperation
Act, 22 U.S.C. § 2349 aa-9, as amended from time to time, The Cuban Democracy Act, 22 U.S.C. §§ 6001-10, as amended
from time to time, The Cuban Liberty and Democratic Solidarity Act, 18 U.S.C. §§ 2332d and 2339b, as amended from time
to time, and The Foreign Narcotics Kingpin Designation Act, Publ. L. No. 106-120, as amended from time to time.

 

4.6         Condition of
the Property. Purchaser acknowledges the following: (i) Purchaser has been been given a reasonable and adequate opportunity
to inspect and investigate the Property and all aspects relating thereto, including all of the physical, environmental and operational
aspects of the Property, either independently or through agents and experts of Purchaser’s choosing, that (ii) Purchaser is a sophisticated
purchaser of Property, and (iii) Purchaser will acquire the Property based upon Purchaser’s own investigation and inspection of
the Property. PURCHASER SPECIFICALLY ACKNOWLEDGES AND AGREES THAT EXCEPT AS EXPRESSLY SET FORTH HEREIN, (i) SELLER IS DISPOSING
OF THE PROPERTY “AS IS, WHERE IS AND WITH ALL FAULTS” AND (ii) NEITHER PURCHASER NOR ANY OTHER PERSON IS RELYING ON ANY
REPRESENTATIONS OR WARRANTIES OF ANY KIND WHATSOEVER, WHETHER ORAL OR WRITTEN, EXPRESS OR IMPLIED, STATUTORY OR OTHERWISE, FROM
SELLER OR ANY DIRECT OR INDIRECT PARTNER, OFFICER, DIRECTOR, TRUSTEE, MEMBER, EMPLOYEE, AFFILIATE, ATTORNEY, AGENT OR BROKER OF
SELLER, AS TO ANY MATTER CONCERNING THE PROPERTY OR SET FORTH, CONTAINED OR ADDRESSED IN ANY MATERIALS RECEIVED BY PURCHASER OR
ANY OF PURCHASER’S AGENTS(INCLUDING, WITHOUT LIMITATION, THE COMPLETENESS THEREOF).

 

ARTICLE V

CONDITIONS PRECEDENT

 

5.1         As to Purchaser’s
Obligations. Subject to the provisions of Section 8.1, Purchaser’s obligations hereunder are subject to the timely satisfaction
of the following conditions precedent on or before the Closing Date or such earlier date as is set forth below.

 

(a)         Seller’s Deliveries.
Seller shall have delivered to or for the benefit of Purchaser, on or before the Closing Date, all of the documents required of
Seller pursuant to Sections 6.2 and 6.4 hereof.

 

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(b)         Representations,
Warranties and Covenants; Obligations of Seller; Certificate. All of Seller’s representations and warranties made in this Agreement
shall be true and correct in all material respects as of the date hereof and as of the Closing Date as if then made; and Seller
shall have performed in all material respects all of its covenants and other obligations under this Agreement. Further, a duly
authorized officer of Fee Owner and Interest Owner shall have executed at Closing a “bring down certificate” with respect
to its representations and warranties.

 

(c)         Title. Title
Company shall unconditionally be prepared to deliver to Purchaser Owner’s Title Policy (subject to the premiums therefor and delivery
of the documents specified in Section 7.2 below and Purchaser’s authority documents).

 

(d)         License Agreement.
Licensor have delivered a comfort letter, or have delivered some other acknowledgment, authorizing the transfer of the Real Property,
as well as all other transfers contemplated by this Agreement.

 

(e)         Management Agreement.
Moody MT and Manager shall have mutually agreed to the terms of an amended and restated Management Agreement.

 

(f)         Master Lease.
Purchaser and Moody MT shall have mutually agreed to the terms of an amended and restated Master Lease.

 

(g)         Litigation.
There shall be no actions, suits, arbitrations, governmental investigations or other proceedings pending or, threatened against
Seller or affecting the Property before any court or governmental authority, an adverse determination of which might materially
and adversely affect the Property.

 

(h)         REIT Audit.
Purchaser shall have completed the REIT Audit as contemplated under Section 2.4(f).

 

Each of the conditions
contained in this Section are intended for the benefit of Purchaser and may be waived in whole or in part, by Purchaser. If
the conditions precedent set forth above are neither satisfied nor waived by Purchaser by the Closing Date, Purchaser shall have
the right to terminate this Agreement, obtain a refund of the Earnest Money and Seller and Purchaser shall be released from all
further liability or obligation hereunder except those which expressly survive the termination of this Agreement; provided however
that if Seller is in default hereof at the time of such termination, Section 8.1 shall additionally apply.

 

5.2         As to Seller’s
Obligations. Subject to the provisions of Section 8.2, Seller’s obligations hereunder are subject to the satisfaction
of the following conditions precedent:

 

(a)         Purchaser’s Deliveries.
Purchaser shall have delivered to or for the benefit of Seller, on or before the Closing Date, all of the documents and payments
required of the Purchaser pursuant to Sections 6.3 and 6.4 hereof.

 

(b)         Representations,
Warranties and Covenants; Obligations of Purchaser; Certificate. All of Purchaser’s representations and warranties made in
this Agreement shall be true and correct in all material respects as of the date hereof and as of the Closing Date as if then made;
and Purchaser shall have performed in all material respects all of its covenants and other obligations under this Agreement. Further,
a duly authorized officer of Purchaser shall have executed at Closing a “bring down certificate” with respect to the
aforesaid representations and warranties.

 

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Each of the conditions
contained in this Section are intended for the benefit of Seller and may be waived in whole or in part, by Seller. If the
conditions precedent set forth above are neither satisfied nor waived by Seller by the Closing Date, Seller shall have the right
to terminate this Agreement, and Seller and Purchaser shall be released from all further liability or obligation hereunder except
those which expressly survive the termination of this Agreement; provided however that if Purchaser is in default hereof at the
time of such termination, Section 8.2 shall additionally apply.

 

ARTICLE VI

CLOSING

 

6.1         Closing.
The Closing shall occur on the Closing Date. As more particularly described below, at the Closing the parties hereto will (a) execute
or cause to be executed (and acknowledged where appropriate) all of the documents required to be delivered in connection with the
transactions contemplated hereby (the “Closing Documents”), (b) deliver or cause to be delivered the same
to the Escrow Agent, and (c) take or cause to be taken all other action required to be taken in respect of the transactions
contemplated hereby. The Closing will occur through escrow, at the Title Company, or at any such other place as Seller and Purchaser
may mutually agree. At the Closing, Purchaser shall deliver the balance of the Purchase Price to Escrow Agent as provided herein.
As provided herein, the parties hereto will agree upon adjustments and prorations to certain items which cannot be exactly determined
at the Closing and will make the appropriate adjustments with respect thereto. Possession of the Property shall be delivered to
Purchaser at the Closing, subject to any permitted title exceptions, the Master Lease and guests in possession.

 

6.2         Seller’s Deliveries.
At the Closing, Seller shall deliver (or cause to be delivered) to the Escrow Agent all of the following instruments, each of which
shall have been duly executed and, where applicable, acknowledged and/or sworn, on behalf of Seller, and shall be dated to be effective
as of the Closing Date:

 

(a)         The Deed.

 

(b)         The Bill of Sale and
General Assignment.

 

(c)         Assignment of Membership
Interest.

 

(d)         The Assignment and
Assumption Agreement.

 

(e)         A bills paid affidavit
verifying that there are no unpaid bills or claims for labor performed or materials furnished to the Property prior to the Closing,
and by which Seller indemnifies and holds Purchaser and Title Company harmless from any loss, liability, cost or expense of Purchaser
resulting from or incident to claims against the Property.

 

(f)         Certificate(s)/Registration
of Title for any vehicle owned by Seller and used in connection with the Property (if any).

 

(g)        The FIRPTA Certificate.

 

(h)        The “bring-down
certificate” specified in Section 5.1(b).

 

(i)         An owner’s title affidavit
and gap indemnity (to the extent required by the Title Company), each duly executed and acknowledged by Seller.

 

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(j)         Any other document
or instrument specifically required by this Agreement.

 

Seller shall also cause
the Manager to deliver to Purchaser or make available to Purchaser at the Property:

 

(k)         all original Warranties,
Guarantees, and Hotel Agreements to be assigned to and assumed by Purchaser and in Seller’s or the Manager’s possession,

 

6.3         Purchaser’s Deliveries.
At the Closing, Purchaser shall deliver to Escrow Agent the following, duly executed and, where applicable, acknowledged and/or
sworn on behalf of Purchaser, and dated as of the Closing Date:

 

(a)        The Assignment and
Assumption Agreement.

 

(b)        The Bill of Sale and
General Assignment.

 

(c)        Assignment of Membership
Interest.

 

(d)        The “bring-down
certificate” specified in Section 5.2(b).

 

(e)        Any other document
or instrument specifically required by this Agreement.

 

(f)         At the Closing, Purchaser
shall deliver to Escrow Agent the Purchase Price as described in Section 2.2 hereof.

 

6.4         Mutual Deliveries.
At the Closing, Purchaser and Seller shall mutually execute and deliver each to the other:

 

(a)         A closing statement
reflecting the Purchase Price and the adjustments and prorations required hereunder and the allocation of income and expenses required
hereby.

 

(b)         Such other documents,
instruments and undertakings as may be required by the authorities of the State where the Property is located.

 

(c)         Such other and further
documents, papers and instruments as may be reasonably required by the parties hereto or their respective counsel or the Title
Company to consummate the transactions contemplated by this Agreement and which are not inconsistent with the Agreement or the
other Closing Documents.

 

6.5         Closing Costs.

 

(a)         Seller and Purchaser
shall equally divide any escrow fee other expenses or similar charges charged by the Title Company. Seller shall pay for the cost
of the title search, the premium for a standard Owner’s Title Policy. Purchaser shall pay for all endorsements to the Owner’s Title
Policy, the cost of any updated survey and all filing fees. Purchaser shall pay the costs of all inspections or tests undertaken
by Purchaser. Purchaser shall pay all costs associated with financing the acquisition of the Property. Purchaser shall pay all
costs associated with obtain all required approvals from the Licensor and Manager. Unless the payment of any other cost is specifically
provided for in this Agreement, all other costs shall be apportioned between the parties by the Title Company in the manner customary
in the location of the Hotel, for properties of a similar nature. Except as otherwise provided in Section 8.3, each party shall
be responsible for the payment of its own attorney’s fees incurred in connection with transaction which is the subject of this
Agreement.

 

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(b)        All revenues and expenses
with respect to the Property, and applicable to the period of time before and after Closing, determined in accordance with sound
accounting principles consistently applied, shall be allocated between Seller and Purchaser as provided herein. Seller shall be
entitled to all revenue and shall be responsible for all expenses for the period of time up to but not including the Closing Date,
and Purchaser shall be entitled to all revenue and shall be responsible for all expenses for the period of time from, after and
including the Closing Date.

 

(c)        If accurate allocations
cannot be made at Closing because current bills are not obtainable (as, for example, in the case of utility bills and/or real estate
or personal property taxes), the parties shall allocate such revenue or expenses at Closing on the best available information,
subject to adjustment upon receipt of the final bill or other evidence of the applicable revenue or expense. The obligation to
make the adjustment shall survive the closing of the transaction contemplated by this Agreement. Any revenue received or expense
incurred by Seller or by Purchaser with respect to the Property after the Closing Date shall be promptly allocated in the manner
described herein and the parties shall promptly pay or reimburse any amount due. With respect to any closing statements amounts
or issues relating to prorations that are not agreed upon at Closing, Seller and Purchaser shall thereafter work in good faith
to resolve such amounts or issues; provided that if such amounts or issues are not fully agreed upon and paid within ten (10) days
after the Closing, then, in such event, such amounts or issues shall be submitted to an independent certified public accountant
with a hospitality practice reasonably acceptable to Seller and Purchaser for final resolution, and Seller and Purchaser agree
to be bound by the determination of such accountant. The costs and expenses incurred in connection with the services of such accountant
shall be borne equally by Seller and Purchaser. The provisions of this Section 6.5 shall survive the Closing.

 

ARTICLE VII

GENERAL PROVISIONS

 

7.1         Fire or Other
Casualty. Seller agrees to give Purchaser prompt notice of any fire or other casualty to the Property costing more than One
Hundred Thousand Dollars ($100,000.00) to repair and occurring between the Effective Date and the Closing Date of which Seller
has knowledge. If, prior to Closing, the Property is damaged by fire or other casualty which is fully insured (without regard to
deductibles) and would cost less than Five Hundred Thousand Dollars ($500,000.00) and require less than 180 days to repair, then
neither party shall have the right to terminate this Agreement by reason thereof and the Closing shall take place without abatement
of the Purchase Price, but Seller shall assign to Purchaser at the Closing all of Seller’s interest in any insurance proceeds (except
use and occupancy insurance, rent loss and business interruption insurance, and any similar insurance, attributable to the period
preceding the Closing Date) that may be payable to Seller on account of any such fire or other casualty, to the extent such proceeds
have not been previously expended or are otherwise required to reimburse Seller for actual expenditures of restoration made prior
to the Closing Date, plus Seller shall credit the amount of any deductibles under any policies related to such proceeds
to the Purchase Price together with any amount not covered by insurance. If any such damage due to fire or other casualty is insured
and would cost in excess of Five Hundred Thousand Dollars ($500,000.00) or require more than 180 days to repair, then Purchaser
may terminate this Agreement by written notice given to Seller within ten (10) days after Seller has given Purchaser the notice
of damage or casualty referred to in this Section 7.1, or on the Closing Date, whichever is earlier, in which case the parties
hereto shall be released of all further obligations hereunder with respect to the Property except those which expressly survive
a termination of this Agreement. Should Purchaser elect to proceed to Closing notwithstanding the amount of the insured loss or
the time required for repairs, the Closing shall take place without abatement of the Purchase Price and at Closing Seller shall
assign to Purchaser the insurance proceeds and grant to Purchaser a credit against the Purchase Price equal to the amount of the
applicable deductible plus any amount not covered by insurance. If, prior to Closing, any Property is damaged by fire or casualty
which is uninsured and would cost Five Hundred Thousand Dollars ($500,000.00) or more to repair, then Purchaser may terminate this
Agreement by written notice given to Seller within ten (10) days after Seller has given Purchaser the notice of damage or casualty
or on the Closing Date, whichever is earlier, in which case the parties hereto shall be released of all further obligations hereunder,
except those which expressly survive a termination of this Agreement. If Purchaser does not elect to terminate its obligations
under this Agreement pursuant to the immediately preceding sentence, or if any uninsured fire or casualty would cost less than
Five Hundred Thousand Dollars ($500,000.00) to repair, then the Closing shall take place as provided herein, and the Purchase Price
shall be reduced by the estimated amount to repair such casualty, not to exceed Five Hundred Thousand Dollars ($500,000.00).

 

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7.2         Condemnation.
After the Effective Date, Seller agrees to give Purchaser prompt written notice of any knowledge of or notice of any taking by
condemnation of any part of or rights appurtenant to the Real Property. If taking will materially interfere with the operation
or use of any Hotel which constitutes a part of such Real Property, Purchaser may terminate this Agreement by written notice to
Seller within ten (10) days after Seller has given Purchaser the notice of taking referred to in this Section 7.2, or on the
Closing Date, whichever is earlier. If Purchaser exercises its option to terminate its obligations to purchase the Property pursuant
to this Section 7.2, the parties hereto shall be released from all further obligations hereunder with respect to the Property,
except those which expressly survive a termination of the Agreement. If Purchaser does not so elect to terminate this Agreement,
then the Closing shall take place as provided herein, and Seller shall assign to Purchaser at the Closing all of Seller’s interest
in any condemnation award which may be payable to Seller on account of any such condemnation and, at Closing, Seller shall credit
to the amount of the Purchase Price payable by Purchaser the amount, if any, of condemnation proceeds received by Seller between
the Effective Date and Closing less (a) any amounts reasonably expended by Seller in collecting such sums and (b) any
amounts reasonably used by Seller to repair the Property as a result of such condemnation. If, prior to Closing, there shall occur
a taking by condemnation of any part of or rights appurtenant to the Property that does not materially interfere with the operation
or use of the Hotel which constitutes a part of the Property, Purchaser shall not have the right to terminate this Agreement by
reason thereof and the Closing shall take place without abatement of the Purchase Price, but Seller shall assign to Purchaser at
Closing all of Seller’s interest in any condemnation award which may be payable to Seller on account of any such condemnation and,
at Closing, Seller shall credit to the amount of the Purchase Price payable by Purchaser the amount, if any, of condemnation proceeds
received by Seller between the Effective Date and Closing less (a) any amounts reasonably expended by Seller in collecting
such sums and (b) any amounts reasonably used by Seller to repair the Property as a result of such condemnation. Provided
Purchaser has not exercised its right to terminate this Agreement pursuant to Section 7.2, Seller shall notify Purchaser in
advance regarding any proceeding or negotiation with respect to the condemnation and Purchaser shall have a reasonable right, at
its own cost and expense, to appear and participate in any such proceeding or negotiation. For purposes of Sections 7.1 and 7.2
if this Agreement, estimates of costs and time required for restoration or repair shall be made by an architect or engineer, as
appropriate, designated by Seller and reasonably acceptable to Purchaser.

 

7.3         Broker. Seller
and Purchaser each represents and warrants to the other that it has not employed any real estate sales representatives or brokers
regarding the transaction contemplated by this Agreement. Seller shall indemnify, defend and hold Purchaser harmless from any commission
or fee claimed to be owing due to the acts of Seller. Purchaser shall indemnify, defend and hold Seller harmless from any commission
or fee claimed to be owing due to the acts of Purchaser. This Section relates solely to the transaction contemplated by this Agreement
between Seller and Purchaser and shall not create any third party right or obligation in favor of either or any broker. The provisions
of this Section 7.3 shall survive the Closing and any termination of this Agreement.

 

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ARTICLE VIII

DEFAULT; TERMINATION RIGHTS; INDEMNIFICATION

 

8.1         Default by Seller.
If the sale contemplated hereby is not consummated because of a default by Seller in its obligation to sell the Property in accordance
with this Agreement after Purchaser has performed or tendered performance of its obligations in accordance with this Agreement,
then Purchaser, as its sole and exclusive remedy shall elect (a) to terminate this Agreement, in which event the Earnest Money
Deposit shall be returned to Purchaser and all other rights and obligations of Seller and Purchaser hereunder (except those set
forth herein which expressly survive a termination of this Agreement) shall terminate immediately; or (b) to waive such matter
or condition and proceed to Closing, with no reduction in the Purchase Price; or (c) bring an equitable action to enforce the Closing
Obligations by specific performance; provided, with respect to an action for specific performance, (i) Purchaser shall provide
written notice of Purchaser’s intention to enforce the Closing Obligations by specific performance, and (ii) Purchaser’s suit for
specific performance shall be filed against Seller in a court having jurisdiction in the county and state in which the Property
is located, on or before sixty (60) days following the Closing Date, failing which, Purchaser shall be barred from enforcing the
Closing Obligations by specific performance and shall be deemed to have elected to terminate this Agreement as provided herein.

 

8.2         Default by Purchaser.
If the sale contemplated hereby is not consummated because of a default by Purchaser in its obligation to purchase the Property
in accordance with this Agreement after Seller has performed or tendered performance of all of its obligations in accordance with
this Agreement, Seller, as its sole and exclusive remedy, shall be permitted to terminate this Agreement in which event the parties
hereto shall be released from all further obligations hereunder except those which expressly survive a termination of this Agreement.
In the event of such termination, Seller shall be entitled to receive the Earnest Money from the Escrow Agent as liquidated damages
and not as penalty, in full satisfaction of its claims against Purchaser hereunder. SELLER AND PURCHASER AGREE THAT SELLER’S DAMAGES
RESULTING FROM PURCHASER’S DEFAULT ARE DIFFICULT, IF NOT IMPOSSIBLE, TO DETERMINE AND THE EARNEST MONEY IS A FAIR ESTIMATE OF THOSE
DAMAGES WHICH HAS BEEN AGREED TO IN AN EFFORT TO CAUSE THE AMOUNT OF SAID DAMAGES TO BE CERTAIN. 

 

8.3         Costs and Attorneys’
Fees. In the event of any litigation or dispute between the parties arising out of or in any way connected with this Agreement,
resulting in any litigation, then the prevailing party in such shall be entitled to recover its costs of prosecuting and/or defending
same, including, without limitation, reasonable attorneys’ fees at trial and all appellate levels. The provisions of this Section 8.3
shall survive the termination of this Agreement.

 

8.4         Limitation of
Liability. Notwithstanding anything herein to the contrary, the liability of each party hereto resulting from the breach or
default by such party shall be limited to direct actual damages incurred by the injured party and each party hereto hereby waives
its rights to recover from the other party consequential, punitive, exemplary, and speculative damages. The provisions of this
Section 8.4 shall survive the termination of this Agreement.

 

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8.5         Indemnification
by Purchaser. As of the Closing Date, Purchaser shall indemnify, defend and hold Seller harmless from any and all claims resulting
from the following: (a) the breach by Purchaser of any representation, warranty, covenant or obligation contained in
this Agreement and (or) in any other agreement, document, exhibit or instrument executed and delivered hereunder; and (b) the operation,
management and (or) use of the Property by Purchaser on and after the Closing Date.

 

8.6         Indemnification
by Seller. As of the Closing Date, Fee Owner and Interest Owner (but specifically excluding Moody MT) shall indemnify, defend
and hold Purchaser harmless from any and all claims resulting from the following: (a) the breach by Seller of any representation,
warranty, covenant or obligation contained in this Agreement and (or) in any other agreement, document, exhibit or instrument executed
and delivered hereunder; and (b) the operation, management and (or) use of the Property by Seller before the Closing Date. Notwithstanding
anything in this Agreement to the contrary, the maximum aggregate liability of Seller, and the maximum aggregate amount which may
be awarded to and collected by Purchaser shall under no circumstances whatsoever exceed One Million and No/Dollars ($1,000,000.00)
(“Liability Cap”); and no claim by Purchaser may be made, and Seller shall not be liable for any judgment in any action
based upon any such claim, unless and until such claim, either alone or together with any other claims by Purchaser for indemnification
is for an aggregate amount in excess of Twenty-Five Thousand and No/Dollars ($25,000.00) (“Floor Amount”), in which event
Seller’s liability respecting any final judgment concerning such claim or claims shall be for the entire amount thereof, subject
to the Liability Cap; provided, however, that if any such final judgment is for an amount that is less than or equal to the Floor
Amount, then Seller shall have no liability with respect thereto.

 

ARTICLE IX

MISCELLANEOUS PROVISIONS

 

9.1         Completeness;
Modification. This Agreement constitutes the entire agreement between the parties hereto with respect to the transactions contemplated
hereby and supersedes all prior discussions, understandings, agreements and negotiations between the parties hereto. This Agreement
may be modified only by a written instrument duly executed by the parties hereto.

 

9.2         Successors and
Assigns. This Agreement shall bind and inure to the benefit of the parties hereto and their permitted respective successors
and assigns.

 

9.3         Days. If
any action is required to be performed, or if any notice, consent or other communication is given, on a day that is a Saturday
or Sunday or a legal holiday in the jurisdiction in which the action is required to be performed or in which is located the intended
recipient of such notice, consent or other communication, such performance shall be deemed to be required, and such notice, consent
or other communication shall be deemed to be given, on the first business day following such Saturday, Sunday or legal holiday.
Unless otherwise specified herein, all references herein to a “day” or “days” shall refer to calendar days
and not business days.

 

9.4         Governing Law.
This Agreement and all documents referred to herein shall be governed by and construed and interpreted in accordance with the laws
of the state in which the Property is located without regard to its principle of conflicts of law.

 

9.5         Counterparts.
To facilitate execution, this Agreement may be executed in as many counterparts as may be required. It shall not be necessary that
the signature on behalf of both parties hereto appear on each counterpart hereof. All counterparts hereto shall collectively constitute
a single agreement. Telecopied signatures shall have the same valid and binding effect as original signatures.

 

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9.6         Severability.
If any term, covenant or condition of this Agreement, or the application thereof to any person or circumstance, shall to any extent
be invalid or unenforceable, the remainder of this Agreement, or the application of such term, covenant or condition to other persons
or circumstances, shall not be affected thereby, and each term, covenant or condition of this Agreement shall be valid and enforceable
to the fullest extent permitted by law.

 

9.7         Costs. Regardless
of whether Closing occurs hereunder, and except as otherwise expressly provided herein, each party hereto shall be responsible
for its own costs in connection with this Agreement and the transactions contemplated hereby, including, without limitation, fees
of attorneys, engineers and accountants.

 

9.8         Notices.
All notices, requests, demands and other communications hereunder shall be in writing and shall be delivered by hand, sent prepaid
for next-day delivery by Federal Express (or a comparable overnight delivery service) or sent by the United States mail, certified,
postage prepaid, return receipt requested, at the addresses and with such copies as designated below. Any notice, request, demand
or other communication delivered or sent in the manner aforesaid may be given by the party required to give such notice, etc.,
or its attorney, and shall be deemed given or made (as the case may be) when actually delivered to or refused by the intended recipient.

 

	If to Seller:	 	Moody National RI Grapevine S, LLC
	 	 	6363 Woodway, Suite 110
	 	 	Houston, Texas 77057
	 	 	Attn: Brett Moody
	 	 	Telephone: (713) 977-7500
	 	 	Facsimile: (713) 977-7505
	 	 	bmoody@moodynational.com
	 	 	 
	If to Purchaser:	 	Moody National REIT I, Inc.
	 	 	6363 Woodway, Suite 110
	 	 	Houston, Texas 77057
	 	 	Attn: Mary Smith
	 	 	Telephone: (713) 977-7500
	 	 	Facsimile: (713) 977-7505
	 	 	msmith@moodynational.com
	 	 	 
	If to Escrow Agent:	 	Moody National Title Company, L. P.
	 	 	6363 Woodway, Suite 250
	 	 	Houston, Texas  77057
	 	 	Telephone:  (713)977-1700 (Main)
	 	 	(713)273-6680 (Direct)
	 	 	Facsimile:  (713)977-0117(Fax)

 

or to such other address as the intended recipient
may have specified in a notice to the other party. Any party hereto may change its address or designate different or other persons
or entities to receive copies by notifying the other party and Escrow Agent in a manner described in this Section.

 

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9.9         Escrow Agent.
Escrow Agent has agreed to act as such for the convenience of the parties without fee or other charges for such services as Escrow
Agent. Escrow Agent shall not be liable: (a) to any of the parties for any act or omission to act except for its own willful
misconduct; (b) for any legal effect, insufficiency, or undesirability or any instrument deposited with or delivered by Escrow
Agent or exchanged by the parties hereunder, whether or not Escrow Agent prepared such instrument; (c) for any loss or impairment
of funds that have been deposited in escrow while those funds are in the course of collection, or while those funds are on deposit
in a financial institution, if such loss or impairment results from the failure, insolvency or suspension of a financial institution;
(d) for the expiration of any time limit or other consequences of delay, unless a properly executed written instruction, accepted
by Escrow Agent, has instructed Escrow Agent to comply with said time limit; (e) for the default, error, action or omission
of either party to the escrow. Escrow Agent, in its capacity as escrow agent, shall be entitled to rely on any document or paper
received by it, believed by such Escrow Agent, in good faith, to be bona fide and genuine. In the event of any dispute as to the
disposition of any monies held in escrow, or of any documents held in escrow, Escrow Agent may, if such Escrow Agent so elects,
interplead the matter by filing an interpleader action in a court of competent jurisdiction in the county or circuit where the
Real Property is located (to the jurisdiction of which both parties do hereby consent), and pay into the registry of the court
such monies held by Escrow Agent, or deposit any such documents with respect to which there is a dispute in the registry of such
court, whereupon such Escrow Agent shall be relieved and released from any further liability as Escrow Agent hereunder. Escrow
Agent shall not be liable for Escrow Agent’s compliance with any legal process, subpoena, writ, order, judgment and decree of any
court, whether issued with or without jurisdiction, and whether or not subsequently vacated, modified, set aside or reversed.

 

9.10       Incorporation
by Reference. All of the exhibits and schedules attached hereto are by this reference incorporated and made a part hereof.

 

9.11       Further Assurances.
Seller and Purchaser each covenant and agree to sign, execute and deliver, or cause to be signed, executed and delivered, and to
do or make, or cause to be done or made, upon the written request of the other party, any and all agreements, instruments, papers,
deeds, acts or things, supplemental, confirmatory or otherwise, as may be reasonably required by either party hereto for the purpose
of or in connection with consummating the transactions described herein provided that compliance with the provision of this Section shall
not increase the liability of the complying party.

 

9.12       No Partnership.
This Agreement does not and shall not be construed to create a partnership, joint venture or any other relationship between the
parties hereto except the relationship of seller and purchaser specifically established hereby.

 

9.13       Time of Essence.
Time is of the essence with respect to every provision hereof.

 

9.14       Signatory Exculpation.
The signatory(ies) for Seller and Purchaser is/are executing this Agreement in his/their capacity as representative of such party
and not individually and, therefore, shall have no personal or individual liability of any kind in connection with this Agreement
and the transactions contemplated by it.

 

9.15       Rules of Construction.
The following rules shall apply to the construction and interpretation of this Agreement:

 

(a)         Singular words shall
connote the plural number as well as the singular and vice versa, and the masculine shall include the feminine and the neuter.

 

(b)        All references herein
to particular articles, sections, subsections, clauses or exhibits are references to articles, sections, subsections, clauses or
exhibits of this Agreement.

 

    	19

    	 

    

 

(c)        The headings contained
herein are solely for convenience of reference and shall not constitute a part of this Agreement nor shall they affect its meaning,
construction or effect.

 

(d)        Each party hereto
and its counsel have reviewed and revised (or requested revisions of) this Agreement and have participated in the preparation of
this Agreement, and therefore any usual rules of construction requiring that ambiguities are to be resolved against a particular
party shall not be applicable in the construction and interpretation of this Agreement or any exhibits hereto.

 

9.16       No Recording.
Neither this Agreement nor any memorandum hereof, or any other instrument intended to give notice hereof (or which actually gives
notice hereof) shall be recorded.

 

9.17       Facsimile Signatures.
The execution of this Agreement and all notices given hereunder and all amendments hereto, may be effected by facsimile signatures,
all of which shall be treated as originals; provided, however, that the party receiving a document with a facsimile signature may,
by notice to the other, require the prompt delivery of an original signature to evidence and confirm the delivery of the facsimile
signature.

 

9.18       Assignment by
the Parties. Neither party shall assign or transfer or permit the assignment or transfer of its rights or obligations under
this Agreement without the prior written consent of the other, any such assignment or transfer without such prior consent being
hereby declared to be null and void; provided, however, that Purchaser shall have the right to either nominate one
or more Affiliates to take title to the Property or to certain components of the Property or to assign this Agreement to one or
more Affiliates without Seller’s consent.

 

9.19       Waiver.
The excuse or waiver of the performance by a party of any obligation of the other party under this Agreement shall only be effective
if evidenced by a written statement signed by the party so excusing or waiving. No delay in exercising any right or remedy shall
constitute a waiver thereof, and no waiver by Seller or Purchaser of the breach of any covenant of this Agreement shall be construed
as a waiver of any preceding or succeeding breach of the same or any other covenant or condition of this Agreement.

 

9.20       Exclusivity.
After the Effective Date, Seller and its respective agents, representatives and employees shall immediately cease all marketing
of the Property until such time as this Agreement is terminated and Seller shall not directly or indirectly make, accept, negotiate,
entertain or otherwise pursue any offers for the sale of the Property.

 

9.21       Section 1031
Exchange. Either party may consummate the purchase or sale of the Property as part of a so-called like kind exchange (an “Exchange”)
pursuant to Section 1031 of the Internal Revenue Code of 1986, as amended (the “Code”), provided that (i) the
Closing shall not be delayed or affected by reason of an Exchange nor shall the consummation or accomplishment of any Exchange
be a condition precedent or condition subsequent to a party’s obligations under this Agreement; (ii) any party desiring an
Exchange shall effect its Exchange through an assignment of this Agreement, or its rights under this Agreement, to a qualified
intermediary and the other party shall not be required to take an assignment of the purchase agreement for the relinquished or
replacement property or be required to acquire or hold title to any real property for purposes of consummating such Exchange; and
(iii) the party desiring an Exchange shall pay any additional costs that would not otherwise have been incurred by Purchaser
or Seller had such party not consummated its purchase or sale through an Exchange. Neither party shall by this agreement or acquiescence
to an Exchange desired by the other party (1) have its rights under this Agreement affected or diminished in any manner or
(2) be responsible for compliance with or be deemed to have warranted to the other party that such party’s Exchange in fact
complies with Section 1031 of the Code. In connection with such cooperation, Seller agrees, upon request of Purchaser to “direct
deed” for actual interests in the property to designees of Purchaser.

 

    	20

    	 

    

 

9.22       Public Announcements.
Except as otherwise expressly provided herein, neither Seller nor Purchaser shall make any public statement or issue any press
release prior to the Closing with respect to this Agreement or the transactions contemplated hereby without the prior written consent
of the other party. Seller hereby expressly acknowledges that Purchaser is a wholly-owned subsidiary of a publicly-traded company
and that Seller is aware and will advise its owners, employees and agents that federal and state securities laws prohibit any person
who has material, non-public information about a company from purchasing or selling securities of such a company or from communicating
such information to any other person under circumstances in which it is reasonably foreseeable that such person is likely to purchase
or sell such securities. Seller further agrees that Purchaser shall have the right to disclose the fact that it is contemplating
the purchase of the Property and such other details of the transaction to the extent Purchaser reasonably deems necessary to comply
with applicable federal or state securities laws, rules or regulations.

 

[SIGNATURE PAGE TO FOLLOW]

 

    	21

    	 

    

 

IN WITNESS WHEREOF, Seller
and Purchaser have caused this Agreement to be executed in their names by their respective duly authorized representatives.

 

	 	FEE OWNER:
	 	 	 
	 	MOODY NATIONAL RI GRAPEVINE S, LLC, 
	 	a Delaware limited liability company
	 	 	 
	 	By: 	/s/ Brett C. Moody
	 	Name: 	 
	 	Title:	 

 

    	 

    	 

    

 

IN WITNESS WHEREOF, Seller
and Purchaser have caused this Agreement to be executed in their names by their respective duly authorized representatives.

 

	 	MOODY MT:
	 	 	 
	 	Moody National TPS Newark MT, LLC, a Delaware limited liability company
	 	 	 
	 	By: Moody National Management, L.P., a Texas limited partnership, its sole member
	 	 	 
	 	By: Moody Management Corporation, a Texas corporation, it general partner
	 	 	 
	 	By:	/s/ Brett C. Moody
	 	 	Brett C. Moody, President

 

    	 

    	 

    

 

IN WITNESS WHEREOF, Seller
and Purchaser have caused this Agreement to be executed in their names by their respective duly authorized representatives.

 

	 	INTEREST OWNER:
	 	 	 
	 	MOODY NATIONAL MANAGEMENT, L.P.
	 	 	 
	 	By: Moody Management Corporation, a Texas corporation, it general partner
	 	 	 
	 	/s/ Brett C. Moody
	 	Brett C. Moody, President

 

    	 

    	 

    

 

IN WITNESS WHEREOF, Seller and Purchaser have
caused this Agreement to be executed in their names by their respective duly authorized representatives.

 

	 	PURCHASER:
	 	 	 
	 	MOODY NATIONAL REIT I INC., a Maryland corporation
	 	 	 
	 	By:	/s/ Brett C. Moody
	 	 	Brett Moody, President

 

    	 

    	 

    

 

RECEIPT OF THIS AGREEMENT
IS ACKNOWLEDGED BY PARTNERS TITLE COMPANY, EFFECTIVE AS OF                   , 2014.

 

	 	MOODY NATIONAL TITLE COMPANY, L.P.
	 	 
	 	By:	 
	 	Name:	 
	 	Title:	 

 

    	 

    	 

    

 

EXHIBIT AMoody National Advisor I, LLC. 10-Q

EXHIBIT 10.4

 

Loan Number OWL-140310-01

 

 

 

LOAN
AGREEMENT

 

Dated as of March 31, 2014

 

Between

 

MOODY NATIONAL 2020-GRAPEVINE HOLDING,
LLC,

as Borrower

 

and

 

LADDER CAPITAL FINANCE LLC,

as Lender 

 

 

 

    	 

    	 

    

 

TABLE OF
CONTENTS

 

	ARTICLE 1:   DEFINITIONS; PRINCIPLES OF CONSTRUCTION	1
	 	 
	Section 1.1	Specific Definitions.	1
	Section 1.2	Principles of Construction.	1
	 	 	 	 
	ARTICLE 2:   THE LOAN	2
	 	 
	Section 2.1	The Loan.	2
	2.1.1	Agreement to Lend and Borrow.	2
	2.1.2	The Note.	2
	2.1.3	Use of Proceeds.	2
	 	 	 
	Section 2.2	Interest Rate.	2
	2.2.1	Interest Rate.	2
	2.2.2	Default Rate.	2
	2.2.3	Interest Calculation.	2
	2.2.4	Usury Savings.	3
	 	 	 
	Section 2.3	Loan Payments; Term of Loan.	3
	2.3.1	Payments Before Stated Maturity Date.	3
	2.3.2	Payment on Maturity Date.	3
	2.3.3	Late Payment Charge.	4
	2.3.4	Method and Place of Payment.	4
	 	 	 
	Section 2.4	Prepayments.	4
	2.4.1	Voluntary Prepayments.	4
	2.4.2	Mandatory Prepayments.	5
	2.4.3	Prepayments After Default.	5
	 	 	 
	Section 2.5	Intentionally Omitted.	5
	 	 	 
	Section 2.6	Defeasance.	5
	2.6.1	Conditions to Defeasance.	5
	2.6.2	Release of Property.	7
	2.6.3	Successor Borrower.	7
	2.6.4	Appointment as Attorney-in-Fact.	8
	 	 	 	 
	ARTICLE 3:   REPRESENTATIONS AND WARRANTIES	8
	 	 
	Section 3.1	Borrower Representations.	8
	3.1.1	Organization.	8
	3.1.2	Proceedings.	8
	3.1.3	No Conflicts.	8
	3.1.4	Litigation.	9
	3.1.5	Agreements.	9
	3.1.6	Consents.	9
	3.1.7	Title.	9
	3.1.8	No Plan Assets.	9

 

    	i

    	 

    

 

	3.1.9	Compliance.	10
	3.1.10	Financial Information.	10
	3.1.11	Condemnation.	10
	3.1.12	Easements; Utilities and Public Access.	11
	3.1.13	Separate Lots.	11
	3.1.14	Taxes and Assessments.	11
	3.1.15	Enforceability.	11
	3.1.16	Assignment of Leases.	11
	3.1.17	Insurance.	11
	3.1.18	Licenses.	12
	3.1.19	Flood Zone.	12
	3.1.20	Physical Condition.	12
	3.1.21	Boundaries.	12
	3.1.22	Leases.	12
	3.1.23	Filing and Recording Taxes.	13
	3.1.24	Single Purpose.	13
	3.1.25	Tax Filings.	13
	3.1.26	Solvency.	13
	3.1.27	Federal Reserve Regulations.	14
	3.1.28	Organizational Chart.	14
	3.1.29	Organizational Status.	14
	3.1.30	Bank Holding Company.	14
	3.1.31	No Casualty.	14
	3.1.32	Purchase Options.	14
	3.1.33	FIRPTA.	14
	3.1.34	Illegal Activity.	15
	3.1.35	Investment Company Act.	15
	3.1.36	Use of Property.	15
	3.1.37	Fiscal Year.	15
	3.1.38	No Other Financing.	15
	3.1.39	Contracts.	15
	3.1.40	Full and Accurate Disclosure; No Change in Facts.	15
	3.1.41	Other Obligations and Liabilities.	16
	3.1.42	Securities Laws Compliance.	16
	3.1.43	Operating Agreements.	16
	3.1.44	Bankruptcy Filings.	16
	3.1.45	Franchise Agreement.	17
	3.1.46	Owner Agreement.	18
	3.1.47	REA.	18
	 	 	 
	Section 3.2	Survival of Representations; Reliance.	18
	 	 	 	 
	ARTICLE 4:   BORROWER COVENANTS	18
	 	 	 
	Section 4.1	Borrower Affirmative Covenants.	18
	 	 	 
	4.1.1	Payment and Performance of Obligations.	18
	4.1.2	Existence; Compliance with Legal Requirements.	18
	4.1.3	Taxes and Other Charges.	19

 

    	ii

    	 

    

 

	4.1.4	Litigation.	19
	4.1.5	Access to Property.	19
	4.1.6	Further Assurances; Supplemental Mortgage Affidavits.	20
	4.1.7	Financial Reporting.	20
	4.1.8	Title to the Property.	22
	4.1.9	Estoppel Statement.	23
	4.1.10	Leases.	23
	4.1.11	Alterations.	25
	4.1.12	Approval of Major Contracts.	25
	4.1.13	After Acquired Property.	25
	4.1.14	PATRIOT Act.	25
	4.1.15	Special Purpose.	26
	4.1.16	Intentionally Omitted.	26
	4.1.17	Major Contracts/Operating Agreements.	26
	4.1.18	Franchise Agreement.	26
	4.1.20	Hotel Operation.	28
	4.1.21	Conflicts with Master Lease.	29
	4.1.22	REA.	29
	 	 	 
	Section 4.2	Borrower Negative Covenants.	29
	 	 	 
	4.2.1	Due on Sale and Encumbrance; Transfers of Interests.	29
	4.2.2	Liens.	30
	4.2.3	Dissolution.	30
	4.2.4	Change in Use.	30
	4.2.5	Debt Cancellation.	30
	4.2.6	Intentionally Omitted.	30
	4.2.7	Zoning.	30
	4.2.8	Intentionally Omitted.	30
	4.2.9	No Joint Assessment.	30
	4.2.10	Principal Place of Business.	31
	4.2.11	Change of Name, Identity or Structure.	31
	4.2.12	Intentionally Omitted.	31
	4.2.13	ERISA.	31
	4.2.14	Compliance with Restrictive Covenants, Etc.	31
	4.2.15	Operating Agreements.	32
	4.2.16	Embargoed Person.	32
	 	 	 
	Section 4.3	Master Lease.	33
	 	 	 	 
	ARTICLE 5:   INSURANCE, CASUALTY AND CONDEMNATION	33
	 	 
	5.1.1	Insurance Policies.	33
	5.1.2	Insurance Company.	38
	 	 	 
	Section 5.2	Casualty and Condemnation.	38
	5.2.1	Casualty.	38
	5.2.2	Condemnation.	39
	5.2.3	Casualty Proceeds.	39

 

    	iii

    	 

    

 

	Section 5.3	Delivery of Net Proceeds.	40
	 	 	 
	5.3.1	Minor Casualty or Condemnation.	40
	5.3.2	Major Casualty or Condemnation.	40
	 	 	 	 
	ARTICLE 6:   CASH MANAGEMENT AND RESERVE FUNDS	45
	 	 
	Section 6.1	Cash Management Arrangements.	45
	 	 	 
	Section 6.2	Intentionally Omitted.	46
	 	 	 
	Section 6.3	Tax Funds.	46
	 	 	 
	6.3.1	Deposits of Tax Funds.	46
	6.3.2	Release of Tax Funds.	46
	 	 	 
	Section 6.4	Insurance Funds.	47
	 	 	 
	6.4.1	Deposits of Insurance Funds.	47
	6.4.2	Release of Insurance Funds.	47
	 	 	 
	Section 6.5	FF&E Reserve Funds.	47
	 	 	 
	6.5.1	Deposits of FF&E Reserve Funds.	48
	6.5.2	Release of FF&E Reserve Funds.	48
	 	 	 
	Section 6.6	Seasonality Reserve.	49
	 	 	 
	6.6.1	Deposits of Seasonality Reserve Funds.	49
	6.6.2	Release of Seasonality Reserve Funds.	50
	6.6.3	Reassessment of Seasonality Reserve Target.	50
	 	 	 
	Section 6.7	Property Improvement Plan Reserve.	50
	 	 	 
	6.7.1	Performance of Initial PIP Work.	50
	6.7.2	Deposits of Initial PIP Reserve Funds.	50
	6.7.3	Release of Initial PIP Reserve Funds.	51
	 	 	 
	Section 6.8	Operating Expenses.	52
	 	 	 
	Section 6.9	Excess Cash Flow Funds.	53
	 	 	 
	Section 6.10	Security Interest in Reserve Funds.	53
	 	 	 
	6.10.1	Grant of Security Interest.	53
	6.10.2	Interest on Certain Reserve Funds; Income Taxes.	54
	6.10.3	Prohibition Against Further Encumbrance.	54
	 	 	 
	Section 6.11	Property Cash Flow Allocation.	54
	 	 	 
	6.11.1	Order of Priority of Funds in Cash Management Account.	54
	6.11.3	Application After Event of Default.	56
	 	 	 
	Section 6.12	Rights to Reserve Funds.	57
	 	 	 	 
	ARTICLE 7:   PROPERTY MANAGEMENT	57
	 	 	 
	Section 7.1	The Management Agreement.	57
	 	 	 
	Section 7.2	 	Prohibition Against Termination or Modification of the Management Agreement.	58
	 	 	 	 
	Section 7.3	Replacement of Manager.	58

 

    	iv

    	 

    

 

	ARTICLE 8:   Permitted Transfers.	59
	 	 
	Section 8.1	Permitted Transfer of the Property.	59
	 	 	 
	Section 8.2	Permitted Transfers of Interest in Restricted Parties.	60
	 	 	 
	Section 8.3	Replacement Guarantor.	61
	 	 	 
	Section 8.4	Substitute Guarantor.	62
	 	 	 
	Section 8.5	Costs and Expenses.	63
	 	 	 	 

	ARTICLE 9:   SALE AND SECURITIZATION OF MORTGAGE	63
	 	 
	Section 9.1	Sale of Mortgage and Securitization.	63
	 	 	 
	Section 9.2	Securitization Indemnification.	64
	 	 	 
	Section 9.3	Severance Documentation.	67
	 	 	 
	Section 9.4	Secondary Market Transaction Costs.	67
	 	 	 	 
	ARTICLE 10:   DEFAULTS	68
	 	 
	Section 10.1	Events of Default.	68
	 	 	 
	Section 10.2	Remedies.	71
	 	 	 
	Section 10.3	Lender’s Right to Perform.	72
	 	 	 
	Section 10.4	Remedies Cumulative.	73
	 	 	 
	ARTICLE 11:   MISCELLANEOUS	73
	 	 
	Section 11.1	Successors and Assigns; Assignments and Participations.	73
	 	 	 
	Section 11.2	Lender’s Discretion.	73
	 	 	 
	Section 11.3	Governing Law.	74
	 	 	 
	Section 11.4	Modification, Waiver in Writing.	75
	 	 	 
	Section 11.5	Delay Not a Waiver.	75
	 	 	 
	Section 11.6	Notices.	75
	 	 	 
	Section 11.7	Trial by Jury.	76
	 	 	 
	Section 11.8	Headings.	76
	 	 	 
	Section 11.9	Severability.	77
	 	 	 
	Section 11.10	Preferences.	77
	 	 	 
	Section 11.11	Waiver of Notice.	77
	 	 	 
	Section 11.12	Remedies of Borrower.	77
	 	 	 
	Section 11.13	Expenses; Indemnity.	77
	 	 	 
	Section 11.14	Schedules Incorporated.	79
	 	 	 
	Section 11.15	Offsets, Counterclaims and Defenses.	79

 

    	v

    	 

    

 

	Section 11.16	 	No Joint Venture or Partnership; No Third Party Beneficiaries.	79
	 	 	 	 
	Section 11.17	 	Publicity.	80
	 	 	 	 
	Section 11.18	 	Waiver of Marshalling of Assets.	80
	 	 	 	 
	Section 11.19	 	Waiver of Offsets/Defenses/Counterclaims.	80
	 	 	 	 
	Section 11.20	 	Conflict; Construction of Documents; Reliance.	80
	 	 	 	 
	Section 11.21	 	Brokers and Financial Advisors.	81
	 	 	 	 
	Section 11.22	 	Exculpation.	81
	 	 	 	 
	Section 11.23	 	Prior Agreements.	85
	 	 	 	 
	Section 11.24	 	Servicer.	86
	 	 	 	 
	Section 11.25	 	Joint and Several Liability.	86
	 	 	 	 
	Section 11.26	 	Creation of Security Interest.	86
	 	 	 	 
	Section 11.27	 	Counterparts.	87
	 	 	 	 
	Section 11.28	 	Set-Off.	87
	 	 	 	 
	Section 11.29	 	Certain Additional Rights of Lender (VCOC).	87

 

SCHEDULES

 

	Schedule I	-	Definitions
	Schedule II	-	Intentionally Omitted
	Schedule III	-	Single Purpose Provisions
	Schedule IV	-	Organizational Chart
	Schedule V	-	Intentionally Omitted
	Schedule VI	-	Secondary Market Transaction Information

 

EXHIBITS

 

	Exhibit A	- 	Form of Tenant Direction Letter
	Exhibit B	- 	Form of Credit Card Bank Payment Direction Letter
	Exhibit C	- 	Form of Credit Card Company Payment Direction Letter
	Exhibit D	-	Initial PIP Work

 

    	vi

    	 

    

 

LOAN
AGREEMENT

 

THIS LOAN AGREEMENT,
dated as of March 31, 2014 (as amended, restated, replaced, supplemented or otherwise modified from time to time, this “Agreement”),
between LADDER CAPITAL FINANCE LLC, a Delaware limited liability company, having an address at 345 Park Avenue, 8th
Floor, New York, New York 10154 (together with its successors and assigns, collectively, “Lender”), MOODY NATIONAL
2020-GRAPEVINE HOLDING, LLC, a Delaware limited liability company, having an address at c/o Moody National REIT I, Inc., 6363
Woodway, Suite 110, Houston, Texas 77057 (together with its permitted successors and assigns, “Borrower”.

 

W I
T N E S S E T H :

 

WHEREAS, Borrower
owns the Property and master leases the Property to Master Tenant pursuant to the terms of the Master Lease;

 

WHEREAS, Borrower
desires to obtain the Loan from Lender; and

 

WHEREAS, Lender
is willing to make the Loan to Borrower, subject to and in accordance with the conditions and terms of the Loan Documents.

 

NOW, THEREFORE,
in consideration of the covenants set forth in this Agreement, and other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the parties hereto hereby agree, represent and warrant as follows:

 

ARTICLE
1: DEFINITIONS; PRINCIPLES OF CONSTRUCTION

 

Section 1.1           Specific
Definitions.

 

For all purposes of
this Agreement, except as otherwise expressly provided herein, all capitalized terms used in this Agreement shall have the respective
meanings set forth on Schedule I attached hereto.

 

Section 1.2           Principles
of Construction.

 

All references to sections
and schedules are to sections and schedules in or to this Agreement unless otherwise specified. Unless otherwise specified, the
words “hereof,” “herein” and “hereunder” and words of similar import when used in this Agreement
shall refer to this Agreement as a whole and not to any particular provision of this Agreement and the word “including”
shall mean “including but not limited to”. Unless otherwise specified, all meanings attributed to defined terms herein
shall be equally applicable to both the singular and plural forms of the terms so defined.

 

    	 

    	 

    

 

ARTICLE
2: THE LOAN

 

Section 2.1           The
Loan.

 

2.1.1      Agreement
to Lend and Borrow. Subject to and upon the terms and conditions set forth herein, Lender shall make the Loan to Borrower and
Borrower shall accept the Loan from Lender on the Closing Date.

 

2.1.2      The
Note. The Loan shall be evidenced by that certain Promissory Note of even date herewith in the stated principal amount of Thirteen
Million Two Hundred Fifty Thousand and No/100 Dollars ($13,250,000.00) executed by Borrower and payable to the order of Lender
in evidence of the Loan (as the same may hereafter be amended, supplemented, restated, increased, extended or consolidated from
time to time, the “Note”) and shall be repaid in accordance with the terms of this Agreement and the Note.

 

2.1.3      Use
of Proceeds. Borrower shall use the proceeds of the Loan to (a) acquire the Property, (b) pay and discharge any existing loans,
if any, relating to the Property, (c) pay all past-due Taxes, insurance premiums and Other Charges, if any, in respect of the Property,
(d) make initial deposits of the Reserve Funds, (e) pay costs and expenses incurred in connection with the closing of the Loan,
as approved by Lender, and (f) fund any working capital requirements of the Property, as approved by Lender. Any excess proceeds
may be used for any lawful purpose.

 

Section 2.2           Interest
Rate.

 

2.2.1      Interest
Rate. Subject to the further provisions of this Agreement, including, without limitation, Sections 2.2.2 and 2.2.4
hereof, the Outstanding Principal Balance shall bear interest throughout the Term at the Interest Rate.

 

2.2.2      Default
Rate. In the event that, and for so long as, any Event of Default shall have occurred and be continuing, the Outstanding Principal
Balance and, to the extent permitted by law, overdue interest in respect of the Loan, shall, at Lender’s election, accrue interest
at the Default Rate, calculated from the date the Default occurred which led to such Event of Default, without regard to any grace
or cure periods contained herein. Interest at the Default Rate shall be paid immediately upon demand, which demand may be made
as frequently as Lender shall elect.

 

2.2.3      Interest
Calculation. Interest on the Outstanding Principal Balance shall be calculated by multiplying (a) the actual number of days
elapsed in the period for which the calculation is being made by (b) a daily rate based on a three hundred sixty (360) day year
(that is, the Interest Rate or the Default Rate, as then applicable), expressed as an annual rate divided by 360) by (c) the Outstanding
Principal Balance. The accrual period for calculating interest due on each Monthly Payment Date shall be the Interest Period immediately
prior to such Monthly Payment Date.

 

    	2

    	 

    

 

2.2.4      Usury
Savings. The Loan Documents are subject to the express condition that at no time shall Borrower be required to pay interest
on the principal balance of the Loan at a rate which could subject Lender to either civil or criminal liability as a result of
being in excess of the Maximum Legal Rate. If by the terms of the Loan Documents, Borrower is at any time required or obligated
to pay interest on the principal balance due hereunder at a rate in excess of the Maximum Legal Rate, the Interest Rate or the
Default Rate, as the case may be, shall be deemed to be immediately reduced to the Maximum Legal Rate and all previous payments
in excess of the Maximum Legal Rate shall be deemed to have been payments in reduction of principal and not on account of the
interest due hereunder, or if there is then no outstanding principal such excess shall be immediately returned to Borrower. All
sums paid or agreed to be paid to Lender for the use, forbearance, or detention of the sums due under the Loan, shall, to the
extent permitted by any Legal Requirements, be amortized, prorated, allocated and spread throughout the full stated term of the
Loan until payment in full so that the rate or amount of interest on account of the Loan does not exceed the Maximum Legal Rate
from time to time in effect and applicable to the Loan for so long as the Loan is outstanding.

 

Section 2.3           Loan
Payments; Term of Loan.

 

2.3.1      Payments
Before Stated Maturity Date. Borrower shall make a payment to Lender of interest only on the Closing Date for the period from
the Closing Date through and including the next succeeding fifth (5th) day of a calendar month, whether such fifth (5th)
day shall occur in the calendar month in which the Closing Date occurs or in the month immediately succeeding the month in which
the Closing Date occurs (unless the Closing Date is the sixth day of a calendar month, in which case no such separate payment of
interest shall be due). Lender shall have the right from time to time, in its sole discretion, upon not less than thirty (30) days
prior written notice to Borrower, to change the Monthly Payment Date to a different calendar day each month which is not more than
five (5) days earlier nor more than ten (10) days later than the sixth (6th) day of each calendar month. Each interest accrual
period (the “Interest Period”) thereafter shall commence on the sixth (6th) day of each calendar month during
the Term and shall end on and include the fifth (5th) day of the next occurring calendar month; provided, however,
that if Lender shall have elected to change the Monthly Payment Date as aforesaid, Lender shall have the option, but not the obligation,
to adjust the interest accrual period correspondingly. Commencing on the Monthly Payment Date occurring in May, 2014 and on each
Monthly Payment Date thereafter throughout the Term, Borrower shall make a constant monthly payment of $73,166.99 to Lender
(each such payment, a “Monthly Debt Service Payment”), which payments shall be applied first to accrued and unpaid
interest and the balance to principal. All amounts due under this Agreement and the Note shall be payable without setoff, counterclaim
or any other deduction whatsoever.

 

2.3.2      Payment
on Maturity Date. The Loan shall mature on the Maturity Date. Borrower shall pay to Lender on the Maturity Date the Outstanding
Principal Balance, all accrued and unpaid interest and all other amounts due under the Loan Documents.

 

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2.3.3      Late
Payment Charge. If any principal, interest or any other sum due under the Loan Documents, but excluding the payment of principal
due on the Maturity Date, is not paid by Borrower on the date on which it is due (subject to the grace period provided in Section
2.3.1 hereof if Lender elects to make the Monthly Payment Date a date that is earlier than the sixth (6th) day of each
calendar month), Borrower shall pay to Lender upon demand an amount equal to the lesser of five percent (5%) of such unpaid sum
or the maximum amount permitted by any Legal Requirements, in order to defray the expense incurred by Lender in handling and processing
such delinquent payment and to compensate Lender for the loss of the use of such delinquent payment. Any such amount shall be
secured by the Mortgage and the other Loan Documents.

 

2.3.4      Method
and Place of Payment.

 

(a)         Except as otherwise
specifically provided herein, all payments and prepayments under this Agreement and the Note shall be made to Lender not later
than 4:00 P.M., New York City time, on the date when due and shall be made in lawful money of the United States of America in immediately
available funds at Lender’s office or at such other place as Lender shall from time to time designate, and any funds received by
Lender after such time shall, for all purposes hereof, be deemed to have been paid on the next succeeding Business Day.

 

(b)         Whenever any payment
to be made under any Loan Document shall be stated to be due on a day which is not a Business Day, the due date thereof shall be
the immediately preceding Business Day.

 

(c)         All payments required
to be made by Borrower under the Loan Documents shall be made irrespective of, and without deduction for, any setoff, claim or
counterclaim and shall be made irrespective of any defense thereto.

 

Section 2.4           Prepayments.

 

2.4.1      Voluntary
Prepayments. Except as otherwise provided herein, including, but not limited to Article 5, Borrower shall not have the right
to prepay the Loan in whole or in part. Subject to Section 2.4.3 hereof, on the Open Prepayment Date, and on any Business
Day thereafter, Borrower may, at its option and upon not less than thirty (30) days irrevocable prior notice to Lender, prepay
the Outstanding Principal Balance in whole only without payment of the Yield Maintenance Premium. Any prepayment received by Lender
under this Section 2.4.1 shall be accompanied by (a) all interest which would have accrued on the principal amount
prepaid to, but not including, the next occurring Monthly Payment Date (or, if such prepayment occurs on a Monthly Payment Date,
to, but not including, such Monthly Payment Date), (b) all other sums due and payable under the Loan Documents, and (c) all reasonable
out-of-pocket costs and expenses incurred by Lender in connection with such prepayment.

 

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2.4.2      Mandatory
Prepayments. On the next occurring Monthly Payment Date following the date on which Lender actually receives a distribution
of Net Proceeds, if Lender has elected in accordance with the provisions of the Loan Documents not to make such Net Proceeds available
to Borrower for a Restoration, Borrower shall, at Lender’s option, prepay the Outstanding Principal Balance in an amount equal
to one hundred percent (100%) of such Net Proceeds; provided, however, if an Event of Default has occurred and is
continuing, unless such Net Proceeds comprise an award in compensation for lost income as a result of a temporary Taking (in which
event that portion of the award comprising compensation for lost income shall be treated as Rent for the purposes of this Agreement),
Lender may apply such Net Proceeds to the Debt in any order, proportion and priority as Lender may determine in its sole and absolute
discretion. Any prepayment received by Lender under this Section 2.4.2 shall be (a) subject to Section 2.4.3
hereof and (b) accompanied by (i) all interest which would have accrued on the principal amount prepaid through, but not including,
such Monthly Payment Date, (ii) all other sums due and payable under the Loan Documents, and (iii) all reasonable out-of-pocket
costs and expenses incurred by Lender in connection with such prepayment. Provided that no Event of Default shall have occurred
and be continuing, no Yield Maintenance Premium, or other premium or penalty, shall be due in connection with any prepayment made
pursuant to this Section 2.4.2 or in connection with any payment made pursuant to Section 5.3(a) or (b) of the Mortgage.

 

2.4.3      Prepayments
After Default. If, after the occurrence and during the continuance of an Event of Default, prepayment of all or any part of
the Debt is tendered by Borrower (which tender may be rejected by Lender to the extent permitted by applicable Legal Requirements)
or, subject to Section 10.2(d), otherwise recovered by Lender (including through application of any Reserve Funds), such tender
or recovery shall be deemed (a) to have been made on the next occurring Monthly Payment Date and such prepayment shall be applied
first to the Monthly Debt Service Payment due on such date and (b) to be a voluntary prepayment by Borrower in violation of the
prohibition against prepayment set forth in Section 2.4.1 hereof, and Borrower shall pay, in addition to the Debt,
or portion thereof then being prepaid or satisfied, (i) an amount equal to the greater of (x) four percent (4%) of the Outstanding
Principal Balance (except if such Event of Default occurs within the last twenty-four (24) months of the Term preceding the Stated
Maturity Date, in which event, such amount shall be one percent (1%) of the Outstanding Principal Balance), or portion thereof
then being prepaid or satisfied, and (y) the Yield Maintenance Premium on the Outstanding Principal Balance, or portion thereof
then being prepaid or satisfied, as of the date such prepayment is paid to Lender, (ii) all interest which would have accrued
on the principal amount prepaid through, but not including, such Monthly Payment Date, (iii) all other sums due and payable under
the Loan Documents, and (iv) all reasonable out-of-pocket costs and expenses incurred by Lender in connection with such prepayment.

 

Section 2.5           Intentionally
Omitted.

 

Section 2.6           Defeasance.

 

2.6.1      Conditions
to Defeasance. Provided no Event of Default has occurred and is continuing, at any time after the earlier of the date which
is (y) two (2) years after the “startup day,” within the meaning of Section 860G(a)(9) of the Code, for the REMIC
Trust established in connection with the last Securitization involving any portion of the Loan or (z) four (4) years after
the date hereof, and before the Open Prepayment Date, Borrower may cause the release of the Property from the Lien of the Mortgage
and the other Loan Documents upon the satisfaction of the following conditions (collectively, a “Defeasance”):

 

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(a)         Unless otherwise
agreed by Lender in writing, not less than thirty (30) days prior written notice shall be given to Lender specifying a date (the
“Release Date”) on which the Defeasance Collateral is to be delivered, such Release Date to occur only on a Monthly
Payment Date;

 

(b)        all accrued and
unpaid interest and all other sums due under the Loan Documents up to the Release Date, including, without limitation, all costs
and expenses incurred by Lender or its agents in connection with such release (including, without limitation, the fees and expenses
incurred by attorneys and accountants in connection with the review of the proposed Defeasance Collateral and the preparation of
the Defeasance Security Agreement and related documentation), shall be paid in full on or prior to the Release Date; and

 

(c)         Borrower shall
deliver to Lender on or prior to the Release Date:

 

(i)      an amount
equal to that which is sufficient to purchase U.S. Obligations that provide for payments (A) on or prior to, but as close as possible
to and including, all successive scheduled Monthly Payment Dates after the Release Date through the Stated Maturity Date and (B)
in amounts equal to or greater than the Monthly Debt Service Payment through and including the Stated Maturity Date together with
payment in full of the Outstanding Principal Balance as of the Stated Maturity Date (the “Defeasance Collateral”),
each of which shall be duly endorsed by the holder thereof as directed by Lender or accompanied by a written instrument of transfer
in form and substance reasonably satisfactory to Lender (including, without limitation, such instruments as may be required by
the depository institution holding such securities to effectuate book-entry transfers and pledges through the book-entry facilities
of such institution) in order to create a first priority security interest therein in favor of Lender in conformity with all applicable
state and federal laws governing granting of such security interests;

 

(ii)     a pledge
and security agreement, in form and substance satisfactory to Lender in its reasonable discretion, creating a first priority security
interest in favor of Lender in the Defeasance Collateral (the “Defeasance Security Agreement”), which shall provide,
among other things, that any excess received by Lender from the Defeasance Collateral over the amounts payable by Borrower hereunder
shall be refunded to Borrower promptly after each Monthly Payment Date;

 

(iii)    a
certificate of Borrower certifying that all of the requirements set forth in this Section 2.6 have been satisfied;

 

(iv)    one
or more opinions of counsel, for Borrower or another Person involved in the Defeasance in form and substance and delivered by counsel
reasonably satisfactory to Lender and satisfactory to the Rating Agencies in their sole discretion stating, among other things,
that (A) Lender has a perfected first priority security interest in the Defeasance Collateral and that the Defeasance Security
Agreement is enforceable against Borrower in accordance with its terms and (B) that any REMIC Trust formed pursuant to a Securitization
will not fail to maintain its status as a “real estate mortgage investment conduit” within the meaning of Section 860D
of the Code as a result of such defeasance;

 

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(v)     Borrower
shall deliver to Lender a Rating Agency Confirmation as to the Defeasance;

 

(vi)    a certificate
from a firm of independent public accountants acceptable to Lender certifying that the Defeasance Collateral is sufficient to satisfy
the provisions of Section 2.6.1(c)(i) above;

 

(vii)   such
other certificates, documents or instruments as Lender may reasonably require; and

 

(viii)  In
connection with the conditions set forth in Section 2.6.1(c) above, Borrower hereby appoints Lender as its agent and
attorney in fact for the purpose of using the amounts delivered pursuant to Section 2.6.1(c)(i) above to purchase the
Defeasance Collateral.

 

2.6.2      Release
of Property. Upon compliance with the requirements of Section 2.6.1, the Property shall be released from the Lien
of the Mortgage and the other Loan Documents, and the Defeasance Collateral shall constitute the only collateral which shall secure
the Note and all other Obligations. Lender will, at Borrower’s expense, execute and deliver any agreements reasonably requested
by Borrower to release the Lien of the Mortgage from the Property. Borrower, pursuant to the Defeasance Security Agreement, shall
authorize and direct that the payments received from Defeasance Collateral be made directly to Lender and applied to satisfy the
Obligations, including payment in full of the Outstanding Principal Balance as of the Stated Maturity Date.

 

2.6.3      Successor
Borrower. Upon the release of the Property in accordance with Section 2.6.2, Borrower may or, at the option of
Lender, shall, assign all its Obligations, together with the pledged Defeasance Collateral, to a single-purpose, bankruptcy-remote
successor entity (under criteria established by the Rating Agencies) designated by Lender or, at Lender’s option, designated by
Borrower and approved by Lender in its sole discretion. Such successor entity shall execute an assumption agreement in form and
substance satisfactory to Lender in its sole discretion pursuant to which it shall assume Borrower’s Obligations and the Defeasance
Security Agreement. As conditions to such assignment and assumption, Borrower shall (a) deliver to Lender an opinion of counsel
in form and substance and delivered by counsel satisfactory to Lender and the Rating Agencies in their sole discretion stating,
among other things, that such assumption agreement is enforceable against Borrower and such successor entity in accordance with
its terms and that the Note, the Defeasance Security Agreement and the other Loan Documents, as so assumed (and after giving effect
to the release of the Mortgage and other collateral documents described above), are enforceable against such successor entity
in accordance with their respective terms and (b) pay all costs and expenses incurred by Lender or its agents in connection with
such assignment and assumption (including, without limitation, the review of the proposed transferee and the preparation of the
assumption agreement and related documentation). Upon such assumption, Borrower shall be relieved of its Obligations hereunder,
under the other Loan Documents and under the Defeasance Security Agreement other than those Obligations which are specifically
intended to survive the termination, satisfaction or assignment of this Agreement or the exercise of Lender’s rights and remedies
hereunder.

 

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2.6.4      Appointment
as Attorney-in-Fact. Upon the release of the Property in accordance with Section 2.6.2, Borrower shall have no
further right to prepay the Note pursuant to the other provisions of this Section 2.6 or otherwise. In connection with
the conditions set forth in this Section 2.6, Borrower hereby appoints Lender as its agent and attorney-in-fact for
the purpose of purchasing the Defeasance Collateral with funds provided by Borrower. Borrower shall pay any and all expenses incurred
in the purchase of the Defeasance Collateral and any revenue, documentary stamp or intangible taxes or any other tax or charge
(but excluding income, franchise or similar taxes imposed on Lender) due in connection with the transfer of the Note or otherwise
required to accomplish the agreements of this section. 

 

ARTICLE
3: REPRESENTATIONS AND WARRANTIES

 

Section 3.1     Borrower
Representations.

 

Borrower represents
and warrants to Lender that:

 

3.1.1      Organization.
Each of Borrower, Sole Member and Master Tenant is duly organized, validly existing and in good standing with full power and authority
to own its assets and conduct its business, and is duly qualified in all jurisdictions in which the ownership or lease of its property
or the conduct of its business requires such qualification, except where the failure to be so qualified would not have a Material
Adverse Effect, and Borrower has taken all necessary action to authorize the execution, delivery and performance of the Loan Documents
by it, and has the power and authority to execute, deliver and perform under the Loan Documents and all the transactions contemplated
by the Loan Documents.

 

3.1.2      Proceedings.
The Loan Documents have been duly authorized, executed and delivered by Borrower and constitute the legal, valid and binding obligation
of Borrower, enforceable against Borrower in accordance with their respective terms, except as such enforcement may be limited
by bankruptcy, insolvency, reorganization, moratorium or other similar laws affecting the enforcement of creditors’ rights generally,
and by general principles of equity (regardless of whether such enforceability is considered in a proceeding in equity or at law).

 

3.1.3      No
Conflicts. The execution and delivery of the Loan Documents by Borrower and the performance of its Obligations under the Loan
Documents will not conflict with any provision of any law or regulation to which Borrower is subject, or conflict with, result
in a breach of, or constitute a default under, any of the terms, conditions or provisions of any of Borrower’s organizational documents
or any agreement or instrument to which Borrower is a party or by which it is bound, or any order or decree applicable to Borrower,
or result in the creation or imposition of any Lien on any of Borrower’s assets or property (other than pursuant to the Loan Documents).

 

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3.1.4      Litigation.
There is no action, suit, proceeding or investigation pending or, to Borrower’s knowledge, threatened against either Borrower,
Sole Member, Master Tenant, Guarantor, Manager or the Property in any court or by or before any other Governmental Authority
which, if adversely determined, could reasonably be expected to have a Material Adverse Effect.

 

3.1.5      Agreements.
Borrower is not in default with respect to any order or decree of any court or any order, regulation or demand of any Governmental
Authority, which default might have a Material Adverse Effect. Borrower is not in default in any material respect in the performance,
observance or fulfillment of any of the obligations, covenants or conditions contained in any Permitted Encumbrance or any other
agreement or instrument to which it is a party or by which it or the Property is bound.

 

3.1.6      Consents.
No consent, approval, authorization or order of any court or Governmental Authority is required for the execution, delivery and
performance by Borrower of, or compliance by Borrower with, the Loan Documents or the consummation of the transactions contemplated
hereby, other than those which have been obtained by Borrower.

 

3.1.7      Title.
Borrower has good, marketable and insurable fee simple and leasehold title to the real property comprising part of the Property
and good title to the balance of the Property owned by it, free and clear of all Liens whatsoever except the Permitted Encumbrances.
None of the Permitted Encumbrances, individually or in the aggregate, (a) materially interferes with the benefits of the security
intended to be provided by the Loan Documents, (b) materially and adversely affects the value of the Property, (c) impairs
the use or operation of the Property, or (d) impairs Borrower’s ability to pay its Obligations in a timely manner. The Mortgage,
when properly recorded in the appropriate records, together with any Uniform Commercial Code financing statements required to be
filed in connection therewith, will create (i) a valid, first priority, perfected Lien on Borrower’s interest in the Property consisting
of real property, subject only to Permitted Encumbrances, and (ii) perfected security interests in and to all personalty (including
the Leases), to the extent that perfection of a security interest therein is subject to the Uniform Commercial Code), to the extent
that such a security interest can be perfected by the filing of a financing statement under the Uniform Commercial Code, all in
accordance with the terms thereof, in each case subject only to the Permitted Encumbrances. There are no mechanics’, materialman’s
or other similar Liens or claims which have been filed for work, labor or materials affecting the Property which are or may be
Liens prior to, or equal or coordinate with, the Lien of the Mortgage.

 

3.1.8      No
Plan Assets. As of the date hereof (a) Borrower does not sponsor, is not obligated to contribute to and is not and will not
be an “employee benefit plan,” as defined in Section 3(3) of ERISA, subject to Title I of ERISA, (b) none of the
assets of Borrower constitutes or will constitute “plan assets” of one or more such plans within the meaning of 29 C.F.R.
Section 2510.3-101, as amended by Section 3(42) of ERISA, (c) Borrower is not and will not be or constitute the assets of
a “governmental plan” within the meaning of Section 3(32) of ERISA, and (d) except as may be affected by the acts
or status of Lender, transactions by or with Borrower are not subject to any statute, rule or regulation regulating investment
of, or fiduciary obligations with respect to, governmental plans.

 

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3.1.9      Compliance.
Borrower and the Property and the use thereof comply in all material respects with all applicable Legal Requirements, including
parking, building and zoning and land use laws, ordinances, regulations and codes. Borrower is not in default or violation of any
order, writ, injunction, decree or demand of any Governmental Authority, the violation of which might have a Material Adverse Effect.
There has not been committed by Borrower or any other Person in occupancy of or involved with the operation or use of the Property
any act or omission which may give any Governmental Authority the right to cause Borrower to forfeit the Property or any part thereof
or any monies paid in performance of Borrower’s Obligations under any of the Loan Documents. The Property is used exclusively for
a hotel and other appurtenant and related uses. In the event that all or any part of the Improvements are destroyed or damaged,
said Improvements can be legally reconstructed to their condition prior to such damage or destruction, and thereafter exist for
the same use without violating any zoning or other ordinances applicable thereto and without the necessity of obtaining any variances
or special permits. No legal proceedings are pending or, to the knowledge of Borrower, threatened with respect to the zoning of
the Property. Neither the zoning nor any other right to construct, use or operate the Property is in any way dependent upon or
related to any property other than the Property. The use being made of the Property is in conformity with the certificate of occupancy
issued for the Property and all other restrictions, covenants and conditions affecting the Property.

 

3.1.10    Financial
Information. All financial data, including the statements of cash flow and income and operating expense, that have been delivered
to Lender in respect of Borrower and the Property (a) are true, complete and correct in all material respects, (b) accurately represent,
in all material respects, the financial condition of the Property as of the date of such reports, and (c) have been prepared in
accordance with GAAP (or tax basis accounting, provided that the accounting basis used by Borrower shall be consistently applied
by Borrower for all purposes under the Loan Documents) throughout the periods covered, except as disclosed therein and in accordance
with the Uniform System of Accounts. Borrower does not have any contingent liabilities, liabilities for taxes, unusual forward
or long-term commitments or unrealized or anticipated losses from any unfavorable commitments that are known to Borrower and reasonably
likely to have a Material Adverse Effect, except as referred to or reflected in said financial statements. Since the date of the
financial statements, there has been no material adverse change in the financial condition, operations or business of Borrower
or the Property from that set forth in said financial statements.

 

3.1.11    Condemnation.
No Condemnation or other proceeding has been commenced or, to Borrower’s knowledge, is contemplated with respect to all or any
portion of the Property or for the relocation of roadways providing access to the Property.

 

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3.1.12    Easements;
Utilities and Public Access. All easements, cross easements, licenses, air rights and rights-of-way or other similar property
interests (collectively, “Easements”), if any, necessary for the full utilization of the Improvements for their
intended purposes have been obtained, are described in the Title Insurance Policy and are in full force and effect without default
thereunder. The Property has rights of access to public ways and is served by water, sewer, sanitary sewer and storm drain facilities
adequate to service the Property for its intended uses. All public utilities necessary or convenient to the full use and enjoyment
of the Property are located in the public right-of-way abutting the Property, and all such utilities are connected so as to serve
the Property without passing over other property absent a valid easement. All roads necessary for the use of the Property for its
current purpose have been completed and dedicated to public use and accepted by all Governmental Authorities.

 

3.1.13    Separate
Lots. The Property is comprised of one (1) or more parcels which constitute separate tax lots and do not constitute a portion
of any other tax lot not a part of the Property.

 

3.1.14    Taxes
and Assessments. All Taxes and governmental assessments owing in respect of the Property have been paid. To Borrower’s knowledge,
there are no pending or proposed special or other assessments for public improvements or otherwise affecting the Property, nor
are there any contemplated improvements to the Property that may result in such special or other assessments.

 

3.1.15    Enforceability.
To the best of Borrower’s knowledge, the Loan Documents are not subject to any right of rescission, set-off, counterclaim or defense
by Borrower, including the defense of usury, nor would the operation of any of the terms of the Loan Documents, or the exercise
of any right thereunder in compliance with Legal Requirements, render the Loan Documents unenforceable. Borrower has not asserted
any right of rescission, set-off, counterclaim or defense with respect thereto and will not assert against Lender any such right
relating to events that occurred before the date hereof, provided that the foregoing shall not preclude Borrower from making a
separate claim against the originator of the Loan (including Lender if Lender was the originator of the Loan) relating to the
acts or omissions of such originator prior to the date hereof.

 

3.1.16    Assignment
of Leases. The Assignment of Leases and the Collateral Assignment of Subleases each create a valid assignment of, or a valid
security interest in, certain rights under the Leases, subject only to a license granted to Borrower to exercise certain rights
and to perform certain obligations of the lessor under the Leases, including the right to operate the Property, subject to the
terms of the Master Lease. No Person other than Lender has any interest in or assignment of Borrower’s interest in the Leases
or any portion of the Rents due and payable to Borrower or to become due and payable to Borrower thereunder.

 

3.1.17    Insurance.
Borrower has caused Master Tenant to deliver to Lender original certificates evidencing all of the Policies, with all premiums
prepaid thereunder, reflecting the insurance coverages, amounts and other requirements set forth in this Agreement. No claims
are pending with respect to the Property under any of the Policies, and neither Borrower, nor to Borrower’s knowledge, any other
Person, has done, by act or omission, anything which would impair the coverage of any of the Policies.

 

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3.1.18    Licenses.
To the best of Borrower’s knowledge, all permits and approvals, including without limitation, certificates of occupancy required
by any Governmental Authority for the use, occupancy and operation of the Property in the manner in which the Property is currently
being used, occupied and operated have been obtained and are in full force and effect.

 

3.1.19    Flood
Zone. Except as shown on the Survey, none of the Improvements on the Property is located in an area identified by the Federal
Emergency Management Agency as a special flood hazard area.

 

3.1.20    Physical
Condition. The Property, including all buildings, improvements, parking facilities, sidewalks, storm drainage systems, roofs,
plumbing systems, HVAC systems, fire protection systems, electrical systems, equipment, elevators, exterior sidings and doors,
landscaping, irrigation systems and all structural components, are in good condition, order and repair in all material respects;
to the best of Borrower’s knowledge, there exist no structural or other material defects or damages in the Property, whether latent
or otherwise, and Borrower has not received notice from any insurance company or bonding company of any defects or inadequacies
in the Property, or any part thereof, which would adversely affect the insurability of the same or cause the imposition of extraordinary
premiums or charges thereon or of any termination or threatened termination of any policy of insurance or bond.

 

3.1.21    Boundaries.
All of the Improvements which were included in determining the appraised value of the Property lie wholly within the boundaries
and building restriction lines of the Property, and no improvements on adjoining properties encroach upon the Property, and no
easements or other encumbrances affecting the Property encroach upon any of the Improvements, so as to affect the value or marketability
of the Property, except those which are insured against by the Title Insurance Policy.

 

3.1.22    Leases.
Borrower represents and warrants to Lender that: (a) the Property is not subject to any Leases other than the Master Lease, (b)
the Master Lease is in full force and effect, there are no defaults thereunder by either Borrower, or (to Borrower’s knowledge)
Master Tenant, and Borrower has not received any notice of termination with respect to the Master Lease, (c) the copy of the Master
Lease delivered to Lender is true and complete, and there are no oral agreements with respect thereto, (d) no Rent (excluding security
deposits) has been paid more than one (1) month in advance of its due date, (e) all work to be performed by Borrower under the
Master Lease has been performed as required and has been accepted by the Master Tenant, (f) any payments, free rent, partial rent,
rebate of rent or other payments, credits, allowances or abatements required to be given by Borrower to Master Tenant has already
been received by Master Tenant, (g) Master Tenant has accepted possession and is in occupancy of, and is open for business and
conducting normal business operations at, all of its demised premises, and is paying full, unabated rent under the Master Lease,
(h) Master Tenant is free from bankruptcy or reorganization proceedings, (i) Master Tenant is an Affiliate of Borrower, (j) there
are no brokerage fees or commissions due and payable in connection with the Master Lease, (k) Borrower has not assigned or pledged
the Master Lease, the rents thereunder or any interest therein except to Lender, (l) no Tenant or other Person has any option,
right of first refusal or offer or any other similar right to purchase all or any portion of, or interest in, the Property, (m)
Master Tenant does not have the right to terminate its Lease prior to the expiration of the stated term thereof except, to the
extent contained in the Lease, (n) Master Tenant has not assigned its Lease or sublet all or any portion of the premises demised
thereby, and (o) the Master Lease is subordinate to the Mortgage and the Assignment of Leases and provides that the Master Tenant
has agreed to attorn to Lender and any purchaser at a foreclosure sale.

 

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3.1.23    Filing
and Recording Taxes. All transfer taxes, deed stamps, intangible taxes or other amounts in the nature of transfer taxes required
to be paid under applicable Legal Requirements in connection with the transfer of the Property to Borrower have been paid or are
being paid simultaneously herewith. All mortgage, mortgage recording, stamp, intangible or other similar tax required to be paid
under applicable Legal Requirements in connection with the execution, delivery, recordation, filing, registration, perfection or
enforcement of any of the Loan Documents, including the Mortgage, have been paid or are being paid simultaneously herewith. All
taxes and governmental assessments due and owing in respect of the Property have been paid, are insured against by the Title Insurance
Policy.

 

3.1.24    Single
Purpose. As of the date hereof, (a) Borrower is in compliance with the requirements set forth on Schedule III attached
hereto and (b) to the best of Borrower’s knowledge, Master Tenant is a Special Purpose Entity.

 

3.1.25    Tax
Filings. To the extent required, Borrower has filed (or has obtained effective extensions for filing) all federal, state,
commonwealth, district and local tax returns required to be filed and has paid or made adequate provision for the payment of all
federal, state, commonwealth, district and local taxes, charges and assessments payable by Borrower. Borrower believes that its
tax returns (if any) properly reflect the income and taxes of Borrower for the periods covered thereby, subject only to reasonable
adjustments required by the Internal Revenue Service or other applicable tax authority upon audit.

 

3.1.26    Solvency.
Borrower (a) has not entered into the transaction or any Loan Document with the actual intent to hinder, delay, or defraud any
creditor and (b) received reasonably equivalent value in exchange for its Obligations under the Loan Documents. Giving effect
to the Loan, the fair saleable value of Borrower’s assets exceeds and will, immediately following the making of the Loan, exceed
Borrower’s total liabilities, including subordinated, unliquidated, disputed and probable liability on contingent liabilities.
The fair saleable value of Borrower’s assets is and immediately following the making of the Loan, will be greater than Borrower’s
probable liabilities, including the maximum amount of its contingent liabilities on its debts as such debts become absolute and
matured. Borrower’s assets do not and, immediately following the making of the Loan will not, constitute unreasonably small capital
to carry out its business as conducted or as proposed to be conducted. Borrower does not intend to, and does not believe that
it will, incur Indebtedness and liabilities (including contingent liabilities and other commitments) beyond its ability to pay
such Indebtedness and liabilities as they mature (taking into account the timing and amounts of cash to be received by Borrower
and the amounts to be payable on or in respect of the obligations of Borrower).

 

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3.1.27    Federal
Reserve Regulations. No part of the proceeds of the Loan will be used for the purpose of purchasing or acquiring any “margin
stock” within the meaning of Regulations T, U or X of the Board of Governors of the Federal Reserve System or for any other
purpose which would be inconsistent with such Regulations T, U or X or any other Regulations of such Board of Governors, or for
any purposes prohibited by Legal Requirements or by the terms and conditions of the Loan Documents.

 

3.1.28    Organizational
Chart. The organizational chart attached as Schedule IV hereto, relating to Borrower and certain Affiliates and other
parties, is true, complete and correct on and as of the date hereof. No Person other than those Persons shown on Schedule IV
have any ownership interest in, or right of control, directly or indirectly, in Borrower.

 

3.1.29    Organizational
Status.

 

(a)         Borrower’s exact
legal name is: MOODY NATIONAL 2020-GRAPEVINE HOLDING, LLC. Borrower is the following organizational type (e.g., corporation,
limited liability company): limited liability company, and the jurisdiction in which Borrower is organized is: Delaware. Borrower’s
Tax I.D. number is 39-3926836 and Borrower’s Organizational I.D. number is 5497445.

 

(b)         Master Tenant’s
exact legal name is: MOODY NATIONAL RI GRAPEVINE MT, LLC. Master Tenant is the following organizational type (e.g., corporation,
limited liability company): limited liability company, and the jurisdiction in which Master Tenant is organized is: Delaware. Master
Tenant’s Tax I.D. number is 20-8051308 and Master Tenant’s Organizational I.D. number is 4267231.

 

3.1.30    Bank
Holding Company. Borrower is not a “bank holding company” or a direct or indirect subsidiary of a “bank holding
company” as defined in the Bank Holding Company Act of 1956, as amended, and Regulation Y thereunder of the Board of Governors
of the Federal Reserve System.

 

3.1.31    No
Casualty. The Improvements have suffered no material casualty or damage which has not been fully repaired and the cost thereof
fully paid.

 

3.1.32    Purchase
Options. Neither the Property nor any part thereof or interest therein are subject to any purchase options, rights of first
refusal or offer to purchase or other similar rights in favor of third parties.

 

3.1.33    FIRPTA.
Borrower is not a “foreign person” within the meaning of Sections 1445 or 7701 of the Code.

 

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3.1.34    Illegal
Activity. No portion of the Property has been or will be purchased with proceeds of any illegal activity.

 

3.1.35    Investment
Company Act. Borrower is not (a) an “investment company” or a company “controlled” by an “investment
company” within the meaning of the Investment Company Act of 1940, as amended, or (b) subject to any other United States
federal or state law or regulation which purports to restrict or regulate its ability to borrow money.

 

3.1.36    Use
of Property. The Property consists solely of a hotel and related operations and is used for no other purpose.

 

3.1.37    Fiscal
Year. Each fiscal year of Borrower commences on January 1.

 

3.1.38    No
Other Financing. Borrower has not borrowed any funds which have not heretofore been repaid in full, except for the Loan.

 

3.1.39    Contracts.

 

(a)         Borrower has not
entered into, and is not bound as assignee by, any Major Contract which continues in existence, except those previously disclosed
in writing to Lender.

 

(b)         Each of the Major
Contracts is in full force and effect, there are no monetary or other material defaults by Borrower thereunder and, to the knowledge
of Borrower, there are no monetary or other material defaults thereunder by any other party thereto. None of Borrower or any other
Person acting on Borrower’s behalf has given or received any notice of default under any of the Major Contracts that remains uncured
or in dispute.

 

(c)         Borrower has delivered
true, correct and complete copies of the Major Contracts (including all amendments and supplements thereto) to Lender.

 

(d)         No Major Contract
other than the Management Agreement has as a party an Affiliate of Borrower.

 

3.1.40    Full
and Accurate Disclosure; No Change in Facts. All information submitted by and on behalf of Borrower to Lender and in all financial
statements, rent rolls, reports, certificates and other documents submitted in connection with the Loan or in satisfaction of the
terms of the Loan Documents is true, correct and complete in all material respects. No statement of fact made by Borrower in any
of the Loan Documents or in any written statement or document furnished by or on behalf of Borrower in connection with the Loan
or pursuant to the Loan Documents contains any untrue statement of a material fact or omits to state any material fact necessary
to make statements contained herein or therein not misleading. There is no fact presently known to Borrower which has not been
disclosed to Lender which could reasonably be expected to have a Material Adverse Effect, other than with regard to market risk
inherent in projecting future operations, and, to Borrower’s knowledge, there has been no material adverse change in any condition,
fact or circumstance that would make any of the information or statements of fact referenced above inaccurate, incomplete or otherwise
misleading in any material respect or that otherwise could have a Material Adverse Effect.

 

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3.1.41    Other
Obligations and Liabilities. Borrower has no liabilities or other obligations that arose or accrued prior to the date hereof
that, either individually or in the aggregate, could reasonably be expected to have a Material Adverse Effect. Borrower has no
known contingent liabilities.

 

3.1.42    Securities
Laws Compliance. No laws, rules or regulations relating to securities have at any time been violated by Borrower, its Affiliates,
or any agent, broker or employee of either of them, in connection with the offer or sale of beneficial interests in Borrower

 

3.1.43    Operating
Agreements. To the best of Borrower’s knowledge, each Operating Agreement is in full force and effect and neither Borrower
nor, to Borrower’s knowledge, any other party to any Operating Agreement, is in default thereunder, and to the best of Borrower’s
knowledge, there are no conditions which, with the passage of time or the giving of notice, or both, would constitute a default
under any Operating Agreement.

 

3.1.44    Bankruptcy
Filings. No petition in bankruptcy or insolvency has ever been filed or is pending against Borrower, Sole Member, Master Tenant,
Guarantor or, to Borrower’s knowledge, any of their respective shareholders, partners, members or non-member managers that, directly
or indirectly (excluding shareholders of the Moody REIT that are not Affiliates of Guarantor), own ten percent (10%) or more of
the legal, beneficial or economic interests in Borrower, Sole Member, Master Tenant or Guarantor or are in control of Borrower,
Sole Member, Master Tenant or Guarantor, and none of Borrower, Sole Member, Master Tenant, Guarantor or any of their respective
shareholders, partners, members or non-member managers that, directly or indirectly (excluding shareholders of the Moody REIT
who are not Affiliates of Guarantor), own ten percent (10%) or more of the legal, beneficial or economic interests in Borrower,
Sole Member, Master Tenant or Guarantor or are in control of Borrower, Sole Member, Master Tenant or Guarantor,
has ever made an assignment for the benefit of creditors or taken advantage of any insolvency laws. None of Borrower, Sole Member,
Master Tenant, Guarantor or to Borrower’s knowledge, any of their respective shareholders, partners, members or non-member managers
that, directly or indirectly (excluding shareholders of the Moody REIT who are not Affiliates of Guarantor), own ten percent (10%)
or more of the legal, beneficial or economic interests in Borrower, Sole Member, Master Tenant or Guarantor or are in control
of Borrower, Sole Member, Master Tenant or Guarantor, is contemplating either the filing of a petition under any federal,
state, local or foreign bankruptcy or insolvency laws or the liquidation of all or a material portion of Borrower’s, Sole Member’s,
Master Tenant’s or Guarantor’s or such shareholder’s, partner’s, member’s or non-member manager’s assets or properties,
and none of Borrower, Sole Member, Master Tenant, Guarantor or any of their respective shareholders, partners, members or non-member
managers that, directly or indirectly (excluding shareholders of the Moody REIT who are not Affiliates of Guarantor), own ten
percent (10%) or more of the legal, beneficial or economic interests in Borrower, Sole Member, Master Tenant or Guarantor or are
in control of Borrower, Sole Member, Master Tenant or Guarantor, has any knowledge of any Person contemplating the filing
of any such petition against Borrower, Sole Member, Master Tenant, Guarantor or any of their respective shareholders, partners,
members or non-member managers that, directly or indirectly (excluding shareholders of the Moody REIT who are not Affiliates of
Guarantor), own ten percent (10%) or more of the legal, beneficial or economic interests in Borrower, Sole Member, Master Tenant
or Guarantor or are in control of Borrower, Sole Member, Master Tenant or Guarantor.

 

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3.1.45    Franchise
Agreement. Borrower has delivered to Lender a true, correct and complete copy of the Franchise Agreement. Borrower represents
and warrants to Lender that: (i) the Franchise Agreement is in full force and effect; (ii) neither Borrower nor Master Tenant has
previously received or delivered any notice of default under the Franchise Agreement which has not been cured within applicable
notice and/or cure periods; (iii) no default by Master Tenant or to Borrower’s knowledge, Franchisor currently exists under the
Franchise Agreement, nor is Borrower aware of any event or condition which if not cured within applicable notice and/or cure periods
would result in Master Tenant or Franchisor being in material default of the Franchise Agreement; (iv) the Franchise Agreement
sets forth the entire agreement between Franchisor and Master Tenant concerning the Property, or any portion thereof, and there
are no other agreements, written or oral, to which Franchisor and Master Tenant or Borrower are parties concerning the Property,
or any portion thereof; (v) except as disclosed in the Franchise Agreement, as of the Closing Date, (A) all capital or other property
improvements currently required to be performed by the franchisee under the Franchise Agreement have been performed; (B) there
are no capital or other property improvements that are or will be required to be performed in the future by the franchisee under
the Franchise Agreement; and (C) Borrower has no knowledge, of any capital or other property improvements which Franchisor is contemplating
or considering requiring to be performed by the franchisee under the Franchise Agreement in the future; (vi) Master Tenant’s rights
under the Franchise Agreement will not be adversely affected by the execution and delivery of the Loan Documents or Borrower’s
or Master Tenant’s performance thereunder, (vii) all fees and other compensation for services previously performed under the Franchise
Agreement have been paid in full and (x) there are no: (A) collective bargaining agreements and/or other labor agreements to which
Borrower or Master Tenant is a party or by which either of them is or may be bound; (B) employment, profit sharing, deferred compensation,
bonus, stock option, stock purchase, pension, retainer, consulting, retirement, health, welfare, or incentive plans and/or contracts
to which Borrower or Master Tenant is a party or by which either of them is or may be bound, or (C) plans and/or agreements under
which “fringe benefits” (including, but not limited to, vacation plans or programs, and related or similar dental or
medical plans or programs, and related or similar benefits) are afforded to employees of Borrower or Master Tenant is a party or
by which either of them is or may be bound. Neither Borrower nor Master Tenant has violated any applicable laws, rules and regulations
relating to the employment of labor, including those relating to wages, hours, collective bargaining and the payment and withholding
of taxes and other sums as required by appropriate Governmental Authorities. To the extent of any conflict or inconsistency among
the provisions of the Loan Documents and the Franchise Agreement or any other similar document, the provisions of the Loan Documents
shall control.

 

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3.1.46    Owner
Agreement. The Owner Agreement is in full force and effect, there is no default thereunder by any party thereto and no event
has occurred that, with the passage of time and/or giving of notice, would constitute a default thereunder and Borrower (and to
the best of Borrower’s knowledge, none of Guarantor, Master Tenant or Manager) has received notice from Franchisor that the hotel
(a) has received low quality or customer satisfaction ratings, surveys or reports, (b) is not in compliance with Franchisor’s
brand standards or (c) has failed any franchise inspection report, or received any similar notice.

 

3.1.47    REA.
Each REA is in full force and effect and neither Borrower nor, to Borrower’s knowledge, any other party to any REA, is in default
thereunder, and to the best of Borrower’s knowledge, there are no conditions which, with the passage of time or the giving of
notice, or both, would constitute a default under any REA.

 

Section 3.2          Survival
of Representations; Reliance.

 

The representations
and warranties set forth in Section 3.1 shall survive the funding of the Loan. All representations, warranties, covenants
and agreements made in this Agreement or the other Loan Documents by Borrower, Guarantor or any Restricted Party shall be deemed
to have been relied upon by Lender regardless of any investigation made by or on behalf of Lender either prior to or following
the date hereof.

 

ARTICLE
4: BORROWER COVENANTS

 

Section 4.1          Borrower
Affirmative Covenants.

 

Borrower hereby covenants
and agrees with Lender that throughout the Term:

 

4.1.1      Payment
and Performance of Obligations. Borrower shall pay and otherwise perform the Obligations in accordance with the terms of this
Agreement and the other Loan Documents.

 

4.1.2      Existence;
Compliance with Legal Requirements. Borrower shall do or cause to be done all things necessary to preserve, renew and keep
in full force and effect its existence, rights, licenses (including all local and state liquor licenses and permits), permits
and franchises and comply with all Legal Requirements applicable to it and the Property. There shall never be committed by Borrower,
and Borrower shall never permit any other Person in occupancy of or involved with the operation or use of the Property to commit
any act or omission affording any Governmental Authority the right of forfeiture against the Property or any part thereof or any
monies paid in performance of Borrower’s obligations under the Loan Documents. Borrower covenants and agrees not to commit, permit
or suffer to exist any act or omission affording such right of forfeiture. To the extent material to the conduct of Borrower’s
business, Borrower shall at all times maintain, preserve and protect all franchises and trade names and preserve all the remainder
of its property used or useful in the conduct of its business and shall keep the Property, or cause the Property to be kept, in
good working order and repair, and from time to time make, or cause to be made, all reasonably necessary repairs, renewals, replacements,
betterments and improvements thereto, all as more fully provided in the Loan Documents and shall cause Sole Member to cause Master
Tenant to comply with the terms of this provision.

 

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4.1.3      Taxes
and Other Charges. Borrower shall pay, or cause to be paid all, Taxes and Other Charges now or hereafter levied, assessed or
imposed as the same become prior to delinquency. If paid by Borrower, Borrower shall furnish to Lender receipts for the payment
of the Taxes or Other Charges prior to the date the same shall become delinquent unless funds to pay for such Taxes have been deposited
into the Tax Account pursuant to Section 6.3 hereof). Borrower shall not permit or suffer, and shall promptly discharge,
any Lien or charge against the Property, and shall promptly pay, or cause Master Tenant to pay, for all utility services provided
to the Property, provided that in addition to any rights granted to Master Tenant under the Master Tenant Lease, after prior notice
to Lender, Borrower, at its own expense, may contest by appropriate legal proceeding, conducted in good faith and with due diligence,
the amount or validity of any Taxes or Other Charges, provided that (a) no Default or Event of Default has occurred and remains
uncured; (b) such proceeding shall be permitted under and be conducted in accordance with the provisions of any other instrument
to which Borrower or the Property is subject and shall not constitute a default thereunder and such proceeding shall be conducted
in accordance with all applicable Legal Requirements; (c) neither the Property nor any part thereof or interest therein will be
in danger of being sold, forfeited, terminated, canceled or lost; (d) Borrower shall promptly upon final determination thereof
pay the amount of any such Taxes or Other Charges, together with all costs, interest and penalties which may be payable in connection
therewith; (e) such proceeding shall suspend the collection of Taxes or Other Charges from the Property; and (f) Borrower shall
deposit with Lender cash or other security as may be required in the proceeding, or as may otherwise be requested by Lender, to
ensure the payment of any such Taxes or Other Charges, together with all interest and penalties thereon. Lender may pay over any
such cash or other security held by Lender to the claimant entitled thereto at any time when, in the judgment of Lender, the entitlement
of such claimant is established.

 

4.1.4      Litigation.
Promptly after becoming aware thereof, Borrower shall give prompt notice to Lender of any litigation or governmental proceedings
pending or threatened against either Borrower, Master Tenant, Sole Member, Guarantor or Manager which might have a Material Adverse
Effect.

 

4.1.5      Access
to Property. (a) Borrower shall (and shall cause Master Tenant to) permit agents, representatives, consultants and employees
of Lender to inspect the Property or any part thereof at reasonable hours upon reasonable advance notice (which may be given orally),
and (b) Lender or its agents, representatives, consultants and employees as part of any inspection may take soil, air, water, building
material and other samples from the Property.

 

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4.1.6      Further
Assurances; Supplemental Mortgage Affidavits. Borrower shall, at Borrower’s sole cost and expense:

 

(a)         execute and deliver
to Lender such documents, instruments, certificates, assignments and other writings, and do such other acts necessary or desirable,
to evidence, preserve and/or protect the collateral at any time securing or intended to secure the Obligations, as Lender may reasonably
require; and

 

(b)         do and execute
all and such further lawful and reasonable acts, conveyances and assurances for the better and more effective carrying out of the
intents and purposes of the Loan Documents, as Lender shall reasonably require from time to time.

 

4.1.7      Financial
Reporting.

 

(a)         Borrower shall
keep and maintain or will cause to be kept and maintained proper and accurate books and records, in accordance with GAAP (or the
income tax basis of accounting consistently applied) or based upon the Uniform System of Accounts, as applicable, reflecting the
financial affairs of Borrower. Lender shall have the right from time to time during normal business hours upon reasonable notice
(which may be given orally) to Borrower to examine such books and records at the office of Borrower or other Person maintaining
such books and records and to make such copies or extracts thereof as Lender shall desire and, so long as no Event of Default has
occurred and is continuing, at Lender’s sole cost and expense. Upon the occurrence and during the continuance of an Event of Default,
Borrower shall pay any costs incurred by Lender to examine such books, records and accounts, as Lender shall determine to be necessary
or appropriate in the protection of Lender’s interest.

 

(b)         Borrower shall
furnish Lender annually, within ninety (90) days following the end of each Fiscal Year, a complete copy of the Property’s annual
financial statements prepared in accordance with GAAP (or the income tax basis of accounting consistently applied) or based upon
the Uniform System of Accounts, as applicable, covering the Property, including statements of income and expense and cash flow
for the Property and a balance sheet for the Property. Such statements shall set forth Net Operating Income, Gross Revenue and
Operating Expenses for the Property. The annual financial statements shall be accompanied by an Officer’s Certificate certifying
(A) that such annual financial statement is, to the best of the signer’s knowledge, true, correct, accurate and complete and fairly
presents the financial condition and the results of operations of the Property and (B) whether to the best of Borrower’s knowledge
there exists an event or circumstance which constitutes an Event of Default by Borrower under the Loan Documents and if such Event
of Default exists, the nature thereof, the period of time it has existed and the action then being taken to remedy the same.

 

(c)         Borrower will
furnish Lender on or before the forty-fifth (45th) day after the end of each calendar quarter throughout the Term, the following
items, accompanied by an Officer’s Certificate certifying that, to the best of the signer’s knowledge, such items are true, correct,
accurate and complete and fairly present the financial condition and results of the operations of Borrower and the Property in
accordance with GAAP (or the income tax basis of accounting consistently applied) or based upon the Uniform System of Accounts,
as applicable:

 

    	20

    	 

    

 

(i)      quarterly
and year-to-date statements of income and expense and cash flow prepared on a cash basis for such quarter with respect to the Property,
with a balance sheet for such quarter for the Property;

 

(ii)     a calculation
reflecting the Debt Service Coverage Ratio (based on the trailing twelve (12) month period) as of the last day of such quarter,
for such quarter and the last four (4) quarters; and

 

(iii)    annual
occupancy summary for the Property setting forth the occupancy rates, average daily room rates and room revenues for each quarter
of the preceding calendar year, as well as annual averages of the same, and such other information as may customarily be reflected
thereon or reasonably requested by Lender (if not already included on the income and expense statements);

 

(iv)    the
most current Smith Travel Research Reports then available to Borrower reflecting market penetration and relevant hotel properties
competing with the Property; and

 

(v)     a comparison
of the budgeted income and expenses as set forth in the Approved Annual Budget and the actual income and expenses for such quarter
and year to date for the Property, if requested by Lender, a reasonably detailed explanation of any variances of more than ten
percent (10%) between budgeted and actual amounts for such each fiscal quarter and year to date.

 

(d)         Prior to the occurrence
of a Secondary Market Transaction, Borrower will furnish Lender on or before the thirtieth (30th) day after the end of each calendar
month the following items, accompanied by an Officer’s Certificate certifying that, to the best of the signer’s knowledge, such
items are true, correct, accurate, and complete and fairly present the financial condition and results of the operations of Borrower
and the Property in a manner consistent with GAAP (or income tax basis of accounting consistently applied) or based upon the Uniform
System of Accounts, as applicable:

 

(i)      monthly
and year-to-date statements of income and expense and cash flow prepared on a cash basis for such month with respect to the Property,
with a balance sheet as of such month; and

 

(ii)     a comparison
of the budgeted income and expenses as set forth in the Approved Annual Budget and the actual income and expenses for such month
and year to date for the Property, if requested by Lender, a reasonably detailed explanation of any variances of more than ten
percent (10%) between budgeted and actual amounts for such period and year to date.

 

    	21

    	 

    

 

(e)         Borrower shall
submit (or cause Master Tenant to submit) to Lender by December 15 of each year the Annual Budget for the succeeding Fiscal Year.
Lender shall have the right to approve each Annual Budget (which approval shall not be unreasonably withheld or delayed) and Annual
Budgets approved by Lender shall hereinafter be referred to as an “Approved Annual Budget”. Lender shall
endeavor to approve within a reasonable period of time (although failure to do so shall not constitute a default by Lender hereunder.)
In the event that Borrower incurs an extraordinary operating expense or extraordinary capital expenditure, which, in either case
is in excess of $50,000 for any individual item or $100,000 in the aggregate for any extraordinary operating expenses or extraordinary
capital expenditures incurred in any Fiscal Year, and which are not set forth in the Approved Annual Budget (each an “Extraordinary
Expense”), then Borrower shall promptly deliver to Lender a reasonably detailed explanation of such proposed Extraordinary
Expense for Lender’s approval, which approval shall not be unreasonably withheld, conditioned or delayed so long as no Event of
Default has occurred and is continuing. Until such time that any Annual Budget has been approved by Lender, the prior Approved
Annual Budget shall apply for all purposes hereunder, except in connection with Lender’s determination of Adjusted Operating Expenses
for purposes of calculating the Debt Service Coverage Ratio (which shall be based on the trailing twelve (12) month period); provided
that, such Approved Annual Budget shall be adjusted to reflect actual increases in Taxes, Other Charges, Insurance Premiums and
utility charges, and all other expenses shall be adjusted by the CPI. It is hereby acknowledged and agreed that the 2014 Annual
Budget approved by Lender in connection with the closing of the Loan shall, for purposes hereof, be deemed to constitute an Approved
Annual Budget).

 

(f)          Borrower shall
furnish to Lender, within ten (10) Business Days after request (or as soon thereafter as may be reasonably possible), such further
detailed information with respect to the operation of the Property and the financial affairs of Borrower as may be reasonably requested
by Lender, including a comparison of the budgeted income and expenses as set forth in the Approved Annual Budget and the actual
income and expenses for a quarter and year to date for the Property, together with a reasonably detailed explanation of any variances
of more than ten percent (10%) between budgeted and actual amounts for such period and year to date.

 

(g)         Borrower shall
furnish to Lender all financial and/or sales (if any) reporting required under the Franchise Agreement as of the date hereof as
and when produced or received by Borrower.

 

(h)         All financial
and other operating statements to be prepared and delivered by Borrower hereunder shall be (and all accompanying Officer’s Certificates
shall state that they have been) prepared in accordance with GAAP or the income tax basis method of accounting (consistently applied)
or based upon the Uniform System of Accounts.

 

(i)          Borrower shall
notify Lender of any transfer of interests in the Moody REIT at least ten (10) days after such transfer’s effective date if such
transfer involves more than a ten percent (10%) interest in the Moody REIT.

 

(j)          Borrower shall
furnish to Lender on or before February 15th of each year and within ten (10) Business Days of Lender’s request
(or as soon thereafter as may be reasonably possible), an Officer’s Certificate certifying that to the Borrower’s knowledge the
requirements set forth in Section 4.1.14 and Section 4.2.16 hereof have been satisfied and that Borrower and the
Moody REIT is compliance with the terms thereof.

 

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4.1.8      Title
to the Property. Borrower will warrant and defend the validity and priority of the Liens of the Mortgage, the Assignment of
Leases and the Collateral Assignment of Subleases on the Property against the claims of all Persons whomsoever, subject only to
the Permitted Encumbrances.

 

4.1.9      Estoppel
Statement.

 

(a)         Each party hereunder
shall, within ten (10) Business Days following a request of the other party hereto, furnish a statement, duly acknowledged and
certified, stating (i) the Outstanding Principal Balance of the Note, (ii) the Interest Rate, (iii) the date installments of interest
and/or principal were last paid, and (iv) in the case of a statement furnished by Borrower, any known offsets or defenses to the
payment and performance of the Obligations.

 

(b)         Borrower shall
deliver to Lender, promptly upon request of Lender, an estoppel certificate from Master Tenant in form and substance reasonably
satisfactory to Lender; provided that Borrower shall not be required to deliver such certificates more frequently than three
(3) times in any calendar year.

 

(c)         Borrower shall,
promptly upon request of Lender, cause Master Tenant to use commercially reasonable efforts to obtain from Franchisor and deliver
to Lender an estoppel certificate stating that (i) the Franchise Agreement is in full force and effect and has not been modified,
amended or assigned, (ii) neither Franchisor nor Master Tenant is in default under any of the terms, covenants or provisions of
the Franchise Agreement and Franchisor knows of no event which, but for the passage of time or the giving of notice or both, would
constitute a default under the Franchise Agreement, (iii) neither Franchisor nor Master Tenant has commenced any action or given
or received any notice for the purpose of terminating the Franchise Agreement and (iv) all sums due and payable to Franchisor under
the Franchise Agreement have been paid in full.

 

(d)         Borrower shall
deliver to Lender, within thirty (30) days after Lender’s request, use commercially reasonable efforts to obtain estoppel certificates
from each party under the REA in form and substance reasonably satisfactory to Lender; provided, that such certificates
may be in the form required under the REA; and provided, further, that Borrower shall not be required to deliver
such certificates more than two (2) times in any calendar year.

 

4.1.10    Leases.

 

(a)         Borrower shall
not enter into any Lease for all or any portion of the Property without the prior written consent of Lender, which consent may
be granted or withheld in Lender’s sole discretion. Borrower shall not amend in any respect, consent to the cancellation or surrender
of or terminate, the Master Lease, or any guaranty of the Master Lease or amend in any material respect any other Lease hereafter
entered into, without in each instance, the prior written consent of Lender, which consent may be granted or withheld in Lender’s
sole discretion.

 

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(b)         Borrower (i) shall
observe and perform (or cause the observance and performance of) the obligations imposed upon the lessor under the Leases (including
the Master Lease) in a commercially reasonable manner; (ii) shall enforce (or cause to be enforced) the terms, covenants and conditions
contained in such Leases (including the Master Lease) upon the part of the Tenants thereunder (including the Master Tenant) to
be observed or performed in a commercially reasonable manner; provided, however, Borrower shall not terminate or
accept a surrender of any Leases (including the Master Lease), without the prior written consent of Lender, which consent may be
granted or withheld in Lender’s sole discretion; (iii) shall not collect (or permit the collection of) any of the Rents more than
one (1) month in advance (other than security deposits); (iv) shall not execute (or permit the execution of) any assignment of
lessor’s interest in the Leases (including the Master Lease) or the Rents (except as contemplated by the Loan Documents); (v) shall
not alter, modify or change (or permit the alteration, modification or change of) any Lease (including the Master Lease) so as
to change the amount of or payment date for rent, change the expiration date, grant any option for additional space or term, materially
reduce the obligations of the Tenant (including Master Tenant) or increase the obligations of the lessor; and (vi) shall promptly
furnish (or cause to be furnished) to Lender any notice of default or termination received by Borrower from any Tenant (including
Master Tenant), and any notice of default or termination given by Borrower to any Tenant (including Master Tenant). Upon request,
Borrower shall promptly furnish (or cause to be furnished) Lender with executed copies of all Leases and a statement of all Tenant
security or other deposits.

 

(c)         All security deposits
of Tenants held by Borrower, whether held in cash or any other form, shall be segregated from any other funds of Borrower and,
if cash, shall be deposited by Borrower at a separately designated Eligible Account under Borrower’s control at an Eligible Institution.
After the commencement of a Cash Trap Period, Borrower shall, upon Lender’s request, if permitted by applicable Legal Requirements,
cause all such security deposits (and any interest theretofore earned thereon) to be transferred into the Cash Management Account
(which shall then be held by Cash Management Bank in a separate Account), which shall be held by Cash Management Bank subject to
the terms of the applicable Lease. Any bond or other instrument which Borrower is permitted to hold in lieu of cash security deposits
under any applicable Legal Requirements (i) shall be maintained in full force and effect in the full amount of such deposits unless
replaced by cash deposits as hereinabove described, (ii) shall be issued by an institution reasonably satisfactory to Lender, (iii)
shall, if permitted pursuant to any Legal Requirements, name Lender as payee or mortgagee thereunder (or at Lender’s option, be
fully assignable to Lender), and (iv) shall in all respects comply with any applicable Legal Requirements and otherwise be satisfactory
to Lender. Borrower shall, upon request, provide Lender with evidence satisfactory to Lender of Borrower’s compliance with the
foregoing.

 

(d)         To the extent
Borrower has a right under the Master Lease to approve or consent, Borrower shall not permit or consent to any assignment or sublease
of any Lease (including the Master Lease), without the prior written consent of Lender, which consent may be granted or withheld
in Lender’s sole discretion.

 

(e)         Borrower shall
not agree to a reduction in the amount of Rent (including a determination of Base Rent or Percentage Rent due under the Master
Lease following the fifth (5th) anniversary of the Commencement Date (as defined in the Master Lease)) without Lender’s prior written
consent, which consent may be granted or withheld in Lender’s sole discretion.

 

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4.1.11    Alterations.
Lender’s prior approval shall be required in connection with (a) any alterations to any Improvements (i) that may have a Material
Adverse Effect, (ii) that could adversely affect any structural component or the exterior of any Improvements or any utility or
HVAC system at the Property, or (iii) the cost of which (including any related alteration, improvement or replacement) is reasonably
anticipated to exceed the Alteration Threshold or (b) any alteration to any Improvements during the continuance of an Event of
Default (any of the foregoing, a “Material Alteration”). Lender agrees that so long as Borrower is in compliance
with the further terms and conditions of this Agreement with respect to Material Alterations, Borrower shall not need to obtain
Lender’s consent to a Material Alteration that is required by Franchisor pursuant to the terms of the Franchise Agreement. If the
total unpaid amounts incurred and to be incurred with respect to such alterations to the Improvements shall at any time exceed
the Alteration Threshold, Borrower shall promptly deliver to Lender as security for the payment of such amounts and as additional
security for Borrower’s Obligations under the Loan Documents any of the following: (1) cash, (2) a Letter of Credit, (3) U.S. Obligations,
or (4) other securities acceptable to Lender, provided that, to the extent applicable, Lender shall have received a Rating Agency
Confirmation as to the form and issuer of same. Such security shall be in an amount equal to the excess of the total unpaid amounts
incurred and to be incurred with respect to such alterations to the Improvements (other than such amounts to be paid or reimbursed
by Tenants under the Leases) over the Alteration Threshold. Upon substantial completion of any Material Alteration, Borrower shall
provide evidence satisfactory to Lender that (i) the Material Alteration was constructed in accordance with applicable Legal Requirements,
(ii) all contractors, subcontractors, materialmen and professionals who provided work, materials or services in connection with
the Material Alteration have been paid in full and have delivered unconditional releases of liens, and (iii) all material licenses
and permits necessary for the use, operation and occupancy of the Material Alteration (other than those which depend on the performance
of tenant improvement work) have been issued.

 

4.1.12    Approval
of Major Contracts. To the extent Borrower has an approval right or if a Cash Trap Period has occurred and is continuing, Borrower
shall be required to obtain Lender’s prior written approval of any and all Major Contracts affecting the Property, which approval
may be granted or withheld in Lender’s reasonable discretion.

 

4.1.13    After
Acquired Property. Borrower will grant to Lender a first lien security interest in and to all equipment and other personal
property owned by Borrower, whether or not used in the construction, maintenance and/or operation of the Improvements, immediately
upon acquisition of same or any part of same.

 

4.1.14    PATRIOT
Act. Borrower will comply with the Patriot Act and all applicable requirements of Governmental Authorities having jurisdiction
over Borrower and/or the Property, including those relating to money laundering and terrorism. Lender shall have the right to
audit Borrower’s compliance with the Patriot Act and all applicable requirements of Governmental Authorities having jurisdiction
over Borrower and/or the Property, including those relating to money laundering and terrorism. In the event that Borrower fails
to comply with the Patriot Act or any such requirements of Governmental Authorities, then Lender may, at its option, cause Borrower
to comply therewith and any and all costs and expenses incurred by Lender in connection therewith shall be secured by the Mortgage
and the other Loan Documents and shall be immediately due and payable.

 

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4.1.15    Special
Purpose. Borrower shall at all times comply with the requirements set forth on Schedule III attached hereto and shall
not take or permit any action that would result in either Borrower not being in compliance with the representations, warranties
and covenants set forth in Section 3.1.24 and Schedule III attached hereto.

 

4.1.16    Intentionally
Omitted.

 

4.1.17    Major
Contracts/Operating Agreements. Borrower shall promptly (or shall cause Master Tenant to promptly) (a) diligently perform
and observe all of the material terms, covenants and conditions to be performed and observed by it (or Master Tenant) under each
Major Contract and Operating Agreement to which it (or Master Tenant) is a party, and do all things necessary to preserve and keep
unimpaired to any material extent, its (or Master Tenant’s) rights thereunder, (b) notify Lender of any notice of default
given by any party under any Major Contract or Operating Agreement and deliver to Lender a true copy of each such notice, and (c) enforce
the performance and observance of all of the terms, covenants and conditions required to be performed and/or observed by the other
party to each Major Contract and Operating Agreement in a commercially reasonable manner.

 

4.1.18    Franchise
Agreement.

 

(a)         Affirmative
Covenants. Borrower shall cause Master Tenant to:

 

(i)      operate
the Improvements on the Property in accordance with the terms and conditions of the Franchise Agreement;

 

(ii)     pay
all sums required to be paid by Master Tenant under the Franchise Agreement;

 

(iii)    promptly
and diligently perform, observe and enforce all of the terms, covenants and conditions of the Franchise Agreement on the part of
Master Tenant to be performed, observed and enforced to the end that all things shall be done which are necessary to keep unimpaired
the rights of Master Tenant under the Franchise Agreement;

 

(iv)    promptly
notify Lender of the giving of any notice by Franchisor of any default by Master Tenant in the performance or observance of any
of the terms, covenants or conditions of the Franchise Agreement on the part of Master Tenant to be performed and observed and
deliver to Lender a true copy of each such notice, and promptly notify Lender of any other default under the Franchise Agreement
of which Master Tenant is aware;

 

(v)     promptly
deliver to Lender a copy of each financial statement, business plan, capital expenditure plan, and property improvement plan and
any other notice, report and estimate received by Master Tenant under the Franchise Agreement; and

 

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(vi)    promptly
enforce the performance and observance of all of the covenants required to be performed and observed by Franchisor under the Franchise
Agreement.

 

(b)         Negative Covenants.
Borrower shall not permit Master Tenant, without the prior consent of Lender, to:

 

(i)      surrender
the Franchise Agreement or terminate or cancel the Franchise Agreement or, without limiting the restrictions contained in clause
(ii) and clause (iii) below, modify, change, supplement, alter or amend the Franchise Agreement in any material respect, either
orally or in writing;

 

(ii)     reduce
or consent to the reduction of the term of the Franchise Agreement;

 

(iii)    increase
or consent to the increase of the amount of any charges under the Franchise Agreement;

 

(iv)   waive
or release any of its rights and remedies under, the Franchise Agreement in any material respect; or

 

(v)     enter
into transactions with any Affiliate, including, without limitation, any arrangement providing for the management of the hotel
business on the Property, the rendering or receipt of services or the purchase or sale of inventory, except any such transaction
in the ordinary course of business of Master Tenant if the monetary or business consideration arising therefrom would be substantially
as advantageous to Master Tenant as the monetary or business consideration that would obtain in a comparable transaction with a
Person not an Affiliate of Master Tenant.

 

(c)         Rights after
Event of Default. Following the occurrence and during the continuance of an Event of Default, at Lender’s option, Borrower
shall not (and shall not permit Master Tenant to) exercise any rights, make any decisions, grant any approvals or otherwise take
any similar action under the Franchise Agreement in any such case with respect to any material matter or any matter which could
reasonably be expected to have a Material Adverse Effect without the prior written consent of Lender, which consent may be granted,
conditioned or withheld in Lender’s sole discretion.

 

(d)         Termination
of Franchisor. If (i) the Debt has been accelerated pursuant to this Agreement, (ii) Franchisor shall become insolvent or the
subject of any proceeding under any state or federal bankruptcy or insolvency law or for the liquidation of all or a major portion
of its property, or (iii) a default by Franchisor occurs under the Franchise Agreement, or Franchisor is grossly negligent or commits
malfeasance, provided Master Tenant has the right to do so under the Franchise Agreement, Master Tenant shall (and Borrower shall
cause Master Tenant to), at the request of Lender, terminate the Franchise Agreement and replace the Franchisor with a Qualified
Franchisor pursuant to a Replacement Franchise Agreement, it being understood and agreed that the franchise fee for such Qualified
Franchisor shall not exceed then prevailing market rates.

 

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(e)         Default; Right
to Cure. If Master Tenant shall default in the performance or observance of any material term, covenant or condition of the
Franchise Agreement on the part of Master Tenant to be performed or observed, past any applicable notice and grace period, then,
without limiting the generality of the other provisions of this Agreement, and without waiving or releasing Borrower from any of
its obligations hereunder, upon ten (10) days prior written notice to Master Tenant (except in the case of an emergency of if failure
to make such payment may result in the termination of the Franchise Agreement), Lender shall have the right, but shall be under
no obligation, to pay any sums and to perform any act or take any action as may be appropriate to cause all the terms, covenants
and conditions of the Franchise Agreement on the part of Master Tenant or Borrower to be performed or observed to be promptly performed
or observed on behalf of Master Tenant or Borrower, to the end that the rights of Master Tenant in, to and under the Franchise
Agreement shall be kept unimpaired and free from default. Lender and any Person designated by Lender shall have, and are hereby
granted, the right to enter upon the Property at any time and from time to time for the purpose of taking any such action. If Franchisor
shall deliver to Lender a copy of any notice sent to Master Tenant of default under the Franchise Agreement, such notice shall
constitute full protection to Lender for any action taken or omitted to be taken by Lender in good faith, in reliance thereon.
Any sums expended by Lender pursuant to this Section 4.1.18 shall bear interest at the Default Rate from the date such cost
is incurred to the date of payment to Lender, shall be deemed to constitute a portion of the Debt, shall be secured by the lien
of the Mortgage and the other Loan Documents and shall be immediately due and payable upon demand by Lender therefore.

 

(f)          Replacement Franchise
Agreement. In the event that the Franchise Agreement expires or is terminated (without limiting any obligation of Borrower
to obtain or to cause Master Tenant to obtain Lender’s consent to any termination, surrender, cancellation, release, amendment,
or modification of the Franchise Agreement in accordance with the terms and provisions of this Agreement), Borrower shall (or
shall cause Master Tenant to) promptly enter into a Replacement Franchise Agreement with Franchisor or another Qualified Franchisor,
as applicable, and shall cause Franchisor or such other Qualified Franchisor, as applicable, to deliver to Lender a franchisor
comfort letter in form and substance reasonably acceptable to Lender.

 

4.1.19    Owner
Agreement. Borrower shall not, without Lender’s prior written consent, (a) surrender, terminate, cancel, modify, renew, or
amend the Owner Agreement, (b) enter into any new or other agreement relating to the flagging of the Property with Franchisor
or any other Person, or (c) waive or release any of its rights and remedies under the Owner Agreement in any material respect.

 

4.1.20    Hotel
Operation. Without in any way limiting the covenants set forth elsewhere in the Loan Documents, Borrower shall: (i) cause
the hotel located on the Property to be operated, repaired and maintained in accordance with the Franchise Agreement (for so long
as the Franchise Agreement is in effect) and in any case as a hotel providing amenities, services and facilities substantially
equivalent or superior to hotels of similar average room rate and targeted market segment from time to time operating in the same
or comparable geographic area of the Property, taking into consideration the age and location of the hotel located on the Property
and (ii) maintain Inventory in amounts sufficient to meet the hotel industry standard for hotels comparable to the hotel located
on the Property and at levels sufficient for the operation of the hotel located on the Property at full occupancy levels.

 

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4.1.21    Conflicts
with Master Lease. To the extent of any conflict or inconsistency among the terms and provisions of the Loan Documents and
Borrower’s obligations hereunder and the Master Lease, as between Borrower and Lender, the terms and provisions of the Loan Documents
and Borrower’s obligations hereunder shall control.

 

4.1.22    REA.
Borrower shall at all times comply with (and shall cause Master Tenant to comply with) the terms and conditions of the REAs and
shall not take or permit any action that would result in either Borrower or Master Tenant not being in compliance with terms and
provisions of the REA.

 

Section 4.2          Borrower
Negative Covenants.

 

Borrower covenants
and agrees with Lender that throughout the Term:

 

4.2.1      Due
on Sale and Encumbrance; Transfers of Interests. Except to the extent permitted pursuant to Article 8, neither Borrower
nor any other Restricted Party, nor any direct or indirect legal or beneficial owner of Borrower or Master Tenant shall, without
the prior written consent of Lender, sell, transfer, convey, mortgage, grant, bargain, encumber, pledge, assign, alienate, lease
(except to Tenants under Leases that are not in violation of Section 4.1.10 hereof), grant any option with respect to or
grant any other interest in the Property or any part thereof or interest therein, including any legal, beneficial, economic or
voting interest in Borrower or any other Restricted Party, whether directly or indirectly, voluntarily or involuntarily, by operation
of law or otherwise (each, a “Transfer”). A Transfer within the meaning of this Section 4.2.1 shall
be deemed to include (a) an installment sales agreement wherein Borrower agrees to sell the Property or any part thereof or interest
therein for a price to be paid in installments; (b) an agreement by Borrower for the leasing of all or a substantial part of the
Property for any purpose other than the actual occupancy by a space tenant thereunder or a sale, assignment or other transfer of,
or the grant of a security interest in, Borrower’s right, title and interest in and to any Leases or any Rents; (c) if Borrower
or any other Restricted Party is a corporation, the voluntary or involuntary sale, conveyance or transfer of such corporation’s
stock (or the stock of any corporation directly or indirectly controlling such corporation by operation of law or otherwise) or
the creation or issuance of new stock such that such corporation’s stock shall be vested in a party or parties who are not now
stockholders or any change in the control of such corporation; (d) if Borrower or any other Restricted Party is a limited or general
partnership, joint venture or limited liability company, the change, removal, resignation or addition of a general partner, managing
partner, limited partner, joint venturer, member or non-member manager, the voluntary or involuntary transfer of the partnership
interest of any general partner, managing partner or limited partner, the creation or issuance of new partnership interests, the
voluntary or involuntary transfer of the interest of any joint venturer, member or non-member manager, or the creation or issuance
of new membership interests or interest in any non-member manager; and (e) if Borrower or any other Restricted Party is a
trust or nominee trust, the voluntary or involuntary transfer of the legal or beneficial interest in such trust or nominee trust
or the creation or issuance of new legal or beneficial interests.

 

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4.2.2      Liens.
Borrower shall not create, incur, assume or permit to exist any Lien on any direct or indirect interest in Borrower or Sole Member
(except for Permitted REIT Transfers) or any portion of the Property except for Permitted Encumbrances.

 

4.2.3      Dissolution.
Borrower shall not (and shall not cause Master Tenant to) (a) engage in any dissolution, liquidation or consolidation or merger
with or into any other business entity, (b) engage in any business activity not related to the ownership and operation of the Property,
or (c) transfer, lease or sell, in one transaction or any combination of transactions, all or substantially all of the property
or assets of such Borrower (or Master Tenant) except to the extent expressly permitted by the Loan Documents, or (d) cause, permit
or suffer Sole Member to dissolve, wind up or liquidate or take any action, or omit to take any action, as a result of which Sole
Member would be dissolved, wound up or liquidated in whole or in part, without obtaining the prior consent of Lender.

 

4.2.4      Change
in Use. Borrower shall not change the current use of the Property in any material respect.

 

4.2.5      Debt
Cancellation. Borrower shall not cancel or otherwise forgive or release any claim or debt (other than the termination of Leases
in accordance herewith) owed to Borrower by any Person, except for adequate consideration and in the ordinary course of Borrower’s
business.

 

4.2.6      Intentionally
Omitted.

 

4.2.7      Zoning.
Borrower shall not initiate or consent to any zoning reclassification of any portion of the Property or seek any variance under
any existing zoning ordinance or use or permit the use of any portion of the Property in any manner that could result in such use
becoming a non-conforming use under any zoning ordinance or any other applicable land use law, rule or regulation, without the
prior consent of Lender.

 

4.2.8      Intentionally
Omitted.

 

4.2.9      No
Joint Assessment. Borrower shall not suffer, permit or initiate the joint assessment of that portion of the Property constituting
real property (a) with any other real property constituting a tax lot separate from the Property and (b) with any portion of the
Property which may be deemed to constitute personal property, or any other procedure whereby the Lien of any taxes which may be
levied against such personal property shall be assessed or levied or charged to that portion of the Property constituting real
property.

 

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4.2.10    Principal
Place of Business. Borrower shall not change its principal place of business from the address set forth on the first page of
this Agreement without first giving Lender thirty (30) days prior written notice.

 

4.2.11    Change
of Name, Identity or Structure. Borrower shall not change Borrower’s name, identity or, if not an individual, Borrower’s corporate,
partnership or other structure without notifying Lender of such change in writing at least thirty (30) days prior to the effective
date of such change and, in the case of a change in Borrower’s structure, without first obtaining the prior written consent of
Lender. Borrower shall execute and deliver to Lender, prior to or contemporaneously with the effective date of any such change,
any financing statement or financing statement change required by Lender to establish or maintain the validity, perfection and
priority of the security interest granted herein.

 

4.2.12    Intentionally
Omitted.

 

4.2.13    ERISA.

 

(a)        Borrower shall
not engage in any transaction which would cause any obligation, or action taken or to be taken, hereunder (or the exercise by Lender
of any of its rights under the Loan Documents) to be a non-exempt (under a statutory or administrative class exemption) prohibited
transaction under the Employee Retirement Income Security Act of 1974, as amended (“ERISA”) or Section 4975 of
the Code.

 

(b)         Borrower shall
deliver to Lender such certifications or other evidence from time to time throughout the Term, as requested by Lender in its sole
discretion, that (i) Borrower is not and does not maintain an “employee benefit plan” as defined in Section 3(3) of ERISA,
which is subject to Title I of ERISA, or a “governmental plan” within the meaning of Section 3(3) of ERISA; (ii) Borrower
is not subject to state statutes regulating investments and fiduciary obligations with respect to governmental plans; and (iii)
one or more of the following circumstances is true:

 

(i)      Equity
interests in Borrower are publicly offered securities, within the meaning of 29 C.F.R §2510.3-101(b)(2);

 

(ii)     Less
than twenty-five percent (25%) of each outstanding class of equity interests in Borrower are held by “benefit plan investors”
within the meaning of 29 C.F.R §2510.3-101(f)(2); or

 

(iii)    Borrower
qualifies as an “operating company” or a “real estate operating company” within the meaning of 29 C.F.R §2510.3-101(c)
or (e)

 

4.2.14    Compliance
with Restrictive Covenants, Etc. Borrower will not modify, waive in any material respect or release any easements, restrictive
covenants or other Permitted Encumbrances, or suffer, consent to or permit the foregoing, without Lender’s prior written consent,
which consent may be granted or denied in Lender’s sole discretion.

 

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4.2.15    Operating
Agreements. Borrower agrees that without the prior consent of Lender, Borrower will not execute modifications to any Operating
Agreement if such modifications could reasonably be expected to have a Material Adverse Effect.

 

4.2.16    Embargoed
Person.

 

(a)         At all times,
throughout the term of the Loan, including after giving effect to any Transfers, (i) none of the funds or other assets of Borrower
or any Guarantor shall constitute property of, or shall be beneficially owned, directly or indirectly, by any Person subject to
trade restrictions under United States law, including, but not limited to, the International Emergency Economic Powers Act, 50
U.S.C. §§ 1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., the Uniting and Strengthening
America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act (PATRIOT Act) of 2001 and any Executive
Orders or regulations promulgated thereunder, each as may be amended from time to time, with the result that the investment in
Borrower, Key Principal or any Guarantor, as applicable (whether directly or indirectly), would be prohibited by law (each, an
“Embargoed Person”), or the Loan made by Lender would be in violation of law, (ii) no Embargoed Person shall have
any interest of any nature whatsoever in Borrower, Key Principal or any Guarantor, as applicable, with the result that the investment
in Borrower, Key Principal or any Guarantor, as applicable (whether directly or indirectly), would be prohibited by law or the
Loan would be in violation of law, and (iii) none of the funds of Borrower, Key Principal or any Guarantor, as applicable, shall
be derived from any unlawful activity with the result that the investment in Borrower, Key Principal or Guarantor, as applicable
(whether directly or indirectly), would be prohibited by law or the Loan would be in violation of law.

 

(b)         Neither Borrower
nor, to Borrower’s knowledge, any owner of a direct or indirect interest in Borrower, including the Moody REIT and shareholders
of the Moody REIT (i) is listed on any Government Lists, (ii) is a person who has been determined by competent authority to be
subject to the prohibitions contained in Presidential Executive Order No. 13224 (Sept. 23, 2001) or any other similar prohibitions
contained in the rules and regulations of the Office of Foreign Assets Control (“OFAC”) or in any enabling legislation
or other Presidential Executive Orders in respect thereof, (iii) has been previously indicted for or convicted of any felony involving
a crime or crimes of moral turpitude or for any Patriot Act Offense, or (iv) is currently under investigation by any Governmental
Authority for alleged criminal activity. For purposes hereof, the term “Patriot Act Offense” means any violation
of the criminal laws of the United States of America or of any of the several states, or that would be a criminal violation if
committed within the jurisdiction of the United States of America or any of the several states, relating to terrorism or the laundering
of monetary instruments, including any offense under (A) the criminal laws against terrorism; (B) the criminal laws against money
laundering, (C) the Bank Secrecy Act, as amended, (D) the Money Laundering Control Act of 1986, as amended, or (E) the Patriot
Act. “Patriot Act Offense” also includes the crimes of conspiracy to commit, or aiding and abetting another to
commit, a Patriot Act Offense. For purposes hereof, the term “Government Lists” means (1) the Specially Designated
Nationals and Blocked Persons Lists maintained by OFAC, (2) any other list of terrorists, terrorist organizations or narcotics
traffickers maintained pursuant to any of the Rules and Regulations of OFAC that Lender has notified Borrower in writing is now
included in “Government Lists”, or (3) any similar lists maintained by the United States Department of State,
the United States Department of Commerce or any other Government Authority or pursuant to any Executive Order of the President
of the United States of America that Lender notified Borrower in writing is now included in “Government Lists”.

 

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Section 4.3          Master
Lease. For as long as the Master Lease is in effect, wherever this Agreement, or any other Loan Document, provides that Borrower
shall take, or shall not take, a particular action with respect to the management, operation or maintenance of the Property, it
shall be deemed to mean “Borrower shall take, or shall cause Master Tenant to take,” or “Borrower shall not take,
and shall not cause or permit or suffer Master Tenant to take” the indicated action. In addition, for so long as the Master
Lease is in effect, Borrower may cause Master Tenant to furnish to Lender the financial statements required under Section 4.1.7
hereof.

 

ARTICLE
5: INSURANCE, CASUALTY AND CONDEMNATION

 

Section 5.1          Insurance.

 

5.1.1      Insurance
Policies.

 

(a)         Unless otherwise
agreed to by Lender in its sole and absolute discretion, Borrower, at no cost or expense of Lender, shall obtain and maintain (or
cause to be obtained or maintained) during the entire Term insurance policies for Borrower, Master Tenant and the Property providing
at least the following coverages:

 

(i)      Casualty
insurance against loss or damage by fire, wind (including named storms), lightning and such other perils as are included in a standard
“all risk” or “special form” policy, including riot and civil commotion, vandalism, terrorist acts, malicious
mischief, burglary, theft and liquor liability (if alcoholic beverages are sold at the Property), in each case (A) in an amount
equal to one hundred percent (100%) of the “Full Replacement Cost” of the Property, which for purposes of this Agreement
shall mean actual replacement value (exclusive of costs of excavations, foundations, underground utilities and footings) waiving
depreciation. Unless the Property is covered under a blanket policy, Full Replacement Cost must be adjusted annually to reflect
increased value due to inflation. If this is not provided, Inflation Guard Coverage will be required; (B) written on a no co-insurance
form or containing an agreed amount endorsement with respect to the Improvements and personal property at the Property waiving
all co-insurance provisions; (C) providing for no deductible in excess of $25,000.00 (except for deductibles for windstorm and
earthquake coverage, which deductibles may be up to 5% of the total insurable value of the Property set forth in the Policy); and
(D) containing “Ordinance or Law Coverage” if any of the Improvements or the use of the Property shall at any time constitute
legal non-conforming structures or uses, including coverage for Loss to the Undamaged Portion, Demolition Costs and Increased Cost
of Construction, all in amounts acceptable to Lender. In addition, Borrower shall obtain: (y) if any portion of the Improvements
is currently or at any time in the future located in a federally designated “special flood hazard area”, flood hazard
insurance in an amount equal to the maximum amount of such insurance available under the National Flood Insurance Act of 1968,
the Flood Disaster Protection Act of 1973 or the National Flood Insurance Reform Act of 1994, as each may be amended with a deductible
of not greater than $5,000, plus such excess limits as Lender shall require; and (z) earthquake insurance in amounts and in form
and substance satisfactory to Lender in the event the Property is located in an area with a high degree of seismic activity, provided
that the insurance pursuant to clauses (y) and (z) hereof shall be on terms consistent with the comprehensive all
risk insurance policy required under this subsection (i);

 

    	33

    	 

    

 

(ii)     commercial
general liability insurance, including a broad form comprehensive general liability endorsement and coverages against claims for
personal injury, bodily injury, death or property damage occurring upon, in or about the Property, and including coverages for
liquor liability if alcoholic beverages are sold from or consumed at the Property, such insurance (A) to be on the so-called “occurrence”
form and containing minimum limits per occurrence of One Million and No/100 Dollars ($1,000,000.00), with a combined limit per
policy year, excluding umbrella coverage, of not less than Two Million and No/100 Dollars ($2,000,000.00) per location; (B) to
continue at not less than the aforesaid limit until required to be changed by Lender by reason of changed economic conditions making
such protection inadequate; and (C) to cover at least the following hazards: (1) premises and operations; (2) products and completed
operations on an “if any” basis; (3) independent contractors; (4) blanket contractual liability for all insured contracts;
and (5) contractual liability covering the indemnities contained in Article 8 of the Mortgage to the extent the same is available;

 

(iii)    rental
loss and/or business income interruption insurance (A) with loss payable to Lender; (B) covering all risks required to be covered
by the insurance provided for in subsection (i) above, and subsections (iv) (if applicable), subsection (vi)
and subsection (x) and Section 5.1.1(h) below; (C) containing an extended period of indemnity endorsement which provides
the continued loss of income will be insured until such income either returns to the same level it was at prior to the loss, or
the expiration of sixty (60) days from the date that the Property is repaired or replaced and operations are resumed, whichever
first occurs, and notwithstanding that the policy may expire prior to the end of such period; and (D) in an amount equal to one
hundred percent (100%) of the projected Gross Revenue from the Property for a period of twelve (12) months and providing coverage
from the date of the Casualty to the date that the Property is repaired or replaced and operations are resumed. The amount of such
business income insurance shall be determined prior to the date hereof and at least once each year thereafter based on Borrower’s
reasonable estimate of the Gross Revenue from the Property for the succeeding twelve (12) month period. Subject to Section 5.2.3(b),
all proceeds payable to Lender pursuant to this subsection shall be held by Lender and shall be applied to the Obligations secured
by the Loan Documents from time to time due and payable hereunder and under the Note; provided, however, that nothing
herein contained shall be deemed to relieve Borrower of its Obligations to pay the Debt on the respective dates of payment provided
for in the Loan Documents except to the extent such amounts are actually paid out of the proceeds of such business income insurance;

 

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(iv)    at
all times during which structural construction, repairs or alterations are being made with respect to the Improvements, and only
if the Property and Liability coverage forms do not otherwise apply, coverage all in form and substance and with limits, terms
and conditions acceptable to Lender including (A) owner’s contingent or protective liability insurance covering claims not covered
by or under the terms or provisions of the above mentioned commercial general liability insurance policy; and (B) the insurance
provided for in subsection (i) above written in a so-called builder’s risk completed value form, including coverage for
100% of the total insurable costs of construction (1) on a non-reporting basis, (2) against all risks insured against pursuant
to subsections (i), (iii), (vi), (x) and Section 5.1.1(h), (3) including permission to occupy
the Property, and (4) with an agreed amount endorsement waiving co-insurance provisions;

 

(v)     workers’
compensation, subject to the statutory limits of the State in which the Property is located, and employer’s liability insurance
with limits which are required from time to time by Lender in respect of any work or operations on or about the Property, or in
connection with the Property or its operation (if applicable);

 

(vi)    comprehensive
boiler and machinery insurance, if applicable, in amounts as shall be reasonably required by Lender on terms consistent with the
commercial property insurance policy required under subsection (i) above;

 

(vii)   umbrella
liability insurance in addition to primary coverage in an amount not less than Ten Million and No/100 Dollars ($10,000,000.00)
per occurrence on terms consistent with the commercial general liability insurance policy required under subsection (ii)
and, if applicable, subsection (v) above and (viii) below;

 

(viii)  motor
vehicle liability coverage for all owned and non-owned vehicles, including rented and leased vehicles containing minimum limits
per occurrence, including umbrella coverage, with limits which are required from time to time by Lender (if applicable);

 

(ix)    insurance
against employee dishonesty in an amount not less than one (1) month of Gross Revenue from the Property and with a deductible not
greater than Twenty-Five Thousand and No/100 Dollars ($25,000.00) (if applicable); and

 

(x)     upon
sixty (60) days’ notice, such other insurance and in such amounts as Lender from time to time may request against such other insurable
hazards which at the time are commonly insured against for properties similar to the Property located in or around the region in
which the Property is located.

 

(b)         All insurance
provided for in Section 5.1.1(a) shall be obtained under valid and enforceable policies (collectively, the “Policies”
or in the singular, the “Policy”) and shall be subject to the approval of Lender as to form and substance including
deductibles, loss payees and insureds. Not less than five (5) Business Days prior to the expiration dates of the Policies theretofore
furnished to Lender, certificates of insurance and, if requested by Lender, other documentation, in each case acceptable to Lender
evidencing the Policies, accompanied by evidence satisfactory to Lender of payment of the premiums then due thereunder (the “Insurance
Premiums”), shall be delivered by Borrower to Lender.

 

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(c)         Any blanket insurance
Policy shall specifically allocate to the Property the amount of coverage from time to time required hereunder or shall otherwise
provide the same protection as would a separate Policy insuring only the Property in compliance with the provisions of Section
5.1.1(a), which allocation shall be subject to Lender’s approval, which approval shall not be unreasonably withheld. Lender
shall have determined based on a review of the schedule of locations and values that the amount of such coverage is sufficient
in light of the other risks and properties insured under the blanket policy.

 

(d)         All Policies of
insurance provided for or contemplated by Section 5.1.1(a) shall name Borrower as a named insured and, in the case
of liability coverages (except for the Policies referenced in Sections 5.1.1(a)(v) and (viii)) shall name Lender
and its successors and/or assigns as the additional insured, as its interests may appear, and in the case of property coverages,
including but not limited to boiler and machinery, terrorism, flood and earthquake insurance, shall contain a standard non-contributing
mortgagee clause in favor of Lender providing that the loss thereunder shall be payable to Lender. Additionally, if Borrower obtains
property insurance coverage in addition to or in excess of that required by Section 5.1.1(a)(i), then such insurance
policies shall also contain a standard non-contributing mortgagee clause in favor of Lender providing that the loss thereunder
shall be payable to Lender.

 

(e)         All Policies of
insurance provided for in Section 5.1.1(a) except for the Policies referenced in Section 5.1.1(a)(v), (viii) and (ix)
shall contain clauses or endorsements to the effect that:

 

(i)      no act
or negligence of Borrower, or anyone acting for Borrower, or of any Tenant or other occupant, or failure to comply with the provisions
of any Policy, which might otherwise result in a forfeiture of the insurance or any part thereof, shall in any way affect the validity
or enforceability of the insurance insofar as Lender is concerned;

 

(ii)     the
Policy shall not be canceled without at least thirty (30) days’ written notice to Lender and any other party named therein as an
additional insured, and, if obtainable by Borrower using commercially reasonable efforts, shall not be materially changed (other
than to increase the coverage provided thereby) without such a thirty (30) day notice; and

 

(iii)    Lender
shall not be liable for any Insurance Premiums thereon or subject to any assessments thereunder.

 

(f)          If at any time
Lender is not in receipt of written evidence that all insurance required under this Loan Agreement is in full force and effect,
Lender shall have the right, without notice to Borrower, to take such action as Lender deems reasonably necessary to protect its
interest in the Property, including the obtaining of such insurance coverage as Lender in its sole discretion deems appropriate
and all premiums incurred by Lender in connection with such action or in obtaining such insurance and keeping it in effect shall
be paid by Borrower to Lender upon demand and until paid shall be secured by the Mortgage and shall bear interest at the Default
Rate.

 

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(g)         In the event of
foreclosure of the Mortgage or other transfer of title to the Property in extinguishment in whole or in part of the Obligations,
all right, title and interest of Borrower in and to the Policies that are not blanket Policies then in force concerning the Property
and all proceeds payable thereunder shall thereupon vest in the purchaser at such foreclosure or Lender or other transferee in
the event of such other transfer of title.

 

(h)         If any of the
Policies include any exclusions for loss, cost, damage or liability caused by “terrorism” or “terrorist acts”,
Borrower shall obtain and maintain terrorism coverage to cover such exclusion(s) from a carrier which otherwise satisfies the rating
criteria specified in Section 5.1.2 (a “Qualified Carrier”) or, in the event that such terrorism coverage
is not available from a Qualified Carrier, Borrower shall obtain such terrorism coverage from the highest rated insurance company
providing such terrorism coverage. Notwithstanding anything in subsection (a) above to the contrary, Borrower shall be required
to obtain and maintain coverage as part of its property insurance Policy against loss or damage by terrorist acts in an amount
equal to 100% of the “Full Replacement Cost” of the Property plus loss of rents or business income; provided that such
coverage is available. There shall also be no exclusion for acts of terrorism under the general liability and excess liability/umbrella
Policies. In the event that such coverage with respect to terrorist acts is not included as part of the “all risk” property
policy required by subsection (a)(i) above and/or the general liability and excess liability/umbrella Policies required by subsection
(a)(ii) above, Borrower shall, nevertheless be required to obtain coverage for terrorism (as stand-alone coverage) in an amount
equal to 100% of the “Full Replacement Cost” of the Property plus loss of rents and/or business interruption coverage
under subsection (a)(iii) and general liability and excess liability/umbrella coverage under subsection (a)(ii) above; provided
that such coverage is available. Notwithstanding the foregoing, with respect to any such stand-alone policy covering terrorist
acts, Borrower shall not be required to pay any Insurance Premiums solely with respect to such terrorism coverage in excess of
the Terrorism Premium Cap (hereinafter defined); provided that if the Insurance Premiums payable with respect to such terrorism
coverage exceeds the Terrorism Premium Cap, Lender may, at its option (1) purchase such stand-alone terrorism Policy, with Borrower
paying such portion of the Insurance Premiums with respect thereto equal to the Terrorism Premium Cap and the Lender paying such
portion of the Insurance Premiums in excess of the Terrorism Premium Cap or (2) modify the deductible amounts, policy limits and
other required policy terms to reduce the Insurance Premiums payable with respect to such stand-alone terrorism Policy to the Terrorism
Premium Cap. As used herein, “Terrorism Premium Cap” means the amount of the insurance premium that is payable at such
time in respect of the property and business interruption/rental loss insurance required hereunder on a stand-alone basis (without
giving effect to the cost of terrorism components of such property and business interruption/rental loss insurance).

 

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5.1.2      Insurance
Company. All Policies required to be maintained by Borrower pursuant to Section 5.1.1 (a) shall be issued by companies
authorized to do business in the State where the Property is located, with a financial strength and claims paying ability rating
of at least A:X from A.M. Best Company or “A-” or better by S&P; (b) shall, with respect to all property insurance
policies, name Lender and its successors and/or assigns as their interest may appear as Lender and Mortgagee; (c) shall, with respect
to all property insurance policies and rental loss and/or business interruption insurance policies, contain a Standard Mortgagee
Clause and a Lender’s Loss Payable Endorsement, or their equivalents, naming Lender as the person to which all payments made by
such insurance company shall be paid; (c) shall, with respect to all liability policies, name Lender and its successors and/or
assigns as an additional insured; (d) shall contain a waiver of subrogation against Lender; (e) shall contain such provisions as
Lender deems reasonably necessary or desirable to protect its interest including endorsements providing that neither Borrower,
Lender nor any other party shall be a co-insurer under said Policies and that Lender shall receive at least thirty (30) days prior
written notice of any modification, reduction or cancellation and (f) shall be satisfactory in form and substance to Lender and
shall be approved by Lender as to amounts, form, risk coverage, deductibles, loss payees and insureds. Evidence of the existence
and effectiveness of the Policies shall be delivered to Lender, at 345 Park Avenue, 8th Floor, New York, New York 10154,
Attention: Pamela McCormack, on the date hereof with respect to the current Policies and within thirty (30) days after the effective
date thereof with respect to all renewal Policies. Upon Lender’s request, Borrower shall deliver copies (certified, if available)
of the Policies (redacted as necessary to remove information regarding other properties covered by blanket policies). Borrower
shall pay the Insurance Premiums annually in advance as the same become due and payable and shall furnish to Lender evidence of
the renewal of each of the Policies with receipts for the payment of the Insurance Premiums or other evidence of such payment reasonably
satisfactory to Lender (provided, however, that Borrower shall not be required to pay such Insurance Premiums nor
furnish such evidence of payment to Lender in the event that the amounts required to pay such Insurance Premiums have been deposited
into the Insurance Account pursuant to Section 6.4 hereof). In addition to the insurance coverages described in Section
5.1.1) above, Borrower shall obtain such other insurance as may from time to time be reasonably required by Lender in order
to protect its interests. Within thirty (30) days after request by Lender, Borrower shall obtain such increases in the amounts
of coverage required hereunder as may be reasonably requested by Lender, taking into consideration changes in the value of money
over time, changes in liability laws, changes in prudent customs and practices, and the like. Absent a change in circumstances
relating to the Property, Lender agrees that all requests for changes in coverages will be provided to Borrower no later than ninety
(90) days prior to the effective date thereof or the renewal thereof, as applicable.

 

Section 5.2          Casualty
and Condemnation.

 

5.2.1      Casualty.
If the Property shall sustain a Casualty, Borrower shall give prompt notice of such Casualty to Lender and shall promptly commence
and diligently prosecute to completion the repair and restoration of the Property as nearly as possible to the condition the Property
was in immediately prior to such Casualty (a “Restoration”) and otherwise in accordance with Section 5.3,
it being understood, however, that Borrower shall not be obligated to restore the Property to the precise condition of the Property
prior to such Casualty provided the Property is restored, to the extent practicable, to be of at least equal value and of substantially
the same character as prior to the Casualty. Borrower shall pay all costs of such Restoration whether or not such costs are covered
by insurance. Lender may, but shall not be obligated to, submit proof of loss if not submitted promptly by Borrower. In the event
of a Casualty where the loss does not exceed the Restoration Threshold, Borrower may settle and adjust such claim; provided that
(a) no Event of Default has occurred and is continuing, and (b) such adjustment is carried out in a commercially reasonable and
timely manner. In the event of a Casualty where the loss exceeds the Restoration Threshold or if an Event of Default then exists,
Borrower may settle and adjust such claim only with the consent of Lender (which consent shall not be unreasonably withheld or
delayed) and Lender shall have the opportunity to participate, at Borrower’s cost, in any such adjustments; provided, however,
if Borrower fails to settle and adjust such claim within one hundred twenty (120) days after the Casualty, Lender shall have the
right to settle and adjust such claim at Borrower’s cost and without Borrower’s consent. Notwithstanding any Casualty, Borrower
shall continue to pay the Debt at the time and in the manner provided for its payment in the Note and in this Agreement.

 

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5.2.2      Condemnation.
Borrower shall give Lender prompt notice of any actual or threatened Condemnation by any Governmental Authority of all or any part
of the Property and shall deliver to Lender a copy of any and all papers served in connection with such proceedings. Provided no
Event of Default has occurred and is continuing, in the event of a Condemnation where the amount of the taking does not exceed
the Restoration Threshold, Borrower may settle and compromise such Condemnation; provided that the same is effected in a commercially
reasonable and timely manner. In the event a Condemnation where the amount of the taking exceeds the Restoration Threshold or if
an Event of Default then exists, Borrower may settle and compromise the Condemnation only with the consent of Lender (which consent
shall not be unreasonably withheld or delayed) and Lender shall have the opportunity to participate, at Borrower’s cost, in any
litigation and settlement discussions in respect thereof and Borrower shall from time to time deliver to Lender all instruments
requested by Lender to permit such participation. Borrower shall, at its expense, diligently prosecute any such proceedings, and
shall consult with Lender, its attorneys and experts, and cooperate with them in the carrying on or defense of any such proceedings.
Notwithstanding any Condemnation, Borrower shall continue to pay the Debt at the time and in the manner provided for its payment
in the Note and in this Agreement. Lender shall not be limited to the interest paid on the Award by any Governmental Authority
but shall be entitled to receive out of the Award interest at the rate or rates provided herein or in the Note. If the Property
or any portion thereof is taken by any Governmental Authority, Borrower shall promptly commence and diligently prosecute the Restoration
of the Property and otherwise comply with the provisions of Section 5.3. If the Property is sold, through foreclosure or
otherwise, prior to the receipt by Lender of the Award, Lender shall have the right, whether or not a deficiency judgment on the
Note shall have been sought, recovered or denied, to receive the Award, or a portion thereof sufficient to pay the Debt.

 

5.2.3      Casualty
Proceeds.

 

(a)         Subject to Section 5.2.3(b),
payments received on account of the business interruption insurance specified in Subsection 5.1.1(a)(iii) above shall be
deposited directly into the Casualty and Condemnation Account. Notwithstanding the last sentence of Section 5.1.1(a)(iii)
above, and provided that no Event of Default shall exist and remain uncured, proceeds received by Lender on account of business
or rental interruption or other loss of income insurance specified in Section 5.1.1(a)(iii) above shall be (a) during
the continuance of a Cash Trap Period, deposited by Lender into the Cash Management Account (in installments relating to the relevant
period) to the extent such proceeds (or a portion thereof) reflect a replacement for lost Rents for the relevant period, as determined
by Lender in good faith and such proceeds shall be applied by Lender in accordance with Section 6.11 hereof and (b)
provided that no Cash Trap Period is continuing, held by Lender and disbursed to Borrower (in installments relating to the relevant
period) to the extent such proceeds (or a portion thereof) reflect a replacement for lost Rents for the relevant period, as determined
by Lender in good faith. All other such proceeds not reflecting a replacement for lost Rents shall be held by Lender and disbursed
in accordance with Section 5.3 hereof.

 

    	39

    	 

    

 

(b)         Notwithstanding
anything to the contrary contained herein, if in connection with a Casualty any insurance carrier makes a payment under a property
insurance Policy that Borrower proposes be treated as business or rental interruption insurance, then, notwithstanding any designation
(or lack of designation) by the insurance carrier as to the purpose of such payment, as between Lender and Borrower, such payment
shall not be treated as business or rental interruption Insurance Proceeds unless Borrower has demonstrated to Lender’s satisfaction
that the remaining Net Proceeds that will be received from the property insurance carriers are sufficient to pay 100% of the cost
of fully restoring the Improvements or, if such Net Proceeds are to be applied repay the Loan in accordance with the terms hereof,
that such remaining Net Proceeds will be sufficient to pay off the Loan in full.

 

Section 5.3          Delivery
of Net Proceeds.

 

5.3.1      Minor
Casualty or Condemnation. If a Casualty or Condemnation has occurred to the Property and the Net Proceeds shall be less than
the Restoration Threshold and the costs of completing the Restoration shall be less than the Restoration Threshold, and provided
no Event of Default shall have occurred and remain uncured, and that the condition in Section 5.3.2(a)(xiv) below has been
satisfied, the Net Proceeds will be disbursed by Lender to Borrower. Promptly after receipt of the Net Proceeds, Borrower shall
commence and satisfactorily complete with due diligence the Restoration in accordance with the terms of this Agreement. If any
Net Proceeds are received by Borrower and may be retained by Borrower pursuant to the terms hereof, such Net Proceeds shall, until
completion of the Restoration, be held for the benefit of Lender and shall be segregated from other funds of Borrower to be used
to pay for the cost of Restoration in accordance with the terms hereof.

 

5.3.2      Major
Casualty or Condemnation.

 

(a)         If a Casualty
or Condemnation has occurred to the Property and the Net Proceeds are equal to or greater than the Restoration Threshold or the
costs of completing the Restoration is equal to or greater than the Restoration Threshold, Lender shall make the Net Proceeds available
for the Restoration, provided that each of the following conditions relating to the Property are met:

 

(i)      no Event
of Default shall have occurred and be continuing;

 

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(ii)     (A)
in the event the Net Proceeds consists of Insurance Proceeds received in connection with a Casualty, then less than twenty-five
percent (25%) of the total floor area of the Improvements at the Property has been damaged, destroyed or rendered unusable as a
result of such Casualty or (B) in the event the Net Proceeds are an Award received in connection with a Condemnation, then less
than ten percent (10%) of the land constituting the Property is taken, and such land is located along the perimeter or periphery
of the Property, and no portion of the Improvements is the subject of such Condemnation;

 

(iii)    If
required by Lender or by Franchisor, the Master Lease shall remain in full force and effect during and after the completion of
the Restoration without abatement of rent beyond the time required for Restoration, notwithstanding the occurrence of such Casualty
or Condemnation;

 

(iv)    the
Franchise Agreement and all Operating Agreements shall remain in full force and effect during and after completion of the Restoration,
notwithstanding the occurrence of such Casualty or Condemnation and the Franchise Agreement permits Restoration and continuation
as a “Hampton Inn” during such Restoration;

 

(v)     Borrower
shall commence the Restoration as soon as reasonably practicable and shall diligently pursue the same to satisfactory completion;

 

(vi)    Lender
shall be satisfied that any operating deficits and all payments of principal and interest under the Note will be paid during the
period required for Restoration from (A) the Net Proceeds, or (B) other funds of Borrower;

 

(vii)   Lender
shall be satisfied that the Restoration will be completed on or before the earliest to occur of (A) the date six (6) months prior
to the Stated Maturity Date, (B) the earliest date required for such completion under the terms of the Franchise Agreement, (C)
such time as may be required under applicable Legal Requirements in order to repair and restore the Property to the condition it
was in immediately prior to such Casualty or Condemnation, as applicable, or (D) the expiration of the insurance coverage referred
to in Section 5.1.1(a)(iii), without giving effect to any extended period of indemnity endorsement in respect of such
coverage;

 

(viii)  the
Property and the use thereof after the Restoration will be in compliance with and permitted under all applicable Legal Requirements;

 

(ix)    the
Restoration shall be done and completed by Borrower in an expeditious and diligent fashion and in compliance with all applicable
Legal Requirements;

 

(x)     such
Casualty or Condemnation, as applicable, does not result in the loss of access to the Property or the related Improvements;

 

(xi)    Borrower
shall deliver to Lender a signed, detailed budget approved in writing by Borrower’s architect, engineer or designated construction
manager stating the entire cost of completing the Restoration, which budget shall be acceptable to Lender;

 

    	41

    	 

    

 

(xii)   the
Net Proceeds, together with any cash or cash equivalent deposited by Borrower with Lender are sufficient in Lender’s discretion
to cover the cost of the Restoration;

 

(xiii)  the
Debt Service Coverage Ratio (based on the trailing twelve (12) month period) as of the day immediately preceding the Casualty shall
be equal to or greater than 1.20 to 1.00; and

 

(xiv)  notwithstanding
anything to the contrary contained herein or in any other Loan Document, if the Loan is included in a REMIC Trust and, immediately
following a release of any portion of the Lien of the Mortgage following a Condemnation (taking into account any planned Restoration
of the remaining Property), the ratio of the unpaid principal balance of the Loan to the value of the remaining Property is greater
than one hundred twenty-five percent (125%) (based solely on real property and excluding any personal property or going concern
value) (such value to be determined, in Lender’s sole discretion, by any commercially reasonable method permitted to a REMIC Trust),
no Net Proceeds will be released to Borrower unless the principal balance of the Loan is paid down by a “qualified amount”
as such term is defined in IRS Rev. Proc. 2010-30, as the same may be modified, supplemented, superseded or amended from time
to time, unless Lender receives an opinion of counsel that, if the foregoing prepayment is not made, the applicable REMIC Trust
will not fail to maintain its status as a REMIC Trust as a result of such release.

 

(b)         If under this
Loan Agreement the Net Proceeds are to be paid directly to Lender then the same shall be paid directly to Lender for deposit into
the Casualty and Condemnation Account and, until disbursed in accordance with the provisions of this Section 5.3.2, shall
constitute additional security for the Obligations. If the Net Proceeds are being disbursed by Lender, then Lender shall disburse
the same to, or as directed by, Borrower from time to time during the course of the Restoration, upon receipt of evidence satisfactory
to Lender that (i) all requirements set forth in Section 5.3.2(a) have been satisfied, (ii) all materials installed and
work and labor performed (except to the extent that they are to be paid for out of the requested disbursement or are subject to
a Casualty Retainage) in connection with the Restoration have been paid for in full, and (iii) there exist no notices of pendency,
stop orders, mechanics’ or materialman’s liens or notices of intention to file same, or any other liens or encumbrances of any
nature whatsoever on the Property arising out of the Restoration which have not either been fully bonded to the satisfaction of
Lender and discharged of record or in the alternative fully insured to the satisfaction of Lender by the title company issuing
the Title Insurance Policy.

 

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(c)         All plans and
specifications required in connection with the Restoration shall be subject to the prior approval of Lender and an independent
architect selected by Lender (the “Casualty Consultant”), such consent not to be unreasonably withheld or delayed.
The plans and specifications shall require that the Restoration be completed in a first-class workmanlike manner at least equivalent
to the quality and character of the original work in the Improvements (provided, however, that in the case of a partial
Condemnation, the Restoration shall be done to the extent reasonably practicable after taking into account the consequences of
such partial Condemnation), so that upon completion thereof, the Property shall be at least equal in value and general utility
to the Property prior to the Casualty or Condemnation, as applicable; it being understood, however, that Borrower shall not be
obligated to restore the Property to the precise condition of the Property prior to such Casualty or Condemnation, as applicable,
provided the Property is restored, to the extent practicable, to be of at least equal value and of substantially the same character
as prior to the Casualty or Condemnation, as applicable. Borrower shall restore all Improvements such that when they are fully
restored and/or repaired, such Improvements and their contemplated use fully comply with all applicable material Legal Requirements
and (ii) identity of the contractors, subcontractors and materialmen engaged in the Restoration engaged under contracts for more
than $100,000.00 (in the aggregate for any one contractor), as well as the contracts under which such contractors, subcontractors
and materialmen have been engaged, shall be subject to the approval of Lender and the Casualty Consultant. All costs and expenses
incurred by Lender in connection with recovering, holding and advancing the Net Proceeds for the Restoration, including reasonable
attorneys’ fees and disbursements and the Casualty Consultant’s fees and disbursements, shall be paid by Borrower.

 

(d)         In no event shall
Lender be obligated to make disbursements of the Net Proceeds in excess of an amount equal to the costs actually incurred from
time to time for work in place as part of the Restoration, as certified by the Casualty Consultant, less the Casualty Retainage.
The term “Casualty Retainage” shall mean, as to each contractor, subcontractor or materialman engaged in the Restoration,
an amount equal to ten percent (10%) of the costs actually incurred for work in place as part of the Restoration, as certified
by the Casualty Consultant, until the Restoration has been completed. The Casualty Retainage shall in no event, and notwithstanding
anything to the contrary set forth above in this Section 5.3.2(d), be less than the amount actually held back by Borrower
from contractors, subcontractors and materialmen engaged in the Restoration. The Casualty Retainage shall not be released until
the Casualty Consultant certifies to Lender that the Restoration has been completed in accordance with the provisions of this Article
5 and that all approvals necessary for the re-occupancy and use of the Property have been obtained from all appropriate Governmental
Authorities, and Lender receives evidence satisfactory to Lender that the costs of the Restoration have been paid in full or will
be paid in full out of the Casualty Retainage. Notwithstanding the foregoing, Lender will release the portion of the Casualty Retainage
being held with respect to any contractor, subcontractor or materialman engaged in the Restoration as of the date upon which (i) the
Casualty Consultant certifies to Lender that such contractor, subcontractor or materialman has satisfactorily completed all work
and has supplied all materials in accordance with the provisions of such contractor’s, subcontractor’s or materialman’s contract
and (ii) the contractor, subcontractor or materialman delivers the lien waivers and evidence of payment in full of all sums
due to the contractor, subcontractor or materialman as may be reasonably requested by Lender or by the title company issuing the
Title Insurance Policy. If required by Lender, the release of any such portion of the Casualty Retainage shall be approved by the
surety company, if any, which has issued a payment or performance bond with respect to the contractor, subcontractor or materialman.

 

(e)         Lender shall not
be obligated to make disbursements of the Net Proceeds more frequently than once every calendar month.

 

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(f)          If at any time
the Net Proceeds or the undisbursed balance thereof shall not, in the reasonable opinion of Lender in consultation with the Casualty
Consultant, be sufficient to pay in full the balance of the costs which are reasonably estimated by the Casualty Consultant to
be incurred in connection with the completion of the Restoration, at Lender’s request, Borrower shall deposit such deficiency (the
“Net Proceeds Deficiency”) with Lender (for deposit into the Casualty and Condemnation Account) before any further
disbursement of the Net Proceeds shall be made. The Net Proceeds Deficiency deposited with Lender shall be deposited by Lender
into the Casualty and Condemnation Account and shall be disbursed for costs actually incurred in connection with the Restoration
on the same conditions applicable to the disbursement of the Net Proceeds, and until so disbursed pursuant to this Section 5.3.2
shall constitute additional security for the Obligations.

 

(g)         The excess, if
any, of the Net Proceeds and the remaining balance, if any, of the Net Proceeds Deficiency deposited with Lender after the Casualty
Consultant certifies to Lender that the Restoration has been completed in accordance with the provisions of this Section 5.3.2,
and the receipt by Lender of evidence satisfactory to Lender that all costs incurred in connection with the Restoration have been
paid in full, shall be remitted by Lender to Borrower, provided no Event of Default and no Cash Trap Period shall have occurred
and shall be continuing under any of the Loan Documents; provided, however, the amount of such excess returned to
Borrower in the case of a Condemnation shall not exceed the amount of Net Proceeds Deficiency deposited by Borrower with the balance
being applied to the Debt in the manner provided for in subsection 5.3.2(h).

 

(h)        All Net Proceeds
not required (i) to be made available for the Restoration or (ii) to be returned to Borrower as excess Net Proceeds pursuant to
Section 5.3.2(g) may be retained and applied by Lender toward the payment of the Debt, whether or not then due and payable,
without Yield Maintenance Premium or other premium or penalty, in such order, priority and proportions as Lender in its sole discretion
shall deem proper, or, at the discretion of Lender, the same may be paid, either in whole or in part, to Borrower for such purposes
as Lender shall designate.

 

(i)          If Lender elects
to apply Net Proceeds to payment of the Debt, then provided no Event of Default is then outstanding, Borrower shall have a one
time right to prepay the Debt in full only, without payment of the Yield Maintenance Premium, or other premium or penalty, provided
that: (x) Borrower gives written notice of such election to prepay the Debt in full not later than three (3) months after the date
which is the earlier of (1) the date Lender notifies Borrower that it has elected to apply the Net Proceeds to the Debt; and (2)
the date Lender applies the Insurance Proceeds to the Debt; (y) the Debt is prepaid in full not later than three (3) months after
Borrower gives Lender such notice; and (z) such prepayment is made on a Payment Date (as defined in the Note) or if such prepayment
is not made on a Payment Date, then Borrower shall pay to Lender any interest that would have accrued in respect of the Debt through
the Payment Date following the prepayment as if such prepayment was not made.

 

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ARTICLE
6: CASH MANAGEMENT AND RESERVE FUNDS

 

Section 6.1        Cash
Management Arrangements. Borrower shall establish or shall cause Master Tenant to establish and shall throughout the Term
use commercially reasonable efforts to cause Master Tenant to maintain a trust account (the “Clearing Account”)
at a local bank selected by Borrower and reasonably approved by Lender (the “Clearing Bank”) as more fully described
in the Clearing Account Agreement, which Clearing Account shall be an Eligible Account. Borrower shall cause Master Tenant to direct
Manager and shall throughout the Term Borrower shall use commercially reasonable efforts to cause Master Tenant to direct Manager
to cause all Gross Revenue to be transmitted by (a) credit card clearing banks with which Master Tenant or Manager has entered
into agreements for the clearance of credit card receipts (collectively, “Credit Card Banks”) and credit card
companies with which Master Tenant or Manager has entered into merchants agreements (collectively, “Credit Card Companies”)
and (b) any Tenants of the Property directly into the Clearing Account. Borrower shall transmit and shall cause Master Tenant
and/or Manager to transmit all Rents (including Rents in the nature of sums payable by Credit Card Companies) and other Gross Revenue
actually received by Borrower and/or Master Tenant and/or Manager into the Clearing Account within one (1) Business Day of receipt
thereof. Without in any way limiting the foregoing, Borrower shall instruct or shall use commercially reasonable efforts to cause
Master Tenant and/or Manager to instruct and shall continuously hereafter use commercially reasonable efforts to cause each of
the Credit Card Banks and the Credit Card Companies to be instructed that all credit card receipts with respect to the Property
(net of any expenses charged for such processing) cleared by such Credit Card Banks or Credit Card Companies, as applicable, shall
be transferred by such Credit Card Banks or Credit Card Companies, as applicable, by wire transfer or the ACH System to the Clearing
Bank for deposit in the Clearing Account pursuant to an instruction letter in the form of Exhibit B hereto (a “Credit
Card Bank Payment Direction Letter”) or Exhibit C hereto (a “Credit Card Company Payment Direction
Letter”), as applicable, and shall notify and advise or use commercially reasonable efforts to cause Master Tenant and/or
Manager to notify and advise each Tenant under each Lease (whether such Lease is presently effective or executed after the date
hereof) to send directly to the Clearing Account all payments of Rent pursuant to an instruction letter in the form of Exhibit A
attached hereto (a “Tenant Direction Letter”). Without in any way limiting the foregoing, if Borrower, Manager
or Master Tenant receive any Gross Revenue from the Property, then (a) such amounts shall be deemed to be collateral for the Obligations
and shall be held in trust for the benefit of Lender (directly, or as assignee of the security interest held by Borrower therein,
as the case may be), (b) such amounts shall not be commingled with any other funds or property of Borrower, Manager or Master Tenant,
and (c) Borrower, Manager or Master Tenant, as applicable, shall deposit such amounts in the Clearing Account within one (1) Business
Day of receipt. Notwithstanding the forgoing, Borrower shall not be in default under this Section 6.1 if Master Tenant retains
(and does not deposit into the Clearing Account) Gross Revenues in the form of cash, provided that (x) such cash is retained on
site at the Property, (y) such cash is used solely in the normal day-to-day business operations of the hotel located at the Property
and (z) the aggregate amount of cash retained and not deposited into the Clearing Account does not, immediately after the required
deposit is made, exceed $2,000. Subject to any minimum balance requirements in the Clearing Account Agreement, the Funds deposited
into the Clearing Account shall be swept into an Eligible Account at the Cash Management Bank controlled by Lender (the “Cash
Management Account”) by the Clearing Bank on each Business Day on which available and collected amounts in the Clearing
Account exceed $5,000 and funds on deposit in the Cash Management Account shall be applied and disbursed in accordance with this
Agreement and the Cash Management Agreement. Funds in the Cash Management Account may be invested in Permitted Investments, as
more particularly set forth in the Cash Management Agreement. As an alternative to establishing each Account required pursuant
to the terms of this Agreement as a separate Eligible Account, Lender may also establish subaccounts of the Cash Management Account
which shall at all times be Eligible Accounts (and may be ledger or book entry accounts and not actual accounts) whereupon all
provisions of this Agreement referring to (i) any Account shall be deemed to apply instead to the corresponding subaccount and
(ii) to the Accounts generally shall be deemed to apply instead to the Cash Management Account. The Clearing Account, the Cash
Management Account and all other Accounts will be under the sole control and dominion of Lender, and Borrower shall have no right
of withdrawal therefrom. Borrower shall pay for all expenses of opening and maintaining all of the above accounts.

 

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Section 6.2           Intentionally
Omitted.

 

Section 6.3           Tax
Funds.

 

6.3.1      Deposits
of Tax Funds. On the date hereof, Borrower has deposited or caused to be deposited with or on behalf of Lender the sum of
$68,062.00 for transfer to the Tax Account. Commencing on the Monthly Payment Date occurring in May 2014 and on each Monthly Payment
Date thereafter Borrower shall deposit with Lender an amount equal to one-twelfth of the Taxes that Lender estimates will be payable
during the next ensuing twelve (12) months in order to accumulate sufficient funds to pay all such Taxes at least ten (10) days
prior to their respective due dates, which amounts shall be transferred by or at the direction of Lender into an Account established
to hold such funds (the “Tax Account”). Amounts deposited from time to time into the Tax Account pursuant to
this Section 6.3.1 are referred to herein as the “Tax Funds”. If at any time, Lender reasonably determines
that the Tax Funds will not be sufficient to pay the Taxes, Lender shall notify Borrower of such determination and the monthly
deposits for Taxes shall be increased by the amount that Lender estimates is sufficient to make up the deficiency at least ten
(10) days prior to the respective due dates for the Taxes; provided that if Borrower receives notice of any deficiency
after the date that is ten (10) days prior to the date that Taxes are due, Borrower will deposit with or on behalf of Lender,
such amount within one (1) Business Day after its receipt of such notice.

 

6.3.2      Release
of Tax Funds. Provided no Event of Default shall exist and remain uncured, Lender shall, or shall direct Servicer to, apply
the Tax Funds, if any, in the Tax Account to payments of Taxes. In making any payment relating to Taxes, Lender may do so according
to any bill, statement or estimate procured from the appropriate public office (with respect to Taxes) without inquiry into the
accuracy of such bill, statement or estimate or into the validity of any tax, assessment, sale, forfeiture, tax lien or title
or claim thereof. If the amount of the Tax Funds shall exceed the amounts due for Taxes, Lender shall, or shall direct Servicer
to, disburse such excess to Borrower, unless a Cash Trap Period is continuing, in which event such excess shall be deposited into
the Cash Management Account to be applied in accordance with Section 6.11.1, or credit such excess against future
payments to be made to the Tax Funds, such election to be made by Lender in its sole discretion. Any Tax Funds remaining in the
Tax Account after the Obligations have been paid in full shall be returned to Borrower.

 

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Section 6.4           Insurance
Funds.

 

6.4.1      Deposits
of Insurance Funds. On the date hereof, Borrower has deposited or caused to be deposited with or on behalf of Lender the sum
of $17,158.52 for transfer to the Insurance Account. Commencing on the Monthly Payment Date occurring in May 2014 and on each Monthly
Payment Date thereafter, Borrower shall deposit with Lender an amount equal to one-twelfth of the Insurance Premiums that Lender
estimates will be payable for the renewal of the coverage afforded by the Policies upon the expiration thereof in order to accumulate
sufficient funds to pay all such Insurance Premiums at least thirty (30) days prior to the expiration of the Policies. All amounts
deposited with Lender by or on behalf of Borrower under this Section 6.4.1 shall be transferred by or at the direction of
Lender into an Account established to hold such funds (the “Insurance Account”). Amounts deposited from time to
time into the Insurance Account pursuant to this Section 6.4.1 are referred to herein as the “Insurance Funds”.
If at any time, Lender reasonably determines that the Insurance Funds will not be sufficient to pay the Insurance Premiums, Lender
shall notify Borrower of such determination and the monthly deposits for Insurance Premiums shall be increased by the amount that
Lender estimates is sufficient to make up the deficiency at least thirty (30) days prior to expiration of the Policies; provided
that if Borrower receives notice of any deficiency after the date that is thirty (30) days prior to expiration of the Policies,
Borrower will deposit with or on behalf of Lender, such amount within one (1) Business Day after its receipt of such notice.

 

6.4.2      Release
of Insurance Funds. Provided no Event of Default shall exist and remain uncured, Lender shall, or shall direct Servicer to,
apply the Insurance Funds, if any, in the Insurance Account to payment of Insurance Premiums. In making any payment relating to
Insurance Premiums, Lender may do so according to any bill, statement or estimate procured from the insurer or its agent, without
inquiry into the accuracy of such bill, statement or estimate. If the amount of the Insurance Funds shall exceed the amounts due
for Insurance Premiums, Lender shall, or shall direct Servicer to, disburse such excess to Borrower, unless a Cash Trap
Period is continuing, in which event such excess shall be deposited into the Cash Management Account to be applied in accordance
with Section 6.11.1, or credit such excess against future payments to be made to the Insurance Funds, such election to be
made by Lender in its sole discretion. Any Insurance Funds remaining in the Insurance Account after the Obligations have been paid
in full shall be returned to Borrower.

 

Section 6.5           FF&E
Reserve Funds.

 

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6.5.1      Deposits
of FF&E Reserve Funds. Borrower shall deposit or cause to be deposited with or on behalf of Lender on each Monthly Payment
Date, an amount equal to five percent (5.0%) of the Gross Revenue for the Property for the prior month (“Monthly FF&E
Amount”) for the repair and replacement of the furniture, fixtures and equipment at or in or used in the operation of
the Property (the “FF&E Work”), which amounts shall be transferred by or at the direction of Lender into an
Account established to hold such funds (the “FF&E Reserve Account”). Amounts deposited from time to time into
the FF&E Reserve Account pursuant to this Section 6.5.1 are referred to herein as the “FF&E Reserve Funds”.
Lender may reassess its estimate of the amount necessary for FF&E Work from time to time, and may require Borrower to increase
(or cause Master Tenant to increase) the monthly deposits required pursuant to this Section 6.5.1 upon thirty (30) days’
notice to Borrower if (i) Lender determines in its reasonable discretion that an increase is necessary to maintain proper operation
of the Property, or (ii) Franchisor imposes or requires any capital improvement or other property improvement plan under the Franchise
Agreement (any such capital improvement or other property improvement plan, an “Additional PIP” and the work necessary
to perform any such capital improvements or other property improvements, the “Additional PIP Work”).

 

6.5.2      Release
of FF&E Reserve Funds.

 

(a)         Lender shall,
or shall direct Servicer to, disburse the FF&E Reserve Funds to (or at the direction of) Borrower out of the FF&E Reserve
Account provided (i) such disbursement is for an Approved FF&E Expense and (ii) Borrower shall have satisfied (or caused the
satisfaction of) each of the Reserve Disbursement Conditions with respect to each such disbursement. Lender shall not be required
to disburse FF&E Reserve Funds more frequently than once each calendar month, and each disbursement of FF&E Reserve Funds
must be in an amount not less than the Minimum Disbursement Amount (or a lesser amount if the total amount of FF&E Reserve
Funds is less than the Minimum Disbursement Amount, in which case only one disbursement of the amount remaining in the account
shall be made).

 

(b)         Nothing in this
Section 6.5.2 shall (i) make Lender responsible for performing or completing any FF&E Work or Additional PIP Work, as
applicable; (ii) require Lender to expend funds in addition to the FF&E Reserve Funds to complete any FF&E Work or Additional
PIP Work, as applicable; (iii) obligate Lender to proceed with any FF&E Work or Additional PIP Work, as applicable; or (iv)
obligate Lender to demand from Borrower additional sums to complete any FF&E Work or Additional PIP Work, as applicable.

 

(c)         Borrower shall
permit Lender and Lender’s agents and representatives (including Lender’s engineer, architect or inspector) or third parties to
enter onto the Property during normal business hours (subject to the rights of Tenants under their Leases) to inspect the progress
of any FF&E Work or Additional PIP Work, as applicable and all materials being used in connection therewith and to examine
all plans and shop drawings relating to such FF&E Work or Additional PIP Work, as applicable. Borrower shall cause all contractors
and subcontractors to cooperate with Lender or Lender’s representatives or such other Persons described above in connection with
inspections described in Section 6.5.2(d).

 

(d)         If a disbursement
of FF&E Reserve Funds will exceed $50,000.00, Lender may require an inspection of the Property at Borrower’s expense prior
to making a disbursement of FF&E Reserve Funds in order to verify completion of the FF&E Work or Additional PIP Work, as
applicable for which reimbursement is sought. Lender may require that such inspection be conducted by an appropriate independent
qualified professional selected by Lender and may require a certificate of completion by an independent qualified professional
acceptable to Lender prior to the disbursement of FF&E Reserve Funds. Borrower shall pay the expense of the inspection as required
hereunder, whether such inspection is conducted by Lender or by an independent qualified professional.

 

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(e)         In addition to
any insurance required under the Loan Documents, Borrower shall provide or cause to be provided workmen’s compensation insurance,
builder’s risk, and public liability insurance and other insurance to the extent required under applicable law in connection with
FF&E Work or Additional PIP Work, as applicable. All such policies shall be in form and amount satisfactory to Lender.

 

(f)          If there is an
Additional PIP required by Franchisor and Borrower intends to use FF&E Reserve Funds to pay all or a portion of the costs and
expenses incurred to perform and complete such Additional PIP Work, Borrower shall prior to the initial disbursement of FF&E
Reserve Funds in respect of such Additional PIP Work provide Lender with a detailed explanation of all Additional PIP Work then
outstanding or required by Franchisor to be completed in connection therewith specifying the completion date required by Franchisor
for each item, together with a budget reflecting the costs for completion and estimated date of completion for each item. Upon
Lender’s reasonable request, Borrower shall update such explanation from time to time.

 

(g)         To the extent
that any FF&E Work and Additional PIP Work consists of the procurement or acquisition from a vendor or supplier of goods or
materials to be shipped and/or that must be manufactured and require the payment of a good faith deposit in advance of such shipping
and/or manufacture, as the case may be, Borrower may request a sum (not to exceed $200,000 outstanding at any one time) to pay
such deposit (either to Borrower or, at Lender’s election, directly to such vendor or contractor), subject to such additional requirements
as Lender may reasonably make in order to ensure as soon as possible Lender shall have a perfected security interest in any such
good or materials, including, which, in Lender’s reasonable judgment may include, without limitation, obtaining assignments of
contracts, warehouseman waivers and/or subordination agreements and evidence of proper insurance coverage for goods in transit
or storage.

 

Section 6.6          Seasonality
Reserve.

 

6.6.1      Deposits
of Seasonality Reserve Funds. On the date hereof, Borrower has deposited or caused to be deposited with or on behalf of Lender
the sum of $50,000.00 for transfer to the Seasonality Reserve Account. On any Monthly Payment Date that the amount on deposit in
the Seasonality Reserve Account is less than the Seasonality Reserve Target Borrower shall deposit or cause to be deposited with
or on behalf of Lender, an amount equal to the Seasonality Reserve Account Monthly Payment for transfer by or at the direction
of Lender into an Account established to hold such funds (the “Seasonality Reserve Account”). The amount of each
such deposit to the Seasonality Reserve Account shall be an amount equal to (a) all Excess Cash Flow (if such payment is made during
a Cash Trap Period) or (b) an amount equal to the excess of all Gross Revenues generated at the Property less all sums paid by
Borrower or Master Tenant and corresponding to items (a)(i) through (v) of Section 6.11.1 and items (b)(i) and (iii) of
Section 6.11.1 (if such payment is made at a time that no Cash Trap Period exists) to the Seasonality Reserve Account (such
amount, the “Seasonality Reserve Account Monthly Payment”). Amounts deposited from time to time into the Seasonality
Reserve Account pursuant to this Section 6.6.1 are referred to herein as the “Seasonality Reserve Funds”.

 

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6.6.2      Release
of Seasonality Reserve Funds. Provided no Event of Default shall exist and remain uncured and subject to disbursements to be
made pursuant to Section 6.11.1 hereof, in the event that, on any Monthly Payment Date, the amount deposited into the Cash
Management Account during the immediately prior Interest Period is less than the amount needed to make the allocations required
under clauses (a) and (b) (other then deposits into the Seasonality Reserve) of Section 6.11.1 on the applicable Monthly
Payment Date, Lender shall direct Servicer to apply Seasonality Reserve Funds in an amount necessary to make all such required
allocations under such clauses (a) and (b) of Section 6.11.1.

 

6.6.3      Reassessment
of Seasonality Reserve Target. Lender may, at any time and from time to time reassess the amount of the Seasonality Reserve
Target based upon Lender’s reasonable assessment of the financial performance of the Property and the financial statements delivered
by Borrower, Lender’s reasonable estimate of the projected Gross Revenue for the Property, and Lender’s reasonable estimate of
the amounts needed to make (i) each Monthly Interest Payment, (ii) all required deposits of Reserve Funds, and (iii) payment of
all Operating Expenses, for the next succeeding twelve (12) month period.

 

Section 6.7           Property
Improvement Plan Reserve.

 

6.7.1      Performance
of Initial PIP Work. Borrower shall perform and shall complete the Initial Pip Work in accordance with the applicable terms
and conditions of the Franchise Agreement and all Legal Requirements on or before June 30, 2014, as such deadline may be extended,
from time to time, by written agreement with Franchisor, provided, however, that such deadline may not be extended beyond March
31, 2015 without Lender’s prior written consent.

 

6.7.2      Deposits
of Initial PIP Reserve Funds. On the date hereof, Borrower shall deposit with Lender $1,540,000.00 (the “Initial PIP
Reserve Deposit Amount”) which funds may be used for disbursement to or for the payment of Initial PIP Work in accordance
with the further terms hereof. The Initial PIP Reserve Deposit Amount shall be transferred into an Account established at Deposit
Bank to hold such funds (the “Initial PIP Reserve Account”). Lender may from time to time reassess its estimate
of the amount necessary for Initial PIP Work, and may require Borrower to increase the Initial PIP Reserve Funds by making one
or more additional deposits thereto upon thirty (30) days’ notice to Borrower if Lender determines in its reasonable discretion
that an increase is necessary to timely complete the Initial PIP Work in accordance with the terms and conditions hereof and of
the Franchise Agreement. Amounts deposited pursuant to this Section 6.7 are referred to herein as the “Initial PIP
Reserve Funds”.

 

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6.7.3      Release
of Initial PIP Reserve Funds.

 

(a)         Lender shall, or shall
direct Servicer to, disburse the Initial PIP Reserve Funds to (or at the direction of) Borrower out of the Initial PIP Reserve
Account provided (i) such disbursement is for an Initial PIP Work and (ii) Borrower shall have satisfied (or caused the satisfaction
of) each of the Reserve Disbursement Conditions with respect to each such disbursement. Lender shall not be required to disburse
Initial PIP Reserve Funds more frequently than once each calendar month, and each disbursement of Initial PIP Reserve Funds must
be in an amount not less than the Minimum Disbursement Amount (or a lesser amount if the total amount of Initial PIP Reserve Funds
is less than the Minimum Disbursement Amount, in which case only one disbursement of the amount remaining in the account shall
be made). Upon Borrower’s completion of all Initial PIP Work in accordance with this Section 6.7 and to the satisfaction
of Franchisor (as evidenced by Franchisor’s inspection of such Initial PIP Work), Lender shall, or shall direct Servicer
to, deliver any remaining Initial PIP Reserve Funds held in the Initial PIP Reserve Account to Borrower unless at the time of such
disbursement a Cash Trap Period has commenced and is continuing in which case such remaining Initial PIP Reserve Funds shall be
transferred into the Cash Management Account to be applied in accordance with Section 6.12.1.

 

(b)         Nothing in this Section
6.7 shall (i) make Lender responsible for making or completing the Initial PIP Work; (ii) require Lender to expend funds in
addition to the Initial PIP Reserve Funds to complete any Initial PIP Work; (iii) obligate Lender to proceed with the Initial PIP
Work; or (iv) obligate Lender to demand from Borrower additional sums to complete any Initial PIP Work.

 

(c)         Borrower shall permit
Lender and Lender’s agents and representatives (including, without limitation, Lender’s engineer, architect, or inspector)
or third parties to enter onto the Property during normal business hours (subject to the rights of Tenants under their Leases)
to inspect the progress of any Initial PIP Work and all materials being used in connection therewith and to examine all plans and
shop drawings relating to such Initial PIP Work. Borrower shall use commercially reasonable efforts to cause all contractors and
subcontractors to cooperate with Lender or Lender’s representatives or such other Persons described above in connection with
inspections described in this Section.

 

(d)         In addition to any
insurance required under the Loan Documents, Borrower shall provide or cause to be provided worker’s compensation insurance,
builder’s risk, and public liability insurance and other insurance to the extent required under applicable Legal Requirements
in connection with the Initial PIP Work. All such policies shall be in form and amount reasonably satisfactory to Lender.

 

(e)         To the extent that
any Initial PIP Work consists of the procurement or acquisition from a vendor or supplier of goods or materials to be shipped and/or
that must be manufactured and require the payment of a good faith deposit in advance of such shipping and/or manufacture, as the
case may be, Borrower may request a sum (not to exceed $200,000 outstanding at any one time) to pay such deposit (either to Borrower
or, at Lender’s election, directly to such vendor or contractor), subject to such additional requirements as Lender may reasonably
make in order to ensure as soon as possible Lender shall have a perfected security interest in any such good
or materials, including, which, in Lender’s reasonable judgment may include, without limitation, obtaining assignments of
contracts, warehouseman waivers and/or subordination agreements and evidence of proper insurance coverage for goods in transit
or storage.

 

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(f)          Notwithstanding anything
contained in subparagraphs (a) or (e) to the contrary, Borrower and Lender acknowledge and agree that on the date hereof Borrower
has requested and Lender has caused to be disbursed to Borrower a portion of the Initial PIP Reserve Funds in the amount of $600,000
to be used for the payment of Initial PIP Work pursuant to this Section 6.7.

 

Section 6.8          Operating
Expenses. During the continuance of a Cash Trap Period, Borrower shall deposit or cause to be deposited with or
on behalf of Lender on each Monthly Payment Date an amount sufficient to pay monthly Approved Operating Expenses at the Property
in accordance with the Approved Annual Budget (together with additional funds, if any, for monthly Approved Operating Expenses
not set forth in the Approved Annual Budget and monthly Extraordinary Expenses requested by Borrower and approved by Lender in
accordance with the terms hereof), which amounts shall be transferred by or at the direction of Lender into an Account established
to hold such funds (the “Operating Expense Account”). Amounts deposited from time to time into the Operating
Expense Account pursuant to this Section 6.8 are referred to herein as the “Operating Expense Funds”.
Provided no Event of Default shall exist and remain uncured, Lender shall, or shall direct Servicer to, disburse Operating Expense
Funds to Borrower out of the Operating Expense Account promptly following each Monthly Payment Date for the payment of Approved
Operating Expenses at the Property and any Extraordinary Expenses requested by Borrower and approved by Lender in accordance with
the terms hereof in each case for the applicable monthly period.

 

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Section
6.9          Excess Cash Flow Funds. (a) During the continuance of a Cash
Trap Period, (i) all Rents paid by Master Tenant under the Master Lease in excess of the amount required to be applied to the
payment of amounts described in Sections 6.11.1(a)(i) through (v) shall be transferred by Cash Management Bank
into an Account established to hold such funds (the “Borrower Excess Cash Flow Account”) and held as
additional security for the Loan, subject to Lender’s rights in respect of the occurrence of any Event of Default; and
(ii) all Gross Revenue deposited into the Cash Management Account in excess of the sum of (A) Rents payable by Master Tenant
under the Master Lease and (B) amounts described in Sections 6.11.1(b)(i) through (iii) shall be transferred by
Cash Management Bank into an Account established to hold such funds (the “Master Tenant Excess Cash Flow
Account”) and held as additional security for the Loan, subject to Lender’s rights in respect of the
occurrence of any default under the Master Lease beyond all applicable notice and cure periods (it being acknowledged and
agreed by Borrower that Lender has authority pursuant to the Master Lease Subordination to deliver required default
notices under the Master Lease) or upon acceleration of the Loan, as applicable. Amounts deposited from time to time into the
Borrower Excess Cash Flow Account pursuant to this Section 6.9 are referred to herein as the “Borrower Excess
Cash Flow Funds”, and amounts deposited from time to time into the Master Tenant Excess Cash Flow Account pursuant
to this Section 6.9 are referred to herein as the “Master Tenant Excess Cash Flow Funds”. For the
avoidance of doubt, except in the event of a Cash Trap Period that has terminated, the obligations of Borrower after the
occurrence of a Cash Trap Period shall continue notwithstanding the fact that the Cash Trap Event is subsequently cured.
Provided there is no continuing Event of Default and provided a Cash Trap Period has not commenced for another reason, the
Cash Trap Period, and the sweeping of Borrower Excess Cash Flow and Master Tenant Excess Cash Flow pursuant to this Section
6.9, shall end upon the next Monthly Payment Date to occur after the termination of an applicable Cash Trap Period and in
such event, until the occurrence of a subsequent Cash Trap Event, (q) funds held by Lender in the Borrower Excess Cash Flow
Reserve shall be paid to Borrower; and (r) funds held by Lender in the Master Tenant Excess Cash Flow Reserve shall be paid
to Master Tenant. After the occurrence, and during the continuance, of a Cash Trap Period, (x) Borrower shall have the right
to request in writing a draw of funds from the Borrower Excess Cash Flow Account to reimburse Borrower for, or to pay
directly, any costs and expenses reasonably incurred by Borrower, and reasonably approved by Lender, to (i) satisfy its
obligations as landlord under the Master Lease, (ii) to cure a default by Master Tenant under the Master Lease which Master
Tenant default threatens imminent harm to the Property, and (iii) keep Borrower in good standing in accordance with
applicable law, and (y) Master Tenant shall have the right to request in writing a draw of funds from the Master Tenant
Excess Cash Flow Account to reimburse Master Tenant for, or to pay directly, any costs and expenses reasonably incurred by
Master Tenant, and reasonably approved by Lender, to (i) satisfy its obligations under the Master Lease or as Owner under
the Franchise Agreement, (ii) to cure a default by Manager under the Management Agreement, and (iii) keep Master Tenant in
good standing in accordance with applicable law. In such event, provided on the date such request is received by Lender and
on the date such payment is to be made, no Event of Default shall exist and remain uncured, Lender shall, or shall direct
Servicer to, disburse to Borrower or Master Tenant, as the case may be, promptly following the next Monthly Payment Date an
amount from the Borrower Excess Cash Flow Account or the Master Tenant Excess Cash Flow Account, as the case may be, to
reimburse Borrower (or Master Tenant) for, or to pay directly, the applicable expense.

 

Section 6.10         Security
Interest in Reserve Funds.

 

6.10.1    Grant
of Security Interest. Borrower hereby pledges, assigns and grants a security interest to Lender, as security for the payment
and performance of the Obligations, in all of Borrower’s right, title and interest (whether directly or as secured party
(with respect to property of Master Tenant)) in and to (i) the Cash Management Account and any other account created pursuant to
this Agreement or the Cash Management Agreement, all amounts which may from time to time be on deposit therein, all income thereon,
and all proceeds thereof in accordance with the terms and conditions of the Cash Management Agreement, and (ii) any and all monies,
checks, notes, bonds, money orders, letters of credit, other instruments and other investment property now or hereafter deposited
or held in the Reserve Funds. The Reserve Funds shall be under the sole dominion and control of Lender. The Reserve Funds shall
not constitute a trust fund and may be commingled with other monies held by Cash Management Bank.

 

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6.10.2    Interest
on Certain Reserve Funds; Income Taxes. All Reserve Funds may be invested in FDIC insured deposit accounts as directed
by Lender in accordance with the terms of the Cash Management Agreement, but such investment shall be limited to bank
deposits only. Borrower acknowledges and agrees that the availability of and return on certain Permitted Investments depends,
in part, upon the availability of Permitted Investments to the Cash Management Bank, the size of the balance of the
applicable Reserve Funds and/or the frequency of deposits into and withdrawals from the Reserve Funds and that certain
Permitted Investments may be or become unavailable from time to time with respect to the Reserve Funds for a variety of
reasons, including, without limitation, any of the foregoing factors. Borrower acknowledges and agrees that the interest or
income received on the Reserve Funds may not be the highest return available on cash-based investments and further
acknowledges and agrees that none of Lender, any Servicer of the Loan, the Cash Management Bank or any of their respective
agents or representatives shall be obligated to seek the highest return available on cash-based investments and none of
Lender, any Servicer of the Loan, the Cash Management Bank or any of their respective agents or representatives shall be
liable for any loss sustained on the investment of any funds constituting the Reserve Funds. All earnings or interest on each
of the Reserve Funds (other than the Tax Funds and the Insurance Funds) shall be and become part of the respective Reserve
Fund and shall be disbursed as provided in the paragraph(s) of this Agreement applicable to each such Reserve Fund. All
earnings and interest on the Tax Funds and the Insurance Funds shall be the sole property of and paid to Lender. Borrower
shall report on its federal, state, commonwealth, district and local income tax returns all interest or income accrued on the
Reserve Funds (other than the Tax Funds and the Insurance Funds) that constitute Borrower Accounts (as defined in the
Cash Management Agreement), and shall cause Master Tenant to report on Master Tenant’s federal, state, commonwealth,
district and local income tax returns all interest or income accrued on Reserve Funds that constitute Master Tenant Accounts
(as defined in the Cash Management Agreement).

 

6.10.3    Prohibition
Against Further Encumbrance. Borrower shall not, without the prior consent of Lender, further pledge, assign or grant any security
interest in the Reserve Funds or (except for the rights of Cash Management Bank under the Cash Management Agreement and for the
rights of Master Tenant with respect to the Master Tenant Accounts) permit any Lien or encumbrance to attach thereto, or any levy
to be made thereon, or any UCC-1 Financing Statements, except those naming Lender as the secured party, to be filed with respect
thereto.

 

Section 6.11         Property
Cash Flow Allocation.

 

6.11.1    Order
of Priority of Funds in Cash Management Account. Subject to the other provisions of the Loan Documents (permitting disbursements
from Accounts other than during the continuance of a Cash Trap Period), during the continuance of a Cash Trap Period, on each Monthly
Payment Date during the Term, except the continuance of an Event of Default, all funds deposited into the Cash Management Account
during the immediately preceding Interest Period shall be applied on such Monthly Payment Date in the following order of priority:

 

(a)         From funds due and
payable to Borrower as Rent under the Master Lease or separately deposited by or on behalf of Borrower as Borrower’s funds
(in each case, as identified by Borrower or Master Tenant to Lender in writing) (“Borrower’s Funds”):

 

(i)         First,
to make any required payment of Tax Funds into the Tax Account as required under Section 6.3;

 

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(ii)        Second,
to make any required payment of Insurance Funds into the Insurance Account as required under Section 6.4;

 

(iii)       Third,
funds sufficient to pay the Monthly Debt Service Payment into the Debt Service Account; and

 

(iv)       Fourth,
to make the required payments of FF&E Reserve Funds into the FF&E Reserve Account as required under Section 6.5.1;

 

(v)        Fifth, funds
sufficient to pay any interest accruing at the Default Rate, late payment charges and all other amounts, other than those described
under other clauses of this Section 6.11.1, then due to Lender and/or any Lender Indemnified Party by Borrower under the
Loan Documents into the Debt Service Account for the payment of such amounts; and

 

(b)         After application
of Rent as forth in clause (a) above, from Gross Revenue in excess of Rent payable to Borrower under the Master Lease or funds
separately deposited by or on behalf of Master Tenant as the Master Tenant’s funds (“Master Tenant’s Funds”):

 

(i)         First, to
make the required payments of Hotel Occupancy Taxes as required under applicable Legal Requirements in accordance with Section
6.11.3(b);

 

(ii)        Second,
to make the required payments of Seasonality Reserve Funds into the Seasonality Reserve Account as (and to the extent) required
under Section 6.6.1; and

 

(iii)       Third,
to make the required payments of Operating Expense Funds into the Operating Expense Account as required under Section 6.8.

 

(c)         During a Cash Trap
Period, (i) all Borrower Funds, if any, remaining in the Cash Management Account after deposits for items (a)(i) through (v) above
(the “Borrower Excess Cash Flow”) shall be transferred into the Borrower Excess Cash Flow Account as required
under Section 6.9; and (ii) all Master Tenant Funds, if any, remaining in the Cash Management Account after deposits for
items (b)(i) through (iii) above (the “Master Tenant Excess Cash Flow” shall be transferred into the Master
Tenant Excess Cash Flow Account as required under Section 6.9. If, after making all the deposits described in items (a)(i)
through (v) and (b)(i) and (ii) of Section 6.11.1 above, no Cash Trap Period is continuing, all Borrower Excess Cash Flow
shall be released to or in accordance with such instructions as Borrower (or Master Tenant on behalf of Borrower) may direct, and
all Master Tenant Excess Cash Flow shall be released to or in accordance with such instructions as Master Tenant may direct.

 

(d)        

 

6.11.2    Failure
to Make Payments. The failure of Borrower to make, or cause to be made, all of the payments required under clauses
(a)(i) through (v) and (b)(i) through (iii) of Section 6.11.1 in full on each Monthly Payment Date during the
continuation of a Cash Trap Period shall constitute an Event of Default under this Agreement; provided, however, if
adequate funds are available in the Cash Management Account for such payments, and no other Event of Default then exists, the
failure by the Cash Management Bank to allocate such funds into the appropriate Accounts shall not constitute an Event of
Default hereunder. The insufficiency of funds on deposit in the Cash Management Account shall not relieve Borrower from the
obligation to make (or cause to be made) any payments, as and when due pursuant to the Loan Documents.

 

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6.11.3    Application
After Event of Default.

 

(a)         Notwithstanding anything
to the contrary contained in Section 6.11.1 or elsewhere herein or in any other Loan Document, including, without limitation
any implied priority of payments contained in Section 11.22 hereof or in the Guaranty, it being the parties’ intent that this provision
control over any inconsistent provision of any Loan Document, upon the occurrence of an Event of Default, Lender shall be under
no obligation to release or disburse any of the Reserve Funds and may, at its option: (i) withdraw the Reserve Funds held
in any Borrower Account and any other funds of Borrower then in the possession of Lender, Servicer or Cash Management Bank (including
any Borrower Funds) and apply such funds to the items for which such Reserve Funds were established or to the payment of the Debt
in such order, proportion and priority as Lender may determine in its sole discretion; provided, however, that Lender
agrees that it shall not apply any portion of the Reserve Funds to the Outstanding Principal Balance unless and until Lender has
accelerated the Loan; and/or (ii) if a default has occurred under the Master Lease that is continuing past the expiration
of any applicable cure period, withdraw the Reserve Funds held in any Master Tenant Account and any other funds of Master Tenant
then in the possession of Lender, Servicer or Cash Management Bank (including any Master Tenant Funds) and apply such funds to
the items for which such Reserve Funds were established or to the payment of the obligations of Master Tenant under the Master
Lease (and any funds so applied shall thereupon constitute Borrower Funds, subject to application in accordance with the preceding
clause (ii)) in such order, proportion and priority as Lender may determine in its sole discretion. In addition, if Lender has
accelerated the Loan, with or without notice to Borrower or Master Tenant, except as required by law, at any time and from time
to time, Lender may charge, set-off and otherwise apply all or any part of the Master Tenant Funds not applied pursuant to the
preceding clause (ii) against the Obligations or any part thereof. Subject to the limitation that Lender may apply property of
Master Tenant (including Master Tenant Funds) only to the payment, performance or other satisfaction of obligations of Master Tenant
under the Master Lease prior to the acceleration of the Loan, Lender’s right to withdraw and apply the Reserve Funds shall
be in addition to all other rights and remedies provided to Lender under the Loan Documents.        

 

(b)         Notwithstanding
the foregoing, so long as Borrower is the owner of the Property, Lender agrees that upon delivery to Lender of an
Officer’s Certificate certifying that attached thereto is one or more true, correct, accurate, complete and, if
applicable, executed remittance reports, tax returns or other filings required to accompany the payment of hotel room
occupancy, use and/or sales taxes (collectively, “Hotel Occupancy Tax”) levied by one or more
Governmental Authorities having jurisdiction over the Property (which remittance reports, tax returns or other filings shall
be in the form provided by such Governmental Authorities that has levied the applicable Hotel Occupancy Tax being paid),
Lender shall, to the extent funds remain on deposit in the Cash Management Account (but not on deposit in the Tax Account or
the Insurance Account), disburse Reserve Funds to or for the benefit of Master Tenant in an amount equal to the Hotel
Occupancy Tax liability reflected in such remittance reports, tax returns or other filings. At Lender’s option, Lender
shall either disburse funds directly to Borrower in the form of one or more checks made payable to the applicable
Governmental Authorities in which case Borrower shall (or shall cause Master Tenant) to promptly file such
remittance reports, tax returns or other filings and pay the applicable Hotel Occupancy Tax or Lender may cause such tax
returns or other filings to be filed, together with payment of the applicable Hotel Occupancy Tax, directly with remittance
reports, the applicable Governmental Authorities. If Lender elects to disburse Reserve Funds to Borrower for the payment of
Hotel Occupancy Taxes, Borrower shall provide evidence of the payment of such Hotel Occupancy Taxes promptly after
Borrower’s receipt of same.

 

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Section 6.12         Rights
to Reserve Funds. Borrower hereby authorizes and directs Lender, to grant access to Master Tenant to all Reserve Funds, subject
to all otherwise applicable conditions to the allocation and disbursement thereof (except that Master Tenant may execute all applications
for disbursement, and provide all certificates that otherwise would be provided by Borrower with respect thereto) to fund some
or all of the related costs associated with the Loan or the Property.

 

ARTICLE
7: PROPERTY MANAGEMENT

 

Section 7.1           The
Management Agreement.

 

Borrower hereby agrees
that the fee paid to Manager in compensation for Manager’s services conducted in connection with the management of the Property
pursuant to the Management Agreement shall not exceed three percent (3%) of Gross Revenue. Borrower shall (a) cause Manager to
manage the Property in accordance with the Management Agreement, (b) diligently perform and observe all of the terms, covenants
and conditions of the Management Agreement on the part of Borrower to be performed and observed, (c) promptly notify Lender of
any default under the Management Agreement of which it is aware, (d) promptly deliver to Lender a copy of each financial statement,
business plan, capital expenditures plan, report and estimate received by it under the Management Agreement, and (e) promptly enforce
the performance and observance of all of the covenants required to be performed and observed by Manager under the Management Agreement.
If Borrower shall default in the performance or observance of any material term, covenant or condition of the Management Agreement
on the part of Borrower to be performed or observed, then, without limiting Lender’s other rights or remedies under the Loan
Documents, and without waiving or releasing Borrower from any of its Obligations hereunder or under the Management Agreement, Lender
shall have the right, but shall be under no obligation, to pay any sums and to perform any act as may be appropriate to cause all
the material terms, covenants and conditions of the Management Agreement on the part of Borrower to be performed or observed.

 

Section 7.2           Prohibition
Against Termination or Modification of the Management Agreement.

 

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Borrower shall not (a)
surrender, terminate, cancel, modify (in any material respect), renew or extend (except where the terms of the renewal or extension
are the same as for the immediately preceding period) the Management Agreement, (b) consent to the assignment by any Manager of
its interest under the Management Agreement, (c) enter into any new or other agreement relating to the management or operation
of the Property with Manager or any other Person, or (d) waive or release (in any material respect) any of its rights and remedies
under the Management Agreement, in each case without the express consent of Lender, which consent shall not be unreasonably withheld;
provided, however, with respect to a new manager and/or a Management Agreement such consent may be conditioned upon
Borrower delivering a Rating Agency Confirmation, if and to the extent applicable, as to such manager and management agreement.
If at any time Lender consents to the appointment of a new property manager and/or the execution of a Management Agreement under
this Article 7 or under Article 8, Manager and Borrower shall, as a condition of Lender’s consent, execute
a subordination of management agreement in the form then used by Lender.

 

Section 7.3           Replacement
of Manager. 

 

If (i) the Debt has been
accelerated pursuant to Section 10.1(b) or Section 10.2 hereof, (ii) Manager shall become insolvent or the subject of any proceeding
under any state or federal bankruptcy or insolvency law or for the liquidation of all or a major portion of its property, (iii)
a default by Manager occurs under the Management Agreement, and the same is not cured by Manager within any applicable notice and
cure periods, (iv) if at any time the Debt Service Coverage Ratio (calculated on a trailing twelve (12) month basis) falls below
1:10 to 1:00, (v) if Manager shall become insolvent or a debtor in any Bankruptcy Action, or (vi) if at any time Manager has engaged
in gross negligence, fraud or willful misconduct, at Lender’s direction Borrower shall cause Master Tenant to terminate the
Management Agreement and replace the Manager with a Qualified Manager pursuant to a Replacement Management Agreement, it being
understood and agreed that the management fee for such Qualified Manager shall not exceed then prevailing market rates.

 

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ARTICLE
8: Permitted Transfers.

 

Section
8.1          Permitted
Transfer of the Property.  Lender shall not withhold its consent to the one-time Transfer of the Property to
a Permitted Transferee and the assumption of the Loan by such Permitted Transferee provided that (a) Lender shall have
received a notice from Borrower requesting Lender’s consent to such Transfer not less than sixty (60) days prior to the
proposed date of Transfer, (b) no Default or Event of Default shall have occurred and remain uncured or shall occur solely as
a result of such Transfer, (c) Lender shall have received a Rating Agency Confirmation as to the conveyance of the Property
to the Permitted Transferee and any release and replacement of Guarantor as contemplated in clause (h) below, (d)
Lender shall have received an agreement, in form and substance reasonably acceptable to Lender, pursuant to which Permitted
Transferee has assumed all of Borrower’s obligations under the Loan Documents, (e) Borrower shall have paid to Lender
an assumption fee equal to one percent (1%) of the Outstanding Principal Balance, (f) Lender shall have received such
agreements, certificates, legal opinions and other documentation as may be reasonably requested by Lender, including, without
limitation, a title insurance endorsement confirming the Lien of the Mortgage as a valid first lien on the Property, (g) the
Permitted Transferee and its property manager shall have sufficient experience in the ownership and management of properties
similar in location, size, class, use, operation and value as the Property, and Lender shall be provided with reasonable
evidence thereof (and Lender reserves the right to approve the Permitted Transferee without approving the substitution of the
property manager), (h) prior to any release of Guarantor, which release may only cover events or conditions occurring
subsequent to the Transfer, (i) one (1) or more substitute guarantors acceptable to Lender shall (A) have assumed all
obligations of Guarantor under the Guaranty and Environmental Indemnity for events or conditions occurring subsequent to the
Transfer or (B) have executed a replacement guaranty and a replacement environmental indemnity in each case in form and
substance the same as the Guaranty and the Environmental Indemnity, respectively, and otherwise reasonably acceptable to
Lender, (ii) if required by Lender or the Rating Agencies, Borrower delivers to Lender an opinion in form and substance and
from counsel satisfactory to Lender and the Rating Agencies in their sole discretion stating, among other things, (A)
that the Guaranty and the Environmental Indemnity (or the new guaranty and environmental indemnity, as the case may be) are
enforceable against such substitute guarantor(s) in accordance with their terms, and (B) that any REMIC Trust formed pursuant
to a Securitization will not fail to maintain its status as a “real estate mortgage investment conduit” within
the meaning of Section 860D of the Code as a result of such release and replacement, and (iii) Lender and the Rating
Agencies shall have received such other documentation and information as may be reasonably requested by Lender or requested
by the Rating Agencies in connection with such release and replacement, including, without limitation, a spousal consent in
form and substance acceptable to Lender, as and to the extent applicable, (i) Borrower shall have delivered to Lender any
consent required to be delivered by Franchisor in connection with such Transfer and assumption, and (j) Lender may, as a
condition to evaluating any requested consent to such Transfer, require that Borrower post a cash deposit with Lender in an
amount equal to Lender’s anticipated costs and expenses in evaluating any such request for consent.

 

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Section 8.2           Permitted
Transfers of Interest in Restricted Parties. 

 

8.2.1      Notwithstanding
anything to the contrary contained in Section 4.2.1, Lender’s consent shall not be required in connection
with one (1) or a series of Transfers of up to forty-nine percent (49%) in the aggregate of the direct or indirect ownership
interests in any Restricted Party provided that (a) no Event of Default shall have occurred and remain uncured or would occur
as a result of such Transfer, (b) such Transfer shall not (i) cause the transferee (together with its Affiliates) to acquire
control of any Restricted Party unless such transferee is a Key Principal, (ii) result in any Restricted Party that is as of
the Closing Date controlled by a Key Principal no longer being controlled by a Key Principal, or (iii) cause the transferee
(together with its Affiliates) to increase its direct or indirect interest in any Restricted Party to an amount which exceeds
forty-nine percent (49%) in the aggregate, unless such transferee owned more than forty-nine percent (49%) of the direct or
indirect ownership interests in such Restricted Party on the Closing Date or as a result of a Transfer previously made in
accordance with the terms and provisions of this Agreement, (c) if at the time of such Transfer the Property is then managed
by a Qualified Manager, the Property shall continue to be managed by such Qualified Manager, or by a new Qualified Manager
approved by Lender, which approval may be conditioned upon Borrower delivering a Rating Agency Confirmation, if and to the
extent applicable, as to such any Replacement Management Agreement and Qualified Manager, (d) after giving effect to such
Transfer, Key Principal shall continue to own, directly or indirectly, at least fifty-one percent (51%) of all legal,
beneficial and economic interests in each of Borrower and Sole Member, (e) if, immediately following such Transfer, the
transferee owns ten percent (10%) or more of the direct or indirect ownership interests in Borrower then, to the extent such
transferee did not own ten percent (10%) or more of the direct or indirect ownership interests in Borrower on the Closing
Date, Borrower shall deliver, or cause to be delivered, at Borrower’s sole cost and expense, such searches (including
credit, negative news, OFAC, litigation, judgment, lien and bankruptcy searches) as Lender may reasonably require with
respect to such transferee, its Borrowers and controlling Persons, the results of which must be reasonably acceptable to
Lender (unless such transferee, its Borrowers and controlling Persons were previously the subject of searches by Lender
which were reasonably acceptable to Lender, in which case Borrower’s obligation to deliver or cause the delivery of
such searches under this Section 8.2.1 shall be satisfied to the extent reasonably acceptable updates to such
searches are delivered to Lender), and such transferee, its Borrowers and controlling Persons shall otherwise satisfy
Lender’s then current applicable underwriting criteria and requirements, (f) Borrower shall give Lender notice of such
Transfer together with copies of all instruments effecting such Transfer (or final drafts thereof with signed copies to
follow upon the effect date of such transfer) and the organizational documents of the transferee and its constituent parties
reasonably required by Lender not less than ten (10) days prior to the date of such Transfer (unless such Transfer occurs as
the result of the death or incapacity of a natural person, in which event such notice shall be given not less than twenty
(20) days after the date of such Transfer), and (g) the legal and financial structure of Borrower and its stockholders,
members or partners, as applicable, and the single purpose nature and bankruptcy remoteness of Borrower and its stockholders,
members or partners, as applicable, after such Transfer, shall satisfy Lender’s then current applicable underwriting
criteria and requirements. Notwithstanding anything in this Section 8.2.1 to the contrary, and without limiting any of
the foregoing requirements of this Section 8.2.1, if after giving effect to any such Transfer, more than forty-nine
percent (49%) in the aggregate of direct or indirect ownership interests in any Restricted Party are owned by any Person
(together with its Affiliates) that owned less than forty-nine percent (49%) of the direct or indirect ownership interests in
such Restricted Party as of the Closing Date or as a result of a Transfer previously made in accordance with the terms and
provisions of this Agreement, then Borrower shall, prior to the effective date of any such Transfer, deliver (or cause to be
delivered) to Lender a Rating Agency Confirmation. As used in this Section 8.2.1, the term
“control” means the possession, directly or indirectly, of the power to direct or cause the direction of the
management, policies or activities of such Person, whether through ownership of voting securities, by contract or otherwise
and the term “controlled” and “controlling” shall have correlative meanings.

 

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8.2.2      Notwithstanding anything to the contrary contained herein, the sale, conveyance, transfer, disposition, alienation,
hypothecation, pledge or encumbering of all or any portion of the direct or indirect ownership interests in the Moody REIT
(each a “Permitted REIT Transfer”) shall be permitted without (1) Lender’s consent, (2) notice to
Lender, and (3) the payment of any fee, premium, penalty or other payment to Lender other than payment of Lender’s
actual out-of-pocket expenses, if any, provided, however, that after such Permitted REIT Transfer (a) except
with the Lender’s prior written consent, the Moody REIT is required to file, with respect to the equity interests of
such company, periodic reports with the Securities and Exchange Commission under Section 13 or Section 15(d) of the
Securities Exchange Act of 1934, as amended, and (b) no Person together with such Person’s Affiliates, other than Brett
C. Moody and his Affiliates, owns, Controls or holds a lien or pledge on, more than forty-nine percent (49%) of the direct or
indirect ownership interests in the Moody REIT.

 

Section
8.3          Replacement Guarantor. To the extent that any
Guarantor is a natural person, the death or incompetency of such Guarantor shall be an Event of Default hereunder unless such
Guarantor is replaced in accordance with this Section 8.3. Borrower shall be permitted to substitute a replacement
guarantor (a “Substitution”) and no Event of Default shall be deemed to have occurred hereunder, provided
that each of the following terms and conditions are satisfied: (a) no Default or Event of Default shall have occurred and
remain uncured or would occur as a result of such Substitution; (b) within sixty (60) days after the occurrence of such death
or incompetency, Borrower delivers to Lender notice of its intent to substitute such Guarantor and, concurrently therewith,
gives Lender all such information concerning the proposed substitute guarantor as Lender may reasonably require, including,
without limitation, certified financial statements detailing assets and liabilities; (c) the replacement guarantor is a
Satisfactory Replacement Guarantor; (d) within thirty (30) days after delivery of the written notice described in the
preceding clause (b), such Satisfactory Replacement Guarantor assumes the obligations of Guarantor under the Guaranty
and the Environmental Indemnity for events or conditions occurring prior to, as of and after the Substitution; (e)
concurrently with such assumption (i) such Satisfactory Replacement Guarantor delivers to Lender a spousal consent in form
and substance acceptable to Lender, as and to the extent applicable, and (ii) each of Borrower, the remaining Guarantor and
such Satisfactory Replacement Guarantor affirms each of their respective obligations under the Loan Documents; (f) if
requested by Lender, such Satisfactory Replacement Guarantor executes a replacement guaranty and a replacement environmental
indemnity in each case in form and substance the same as the Guaranty and the Environmental Indemnity, respectively, and
otherwise reasonably acceptable to Lender; (g) if required by Lender or the Rating Agencies, Borrower delivers to Lender a
Rating Agency Confirmation with respect to such Substitution; and (h) if required by Lender or the Rating Agencies, Borrower
delivers to Lender an opinion in form and substance and from counsel satisfactory to Lender and the Rating Agencies in their
sole discretion stating, among other things, (i) that the Guaranty and the Environmental Indemnity (or the new guaranty and
environmental indemnity, as the case may be) are enforceable against such Satisfactory Replacement Guarantor in accordance
with their terms, and (ii) that any REMIC Trust formed pursuant to a Securitization will not fail to maintain its status as a
“real estate mortgage investment conduit” within the meaning of Section 860D of the Code as a result of such
Substitution. No such death or replacement of a Guarantor shall hinder, impair, limit, terminate or effectuate a novation of
the obligations or liabilities of any other Guarantor under any of the Loan Documents. As used herein, the
term “Satisfactory Replacement Guarantor” shall mean a replacement guarantor that is acceptable to Lender,
which determination shall be based upon, inter alia, (1) such replacement guarantor having (x) a direct or indirect
ownership interest in Borrower, which is reasonably satisfactory to Lender, and (y) the ability to control Borrower, (2) such
replacement guarantor having a net worth and liquidity reasonably satisfactory to Lender, (3) Lender’s receipt of
searches (including credit, negative news, OFAC, litigation, judgment, lien and bankruptcy searches) reasonably required by
Lender on such replacement guarantor, the results of which must be reasonably acceptable to Lender, (4) such replacement
guarantor otherwise satisfying Lender’s then current applicable underwriting criteria and requirements, and (5) such
replacement guarantor being an experienced operator and/or owner of properties similar in location, size, class, use,
operation and value as the Property, as evidenced by financial statements and other information reasonably requested by
Lender or requested by the Rating Agencies. As used in this Section 8.3, the term “control” means the
possession, directly or indirectly, of the power to direct or cause the direction of the management, policies or activities
of such Person, whether through ownership of voting securities, by contract or otherwise.

 

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Section
8.4          Substitute Guarantor. In addition to a
Substitution by a Satisfactory Replacement Guarantor in accordance with Section 8.3, Borrower shall be permitted to
effectuate a Substitution (which shall also include the replacement of Key Principal with the Satisfactory Substitute
Guarantor) provided that each of the following terms and conditions are satisfied: (a) no Default or Event of Default shall
have occurred and remain uncured or would occur as a result of such Substitution; (b) at least thirty (30) days but no
more than sixty (60) days prior to the proposed Substitution, Borrower shall deliver to Lender notice of its intent to
substitute Guarantor and Key Principal and, concurrently therewith, give Lender all such information concerning the proposed
substitute guarantor as Lender may reasonably require, including, without limitation, certified financial statements
detailing assets and liabilities; (c) the proposed substitute guarantor is a Satisfactory Substitute Guarantor; (d) such
Satisfactory Substitute Guarantor assumes the obligations of Guarantor under the Guaranty and the Environmental Indemnity for
events or conditions occurring as of and after the Substitution with Guarantor to remain liable for events or conditions
occurring prior to the Substitution; (e) concurrently with such assumption each of Borrower, the remaining Guarantor and such
Satisfactory Substitute Guarantor affirms each of their respective obligations under the Loan Documents; (f) if requested by
Lender, such Satisfactory Substitute Guarantor executes a replacement guaranty and a replacement environmental indemnity in
each case in form and substance the same as the Guaranty and the Environmental Indemnity, respectively, and otherwise
reasonably acceptable to Lender; (g) Borrower delivers to Lender a Rating Agency Confirmation with respect to such
Substitution; and (h) if required by Lender or the Rating Agencies, Borrower delivers to Lender an opinion in form and
substance and from counsel satisfactory to Lender and the Rating Agencies in their sole discretion stating, among other
things, (i) that the Guaranty and the Environmental Indemnity (or the new guaranty and environmental indemnity, as the case
may be) are enforceable against such Satisfactory Substitute Guarantor in accordance with their terms, and (ii) that any
REMIC Trust formed pursuant to a Securitization will not fail to maintain its status as a “real estate mortgage
investment conduit” within the meaning of Section 860D of the Code as a result of such Substitution. No such death or
replacement of a Guarantor shall hinder, impair, limit, terminate or effectuate a novation of the obligations or liabilities
of any other Guarantor under any of the Loan Documents. As used herein, the term “Satisfactory Substitute
Guarantor” shall mean a Moody REIT provided, however, that Moody REIT shall (1) have a Net Worth of at least
$50,000,000 and Liquid Assets of at least $2 million, (2) Moody REIT shall have (x) a direct or indirect ownership interest
in Borrower, which is reasonably satisfactory to Lender, and (y) the ability to control Borrower, (3) delivered to Lender
searches (including credit, negative news, OFAC, litigation, judgment, lien and bankruptcy searches) reasonably required by
Lender on Moody REIT, the results of which must be reasonably acceptable to Lender, and (4) Moody REIT otherwise satisfies
Lender’s then current applicable underwriting criteria and requirements. As used in this Section 8.4, the term
“control” means the possession, directly or indirectly, of the power to direct or cause the direction of the
management, policies or activities of such Person, whether through ownership of voting securities, by contract or
otherwise.

 

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Section 8.5          Costs
and Expenses. Borrower or the Transferee shall pay all costs and expenses of Lender in connection with any Transfer or
replacement of any Guarantor, including, without limitation, the cost of any Rating Agency Confirmation and all reasonable fees
and expenses of Lender’s counsel, and the cost of any required counsel opinions, including, without limitation, Insolvency
Opinions and opinions related to REMIC Trusts or other securitization or tax issues.

 

ARTICLE
9: SALE AND SECURITIZATION OF MORTGAGE

 

Section 9.1           Sale
of Mortgage and Securitization.

 

(a)          Lender shall have
the right (i) to sell, assign, pledge or otherwise transfer the Loan or any portion thereof or interest therein to any Person,
(ii) to sell participation interests in the Loan to any Person, or (iii) to securitize the Loan or any portion thereof or interest
therein in one or more private or public single asset or pooled loan securitizations. (The transactions referred to in clauses
(i), (ii) and (iii) are each hereinafter referred to as a “Secondary Market Transaction” and
the transactions referred to in clause (iii) shall hereinafter be referred to as a “Securitization”.
Any certificates, notes or other securities issued in connection with a Securitization are hereinafter referred to as “Securities”).

 

(b)         If requested by Lender,
Borrower shall assist Lender in satisfying the market standards to which Lender customarily adheres or which may be reasonably
required in the marketplace or by the Rating Agencies or applicable Legal Requirements in connection with any Secondary Market
Transactions, including using commercially reasonable efforts to:

 

(i)         (A) provide
updated financial and other information with respect to the Property, the business operated at the Property, Borrower, Guarantor,
any Affiliate of Borrower or Guarantor, including, without limitation, the information set forth on Schedule VI attached
hereto, (B) provide updated budgets and rent rolls (including itemized percentage of floor area occupied and percentage of aggregate
base rent for each Tenant) relating to the Property, and (C) provide updated appraisals, market studies, environmental reviews
(Phase I’s and, if appropriate, Phase II’s), property condition reports and other due diligence investigations of the
Property (the information referred to in clauses (A), (B) and (C) shall hereinafter be referred to collectively
as “Updated Information”), together, if customary, with appropriate verification of the Updated Information
through letters of auditors, certificates of third party service providers or opinions of counsel acceptable to Lender and the
Rating Agencies;

 

(ii)        provide
opinions of counsel, which may be relied upon by Lender and the NRSROs, and their respective counsel, agents and
representatives, as to bankruptcy non-consolidation, or any other opinion customary with respect to loans comparable to the
Loan in size and character in Secondary Market Transactions or required by the Rating Agencies actually rating the securities
issued pursuant to such transaction with respect to the Property, Borrower, Guarantor and any Affiliate of Borrower or
Guarantor, which counsel and opinions shall be satisfactory to Lender and the Rating Agencies;

 

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(iii)       provide
updated (as of the closing date of any Secondary Market Transaction) representations and warranties made in the Loan Documents
and such additional representations and warranties, in each case, consistent with fact, as Lender or the Rating Agencies may require;

 

(iv)       subject
to Section 9.3, execute modifications and amendments to the Loan Documents and Borrower’s organizational documents
as Lender or the Rating Agencies may require;

 

(v)        provide
access to, and conduct tours of, the Property; and

 

(vi)       provide
certifications or other evidence of reliance acceptable to Lender and the Rating Agencies with respect to third party reports and
other information obtained in connection with the origination of the Loan or any Updated Information.

 

(c)         Borrower agrees that
(i) Lender may disclose any information relating to Borrower, its Affiliates, the Property or the Loan (including information provided
by or on behalf of Borrower or any of its Affiliates to Lender) to any Person (including, but not limited to, investors or prospective
investors in the Securities, the NRSROs, investment banking firms, accounting firms, law firms and other third-party advisory and
service providers relating to a Securitization) actually or potentially involved in or related to any Secondary Market Transaction
or any other Person reasonably requesting such information and (ii) the findings and conclusions of any third-party due diligence
report obtained by Lender or other Indemnified Persons may be made publicly available if required, and in the manner prescribed,
by applicable Legal Requirements.

 

(d)         If requested by Lender,
Borrower shall use commercially reasonable efforts to provide Lender, promptly upon request, with any financial statements, financial,
statistical or operating information or other information as Lender shall reasonably determine is necessary or appropriate (including
items required (or items that would be required if the Securities issued in connection with a Securitization were offered publicly)
to satisfy any and all disclosure requirements pursuant to the Securities Act (including, but not limited to, Regulation AB), the
Exchange Act, any other applicable securities laws or any amendment, modification or replacement to any of the foregoing) or required
by any other Legal Requirements, in each case, in connection with any Disclosure Document or any Exchange Act Filing or as may
otherwise be reasonably requested by Lender.

 

Section 9.2           Securitization
Indemnification.

 

(a)          Borrower
understands and agrees that information provided to Lender by Borrower or its agents, counsel and representatives may be
included in Disclosure Documents in connection with a Securitization and may also be included in filings with the Securities
and Exchange Commission pursuant to the Securities Act of 1933, as amended (the “Securities Act”), or the
Securities and Exchange Act of 1934, as amended (the “Exchange Act”), and may be made available to
investors or prospective investors in the Securities, the NRSROs, investment banking firms, accounting firms, law firms and
other third-party advisory and service providers relating to a Securitization.

 

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(b)         Borrower hereby agrees
(i) to indemnify Lender, any Affiliate of Lender that has filed any registration statement relating to a Securitization or has
acted as the issuer, sponsor, depositor or seller in connection with a Securitization, any Affiliate of Lender that acts as an
underwriter, placement agent or initial purchaser of Securities issued in connection with a Securitization, any other issuers,
depositors, underwriters, placement agents or initial purchasers of Securities issued in connection with a Securitization, and
each of their respective officers, directors, partners, employees, representatives, agents and Affiliates, and each Person that
controls any such Person within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act (collectively,
the “Indemnified Persons”) for any losses, liabilities, obligations, claims, damages, penalties, actions, judgments,
suits, costs and expenses (collectively, the “Liabilities”) to which any Indemnified Person may become subject
insofar as the Liabilities arise out of or are based upon (A) any untrue statement of any material fact contained in the information
provided to Lender by Borrower, any Affiliate of Borrower or any of their respective agents, counsel or representatives, (B) the
omission to state therein a material fact required to be stated in such information or necessary in order to make the statements
in such information, in light of the circumstances under which they were made, not misleading and/or (C) a breach of the representations
and warranties made by Borrower in Section 3.1.40 of this Agreement and (ii) to reimburse each Indemnified Person for any
legal or other expenses reasonably incurred by such Indemnified Person in connection with investigating or defending the Liabilities;
provided, however, that Borrower will be liable in any such case under clauses (i) or (ii) above only to the extent
that any such Liability arises out of, or is based upon, an untrue statement, or omission made in reliance upon and in conformity
with (I) (x) information furnished by or on behalf of Borrower (1) in connection with the preparation of the Disclosure Documents
or (2) in connection with the underwriting or closing of the Loan or (y) any of the reports, statements or other information furnished
by or on behalf of Borrower pursuant to the terms of this Agreement, including, without limitation, financial statements of Borrower
and operating statements and rent rolls with respect to the Property; and (II) at the time furnished by Borrower to Lender, any
such information is known by Borrower to be untrue in any material respect, or known by Borrower to omit a material fact required
to be stated in such information or necessary to make such information, in light of the circumstances under which made, not misleading.
This indemnity will be in addition to any liability which Borrower may otherwise have.

 

(c)         In
connection with any Exchange Act Filing or other reports containing comparable information that are required to be made
available to holders of the Securities under Regulation AB or other applicable Legal Requirements, Borrower shall (i)
indemnify the Indemnified Persons for Liabilities to which any Indemnified Person may become subject insofar as the
Liabilities arise out of or are based upon an untrue statement, or omission made in reliance upon and in conformity with (I)
(x) information furnished by or on behalf of Borrower (1) in connection with the preparation of the Disclosure Documents or
(2) in connection with the underwriting or closing of the Loan or (y) any of the reports, statements or other information
furnished by or on behalf of Borrower pursuant to the terms of this Agreement, including, without limitation, financial
statements of Borrower and operating statements and rent rolls with respect to the Property; and (II) at the time furnished
by Borrower to Lender, any such information is known by Borrower to be untrue in any material respect, or known by Borrower
to omit a material fact required to be stated in such information or necessary to make such information, in light of the
circumstances under which made, not misleading, and (ii) reimburse each Indemnified Person for any legal or other expenses
reasonably incurred by such Indemnified Person in connection with investigating or defending the Liabilities.

 

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(d)         Promptly after receipt
by an Indemnified Person of notice of a claim or the commencement of any action, such Indemnified Person will, if a claim in respect
thereof is to be made against Borrower, notify Borrower in writing of the commencement thereof, but the omission to so notify Borrower
will not relieve Borrower from any liability which it may have to any Indemnified Person under this Section 9.2 except
to the extent that failure to notify materially prejudices Borrower. In the event that any action is brought against any Indemnified
Person, and it notifies Borrower of the commencement thereof, Borrower will be entitled to participate therein and, to the extent
that it may elect by written notice delivered to the Indemnified Person promptly after receiving the aforesaid notice from such
Indemnified Person, to assume the defense thereof with counsel satisfactory to such Indemnified Person. After notice from Borrower
to such Indemnified Person of Borrower’s election to assume the defense of such action, such Indemnified Person shall pay
for any legal or other expenses subsequently incurred by such Indemnified Person in connection with the defense thereof other than
reasonable costs of investigation; provided, however, if the defendants in any such action include both Indemnified
Person and Borrower and the Indemnified Person shall have reasonably concluded that there are legal defenses available to it and/or
other Indemnified Persons that are different from or additional to those available to Borrower, the Indemnified Person or Persons
shall have the right to select separate counsel to assert such legal defenses and to otherwise participate in the defense of such
action on behalf of such Indemnified Person or Persons at the cost of Borrower. Borrower shall not be liable for the expenses of
more than one (1) separate counsel (in addition to local counsel) unless an Indemnified Person shall have reasonably concluded
that there may be legal defenses available to it that are different from or additional to those available to another Indemnified
Person.

 

(e)          In
order to provide for just and equitable contribution in circumstances in which any indemnification or reimbursement under
this Section 9.2 is for any reason held to be unenforceable as to an Indemnified Person in respect of any
Liabilities (or action in respect thereof) referred to herein which would otherwise be indemnifiable under this Section 9.2,
Borrower shall contribute to the amount paid or payable by the Indemnified Person as a result of such Liabilities (or action
in respect thereof); provided, however, that no Person guilty of fraudulent misrepresentation (within the
meaning of Section 11(f) of the Securities Act) shall be entitled to contribution from any Person who was not guilty of
such fraudulent misrepresentation. In determining the amount of contribution to which the respective parties are entitled,
the following factors shall be considered: (i) Lender’s and Borrower’s relative knowledge and access to
information concerning the matter with respect to which the claim was asserted; (ii) the opportunity to correct and prevent
any statement or omission; and (iii) any other equitable considerations appropriate in the circumstances. Lender and Borrower
hereby agree that it would not be equitable if the amount of such contribution were determined by pro rata or per capita
allocation.

 

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(f)          The liabilities and
obligations of both Borrower and Lender under this Section 9.2 shall survive the termination of this Agreement and the satisfaction
and discharge of the Obligations.

 

Section 9.3          Severance
Documentation. Lender shall have the right, at any time (whether prior to or after any Secondary Market Transaction in
respect of all or any portion of the Loan), to modify the Loan in order to create one or more new notes (including senior and junior
notes), one or more additional components of the Note or Notes and/or one or more mezzanine loans (including amending Borrower’s
organizational structure and the organizational documents of Borrower and its direct and indirect shareholders, partners, members
and non-member managers to provide for one or more mezzanine borrowers), reduce the number of components of the Note or Notes,
revise the interest rate for each component, reallocate the principal balances of the Notes and/or the components, increase or
decrease the monthly debt service payments for each component or eliminate the component structure and/or the multiple note structure
of the Loan (including the elimination of the related allocations of principal and interest payments); provided, however,
that in creating such new notes or modified notes or mezzanine notes (a) Borrower shall not be required to modify the stated maturity
of the Note, (b) the aggregate principal amount of all such new notes or modified notes or mezzanine notes shall, on the date created,
equal the Outstanding Principal Balance of the Loan immediately prior to the creation of such new notes or modified notes or mezzanine
notes, (c) the interest rates on all such new notes or modified notes or mezzanine notes shall be fixed, and the weighted average
interest rate of all such new notes or modified notes or mezzanine notes shall, on the date created, equal the interest rate applicable
to the Loan immediately prior to the creation of such new notes or modified notes or mezzanine notes, and (d) the scheduled debt
service payments on all such new notes or modified notes or mezzanine notes shall, on the date created, equal the scheduled debt
service payments under the Loan immediately prior to the creation of such new notes or modified notes or mezzanine notes. At Lender’s
election, each note comprising the Loan may be subject to one or more Secondary Market Transactions. If requested by Lender, Borrower
shall, within a reasonable period of time, execute an amendment to the Loan Documents to evidence any such modification, including,
without limitation, an amendment to the Cash Management Agreement to reflect the newly created notes, components and/or mezzanine
loans.

 

Section 9.4           Secondary
Market Transaction Costs.

 

(a)         All out-of-pocket,
costs and expenses actually incurred by Borrower, Guarantor(s), and their respective Affiliates and Lender in connection
with Sections 9.1 and 9.3 (including, without limitation, the fees and expenses of the Rating Agencies) shall be paid by Lender.

 

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ARTICLE 10: DEFAULTS

 

Section 10.1         Events
of Default.

 

(a)          Each of the following
events shall constitute an event of default hereunder (each, an “Event of Default”):

 

(i)         if any monthly
installment of principal and/or interest due under the Note or any payment of Reserve Funds due under this Agreement or the payment
of the Obligations due on the Maturity Date is not paid when due (after giving effect to any applicable grace period provided for
in Section 2.3.1);

 

(ii)        if any
other portion of the Obligations (other than as set forth in the foregoing clause (i)) is not paid when due and such non-payment
continues for five (5) days following notice to Borrower that the same is due and payable;

 

(iii)       if any
of the Taxes or Other Charges are not paid when due, unless contested in accordance with the Loan Agreement;

 

(iv)       if the
Policies are not (A) delivered to Lender or (B) kept in full force and effect, each in accordance with the terms and conditions
hereof;

 

(v)        subject
to the provisions of Sections 8.1 and 8.2. if Borrower breaches or permits or suffers a breach of the provisions
of Section 4.2.1;

 

(vi)       if any
representation or warranty made by Borrower or any Guarantor in any Loan Document or by Master Tenant in the Master Lease Subordination
Agreement, or in any report, certificate, financial statement or other instrument, agreement or document furnished to Lender shall
have been false or misleading in any material respect as of the date such representation or warranty was made;

 

(vii)      (A) if
Borrower, Sole Member or Master Tenant shall make an assignment for the benefit of creditors or (B) upon the declaration by Lender
in its sole and absolute discretion that the same constitutes an Event of Default, if Guarantor shall make an assignment for the
benefit of creditors;

 

(viii)     (A)
if a receiver, liquidator or trustee shall be appointed for Borrower, Sole Member or Master Tenant or if Borrower, Sole
Member or Master Tenant shall be adjudicated a bankrupt or insolvent, or if any petition for bankruptcy, reorganization or
arrangement pursuant to federal, state, local or foreign bankruptcy law, or any similar federal, state, local or foreign law,
shall be filed by or against, consented to, or acquiesced in by, Borrower, Sole Member or Master Tenant, or if any proceeding
for the dissolution or liquidation of Borrower, Sole Member or Master Tenant shall be instituted; provided, however,
if such appointment, adjudication, petition or proceeding was involuntary and not consented to by Borrower, Sole Member or
Master Tenant, upon the same not being discharged, stayed or dismissed within sixty (60) days or (B) upon the declaration by
Lender in its sole and absolute discretion that the same constitutes an Event of Default, if a receiver, liquidator or
trustee shall be appointed for any Guarantor or if any Guarantor shall be adjudicated a bankrupt or insolvent, or if any
petition for bankruptcy, reorganization or arrangement pursuant to federal, state, local or foreign bankruptcy law, or any
similar federal, state, local or foreign law, shall be filed by or against, consented to, or acquiesced in by, the applicable
Guarantor, or if any proceeding for the dissolution or liquidation of Guarantor shall be instituted; provided, however,
if such appointment, adjudication, petition or proceeding was involuntary and not consented to by Guarantor, upon the same
not being discharged, stayed or dismissed within thirty (30) days;

 

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(ix)       if Borrower
attempts to assign its rights or delegate its duties under any of the Loan Documents or any interest herein or therein in contravention
of the Loan Documents or if Master Tenant attempts to assign its rights or delegate its duties under the Master Lease or any interest
therein in contravention of the Master Lease, the Franchise Agreement or the Master Lease Subordination Agreement;

 

(x)        if any of
the assumptions contained in any Insolvency Opinion is or shall become untrue in any material respect;

 

(xi)       if Borrower
breaches any representation, warranty or covenant contained in Sections 3.1.24 or 4.1.15 hereof or on Schedule
III attached hereto or if Master Tenant fails to remain a Special Purpose Entity;

 

(xii)      if Borrower
or Master Tenant shall be in default beyond the expiration of any applicable grace or cure period under any mortgage or security
agreement covering any part of the Property whether it be superior or junior in Lien to the Mortgage;

 

(xiii)     subject
to Borrower’s right to contest as provided in Section 3.6 of the Mortgage, if the Property becomes subject to any
mechanic’s, materialman’s or other Lien except a Lien for Taxes not then delinquent;

 

(xiv)     except
as permitted herein, the alteration, improvement, demolition or removal of any of the Improvements without the prior consent of
Lender;

 

(xv)      if Borrower
ceases to continuously operate (or to cause Master Tenant to continuously operate) the Property or any material portion thereof
as a hotel for any reason whatsoever (other than temporary cessation in connection with any renovation or restoration of the Property
following a Casualty or Condemnation) or terminates such business for any reason whatsoever;

 

(xvi)     if Borrower
fails to replace Guarantor with a Satisfactory Replacement Guarantor upon the death or incompetency of Guarantor in accordance
with the terms and provisions of Section 8.3 hereof;

 

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(xvii)    if
Borrower shall continue to be in Default under any of the other terms, covenants or conditions of this Agreement or any
other Loan Document not specified in subsections (i) to (xvi) above (or, with respect to other Loan Documents,
if no notice or cure period is specified therein with respect to such matter), (A) for ten (10) days after the earlier of (1)
Borrower’s knowledge thereof and (2) notice to Borrower from Lender, in the case of any Default which can be cured by
the payment of a sum of money, or (B) for thirty (30) days after the earlier of (1) Borrower’s knowledge thereof and
(2) notice from Lender, in the case of any other Default; provided, however, that if such non-monetary Default
is susceptible of cure but cannot reasonably be cured within such 30-day period; and provided, further, that
Borrower shall have commenced to cure such Default within such 30-day period and shall thereafter diligently and
expeditiously proceed to cure the same, such 30-day period shall be extended for such additional time as is reasonably
necessary for Borrower in the exercise of due diligence to cure such Default, such additional period not to exceed sixty (60)
days;

 

(xviii)   an Event
of Default by Borrower or Master Tenant, beyond applicable notice and cure periods, occurs under the Master Lease (other than a
breach by Master Tenant that by itself does not cause Borrower to be out of compliance with an obligation of Borrower under the
Loan Documents); provided, however, that Borrower shall have the right to cure defaults by the Master Tenant under
the Master Lease within a period which is ten (10) days longer than the cure period provided to Master Tenant under the Master
Lease;

 

(xix)      if there
shall be a default under any of the other Loan Documents beyond any applicable notice and/or cure periods contained in such Loan
Documents, whether as to Borrower, Master Tenant, Guarantor, Manager, the Property or any other Person (other than Lender);

 

(xx)       (A) if
a default has occurred and continues beyond any applicable cure period or forbearance period (so long as such forbearance period
is in a writing signed by Franchisor) under the Franchise Agreement (which shall include a failure by Borrower to timely complete
any Initial PIP Work required by Franchisor), such default gives Franchisor the right to terminate the Franchise Agreement and
Franchisor has delivered notice of such default, or (B) the Franchise Agreement expires or terminates and neither Borrower nor
Master Tenant enters into a Replacement Franchise Agreement with a Qualified Franchisor by the expiration or termination of the
prior Franchise Agreement, or (C) Franchisor delivers a notice of its intention to exercise a right under the Franchise Agreement
to terminate the Franchise Agreement and the act or omission giving rise to such notice shall not be remedied to Franchisor’s
satisfaction or waived by Franchisor with ten (10) Business Days from the date of such notice;

 

(xxi)      if Master
Tenant (A) modifies, changes, supplements, alters or amends the Franchise Agreement or (B) surrenders, terminates or cancels the
Franchise Agreement, in each of clauses (A) and (B) without Lender’s prior written consent;

 

(xxii)     if,
without Lender’s prior written consent, (A) the Master Lease is terminated, (B) the ownership, management or control
of Master Tenant is transferred, (C) there is a material change in the Master Lease, or (D) Borrower fails to enforce the
terms and conditions of the Master Lease in all material respects and Borrower fails to take such action (which may include
taking corrective action to cure Master Tenant’s default under the Master Lease) within thirty (30) days after notice
from Lender to Borrower to enforce such terms and conditions or take such corrective action;

 

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(xxiii)    if,
without Lender’s prior written consent, (A) the Management Agreement is terminated (and no Replacement Management Agreement
has been executed in accordance with the terms and provisions of this Agreement), (B) the ownership, management or Control of an
Affiliated Manager is transferred, (C) there is a material change in the Management Agreement, or (D) there occurs a material default
by Master Tenant under the Management Agreement if the Manager is not an Affiliated Manager and such default has not been waived
by such Manager or cured by Master Tenant; or

 

(xxiv)    if Reserve
Funds disbursed to Borrower (or Master Tenant) in accordance with Section 6.11.3(b) are not promptly remitted to the applicable
Governmental Authorities.

 

(b)         Upon the occurrence
of an Event of Default (other than an Event of Default described in clauses (vii), (viii) or (ix) above) and
at any time thereafter Lender may, in addition to any other rights or remedies available to it pursuant to the Loan Documents or
at law or in equity, take such action, without notice or demand, that Lender deems advisable to protect and enforce its rights
against Borrower and in and to the Property, including declaring the Obligations to be immediately due and payable, and Lender
may enforce or avail itself of any or all rights or remedies provided in the Loan Documents against Borrower and the Property,
including all rights or remedies available at law or in equity; and upon any Event of Default described in clauses (vii),
(viii) or (ix) above, the Debt and all other Obligations of Borrower under the Loan Documents shall immediately and
automatically become due and payable, without notice or demand, and Borrower hereby expressly waives any such notice or demand,
anything contained in any Loan Document to the contrary notwithstanding.

 

Section 10.2         Remedies.

 

(a)         Upon
the occurrence and during the continuance of an Event of Default, all or any one or more of the rights, powers, privileges
and other remedies available to Lender against Borrower under the Loan Documents executed and delivered by, or applicable to,
Borrower or at law or in equity may be exercised by Lender at any time and from time to time, whether or not all or any of
the Obligations shall be declared due and payable, and whether or not Lender shall have commenced any foreclosure proceeding
or other action for the enforcement of its rights and remedies under any of the Loan Documents with respect to the Property.
Any such actions taken by Lender shall be cumulative and concurrent and may be pursued independently, singly, successively,
together or otherwise, at such time and in such order as Lender may determine in its sole discretion, to the fullest extent
permitted by law, without impairing or otherwise affecting the other rights and remedies of Lender permitted by law, equity
or contract or as set forth in the Loan Documents. Without limiting the generality of the foregoing, if an Event of Default
is continuing, then to the extent permitted under Legal Requirements (i) Lender shall not be subject to any “one
action” or “election of remedies” law or rule, and (ii) all Liens and other rights, remedies or privileges
provided to Lender shall remain in full force and effect until Lender has exhausted all of its remedies against the Property
and the Mortgage has been foreclosed, sold and/or otherwise realized upon in satisfaction of the Obligations or the
Obligations have been paid in full.

 

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(b)         During the continuance
of an Event of Default, Lender shall have the right from time to time to partially foreclose the Mortgage in any manner and for
any amounts secured by the Mortgage then due and payable as determined by Lender in its sole discretion including the following
circumstances: (i) in the event Borrower defaults beyond any applicable grace period in the payment of one or more scheduled payments
of principal and interest, Lender may foreclose the Mortgage to recover such delinquent payments, or (ii) in the event Lender elects
to accelerate less than the entire Outstanding Principal Balance, Lender may foreclose the Mortgage to recover so much of the principal
balance of the Loan as Lender may accelerate and such other sums secured by the Mortgage as Lender may elect. Notwithstanding one
or more partial foreclosures, the Property shall remain subject to the Mortgage to secure payment of the sums secured by the Mortgage
and not previously recovered.

 

(c)         During the continuance
of an Event of Default, Lender shall have the right from time to time to sever the Note and the other Loan Documents into one or
more separate notes, mortgages and other security documents (the “Severed Loan Documents”) in such denominations
as Lender shall determine in its sole discretion for purposes of evidencing and enforcing its rights and remedies provided hereunder.
Borrower shall execute and deliver to Lender from time to time, promptly after the request of Lender, a severance agreement and
such other documents as Lender shall request in order to effect the severance described in the preceding sentence, all in form
and substance reasonably satisfactory to Lender. Borrower hereby absolutely and irrevocably appoints Lender as its true and lawful
attorney, coupled with an interest, in its name and stead to make and execute all documents necessary or desirable to effect the
aforesaid severance, Borrower ratifying all that its said attorney shall do by virtue thereof. Borrower shall be obligated to pay
all costs and expenses incurred in connection with the preparation, execution, recording and filing of the Severed Loan Documents.
The Severed Loan Documents shall not contain any representations, warranties or covenants not contained in the Loan Documents and
any such representations and warranties contained in the Severed Loan Documents will be given by Borrower only as of the Closing
Date.

 

(d)         Any amounts recovered
from the Property or any other collateral for the Loan during the existence of an Event of Default may be applied by Lender toward
the payment of any interest and/or principal of the Loan and/or any other amounts due under the Loan Documents in such order, priority
and proportions as Lender in its sole discretion shall determine, provided that if Lender has not theretofore accelerated the Loan
such application shall be without any Yield Maintenance Premium or other prepayment premium.

 

Section
10.3         Lender’s Right to Perform. If Borrower fails to
perform any covenant or obligation contained in the Loan Documents, without in any way limiting Lender’s right to
exercise any of its rights, powers or remedies as provided under any of the Loan Documents or releasing Borrower from any
covenant or obligation under the Loan Documents, Lender may, but shall have no obligation to, perform, or cause the
performance of, such covenant or obligation, and all costs, expenses, liabilities, penalties and fines of Lender incurred or
paid in connection therewith shall be payable by Borrower to Lender upon demand, and if not paid shall be added to the
Obligations (and to the extent permitted under applicable laws, secured by the Mortgage and the other Loan Documents) and
shall bear interest at the Default Rate. Lender shall have no obligation to send notice to Borrower of any such failure.

 

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Section 10.4        Remedies
Cumulative. The rights, powers and remedies of Lender under this Agreement shall be cumulative and not exclusive of any
other right, power or remedy which Lender may have against Borrower pursuant to the Loan Documents, or existing at law or in equity
or otherwise. Lender’s rights, powers and remedies may be pursued singly, concurrently or otherwise, at such time and in
such order as Lender may determine in Lender’s sole discretion. No delay or omission to exercise any remedy, right or power
accruing upon an Event of Default shall impair any such remedy, right or power or shall be construed as a waiver thereof, but any
such remedy, right or power may be exercised from time to time and as often as may be deemed expedient. A waiver of one Default
or Event of Default with respect to Borrower shall not be construed to be a waiver of any subsequent Default or Event of Default
by Borrower or to impair any remedy, right or power consequent thereon.

 

ARTICLE
11: MISCELLANEOUS

 

Section 11.1        Successors
and Assigns; Assignments and Participations. Except as expressly permitted under Section 8.1, Borrower may
not assign, transfer or delegate its rights or obligations under the Loan Documents without Lender’s prior written consent,
and any attempted assignment, transfer or delegation without such consent shall be null and void. Lender may assign, pledge, participate,
transfer or delegate, as applicable, to one (1) or more Persons, all or a portion of its rights and obligations under the Loan
Documents. The assigning Lender shall have no further obligations under the Loan Documents in respect of occurrences from and after
the date of any such assignment or transfer. In connection with any such assignment, pledge, participation, transfer or delegation,
Lender may disclose to the assignee, pledgee, participant, transferee or delegee or proposed assignee, pledgee, participant, transferee
or delegee, as the case may be, any information relating to Borrower or any of its Affiliates or to any aspect of the Loan that
has been furnished to Lender by or on behalf of Borrower or any of its Affiliates. All covenants, promises and agreements in this
Agreement, by or on behalf of Borrower, shall inure to the benefit of the legal representatives, successors and assigns of Lender.

 

Section 11.2        Lender’s
Discretion. Whenever pursuant to this Agreement Lender exercises any right given to it to approve or disapprove any matter,
or any arrangement or term is to be satisfactory to Lender, then, subject to Legal Requirements, the decision of Lender to approve
or disapprove such matter or to decide whether arrangements or terms are satisfactory or not satisfactory shall (except as is otherwise
specifically herein provided) be in the sole and absolute discretion of Lender and shall be final and conclusive. Prior to a Securitization,
whenever pursuant to this Agreement the Rating Agencies are given any right to approve or disapprove any matter, or any arrangement
or term is to be satisfactory to the Rating Agencies, the decision of Lender to approve or disapprove such matter, or to decide
whether arrangements or terms are satisfactory or not satisfactory, shall be substituted therefor, which such decision shall be
based upon Lender’s determination of Rating Agency criteria (unless Lender has an independent approval right in respect of
the matter at issue pursuant to the terms of this Agreement, in which case the discretion afforded to Lender in connection with
such independent approval right shall apply instead).

 

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Section 11.3         Governing
Law.

 

(A)        THIS
AGREEMENT WAS NEGOTIATED IN THE STATE OF NEW YORK, AND DELIVERED TO LENDER BY BORROWER IN THE STATE OF NEW YORK, AND THE PROCEEDS
OF THE NOTE DELIVERED PURSUANT HERETO WERE DISBURSED FROM THE STATE OF NEW YORK, WHICH STATE THE PARTIES AGREE HAS A SUBSTANTIAL
RELATIONSHIP TO THE PARTIES AND TO THE UNDERLYING TRANSACTION EMBODIED HEREBY, AND IN ALL RESPECTS, INCLUDING, WITHOUT LIMITING
THE GENERALITY OF THE FOREGOING, MATTERS OF CONSTRUCTION, VALIDITY AND PERFORMANCE, THIS AGREEMENT AND THE OBLIGATIONS ARISING
HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS MADE
AND PERFORMED IN SUCH STATE (WITHOUT REGARD TO PRINCIPLES OF CONFLICT OF LAWS) AND ANY APPLICABLE LAW OF THE UNITED STATES OF AMERICA,
EXCEPT THAT AT ALL TIMES THE PROVISIONS FOR THE CREATION, PERFECTION AND ENFORCEMENT OF THE LIEN AND SECURITY INTEREST CREATED
PURSUANT TO THE LOAN DOCUMENTS SHALL BE GOVERNED BY AND CONSTRUED ACCORDING TO THE LAW OF THE STATE, COMMONWEALTH OR DISTRICT,
AS APPLICABLE, IN WHICH THE PROPERTY IS LOCATED, or, in the case of collateral subject to the uniform commercial code, the law
of the jurisdiction that governs such matter, as determined in accordance with the new york uniform commercial code, IT BEING UNDERSTOOD
THAT, TO THE FULLEST EXTENT PERMITTED BY THE LAW OF SUCH STATE, COMMONWEALTH OR DISTRICT, AS APPLICABLE, THE LAW OF THE STATE OF
NEW YORK SHALL GOVERN THE CONSTRUCTION, VALIDITY AND ENFORCEABILITY OF ALL LOAN DOCUMENTS AND ALL OF THE OBLIGATIONS ARISING HEREUNDER
OR THEREUNDER. TO THE FULLEST EXTENT PERMITTED BY LAW, BORROWER HEREBY UNCONDITIONALLY AND IRREVOCABLY WAIVES ANY CLAIM TO ASSERT
THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS AGREEMENT AND THE NOTE, AND THIS AGREEMENT AND THE NOTE SHALL BE GOVERNED BY
AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK PURSUANT TO SECTION 5-1401 OF THE NEW YORK GENERAL OBLIGATIONS
LAW.

 

(B)        ANY
LEGAL SUIT, ACTION OR PROCEEDING AGAINST LENDER OR BORROWER ARISING OUT OF OR RELATING TO THIS AGREEMENT MAY AT
LENDER’S OPTION BE INSTITUTED IN ANY FEDERAL OR STATE COURT IN THE CITY OF NEW YORK, COUNTY OF NEW YORK, PURSUANT TO
SECTION 5-1402 OF THE NEW YORK GENERAL OBLIGATIONS LAW OR IN ANY STATE OR FEDERAL COURT IN THE STATE OF TEXAS AND BORROWER
WAIVES ANY OBJECTIONS WHICH IT MAY NOW OR HEREAFTER HAVE BASED ON VENUE AND/OR FORUM NON CONVENIENS OF ANY SUCH SUIT, ACTION
OR PROCEEDING, AND BORROWER HEREBY IRREVOCABLY SUBMITS TO THE JURISDICTION OF ANY SUCH COURT IN ANY SUIT, ACTION OR
PROCEEDING. BORROWER DOES HEREBY agree THAT SERVICE OF PROCESS UPON BORROWER AT ITS NOTICE ADDRESS AS SET FORTH IN SECTION
11.6 OF THIS AGREEMENT (OR SUCH OTHER NEW NOTICE ADDRESS ESTABLISHED BY BORROWER UNDER THIS AGREEMENT) BY REGISTERED MAIL,
RETURN RECEIPT REQUESTED, SHALL BE DEEMED IN EVERY RESPECT EFFECTIVE SERVICE OF PROCESS UPON BORROWER, IN ANY SUCH SUIT,
ACTION OR PROCEEDING AT THE TIME RECEIVED OR REFUSED BY BORROWER. NOTHING CONTAINED HEREIN SHALL AFFECT THE RIGHT OF LENDER
TO SERVE PROCESS IN ANY OTHER MANNER PERMITTED BY LAW OR TO COMMENCE LEGAL PROCEEDINGS OR OTHERWISE PROCEED AGAINST BORROWER
IN ANY OTHER JURISDICTIONS.

 

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Section 11.4         Modification,
Waiver in Writing. No modification, amendment, extension, discharge, termination or waiver of any provision of any Loan
Document, nor consent to any departure by Borrower therefrom, shall in any event be effective unless the same shall be in a writing
signed by the party or parties against whom enforcement is sought, and then such waiver or consent shall be effective only in the
specific instance, and for the specific purpose, for which given. Except as otherwise expressly provided herein, no notice to,
or demand on Borrower, shall entitle Borrower to any other or future notice or demand in the same, similar or other circumstances.

 

Section 11.5         Delay
Not a Waiver. Neither any failure nor any delay on the part of Lender in insisting upon strict performance of any term,
condition, covenant or agreement, or exercising any right, power, remedy or privilege under any Loan Document, shall operate as
or constitute a waiver thereof, nor shall a single or partial exercise thereof preclude any other future exercise, or the exercise
of any other right, power, remedy or privilege. In particular, and not by way of limitation, by accepting payment after the due
date of any amount payable under any Loan Document, Lender shall not be deemed to have waived any right either to require prompt
payment when due of all other amounts due under the Loan Documents, or to declare a default for failure to effect prompt payment
of any such other amount. Lender shall have the right to waive or reduce any time periods that Lender is entitled to under the
Loan Documents in its sole and absolute discretion.

 

Section 11.6         Notices.

 

(a)         All notices, demands,
requests, consents, approvals or other communications (any of the foregoing, a “Notice”) required, permitted,
or desired to be given hereunder shall be in writing and shall be sent by registered or certified mail, postage prepaid, return
receipt requested, or delivered by hand or by reputable overnight courier addressed to the party to be so notified at its address
hereinafter set forth, or to such other address as such party may hereafter specify in accordance with the provisions of this Section
11.6. Any Notice shall be deemed to have been received: (i) three (3) days after the date such Notice is mailed, if sent by
registered or certified mail, (ii) on the date of delivery by hand, if delivered during business hours on a Business Day (otherwise
on the next Business Day), and (iii) on the next Business Day, if sent by an overnight commercial courier, in each case addressed
to the parties as follows:

 

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	If to Lender:	Ladder Capital Finance LLC
	 	345 Park Avenue, 8th Floor
	 	New York, New York 10154
	 	Attention: Pamela McCormack
	 	 
	with a copy to:	Winston & Strawn LLP
	 	200 Park Avenue
	 	New York, New York 10166
	 	Attention: Corey A. Tessler, Esq.
	 	 
	and with a copy to:	Wells Fargo Bank National Association
	 	Commercial Mortgage Servicing
	 	MAC D1086-120
	 	550 South Tryon Street, 14th Floor
	 	Charlotte, North Carolina 28202
	 	Attention: Asset Management
	 	 
	If to Borrower:	Moody National 2020-Grapevine Holding, LLC
	 	c/o Moody National REIT I, Inc.
	 	6363 Woodway, Suite 110
	 	Houston, TX 77057
	 	Attn:  Brett C. Moody

 

(b)         Any party may change
the address to which any such Notice is to be delivered, by furnishing ten (10) days’ written notice of such change to the
other parties in accordance with the provisions of this Section 11.6. Notices shall be deemed to have been given on the
date as set forth above, even if there is an inability to actually deliver any such Notice because of a changed address of which
no Notice was given, or there is a rejection or refusal to accept any Notice offered for delivery. Notice for any party may be
given by its respective counsel. Additionally, Notice from Lender may also be given by Servicer and Lender hereby acknowledges
and agrees that Borrower shall be entitled to rely on any Notice given by Servicer as if it had been sent by Lender.

 

Section 11.7         Trial
by Jury. BORROWER AND LENDER EACH HEREBY AGREES NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES
ANY RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST WITH REGARD TO THE LOAN DOCUMENTS,
OR ANY CLAIM, COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY
AND VOLUNTARILY BY BORROWER AND LENDER, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE
RIGHT TO A TRIAL BY JURY WOULD OTHERWISE ACCRUE. EACH PARTY IS HEREBY AUTHORIZED TO FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING
AS CONCLUSIVE EVIDENCE OF THIS WAIVER.

 

Section 11.8        Headings.
The Article and/or Section headings and the Table of Contents in this Agreement are included herein for convenience of reference
only and shall not constitute a part of this Agreement for any other purpose.

 

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Section 11.9        Severability.
Wherever possible, each provision of this Agreement shall be interpreted in such manner as to be effective and valid under any
Legal Requirements, but if any provision of this Agreement shall be prohibited by or invalid under applicable law, such provision
shall be ineffective to the extent of such prohibition or invalidity, without invalidating the remainder of such provision or the
remaining provisions of this Agreement.

 

Section 11.10      Preferences.
With respect to payments received by Lender during the continuance of an Event of Default, Lender shall have the continuing and
exclusive right to apply or reverse and reapply any and all payments by Borrower to any portion of the Obligations of Borrower
hereunder. To the extent Borrower makes a payment or payments to Lender, which payment or proceeds or any part thereof are subsequently
invalidated, declared to be fraudulent or preferential or are set aside and are required to be repaid to Borrower or to a trustee,
receiver or any other party under any bankruptcy law, federal, state, local or foreign law, common law or equitable cause, then,
to the extent of such payment or proceeds received, the Obligations hereunder or part thereof intended to be satisfied shall be
revived and continue in full force and effect, as if such payment or proceeds had not been received by Lender.

 

Section 11.11      Waiver
of Notice. Borrower shall not be entitled to any notices of any nature whatsoever from Lender except with respect to matters
for which the Loan Documents specifically and expressly provide for the giving of notice by Lender to Borrower and except with
respect to matters for which Borrower is not, pursuant to applicable Legal Requirements, permitted to waive the giving of notice.
To the extent that Borrower may do so under applicable Legal Requirements, Borrower hereby expressly waives the right to receive
any notice from Lender with respect to any matter for which the Loan Documents do not specifically and expressly provide for the
giving of notice by Lender to Borrower.

 

Section 11.12      Remedies
of Borrower. In the event that a claim or adjudication is made that Lender or its agents have acted unreasonably or unreasonably
delayed acting in any case where, by law or under the Loan Documents, Lender or such agent, as the case may be, has an obligation
to act reasonably or promptly, neither Lender nor its agents shall be liable for any monetary damages, and Borrower’s sole
remedy shall be limited to commencing an action seeking injunctive relief or declaratory judgment. Any action or proceeding to
determine whether Lender has acted reasonably shall be determined by an action seeking declaratory judgment.

 

Section 11.13       Expenses;
Indemnity.

 

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(a)         Borrower
shall pay or, if Borrower fails to pay, reimburse Lender upon receipt of notice from Lender, for all reasonable costs and
expenses (including reasonable attorneys’ fees and disbursements) incurred by Lender in connection with (i)
Borrower’s ongoing performance of and compliance with Borrower’s agreements and covenants contained in the Loan
Documents on its part to be performed or complied with after the Closing Date, including, without limitation, confirming
compliance with environmental and insurance requirements; (ii) Lender’s ongoing performance of and compliance with all
agreements and covenants contained in the Loan Documents on its part to be performed or complied with after the Closing Date;
(iii) the negotiation, preparation, execution, delivery and administration of any consents, amendments, waivers or other
modifications to the Loan Documents and any other documents or matters requested by Borrower or any Guarantor; (iv) the
filing and recording fees and expenses, title insurance and reasonable fees and expenses of counsel for providing to Lender
all required legal opinions, and other similar expenses incurred, in creating and perfecting the Liens in favor of Lender
pursuant to the Loan Documents; (v) enforcing or preserving any rights, in response to third party claims or the prosecuting
or defending of any action or proceeding or other litigation, in each case against, under or affecting Borrower, the Loan
Documents, the Property or any other security given for the Loan; and (vi) enforcing any Obligations of or collecting any
payments due from Borrower or Guarantor(s) under the Loan Documents or with respect to the Property or in connection with any
refinancing or restructuring of the credit arrangements provided under this Agreement in the nature of a
“work-out” or of any Bankruptcy Action; provided, however, that Borrower shall not be liable for
the payment of any such costs and expenses to the extent the same arise by reason of the gross negligence, illegal acts,
fraud or willful misconduct of Lender, as determined by a final non-appealable judgment of a court of competent jurisdiction.
Any costs due and payable to Lender may be paid, at Lender’s election in its sole discretion, from any amounts in the
Cash Management Account.

 

(b)         Borrower
shall indemnify, defend and hold harmless the Lender Indemnified Parties from and against (in each case, except to the
extent due to the gross negligence, willful misconduct or bad faith of any Lender Indemnified Party) any and all liabilities,
obligations, losses, damages, penalties, actions, judgments, suits, claims, costs, expenses and disbursements of any kind or
nature whatsoever (including, without limitation, the reasonable fees and disbursements of counsel for any Lender Indemnified
Party in connection with any investigative, administrative or judicial proceeding commenced or threatened, whether or not
such Lender Indemnified Party shall be designated a party thereto), that may be imposed on, incurred by, or asserted against
any Lender Indemnified Party in any manner relating to or arising out of (i) any default or breach by Borrower of its
Obligations under, or any material misrepresentation by Borrower contained in, the Loan Documents, (ii) the use or intended
use of the proceeds of the Loan, (iii) any materials or information provided by or on behalf of Borrower, or contained in any
documentation approved by Borrower; (iv) ownership of the Mortgage, the Property or any interest therein, or receipt of any
Rents; (v) any accident, injury to or death of persons or loss of or damage to property occurring in, on or about the
Property or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways; (vi) any use,
nonuse or condition in, on or about the Property or on adjoining sidewalks, curbs, adjacent property or adjacent parking
areas, streets or ways; (vii) performance of any labor or services or the furnishing of any materials or other property in
respect of the Property; (viii) any failure of the Property to comply with any Legal Requirement; (ix) any claim by brokers,
finders or similar persons claiming to be entitled to a commission in connection with any Lease or other transaction
involving the Property or any part thereof, or any liability asserted against such Lender Indemnified Party with respect
thereto; (x) the claims of any lessee of any portion of the Property or any Person acting through or under any lessee or
otherwise arising under or as a consequence of any Lease; and (xi) any indemnification to the Rating Agencies in
connection with issuing, monitoring or maintaining the Securities insofar as such liabilities, obligations, losses, damages,
penalties, actions, judgments, suits, claims, costs, expenses or disbursements arise out of any untrue statement of any
material fact in any materials or information provided by or on behalf of Borrower or arise out of the omission to state a
material fact in such materials or information required to be stated therein or necessary in order to make the statements in
such materials or information, in light of the circumstances under which they were made, not misleading (collectively, the “Indemnified
Liabilities”); provided, however, that Borrower shall not have any obligation to the Lender
Indemnified Parties hereunder to the extent that such Indemnified Liabilities arise from the gross negligence, illegal acts,
fraud or willful misconduct of the Lender Indemnified Parties, as determined by a final non-appealable judgment of a court of
competent jurisdiction. To the extent that the undertaking to indemnify, defend and hold harmless set forth in the preceding
sentence may be unenforceable because it violates any law or public policy, Borrower shall pay the maximum portion that it is
permitted to pay and satisfy under applicable law to the payment and satisfaction of all Indemnified Liabilities incurred by
the Lender Indemnified Parties. The provisions of Section 11.13(a) and this Section 11.13(b) shall
survive any payment or prepayment of the Loan and any foreclosure or satisfaction of the Mortgage.

 

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(c)         Borrower hereby agrees
to pay for or, if Borrower’s fails to pay, to reimburse Lender for, any fees and expenses incurred by any Rating Agency in
connection with any Rating Agency review of the Loan or any consent, approval, waiver or confirmation obtained from such Rating
Agency pursuant to the terms and conditions of the Loan Documents, and Lender shall be entitled to require payment of such fees
and expenses as a condition precedent to obtaining any such consent, approval, waiver or confirmation.

 

Section 11.14       Schedules
Incorporated. The Schedules and Exhibits annexed hereto are hereby incorporated herein as a part of this Agreement with
the same effect as if set forth in the body hereof.

 

Section 11.15      Offsets,
Counterclaims and Defenses. Any assignee of Lender’s interest in and to the Loan Documents shall take the same free
and clear of all offsets, counterclaims and defenses which are unrelated to such documents which Borrower may otherwise have against
any assignor of such documents, and no such unrelated counterclaim or defense shall be interposed or asserted by Borrower in any
action or proceeding brought by any such assignee upon such documents and any such right to interpose or assert any such unrelated
offset, counterclaim or defense in any such action or proceeding is hereby expressly waived by Borrower.

 

Section 11.16       No
Joint Venture or Partnership; No Third Party Beneficiaries.

 

(a)         Borrower and Lender
intend that the relationships created under the Loan Documents be solely that of borrower and lender. Nothing herein or therein
is intended to create a joint venture, partnership, tenancy-in-common, or joint tenancy relationship between Borrower and Lender
nor to grant Lender any interest in the Property other than that of mortgagee, beneficiary or lender.

 

(b)         The
Loan Documents are solely for the benefit of Borrower and Lender and nothing contained in the Loan Documents shall be deemed
to confer upon anyone other than Borrower and Lender (and with respect to a Loan Document to which another Person is party,
such other Person) any right to insist upon or to enforce the performance or observance of any of the obligations of either
party contained herein or therein. All conditions to the obligations of Lender to make the Loan (and disburse Reserve Funds)
hereunder are imposed solely and exclusively for the benefit of Lender and no other Person shall have standing to require
satisfaction of such conditions in accordance with their terms or be entitled to assume that Lender will refuse to make the
Loan (or make any disbursement of Reserve Funds) in the absence of strict compliance with any or all thereof and no other
Person shall under any circumstances be deemed to be a beneficiary of such conditions, any or all of which may be freely
waived in whole or in part by Lender if, in Lender’s sole discretion, Lender deems it advisable or desirable to do
so.

 

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Section 11.17      Publicity.
All news releases, publicity or advertising by Borrower or its Affiliates through any media intended to reach the general public
which refers to the Loan Documents or the financing evidenced by the Loan Documents or to Lender or any of its Affiliates shall
be subject to the prior approval of Lender.

 

Section 11.18      Waiver
of Marshalling of Assets. To the fullest extent permitted by law, Borrower, for itself and its successors and assigns,
waives all rights to a marshalling of the assets of Borrower, Borrower’s members or partners, as applicable, and others with
interests in Borrower, and of the Property, and shall not assert any right under any laws pertaining to the marshalling of assets,
the sale in inverse order of alienation, homestead exemption, the administration of estates of decedents, or any other matters
whatsoever to defeat, reduce or affect the right of Lender under the Loan Documents to a sale of the Property for the collection
of the Obligations without any prior or different resort for collection or of the right of Lender to the payment of the Obligations
out of the net proceeds of the Property in preference to every other claimant whatsoever.

 

Section 11.19      Waiver
of Offsets/Defenses/Counterclaims. Borrower hereby waives the right to assert a counterclaim, other than a compulsory counterclaim,
in any action or proceeding brought against it by Lender or its agents or otherwise to offset any obligations to make the payments
required by the Loan Documents. No failure by Lender to perform any of its obligations hereunder shall be a valid defense to, or
result in any offset against, any payments which Borrower is obligated to make under any of the Loan Documents.

 

Section
11.20      Conflict; Construction of Documents; Reliance. In the event of any
conflict between the provisions of this Agreement and any of the other Loan Documents, the provisions of this Agreement shall
control. The parties hereto acknowledge that they were represented by competent counsel in connection with the negotiation,
drafting and execution of the Loan Documents and that such Loan Documents shall not be subject to the principle of construing
their meaning against the party which drafted same. Borrower acknowledges that, with respect to the Loan, Borrower shall rely
solely on its own judgment and advisors in entering into the Loan without relying in any manner on any statements,
representations or recommendations of Lender or any parent, subsidiary or Affiliate of Lender not expressly set forth herein.
Lender shall not be subject to any limitation whatsoever in the exercise of any rights or remedies available to it under any
of the Loan Documents or any other agreements or instruments which govern the Loan by virtue of the ownership by it or any
parent, subsidiary or Affiliate of Lender of any equity interest any of them may acquire in Borrower, and Borrower hereby
irrevocably waives the right to raise any defense or take any action on the basis of the foregoing with respect to
Lender’s exercise of any such rights or remedies. Borrower acknowledges that Lender engages in the business of real
estate financings and other real estate transactions and investments which may be viewed as adverse to or competitive with
the business of Borrower or its Affiliates.

 

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Section 11.21      Brokers
and Financial Advisors.

 

Borrower hereby represents
that it has dealt with no financial advisors, brokers, underwriters, placement agents, agents or finders in connection with the
transactions contemplated by this Agreement. Borrower shall indemnify, defend and hold Lender harmless from and against any and
all claims, liabilities, costs and expenses of any kind (including Lender’s attorneys’ fees and expenses) in any way
relating to or arising from a claim as a finder or broker by any Person, other than a Person directly engaged by Lender in writing,
that such Person acted on behalf of Borrower or Lender in connection with the transactions contemplated herein. The provisions
of this Section 11.21 shall survive the expiration and termination of this Agreement and the payment of the Obligations.
For the avoidance of doubt, the indemnity set forth in this Section 11.21 shall inure to the benefit of each Lender that has held
an interest in the Loan at any time during the Term, including the initial named Lender hereunder.

 

Section 11.22      Exculpation.

 

Subject to the qualifications
below, Lender shall not enforce the liability and obligation of Borrower to perform and observe the Obligations contained in the
Note, this Agreement, the Mortgage or the other Loan Documents by any action or proceeding wherein a money judgment shall be sought
against Borrower, except that Lender may bring a foreclosure action, an action for specific performance or any other appropriate
action or proceeding to enable Lender to enforce and realize upon its interest under the Note, this Agreement, the Mortgage and
the other Loan Documents, or in the Property, the Gross Revenues, or any other collateral given to Lender pursuant to the Loan
Documents; provided, however, that, except as specifically provided in this Section 11.22, any judgment in any such
action or proceeding shall be enforceable against Borrower only to the extent of Borrower’s interest in the Property, in
the Gross Revenues and in any other collateral given to Lender, and Lender, by accepting the Note, this Agreement, the Mortgage
and the other Loan Documents, shall not sue for, seek or demand any deficiency judgment against Borrower in any such action or
proceeding under or by reason of or under or in connection with the Note, this Agreement, the Mortgage or the other Loan Documents.
The provisions of this Section shall not, however, (a) constitute a waiver, release or impairment of any obligation evidenced or
secured by any of the Loan Documents; (b) impair the right of Lender to name Borrower as a party defendant in any action or suit
for foreclosure and sale under the Mortgage; (c) affect the validity or enforceability of any of the Loan Documents or any guaranty
made in connection with the Loan or any of the rights and remedies of Lender thereunder; (d) impair the right of Lender to obtain
the appointment of a receiver; (e) impair the enforcement of the Assignment of Leases or the Collateral Assignment of Subleases;
(f) constitute a prohibition against Lender to seek a deficiency judgment against Borrower in order to fully realize the security
granted by the Mortgage or to commence any other appropriate action or proceeding in order for Lender to exercise its remedies
against the Property; or (g) constitute a waiver of the right of Lender to enforce the liability and obligation of Borrower, by
money judgment or otherwise, to the extent of any loss, damage, cost, expense, liability, claim or other obligation incurred by
Lender (including attorneys’ fees and costs reasonably incurred) arising out of or in connection with the following:

 

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(i)         the breach of any
representation, warranty, covenant or indemnification provision in the Environmental Indemnity, the Mortgage or any other Loan
Document concerning environmental laws, hazardous substances and asbestos and any indemnification of Lender with respect thereto
in any such document;

 

(ii)        material
physical waste or, after the occurrence and during the continuance of an Event of Default, the removal or disposal of any portion
of the Property without replacement in accordance with the Loan Documents;

 

(iii)       the misapplication,
misappropriation or conversion by Borrower or Master Tenant of (A) any Insurance Proceeds paid by reason of any loss, damage or
destruction to the Property, (B) any Awards or other amounts received in connection with the Condemnation of all or a portion of
the Property, (C) any Gross Revenues (including, without limitation, lease termination payments and any security deposits, advance
deposits or any other deposits collected with respect to the Property (including the failure to deliver any such deposits to Lender
upon a foreclosure of the Property or an action in lieu thereof, except to the extent any such deposits were applied in accordance
with the terms and conditions of the applicable Lease), or (D) Reserve Funds disbursed to or for the benefit of Borrower or Master
Tenant in accordance with Section 6.11.3(b);

 

(iv)       the failure
to pay charges for labor or materials or other charges that can create Liens on the Property, to the extent such Liens are not
bonded over or discharged in accordance with the Loan Documents and to the extent that Gross Revenues of the Property net of all
Cash Flow Requirements (as hereinafter defined) actually paid are sufficient to pay such amounts, provided that the foregoing shall
not apply to the extent that during the continuance of a sweep of Excess Cash Flow pursuant to Section 6.9 of this Agreement
there are sufficient funds as aforesaid however Lender has not made such funds available to Borrower or Master Tenant to pay the
charges described above. As used in this clause (iv), Cash Flow Requirements, with respect to charges for labor or materials or
other charges that can create Liens on the Property, such charges shall only be included in such definition if they are for normal,
day-to-day and customary expenses of owning and operating the Property and not for Extraordinary Expenses or Capital Expenditures
unless the same have been approved by Lender;

 

(v)        the failure
to pay Taxes, to the extent that the Master Tenant is not timely paying same and to the extent that Gross Revenues of the Property,
net of all Cash Flow Requirements actually paid, are sufficient to pay such Taxes, provided that the foregoing shall not apply
to the extent that Lender has not paid Taxes to the extent that Tax Funds are held in the Tax Account pursuant to Section 6.3
of this Agreement and provided further that the foregoing shall not apply to the extent that (A) Borrower would otherwise
be liable under this subsection (v) and (B) during the continuance of a Cash Trap Period, Lender has not made funds available
to Borrower to pay the Taxes described above;

 

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(vi)      the
failure to obtain and maintain the fully paid for Policies in accordance with Section 5.1 of this Agreement to the
extent that the Master Tenant is not timely paying the Insurance Premiums when due or maintaining the same and to the extent
that Gross Revenues of the Property, net of all Cash Flow Requirements actually paid, are sufficient to pay such Insurance
Premiums when due, provided that the foregoing shall not apply to the extent that Lender has not paid Insurance Premiums to
the extent that Insurance Funds are held in the Insurance Account pursuant to Section 6.4 of this Agreement and
provided further that the foregoing shall not apply to the extent that (A) Borrower would otherwise be liable under this
subsection (vi) and (B) during the continuance of a Cash Trap Period, Lender has not made funds available to Borrower to pay
the Insurance Premiums described above;

 

(vii)     the commission
of a criminal act by Borrower, Master Tenant or any Guarantor;

 

(viii)    any exercise
by Master Tenant of any right of set-off or abatement with respect to Base Rent (as defined in the Master Lease) as a result of
a default by Borrower over which Borrower has control under the Master Lease and to the extent that Gross Revenues of the Property,
net of all other Cash Flow Requirements actually paid, are sufficient to pay such amounts as would have been required to be paid
by Borrower to avert such setoff or abatement provided that the foregoing shall not apply to the extent that (A) Borrower
would otherwise be liable under this subsection (viii) and (B) during the continuance of a sweep of a Cash Trap Period, Lender
has not made funds available to Borrower to pay the charges described above;

 

(ix)       the amendment
or modification of the Master Lease without Lender’s prior written consent;

 

(x)        intentionally
omitted;

 

(xi)       Borrower
fails to comply with any representation, warranty or covenant set forth in Sections 3.1.24 or 4.1.15 of this Agreement
(unless such failure results in the substantive consolidation of the assets of Borrower with the assets of another Person in a
bankruptcy, insolvency or similar proceeding of any other Person as referred to in sub-paragraph (G) of this Section 11.22 below);

 

(xii)      intentionally
omitted;

 

(xiii)     in connection
with the Loan or the Property (including, without limitation, any Lease), Borrower, Master Tenant, any Guarantor, or any Affiliate
of Borrower, Master Tenant or of any Guarantor that is controlled by Guarantor, engages in any action constituting an intentional
material misrepresentation or gross negligence; or

 

(xiv)     the
termination, surrender or cancellation of the Franchise Agreement by Master Tenant without Lender’s prior written
consent or the termination or cancellation of the Franchise Agreement by Franchisor (as a result of the action or omission of
Borrower or Master Tenant) prior to the expiration date of the Franchise Agreement unless such termination or cancellation is
solely the result of Master Tenant’s failure to pay the franchise fees and other charges due under the Franchise
Agreement and such failure to pay is solely the result of Gross Revenues of the Property, net of all Cash Flow Requirements
actually paid, being insufficient to pay such amounts provided that the foregoing shall not apply to the extent that (A)
Borrower would otherwise be liable under this subsection (xiv) and (B) during the continuance of a Cash Trap Period, Lender
has not made funds available to Borrower to pay the charges described above.

 

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As used herein, the term
“Cash Flow Requirements” shall collectively mean all Debt Service for a particular period and any other amounts
payable to Lender hereunder or under the other Loan Documents for such period, or otherwise due and payable in respect of the ownership
and operation of the Property during such period.

 

Notwithstanding anything
to the contrary contained herein, Borrower shall have no personal liability for losses suffered as a result of (1) the failure
to timely pay Taxes, (2) the failure to obtain and maintain fully paid for Policies in accordance with Section 5.1 of this
Agreement, (3) the failure to pay for labor or materials or other charges that actually create Liens on the Property or (4) the
termination of the Franchise Agreement solely due to the Master Tenant’s failure to pay the franchise fees and other charges
due under the Franchise Agreement so long as any such failure to pay arises during the continuance of a Cash Trap Period and Lender
has not made funds available to Borrower or Master Tenant to pay the Taxes, Insurance Premiums, charges which result in Liens or
franchise fees and other charges due under the Franchise Agreement, as the case may be.

 

Notwithstanding anything
to the contrary in this Agreement or any of the other Loan Documents, (A) Lender shall not be deemed to have waived any right which
Lender may have under Section 506(a), 506(b), 1111(b) or any other provisions of the Bankruptcy Code to file a claim for the full
amount of the Obligations or to require that all collateral shall continue to secure all of the Obligations owing to Lender in
accordance with the Loan Documents and (B) the Obligations shall be fully recourse to Borrower in the event that any of the following
occur:

 

(A)        in connection with
the Loan or the Property (including, without limitation, any Lease), Borrower, Master Tenant, any Guarantor or any Affiliate of
Borrower, Master Tenant or of any Guarantor that is controlled by Guarantor, engages in any action constituting fraud or willful
misconduct;

 

(B)        the first Monthly
Debt Service Payment under the Note is not paid in full when due;

 

(C)        Borrower fails to
comply with any representation, warranty or covenant set forth in Sections 3.1.24 or 4.1.15 of this Agreement and
such failure results in the substantive consolidation of the assets of Borrower in a bankruptcy, insolvency or similar proceeding
of any Person;

 

(D)        Borrower or Master
Tenant fails to obtain Lender’s prior consent to any voluntary Lien encumbering the Property or any portion thereof or interest
therein, except to the extent expressly permitted by the Loan Documents;

 

(E)        Borrower or Master
Tenant fails to obtain Lender’s prior consent to any voluntary Transfer by Borrower or by any Restricted Party controlled
by Borrower or Guarantor, except to the extent expressly permitted by the Loan Documents;

 

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(F)        Borrower or Master
Tenant files a voluntary petition under the Bankruptcy Code or any other federal, state, local or foreign bankruptcy or insolvency
law;

 

(G)        an Affiliate, officer,
director or representative which controls, directly or indirectly, Borrower or Master Tenant files, or joins in the filing of,
an involuntary petition against Borrower and/or Master Tenant under the Bankruptcy Code or any other federal, state, local or foreign
bankruptcy or insolvency law, or solicits or causes to be solicited petitioning creditors for any involuntary petition against
Borrower and/or Master Tenant from any Person;

 

(H)        Borrower and/or Master
Tenant files an answer consenting to, or otherwise acquiescing in, or joining in, any involuntary petition filed against it, by
any other Person under the Bankruptcy Code or any other federal, state, local or foreign bankruptcy or insolvency law, or solicits
or causes to be solicited petitioning creditors for any involuntary petition from any Person;

 

(I)        any Affiliate, officer,
director or representative which controls Borrower and/or Master Tenant consents to, or acquiesces in, or joins in, an application
(other than by or on behalf of Lender) for the appointment of a custodian, receiver, trustee or examiner for Borrower, Master Tenant
or any portion of the Property;

 

(J)        Borrower or Master
Tenant makes an assignment for the benefit of creditors;

 

(K)        the termination, cancellation,
or surrender of the Master Lease, in each case without Lender’s prior written consent; or

 

(L)        Borrower, Master Tenant
or any Guarantor (or any Person comprising Borrower, Master Tenant or any Guarantor), or any Affiliate of any of the foregoing
under the control of Borrower, Master Tenant or Guarantor, in connection with any enforcement action or exercise or assertion of
any right or remedy by or on behalf of Lender under or in connection with the Note, the Mortgage, the Guaranty or any other Loan
Document, seeks a defense, judicial intervention or injunctive or other equitable relief of any kind or asserts in a pleading filed
in connection with a judicial proceeding any defense against Lender or any right in connection with any security for the Loan,
which is frivolous, brought in bad faith, or wholly without merit (in the case of a defense).

 

As used in this Section 11.22,
the term “control” means the possession, directly or indirectly, of the power to direct or cause the direction of the
management, policies or activities of a Person, whether through ownership of voting securities, by contract or otherwise.

 

Section 11.23        Prior
Agreements. The Loan Documents contain the entire agreement of the parties hereto and thereto in respect of the transactions
contemplated hereby and thereby, and all prior agreements among or between such parties, whether oral or written, including the
Application Letter dated March 7, 2014 between Brett Moody and Lender, are superseded by the terms of the Loan Documents.

 

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Section 11.24       Servicer.

 

(a)         At the option of Lender,
the Loan may be serviced by a master servicer, primary servicer, special servicer and/or trustee (any such master servicer, primary
servicer, special servicer and trustee, together with its agents, designees or nominees, collectively, “Servicer”)
selected by Lender and Lender may delegate all or any portion of its responsibilities under the Loan Documents to the Servicer
pursuant to a pooling and servicing agreement, servicing agreement, special servicing agreement and/or other agreement providing
for the servicing of one (1) or more mortgage loans (collectively, the “Servicing Agreement”) between Lender
and Servicer. In addition, Borrower shall pay (i) any fees and expenses of Servicer (including, without limitation, attorneys’
fees and disbursements), which fees and expenses may be due and payable on a periodic or continuing basis in accordance with the
Servicing Agreement, in connection with any release of the Property, any prepayment, defeasance, assumption, amendment or modification
of the Loan, any documents or other matters requested by Borrower or any Guarantor, special servicing or workout of the Loan or
enforcement of the Loan Documents, including, without limitation, any liquidation fees that may be due to Servicer under the Servicing
Agreement in connection with the exercise of any or all remedies permitted under this Agreement and (ii) the costs of all property
inspections and/or appraisals of the Property (or any updates to any existing inspection or appraisal) required under the Servicing
Agreement or that a Servicer may otherwise require under the Servicing Agreement (other than the cost of regular annual inspections
required to be borne by Servicer under the Servicing Agreement). Without limiting the generality of the foregoing, Servicer shall
be entitled to reimbursement of costs and expenses as and to the same extent (but without duplication) as Lender is entitled thereto
pursuant to the terms of the Loan Documents.

 

(b)         Upon notice thereof
from Lender, Servicer shall have the right to exercise all rights of Lender and enforce all obligations of Borrower and Guarantor(s)
under the Loan Documents.

 

(c)         Provided Borrower
shall have received notice from Lender of Servicer’s address, Borrower shall deliver, and cause to be delivered, to Servicer
duplicate originals of all notices and other documents and instruments which Borrower and/or Guarantor(s) deliver to Lender pursuant
to the Loan Documents. No delivery of any such notices or other documents shall be of any force or effect unless delivered to Lender
and Servicer as provided in this Section 11.24(c).

 

Section 11.25      Joint
and Several Liability. If more than one Person has executed any of the Loan Documents as “Borrower,” the representations,
covenants, warranties and obligations of all such Persons under such Loan Documents shall be joint and several.

 

Section 11.26     Creation
of Security Interest. Notwithstanding any other provision set forth in the Loan Documents, Lender may at any time create
a security interest in all or any portion of its rights under any of the Loan Documents (including, without limitation, payments
owing to it) in favor of any Federal Reserve Bank in accordance with Regulation A of the Board of Governors of the Federal Reserve
System or to secure a borrowing by Lender or its Affiliates from any Person that purchases or funds financial assets.

 

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Section 11.27      Counterparts.
This Agreement may be executed in any number of counterparts, each of which when so executed and delivered shall be an original,
but all of which shall together constitute one and the same instrument.

 

Section 11.28      Set-Off.
In addition to any rights and remedies of Lender provided by this Agreement and by law, Lender shall have the right, without prior
notice to Borrower, any such notice being expressly waived by Borrower to the extent permitted by Legal Requirements, upon any
amount becoming due and payable by Borrower hereunder (whether at the stated maturity, by acceleration or otherwise), to set-off
and appropriate and apply against such amount any and all deposits (general or special, time or demand, provisional or final, but
excluding funds held in any trust account), in accordance with Legal Requirements, in any currency, and any other credits, indebtedness
or claims, in any currency, in each case whether direct or indirect, absolute or contingent, matured or unmatured, at any time
held or owing by Lender or any Affiliate thereof to or for the credit or the account of Borrower. Lender agrees promptly to notify
Borrower after any such set-off and application made by Lender; provided that the failure to give such notice shall not affect
the validity of such set-off and application.

 

Section 11.29      Certain
Additional Rights of Lender (VCOC). Notwithstanding anything to the contrary contained in the Loan Documents, Lender shall
have:

 

(a)         the right to routinely
consult with and advise Borrower’s management regarding the significant business activities and business and financial developments
of Borrower, including, but not limited to, with respect to (i) annual operating and capital budgets, (ii) insurance, (iii) material
leases and lease forms, (iv) property management and leasing agents and amendments, modifications or termination of any agreements
with such agents, and (v) changes in business; provided, however, that such consultations shall not include discussions
of environmental compliance programs or disposal of hazardous substances. Consultation meetings should occur on a regular basis
(no less frequently than quarterly) with Lender having the right to call special meetings at any reasonable times upon reasonable
notice;

 

(b)         the right, in accordance
with the terms of this Agreement, to examine the books and records of Borrower at any reasonable times upon reasonable notice;

 

(c)         the right, in accordance
with the terms of this Agreement, including, without limitation, Section 4.1.7 hereof, to receive monthly, quarterly
and year-end financial reports, including balance sheets, statements of income, shareholder’s equity and cash flow, a management
report and schedules of outstanding indebtedness; and

 

(d)         the right, without
restricting any other rights of Lender under this Agreement (including any similar right), to approve any acquisition by Borrower
of any other significant property (other than personal property required for the day to day operation of the Property) and to restrict
any financing and/or Indebtedness with respect thereto.

 

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The rights described
above in this Section 11.29 may be exercised by any entity which owns and controls, directly or indirectly,
substantially all of the interests in Lender. As used in this Section 11.29, the term “control” means
the possession, directly or indirectly, of the power to direct or cause the direction of the management, policies or
activities of a Person, whether through ownership of voting securities, by contract or otherwise.

 

[NO FURTHER
TEXT ON THIS PAGE]

 

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IN WITNESS WHEREOF,
the parties hereto have caused this Loan Agreement to be duly executed by their duly authorized representatives, all as of the
day and year first above written.

 

	BORROWER:	MOODY NATIONAL 2020-GRAPEVINE HOLDING, LLC, 
	 	a Delaware limited liability company
	 	 	 
	 	By:	/s/ Brett C. Moody
	 	 	Name:  Brett C. Moody
	 	 	Title:    President 

 

	LENDER:	LADDER CAPITAL FINANCE LLC, 
	 	a Delaware limited liability company
	 	 	 
	 	By:	/s/ David M. Traitel
	 	 	Name:  David M. Traitel
	 	 	Title:    Managing Director

 

[Signature Page to Loan Agreement –
Grapevine Residence Inn]

 

    	 

    	 

    

 

SCHEDULE I

 

DEFINITIONS

 

“Account”
shall mean an Eligible Account at the Cash Management Bank controlled by Lender.

 

“Additional
PIP” shall have the meaning set forth in Section 6.5.1.

 

“Additional
PIP Work” shall have the meaning set forth in Section 6.5.1.

 

“Adjusted Operating
Expenses” shall mean, for the applicable period, the Operating Expenses incurred during such period using (x) management
fees equal to the greater of (i) assumed management fees of three percent (3%) of Gross Revenue and (ii) actual management fees
incurred during such period and (y) franchise fees equal to the greater of (i) assumed franchise fees of five percent (5%) of Gross
Revenue and (ii) actual franchise fees incurred during such period.

 

“Administrative
Default” shall mean any Event of Default if (i) such Event of Default was inadvertent and not the result of an intentional
act or omission of Borrower, Master Tenant or Guarantor and (ii) the existence of such Event of Default has not and will not have
a Material Adverse Effect.

 

“Affiliate”
shall mean, as to any Person, any other Person that (i) owns directly or indirectly ten percent (10%) or more of all equity interests
in such Person, (ii) is in control of, is controlled by or is under common ownership or control with such Person, (iii) is a director
or executive officer of such Person or of an Affiliate of such Person, and/or (iv) is the spouse, issue or parent of such Person.
As used in this definition, the term “control” means the possession, directly or indirectly, of the power to direct
or cause the direction of the management, policies or activities of such Person, whether through ownership of voting securities,
by contract or otherwise and the term “controlled” shall have a correlative meaning.

 

“Affiliated
Manager” shall mean any Manager that is an Affiliate of Borrower, Sole Member or Guarantor.

 

“ALTA”
shall mean American Land Title Association, or any successor thereto.

 

“Alteration
Threshold” shall mean $250,000.

 

“Annual Budget”
shall mean the operating and capital budget for the Property setting forth, on a month-by-month basis, in reasonable detail, each
line item of Master Tenant’s good faith estimate of anticipated Gross Revenue, Operating Expenses and Capital Expenditures
for the applicable Fiscal Year.

 

“Approved Annual
Budget” shall have the meaning set forth in Section 4.1.7(e).

 

Schedule I 

    	 

    	 

    

 

“Approved Capital
Expenditures” shall mean Capital Expenditures incurred by Borrower or Master Tenant and either (i) included in the
Approved Annual Budget or (ii) approved by Lender, which approval shall not be unreasonably withheld or delayed.

 

“Approved FF&E
Expenses” shall mean (i) Approved Capital Expenditures and (ii) FF&E Expenses incurred by Borrower or Master
Tenant, which (a) are included in the Approved Annual Budget for the current calendar month or (b) approved by Lender, which
approval shall not be unreasonably withheld or delayed.

 

“Approved Operating
Expenses” shall mean Operating Expenses incurred by Borrower and/or Master Tenant which (i) are included in the Approved
Annual Budget for the current calendar month, (ii) are for real estate taxes, insurance premiums, electric, gas, oil, water, sewer
or other utility service to the Property, (iii) are for (x) management fees payable to the Manager (or a Qualified Manager), if
any, such amounts not to exceed three percent (3%) of the monthly Gross Revenue and (y) only to the extent the same are payable
out of Master Tenant Excess Cash Flow Funds, the Accounting Fee and the Revenue Management Fee as defined in and payable in accordance
with Section 10.2 of the Management Agreement, (iv) are for amounts payable by Master Tenant under the Master Lease and reimbursable
by Borrower with respect to costs and expenses relating to the operation of the Property, (v) are for franchise fees payable to
Franchisor (or a Replacement Franchisor) under the Franchise Agreement (or a Replacement Franchise Agreement such amounts not to
exceed five percent (5%) of the monthly Gross Revenue, or (v) have otherwise been approved by Lender.

 

“Assignment
of Leases” shall mean that certain first priority Assignment of Leases and Rents, dated as of the date hereof, from
Borrower, as assignor, to Lender, as assignee, as the same may be amended, restated, replaced, supplemented or otherwise modified
from time to time.

 

“Assignment
of Management Agreement” shall mean Assignment of Management Agreement and Subordination of Management Fees into
by Borrower and Manager in favor of Lender, as the same may be amended, restated, replaced, supplemented or otherwise modified
from time to time.

 

“Award”
shall mean any compensation paid by any Governmental Authority in connection with a Condemnation in respect of all or any part
of the Property.

 

“Bankruptcy
Action” shall mean with respect to any Person (i) such Person filing a voluntary petition under the Bankruptcy Code
or any other federal, state, local or foreign bankruptcy or insolvency law; (ii) the filing of an involuntary petition against
such Person under the Bankruptcy Code or any other federal, state, local or foreign bankruptcy or insolvency law, or soliciting
or causing to be solicited petitioning creditors for any involuntary petition against such Person; (iii) such Person filing an
answer consenting to or otherwise acquiescing in or joining in any involuntary petition filed against it, by any other Person under
the Bankruptcy Code or any other federal, state, local or foreign bankruptcy or insolvency law, or soliciting or causing to be
solicited petitioning creditors for any involuntary petition from any Person; (iv) such Person consenting to or acquiescing in
or joining in an application for the appointment of a custodian, receiver, trustee, or examiner for such Person or any portion
of the Property; or (v) such Person making an assignment
for the benefit of creditors, or admitting, in writing or in any legal proceeding, its insolvency or inability to pay its debts
as they become due.

 

    	2

    	 

    

 

“Bankruptcy
Code” shall mean Title 11 of the United States Code entitled “Bankruptcy”, as amended from time to time,
and any successor statute or statutes and all rules and regulations from time to time promulgated thereunder, and any comparable
foreign laws relating to bankruptcy, insolvency or creditors’ rights.

 

“Borrower”
shall have the meaning set forth in the Recitals to this Agreement.

 

“Borrower Excess
Cash Flow” shall have the meaning set forth in Section 6.11.1(c).

 

“Borrower Excess
Cash Flow Account” shall have the meaning set forth in Section 6.9.

 

“Borrower Excess
Cash Flow Funds” shall have the meaning set forth in Section 6.9.

 

“Broker”
shall have the meaning set forth in Section 11.21.

 

“Business Day”
shall mean any day other than a Saturday, a Sunday or a legal holiday on which national banks are not open for general business
in (i) the State of New York, (ii) the state where the corporate trust office of the Trustee is located, (iii) the state where
the Property is located or (iv) the state where the servicing offices of Servicer are located.

 

“Capital Expenditures”
for any period shall mean amounts expended for replacements and alterations to the Property (excluding tenant improvements) and
required to be capitalized according to GAAP.

 

“Cash Management
Account” shall have the meaning set forth in Section 6.1.

 

“Cash Management
Agreement” shall mean that certain Cash Management Agreement, dated as of the date hereof, among Borrower, Lender,
Master Tenant and Cash Management Bank, as the same may be amended, restated, replaced, supplemented or otherwise modified from
time to time.

 

“Cash Management
Bank” shall mean Wells Fargo Bank, N.A. and any successor Eligible Institution thereto.

 

“Cash Trap
Event” shall mean (i) the occurrence of an Event of Default, (ii) the occurrence of an event of default under the
Franchise Agreement that gives Franchisor the right to terminate the Franchise Agreement and Franchisor has delivered notice of
such event of default, (iii) the occurrence of an event of default under the Management Agreement that gives Manager the right
to terminate the Management Agreement and Manager has delivered notice of such event of default, or (iv) the date on which the
Debt Service Coverage Ratio for the preceding twelve (12) month period is less than 1.25 to 1.00.

 

    	3

    	 

    

 

“Cash
Trap Period” shall commence on the occurrence of a Cash Trap Event and will end (i) upon payment and
performance in full of all Obligations, or (ii) solely with regard to a Cash Trap Period commencing due to clause (ii) or
(iii) of the definition of “Cash Trap Event”, if (A) no Event of Default has occurred or is then in effect and
(B) the Cash Trap Event giving rise to such Cash Trap Period has been cured and the Franchisor or Manager, as applicable, has
confirmed that the event of default giving rise to the Cash Trap Event has been cured or waived, and (C) no other Cash Trap
Period is then continuing, or (iii), solely with regard to a Cash Trap Period commencing due to clause (iv) of the definition
of “Cash Trap Event”, if (A) no Event of Default has occurred and is continuing, and (B) for a period of two (2)
consecutive calendar quarters subsequent to the commencement of such Cash Trap Period, the Debt Service Coverage Ratio for
the preceding twelve (12) month period is at least equal to 1.25:1.0 (and no other Cash Trap Period is then continuing). Any
termination of a Cash Trap Period in connection with the preceding sentence shall occur on the next succeeding Monthly
Payment Date, or (iv) solely with regard to a Cash Trap Period commencing due to clause (i) of the definition of “Cash
Trap Event”, (A) the Event of Default giving rise to such Cash Trap Period has been cured and (1) Lender has accepted
such cure, in Lender’s sole discretion or (2) such Event of Default has been waived in writing by Lender (in
Lender’s sole discretion) or (3) solely if such Event of Default is an Administrative Default, the condition underlying
such Administrative Default is cured and has been cured for a period of at least six (6) months, and in the case of each of
the foregoing clauses (1), (2) and (3), Lender shall not have exercised any of its rights to accelerate the Loan, moved to
appoint a receiver or commenced a foreclosure action or exercised any other remedies available to it under this Agreement,
and (B) no other Cash Trap Period is then continuing. Lender shall be under no obligation to terminate a Sweep Period
commencing due to clause (i) of the definition of “Cash Trap Event” more than three (3) times during the Term
except upon the Loan, and all other obligations under the Loan Documents, having been repaid in full.

 

“Casualty”
shall mean the occurrence of any casualty, damage or injury, by fire or otherwise, to the Property or any part thereof.

 

“Casualty and
Condemnation Account” shall have the meaning set forth in the Cash Management Agreement.

 

“Casualty Consultant”
shall have the meaning set forth in Section 5.3.2(c).

 

“Casualty Retainage”
shall have the meaning set forth in Section 5.3.2(d).

 

“Clearing Account”
shall have the meaning set forth in Section 6.1.

 

“Clearing Account
Agreement” shall mean the Deposit Account Control Agreement, or other similar agreement, to be entered into by and
among Borrower, Master Tenant, Lender, and Clearing Bank in accordance with the terms of the Loan Documents, as the same may be
amended, restated, replaced, supplemented or otherwise modified from time to time.

 

“Clearing
Bank” shall have the meaning set forth in Section 6.1.

 

“Closing Date”
shall mean the date of the funding of the Loan.

 

“Code”
shall mean the Internal Revenue Code of 1986, as amended, and as it may be further amended from time to time, any successor statutes
thereto, and applicable U.S. Department of Treasury regulations issued pursuant thereto in temporary or final form.

 

    	4

    	 

    

 

“Collateral
Assignment of Subleases” shall mean that certain Collateral Assignment of Assignment of Leases and Rents and Security
Agreement, from Borrower, as assignor, to Lender, as assignee, as the same may be amended, restated, replaced, supplemented or
otherwise modified from time to time.

 

“Comfort Letter”
shall mean that certain comfort letter, dated as of March 31, 2014, among Lender, Franchisor and Master Tenant, as the same may
be amended, restated, replaced, supplemented or otherwise modified from time to time.

 

“Condemnation”
shall mean a temporary or permanent taking by any Governmental Authority as the result or in lieu or in anticipation of the exercise
of the right of condemnation or eminent domain, of all or any part of the Property, or any interest therein or right accruing thereto,
including any right of access thereto or any change of grade affecting the Property or any part thereof.

 

“CPI”
shall mean the Consumer Price Index, as published by the United States Department of Labor, Bureau of Labor Statistics for the
region in which the Property is located or any substitute index hereafter adopted by the United States Department of Labor.

 

“Credit Card
Banks” shall have the meaning set forth in Section 6.1.

 

“Credit Card
Bank Payment Direction Letter” shall have the meaning set forth in Section 6.1.

 

“Credit Card
Companies” shall have the meaning set forth in Section 6.1.

 

“Credit Card
Company Payment Direction Letter” shall have the meaning set forth in Section 6.1.

 

“Debt”
shall mean the Outstanding Principal Balance together with all interest accrued and unpaid thereon and all other sums (including
the Yield Maintenance Premium, if applicable) due to Lender in respect of the Loan under the Loan Documents.

 

“Debt Service”
shall mean, with respect to any particular period of time, the aggregate amount of scheduled principal and interest payments due
and payable under the Note during such period.

 

“Debt Service
Account” shall have the meaning set forth in the Cash Management Agreement.

 

“Debt Service Coverage Ratio”
shall mean with respect to any particular period, the ratio, as determined by Lender, in which, as of any date of determination
by Lender:

 

		(i)	the numerator is the Underwritten Net Cash Flow for such
period as determined by Lender; and

 

		(ii)	the denominator is the Debt Service due and payable during
such period.

 

    	5

    	 

    

 

“Default”
shall mean the occurrence of any event hereunder or under any other Loan Document which, but for the giving of notice or passage
of time, or both, would constitute an Event of Default.

 

“Default Rate”
shall mean, with respect to the Loan, a rate per annum equal to the lesser of (i) the Maximum Legal Rate or (ii) five percent (5%)
above the Interest Rate.

 

“Defeasance”
shall have the meaning set forth in Section 2.6.1.

 

“Defeasance
Collateral” shall have the meaning set forth in Section 2.6.1(c)(i).

 

“Defeasance
Security Agreement” shall have the meaning set forth in Section 2.6.1(c)(ii).

 

“Disclosure
Document” shall mean, collectively, any written materials used or provided to any prospective investors and/or NRSROs
in connection with any public offering or private placement in connection with a Securitization, including, but not limited to,
any preliminary or final offering circular, prospectus, prospectus supplement, free writing prospectus, private placement memorandum
or other offering documents, marketing materials or information.

 

“Easements”
shall have the meaning set forth in Section 3.1.12.

 

“Eligible Account”
shall have the meaning set forth in the Cash Management Agreement.

 

“Eligible Institution”
shall have the meaning set forth in the Cash Management Agreement.

 

“Embargoed
Person” shall have the meaning set forth in Section 4.2.16.

 

“Environmental
Indemnity” shall mean that certain Environmental Indemnity Agreement, dated as of the date hereof, executed by Borrower
and Guarantor in connection with the Loan for the benefit of Lender, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.

 

“Equipment”
shall have the meaning set forth in the granting clause of the Mortgage.

 

“ERISA”
shall have the meaning set forth in Section 4.2.13.

 

“Event of Default”
shall have the meaning set forth in Section 10.1.

 

“Excess Cash
Flow” shall mean, collectively, the Borrower Excess Cash Flow and the Master Tenant Excess Cash Flow.

 

“Excess Cash
Flow Account” shall mean, collectively, the Borrower Excess Cash Flow Account and the Master Tenant Excess Cash Flow
Account.

 

“Excess Cash
Flow Funds” shall mean, collectively, the Borrower Excess Cash Flow and the Master Tenant Excess Cash Flow.

 

    	6

    	 

    

 

“Exchange Act”
shall have the meaning set forth in Section 9.2(a).

 

“Exchange Act
Filing” shall mean a filing pursuant to the Exchange Act in connection with or relating to a Securitization.

 

“Extraordinary
Expense” shall have the meaning set forth in Section 4.1.7(e).

 

“FF&E Expenses”
shall mean expenses that are for fixtures, furnishings, equipment, furniture, and other items of tangible personal property now
or hereafter located in or on the Property or the Improvements or used in connection with the use, occupancy, operation and maintenance
of all or any part of the hotel located on the Property, other than stocks of food and other supplies held for consumption in normal
operation but including, without limitation, appliances, machinery, equipment, signs, artwork, office furnishings and equipment,
guest room furnishings, and specialized equipment for kitchens, laundries, bars, restaurant, public rooms, health and recreational
facilities, linens, dishware, all partitions, screens, awnings, shades, blinds, floor coverings, hall and lobby equipment, heating,
lighting, plumbing, ventilating, refrigerating, incinerating, elevators, escalators, air conditioning and communication plants
or systems with appurtenant fixtures, vacuum cleaning systems, call or beeper systems, security systems, sprinkler systems and
other fire prevention and extinguishing apparatus and materials; reservation system computer and related equipment; all equipment,
manual, mechanical or motorized, for the construction, maintenance, repair and cleaning of, parking areas, walks, underground ways,
truck ways, driveways, common areas, roadways, highways and streets; and the Vehicles (as defined in the Uniform System of Accounts).

 

“FF&E Reserve
Account” shall have the meaning set forth in Section 6.5.1.

 

“FF&E Reserve
Funds” shall have the meaning set forth in Section 6.5.1.

 

“FF&E Work”
shall have the meaning set forth in Section 6.5.1.

 

“Final Member”
shall have the meaning set forth in clause (b)(viii) of Schedule III attached hereto.

 

“Fiscal Year”
shall mean each twelve (12) month period commencing on January 1 and ending on December 31 during each year of the Term.

 

“Fitch”
shall mean Fitch IBCA, Inc.

 

“Franchise
Agreement” shall mean that certain Residence Inn by Marriott Relicensing Franchise Agreement, dated as of January
24, 2007, between Master Tenant and Franchisor, as amended by Amendment to Residence Inn by Marriott Relicensing Franchise Agreement,
dated as of March 31, 2014, as the same may be amended or modified from time to time in accordance with the terms and provisions
of this Agreement, or, if the context requires, the Replacement Franchise Agreement executed in accordance with the terms and provisions
of this Agreement.

 

“Franchisor”
shall mean Marriott International, Inc., a Delaware corporation, or if the context requires, a Qualified Franchisor.

 

    	7

    	 

    

 

“GAAP”
shall mean generally accepted accounting principles set forth in the opinions and pronouncements of the Accounting Principles Board
and the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards
Board (or agencies with similar functions of comparable stature and authority within the accounting profession), or in such other
statements by such entity as may be in general use by significant segments of the U.S. accounting profession.

 

“Government
Lists” shall have the meaning set forth in Section 4.2.16(b).

 

“Governmental
Authority” shall mean any court, board, agency, commission, office or authority of any nature whatsoever or any governmental
unit (federal, state, commonwealth, county, district, municipal, city, foreign or otherwise) whether now or hereafter in existence.

 

“Gross Revenue”
shall mean all revenue, including, without limitation, Rents, derived from the ownership and operation of the Property from whatever
source.

 

“Guarantor” shall
mean (a) prior to a Substitution in accordance with Section 8.4 hereof, Brett C. Moody, a natural person, (b) after a Substitution
in accordance with Section 8.4 hereof, Moody REIT, and (c) any Replacement Guarantor.

 

“Guaranty”
shall mean that certain Guaranty of Recourse Obligations, dated as of the date hereof, from Brett C. Moody, for the benefit of
Lender, as the same may be amended, restated, replaced, supplemented or otherwise modified from time to time.

 

“Hotel Transactions”
collectively, (i) occupancy arrangements for customary hotel transactions in the ordinary course of Borrower’s business conducted
at the hotel located at any Property, including nightly rentals (or licensing) of individual hotel rooms or suites, banquet room
use and food and beverage services and (ii) informational or guest services which are terminable on one month’s notice or
less without cause and without penalty or premium, including co-marketing, promotional services and outsourced services.

 

“Improvements”
shall have the meaning set forth in the granting clause of the Mortgage.

 

“Indebtedness”
shall mean, for any Person, without duplication: (i) all indebtedness of such Person for borrowed money, for amounts drawn under
a letter of credit, or for the deferred purchase price of property for which such Person or its assets is liable, (ii) all unfunded
amounts under a loan agreement, letter of credit, or other credit facility for which such Person would be liable if such amounts
were advanced thereunder, (iii) all amounts required to be paid by such Person as a guaranteed payment to partners or a preferred
or special dividend, including any mandatory redemption of shares or interests, (iv) all indebtedness guaranteed by such Person,
directly or indirectly, (v) all obligations under leases that constitute capital leases for which such Person is liable, and (vi)
all obligations of such Person under interest rate swaps, caps, floors, collars and other interest hedge agreements, in each case
whether such Person is liable contingently or otherwise, as obligor, guarantor or otherwise, or in respect of which obligations
such Person otherwise assures a creditor against loss.

 

“Indemnified
Liabilities” shall have the meaning set forth in Section 11.13(b).

 

    	8

    	 

    

 

“Indemnified
Persons” shall have the meaning set forth in Section 9.2(b).

 

“Initial PIP
Reserve Account” shall have the meaning set forth in Section 6.7 hereof.

 

“Initial PIP
Reserve Deposit Amount” shall have the meaning set forth in Section 6.7 hereof.

 

“Initial PIP
Reserve Funds” shall have the meaning set forth in Section 6.7 hereof.

 

“Initial PIP
Work” shall mean the replacements and/or alterations to the Property required by the Franchisor pursuant to the Franchise
Agreement and shown as “6 Year” requirements on the Courtyard Renovation Requirements 2014 annexed hereto as Exhibit
D.

 

“Insolvency
Opinion” shall mean any bankruptcy non-consolidation opinion letter delivered to Lender after the closing of the
Loan pursuant to the terms and conditions of the Loan Documents.

 

“Insurance
Account” shall have the meaning set forth in Section 6.4.1.

 

“Insurance
Funds” shall have the meaning set forth in Section 6.4.1.

 

“Insurance
Premiums” shall have the meaning set forth in Section 5.1.1(b).

 

“Insurance
Proceeds” shall mean all payments from any insurance company payable as a result of the Policies required by Article
5 hereof or any other insurance policy covering the Property and/or Borrower.

 

“Interest Period”
shall have the meaning set forth in Section 2.3.1.        

 

“Interest Rate”
shall mean a rate of 5.25% per annum.

 

“Inventory”
as defined in the UCC, and including items which would be entered on a balance sheet under the line items for “Inventories”
or “china, glassware, silver, linen and uniforms” under Uniform System of Accounts.

 

“Key Principal”
shall mean (a) prior to a Substitution in accordance with Section 8.4 hereof, Brett C. Moody, a natural person, (b) after a Substitution
in accordance with Section 8.4 hereof, Moody REIT, and (c) any Replacement Guarantor.

 

“Lease”
shall mean any lease, sublease or sub-sublease, letting, license, concession or other agreement (whether written or oral and whether
now or hereafter in effect) other than a Hotel Transaction pursuant to which any Person is granted a possessory interest in, or
right to use or occupy all or any portion of any space in the Property, and every modification, amendment or other agreement relating
to such lease, sublease, sub-sublease, or other agreement entered into in connection with such lease, sublease, sub-sublease, or
other agreement and every guarantee of the performance and observance of the covenants, conditions and agreements to be performed
and observed by the other party thereto.

 

    	9

    	 

    

 

“Legal Requirements”
shall mean all federal, state, county, municipal and other governmental statutes, laws, rules, orders, regulations, ordinances,
judgments, decrees, demands and injunctions of Governmental Authorities affecting the Loan, any Secondary Market Transaction with
respect to the Loan, Borrower, Guarantor(s) or the Property or any part thereof or the ownership, construction, alteration, use,
management or operation of the Property or any part thereof, whether now or hereafter enacted and in force, including, without
limitation, the Securities Act, the Exchange Act, Regulation AB, the Dodd-Frank Wall Street Reform and Consumer Protection Act,
zoning and land use laws and the Americans with Disabilities Act of 1990, the rules and regulations promulgated pursuant to any
of the foregoing, and all permits, licenses and authorizations relating thereto, and all covenants, agreements, restrictions and
encumbrances relating to the Property contained in any instruments, either of record or known to Borrower, at any time in force
affecting Borrower, any Guarantor or the Property or any part thereof, including, without limitation, any which may (i) require
repairs, modifications or alterations in or to the Property or any part thereof or (ii) in any way limit the use and enjoyment
thereof.

 

“Lender”
shall have the meaning set forth in the Recitals to this Agreement.

 

“Lender Indemnified
Parties” shall mean Lender and any designee of Lender, any Affiliate of Lender that has filed any registration
statement relating to a Securitization or has acted as the issuer, sponsor, depositor or seller in connection with such Securitization, any
Affiliate of Lender that acts as an underwriter, placement agent or initial purchaser of Securities issued in a Securitization,
any other co-underwriters, co-placement agents or co-initial purchasers of Securities issues in a Securitization, each Person who
controls (within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act) any such Person,
any Person who is or will have been involved in the origination of the Loan, any Person who is or will have been involved
in the servicing of the Loan, any Person in whose name the Lien created by the Loan Documents is or will be recorded or filed,
any Person who may hold or acquire or will have held a full or partial interest in the Loan (including, but not limited to, investors
or prospective investors in the Securities, as well as custodians, trustees and other fiduciaries who hold or have held a full
or partial interest in the Loan for the benefit of third parties), any Person who holds or acquires or will have held a participation
or other full or partial interest in the Loan, whether during the term of the Loan or as a part of or following a foreclosure thereof,
any successors by merger, consolidation or acquisition of all or a substantial portion of Lender’s assets and business, as
well as the respective directors, officers, shareholders, partners, members, employees, agents, servants, representatives, contractors,
subcontractors, Affiliates, participants, successors and assigns of any and all of the foregoing.

 

    	10

    	 

    

 

“Letter
of Credit” shall mean an irrevocable, unconditional, transferable (without the payment of more than a nominal
transfer fee), clean, evergreen (or not expiring until at least thirty (30) Business Days after the Stated Maturity Date)
sight draft letter of credit acceptable to Lender and the Rating Agencies in favor of Lender and entitling Lender to draw
thereon in New York, New York based solely on a statement purportedly executed by an officer of Lender stating that it has
the right to draw thereon issued by a domestic Eligible Institution or the U.S. agency or branch of a foreign Eligible
Institution and with respect to which Borrower has no reimbursement obligation. The evergreen clause of each Letter of Credit
shall provide that the expiration date of such Letter of Credit shall automatically extend (i.e., without requiring a
consent, approval, amendment or other modification) for additional periods from the current or each future expiration date
unless the issuing bank provides Lender and Servicer with written notice that such Letter of Credit will not be renewed at
least sixty (60) days, and not more than ninety (90) days, prior to the date on which the outstanding Letter of Credit is
scheduled to expire. Lender shall have the right immediately to draw down any Letter of Credit in full and hold the proceeds
of such draw in the same manner as funds deposited in the Reserve Funds (i) if at any time the bank issuing any such Letter
of Credit shall cease to be an Eligible Institution, (ii) with respect to an evergreen Letter of Credit, if Lender has
received a notice from the issuing bank that the Letter of Credit will not be renewed and a substitute Letter of Credit is
not provided at least thirty (30) days prior to the date on which the outstanding Letter of Credit is scheduled to expire,
(iii) with respect to any Letter of Credit with a stated expiration date, if Lender has not received a notice from the
issuing bank that it has renewed the Letter of Credit at least thirty (30) days prior to the date on which such Letter of
Credit is scheduled to expire and a substitute Letter of Credit is not provided at least thirty (30) days prior to the
date on which the outstanding Letter of Credit is scheduled to expire, (iv) upon receipt of notice from the issuing bank
that the Letter of Credit will be terminated (except if the termination of such Letter of Credit is permitted pursuant to the
terms and conditions of this Agreement or a substitute Letter of Credit is provided prior to such termination), or (v) during
the continuance of an Event of Default. Notwithstanding anything to the contrary contained in the above, Lender is not
obligated to draw any Letter of Credit upon the happening of any of the foregoing events and shall not be liable for any
losses sustained by Borrower due to the insolvency of the bank issuing the Letter of Credit if Lender has not drawn the
Letter of Credit.

 

“Liabilities”
shall have the meaning set forth in Section 9.2(b).

 

“Lien”
shall mean any mortgage, deed of trust, lien (statutory or otherwise), pledge, hypothecation, easement, restrictive covenant, preference,
assignment, security interest, or any other encumbrance, charge or transfer for security of, or any agreement to enter into or
create any of the foregoing, on or affecting all or any portion of the Property or any interest therein, or any direct or indirect
interest in Borrower or Sole Member, including any conditional sale or other title retention agreement, any financing lease having
substantially the same economic effect as any of the foregoing, the filing of any financing statement, and mechanic’s, materialmen’s
and other similar liens and encumbrances.

 

“Liquid Assets”
shall mean assets in the form of cash, cash equivalents, obligations of (or fully guaranteed as to principal and interest by) the
United States or any agency or instrumentality thereof (provided the full faith and credit of the United States supports such obligation
or guarantee), certificates of deposit issued by a commercial bank having net assets of not less than $500 million, securities
listed and traded on a recognized stock exchange or traded over the counter and listed in the National Association of Securities
Dealers Automatic Quotations, or liquid debt instruments that have a readily ascertainable value and are regularly traded in a
recognized financial market.

 

“Loan” shall mean
the loan in the original principal amount of Thirteen Million Two Hundred Fifty Thousand and No/100 Dollars ($13,250,000.00) made
by Lender to Borrower pursuant to this Agreement.

 

    	11

    	 

    

 

“Loan Documents” shall
mean, collectively, this Agreement, the Note, the Mortgage, the Assignment of Leases, the Collateral Assignment of Subleases, the
Cash Management Agreement, the Clearing Account Agreement, the Environmental Indemnity, the Assignment of Management Agreement,
the Guaranty, the Master Lease Subordination Agreement, the Comfort Letter and any other documents, agreements and instruments
now or hereafter evidencing, securing or delivered to Lender and pursuant to which any Person incurs or assumes an obligation to
or in favor of Lender in connection with the Loan.

 

“Major Contract”
shall mean (i) any management, brokerage or leasing agreement or (ii) any cleaning, maintenance, service or other contract or agreement
of any kind (other than Leases) of a material nature (materiality for these purposes to include contracts in excess of $50,000.00
or which extend beyond one year (unless cancelable on thirty (30) days or less notice)), in either case relating to the ownership,
leasing, management, use, operation, maintenance, repair or restoration of the Property, whether written or oral which Borrower
is a Party to or which are binding upon Borrower by assignment.

 

“Management
Agreement” shall initially mean that certain Amended and Restated Hotel Management Agreement, dated as of the Closing
Date, between Master Tenant and Manager, as the same may be amended or modified from time to time in accordance with the terms
and provisions of this Agreement, or, if the context requires, a Replacement Management Agreement executed in accordance with the
terms and provisions of this Agreement, pursuant to which Manager is to provide management and other services with respect to the
Property.

 

“Manager”
shall initially mean Moody National Hospitality Management LLC, a Texas limited liability company or, if the context requires,
a Qualified Manager.

 

“Master Lease”
shall mean that certain Amended and Restated Master Lease Agreement, dated as of the Closing Date, between Borrower, as landlord
and Master Tenant, as tenant, as the same has been or may be amended, modified and supplemented from time to time in accordance
with the terms hereof.

 

“Master Lease
Subordination Agreement” shall mean that certain Master Lease Agreement Subordination and Attornment Agreement,
dated as of the date hereof, between Borrower, Master Tenant and Lender, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.

 

“Master Tenant”
shall mean MOODY NATIONAL RI GRAPEVINE MT, LLC, a Delaware limited liability company, together with its successors and permitted
assigns under the Master Lease.

 

“Master Tenant
Excess Cash Flow” shall have the meaning set forth in Section 6.11.1(c).

 

“Master Tenant
Excess Cash Flow Account” shall have the meaning set forth in Section 6.9.

 

“Master Tenant
Excess Cash Flow Funds” shall have the meaning set forth in Section 6.9.

 

    	12

    	 

    

 

“Material Action”
means, with respect to any Person, to institute proceedings to have such Person be adjudicated bankrupt or insolvent, or consent
to the institution of bankruptcy or insolvency proceedings against such Person or file a petition seeking, or consent to, reorganization
or relief with respect to such Person under any applicable federal, state, local or foreign law relating to bankruptcy, or consent
to the appointment of a receiver, liquidator, assignee, trustee, sequestrator (or other similar official) of such Person or a substantial
part of its property, or make any assignment for the benefit of creditors of such Person, or admit in writing such Person’s
inability to pay its debts generally as they become due, or declare or effectuate a moratorium on the payment of any obligation
other then pursuant to a subordination agreement entered into in accordance with the Loan Documents, or take action in furtherance
of any such action.

 

“Material Adverse
Effect” shall mean any material adverse effect upon (i) the business operations, economic performance, assets,
condition (financial or otherwise), equity, contingent liabilities, prospects, material agreements or results of operations of
Borrower, Sole Member, Guarantor or the Property, (ii) the ability of Borrower or Guarantor to perform their respective obligations
under any of the Loan Documents, (iii) the enforceability or validity of any of the Loan Documents, the perfection or priority
of any Lien created under any of the Loan Documents or the rights, interests or remedies of Lender under any of the Loan Documents,
or (iv) the value, use operation of, or cash flows from, the Property.

 

“Material Alteration”
shall have the meaning set forth in Section 4.1.11.

 

“Maturity Date”
shall mean the date on which the final payment of principal of the Note becomes due and payable as herein and therein provided,
whether at the Stated Maturity Date, by declaration of acceleration, or otherwise.

 

“Maximum Legal
Rate” shall mean the maximum nonusurious interest rate, if any, that at any time or from time to time may be contracted
for, taken, reserved, charged or received on the indebtedness evidenced by the Note and as provided for herein or the other Loan
Documents, under the laws of such Governmental Authority whose laws are held by any court of competent jurisdiction to govern the
interest rate provisions of the Loan.

 

“Minimum Disbursement
Amount” shall mean Twenty-Five Thousand and No/100 Dollars ($25,000.00).

 

“Monthly Debt
Service Payment” shall have the meaning set forth in Section 2.3.1.

 

“Monthly FF&E
Amount” shall have the meaning set forth in Section 6.5.1.

 

“Monthly Payment
Date” shall mean the sixth (6th) day of every calendar month occurring during the Term commencing with May 6, 2014.

 

“Moody REIT”
shall mean Moody National REIT I, Inc., a Maryland corporation.

 

“Moody’s”
shall mean Moody’s Investors Service, Inc.

 

    	13

    	 

    

 

“Mortgage”
shall mean that certain first priority Deed of Trust, Assignment of Leases and Rents and Security Agreement, dated as of the date
hereof, executed and delivered by Borrower as security for the Loan and encumbering the Property, as the same may be amended, restated,
replaced, supplemented or otherwise modified from time to time.

 

“Net Operating
Income” shall mean, for the period in question, the amount obtained by subtracting Operating Expenses for such period
from Gross Revenue for such corresponding period.

 

“Net Proceeds”
shall mean: (i) the net amount of all Insurance Proceeds payable as a result of a Casualty to the Property, after deduction of
reasonable costs and expenses (including reasonable attorneys’ fees and costs), if any, in collecting such Insurance Proceeds
or (ii) the net amount of the Award payable as a result of any Condemnation of the Property, after deduction of reasonable costs
and expenses (including reasonable attorneys’ fees and costs), if any, in collecting such Award.

 

“Net Proceeds
Deficiency” shall have the meaning set forth in Section 5.3.2(f).

 

“Net Worth”
with respect to a Person, shall mean, as of a given date, (x) the total assets of such Person Guarantor as of such date less (y)
such Person’s total liabilities as of such date, determined in accordance with GAAP.

 

“Note”
shall have the meaning set forth in Section 2.1.2.

 

“Notice”
shall have the meaning set forth in Section 11.6.

 

“NRSRO”
shall mean any credit rating agency that has elected to be treated as a nationally-recognized statistical rating agency for purposes
of the Exchange Act irrespective of whether or not such credit rating agency has been engaged by Lender or another Indemnified
Person to rate any of the Securities issued in connection with a Securitization of the Loan or any portion thereof.

 

“Obligations”
shall mean, collectively, Borrower’s obligations for the payment of the Debt and the performance of the Other Obligations.

 

“OFAC”
shall have the meaning set forth in Section 4.2.16(b).

 

“Officer’s
Certificate” shall mean a certificate delivered to Lender by Borrower (or Master Tenant, as applicable) which is
signed by an authorized senior officer of Borrower (or Master Tenant, as the case may be).

 

“Open Prepayment
Date” shall mean the date which is the Monthly Payment Date occurring three (3) months prior to the Stated Maturity
Date.

 

“Operating
Agreements” shall mean any covenants, restrictions or agreements of record relating to the construction, operation
or use of the Property other than Leases.

 

“Operating
Expense Account” shall have the meaning set forth in Section 6.8

 

    	14

    	 

    

 

“Operating
Expense Funds” shall have the meaning set forth in Section 6.8.

 

“Operating
Expenses” shall mean all costs and expenses of operating, maintaining, directing, managing and supervising the Property,
including all costs and expenses relating to (i) food & beverage sales, (ii) rooms sales, (iii) all other goods and services
sold or provided at the Property, (iv) repairs and maintenance, (v) insurance, (vi) real estate taxes, (vii) general and administrative
expenses, (viii) advertising, sales and marketing expenses, (ix) reservation systems, (x) management fees, (xi) franchise fees,
(xii) equipment lease expenses, (xii) utilities, and (xiii) all costs and expenses of owning, maintaining, conducting, directing,
managing and supervising the operation of the Property to the extent such costs and expenses are not included above but excluding
actual Capital Expenditures, FF&E Expenses, depreciation, amortization, Debt Service and deposits required to be made to the
Reserve Funds.

 

“Other Charges”
shall mean all ground rents, maintenance charges, impositions other than Taxes, and any other charges, including vault charges
and license fees for the use of vaults, chutes and similar areas adjoining the Property, now or hereafter levied or assessed or
imposed against the Property or any part thereof.

 

“Other Obligations”
shall mean (i) the performance of all obligations of Borrower contained herein; (ii) the performance of each obligation of Borrower
contained in the Note or any other Loan Document; and (iii) the performance of each obligation of Borrower contained in any renewal,
extension, amendment, modification, consolidation, change of, or substitution or replacement for, all or any part of this Agreement,
the Note or any other Loan Document.

 

“Outstanding
Principal Balance” shall mean, as of any date, the outstanding principal balance of the Loan.

 

“Owner Agreement”
shall mean that certain Owner Agreement, between Master Tenant, Borrower and Franchisor, dated March 31, 2014, as the same may
be amended or modified from time to time in accordance with the terms and provisions of this Agreement.

 

“Patriot Act”
shall mean the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act
(USA PATRIOT ACT) of 2001, as the same may be amended from time to time, and corresponding provisions of future laws.

 

“Patriot Act
Offense” shall have the meaning set forth in Section 4.2.16(b).

 

“Payment Differential”
shall mean, as of any Tender Date, an amount equal to (i) the Interest Rate minus the Reinvestment Yield as of such Tender Date,
divided by (ii) 12, and multiplied by (iii) the Outstanding Principal Balance (or the portion thereof being prepaid) on such Tender
Date, provided that the Payment Differential shall in no event be less than zero.

 

“Permitted
Encumbrances” shall mean, collectively, (i) the Liens and security interests created by the Loan Documents,
(ii) all encumbrances and other matters disclosed in the Title Insurance Policy and otherwise acceptable to Lender in its
sole discretion, (iii) Liens, if any, for Taxes imposed by any Governmental Authority not yet delinquent, (iv) any
workers’, mechanics’ or similar Liens on the Property provided any such Lien is discharged or bonded in
accordance with Section 3.6 of the Mortgage, and (v) such other title and survey exceptions as Lender has
approved or may approve in writing in Lender’s sole discretion.

 

    	15

    	 

    

 

“Permitted
Indebtedness” shall have the meaning set forth in clause (d) of Schedule III attached hereto

 

“Permitted
Investments” shall have the meaning set forth in the Cash Management Agreement.

 

“Permitted
REIT Transfer” shall have the meaning set forth in Section 8.2.2 hereof.

 

“Permitted
Transferee” shall mean a corporation, partnership (including a limited or limited liability limited partnership)
or limited liability company that satisfies the following conditions: (i) such transferee and Transferee’s Principals shall
be acceptable to Lender, which determination shall be based upon, inter alia, (a) such transferee and Transferee’s
Principals having an aggregate net worth and liquidity reasonably satisfactory to Lender, (b) Lender’s receipt of searches
(including credit, negative news, OFAC, litigation, judgment, lien and bankruptcy searches) reasonably required by Lender on such
transferee and Transferee’s Principals, the results of which must be reasonably acceptable to Lender, and (c) such transferee
and Transferee’s Principals otherwise satisfying Lender’s then current applicable underwriting criteria and requirements,
and (ii) such transferee shall qualify as a single purpose, bankruptcy remote entity under criteria established by the Rating Agencies,
and (iii) such transferee, together with Transferee’s Principals, shall be an experienced operator and/or owner of properties
similar in location, size, class, use, operation and value as the Property, as evidenced by financial statements and other information
reasonably requested by Lender or requested by the Rating Agencies.

 

“Permitted
Transfers” shall mean any Transfer permitted under Section 8.2 of this Agreement.

 

“Person”
shall mean any individual, corporation, partnership, limited liability company, joint venture, estate, trust, real estate investment
trust, unincorporated association, any other entity, any Governmental Authority and any fiduciary acting in such capacity on behalf
of any of the foregoing.

 

“Policies”
shall have the meaning set forth in Section 5.1.1(b).

 

“Property”
shall mean the parcel of real property, the Improvements thereon and all personal property owned by Borrower and encumbered by
the Mortgage, together with all rights pertaining to such property and Improvements, all as more particularly described in the
granting clause of the Mortgage.

 

“Qualified
Franchisor” shall mean either (a) Franchisor or (b) in the judgment of Lender, a reputable and experienced franchisor
possessing experience in flagging hotel properties similar in size, scope, use and value as the Property; provided that (1) prior
to a Secondary Market Transaction, Borrower shall have obtained the prior written consent of Lender for such Person and (2) after
a Secondary Market Transaction, in addition to Lender’s consent, Borrower shall have obtained a Rating Agency Confirmation
with respect to such franchisor.

 

    	16

    	 

    

 

“Qualified
Manager” shall mean any property manager that (1) is an experienced and reputable management organization possessing
experience in managing properties similar in size, type and value to the Property, and is approved by Lender in its reasonable
discretion (and acceptable to any applicable Franchisor under an in place Franchise Agreement), and (2) at Lender’s option,
Borrower shall have obtained a Rating Agency Confirmation from each Rating Agency with respect to such property manager.

 

“Rating Agencies”
shall mean, prior to the final Securitization of the Loan, each of S&P, Moody’s, Fitch, DBRS, Inc. and Morningstar Credit
Ratings, LLC or any other nationally-recognized statistical rating agency which has been designated by Lender and, after the final
Securitization of the Loan, shall mean any of the foregoing that have rated any of the Securities.

 

“Rating Agency
Confirmation” shall mean a written affirmation from each of the Rating Agencies that the credit rating of the Securities
by such Rating Agency immediately prior to the occurrence of the event with respect to which such Rating Agency Confirmation is
sought will not be qualified, downgraded or withdrawn as a result of the occurrence of such event, which affirmation may be granted
or withheld in such Rating Agency’s sole and absolute discretion; provided, however, if (i) a Securitization
has not occurred or (ii) a Securitization has occurred but any Rating Agency, within the period of time provided in the Securitization’s
pooling and servicing agreement (or similar agreement), has not responded to the request for a Rating Agency Confirmation or has
responded in a manner that indicates that such Rating Agency is neither reviewing such request nor waiving the requirement for
a Rating Agency Confirmation, then, Lender’s written approval shall be required in lieu of a Rating Agency Confirmation from
such Rating Agency, which such approval shall be based on Lender’s good faith determination of whether such Rating Agency
would issue a Rating Agency Confirmation (unless Lender has an independent approval right in respect of the matter at issue pursuant
to the terms of this Agreement, in which case the discretion afforded to Lender in connection with such independent approval right
shall apply instead).

 

“Reinvestment
Yield” shall mean, as of any Tender Date, an amount equal to the lesser of (i) the yield on the U.S. Obligations
with the same maturity date as the Stated Maturity Date, or if no such U.S. Obligations issue is available, then the interpolated
yield on the two (2) U.S. Obligations issues (primary issues) with maturity dates (one (1) prior to and one (1) following) that
are closest to the Stated Maturity Date or (ii) the yield on the U.S. Obligations with a term equal to the remaining average life
of the Debt, or if no such U.S. Obligations are available, then the interpolated yield on the two (2) U.S. Obligations issues (primary
issues) with terms (one (1) prior to and one (1) following) that are closest to the remaining average life of the Debt, with each
such yield being based on the bid price for such issue as published in The Wall Street Journal on the date that is fourteen
(14) days prior to the Tender Date (or, if such bid price is not published on that date, the next preceding date on which such
bid price is so published) and converted to a monthly compounded nominal yield.

 

“REA”
shall mean, collectively, as any of the same may be amended, restated, replaced, supplemented or otherwise modified from time to
time, those certain agreements more specifically described on Schedule VII attached hereto and made a part hereof and
including any other covenants, restrictions or agreements of record relating to the construction, operation or use of the Property.

 

    	17

    	 

    

 

“Regulation
AB” shall mean Regulation AB under the Securities Act and the Exchange Act, as such regulation may be amended
from time to time.

 

“REMIC Trust”
shall mean a “real estate mortgage investment conduit” within the meaning of Section 860D of the Code that holds
the Note or any interest therein.

 

“Rents”
shall mean all rents, rent equivalents, moneys payable as damages (including payments by reason of the rejection of a Lease in
a Bankruptcy Action) or in lieu of rent or rent equivalents, royalties (including all oil and gas or other mineral royalties and
bonuses), income, fees, all revenues and credit card receipts collected from guest rooms, restaurants, bars, meeting rooms, banquet
rooms and recreational facilities, parking charges, receivables, receipts, revenues, deposits (including security, utility and
other deposits), accounts, cash, issues, profits, charges for services rendered, and other payment and consideration of whatever
form or nature received by or paid to or for the account of or benefit of Borrower, Manager or any of their agents or employees
from any and all sources arising from or attributable to the Property and the Improvements, including all receivables, customer
obligations, installment payment obligations and other obligations now existing or hereafter arising or created out of the sale,
lease, sublease, license, concession or other grant of the right of the use and occupancy of the Property or rendering of services
by Borrower, Manager or any of their agents or employees or any operator or manager of the hotel or the commercial space located
in the Improvements at any Property or acquired from others (including, without limitation, from the rental of any office space,
retail space, guest rooms or other space, halls, stores, and offices, and deposits securing reservations of such space), license,
lease, sublease and concession fees and rentals, health club membership fees, food and beverage wholesale and retail sales, service
charges, vending machine sales, and proceeds, if any, from business interruption or other loss of income insurance, but only to
the extent Lender elects to treat such Insurance Proceeds as business or rental interruption Insurance Proceeds.

 

“Replacement
Franchise Agreement” shall mean a franchise, trademark and license agreement with a Qualified Franchisor, which franchise,
trademark and license agreement shall be acceptable to Lender in form and substance, provided, Lender, at its option, may require
that Borrower shall have obtained a Rating Agency Confirmation with respect to such replacement franchise, trademark or license
agreement.

 

“Replacement
Management Agreement” shall mean, (a) a management agreement with a Qualified Manager which is reasonably acceptable
to Lender in form and substance, provided that, Lender, at its option, may require that Borrower obtain a Rating Agency Confirmation
from each Rating Agency with respect to each such management agreement; and (b) an assignment of management agreement and subordination
of management fees which is reasonably acceptable to Lender in form and substance, executed and delivered to Lender by Borrower
and such Qualified Manager at Borrower’s expense.

 

    	18

    	 

    

 

“Reserve
Disbursement Conditions” shall mean (i) Borrower shall have submitted a request for payment to Lender at least
ten (10) days prior to the date on which Borrower has requested such payment be made, which request specifies the Approved
FF&E Expenses, Additional PIP Work or Initial PIP Work, as applicable, to be paid, (ii) on the date such request is
received by Lender and on the date such payment is to be made, no Event of Default shall exist and remain uncured, and (iii)
Lender shall have received (a) an Officer’s Certificate from Borrower (1) in the case of a requested disbursement of
FF&E Reserve Funds or Initial PIP Reserve Funds, stating that the items to be funded by the requested disbursement are
Approved FF&E Expenses, Additional PIP Work or Initial PIP Work, as applicable, and a description thereof, (2) stating
that all Approved FF&E Expenses, Additional PIP Work or Initial PIP Work, as applicable, to be funded by the requested
disbursement have been (x) completed in a good and workmanlike manner and in accordance with all applicable Legal
Requirements or (y) in the case of a disbursement in respect of a deposit requested under Section 6.5.2(g) or Section
6.7.2(e), is a deposit due in respect of Approved FF&E Expenses, Additional PIP Work or Initial PIP Work, as applicable,
(3) identifying each Person that supplied materials or labor in connection with the Approved FF&E Expenses, Additional
PIP Work or Initial PIP Work, as applicable, to be funded by the requested disbursement, (4) stating that each such Person
has been paid in full or will be paid in full upon such disbursement, (5) stating that the FF&E Work, Additional PIP Work
and/or Initial PIP Work, as applicable, to be funded have not been the subject of a previous disbursement of FF&E Reserve
Funds or Initial PIP Reserve Funds, (6) stating that all previous disbursements of FF&E Reserve Funds or Initial PIP
Reserve Funds, as applicable, have been used to pay the previously identified FF&E Work, Additional PIP Work or Initial
PIP Work, as applicable, and (7) stating that all outstanding trade payables (other than those to be paid from the requested
disbursement or those constituting Permitted Indebtedness) have been paid in full, (b) a copy of any license, permit or other
approval by any Governmental Authority required in connection with the FF&E Work, Additional PIP Work and Initial PIP
Work, as applicable, and not previously delivered to Lender, (c) lien waivers (which may be conditioned upon payment of
the requested disbursement) or other evidence of payment satisfactory to Lender, (d) at Lender’s option, a title search
for the Property indicating that the Property is free from all Liens, claims and other encumbrances not previously approved
by Lender, (e) at Lender’s option, if the cost of the FF&E Work, Additional PIP Work or Initial PIP Work, as
applicable, exceeds $50,000.00, a report satisfactory to Lender in its reasonable discretion from an architect or engineer
approved by Lender in respect of such architect or engineer’s inspection of the FF&E Work, Additional PIP Work or
Initial PIP Work, as applicable, and (f) such other evidence as Lender shall reasonably request to demonstrate that the
Approved FF&E Expenses, Additional PIP Work or Initial PIP Work, to be funded by the requested disbursement have been
completed and are paid for or will be paid upon such disbursement to Borrower.

 

“Reserve Funds”
shall mean, collectively, all funds deposited by Borrower with Lender or Cash Management Bank pursuant to Article 6 of this
Agreement, including, but not limited to, the Insurance Funds, the Tax Funds, the Operating Expense Funds, the FF&E Reserve
Funds, the Seasonality Reserve Funds, the Initial PIP Reserve Funds, the Excess Cash Flow Funds, any other escrow or reserve fund
established by the Loan Documents and such other amounts deposited by or on behalf of Borrower with Lender as security for the
Loan pursuant to the Loan Documents.  

 

“Restoration”
shall have the meaning set forth in Section 5.2.1.

 

“Restoration
Threshold” shall mean five percent (5%) of the Outstanding Principal Balance.

 

    	19

    	 

    

 

“Restricted
Party” shall mean, collectively, Borrower, Master Tenant, any Affiliated Manager, Guarantor, MN 2020-Grapevine MT,
Inc., a Delaware corporation, Moody National Operating Partnership I, L.P., a Delaware limited partnership, the Moody REIT and
Moody National LPOP I, LLC, a Delaware limited liability company.

 

“S&P”
shall mean Standard & Poor’s Ratings Group, a division of the McGraw-Hill Companies.

 

“Satisfactory
Replacement Guarantor” shall have the meaning set forth in Section 8.3.

 

“Seasonality
Reserve Account” shall have the meaning set forth in Section 6.6.1.

 

“Seasonality
Reserve Funds” shall have the meaning set forth in Section 6.6.1.

 

“Seasonality
Reserve Target” shall mean Fifty Thousand and No/ 100 Dollars ($50,000.00), as the same may be adjusted upward or
downward in accordance with Section 6.6 hereof.

 

“Secondary
Market Transaction” shall have the meaning set forth in Section 9.1(a).

 

“Securities”
shall have the meaning set forth in Section 9.1(a).

 

“Securities
Act” shall have the meaning set forth in Section 9.2(a).

 

“Securitization”
shall have the meaning set forth in Section 9.1(a).

 

“Servicer”
shall have the meaning set forth in Section 11.24.

 

“Servicing
Agreement” shall have the meaning set forth in Section 11.24.

 

“Severed Loan
Documents” shall have the meaning set forth in Section 10.2(c).

 

“Significant
Obligor” shall have the meaning set forth in Item 1101(k) of Regulation AB under the Securities Act.

 

“Sole Member”
shall mean Moody National Operating Partnership, L.P., a Delaware limited partnership, with respect to Borrower, and Moody National
2020-Grapevine MT, Inc., a Delaware corporation, with respect to Master Tenant.

 

“State”
shall mean the State or Commonwealth in which the Property or any part thereof is located.

 

“Stated Maturity
Date” shall mean April 6, 2024.

 

“Substitution”
shall have the meaning set forth in Section 8.3.

 

“Survey”
shall mean a survey of the Property prepared by a surveyor licensed in the State and satisfactory to Lender and the company or
companies issuing the Title Insurance Policy, and containing a certification of such surveyor satisfactory to Lender.

 

    	20

    	 

    

 

“Tax Account”
shall have the meaning set forth in Section 6.3.1.

 

“Tax Funds”
shall have the meaning set forth in Section 6.3.1.

 

“Taxes”
shall mean all real estate and personal property taxes, assessments, water rates or sewer rents, now or hereafter levied or assessed
or imposed against the Property or part thereof, together with all interest and penalties thereon.

 

“Tenant”
shall mean any Person obligated by contract or otherwise to pay monies (including a percentage of gross income, revenue or profits)
under any Lease now or hereafter affecting all or any part of the Property.

 

“Tenant Direction
Letter” shall have the meaning set forth in Section 6.1.

 

“Tender Date”
shall mean the date of any prepayment of the Loan contemplated under Sections 2.4.1, 2.4.2 or 2.4.3 hereof.

 

“Term”
shall mean the entire term of this Agreement, which shall expire upon repayment in full of the Debt and full performance of each
and every obligation to be performed by Borrower pursuant to the Loan Documents other than surviving indemnity obligations under
which no claim is then pending (which shall nevertheless survive).

 

“Title Insurance
Policy” shall mean an ALTA mortgagee title insurance policy in the form acceptable to Lender issued with respect
to the Property and insuring the Lien of the Mortgage.

 

“Transfer”
shall have the meaning set forth in Section 4.2.1.

 

“Transferee’s
Principals” shall mean, with respect to any proposed transferee, such transferee’s shareholders, partners,
members or non-member managers that, directly or indirectly, (i) own ten percent (10%) or more of the legal, beneficial or economic
interests in such Transferee or (ii) are in control of such Transferee. As used in this definition, the term “control”
means the possession, directly or indirectly, of the power to direct or cause the direction of the management, policies or activities
of such Person, whether through ownership of voting securities, by contract or otherwise and the term “controlled”
shall have a correlative meaning.

 

“Trustee”
shall mean any trustee holding the Loan in a Securitization.

 

“UCC”
or “Uniform Commercial Code” shall mean the Uniform Commercial Code as in effect in the State.

 

    	21

    	 

    

 

“Underwritten
Gross Revenue” shall mean all ordinary Gross Revenue, including, but not limited to, income from the rental of
rooms at the Property, Rents, service fees or charges, license fees and parking fees, but excluding (i) payments or income
received by Borrower in connection with any extraordinary event, (ii) sales, use and occupancy or other taxes on receipts
required to be accounted for by Borrower to any Governmental Authority, including, but not limited to, any federal, state and
municipal excise, sales, use or other taxes collected directly from patrons or guests of the Property as a part of or based
on the sales price of any goods, services or other items, such as gross receipts, room, admission, cabaret or equivalent
taxes, (iii) refunds of amounts not included in Operating Expenses at any time and uncollectible accounts, (iv) sales of
furniture, fixtures and equipment and any other income and proceeds from the sale or other disposition of goods, capital
assets and other items not in the ordinary course of the Property operation, (v) Insurance Proceeds (other than business or
rental interruption or other loss of income insurance applicable to the period under consideration (including Insurance
Proceeds that Lender elects to treat as business or rental interruption Insurance Proceeds pursuant to Section 5.2.3)),
(vi) Awards, (vii) security deposits, utility and other similar deposits, (viii) any disbursements to Borrower from the
Reserve Funds, (ix) interest on credit accounts, (x) gross receipts received by lessees, licensees or concessionaires of
the Property; (xi) consideration received at the Property for hotel accommodations, goods and services to be provided at
other hotels, although arranged by, for or on behalf of Borrower or Master Tenant; (xii)  gratuities collected by the
Property employees (xiii) the proceeds of any financing; (xiv) other income or proceeds resulting other than from the
use or occupancy of the Property, or any part thereof, or other than from the sale of goods, services or other items sold on
or provided from the Property in the ordinary course of business; and (xv)  any credits or refunds made to customers,
guests or patrons in the form of allowances or adjustments to previously recorded revenues.

 

“Underwritten
Net Cash Flow” shall mean, for any period: (i) Underwritten Gross Revenue for such period, less (ii)(a) Adjusted
Operating Expenses for such period and (b) FF&E Funds contributions for such period equal to the greater of (x) assumed FF&E
Funds contributions in an annual amount equal to five percent (5.0)% of Gross Revenues and (y) the actual FF&E Funds contributions
required for such period.

 

“Updated Information”
shall have the meaning set forth in Section 9.1(b)(i).

 

“Uniform System
of Accounts” shall mean the Uniform System of Accounts for the Lodging Industry, 9th edition (or most current edition
adopted by Borrower).

 

“U.S. Obligations”
shall mean securities evidencing an obligation to timely pay principal and/or interest in a full and timely manner that are (i)
direct obligations of the United States of America for the payment of which its full faith and credit is pledged, not subject to
prepayment, call or early redemption or (ii) other non-callable “government securities” as defined in Treasury Regulations
Section 1.860G-2(a)(8)(ii), as amended, which (a) will not result in a reduction, downgrade or withdrawal of the ratings for
the Securities or any class thereof issued in connection with a Securitization, (b) are then outstanding, and (c) are then being
generally accepted by the Rating Agencies without any reduction, downgrade or withdrawal of the ratings for the Securities or any
class thereof issued in connection with a Securitization.

 

“U.S. Person”
shall mean any Person that is (i) a citizen or resident of the United States, (ii) a corporation, partnership or other entity created
or organized under the laws of the United States or any state, commonwealth or district thereof, or (iii) any estate or trust that
is subject to United States federal income taxation, regardless of the source of its income.

 

    	22

    	 

    

 

“Yield Maintenance
Premium” shall mean, as of any Tender Date, an amount equal to the present value of a series of payments, each equal
to the Payment Differential as of such Tender Date and payable on each Monthly Payment Date over the remaining original term of
the Note until the Stated Maturity Date and on the Stated Maturity Date, discounted at the Reinvestment Yield as of such Tender
Date for the number of months remaining from such Tender Date to each Monthly Payment Date until the Stated Maturity Date.

 

    	23

    	 

    

 

SCHEDULE
II

 

INTENTIONALLY
OMITTED

 

 

Schedule II

    	 

    	 

    

 

SCHEDULE III

 

(a)        “Special
Purpose Entity” shall mean (x) with respect to Borrower, a corporation, limited partnership, or limited liability company,
that, at all times on and after the date hereof, has complied with and shall at all times comply with the following requirements
and (y) with respect to Master Tenant, an entity that, at all times on and after the date hereof, has complied with and shall at
all times comply with paragraphs (i), (ii) and (iii) below, unless (A) prior consent to do otherwise from Lender or Servicer has
been granted and (B) following a Securitization of the Loan, the applicable Rating Agencies have issued a Rating Agency Confirmation
with respect to such failure to comply:

 

(i)         is and shall
be organized solely for the purpose of (A) in the case of the Borrower, acquiring, developing, owning, holding, selling, leasing,
transferring, exchanging, managing and operating the Property, entering into and performing its obligations under the Loan Documents
with Lender, refinancing the Property in connection with a permitted repayment of the Loan, and transacting lawful business that
is incident, necessary and appropriate to accomplish the foregoing; or (B) in the case of Master Tenant, acting as lessee of the
Property pursuant to the Master Lease;

 

(ii)        has not
engaged and shall not engage in any business unrelated to (A) in the case of the Borrower, the acquisition, development, ownership,
management or operation of the Property, or (B) in the case of Master Tenant, acting as lessee of the Property pursuant to
the Master Lease;

 

(iii)       does not
have, shall not have and at no time had any assets other than (A) in the case of the Borrower, the Property and personal property
necessary or incidental to its ownership and operation of the Property, and (B) in the case of Master Tenant, those assets necessary
or incidental to perform its business purpose as stated herein;

 

(iv)       has not
engaged in, sought, consented to or permitted and shall not engage in, seek, consent to or permit (A) any dissolution, winding
up, liquidation, consolidation or merger, (B) any sale or other transfer of all or substantially all of its assets, except as permitted
by the Loan Documents;

 

(v)       shall not,
without the prior written consent of Lender, cause, consent to or permit any amendment, modification or change of Borrower’s
organizational documents with respect to the matters set forth in this definition;

 

(vi)       if
such entity is a single-member limited liability company, (A) has and shall have organizational documents that provide that
such limited liability company shall not take any Material Action unless 100% of the directors, managers and members shall
have consented in writing to such Material Action, and (B) has and shall have organizational documents that provide that such
limited liability company shall have either (1) a member which owns no economic interest in the company, has signed the
company’s limited liability company agreement and has no obligation to make capital contributions to the company, or (2) two
natural persons or one entity that is not a member of the company, that has signed its limited liability company agreement
and that, under the terms of such limited liability company agreement becomes a member of the company immediately prior to
the withdrawal or dissolution of the last remaining member of the company (either of the foregoing, a “Special
Member”);

 

    	Schedule III

    	 

    

 

(vii)      except
with the prior written consent of Lender or otherwise expressly permitted under the Loan Agreement, has not and shall not (and,
if such entity is (a) a limited liability company, has and shall have a limited liability agreement or an operating agreement,
as applicable that provides that such entity shall not) (1) dissolve, merge, liquidate, consolidate; (2) sell all or substantially
all of its assets; (3) amend its organizational documents with respect to the matters set forth in this definition without the
consent of Lender; or (4) in the case of Borrower without the affirmative vote of all other directors, members or managers of Borrower:
(A) file or consent to the filing of any bankruptcy, insolvency or reorganization case or proceeding, institute any proceedings
under any applicable insolvency law or otherwise seek relief under any laws relating to the relief from debts or the protection
of debtors generally, file a bankruptcy or insolvency petition or otherwise institute insolvency proceedings; (B) seek or consent
to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian or any similar official for the entity
or a substantial portion of its property; (C) make an assignment for the benefit of the creditors of the entity; or (D) take any
action in furtherance of any of the foregoing;

 

(viii)     has not
failed and shall not fail to correct any known misunderstanding regarding the separate identity of such entity and has not identified
and shall not identify itself as a division of any other Person;

 

(ix)        has maintained
and shall maintain its books of account, books and records, and bank accounts (subject to clause (xi) below) separate from those
of any other Person and, to the extent that it is required to file tax returns under applicable law, has filed and shall file its
own tax returns, except to the extent that it legally files consolidated tax returns with another Person if it is a corporation,
has not filed and shall not file a consolidated federal income tax return with any other corporation, except to the extent that
it is required by law to file consolidated tax returns, or to the extent that Borrower is treated as a “disregarded entity”
for tax purposes and is not required to file tax returns under applicable law;

 

(x)        has maintained
and shall maintain its own records, books, resolutions and agreements as official records;

 

(xi)       has not
commingled and shall not commingle its funds or assets with those of any other Person and has not participated and shall not participate
in any cash management system with any other Person, except as required by the Loan Documents;

 

(xii)      has
held and shall hold its assets in its own name, except as required by the Loan Documents and except with respect to a custodial
account maintained;

 

    	Schedule III

    	 

    

 

(xiii)     except
with respect to reserves or funds held by Lender or Cash Management Bank under the Loan Documents, has conducted and shall conduct
and operate its business in its own name and as presently conducted and operated;

 

(xiv)     (A) has
maintained and shall maintain its financial statements, accounting records and other entity documents separate from those of any
other Person; (B) has shown and shall show, in its financial statements, its asset and liabilities separate and apart from
those of any other Person; and (C) has not permitted and shall not permit its assets to be listed as assets on the financial
statement of any of its Affiliates except as required by GAAP (or if such entity is disregarded for federal tax purposes, permitted
by GAAP); provided, however, that any such consolidated financial statement contains a note indicating that the Special Purpose
Entity’s separate assets and credit are not available to pay the debts of such Affiliate and that the Special Purpose Entity’s
liabilities do not constitute obligations of the consolidated entity;

 

(xv)      has paid
and shall pay its own liabilities and expenses, including the salaries of its own employees, out of its own funds and assets, and
has maintained and shall maintain a sufficient number of employees in light of its contemplated business operations, which may
be none;

 

(xvi)     to the
extent that Gross Revenues of the Property net of Debt Service and any other amounts payable hereunder or under the other Loan
Documents are sufficient to do so and, during the continuance of a sweep of Excess Cash Flow pursuant to Section 6.4 of the Loan
Agreement, to the extent there are sufficient funds as aforesaid and Lender has made such funds available to Borrower, has observed
and shall observe all partnership, corporate, limited liability company or trust formalities, as applicable, shall preserve its
existence, and will not terminate or fail to comply with the provisions of its organizational documents;

 

(xvii)    with
respect to Borrower, has and will have no Indebtedness (including loans (whether or not such loans are evidenced by a
written agreement) between the Borrower and any Affiliates of the Borrower) other than (i) the Loan, (ii) unsecured trade
payables and operational debt incurred in the ordinary course of business relating to the ownership and operation of the
Property and the routine administration of the Borrower, which liabilities are (A) paid when due and in any event not more
than sixty (60) days past the date incurred (unless disputed in accordance with applicable law or unless Gross Revenues of
the Property, net of Debt Service and any other amounts payable hereunder or under the other Loan Documents, are insufficient
to pay such sums, or, to the extent they are sufficient and Lender is then sweeping Excess Cash Flow under Section 6.4 of
this Agreement, Lender has not released such funds to Borrower), (B) not evidenced by a note, (C) normal and reasonable under
the circumstances, and (D) do not exceed 2% of Outstanding Principal Balance (unless such maximum amount is breached as a
result of non-payment of the liability under the circumstances described in sub-clause (A) above), and (iii) such other
liabilities that are permitted pursuant to this Agreement (the Indebtedness described in the foregoing clauses (i), (ii) and
(iii) is referred to herein, collectively, as “Permitted Indebtedness”). No Indebtedness other than the Debt
may be secured (subordinate or pari passu) by the Property;

 

    	Schedule III

    	 

    

 

(xviii)    has
not assumed, guaranteed or become obligated and shall not assume or guarantee or become obligated for the debts of any other Person,
except pursuant to the Owner Agreement, Borrower has certain secondary liability for Master Tenant’s obligations arising
under the Franchise Agreement, has not held out and shall not hold out its credit as being available to satisfy the obligations
of any other Person, and, except pursuant to the Loan Documents, has not pledged and shall not pledge its assets for the benefit
of any other Person;

 

(xix)      has not
acquired and shall not acquire obligations or securities of its partners, members or shareholders or any other Borrower or Affiliate;

 

(xx)       has allocated
and shall allocate fairly and reasonably any overhead expenses that are shared with any of its Affiliates, constituents, or Borrowers,
or any guarantors of any of their respective obligations, or any Affiliate of any of the foregoing, including, but not limited
to, paying for shared office space and for services performed by any employee of an Affiliate;

 

(xxi)      has maintained
and used and shall maintain and use separate stationery, invoices and checks bearing its name and not bearing the name of any other
entity unless such entity is clearly designated as being the Special Purpose Entity’s agent;

 

(xxii)     has maintained
and shall maintain its assets in such a manner that it shall not be costly or difficult to segregate, ascertain or identify its
individual assets from those of any other Person except as provided in (xi) above;

 

(xxiii)    has
not made and shall not make loans to any Person and has not held and shall not hold evidence of indebtedness issued by any other
Person or entity (other than cash and investment-grade securities issued by an entity that is not an Affiliate of or subject to
common ownership with such entity);

 

(xxiv)   other
than capital contributions and distributions permitted under the terms of its organizational documents, has not entered into or
been a party to, and shall not enter into or be a party to, any transaction with any of its partners, members, shareholders or
Affiliates except in the ordinary course of its business and on terms which are commercially reasonable terms comparable to those
of an arm’s-length transaction with an unrelated third party;

 

(xxv)     has not
had and shall not have any obligation to, and has not indemnified and shall not indemnify its partners, officers, directors or
members, as the case may be, in each case unless such an obligation or indemnification is fully subordinated to the Debt;

 

(xxvi)    has
not had and shall not have any of its obligations guaranteed by any Affiliate except as provided by the Loan Documents;

 

(xxvii)   has
not formed, acquired or held and shall not form, acquire or hold any subsidiary;

 

    	Schedule III

    	 

    

 

(xxviii)  has
not permitted and shall not permit any Affiliate or constituent party independent access to its bank accounts except Master Tenant;

 

(xxix)     is, has
always been and, to the extent that Gross Revenues of the Property net of Debt Service and any other amounts payable hereunder
or under the other Loan Documents are sufficient and, during the continuance of a sweep of Excess Cash Flow pursuant to Section
6.4 of the Loan Agreement, to the extent there are sufficient funds as aforesaid and Lender has made such funds available to Borrower,
shall continue to be duly formed, validly existing, and in good standing in the state of its incorporation or formation and in
all other jurisdictions where it is qualified to do business; and

 

(xxx)      has no
material contingent or actual obligations not related to the Property.

 

(b)        In addition, if
Borrower is a limited liability company consisting of only one member (or if no members qualify as a Special Purpose Entity), Borrower
shall be formed under the laws of the State of Delaware and Borrower’s organizational documents shall provide that as long
as any portion of the Obligations remains outstanding:

 

(i)          intentionally
omitted;

 

(ii)         the directors
or managers of Borrower, if any, shall not take any action which, under Borrower’s certificate of formation or operating
agreement, requires the unanimous affirmative vote of Borrower’s directors or managers then serving in such capacity and
each director or manager has participated in such vote;

 

(iii)        Borrower
will not:

 

(A)        dissolve,
merge, liquidate or consolidate, except as provided in clause (b)(ix) below;

 

(B)        except
in connection with a sale or other transfer permitted under the Loan Documents, sell all or substantially all of its assets;

 

(C)        amend
its organizational documents with respect to the matters set forth in this Schedule III, without the consent of Lender;
or

 

(D)        without
the affirmative vote of all directors or managers of Borrower, take any Material Action with respect to itself or to any other
entity in which it has a direct or indirect legal or beneficial ownership interest.

 

(iv)        Borrower
shall be dissolved, and its affairs shall be wound up, only upon the first to occur of the following: (A) the termination of the
legal existence of the last remaining member of Borrower or the occurrence of any other event which terminates the continued membership
of the last remaining member of Borrower in Borrower unless the business of Borrower is continued in a manner permitted by its
operating agreement or the Delaware Limited Liability Company Act (the “Act”), or (B) the entry of a decree
of judicial dissolution under Section 18-802 of the Act;

 

    	Schedule III

    	 

    

 

(v)        upon the
occurrence of any event that causes the last remaining member of Borrower or the sole member of Borrower (in each case, the “Final
Member”) to cease to be a member of Borrower (other than (A) upon an assignment by Final Member of all of its limited
liability company interest in Borrower and the admission of the transferee, if permitted pursuant to the organizational documents
of Borrower and the Loan Documents, or (B) the resignation of Final Member and the admission of an additional member of Borrower,
if permitted pursuant to the organizational documents of Borrower and the Loan Documents), to the fullest extent permitted by law,
the personal representative of such last remaining member shall be authorized to, and shall, within ninety (90) days after the
occurrence of the event that terminated the continued membership of such member in Borrower, agree in writing (1) to continue the
existence of Borrower and (2) to the admission of the personal representative or its nominee or designee, as the case may be, as
a substitute member of Borrower, effective as of the occurrence of the event that terminated the continued membership of such member
in Borrower;

 

(vi)       the bankruptcy
of Final Member or a special member of Borrower shall not cause Final Member or such special member, respectively, to cease to
be a member of Borrower and upon the occurrence of such an event, the business of Borrower shall continue without dissolution;

 

(vii)      in the
event of the dissolution of Borrower, Borrower shall conduct only such activities as are necessary to wind up its affairs (including
the sale of the assets of Borrower in an orderly manner), and the assets of Borrower shall be applied in the manner, and in the
order of priority, set forth in Section 18-804 of the Act; and

 

(viii)     to the
fullest extent permitted by law, each of Final Member and the special members of Borrower shall irrevocably waive any right or
power that they might have to cause Borrower or any of its assets to be partitioned, to cause the appointment of a receiver for
all or any portion of the assets of Borrower, to compel any sale of all or any portion of the assets of Borrower pursuant to any
applicable law or to file a complaint or to institute any proceeding at law or in equity to cause the dissolution, liquidation,
winding up or termination of Borrower.

  

    	Schedule III

    	 

    

 

SCHEDULE IV

 

Organizational Chart

 

  

    	 

    	 

    

 

SCHEDULE V 

 

INTENTIONALLY
OMITTED

 

 

 

Schedule V

    	 

    	 

    

 

SCHEDULE VI

 

SECONDARY MARKET TRANSACTION INFORMATION

 

		(A)	Any proposed program for the renovation, improvement or development of the Property, or any part
thereof, including the estimated cost thereof and the method of financing to be used.

 

		(B)	The general competitive conditions to which the Property is or may be subject.

 

		(C)	Management of the Property.

 

		(D)	Occupancy rate expressed as a percentage for each of the last five (5) years.

 

		(E)	Principal business, occupations and professions carried on in, or from the Property.

 

		(F)	Number of Tenants occupying 10% or more of the total rentable square footage of the Property and
principal nature of business of such Tenant, and the principal provisions of the Leases with those Tenants including, but not limited
to: rental per annum, expiration date and renewal options.

 

		(G)	The average effective annual rental per square foot or unit for each of the last three (3) years
prior to the date of filing.

 

		(H)	Schedule of the Lease expirations for each of the ten (10) years starting with the year in which
the registration statement is filed (or the year in which the prospectus supplement is dated, as applicable), stating:

 

		(1)	The number of Tenants whose Leases will expire.

 

		(2)	The total area in square feet covered by such Leases.

 

		(3)	The annual rental represented by such Leases.

 

(4)        The percentage of gross annual
rental represented by such Leases.

 

Schedule VI

    	 

    	 

    

 

SCHEDULE VII

 

DESCRIPTION OF REAs

 

		1.	Declaration of Common Access Easement, recorded in Volume 14259, Page 202, Deed Records of Tarrant County, Texas.

 

		2.	Declaration of Common Access and Utility Easement, filed for record under Clerk’s File No. D205076393, refiled under
Clerk’s File No. D206236411, Deed Records of Tarrant County, Texas.

 

Schedule VII

    	 

    	 

    

 

EXHIBIT
A

 

FORM
OF TENANT DIRECTION LETTER

 

[___________], 20[__]

 

[Addressee]

[___________]

[___________]

[___________]

 

Re: Payment Direction
Letter for [BORROWER]

[PROPERTY NAME]

 

Dear [_________]:

 

[BORROWER] (“Owner”),
the owner of the above captioned property (the “Property”), has mortgaged the Property to [LENDER] (together
with its successors and assigns, “Lender”) and has agreed that all rents and other income due for the Property
will be paid directly to a bank selected by Lender. Therefore, from and after the date hereof (until you are otherwise notified
as provided below), all rent to be paid by you under the [AGREEMENT/LEASE] between you and Owner (the [“Agreement/Lease”])
should be sent directly to the following account:

 

Regular Mail:

  

[_______________] 

[_______________] 

[_______________]

 

For Overnight Delivery Only:

 

[_______________] 

Lockbox # [_______________]

[_______________] 

[_______________]

 

Wire Transfer:

 

Bank: [_______________] 

City & State: [_______________] 

ABA: [_______________] 

Account Name: [_______________] 

Account No.: [_______________]

 

These payment
instructions cannot be withdrawn or modified without the prior written consent of Lender or its agent
(“Servicer”), or pursuant to a joint written instruction from Owner and Lender or Servicer. Until you
receive written instructions from Lender or Servicer, continue to send all payments due under the [Agreement/Lease] as
directed above. All such payments must be delivered no later than the day on which such amounts are due under the
[Agreement/Lease].

 

    	A-1

    	 

    

 

If you have any questions
concerning this letter, please contact the persons identified for notice purposes in the [Agreement/Lease]. We appreciate your
cooperation in this matter.

 

	 	OWNER:  
	 	 	 
	 	[	]
	 	 	 
	 	By:	 
	 	Name: 	 
	 	Title:	 

 

    	A-2

    	 

    

 

EXHIBIT
B

 

FORM
OF CREDIT CARD BANK PAYMENT DIRECTION LETTER

 

[BORROWER LETTERHEAD]

 

[_____________]. 201[_]

 

[Addressee]

[_______________]

[_______________]

[_______________]

 

Re:        Payment Direction Letter
for [BORROWER]

[PROPERTY
NAME]

 

Dear [______]:

 

[BORROWER] (“Owner”),
the owner of the above captioned property (the “Property”), has mortgaged the Property to [LENDER] (together
with its successors and assigns, “Lender”) and has agreed that all receipts received for the Property will be
paid directly to a bank selected by Lender. Therefore, from and after the date hereof (until you are otherwise notified as provided
below), please remit all credit card receipts cleared by you and due to the Owner [under that certain [REFERENCE AGREEMENT], dated
[___], [____] (the “Agreement”) between the Owner and you,] by the ACH system or wire transfer to the following
account:

 

		Bank Name	[_______________]
	 	ABA#	[_______________]
	 	Attn:	[_______________]
	 	Fax:	[_______________]
	 	Account  	[_______________]

 

These payment instructions
cannot be withdrawn or modified without the prior written consent of Lender or its agent (“Servicer”), or pursuant
to a joint written instruction from Owner and Lender or its Servicer. Until you receive written instructions from Lender or Servicer,
continue to send all payments due under the Agreement as directed above. All such payments due under the Agreement must be remitted
no later than the day on which such amounts are due under the Agreement.

 

    	B-1

    	 

    

 

If you have any questions
concerning this letter, please contact the persons identified for notice purposes in the Agreement. We appreciate your cooperation
in this matter.

 

	 	OWNER:  
	 	 	 
	 	[	]
	 	 	 
	 	By:	 
	 	Name: 	 
	 	Title:	 

 

    	B-2

    	 

    

 

EXHIBIT
C

 

FORM
OF CREDIT CARD COMPANY PAYMENT DIRECTION LETTER

 

[BORROWER LETTERHEAD]

 

[_____________]. 201[_]

 

[Addressee]

[_______________]

[_______________]

[_______________]

 

Re:        Payment
Direction Letter for [BORROWER] 

        [PROPERTY NAME]

 

Dear [______]:

 

[BORROWER] (“Owner”),
the owner of the above captioned property (the “Property”), has mortgaged the Property to [LENDER] (together
with its successors and assigns, “Lender”) and has agreed that all receipts received for the Property will be
paid directly to a bank selected by Lender. Therefore, from and after the date hereof (until you are otherwise notified as provided
below), please remit all payments due to the [Owner] [Lessee] [Manager] under that certain [REFERENCE AGREEMENT], dated [___],
[____] (the “Agreement”) between the [Owner] [Lessee] [Manager] and you, as follows:

 

		Bank Name	[_______________]
	 	ABA#	[_______________]
	 	Attn:	[_______________]
	 	Fax:	[_______________]
	 	Account  	[_______________]

 

These payment instructions
cannot be withdrawn or modified without the prior written consent of Lender or its agent (“Servicer”), or pursuant
to a joint written instruction from Owner and Lender or its Servicer. Until you receive written instructions from Lender or Servicer,
continue to send all payments due under the Agreement as directed above. All such payments due under the Agreement must be remitted
no later than the day on which such amounts are due under the Agreement.

 

    	C-1

    	 

    

 

If you have any questions
concerning this letter, please contact the persons identified for notice purposes in the Agreement. We appreciate your cooperation
in this matter.

 

	 	OWNER:  
	 	 	 
	 	[	]
	 	 	 
	 	By:	 
	 	Name: 	 
	 	Title:	 

 

    	C-2

    	 

    

 

EXHIBIT
D

 

INITIAL PIP WOrk

 

See
Attached

 

D-1

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