Document:

ex109.htm

    Exhibit 10.9

    
 

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      PROPERTY MANAGEMENT
AGREEMENT

    

    
      

       

      This
Property Management Agreement is made and entered into as of this 3rd day
of December, 2009, by and between BR SPRINGHOUSE, LLC, a
Delaware limited liability company, having an office at c/o Bluerock Real
Estate, L.L.C., 680 Fifth Avenue, 16th
Floor, New York, NY 10019 (the “Owner”) and HAWTHORNE RESIDENTIAL PARTNERS, LLC,
a North Carolina limited liability company, having an office at 200
Providence Road, Suite 105, Charlotte, NC 28207 (the "Manager").

    

    
      

       

      RECITALS:

    

    
      

       

      A.           Owner
is the owner of the Property, which is commonly known as Springhouse at
Newport Apartments
having 432
units and located at 100 Springhouse Way, Newport News, Virginia
23602.

    

    
      

       

      B.           Owner
desires to engage Manager as an independent contractor to rent, lease,
operate
and manage the Property on the terms and conditions set forth below and Manager
desires
to accept such engagement.

    

    
      

       

      NOW,
THEREFORE, in consideration of the premises, mutual covenants and agreements set
forth herein, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Owner and Manager agree as
follows:

    

    
      

       

      1

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

      
 

      
         

        Part I: BASIC
DATA

         

        The
following defined terms shall have the meaning set forth below:

        
          	 
      	 
      
	
                  “Property
      Name”

                	
                  Springhouse
      at Newport Apartments

                
	 
      	 
      
	
                  “Number
      of Units”

                	
                  432

                
	 
      	 
      
	
                  “Commencement
      Date”

                	
                  12/3/09

                
	 
      	 
      
	
                  “Initial
      Term”

                	
                  24
      months [per Sec. 6.1]

                
	 
      	 
      
	
                  “Budget
      Due Date”

                	
                  30
      days prior to start of Fiscal Year

                
	 
      	 
      
	
                  “Management
      Fee Percentage’

                	
                  4.00%

                
	 
      	 
      
	
                  “Incentive
      Management Fee”

                	
                  N/A

                
	 
      	 
      
	
                  “New
      Construction Fee”

                	
                  5%
      for Capital Projects in excess of $10,000

                
	 
      	 
      
	
                  “Capital
      Event Fee”

                	
                  N/A

                
	 
      	 
      
	
                  “Payroll
      Handling Fee”

                	
                  $12-see
      5.5

                
	 
      	 
      

        

         

        
          	
                  “Renovation/Capital
      Projects/Insurance Restoration Fee”

                	
                  N/
      A

                
	
                  ‘Lender”

                   

                	
                  CWCapital/Freddie
      Mac

                
	
                  Manager’s
      Notice Address”

                	 
      
	
                  Hawthorne
      Residential Partners, LLC

                	 
      
	
                  200
      Providence Road

                	 
      
	
                  Charlotte,
      NC 2820

                	 
      
	
                   

                  “Owner’s
      Notice Address”

                	 
      
	
                  c/o
      Bluerock Real Estate, L.L.C.

                	 
      
	
                  680
      Fifth Ave-16th
      Floor

                	 
      
	
                  New
      York, NY 10019

                	 
      

        

        
           

        

    

    
      

       

      2

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      Part
II - STANDARD TERMS

    

    
      

       

      1.
Appointment and General Provisions

    

    
      

       

      1.1           Management
Duties and Authority

    

    
      

       

      Subject
to the provisions of this Agreement and at the direction of Owner, Manager shall
manage, administer the operations of, and lease the Property on behalf of Owner
in a manner consistent with the standard of maintenance generally applied from
time to time during the Term to other similarly-situated residential apartment
properties of similar age, class, and appearance ("Comparable Properties"), in
good order and repair, and in a manner consistent with the Budget and the
Financing Documents and in a manner intended to maximize the cash flow from the
Property, subject to and within the Budgets approved by Owner as provided
herein. Subject to the provisions hereof, and subject to the approved Budgets,
Manager shall provide all services reasonably necessary, proper, desirable and
appropriate for the successful management and operation of the Property,
including, but not limited to the duties and services specified in this
Agreement.

    

    
      

       

      1.2           Independent
Contractor

    

    
      

       

      Except as
otherwise herein provided (including, by way of illustration, Manager's
execution of Contracts pursuant to Section 2.4(C)), Manager's relationship to
Owner hereunder is that of an independent contractor, and neither Manager nor
Owner shall represent to any other person that Manager's relationship to Owner
hereunder is other than that of an independent contractor. All persons employed
by Manager or any Affiliates of Manager in connection with the operation and
maintenance of the Property shall be employees solely of Manager or its
Affiliates and not of Owner and all arrangements with such employees are solely
the concern of Manager. For purposes hereof, "Affiliate" shall mean as to
any person any other person that directly or indirectly controls, is controlled
by, or is under common control with such first person. For the purposes of this
Agreement, a person shall be deemed to control another person if such person
possesses, directly or indirectly, the power to direct or cause the direction of
the management, policies and/or decision making of such other person, whether
through the ownership of voting securities, by contract or
otherwise.

    

    
      

       

      1.3           Indemnification.

    

    
      

       

      
        	
                       (A)   

              	
                Manager
      shall indemnify, defend and hold harmless Owner, and its direct and
      indirect, members, partners, directors, officers, managers, employees,
      agents and Affiliates (each, an “Owner Indemnified Party”)
      from and against any and all claims, actions, suits, proceedings,
      losses, damages, liabilities, costs and expenses, including reasonable
      attorneys' fees and disbursements (“Damages”) (including
      Damages relating to violations of Legal Requirements), arising out or
      resulting from the acts or omissions of Manager and its Affiliates,
      directors, officers, employees, contractors, subcontractors and agents,
      which constitute gross negligence, fraud, malfeasance, breach of fiduciary
      duty, willful, reckless or criminal misconduct, a breach of this
      Agreement, or any actions of Manager (or its Affiliates) beyond the scope
      of the authority conferred upon
Manager

              

      

    

    
      

       

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      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

         

    

    
      

      
        	
                           

              	
                hereunder.
      Manager shall have the right to defend, and shall defend, at its expense
      and by counsel of its own choosing (subject to Owner's approval of such
      counsel, not to be unreasonably withheld, conditioned or delayed), against
      any claim or liability to which the indemnity agreement set forth in this
      Section 1.3(A) would apply. Notwithstanding the foregoing, if (i) Manager
      has failed or refused to diligently defend the action, or has failed or
      refuses to indemnify and hold harmless Owner and any Owner Indemnified
      Party after written notice to Manager, (ii) an Event of Default exists on
      the part of Manager, (iii) Owner or any Owner Indemnified Party to be
      defended hereunder reasonably determines that a conflict of interest
      exists, or (iv) Owner reasonably determines that Manager is insufficiently
      liquid or creditworthy to adequately defend or pay the amount of any
      Damages when due, Owner (or such Owner Indemnified Party) may, in its sole
      and absolute discretion, engage its own attorney and other professionals
      to defend or assist it with respect to such matters, and, at the option of
      Owner (or such Owner Indemnified Party), its attorney shall control the
      resolution of such matters. Manager shall not have the authority to settle
      any claim or liability that is the subject of the indemnification
      agreement provided for in this Section 1.3(A) without first obtaining
      Owner's prior written consent, such consent not to be unreasonably
      withheld. Manager or Owner, as applicable, shall regularly apprise the
      other of the status of all
proceedings.

              

      

       

      
        	
                      (B)    

              	
                Owner
      shall indemnify, defend (through attorneys selected by Owner) and hold
      harmless Manager and its partners, members, stockholders, managers,
      directors, officers, employees and agents (each a “Manager Indemnified Party”)
      from and against any and all Damages arising out of or resulting
      from the acts or omissions of Owner and its directors, officers,
      employees, contractors, subcontractors and agents, which constitute fraud,
      malfeasance, breach of fiduciary duty, willful, reckless or criminal
      misconduct, or a breach of this Agreement. Owner shall have the right to
      defend, and shall defend, at its expense and by counsel of its own
      choosing against any claim or liability to which the indemnity agreement
      set forth in this Section 1.3(B) would apply. Any settlement of any such
      claim or liability by Owner shall be subject to the reasonable approval of
      Manager. Notwithstanding the foregoing, if (i) Owner has failed or refused
      to diligently defend the action, or has failed or refused to indemnify and
      hold harmless Manager and any Manager Indemnified Party after written
      notice to Owner, (ii) an Event of Default exists on the part of Owner,
      (iii) Manager or any Manager Indemnified Party to be defended hereunder
      reasonably determines that a conflict of interest exists, or (iv) Manager
      reasonably determines that Owner is insufficiently liquid or creditworthy
      to adequately defend or pay the amount of any Damages when due, then
      Manager (or such Manager Indemnified Party) may, with the prior, written
      consent of Owner with such consent not to be unreasonably withheld, engage
      its own attorney and other professionals to defend or assist it with
      respect to such matters. Owner or Manager, as applicable, shall regularly
      apprise the other of the status of all such legal
    proceedings.

              

      

    

    
      

             (C)   The
provisions of this Section 1.3 shall survive the expiration or termination of
this Agreement.

    

    
      

       

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      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      2.            Management
Duties and Authority

    

    
      

       

         
 2.1          Property Management Generally

    

    
      

       

      
        	
                     

              	(A) 	
                Manager
      shall, at the expense of Owner, manage, operate and care for the Property
      in a manner consistent with the standard of maintenance and repair of
      Comparable Properties, in accordance with the approved Budgets and the
      terms of any Financing Documents, to the extent that Owner has
      communicated such terms in writing to Manager, and do all things
      necessary, desirable or appropriate therefore or customarily performed by
      managing agents of Comparable Properties. Without limiting the generality
      of the foregoing, Manager shall (subject to any applicable law, covenant
      or restriction):

              

      

    

    
      

       

      
        	
                 

              	(i)	
                advertise
      the Property, displaying signs thereon, and rent the Property including
      the authority to negotiate, execute, extend, and renew leases in the
      Owner's name;

              

      

    

    
      

      
        	
                 

              	(ii) 	
                implement
      approved Budgets;

              

      

       

      
        	
                 

              	(iii) 	
                make
      and renew all contracts (“Contracts”) for water,
      sanitary and storm sewer, drainage, electricity, steam, gas, telephone,
      fuel, cleaning, garbage removal,
      pest control and other utilities and all other services necessary or
      appropriate  for
      the management  and  operation  of the
      Property in accordance
      with the Budgets unless otherwise provided
  herein;

              

      

        

    

    
      
        	
                 

              	(iv)	
                purchase
      all supplies and equipment necessary or appropriate for the management and
      operation of the Property in accordance with the Budgets unless otherwise
      provided herein;

              

      

    

    
       

      
        	
                 

              	(v)	
                if
      appropriate, or directed to do so by Owner, contract a qualified, local
      real estate property tax consultant of the Manager's choice to monitor the
      real estate tax assessments of the Property and the reasonableness thereof
      in comparison with the assessments of Comparable Properties; consult with,
      and make recommendations to, Owner concerning the real estate tax
      assessments of the Property and, at the expense of Owner, authorize the
      designated real estate tax consultant to take such action with respect
      thereto as Owner may direct;

              

      

    

    
      

       

      
        	
                 

              	(vi)	
                make
      or cause to be made all ordinary and extraordinary repairs, decorations
      and alterations of the Property at Owner's expense, subject to the limits
      of the Budgets as set forth in Section
2.6(F).

              

      

    

    
      

       

      2.2           Management
Employees

    

    
      

       

      
        	
                     (A)

              	
                Manager
      shall employ capable personnel for the proper on-site maintenance and
      operation of the Property in accordance with the terms of this Agreement.
      Such on-site personnel shall be employees of Manager and all matters
      pertaining to

              

      

    

    
      

       

    

    

    
      
        
           

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      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

    

    
      
        	
                 

              	
                
                  such   personnel,   including   their   employment,   supervision,   compensation,
      promotion and discharge, shall be the responsibility of
      Manager.

                

              

       

      
        	
                             (B)  

              	
                Manager
      shall be reimbursed for all of the gross salary or wages, including,
      without limitation, reasonable bonuses, reasonable vacation pay, payroll
      taxes, insurance, worker's compensation, and Manager's standard sick pay,
      and other reasonable benefits and payroll burdens of Manager's employees
      required to properly, adequately, safely and economically manage, operate
      and maintain the Property but excluding any of Manager's management,
      account and office personnel who supervise and direct Manager's on-site
      employees. The number of the on-site employees and amounts of their
      compensation may be adjusted annually, as may be reflected in the Budget
      approved by Owner. Manager is hereby authorized to reimburse itself the
      payroll expense as defined in this Section 2.2(B) from the Operating
      Account no more than three (3) business days prior to each actual payroll
      date.

              

      

    

    
      

       

      
        	
                            (C)  

              	
                Manager
      shall fully comply with all Legal Requirements relating to worker's
      compensation, social security, unemployment insurance, wages, hours,
      working conditions and other matters pertaining to Manager's personnel.
      Manager shall indemnify, defend and hold harmless Owner and any Owner
      Indemnified Party from and against any and all Damages relating to
      Manager's failure to comply with this Section 2.2(C), and Manager's
      obligations to indemnify, defend and hold harmless under this Section
      2.2(C) shall survive the termination or expiration of this
      Agreement.

              

      

    

    
      

       

      
        	
              	
                (D)  

              	
                Manager
      shall be solely responsible for its personnel in the event of the
      termination of this
Agreement.

              

      

    

    
      

       

      2.3           Rent
Collection and Services with Respect to Leases

    

    
      

       

      
        	
                 (A)  

              	
                Manager
      shall perform any duties and exercise any rights conferred upon the Owner,
      as landlord, under all leases covering the
  Property.

              

      

    

    
      

       

      
        	
                 
      (B)  

              	
                Manager
      shall use commercially reasonable efforts to collect all rentals and other
      charges and amounts due or to become due under all leases covering the
      Property (“Leases”).

              

      

    

    
      

       

      
        	
                                     
      (C)  

              	
                Manager
      may institute judicial actions and proceedings as may be reasonably
      necessary to recover rents and other sums due the Owner from the
      Property's tenants (“Tenants”) or to evict
      tenants and regain possession, including the authority, in the Manager's
      reasonable discretion, to settle, compromise and release any and all such
      judicial actions and
proceedings.

              

      

    

    
      

       

      2.4           Services
with Respect to Contracts

    

    
      

       

      
        	
                      (A)

              	
                Manager
      shall, at the expense of the Owner, make contracts for terms no longer
      than (1) year for advertising, electric, gas, oil, water, telephone,
      rubbish hauling,

              

      

    

    
      

       

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      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

    

    
      
        	
                 

              	
                
                  vermin
      extermination, janitorial services, landscaping maintenance and other
      maintenance services for the Property as Manager shall reasonably
      determine to be advisable, unless otherwise provided herein. These
      obligations are cumulative with respect to any such similar obligations
      set forth in Section 2.1(A)(iii) above and any contracts pursuant to this
      Section 2.4(A) shall be included in the defined term “Contracts” as used
      herein.

                

              

       

      
        	
                       (B)  

              	
                Unless
      otherwise provided herein, Manager shall, at the expense of Owner, in
      accordance with the approved Budgets, duly and punctually pay and perform
      on behalf of Owner all of Owner's obligations under the Contracts and use
      its good faith efforts to enforce, preserve and keep unimpaired the rights
      of Owner and the obligations of other parties under the
      Contracts.

              

      

    

    
      

       

      
        	
                       (C)  

              	
                All
      Contracts and purchases made hereunder at the expense of Owner (whether or
      not specifically requiring the approval of Owner pursuant hereto) shall be
      made in the name of the Property and shall be executed by Manager solely
      as Owner's agent, and Property shall retain title to all such property so
      purchased on behalf of and at the expense of Owner. Manager shall use
      commercially reasonable efforts to ensure that all Contracts made
      hereunder contain a provision satisfactory to Owner limiting the liability
      of Owner thereunder to the Property substantially similar to the
      following:

              

      

    

    
      

      
        	
                 

              	
                "Notwithstanding
      any provision to the contrary herein, [Contractor/Vendor] shall look
      solely to the estate and property of Owner in and to the Property in the
      event of any claim against Owner arising out of or in connection with this
      Agreement or the relationship of Owner and [Contractor/Vendor].
      [Contractor/Vendor] further agrees that the liability of Owner arising out
      of or in connection with this Agreement, and the relationship of Owner and
      [Contractor/Vendor], shall be limited to such estate and property of Owner
      in and to the Property. No properties or assets of Owner other than the
      estate and property of Owner in and to the Property and no property owned
      by any partner or member of Owner shall be subject to judgment, levy,
      execution or other judicial enforcement or collection procedures arising
      out of or in connection with this Agreement or any other business
      relationship of Owner and
[Contractor/Vendor]."

              

      

       

    

    
      

       

      
        	
                              
      (D)

              	
                All
      Contracts made with any Affiliate of Manager must be approved by Owner in
      writing,
      such approval not to be unreasonably withheld, conditioned or delayed,
      provided
      that it shall be deemed reasonable for Owner to withhold its approval to
      any
      proposed Affiliate Contract if such Contract shall not be at competitive
      market
      terms and rates and the amount charged thereunder is more than would be
      charged
      by an independent third
      party.

              

      

       

      
      

    

    
      
        	
                              
      (E)

              	
                Subject
      to1
      the provisions hereof, Manager may elect to have the routine maintenance,
      repair, cleaning, landscaping and other services with respect to the Property
      performed by employees of Manager and the reasonable costs of performing
      such services shall be at the expense of Owner; provided, however,
      in

              

      

       

      
      

    

    

    
      
        
           

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      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      any
event, such costs shall not exceed the costs that would have been incurred by
Owner had such services been provided by unrelated third parties, and shall be
incurred in accordance with the approved Budget.

    

    
      

       

      2.5      Services
with Respect to Legal Requirements and Insurance Requirements

    

    
      

       

      
        	
                      (A)  

              	
                Each
      of Manager and Owner shall promptly notify the other upon receiving any
      notice with respect to any Legal Requirement or Insurance Requirement (as
      defined below) (and furnish a copy of the notice received by it with its
      notice to the other party) or upon learning of any default, event of
      default or condition which, with the giving of notice or the passage of
      time, or both, might constitute a default or event of default by Owner
      under any Legal Requirement or Insurance Requirement. In the event of any
      such notice, condition, default or event of default, Manager shall consult
      with Owner concerning the action to be taken with respect thereto and, at
      the expense of Owner, shall take such action with respect thereto as Owner
      shall reasonably direct. As used herein, “Legal Requirements”
      shall mean, with respect to the Property, all federal, state, county,
      municipal and other governmental statutes, laws, rules, orders,
      regulations, ordinances, judgments, decrees and injunctions of
      governmental authorities affecting the Property or any part thereof, or
      the construction, use, alteration or operation thereof, or any part
      thereof, whether now or hereafter enacted and in force, and all permits,
      licenses and authorizations and regulations relating thereto, and all
      covenants, agreements, restrictions and encumbrances contained in any
      instruments, either of record or known to Borrower, at any time in force
      affecting the Property or any part thereof, including, without limitation,
      any which may (a) require repairs, modifications or alterations in or to
      the Property or any part thereof, or (b) in any way limit the use and
      enjoyment thereof.

              

      

    

    
      

       

      
        	
                              
      (B)  

              	
                As
      long as the failure to promptly comply with any notice concerning any
      Legal Requirement or Insurance Requirement shall not subject Manager to
      any liability, Owner may stay Manager's remedial action with respect to
      such notice by instituting, or directing Manager to institute, appropriate
      legal or other proceedings to contest such notice, all at Owner's sole
      expense. In the event Owner directs Manager to institute such proceedings
      to contest such notice, Manager is hereby authorized to prepare, execute
      and file all applications and other documents required for such
      proceedings on Owner's behalf and in Owner's name. Manager shall promptly
      furnish to Owner copies of all such applications and other documents
      prepared, executed or filed by
Manager.

              

      

    

    
      

       

      
        	
                       (C)  

              	
                Manager
      may appear in or commence legal or other proceedings on behalf of Owner in
      Owner's name only upon the direction of Owner, it being understood that
      Owner will pay any costs and fees, including, without limitation,
      attorneys' fees, in connection therewith. However, Manager may appear in
      or commence legal or other proceedings relative to the performance by
      Manager of its duties and obligations hereunder, on its own behalf and at
      its own expense at any time without the direction of Owner, provided that
      the same shall result in no cost or liability to Owner. Manager shall
      promptly notify Owner if it appears in any
such

              

      

    

    
      

       

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      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

             proceedings on its
own behalf and promptly furnish copies of any documents it files in connection
with any such proceedings.

    

    
      
 

      2.6      Records
and Reports

    

    
      

       

      
        	
                       
      (A)  

              	
                Software and Chart of
      Accounts. Manager will prepare rent rolls and monthly operating
      statements for the Property using Manager's selected property management
      and accounting software using the Manager's Chart of
    Accounts.

              

      

    

    
      

       

      
        	
                        
      (B)  

              	
                Monthly Close
      Out. Monthly financial statements for the Property shall be closed
      or "cut-off on the 24th
      of each month. In the event, the 24th
      falls on a weekend, the Property shall close on the Friday prior to the
      24th.

              

      

    

    
      

       

      
        	
                      (C)  

              	
                Distribution of Cash
      Flows. Manager shall remit to Owner the net cash flow generated
      from operating and investing and financing activities for the previous
      month as specified in Exhibit B in
      accordance with wire transfer instructions provided by
    Owner.

              

      

    

    
      

       

      
        	
                       
      (D) 

              	
                Budgets. Not
      later than thirty (30) days from the date hereof and not later than sixty
      (60) days prior to the beginning of each fiscal year (same to be
      determined by Owner), Manager shall submit to Owner for its approval a
      proposed annual budget (each a “Budget” and
      collectively, “Budgets”) for the
      Property for the ensuing Fiscal Year setting forth on a monthly basis
      Manager's good faith estimates of gross revenues, Operating Expenses and
      Debt Service for
      the Property for such Fiscal Year, and the recommended Capital
      Expenditures and extraordinary expenses for such Fiscal Year, in all
      instances described in reasonable detail or with such additional detail as
      Owner may reasonably request.

              

      

    

    
      

       

      
        	
                        
      (E)

              	
                Budget
      Approval. Owner shall approve, disapprove or comment on the
      proposed annual
      and revised Budgets within thirty (30) days after Owner's receipt of such
      Budget.
      Owner may approve, disapprove or modify any Budget in whole or in part.
      Until such Budget has been approved, Manager shall work diligently to
      address
      and resolve Owner's reasonable objectives, until the Budget is fully approved
      by
Owner.

              

      

       

    

    
       

      
        	
                        
      (F)

              	
                Operation Within
      Budget. Manager shall use, manage and operate the Property strictly
      in accordance with the then current approved Budget, provided that, without
      Owner's prior approval, Manager may (i) exceed any pre-approved category
      or line item of the approved Budget for a Fiscal Year by up to $10,000;
      (ii)
      incur expenses in excess of the approved Budget in the event of an
      emergency requiring
      immediate action to" avoid - Imminent personal injury or imminent material
      property damage, provided that Manager notifies Owner as to such emergency,
      the actions taken to address it and the costs of such emergency promptly
      after the occurrence of the same; (iii) incur expenses to comply with
      Legal
      Requirements; and (iv) incur expenses necessary to satisfy Tenant's right
      of quiet
      enjoyment pursuant to a Lease. If a Budget is disapproved by Owner in
      whole
      or in part, or not approved prior to the commencement of the
      ensuing

              

      

       

    

    
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      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

      
         

      

    

    
       

      
        	 
      

                 

              	
                Fiscal
      Year, Manager shall continue to manage and operate the Property pursuant
      to the prior Fiscal Year's approved Budget or the previously approved
      Budget for the current Fiscal Year (except for non-recurring expenditures
      and capital expenditures) until Manager and Owner can resolve their
      differences; provided, however, Manager shall be authorized to pay, as an
      expense of the Property, third party costs outside the control of Manager,
      such as, without limitation, taxes and utilities. Manager has the
      authority to expend funds as provided in Section 2.8 in accordance with
      the provisions of the current approved Budget and in accordance with the
      provisions of this Section 2.6(F), provided that Manager shall not be
      required in any event to expend its own funds if there are insufficient
      funds available for Manager to perform its obligations hereunder.
      Manager's failure to manage the Property in the manner required herein
      shall be excused if Manager is prevented from doing so due to Owner's
      failure or refusal to approve a Budget or to make available funds
      sufficient for Manager to perform its obligations
    hereunder.

              

      

       

      
      

       

      
        	
                                       
      (G)

              	
                Books and
      Records. Manager shall maintain, at Manager's premises, in a manner
      customary and consistent with generally accepted accounting principles,
      accounting records based on Owner's fiscal year
  end.

              

      

    

    
      

       

      
        	
                 

              	(i)	
                Depreciation
      and amortization expense are not to be recorded. Manager will make
      available to Owner or Owner's auditors or tax preparers general ledger and
      invoice details necessary for the preparation of depreciation and
      amortization schedules.

              

      

    

    
      

       

      
        	
                 

              	(ii)	
                Owner
      shall at all times retain title to the information constituting such
      books, records and accounts. Manager shall, during the Term, retain such
      books, records (records to include copies of all Leases and Contracts and
      other written instruments affecting the Property) and accounts and
      maintain same at all times in reasonable condition for proper audit and in
      accordance with the requirements of the Financing Documents while same
      remain in effect. Upon termination, Manager shall, at the expense of
      Owner, deliver such books and records to Owner. Any and all computer
      programs, software and hardware not the property of Owner and utilized by
      Manager to maintain such books, records and accounts shall in all events
      remain the property of
Manager.

              

      

    

    
      

       

      
        	
                 

              	(iii)	
                Upon
      reasonable prior notice to Manager, Owner or its appointed representatives
      may, at Owner's expense, inspect, audit and copy such books, records and
      accounts during regular business hours or during such other time as
      Manager may reasonably direct on a periodic or continuing basis by
      accountants retained by Owner, or other representatives of Owner, and
      Manager shall cooperate in good faith in connection with the same. For
      purposes hereof, Owner's appointed representatives may include, without
      limitation, Lender and its employees or authorized agents (and any advance
      notice requirement contained herein shall not apply if same not provided
      by the terms of the Financing
Documents).

              

      

    

    
      

       

      10

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springfaouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      
        	
                   

              	 (iv)	
                Upon
      commencement of this Agreement, Owner shall coordinate with previous owner
      or manager the delivery of such reports and data as requested by Manager
      for the accurate set up of the Property's books and records on the
      Manager's property management and accounting
  system.

              

      

    

    
      

       

      
        	
                 

              	 (v)	
                In
      the event this Agreement is terminated, the Manager shall deliver such
      books, records and accounts of the Property to Owner at Owner's expense.
      Manager acknowledges that Lender may require Owner (by written demand
      after an event of default has occurred under the Financing Documents) to
      deliver to Lender all books and records relating to the Property or its
      operation, and under such circumstances the Manager shall promptly deliver
      such books, records and accounts of the Property to Owner at Owner's
      expense. Manager shall deliver a final accounting within thirty (30) days
      after the last day of the calendar month in which such termination
      occurs.

              

      

    

    
      

       

      
        	
                 

              	
                (H)

              	
                Monthly/Quarterly
      Reports. Manager shall furnish to Owner monthly reports for the
      Property, which reports shall be prepared showing monthly and year to date
      activity and which shall be furnished (without notice or demand by Owner)
      as specified in Exhibit A. To
      the extent the Financing Documents require monthly reports that differ
      from those specified in Exhibit A.
      Manager shall be required to produce and furnish to Owner such
      Lender-required monthly reports in addition to the monthly reports
      specified in Exhibit A. To
      the extent the Financing Documents require quarterly reports, Manager
      shall furnish to Owner quarterly reports for the Property containing such
      information as is required pursuant to such Financing Documents. An
      officer of Manager shall certify in writing that each report furnished by
      Manager to Owner in accordance with this Section 2.6 (including those that
      will be furnished by Owner to Lender in accordance with the requirements
      of the Financing Documents) is complete and
  accurate.

              

      

    

    
      

       

           
(I)      Annual
Reports.

    

    
      

       

      
        	
                        (i)

              	
                Manager
      shall cooperate in good faith with Owner's accountants in the preparation
      of a year-end statement of continuing operation of the Property, including
      a balance sheet and related statements of income and cash flows, and any other Properly-level reports required by
      the terms of the Financing Documents, all of which shall be
      furnished not later than forty-five (45) days after the end of each Fiscal
      Year.

              

      

    

    
      

       

      
        	
                      
       (ii)

              	
                All such annual reports shall be
      prepared on an accrual basis, and, at Owner's option and expense,
      may be audited by a national firm of
      independent certified public accountants selected by Owner ("Accountant" or "Auditor" as context requires). Owner
      shall be responsible for arranging for such audit, and Manager shall
      cooperate in good faith with Owner's Accountant or Auditor in the
      preparation of Owner's audited financial statements. A draft of the
      Auditor's report for

              

      

    

    
      

       

      11

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

             each Fiscal Year
shall be submitted to Owner for approval by Owner before finalization of the
same.

    

    
      

       

             (J)       Tax Matters
Reporting.

    

    
      

       

      
        	
                                 
      (i)

              	
                Manager
      shall cooperate in good faith and at Owner's expense with Owner's (or
      Owner's appointed Agent) accountants and cooperate in the preparation of
      Owner's tax return including, but not limited to, supplying necessary
      information for preparation of such tax return. The cost of preparation
      and filing of the tax return will be borne by
  Owner.

              

      

    

    
      

       

      
        	
                         (ii)

              	
                As
      reasonably requested by Owner, Manager shall complete all tax-related
      surveys and questionnaires which Owner may reasonably
    require.

              

      

    

    
      

       

      
        	
                                 
      (iii)

              	
                Manager
      shall prepare at Owner's expense all state and local personal property and
      other tax returns, as required by law, which are not prepared by Owner's
      accountant.

              

      

    

    
      

       

      2.7      Bank
Accounts.

    

    
      

       

      
        	
                     
      (A)       

              	
                Manager
      shall establish and maintain an operating account (the “Operating Account”) in
      the name of Owner for the Property for the collection of rents and other
      receipts of the Property and an interest-bearing account for tenant
      security deposits as required by law or by the terms of the Financing
      Documents (the “Security
      Deposit Account”).

              

      

    

    
      

       

      
        	
                (B)     
       

              	
                The
      Operating Account and the Security Deposit Account shall be maintained in
      the name of Owner at an FDIC-insured financial institution selected by the
      Manager (the "Depository"). All
      funds deposited in such accounts or otherwise held by or in the name of
      Manager for the account of Owner shall be held by Manager in trust and
      Manager shall have no equitable interest therein and they shall not be
      commingled with Manager's other funds. Manager shall in no event have any
      liability in the event that the Depository should fail, go into
      receivership or conservatorship or if such funds are otherwise not
      available for reasons beyond Manager's reasonable control. Manager shall
      indemnify and hold harmless Owner from and against any and all Damages
      occurring by reason of any unauthorized application by Manager or its
      directors, officers, employees, agents or representatives of any such
      funds held for the account of Owner, it being agreed that all expenditures
      made by Manager in a reasonable and good faith belief that same are
      authorized hereunder shall not be subject to said
    indemnity.

              

      

    

    
      

       

      
        	
                (C)    
        

              	
                Sweep
      accounts (if required by Lender) will be maintained-in the name of the
      Owner in conjunction with the Operating Account in the event the monthly
      balance of the Operating Account exceeds
  $250,000.

              

      

    

    
      

       

      
        	
                (D)    
       

              	
                Manager
      shall ensure that tenant security deposits are deposited promptly in the
      Security Deposit Account, as required by applicable law or by the terms of
      the Financing Documents.  As needed, Manager shall withdraw such
      amounts from

              

      

    

    
      

       

      12

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      the
Security Deposit Account as are necessary to (i) repay a security deposit (or
portion thereof) to a Tenant as required pursuant to the terms of such Tenant's
Lease; and (ii) cause the transfer of a forfeited tenant security deposit (or
portion thereof) to the Operating Account. Manager will prepare and maintain an
itemization of all deposits and withdrawals of the Security Deposit Account,
together with a reference to applicable apartment unit and description of an
application of said funds.

    

    
      

       

      
        	
                                    
      (E)

              	
                Upon
      commencement of this Agreement, Owner shall cause to be delivered to
      Manager a listing showing the current Tenants of the Property who
      previously made security deposits under existing Leases of the Property
      and will deliver the total amount of these security deposits via wire
      transfer to the Security Deposit Account established by the Manager for
      the Property.

              

      

    

    
      

       

      2.8      Payment
of Expenses and Capital Expenditures

    

    
      

       

      
        	
                            
      (A)

              	
                Manager
      shall pay all expenses of operating the Property from the Operating
      Account in such amounts as are necessary to
pay:

              

      

    

    
      

       

      
        	
                (i)

              	
                operating
      expenses actually due and owing for such period (“Operating
      Expenses”);

              

      

    

    
       

      (ii)            Mortgage
interest expense and principal payments (“Debt
Service”);

    

    
       

      (iii)           Lender
required reserves and escrows ("Lender
Reserves");

    

    
       

      (iv)           Management
Fees; and

    

    
      

       

      
        	
                       (v)

              	
                Actual
      capital expenditures for such period ("Capital Expenditures").
      At the discretion of Owner and subject to any Lender requirements,
      Capital Expenditures may be required to be approved by Owner and/or Lender
      prior to payment or be funded separately by Owner or from Lender Reserves.
      If such an election is made, Capital Expenditures are to be requested
      based on actual expenditures and supported by actual invoices and other
      documentation required by the Financing Documents. If and when a
      requisition is made, the Manager must provide the
    following:

              

      

    

    
      

       

      (i)            an
itemization by category of all types of Capital Expenditures;

    

    
      

       

      
        	
                (ii)

              	
                within
      each Capital Expenditure type, there shall be a one-line summary by type
      of improvement of the amount(s) previously spent, the amount of the
      current request and the estimated amount to complete the
      project;

              

      

    

    
      

       

      
        	
                (iii)

              	
                a
      comparison to the original, approved Budget with an explanation for
      material variances; and

              

      

    

    
      

       

      13

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      
        	
                             (iv)

              	
                supporting    documentation,
      such as invoices and other documentation required by the Financing
      Documents.

              

      

    

    
      

       

      
        	
                            
      (B)

              	
                If
      the funds on deposit in the Operating Account are insufficient or
      projected to be insufficient
      to cover the amounts necessary to pay the Operating Expenses, Debt Service,
      Lender Reserves or Capital Expenditures for such
      month,

              

      

       

    

    
      
        	
                             
      (i)

              	
                Manager
      shall promptly notify Owner, and Owner shall promptly make up such
      negative cash flow by depositing an amount equal to the deficit in the
      Operating Account. In such cases, Manager may, but shall not be obligated
      to, advance Manager's own funds on behalf of Owner; and, if Manager makes
      any such advance from Manager's own funds, Owner shall, within five (5)
      days of written demand by Manager, reimburse Manager for any such advance
      plus interest thereon at the rate per annum publicly announced by the
      Depository as its base or prime rate from the date of such advance to, but
      not including, the date of such
reimbursement.

              

      

    

    
      

       

      
        	
                             
      (ii)

              	
                Until
      such time as additional Owner funding (if required) has been received,
      Manager shall prioritize payments from the Operating Account based on the
      following order of priority: (1) Operating Expenses that are necessary to
      maintain the operation of the Property, including but not necessarily
      limited to utility costs, water and sewer charges (that could become a
      lien on the Property), assessments or other charges (that could become a
      lien on the Property) and Manager's costs for property-level employees
      (i.e., wages, payroll handling fee, taxes, insurance, workers compensation
      and other benefits for on-site employees as set forth in Section 2.2(B);
      (2) third party debt service payments, including Lender Reserves; (3)
      insurance premiums, if not included in Lender's Reserves; (4) Management
      Fees; (5) real estate taxes, if not included in Lender's Reserves; (6)
      personal property taxes; and (7) other bills and charges of third parties
      related to the Property or the operation thereof with the oldest charges
      being paid first.

              

      

    

    
      

       

      
        	
                     (C)

              	
                Subject
      to subparagraphs (a) through (c) below, Owner shall reimburse Manager
      for
      all actual, out of pocket expenses incurred and paid by Manager in
      connection 

                  with
      the management and operation of the Property pursuant to the Budget approved
      by Owner. Such expenses shall include but not be limited to Budgeted:
      salary
      and wages, payroll taxes, insurance, workers' compensation,
      payroll handling
      fee and other benefits for Manager's1
      employees working on the Property;
      advertising expenses; court costs; attorney's fees; office supplies; long
      distance
      phone calls; postage; computer fees; overnight courier expense; and
      expenses
      related to training on-site personnel. Such expenses shall not include
      without
      prior consent of Owner (except as specifically provided herein or in the
      Schedules
      attached
hereto):

                

              

      

       

      
      

      14

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      
        	
                (a)  

              	
                the
      cost of salary 'and wages, payroll taxes, insurance, workers compensation
      and other benefits of Manager's management, accounting and office
      personnel unless this personnel is filling a temporary vacancy of an
      approved, budgeted on-site
position;

              

      

    

    
      

       

      
        	
                (b)  

              	
                travel
      expenses by Manager's management, accounting and office personnel unless
      this personnel is filling a temporary vacancy of an approved, budgeted
      on-site position; and

              

      

    

    
      

       

      
        	
                (c)  

              	
                costs
      of providing the reports and documents to be provided pursuant to the
      provisions hereof, other than the costs and expenses incurred by Manager's
      on site staff and the Auditor's services
  hereunder.

              

      

    

    
      

       

      2.9      Services
with Respect to Financing.

    

    
      

       

      
        	
                (A)
             

              	
                Manager
      shall, at the expense of Owner, in accordance with the approved Budgets
      unless otherwise provided herein, duly and punctually pay and perform on
      behalf of Owner all of those Owner's obligations so requested by Owner for
      any Property acquisition financing (or any refinancing thereof) (“Financing”) and shall
      use its commercially reasonable efforts to comply with all of the terms
      and provisions of any documents executed and delivered by Owner relating
      to a Financing (collectively, the "Financing
      Documents").

              

      

    

    
      

       

      
        	
                (B)  
           

              	
                Each
      of Manager and Owner shall promptly notify the other upon learning of any
      default, or event of default or event which, with the giving of notice or
      the passage of time or both, might constitute a default or an event of
      default under any Financing Document. Manager shall consult with Owner
      concerning the action to be taken with respect thereto and, at the expense
      of Owner, take such action as Owner shall
  direct.

              

      

    

    
      

       

      
        	
                (C)     
        

              	
                Without
      the consent of Owner, Manager (i) shall not modify, or in any way alter,
      the provisions of any Financing Documents and (ii) shall not take any
      action, or omit to take any action, or give any notice, the taking,
      omission or giving of which might result in the occurrence of a default by
      Owner under any Financing Documents to the extent such terms and
      provisions are provided by Owner to Manager in
  writing.

              

      

    

    
      

       

      
        	
                (D) 
           

              	
                Each
      of Manager and Owner shall promptly notify the other upon receiving any
      notice under any Financing Documents (and furnish a copy of the notice
      received by it with its notice to the other party) of any default, event
      of default or condition which, with the giving of notice or the passage of
      time or both, might result in a default or event of default by Owner under
      any Financing Documents. Manager shall consult with Owner concerning the
      action to be taken with respect thereto and, at the expense of Owner,
      shall take such reasonable action as Owner shall
  direct.

              

      

    

    
      

       

      15

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      
        	
                (E)      
        

              	
                Upon
      written request by Owner, Manager shall prepare all information, schedules
      and reports necessary to calculate and/or support the covenants in any
      Financing Documents encumbering the Property or as are otherwise required
      to be provided by Owner under such Financing Documents, including, but not
      limited to, preparing rent rolls, delivering historic income and expense
      data for Financings, and providing debt covenant compliance information
      including, but not limited to, rent rolls, annual budgets, audited
      financial statements and debt service coverage ratio
      calculations.

              

      

    

    
      

       

       
2.10    Notification of Sale or Financing
Transaction.

    

    
      

       

      Notwithstanding
anything to the contrary set forth in this Agreement, it shall be a material
covenant of Owner under this Agreement that Owner deliver a written notice to
Manager promptly upon becoming aware that any person is offering or otherwise
marketing the Property for sale or offering the property as collateral in
connection with or arising from any Financing, Owner's failure to comply with
the foregoing covenant shall constitute a material default under this Agreement,
entitling Manager to terminate this Agreement upon not less than 30 days' notice
to Owner.

    

    
      

       

      3.           Services
with Respect to Property Sales and Post Sale-Closing

    

    
      
 

      With
respect to any potential sale of the Property, the Manager shall cooperate in
good faith with Owner during the due diligence process and, as necessary,
perform the following duties and obligations during and after the sale
process:

    

    
      

       

      
        	
                                       (i)

              	
                Prepare
      current rent rolls, historic income and expense data and such other
      materials necessary to offer the Property for
  sale.

              

      

    

    
      

       

      
        	
                             
      (ii)

              	
                Process
      information requests as reasonably requested by Owner, or due diligence
      requests of potential buyers, including providing access to Lease files,
      financial statements, service contracts, and supporting billing and
      disbursement documentation.

              

      

    

    
      

       

      
        	
                             
      (iii)

              	
                Prepare
      and provide schedules and support for closing adjustments, including
      revenue and expense prorations and, if necessary, reconciliations of
      estimated billed recoverable expenses versus actual
    expenses.

              

      

    

    
      

       

      
        	
                              (iv)

              	
                Prepare
      final accounting for the sale of the Property and, as necessary,
      participate in the fieldwork and preparation of the financial statements
      or audited financial statements to be prepared by the Auditor,
      including, but not limited to, providing access to the Property's books
      and records and having qualified personnel available during normal
      business hours to answer any questions which may arise during the
      fieldwork.

              

      

    

    
      

       

      
        	
                        (v)

              	
                Prepare
      the final expense and recoverable expense reconciliations relating to the
      proration of revenues and expenses for the sale of the
      Property.

              

      

    

    
      

       

      16

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      
        	
                            
      (vi)

              	
                Process
      any invoices, if applicable and as approved by Owner, for payments made
      relating to property expenses for a period not to exceed sixty (60) days
      after the sale date.

              

      

    

    
      

       

      
        	
                            
      (vii)

              	
                Prepare,
      upon the request of Owner, a final schedule of distributions to be
      made.

              

      

    

    
      

       

      
        	
                            
      (viii)

              	
                After
      processing property disbursements and distributions, Manager shall close
      all bank accounts for which it has
  authorization.

              

      

    

    
      

       

      
        	
                        (ix)

              	
                Aid
      in the preparation of any buyer (or its lender) required third party
      reports.

              

      

    

    
      

      
        	
                            
      (x)

              	
                Aid
      in site visits and/or due diligence requests of buyers (or their
      lenders).

              

      

                          

    

    
       

      Post-closing
duties and obligations may span a period not to exceed sixty (60) days. The
monthly Management Fee covering the post-closing period shall be the greater of
50% of the previous 12 month average Management Fee or $ 1,500 paid monthly for
such 60 days.

    

    
      

       

      4.           Insurance

    

    
      

       

      4.1      Owner’s
Insurance

    

    
      

       

      Owner
shall maintain in full force and effect with respect to the Property and any
personal property of Owner located at the Property and used in connection
therewith, insurance policies satisfactory to Owner (or as required under any
Financing Documents) issued by insurance companies having an A.M. Best General
Policyholder's Service rating of not less than "A-,Vin" (or otherwise
satisfactory to Owner), which are licensed, or approved to do business, in the
state in which the Property is located and which are otherwise satisfactory to
Owner. Manager shall obtain same at Owner's expense, subject to the review and
acceptance of all coverage by Owner. All policies maintained by or for the
benefit of Owner shall provide the following
coverages:   .

    

    
      

       

      
        	
                (A)    
        

              	
                "All
      Risk" property damage insurance including, without limitation, fire,
      flood, sprinkler leakage, water damage and earthquake coverage, if
      applicable and available at commercially reasonable rates, in an amount
      and with an agreed amount endorsement equal to the lesser of (i) an amount
      sufficient to prevent Owner from becoming a co-insurer in any loss under
      the policy or (ii) equal to the replacement cost of the Property, and a
      deductible reasonably approved by Owner. The policies of insurance carried
      in accordance with this Section 4.1(A) shall contain (y) a replacement
      cost endorsement without deduction for depreciation or obsolescence and
      (z) a waiver of subrogation clause, all in form reasonably satisfactory to
      Owner and Lender;

              

      

    

    
      

       

      
        	
                (B)      
       

              	
                Rental
      value insurance on the Property, if applicable, with a minimum twelve (12)
      month indemnity period;

              

      

    

    
      

       

      17

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      
        	
                (C)      
       

              	
                Business
      Interruption Insurance, if applicable, on an eighty percent (80%) Gross
      Earnings Form, with a minimum twelve (12) month indemnity period and
      including ordinary payroll
coverages;

              

      

    

    
      

       

      
        	
                (D)     
       

              	
                Commercial
      General and Excess Liability Insurance, written on an occurrence basis,
      including blanket contractual liability, products and completed operations
      and personal injury coverage with a combined single limit for any one
      occurrence of $5,000,000 or such higher limit as Owner may from time to
      time reasonably request. Such requirement may be satisfied by a layering
      of Commercial General Liability, Umbrella and Excess Liability policies,
      but in no event will the liability insurance be written for an amount less
      than $5,000,000 combined single limit for bodily injury and property
      damage liability.

              

      

    

    
      

       

      
        	
                              
      (E)

              	
                Boiler
      and Machinery Breakdown Direct Damage Insurance and third party liability
      coverage (if not covered under the Commercial General Liability Policy)
      with
      full comprehensive coverage on a repair and replacement basis for all HVAC
      equipment,
      electrical equipment, boilers and machinery which form a part of the Property
      including Business Interruption Coverage for Loss of Rental Income in
      connection
      therewith in accordance with Section 4.1(C)
      hereof;

              

      

       

      
      

       

    

    
      
        	
                              
      (F)

              	
                During
      the course of any construction or repair of Improvements or during the
      course
      of Restoration on the Property (other man Tenant leasehold Improvements),
      Builder's Risk Insurance on a completed value basis and on a non-reporting
      form against "all risks of physical loss," including flood (if available
      at commercially reasonable rates), earthquake (if available at commercially
      reasonable rates), collapse and transit coverage (if available at commercially
      reasonable rates), during construction of such Improvements or Restoration,
      with deductibles reasonably satisfactory to Owner, covering the replacement
      cost value of work performed and the equipment, supplies and materials
      furnished (unless such equipment, supplies and materials are required to
      be
      insured by contractors or vendors) and rent loss insurance for a period
      not less than
      twelve (12) months in an amount reasonably satisfactory to Owner. Such
      policy
      of insurance shall contain a permission to occupy upon completion of work
      or occupancy" endorsement, a waiver of coinsurance or an agreed amount
      endorsement
      and an agreement by the insurer that following a loss, the insurer will
      pay to the insured (i) the full value of the loss (less the deductible),
      provided that
      Owner is required to or elects to rebuild or (ii) the actual cash value of
      the loss
      in the event Owner is not required to or does not elect to rebuild;
      and

              

      

       

    

    
       

      
        	
                             
      (G)

              	
                Such
      other insurance with respect to the Property, in such amounts as Owner (or
      any
      Lender in connection with a Financing) from time to time may require
      against such
      other insurable hazards which at the time are commonly insured against for
      Comparable
      Properties.

              

      

       

    

    
       

      Manager
shall submit all insurance policies it obtains on behalf of Owner pursuant to
this Section 4.1 for Owner's and Lender's, if applicable, review and approval.
Manager will obtain and maintain all insurance coverages referenced in this
Section 4.1 so as to be in

    

    
      

       

      18

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

       

    

    
      
        	
                 

              	
                compliance
      with Financing Document requirements (in the event of any conflict between
      the provisions set forth in this Section 4.1 and the insurance
      requirements imposed under the Financing Documents, the insurance
      requirements imposed under the Financing Documents shall govern and
      control).

              

       

      4.2      Manager's
Insurance

    

    
      

       

      Manager
shall, at the expense of Manager, maintain in full force and effect insurance
policies with respect to^ the employees of Manager in form reasonably
satisfactory to Owner (or as required under any Financing Documents) and issued
by insurance companies having: an A.M. Best General Policyholder's Service
rating of not less than "A-,VTII" which are licensed in the state in which the
Property is located and which are otherwise reasonably satisfactory to Owner.
Such policies shall provide the following coverage:

    

    
      

       

      
        	
                (A)    
       

              	
                Worker's
      compensation and employer's liability insurance subject to the statutory
      limits of the state in which the Property is located. Manager shall
      provide Owner with a certificate evidencing such
  coverage.

              

      

    

    
      

       

      
        	
                (B)    
       

              	
                Comprehensive
      automobile liability insurance covering owned, non-owned, and hired
      vehicles in an amount not less than $1,000,000 combined single limit for
      bodily injury and property damage. Such requirements may be satisfied by
      layering of comprehensive automobile liability, umbrella and excess
      liability policies.

              

      

    

    
      

       

      
        	
                (C)    
       

              	
                Fidelity
      bond and computer crime insurance with an annual limit of a minimum of
      $1,000,000 for each director, officer, employee or agent of Manager
      associated with the management of the Property including the handling of
      receipts and disbursements.

              

      

    

    
      

       

      
        	
                (D)  
        

              	
                Commercial
      general and umbrella liability insurance, written on an occurrence -
      basis, in an amount not less than $1,000,000 and $10,000,000,
      respectively. Such umbrella liability insurance shall apply in excess of
      the commercial general liability insurance and the insurance required in
      Sections 4.2(a) and 4.2(b).

              

      

       

      
      

    

    
       

      
        	
                (E)   
       

              	
                Professional
      liability insurance with an annual limit not less than $1,000,000 per
      occurrence
      and in the aggregate with an extended period of indemnity. Such insurance
      policy shall survive the termination or expiration of this Agreement for
      a
      minimum period of two (2) years following the expiration or termination of
      this Agreement.

              

      

       

      
      

       

    

    
      Manager
will obtain and maintain all insurance coverages referenced in this Section 4.2
so as to be in compliance with Financing Document requirements (in the event of
any conflict between the provisions set forth in this Section 4.2 and the
insurance requirements imposed under the Financing Documents, the insurance
requirements imposed under the Financing Documents shall govern and
control).

    

    
      

       

      19

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      4.3           Blanket
Insurance

    

    
      

       

      Subject
to Owner's (and Lender's, if applicable) prior consent, Manager may effect any
coverage required under this Article 4 under a blanket insurance policy
reasonably satisfactory to Owner, provided that (i) any such policy of blanket
insurance either shall specify therein, or the insurer under such policy shall
certify to Owner, (a) the maximum amount of the total insurance afforded by the
blanket policy allocated to the Property and (b) any sublimits in such blanket
policy applicable to the Property, which amounts shall not be less than the
amounts required pursuant to this Article 4; (ii) any such policy of blanket
insurance shall comply in all respects with the other provisions of this Article
4; (iii) the protection
afforded under any policy of blanket insurance hereunder shall be no less than
that which would have been afforded under a separate policy or policies relating
only to the Property, and (iv) the coverages under such blanket policies
otherwise conform in all respect to the insurance requirements imposed by the
Financing Documents.

    

    
      

       

      4.4           Policies

    

    
      

       

      
        	
                (A)   
        

              	
                The
      insurance maintained under Section 4.1 shall name Owner as the Insured and
      Manager, Lender and such other affiliated parties as additional insureds
      as their interests may appear. Such insurance may also be extended to name
      other persons as Owner may specify or as Lender may require, from time to
      time, as additional insureds as their interests may
  appear.

              

      

    

    
      

       

      
        	
                (B)    
       

              	
                The
      insurance maintained under Section 4.2 shall name Manager as the insured
      thereunder. The insurance maintained under Section 4.2(B) and (D) shall
      name Owner, Lender and such other persons as Owner may specify or as
      Lender may require, from time to time, as additional insureds as their
      interests might appear.

              

      

    

    
      

       

      
        	
                (C)  
        

              	
                All
      insurance maintained under this Article 4 shall provide that (i) no
      cancellation or reduction thereof shall be effective until at least thirty
      (30) days after receipt by Owner, Lender and Manager of written notice
      thereof and (ii) all losses shall be payable notwithstanding any act or
      negligence of any Tenant (or its guests or invitees) or Manager or its
      partners, directors, officers, employees or agents which might, absent
      such agreement, result in a forfeiture of all or part of such insurance
      payment and notwithstanding (a) the occupation or use of the Property for
      purposes more hazardous than permitted by the terms of such policy, or (b)
      any foreclosure or other action or proceeding taken pursuant to the
      provision of any mortgage with respect to the Property or (c) any change
      in title or ownership of the Property. As used herein, the term “Insurance Requirements”
      shall mean the terms and conditions of the insurance policies
      required to be obtained and maintained by Manager under this Article 4 and
      the insurance requirements of the Financing
  Documents.

              

      

    

    
      

       

      
        	
                (D)   
       

              	
                Manager
      shall furnish to Owner and Lender, upon request, certificates of insurance
      or other evidence satisfactory to Owner of the renewal thereof, and
      evidence satisfactory to Owner and Lender of payment of the premiums
      therefor.

              

      

    

    
      

       

      20

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

    

    
      

      
        	
                 

              	
                
                  Upon
      Owner's request, Manager shall deliver a copy of each policy certified to
      be a true copy by the insurer or insurance broker with respect to such
      policy.

                

              

      

       

      
        	
                (E)    
       

              	
                Manager
      shall also cooperate with Owner in procuring and maintaining Law/Ordinance
      Insurance for Zoning/Parking issues, as and where required by Lender or
      Owner.

              

      

    

    
      

       

      4.5           Payment
of Premiums by Owner

    

    
      

       

      If
Manager fails to maintain the insurance required to be maintained under this
Article 4 or fails to deliver evidence of insurance, Owner may, but shall not be
obligated to, obtain such insurance and pay the premiums therefore and in the
case of the insurance described in Section 4.2 or the duplication of any other
insurance described in Article 4, Manager shall, on demand, reimburse Owner for
all actual sums advanced and reasonable expenses incurred in connection
therewith.

    

    
      

       

      4.6           Claims

    

    
      

       

      In the
event of a loss related to the Property under any of the insurance policies
described in Sections 4.1 and 4.2(B), (C) and (D), Manager shall, if Manager has
knowledge of the loss, promptly after learning of same, file a claim on behalf
of Owner (and any other party that is also named insured) and use commercially
reasonable efforts to diligently monitor such claim on behalf of such insured
party and cooperate in good faith with any appointed representatives,
consultants and adjusters retained by or on behalf of the insurance companies'
interests. Manager shall also notify Lender of such loss to the extent notice is
required under any Financing Documents.

    

    
      

       

             
4.7       Subrogation                                 [Intentionally
Deleted]

       

      5.         Manager's
Compensation

    

    
      

       

          5.1      Management
Fees

    

    
      

       

      
        	
                (A)    
       

              	
                Owner
      shall pay Manager, and Manager shall accept, as compensation for Manager's
      management services during the Term a fee on a monthly basis in an amount
      equal to four percent (4%) of Gross Receipts actually collected by Manager
      during that month (the “Management Fee”).
      Notwithstanding the foregoing, Manager acknowledges that the Financing
      Documents may impose limitations on Owner's ability to pay such Management
      Fee under certain enumerated conditions, with Owner not to be considered
      in default of this Agreement should the full Management Fee not be paid to
      Manager when such conditions
exist.

              

      

    

    
      

       

      
        	
                (B)      

              	
                The
      Management Fee for any month shall be estimated and paid as an Operating
      Expense on the 10th day of the month to which it relates. Reconciliation
      and true up of the Management Fee estimate will be calculated as part of
      the month end close out and will be paid as an Operating Expense on the
      10th
      day of the

              

      

    

    
      

       

      21

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

       
following month.  Subject to  Section 2.8(B) and (C),
Manager is hereby authorized to pay itself the Management Fee from the Operating
Account.

    

    
      

       

      
        	
                (C)  

              	
                For
      the purposes of this Section 5.1, the term “Gross Receipts” shall
      mean all amounts actually collected as rents or other charges for use or
      occupancy of space or facilities in the Property, including furniture
      rental, forfeited security deposits, pet fees, non-refundable application
      fees, decorating fees, late charges, collections from residents for water,
      sewer, electric, gas, oil and trash, royalties received for laundry
      equipment/services, cable/telephone/Internet services, insurance proceeds
      received as business loss compensation (to the extent Lender allows same
      to be collected by Owner), and all other miscellaneous income with respect
      to the Property, but excluding other receipts, such as interest or
      investment income, tenant security deposits (unless and until forfeited),
      insurance proceeds received as replacement cost, tax refunds, condemnation
      awards, dividends on insurance policies and proceeds of any other capital
      event or sale of the Property or related personal property (or any portion
      thereof).

              

      

    

    
      

       

      
        	
                (D)  

              	
                Manager
      shall pay to BR Springhouse Managing Member, LLC ("Managing Member LLC")
      an "Oversight Fee"
      of one percent (1%) payable from the Management Fee earned each month as
      defined above (for the avoidance of doubt the amount re-allowed to
      Managing Member LLC will be the equivalent of 25% of the Management Fee,
      so that Managing Member LLC has been re-allowed 1% of the monthly Gross
      Receipts and Manager has been compensated 3% of the monthly Gross
      Receipts).

              

      

    

    
      

       

      5.2            Construction
Management Fees

    

    
      

       

      Five
Percent (5%) of the cost of any capital project exceeding $10,000 (which items
have been approved by Owner and have been itemized in the approved Budget) but
not including regular recurring interior capital replacements such as carpet,
floor vinyl and appliance replacements. Additionally, if the services of a
capital projects manager is required and has been approved by Owner, such
capital projects manager will charge to the Property $40.00 per hour for time
worked plus travel time, travel expenses and accommodations
expenses.

    

    
      

       

      5.3            Renovation/Capital
Projects/Insurance Rehabilitation Fees

    

    
       

       
Not Applicable.

    

    
      

       

      5.4 For Capital Event (Refinance, Sale,
etc.) 

       

      Not
applicable.

    

    
      

       

      5.5 Payroll
Handling Fee

    

    
      

       

      $12.00
per employee per payroll period.

    

    
      

       

      22

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      5.6      Training

    

    
      

       

      As
approved in advance in writing by Owner, Manager will charge the Property for
the direct costs of travel and accommodations for Manager's on-site personnel
for attendance at required training and corporate conference
events,

    

    
      

       

      6.        Term

    

    
      

       

      6.1           Term

    

    
      

       

      The term
shall commence as of the date hereof and shall expire on the second (2nd)
anniversary of the date hereof (the "Initial Term")* unless
extended or sooner terminated as hereinafter provided.

    

    
      

       

      6.2           Extension

    

    
      

       

      After the
expiration of the Initial Term, subject to termination under Section 6.3, the
term of this Agreement ("Term")
shall be automatically extended on an annual basis unless terminated by
Owner or Manager by written notice to the other party given not less than thirty
(30) days' prior to the end of the Initial Term or the then current Term, as
applicable.

    

    
      

       

      6.3           Termination

    

    
      

       

      
        	
                (A)    
       

              	
                In
      the event of the sale of all or substantially all of Owner's interest in
      the Property (including any sale by agreement, foreclosure or otherwise),
      this Agreement shall terminate upon the consummation of such
      sale.

              

      

    

    
      

       

      
        	
                (B)    
        

              	
                If
      any one or more of the following events (each an "Event of Default")
      shall occur and be
continuing:

              

      

    

    
      

       

      
        	
                (i)     
        

              	
                if
      Manager shall assign this Agreement or delegate its duties hereunder
      without the prior written consent of
Owner;

              

      

    

    
      

       

      
        	
                (ii)     
       

              	
                if
      any material license, permit or qualification held by Manager and
      necessary for the performance of its duties or services hereunder shall be
      terminated or suspended, and such termination or suspension, as the case
      may be, is not reversed within fifteen (15) days following notice thereof
      by the applicable licensing authority or
Owner;

              

      

    

    
      

       

      
        	
                (iii)
            

              	
                if
      Manager or any of its Affiliates or any of their directors, partners,
      officers agents, representatives, contractors or employees shall
      misappropriate any funds of Owner or otherwise be guilty of gross
      negligence, willful misconduct, bad faith, fraud, malfeasance, breach of
      fiduciary duty, or criminal misconduct in connection with Manager's duties
      hereunder;

              

      

    

    
      

       

      23

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      
        	
                (iv)    
       

              	
                if
      Manager or Owner shall fail to pay any amount payable to the other party
      under this Agreement when due and such default shall continue for ten (10)
      days after notice thereof to the defaulting
  party;

              

      

    

    
      

       

      
        	
                (v)    
        

              	
                (a)
      if Manager or Owner shall fail to comply with any provision of this
      Agreement (other than those described in Section 6.3(B)(i) through (iv)
      and (vi) through (viii)) and such default shall continue for ten (10) days
      after notice of such default is given by Owner to Manager; or (b) if such
      default cannot reasonably be cured within such ten (10) day period, if
      Manager or Owner shall fail to commence the curing of such default within
      such ten (10) day period (and to notify the other party within such ten
      (10) day period that Manager or Owner has commenced such cure and will
      prosecute such cure diligently and complete the same, which notice shall
      specify Manager's or Owner's estimate of the time period within which such
      cure will be completed) or, thereafter, shall fail to prosecute such cure
      diligently and complete the same within sixty (60) days; or (c) if, after
      the ten (10) day period described in clause (a) of this Section 6.3(B)(v),
      the other party is subject to any criminal liability or unbonded civil
      liability, the Property is subject to any unbonded Lien or the
      non-defaulting party or the Property is subject to any material risk of
      loss by reason of the defaulting party's failure to comply with such
      provision of this Agreement;

              

      

    

    
      

       

      
        	
                (vi)    
        

              	
                if
      Manager shall fail to follow any lawful direction of Owner or Lender with
      respect to the Property which direction complies with this Agreement and
      such default shall continue for three (3) Business Days after notice of
      such default is given by Owner to
Manager;

              

      

    

    
      

       

      
        	
                (vii)     

              	
                (a)
      if Manager or Owner shall commence a voluntary case or other proceeding
      seeking liquidation, reorganization or other relief with respect to itself
      or its debts under any bankruptcy, insolvency, reorganization or other
      similar law now or hereafter in effect or seeking the appointment of a
      trustee, receiver, liquidation, custodian or other similar official of its
      or any substantial part of its property, or shall consent to any such
      relief or to the appointment of or taking possession by any such official
      in an involuntary case or other proceeding commenced against it, or shall
      make a general assignment for the benefit of creditors, or shall fail
      generally to pay its debts as they become due, or shall take any corporate
      action to authorize any of the foregoing; or (b) if an involuntary case or
      other proceeding shall be commenced against Manager or Owner seeking
      liquidation, reorganization or other relief with respect to it or its
      debts under any bankruptcy, insolvency, reorganization or other similar
      law now or hereafter in effect or seeking the appointment of a trustee,
      receiver, liquidate, custodian or other similar official of it or any
      substantial part of its property, and such involuntary case or other
      proceeding shall remain undismissed and unstayed for a period of sixty
      (60) days; or (c) if an order for relief shall be entered against
      Manager  or Owner under
any

              

      

    

    
      

       

      24

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      bankruptcy,
insolvency, reorganization or other similar law now or hereafter in
effect;

    

    
      

       

      
        	
                (viii)
          

              	
                if
      there shall be a dissolution or termination of the corporate existence of
      Manager or Owner by merger, consolidation or otherwise;
  or

              

      

    

    
      

       

      
        	
                (ix)     
        

              	
                if
      (a) Manager shall fail to provide Owner with any report required under
      Section 2.6 hereof and same causes Owner to be in default under the terms
      of the Financing Documents or (b) if fraud or any material
      misrepresentation or material omission by Manager in connection with any
      report required under Section 2.6 hereof leads to a corresponding
      declaration of a default by Owner under the terms of the Financing
      Documents, or (c) if Manager fails to deliver the books, records and
      accounts of the Property to Owner when required to do pursuant to Section
      2.6(G)(v) above.

              

      

    

    
      

       

      then,
while any such Event of Default shall be continuing, the non-defaulting party
shall have the right to terminate this Agreement by notice to the defaulting
party and to exercise any and all other rights and remedies available under this
Agreement and at law or in equity. Notwithstanding anything to the contrary
contained herein while any such Event of Default shall be continuing beyond any
applicable cure period, the non-defaulting party may, at its option, elect to
terminate this Agreement. In the case of an Event of Default specified in
Paragraph 6.3(B)(ix)(a) or (c), the Manager shall be responsible for
reimbursement of any personal liability incurred by Owner, or the guarantors of
the Financing, under the Financing Documents relating
thereto.

    

    
      

       

      
        	
                (C)  
        

              	
                Notwithstanding
      anything to the contrary contained herein, Owner shall have the right to
      terminate this Agreement upon thirty (30) days' prior notice' to the
      Manager, with or without
cause.

              

      

    

    
      

       

      
        	
                (D) 
         

              	
                Notwithstanding
      anything to the contrary contained herein, Manager shall have the right to
      terminate this Agreement upon sixty (60) days' prior notice to the Owner,
      with or without cause.

              

      

    

    
      

       

      
        	
                (E) 
          

              	
                In
      the case of an Event of Default under Sections 6.3 (B) (vii) (a) or (c),
      the notice of
      termination shall be deemed to have been given upon the occurrence of such
      Event
      of Default.

              

      

       

      
      

       

    

    
      
        	
                (F)  
         

              	
                Following
      the expiration or termination of this Agreement, Manager shall cooperate
      in good faith with Owner and Owner's agents, employees and representatives
      (and Lender and its representatives, where applicable) to effectuate
      an orderly transition in connection with the management and/or operation
      of the Property. Following the expiration or termination of this Agreement,
      Manager shall promptly deliver to Owner (or such other party as is designated
      by any Lender) (i) all books, records, leases, agreements, and other documents
      and instruments in Manager's possession or control relating to
      the

              

      

       

      
      

    

    
       

      25

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      Property,
or the management or operation thereof, (ii) the unused inventory of all
supplies, materials, tools and equipment owned by Owner and used in connection
with the management and/or operation of the Property, and (hi) all keys to any
locks on the Property and security codes then in the possession of Manager,
together with any plans and specifications pertaining to the Property then in
the possession of Manager. The provisions of this Section 6.3(F) shall survive
the expiration or termination of this Agreement.

    

    
      

       

      7.           Miscellaneous

    

    
      

       

      7.1           Notices

    

    
      

       

      All
notices, requests, permissions, waivers and other communications (individually
and collectively, a “Notice”) to either party
hereunder shall be in writing and, unless otherwise specified herein, shall be
delivered by hand, facsimile, United States registered or certified mail, return
receipt requested, United States Express Mail, Federal Express, Airborne Express
or any other national overnight express delivery service (in each case postage
or delivery charges paid by the party giving such communication) addressed to
the party to whom such communication is given at its address or facsimile number
set forth in Part I.

       

      Unless
otherwise specified herein, each such Notice addressed and given as set forth
above shall be effective (i) the date of receipt of such Notice, or attempted
delivery of such Notice if receipt is refused; and (ii) if sent by mail as
aforesaid, the date which is seventy-two (72) hours after such Notice is
deposited in the mail, postage prepaid as aforesaid. Owner or Manager may change
its address under this Section 7.1 by delivering Notice to the other party
provided that no such address shall be located outside of the United States of
America. . -.

    

    
      

       

      7.2           Representations
and Warranties

    

    
      

       

      
        	
                (A)     
      

              	
                Manager
      represents and warrants to Owner that (i) Manager is a limited
      liability company
      duly organized and validly existing and in good standing under the laws of
      the State
      of North Carolina and has all requisite power and authority to
      carry on its business as now conducted and to execute, deliver and perform
      its obligations under this Agreement; (ii) the execution, delivery and
      performance by Manager of this Agreement are within its power, have been
      authorized by all necessary corporate action and do not contravene any
      provision of its operating agreement or certificate of formation; (iii)
      this Agreement has been duly executed and delivered by Manager; (iv) this
      Agreement is a valid and binding obligation of Manager; (v) the execution,
      delivery and performance by Manager of this Agreement does not conflict
      with or result in a breach of any of the provisions of, or constitute a
      default under, any bond, note or other evidence of indebtedness,
      indenture, mortgage, deed of trust, loan agreement or similar instrument,
      any Lease or any other material agreement or contract by which Manager, or
      its activities or the Property, is bound or any applicable law or order,
      rule or regulation of any court or governmental authority having
      jurisdiction over Manager, its activities or the Property; and (vii) to
      Manager's knowledge, no order, permission, consent, approval, license
      (other than those already held
by

              

      

    

    
      

       

      26

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      Manager),
authorization, registration or filing by or with any governmental authority
having jurisdiction over Manager, its activities or the Property is required for
the execution, delivery or performance by Manager of this
Agreement.

    

    
      

       

      
        	
                (B)    
        

              	
                Owner
      represents and warrants to Manager that (i) Owner is duly organized and
      validly existing and in good standing under the laws of the State of
      Delaware and has all requisite power and authority to carry on its
      business as now conducted and to execute, deliver and perform its
      obligations under this Agreement; (ii) the execution, delivery and
      performance by Owner of this Agreement are within its power, have been
      authorized by all necessary corporate action and do not contravene any
      provision of its operating agreement or certificate of formation; (iii)
      this Agreement has been duly executed and delivered by Owner; (iv) this
      Agreement is a valid and binding obligation of Owner; (v) the execution,
      delivery and performance by Owner of this Agreement do not conflict with
      or.result in a breach of any of the provisions of, or constitute a default
      under, any bond, note or other evidence of indebtedness, indenture,
      mortgage, deed of trust, loan agreement or similar instrument, any Lease
      or any other material agreement or contract by which Owner, or its
      activities or the Property is bound or any applicable law or order, rule
      or regulation of any court or governmental authority having jurisdiction
      over Owner, its activities or the Property; and (vii) to Owner's
      knowledge, no order, permission, consent, approval, license (other than
      those already held by Owner), authorization, registration or filing by or
      with any governmental authority having jurisdiction over Owner, its
      activities or the Property is required for the execution, delivery or
      performance by Owner of this
Agreement.

              

      

    

    
      

       

      7.3           No
Partnership, etc.

    

    
      

       

      Nothing
in this Agreement shall be construed as making Owner or Manager partners, joint
ventures or members of a joint enterprise or as creating between Owner and
Manager any employer employee relationship.

    

    
      

       

      7.4           Severability

    

    
      

       

      If any
provision of this Agreement or the application thereof to any person or
circumstances shall be held invalid, or unenforceable, the other provisions of
this Agreement or the application of such provision to other persons or
circumstances shall not be effected thereby but shall continue to be valid and
enforceable to the fullest extent permitted under applicable
law.

    

    
      

       

      7.5           Modification

    

    
      

       

      Except as
specified herein, no provision of this Agreement shall be modified, waived or
terminated except by an instrument in writing signed by the party against whom
such modification, waiver or termination is to be enforced.

    

    
      

       

      27

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      7.6           Successors
and Assigns

    

    
      

       

      
        	
                (A)    
       

              	
                This
      Agreement shall be binding upon and inure to the benefit of Manager and
      Owner and their respective successors and permitted assigns, and all
      references in this Agreement to "Manager" and "Owner" shall include
      the respective successors and permitted assigns of such
      parties.

              

      

    

    
      

       

      
        	
                (B)   
        

              	
                Notwithstanding
      anything to the contrary contained herein, Manager shall not assign this
      Agreement or delegate its duties and obligations hereunder without the
      prior written consent of Owner, which consent may be granted or withheld
      in the sole and absolute discretion of Owner, and without the prior
      written consent of Lender should such consent be required pursuant to the
      terms of the Financing
Documents.

              

      

    

    
      

       

      7.7           Limitation
of Liability

    

    
      

       

      Notwithstanding
anything to the contrary, if Manager shall recover any judgment against Owner in
connection with this Agreement, Manager shall look solely to Owner's interest in
the Property for the collection or enforcement of any such judgment, and no
other assets of Owner shall be subject to levy, execution or other process for
the satisfaction or enforcement of such judgment, and neither Owner nor any
person having an interest in Owner shall be liable for any deficiency. Manager's
employees, officers, directors, members and shareholders shall not be personally
liable for any of Manager's liabilities arising under this
Agreement.

    

    
      

       

      7.8           Governing
Law

    

    
      

       

      This
Agreement shall be governed by and construed in accordance with the laws of the
State in which the Property is located, without regard to principles of
conflicts of laws. Manager and Owner, after consulting or having had the
opportunity to consult with counsel, knowingly, voluntarily and intentionally
waive any right they may have to a trial by jury in any action brought with
respect to this Agreement or any of the transactions contemplated by this
Agreement or any course of conduct, dealing, statements (whether oral or
written) or actions of any party to this Agreement. Manager and Owner shall not
seek to consolidate, by counterclaim or otherwise, any such action in which a
jury trial has been waived with any other action in which a jury trial cannot be
or has not been waived. These provisions shall not be deemed to have been
modified in any respect or relinquished by either party except by a written
instrument executed by such party.

    

    
      

       

      7.9           Counterparts

    

    
      

       

      This
Agreement maybe signed in any number of counterparts, each of which shall be
deemed to be an original, with the same effect as if the signatures thereto and
hereto were on the same instrument.

    

    
      

       

      28

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      7.10           Exclusive
Benefit

    

    
      

       

      Neither
this Agreement nor any provision hereof nor any service, relationship or other
matter alluded to herein shall inure to the benefit of any third party (except a
successor or assign of Owner and its mortgagees, if any), to any trustee in
bankruptcy, to any assignee for the benefit of creditors, to any receiver by
reason of insolvency, to any other fiduciary or officer representing a bankrupt
or insolvent estate of either party, or to the creditors or claimants in such an
estate. Without limiting the generality of the foregoing sentence, it is
specifically understood and agreed that insolvency or bankruptcy of either party
hereto shall, at the option of the other party, void all rights of such
insolvent or bankrupt party hereunder (or as many of such rights as the other
party shall elect to void) except to receive any moneys which are due to the
insolvent or bankrupt party.

    

    
      

       

      7.11           Attorneys'
Fees

    

    
      

       

      If either
party hereto shall obtain a judgment against the other party in connection with
a dispute arising under or in connection with this Agreement (whether in an
action or through arbitration), such party shall be entitled to recover its
court (or arbitration) costs, and reasonable attorneys' fees and disbursements
incurred in connection therewith and in any appeal or enforcement proceeding
thereafter, in addition to all other recoverable costs. Similarly, should either
party hereto be made a party to, or otherwise is required to participate to
protects its interests hereunder in, any proceeding described in Section
6.3(B)(vii) involving the other party hereto, then such party shall be entitled
to recover its court costs, and reasonable attorneys' fees and disbursements
incurred in connection therewith and in any appeal or enforcement proceeding
thereafter, in addition to all other recoverable costs.

    

    
      

       

      7.12           Nondiscrimination

    

    
      

       

      Manager
hereby agrees, warrants and assures that no person shall be excluded from
participation in, be denied benefits of, or be otherwise subjected to
discrimination in the performance of this Agreement or in the employment
practices of Manager on the grounds of disability, age, race, color, religion,
sex, national origin, or any other classification protected by Federal or state
constitutional or statutory law. Manager shall, upon request, show proof of such
nondiscrimination and shall post in conspicuous places, available to all
employees and applicants, notices of nondiscrimination as required by any
applicable Federal or state constitutional or statutory law.

    

    
      

       

      [SIGNATURES ON FOLLOWING
PAGE]

    

    
      

       

      29

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property
Management Agreement for Sprmghouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      

         

         

        IN
WITNESS WHEREOF, Owner and Manager have executed and delivered this Agreement as
of the date first above written.

         

        
          	 
      	 
      	 
      
	 
      	
                  Owner:

                	 
      
	 
      	 
      	 
      
	 
      	
                  BR
      SPRINGHOUSE. LLC

                
	 
      	 
      	 
      
	 
      	
                  By:

                	
                  BR
      SPRINGHOUSE KB, LLC,

                  a
      Delaware limited liability company,

                  its
      Manager

                
	 
      	 
      	 
      
	 
      	 
      	
                  By:
      __________________

                
	 
      	
                   

                	
                  Name:
      _________________

                
	 
      	 
      	
                  Title:
      _________________

                
	 
      	
                  Manager:

                
	 
      	 
      	 
      
	 
      	
                  HAWTHORNE
      RESIDENTIAL PARTNERS. LLC

                
	 
      	 
      	 
      
	 
      	 
      	 
      
	 
      	
                  By:

                	
                  /s/
      Edward M.
      Harrington

                
	 
      	 
      	 
      
	 
      	 
      	
                  Name:
      Edward M.
      Harrington

                
	 
      	 
      	 
      
	 
      	 
      	
                  Title:
      Managing Member

                
	 
      	 
      	 
      
	 
      	 
      	 
      
	 
      	
                  MANAGING
      MEMBER LLC (as to Section 5.1 (D)):

                
	 
      	 
      	 
      
	 
      	
                  BR
      SPRINGHOUSE MANAGING MEMBER, LLC

                
	 
      	 
      	 
      
	 
      	
                  By:

                	
                  BLUEROCK
      REAL ESTATE, L.L.C.,

                  a
      Delaware limited liability company,

                  its
      Manager

                
	 
      	 
      	 
      
	 
      	 
      	 
      
	 
      	 
      	
                  Jordan
      B. Ruddy

                  President

                

        

    

    
       

      30

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    
 

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

      

        

         

                  IN
WITNESS WHEREOF, Owner and Manager have executed and delivered this Agreement as
of the date first above written.

        
          	 
      	 
      	 
      	 
      
	 
      	
                  OWNER:

                
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	 
      	
                  BR
      SPRINGHOUSE, LLC,

                  a
      Delaware limited liability company

                
	 
      	 
      	 
      	 
      
	 
      	
                  By:

                	
                  BR
      SPRINGHOUSE KB, LLC,

                  a
      Delaware limited liability company,

                  its
      Manager

                
	 
      	 
      	 
      	 
      
	 
      	 
      	
                  By:

                	 
      
	 
      	 
      	 
      	/s/  
      Jordan B. Ruddy
	 
      	 
      	 
      	
                  Jordan
      B. Ruddy

                  President

                
	 
      	
                  MANAGER:

                
	 
      	 
      	 
      	 
      
	 
      	
                  HAWTHORNE
      RESIDENTIAL PARTNERS, LLC,

                  a
      North Carolina limited liability company

                
	 
      	 
      	 
      	 
      
	 
      	
                  By:

                	 
      	 
      
	 
      	 
      	
                   

                   Name

                	 
      
	 
      	 
      	
                   

                
	 
      	 
      	 
      Title:	 
      
	 
      	 
      	
                   

                
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	 
      	
                  MANAGING MEMBER LLC (as to Section 5.1
      (D)):

                
	 
      	 
      	 
      	 
      
	 
      	
                  BR
      SPRINGHOUSE MANAGING MEMBER, LLC, a Delaware limited liability
      company

                
	 
      	 
      	 
      	 
      
	 
      	
                  By:

                	
                  BLUEROCK
      SPECIAL OPPORTUNITY + 

                  INCOME
      FUND, LLC, 

                  a
      Delaware limited liability company, 

                  its
      Manager

                
	 
      	 
      	 
      	 
      
	 
      	 
      	
                  By:

                	
                  BLUEROCK
      REAL ESTATE, L.L.C., 

                  a
      Delaware limited liability company, 

                  its
      Manager

                
	 
      	 
      	 
      	
                   

                  /s/  
      Jordan B. Ruddy

                
	 
      	 
      	 
      	
                  Jordan
      B. Ruddy

                  President

                

        

    

    
       

      30

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    
      Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

    

    
      

       

      Exhibit
A

    

    
      Monthly
Reporting Package Due Date:   15th of each
month

      Delivery
Method: Electronic

    

    
      Monthly
Reporting Package Table of Contents

       

    

    
      (1) Balance
Sheet

       

      (2) Month-to-Date
and Year-to-Date Budget Comparison Report;

       

      (3) 13 Month
Rolling Profit and Loss Statement;

       

      (4) Statement
of Cash Flows;

       

    

    
      (5) Comparative
Balance Sheet showing current month and prior month balances; . 

       

      (6)  General
Ledger for the current month;

    

     

    
      (7) Variance
Report with narrative explanations of all material variances (*i.e, those exceeding the lesser of five
percent (5%) or $1,000 of an individual Budget category of income or expense
(actual compared to Budget) for the reporting period on a monthly and Fiscal
Year to date basis;

    

    
       

      (8) Rent Roll
as of month end close out;

    

    
       

      (9) Aged
Accounts Receivable Summary (i.e. Tenant Delinquent Report);

    

    
       

      (10) Accounts
Receivable activity statement itemizing for the reporting period the opening
rents receivable balance, the collected and billed rents, the closing rents
receivable balance and any advanced rent and security deposit
balances;

    

    
       

      (11) Monthly
Management Fee Calculation and Fiscal Year to date
reconciliation;

    

    
       

      (12) Aged
Payables schedule;

    

    
       

      (13) Market
Survey detailing leasing activity at the Property, the competitive environment
vacancy rate for the relevant market in which the Property is locate for the
current month.

    

    
       

      (14) Narrative/Executive
Summary reporting (i) general operations and performance; (ii) marketing/leasing
activity: (iii) monthly site activity; (iv) capital improvements in progress;
(v) pending marketing and management plans for upcoming month and
quarter

    

    
      

       

      Each of
the above-described monthly reports shall be prepared, where applicable, on an
accrual
basis of
accounting or on such other basis set forth in Section
2.6(G).

    

    
      

       

      31

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    
      

        
          Property Management
Agreement for Springhouse at Newport Apartments, Newport News,
Virginia

         

        Exhibit
B

         

        Monthly
Cash Flow Distribution Calculation:

        
          	 
      	 
      	 
      	 
      	 
      
	
                  Distributable Funds Worksheet
      

                  As
      of____________

                	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Operating
      Cash Balance (as__________ of)

                	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Security
      Deposit (MM Acct) Cash Balance Excess Cash

                	 
      	 
      	 
      	 
      
	
                  Self-Managed
      Repair Escrow

                	 
      	 
      	 
      	 
      
	
                  Insurance
      Capital Reserve 2009

                	 
      	 
      	
                  -

                	 
      
	
                  Franchise
      tax 2009

                	 
      	 
      	 
      	 
      
	
                  Security
      Deposit Liability

                	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Excess
      Cash Available

                	 
      	
                  $

                	
                  -

                	 
      
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Total
      Cash Available

                	 
      	 
      	
                  -

                	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Reserve
      for Utilities

                	 
      	 
      	
                  -

                	 
      
	
                  Reserve
      for Payroll

                	 
      	 
      	 
      	 
      
	
                  Reserve
      for Outstanding Checks

                	 
      	 
      	 
      	 
      
	
                  Reserve
      for Vendor Payables

                	 
      	 
      	 
      	 
      
	
                  Tax
      Escrow shortage

                	 
      	 
      	 
      	 
      
	
                  Transfer
      to/(from) Parent

                	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Total
      Reserves

                	 
      	
                  $

                	
                  -

                	 
      
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Excess
      Cash

                	 
      	 
      	
                  -

                	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Working
      Capital Cushion

                	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      
	
                  Distributable
      Funds

                	 
      	
                  $

                	
                  -

                	 
      
	 
      	 
      	 
      	 
      	 
      

        

        32ex1010.htm

    Exhibit
10.10

      Prepared
by, and after recording

      return
to:

      

      Brian J.
Iwashyna,
Esquire                                                                                     Tax Map ID/Tax Parcel
Number:

      Troutman
Sanders
LLP                                                                                     

      Post
Office Box 1122

      Richmond,
Virginia  23218-1122

      

      

      

      

      

      

      

      

      

      

      

      

      MULTIFAMILY DEED OF
TRUST,

      ASSIGNMENT OF
RENTS

      AND SECURITY
AGREEMENT

      BR SPRINGHOUSE, LLC FOR THE

      BENEFIT OF CW CAPITAL, LLC DATED

      DECEMBER 3, 2009

      

      (VIRGINIA
– REVISION DATE 03-31-2008)

      

      

      

      

      
        
           

        

        
          
          

          
            

          

        

        
           

        

      

      FHLMC
Loan No. 968718426

      Springhouse
at Newport Apartments

       

      MULTIFAMILY
DEED OF TRUST,

      ASSIGNMENT
OF RENTS AND

      SECURITY
AGREEMENT

      
        AND SECURITY
AGREEMENT

        BY BR SPRINGHOUSE, LLC

        FOR THE BENEFIT OF CW CAPITAL, LLC

        DATED DECEMBER 3, 2009

      

      (VIRGINIA
– REVISION DATE 03-31-2008)

      

      

                 THIS
MULTIFAMILY DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT (the
"Instrument") is made to
be effective as of the 3rd
day of December, 2009, by BR
SPRINGHOUSE, LLC, a limited liability company organized and existing
under the laws of Delaware, whose address is 680 Fifth Avenue, Suite 1601, New
York, New York 10019, as grantor ("Borrower"), to MARK S. SHIEMBOB, whose
business address is c/o Troutman Sanders LLP, 1001 Haxall Point, Richmond,
Virginia 23219, as trustee  ("Trustee"), for the benefit of
CWCAPITAL LLC, a limited
liability company organized and existing under the laws of Massachusetts, whose
address is One Charles River Place, 63 Kendrick Street, Needham, Massachusetts
02494, as beneficiary ("Lender").  Borrower's
organizational identification number, if applicable, is OE-4735748.

      

                 Borrower,
in consideration of the Indebtedness and the trust created by this Instrument,
irrevocably grants, conveys and assigns to Trustee, in trust, with power of
sale, the Mortgaged Property, including the Land located in the City of Newport
News, Commonwealth of Virginia and described in Exhibit A attached to this
Instrument.

      

                 TO
SECURE TO LENDER the repayment of the Indebtedness evidenced by Borrower's
Multifamily Note payable to Lender, dated as of the date of this Instrument, and
maturing on January 1, 2020 (the "Maturity Date"), the principal
amount of $23,400,000.00, and all renewals, extensions and modifications of the
Indebtedness, and the performance of the covenants and agreements of Borrower
contained in the Loan Documents.

      

                 Borrower
represents and warrants that Borrower is lawfully seized of the Mortgaged
Property, has the right, power and authority to grant, convey and assign the
Mortgaged Property, and that the Mortgaged Property is unencumbered, except as
shown on the schedule of exceptions to coverage in the title policy issued to
and accepted by Lender contemporaneously with the execution and recordation of
this Instrument and insuring Lender's interest in the Mortgaged Property (the
"Schedule of Title
Exceptions").  Borrower covenants that Borrower will warrant
and defend generally the title to the Mortgaged Property against all claims and
demands, subject to any easements and restrictions listed in the Schedule of
Title Exceptions.

      

      UNIFORM
COVENANTS-CME

       

      REVISION
DATE 8-14-2009

       

      Covenants.  In
consideration of the mutual promises set forth in this Instrument, Borrower and
Lender covenant and agree as follows:

       

      1. DEFINITIONS.  The
following terms, when used in this Instrument (including when used in the above
recitals), shall have the following meanings:

       

      
        
          PAGE
1  

        

        
          
          

          
            

          

        

        
          
          

        

      

      (a) “Affiliate” of any Person means
(i) any other Person which, directly or indirectly, is in Control of, is
Controlled by or is under common Control with, such Person; (ii) any other
Person who is a director or officer of (A) such Person, (B) any subsidiary of
such Person, or (C) any Person described in clause (i) above; or (iii) any
corporation, limited liability company or partnership which has as a director
any Person described in subsection (ii) above.

       

      (b) “Approved Seller/Servicer” is
defined in Section 43(b).

       

      (c) “Assignment of Management
Agreement” means Assignment of Management Agreement and Subordination of
Management Fee of even date herewith among Borrower, Lender and Property
Manager, including all schedules, riders, allonges and addenda, as such
Assignment of Management Agreement may be amended from time to
time.

       

      (d) “Attorneys’ Fees and Costs”
means (i) fees and out of pocket costs of Lender’s and Loan Servicer’s
attorneys, as applicable, including costs of Lender’s and Loan Servicer’s
in-house counsel, support staff costs, costs of preparing for litigation,
computerized research, telephone and facsimile transmission expenses, mileage,
deposition costs, postage, duplicating, process service, videotaping and similar
costs and expenses; (ii) costs and fees of expert witnesses, including
appraisers; (iii) investigatory fees; and (iv) the costs for any opinion
required by Lender pursuant to the terms of the Loan Documents.

       

      (e) “Borrower” means all entities
identified as “Borrower” in the first paragraph of this Instrument, together
with their successors and assigns.

       

      (f) “Business Day” means any day
other than a Saturday, a Sunday or any other day on which Lender or the national
banking associations are not open for business.

       

      (g) “Claim” is defined in Section
18(l).

       

      (h) “Collateral Agreement” means
any separate agreement between Borrower and Lender for the purpose of
establishing replacement reserves for the Mortgaged Property, establishing a
fund to assure the completion of repairs or improvements specified in that
agreement, or assuring reduction of the outstanding principal balance of the
Indebtedness if the occupancy of or income from the Mortgaged Property does not
increase to a level specified in that agreement, or any other agreement or
agreements between Borrower and Lender which provide for the establishment of
any other fund, reserve or account.

       

      (i) “Condemnation” is defined in
Section 20(a).

       

      (j) “Control” means the possession,
directly or indirectly, of the power to direct or cause the direction of the
management and policies of a Person whether through ownership of voting
securities, beneficial interests, by contract or otherwise.  The
definition is to be construed to apply equally to variations of the word
“Control,” including “Controlled,” “Controlling” or “Controlled
by.”

       

      (k) “Controlling Entity” means an
entity which, directly or indirectly through one or more intermediaries, (i)
owns or Controls a general partnership interest or a Controlling Interest of the
limited partnership interests in Borrower (if Borrower is a partnership), (ii)
is a Manager of Borrower or owns a Controlling Interest in a manager of Borrower
or a Controlling Interest of the ownership or membership interests in Borrower
(if Borrower is a limited liability company), or (iii) owns or Controls a
Controlling Interest of any class of voting stock of Borrower (if 

      
        
          
          

        

        
          PAGE 2 

          
            

          

        

        
          
          
Borrower
is a corporation).  The SPE Equity Owner, if applicable, shall be
considered a Controlling Entity for purposes of this
definition.

      

       

      (l) “Controlling Interest” means
(i) 50 percent or more of the direct or indirect ownership interests in an
entity, or (ii) a percentage ownership interest in an entity of less than 50
percent, if the owner(s) of that interest actually Control(s) the business and
affairs of the entity without the requirement of consent of any other
party.

       

      (m) “Cut-off Date” is defined in
the Note.

       

      (n) “Defeasance” is defined in
Section 44.

       

      (o) “Defeasance Closing Date” is
defined in Section 44(b).

       

      (p) “Defeasance Collateral” means
(i) a Freddie Mac Debt Security, (ii) a Fannie Mae Debt Security, (iii) U.S.
Treasury Obligations, or (iv) FHLB Obligations.

       

      (q) “Defeasance Date” means the
second (2nd)
anniversary of the “startup date” of the last REMIC within the meaning of
Section 860G(a)(9) of the Tax Code which holds all or any portion of the
Loan.

       

      (r) “Defeasance Fee” is defined in
Section 44(c).

       

      (s) “Defeasance Notice” is defined
in Section 44(b).

       

      (t) “Defeasance Period” is defined
in the Note.

       

      (u) “Disclosure Document” is
defined in Section 39.

       

      (v) “Eligible Account” means an
identifiable account which is separate from all other funds held by the holding
institution that is either (i) an account or accounts maintained with the
corporate trust department of a federal or state-chartered depository
institution or trust company which complies with the definition of Eligible
Institution or (ii) a segregated trust account or accounts maintained with the
corporate trust department of a federal or state chartered depository
institution or trust company acting in its fiduciary capacity which, in the case
of a state chartered depository institution or trust company is subject to
regulations substantially similar to 12 C.F.R. §9.10(b), having in either case a
combined capital and surplus of at least $50,000,000 and subject to supervision
or examination by federal and state authority.  An Eligible Account
will not be evidenced by a certificate of deposit, passbook or other
instrument.

       

      (w) “Eligible Institution” means a
federal or state chartered depository institution or trust company insured by
the Federal Deposit Insurance Corporation, the short term unsecured debt
obligations or commercial paper of which are rated at least A-1 by Standard
& Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc.,
P-1 by Moody’s Investors Service, Inc. and F-1 by Fitch, Inc. in the case of
accounts in which funds are held for thirty (30) days or less or, in the case of
letters of credit or accounts in which funds are held for more than thirty (30)
days, the long term unsecured debt obligations of which are rated at least “A”
by Fitch, Inc. and Standard & Poor’s Ratings Services, a division of The
McGraw-Hill Companies, Inc., and “A2” by Moody’s Investors Service,
Inc.  If at any time an Eligible Institution does not meet the
required rating, the Loan Servicer must move the Eligible Account within thirty
(30) days of such event to an appropriately rated Eligible
Institution.

       

      
        
          PAGE 3 

        

        
          
          

          
            

          

        

        
          
          

        

      

      (x) “Environmental Inspections” is
defined in Section 18(g).

       

      (y) “Environmental Permit” means
any permit, license, or other authorization issued under any Hazardous Materials
Law with respect to any activities or businesses conducted on or in relation to
the Mortgaged Property.

       

      (z) “ERISA” is defined in Section
48(d).

       

      (aa) “Event of Default” means the
occurrence of any event listed in Section 22.

       

      (bb) “Fannie Mae Debt Security”
means any non-callable bond, debenture, note, or other similar debt obligation
issued by Federal National Mortgage Association.

       

      (cc)  “FHLB Obligations” mean direct,
non-callable and non-redeemable securities issued, or fully insured as to
payment, by any consolidated bank that is a member of the Federal Home Loan
Banks.

       

      (dd) “First Mortgage” is defined in
Section 43(b).

       

      (ee) “Fixtures” means all property
owned by Borrower which is so attached to the Land or the Improvements as to
constitute a fixture under applicable law, including: machinery, equipment,
engines, boilers, incinerators, installed building materials; systems and
equipment for the purpose of supplying or distributing heating, cooling,
electricity, gas, water, air, or light; antennas, cable, wiring and conduits
used in connection with radio, television, security, fire prevention, or fire
detection or otherwise used to carry electronic signals; telephone systems and
equipment; elevators and related machinery and equipment; fire detection,
prevention and extinguishing systems and apparatus; security and access control
systems and apparatus; plumbing systems; water heaters, ranges, stoves,
microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers
and other appliances; light fixtures, awnings, storm windows and storm doors;
pictures, screens, blinds, shades, curtains and curtain rods; mirrors; cabinets,
paneling, rugs and floor and wall coverings; fences, trees and plants; swimming
pools; and exercise equipment.

       

      (ff) “Freddie Mac” is defined in
Section 43(a).

       

      (gg) “Freddie Mac Debt Security”
means any non-callable bond, debenture, note, or other similar debt obligation
issued by Freddie Mac.

       

      (hh) “Governmental Authority” means
any board, commission, department or body of any municipal, county, state or
federal governmental unit, or any subdivision of any of them, that has or
acquires jurisdiction over the Mortgaged Property or the use, operation or
improvement of the Mortgaged Property or over the Borrower.

       

      (ii) “Hazard Insurance” is defined
in Section 19.

       

      (jj) “Hazardous Materials” means
petroleum and petroleum products and compounds containing them, including
gasoline, diesel fuel and oil; explosives; flammable materials; radioactive
materials; polychlorinated biphenyls (“PCBs”) and compounds
containing them; lead and lead-based paint; asbestos or asbestos containing
materials in any form that is or could become friable; underground or
above-ground storage tanks, whether empty or containing any substance; any
substance the presence of which on the Mortgaged Property is prohibited by

       

      
        
          
          

        

        
          PAGE 4 

          
            

          

        

        
          
          
any
federal, state or local authority; any substance that requires special handling
and any other material or substance now or in the future that (i)  is
defined as a “hazardous substance,” “hazardous material,” “hazardous waste,”
“toxic substance,” “toxic pollutant,” “contaminant,” or “pollutant” by or within
the meaning of any Hazardous Materials Law, or (ii) is regulated in any way by
or within the meaning of any Hazardous Materials Law.

      

       

      (kk) “Hazardous Materials Laws”
means all federal, state, and local laws, ordinances and regulations and
standards, rules, policies and other governmental requirements, administrative
rulings and court judgments and decrees in effect now or in the future and
including all amendments, that relate to Hazardous Materials or the protection
of human health or the environment and apply to Borrower or to the Mortgaged
Property. Hazardous Materials Laws include, but are not limited to, the
Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C.
Section 9601, et
seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C.
Section 6901, et
seq., the Toxic Substance Control Act, 15 U.S.C. Section 2601, et seq., the Clean
Water Act, 33 U.S.C. Section 1251, et seq., and the
Hazardous Materials Transportation Act, 49 U.S.C. Section 5101, et seq., and their
state analogs.

       

      (ll) “Impositions” and “Imposition Deposits” are
defined in Section 7(a).

       

      (mm) “Improvements” means the
buildings, structures, improvements, and alterations now constructed or at any
time in the future constructed or placed upon the Land, including any future
replacements and additions.

       

      (nn) “Indebtedness” means the
principal of, interest at the fixed or variable rate set forth in the Note on,
and all other amounts due at any time under, the Note, this Instrument or any
other Loan Document, including prepayment premiums, late charges, default
interest, and advances as provided in Section 12 to protect the security of this
Instrument.

       

      (oo) “Indemnitees” is defined in
Section 18(j).

       

      (pp) “Initial Owners” means, with
respect to Borrower or any other entity, the Persons that (i) on the date of the
Note, or (ii) on the date of a Transfer to which Lender has consented, own in
the aggregate 100 percent of the ownership interests in Borrower or that
entity.

       

      (qq) “Intercreditor Agreement” is
defined in Section 43(b).

       

      (rr) “Issuer Group” is defined in
Section 47.

       

      (ss) “Issuer Person” is defined in
Section 47.

       

      (tt) “Junior Lender” is defined in
Section 43(e).

       

      (uu) “Land” means the land described
in Exhibit A.

       

      (vv) “Leases” means all present and
future leases, subleases, licenses, concessions or grants or other possessory
interests now or hereafter in force, whether oral or written, covering or
affecting the Mortgaged Property, or any portion of the Mortgaged Property
(including proprietary leases or occupancy agreements if Borrower is a
cooperative housing corporation), and all modifications, extensions or
renewals.

       

       

      
        
          
          

        

        
          PAGE 5 

          
            

          

        

        
          
          

        

      

       

      (ww) “Lender” means the entity
identified as “Lender” in the first paragraph of this Instrument, or any
subsequent holder of the Note.

       

      (xx) “Lien” is defined in Section
16.

       

      (yy) “Loan” means the loan evidenced
by the Note.

       

      (zz) “Loan Documents” means the
Note, this Instrument, the Assignment of Management Agreement, all guaranties,
all indemnity agreements, all Collateral Agreements, O&M Programs, the MMP
and any other documents now or in the future executed by Borrower, any guarantor
or any other Person in connection with the Loan evidenced by the Note, as such
documents may be amended from time to time.

       

      (aaa) “Loan Servicer” means the
entity that from time to time is designated by Lender or its designee to collect
payments and deposits and receive Notices under the Note, this Instrument and
any other Loan Document, and otherwise to service the Loan evidenced by the Note
for the benefit of Lender.  Unless Borrower receives Notice to the
contrary, the Loan Servicer is the entity identified as “Lender” in the first
paragraph of this Instrument.

       

      (bbb) “Lockout Period” is defined in
the Note.

       

      (ccc) “Manager” or “Managers” means a Person who
is named or designated as a manager or managing member or otherwise acts in the
capacity of a manager or managing member of a limited liability company in a
limited liability company agreement or similar instrument under which the
limited liability company is formed or operated.

       

      (ddd) “Material Adverse Effect” is
defined in Section 48(f).

       

      (eee) “MMP” means a moisture
management plan to control water intrusion and prevent the development of Mold
or moisture at the Mortgaged Property throughout the term of this
Instrument.  At a minimum, the MMP must contain a provision for (i)
staff training, (ii) information to be provided to tenants, (iii) documentation
of the plan, (iv) the appropriate protocol for incident response and remediation
and (v) routine, scheduled inspections of common space and unit
interiors.

       

      (fff) “Mold” means mold, fungus,
microbial contamination or pathogenic organisms.

       

      (ggg) “Mortgaged Property” means all
of Borrower’s present and future right, title and interest in and to all of the
following:

       

      
        	
                (i)  

              	
                the
      Land;

              

      

       

      
        	
                (ii)  

              	
                the
      Improvements;

              

      

       

      
        	
                (iii)  

              	
                the
      Fixtures;

              

      

       

      
        	
                (iv)  

              	
                the
      Personalty;

              

      

       

      
        	
                (v)  

              	
                all
      current and future rights, including air rights, development rights,
      zoning rights and other similar rights or interests, easements, tenements,
      rights of way, strips and gores of land, streets, alleys, roads, sewer
      rights,

              

      

       

       

      
        
          
          

        

        
          PAGE
6

          
            

          

        

        
          
          

        

        
          	
                    

                	
                  waters,
      watercourses, and appurtenances related to or benefiting the Land or the
      Improvements, or both, and all rights-of-way, streets, alleys and roads
      which may have been or may in the future be
  vacated;

                

           

        

      

      
        	
                (vi)  

              	
                all
      proceeds paid or to be paid by any insurer of the Land, the Improvements,
      the Fixtures, the Personalty or any other part of the Mortgaged Property,
      whether or not Borrower obtained the insurance pursuant to Lender’s
      requirement;

              

      

       

      
        	
                (vii)  

              	
                all
      awards, payments and other compensation made or to be made by any
      municipal, state or federal authority with respect to the Land, the
      Improvements, the Fixtures, the Personalty or any other part of the
      Mortgaged Property, including any awards or settlements resulting from
      condemnation proceedings or the total or partial taking of the Land, the
      Improvements, the Fixtures, the Personalty or any other part of the
      Mortgaged Property under the power of eminent domain or otherwise and
      including any conveyance in lieu
thereof;

              

      

       

      
        	
                (viii)  

              	
                all
      contracts, options and other agreements for the sale of the Land, the
      Improvements, the Fixtures, the Personalty or any other part of the
      Mortgaged Property entered into by Borrower now or in the future,
      including cash or securities deposited to secure performance by parties of
      their obligations;

              

      

       

      
        	
                (ix)  

              	
                all
      proceeds from the conversion, voluntary or involuntary, of any of the
      above into cash or liquidated claims, and the right to collect such
      proceeds;

              

      

       

      
        	
                (x)  

              	
                all
      Rents and Leases;

              

      

       

      
        	
                (xi)  

              	
                all
      earnings, royalties, accounts receivable, issues and profits from the
      Land, the Improvements or any other part of the Mortgaged Property, and
      all undisbursed proceeds of the Loan secured by this
      Instrument;

              

      

       

      
        	
                (xii)  

              	
                all
      Imposition Deposits;

              

      

       

      
        	
                (xiii)  

              	
                all
      refunds or rebates of Impositions by any municipal, state or federal
      authority or insurance company (other than refunds applicable to periods
      before the real property tax year in which this Instrument is
      dated);

              

      

       

      
        	
                (xiv)  

              	
                all
      tenant security deposits which have not been forfeited by any tenant under
      any Lease and any bond or other security in lieu of such deposits;
      and

              

      

       

      
        	
                (xv)  

              	
                all
      names under or by which any of the above Mortgaged Property may be
      operated or known, and all trademarks, trade names, and goodwill relating
      to any of the Mortgaged Property.

              

      

       

      (hhh) “New Commercial Lease” is
defined in Section 4(f).

       

       

      
        
          
          

        

        
          PAGE
7

          
            

          

        

        
          
          

        

      

      (iii) “Note” means the Multifamily
Note described on page 1 of this Instrument, including all schedules, riders,
allonges and addenda, as such Multifamily Note may be amended from time to
time.

       

      (jjj) “Notice” is defined in Section
31(a).

       

      (kkk) “O&M Program” is defined in
Section 18(d).

       

      (lll) “Person” means any natural
person, sole proprietorship, corporation, general partnership, limited
partnership, limited liability company, limited liability limited partnership,
joint venture, association, joint stock company, bank, trust, estate,
unincorporated organization, any federal, state, county or municipal government
(or any agency or political subdivision thereof), endowment fund or any other
form of entity.

       

      (mmm) “Personalty” means
all:

       

      
        	
                (i)  

              	
                accounts
      (including deposit accounts) of Borrower related to the Mortgaged
      Property;

              

      

       

      
        	
                (ii)  

              	
                equipment
      and inventory owned by Borrower, which are used now or in the future in
      connection with the ownership, management or operation of the Land or
      Improvements or are located on the Land or Improvements, including
      furniture, furnishings, machinery, building materials, goods, supplies,
      tools, books, records (whether in written or electronic form), and
      computer equipment (hardware and
software);

              

      

       

      
        	
                (iii)  

              	
                other
      tangible personal property owned by Borrower which is used now or in the
      future in connection with the ownership, management or operation of the
      Land or Improvements or is located on the Land or in the Improvements,
      including ranges, stoves, microwave ovens, refrigerators, dishwashers,
      garbage disposers, washers, dryers and other appliances (other than
      Fixtures);

              

      

       

      
        	
                (iv)  

              	
                any
      operating agreements relating to the Land or the
    Improvements;

              

      

       

      
        	
                (v)  

              	
                any
      surveys, plans and specifications and contracts for architectural,
      engineering and construction services relating to the Land or the
      Improvements;

              

      

       

      
        	
                (vi)  

              	
                all
      other intangible property, general intangibles and rights relating to the
      operation of, or used in connection with, the Land or the Improvements,
      including all governmental permits relating to any activities on the Land
      and including subsidy or similar payments received from any sources,
      including a governmental authority;
and

              

      

       

      
        	
                (vii)  

              	
                any
      rights of Borrower in or under letters of
  credit.

              

      

       

      (nnn) “Pledge Agreement” is defined
in Section 44(f).

       

      (ooo) “Preapproved Transfer” is
defined in Section 21(c).

       

       

      
        
          
          

        

        
          PAGE
8

          
            

          

        

        
          
          

        

      

      (ppp) “Prior Lien” is defined in
Section 12.

       

      (qqq) “Proceeding” means, whether
voluntary or involuntary, any case, proceeding or other action against Borrower
or any SPE Equity Owner under any existing or future law of any jurisdiction
relating to bankruptcy, insolvency, reorganization or relief of
debtors.

       

      (rrr) “Prohibited Activities or
Conditions” is defined in Section 18(a).

       

      (sss) “Property Jurisdiction” is
defined in Section 30(a).

       

      (ttt) “Property Manager” means
Hawthorne Residential Partners, LLC, a North Carolina limited liability
company.

       

      (uuu) “Rating Agencies” means Fitch,
Inc.; Moody’s Investors Service, Inc.; or Standard & Poor’s Ratings
Services, a division of The McGraw-Hill Companies, Inc., or any successor entity
of the foregoing, or any other nationally recognized statistical rating
organization.

       

      (vvv) “Rating Confirmation” means a
written confirmation from each of the Rating Agencies which has rated the
Securitization which includes the Loan (unless otherwise agreed by Lender) or
any portion thereof or interest therein, that an action shall not result in a
downgrade, withdrawal or qualification of any securities issued in connection
with the Securitization, unless such Rating Agency has elected to waive its
right to issue a Rating Confirmation.

       

      (www) “Release Instruments” is
defined in Section 44(f).

       

      (xxx) “Remedial Work” is defined in
Section 18(h).

       

      (yyy) “Rent Schedule” means a written
schedule for the Mortgaged Property showing the name of each tenant, and for
each tenant, the space occupied, the lease expiration date, the rent payable for
the current month, the date through which rent has been paid, and any related
information requested by Lender.

       

      (zzz) “Rents” means all rents
(whether from residential or non-residential space), revenues and other income
of the Land or the Improvements, parking fees, laundry and vending machine
income and fees and charges for food, health care and other services provided at
the Mortgaged Property, whether now due, past due, or to become due, and
deposits forfeited by tenants, and, if Borrower is a cooperative housing
corporation or association, maintenance fees, charges or assessments payable by
shareholders or residents under proprietary leases or occupancy agreements,
whether now due, past due, or to become due.

       

      (aaaa) “Required DSCR” is defined in
Section 43(b).

       

      (bbbb) “Required LTV” is defined in
Section 43(b).

       

      (cccc) “Restoration” is defined in
Section 19(f).

       

      (dddd) “Scheduled Debt Payments” is
defined in Section 44(g).

       

      (eeee) “Secondary Market Transaction”
means (a) any sale or assignment of this Instrument, the Note and the other Loan
Documents to one or more investors as a whole loan; (b) a participation of the
Loan to one or more investors; (c) any deposit of this Instrument, the Note

       

      
        
          
          

        

        
          PAGE
9

          
            

          

        

        
          
          
and the
other Loan Documents with a trust or other entity which may sell certificates or
other instruments to investors evidencing an ownership interest in the assets of
such trust or other entity; or (d) any other sale, assignment or transfer of the
Loan or any interest therein to one or more investors.

      

       

      (ffff) “Securities Liabilities” is
defined in Section 47.

       

      (gggg) “Securitization” means when the
Note is assigned to a REMIC trust.

       

      (hhhh) “Servicing Arrangement” is
defined in Section 36(b).

       

      (iiii) “Single Purpose Entity” is
defined in Section 33(b).

       

      (jjjj) “SPE Equity Owner” is NOT
APPLICABLE-Borrower shall not be required to maintain an SPE Equity Owner in its
organizational structure during the term of the Loan and all references to SPE
Equity Owner in this Instrument and in the Note shall be of no force or
effect.

       

      (kkkk)  “Successor Borrower” is defined
in Section 44(h).

       

      (llll) “Supplemental Mortgage” is
defined in Section 43(b).

       

      (mmmm) “Supplemental Mortgage Product”
is defined in Section 43(a).

       

      (nnnn) “Tax Code” means the Internal
Revenue Code of the United States.

       

      (oooo) “Taxes” means all taxes,
assessments, vault rentals and other charges, if any, whether general, special
or otherwise, including all assessments for schools, public betterments and
general or local improvements, which are levied, assessed or imposed by any
public authority or quasi-public authority, and which, if not paid, will become
a lien on the Land or the Improvements.

      
         

      

      (pppp) “Third Party Information” is
defined in Section 47.

       

      (qqqq) “Transfer” is defined in
Section 21.

       

      (rrrr) “Transfer and Assumption
Agreement” is defined in Section 44(f).

       

      (ssss) “UCC Collateral” is defined in
Section 2.

       

      (tttt) “Underwriter Group” is defined
in Section 47.

       

      (uuuu) “U.S. Treasury Obligations”
means direct, non-callable and non-redeemable securities issued, or fully
insured as to payment, by the United States of America.

       

      2. UNIFORM
COMMERCIAL CODE SECURITY AGREEMENT.

       

      (a) This
Instrument is also a security agreement under the Uniform Commercial Code for
any of the Mortgaged Property which, under applicable law, may be subjected to a
security interest under the Uniform Commercial Code, whether such Mortgaged
Property is owned now or acquired in the future, and all products and cash and
non-cash proceeds thereof (collectively, “UCC Collateral”), and Borrower
hereby grants to Lender a security interest in the UCC 

       

      
        
          
          

        

        
          PAGE
10

          
            

          

        

        
          
          
Collateral.  Borrower
hereby authorizes Lender to prepare and file financing statements, continuation
statements and financing statement amendments in such form as Lender may require
to perfect or continue the perfection of this security interest and Borrower
agrees, if Lender so requests, to execute and deliver to Lender such financing
statements, continuation statements and amendments.  Borrower shall
pay all filing costs and all costs and expenses of any record searches for
financing statements and/or amendments that Lender may
require.  Without the prior written consent of Lender, Borrower shall
not create or permit to exist any other lien or security interest in any of the
UCC Collateral.

      

       

      (b) Unless
Borrower gives Notice to Lender within 30 days after the occurrence of any of
the following, and executes and delivers to Lender modifications or supplements
of this Instrument (and any financing statement which may be filed in connection
with this Instrument) as Lender may require, Borrower shall not (i) change its
name, identity, structure or jurisdiction of organization; (ii) change the
location of its place of business (or chief executive office if more than one
place of business); or (iii) add to or change any location at which any of the
Mortgaged Property is stored, held or located.

       

      (c) If an
Event of Default has occurred and is continuing, Lender shall have the remedies
of a secured party under the Uniform Commercial Code, in addition to all
remedies provided by this Instrument or existing under applicable
law.  In exercising any remedies, Lender may exercise its remedies
against the UCC Collateral separately or together, and in any order, without in
any way affecting the availability of Lender’s other remedies.

       

      (d) This
Instrument constitutes a financing statement with respect to any part of the
Mortgaged Property that is or may become a Fixture, if permitted by applicable
law.

       

      3. ASSIGNMENT
OF RENTS; APPOINTMENT OF RECEIVER; LENDER IN POSSESSION.

       

      (a) As part
of the consideration for the Indebtedness, Borrower absolutely and
unconditionally assigns and transfers to Lender all Rents.  It is the
intention of Borrower to establish a present, absolute and irrevocable transfer
and assignment to Lender of all Rents and to authorize and empower Lender to
collect and receive all Rents without the necessity of further action on the
part of Borrower.  Promptly upon request by Lender, Borrower agrees to
execute and deliver such further assignments as Lender may from time to time
require.  Borrower and Lender intend this assignment of Rents to be
immediately effective and to constitute an absolute present assignment and not
an assignment for additional security only.  For purposes of giving
effect to this absolute assignment of Rents, and for no other purpose, Rents
shall not be deemed to be a part of the Mortgaged Property.  However,
if this present, absolute and unconditional assignment of Rents is not
enforceable by its terms under the laws of the Property Jurisdiction, then the
Rents shall be included as a part of the Mortgaged Property and it is the
intention of the Borrower that in this circumstance this Instrument create and
perfect a lien on Rents in favor of Lender, which lien shall be effective as of
the date of this Instrument.

       

      (b) After the
occurrence of an Event of Default, Borrower authorizes Lender to collect, sue
for and compromise Rents and directs each tenant of the Mortgaged Property to
pay all Rents to, or as directed by, Lender.  However, until the
occurrence of an Event of Default, Lender hereby grants to Borrower a revocable
license to collect and receive all Rents, to hold all Rents in trust for the
benefit of Lender and to apply all Rents to pay the installments of interest and
principal then due and payable under the Note and the other amounts then due and
payable under the other Loan Documents, including Imposition Deposits, and to
pay the current costs and 

       

      
        
          
          

        

        
          PAGE
11

          
            

          

        

        
          
          
expenses
of managing, operating and maintaining the Mortgaged Property, including
utilities, Taxes and insurance premiums (to the extent not included in
Imposition Deposits), tenant improvements and other capital
expenditures.  So long as no Event of Default has occurred and is
continuing, the Rents remaining after application pursuant to the preceding
sentence may be retained by Borrower free and clear of, and released from,
Lender’s rights with respect to Rents under this Instrument. From and after the
occurrence of an Event of Default, and without the necessity of Lender entering
upon and taking and maintaining control of the Mortgaged Property directly, or
by a receiver, Borrower’s license to collect Rents shall automatically terminate
and Lender shall without Notice be entitled to all Rents as they become due and
payable, including Rents then due and unpaid.  Borrower shall pay to
Lender upon demand all Rents to which Lender is entitled.  At any time
on or after the date of Lender’s demand for Rents, (i) Lender may give, and
Borrower hereby irrevocably authorizes Lender to give, notice to all tenants of
the Mortgaged Property instructing them to pay all Rents to Lender, (ii) no
tenant shall be obligated to inquire further as to the occurrence or continuance
of an Event of Default, and (iii) no tenant shall be obligated to pay to
Borrower any amounts which are actually paid to Lender in response to such a
notice.  Any such notice by Lender shall be delivered to each tenant
personally, by mail or by delivering such demand to each rental
unit.  Borrower shall not interfere with and shall cooperate with
Lender’s collection of such Rents.

      

       

      (c) Borrower
represents and warrants to Lender that Borrower has not executed any prior
assignment of Rents (other than an assignment of Rents securing any prior
indebtedness that is being assigned to Lender, or paid off and discharged with
the proceeds of the Loan evidenced by the Note), that Borrower has not
performed, and Borrower covenants and agrees that it will not perform, any acts
and has not executed, and shall not execute, any instrument which would prevent
Lender from exercising its rights under this Section 3, and that at the time of
execution of this Instrument there has been no anticipation or prepayment of any
Rents for more than two months prior to the due dates of such
Rents.  Borrower shall not collect or accept payment of any Rents more
than two months prior to the due dates of such Rents.

       

      (d) If an
Event of Default has occurred and is continuing, Lender may, regardless of the
adequacy of Lender’s security or the solvency of Borrower and even in the
absence of waste, enter upon and take and maintain full control of the Mortgaged
Property in order to perform all acts that Lender in its discretion determines
to be necessary or desirable for the operation and maintenance of the Mortgaged
Property, including the execution, cancellation or modification of Leases, the
collection of all Rents, the making of repairs to the Mortgaged Property and the
execution or termination of contracts providing for the management, operation or
maintenance of the Mortgaged Property, for the purposes of enforcing the
assignment of Rents pursuant to Section 3(a), protecting the Mortgaged Property
or the security of this Instrument, or for such other purposes as Lender in its
discretion may deem necessary or desirable.  Alternatively, if an
Event of Default has occurred and is continuing, regardless of the adequacy of
Lender’s security, without regard to Borrower’s solvency and without the
necessity of giving prior notice (oral or written) to Borrower, Lender may apply
to any court having jurisdiction for the appointment of a receiver for the
Mortgaged Property to take any or all of the actions set forth in the preceding
sentence.  If Lender elects to seek the appointment of a receiver for
the Mortgaged Property at any time after an Event of Default has occurred and is
continuing, Borrower, by its execution of this Instrument, expressly consents to
the appointment of such receiver, including the appointment of a receiver ex parte if permitted
by applicable law.  If Borrower is a housing cooperative corporation
or association, Borrower hereby agrees that if a receiver is appointed, the
order appointing the receiver may contain a provision requiring the receiver to
pay the installments of interest and principal then due and payable under the
Note and the other amounts then due and payable under the other Loan Documents,
including Imposition Deposits, it being 

       

       

      
        
          
          

        

        
          PAGE
12

          
            

          

        

        
          
          
acknowledged
and agreed that the Indebtedness is an obligation of the Borrower and must be
paid out of maintenance charges payable by the Borrower's tenant shareholders
under their proprietary leases or occupancy agreements.  Lender or the
receiver, as the case may be, shall be entitled to receive a reasonable fee for
managing the Mortgaged Property.  Immediately upon appointment of a
receiver or immediately upon the Lender’s entering upon and taking possession
and control of the Mortgaged Property, Borrower shall surrender possession of
the Mortgaged Property to Lender or the receiver, as the case may be, and shall
deliver to Lender or the receiver, as the case may be, all documents, records
(including records on electronic or magnetic media), accounts, surveys, plans,
and specifications relating to the Mortgaged Property and all security deposits
and prepaid Rents.  In the event Lender takes possession and control
of the Mortgaged Property, Lender may exclude Borrower and its representatives
from the Mortgaged Property.  Borrower acknowledges and agrees that
the exercise by Lender of any of the rights conferred under this Section 3 shall
not be construed to make Lender a mortgagee-in-possession of the Mortgaged
Property so long as Lender has not itself entered into actual possession of the
Land and Improvements.

      

       

      (e) If Lender
enters the Mortgaged Property, Lender shall be liable to account only to
Borrower and only for those Rents actually received.  Except to the
extent of Lender’s gross negligence or willful misconduct, Lender shall not be
liable to Borrower, anyone claiming under or through Borrower or anyone having
an interest in the Mortgaged Property, by reason of any act or omission of
Lender under Section 3(d), and Borrower hereby releases and discharges Lender
from any such liability to the fullest extent permitted by law.

       

      (f) If the
Rents are not sufficient to meet the costs of taking control of and managing the
Mortgaged Property and collecting the Rents, any funds expended by Lender for
such purposes shall become an additional part of the Indebtedness as provided in
Section 12.

       

      (g) Any
entering upon and taking of control of the Mortgaged Property by Lender or the
receiver, as the case may be, and any application of Rents as provided in this
Instrument shall not cure or waive any Event of Default or invalidate any other
right or remedy of Lender under applicable law or provided for in this
Instrument.

       

      4. ASSIGNMENT
OF LEASES; LEASES AFFECTING THE MORTGAGED PROPERTY.

       

      (a) As part
of the consideration for the Indebtedness, Borrower absolutely and
unconditionally assigns and transfers to Lender all of Borrower’s right, title
and interest in, to and under the Leases, including Borrower’s right, power and
authority to modify the terms of any such Lease, or extend or terminate any such
Lease.  It is the intention of Borrower to establish a present,
absolute and irrevocable transfer and assignment to Lender of all of Borrower’s
right, title and interest in, to and under the Leases.  Borrower and
Lender intend this assignment of the Leases to be immediately effective and to
constitute an absolute present assignment and not an assignment for additional
security only.  For purposes of giving effect to this absolute
assignment of the Leases, and for no other purpose, the Leases shall not be
deemed to be a part of the Mortgaged Property.  However, if this
present, absolute and unconditional assignment of the Leases is not enforceable
by its terms under the laws of the Property Jurisdiction, then the Leases shall
be included as a part of the Mortgaged Property and it is the intention of the
Borrower that in this circumstance this Instrument create and perfect a lien on
the Leases in favor of Lender, which lien shall be effective as of the date of
this Instrument.

       

      
        
          
          

        

        
          PAGE
13

          
            

          

        

        
          
          

        

      

      (b) Until
Lender gives Notice to Borrower of Lender’s exercise of its rights under this
Section 4, Borrower shall have all rights, power and authority granted to
Borrower under any Lease (except as otherwise limited by this Section or any
other provision of this Instrument), including the right, power and authority to
modify the terms of any Lease or extend or terminate any Lease.  Upon
the occurrence of an Event of Default, the permission given to Borrower pursuant
to the preceding sentence to exercise all rights, power and authority under
Leases shall automatically terminate.  Borrower shall comply with and
observe Borrower’s obligations under all Leases, including Borrower’s
obligations pertaining to the maintenance and disposition of tenant security
deposits.

       

      (c) Borrower
acknowledges and agrees that the exercise by Lender, either directly or by a
receiver, of any of the rights conferred under this Section 4 shall not be
construed to make Lender a mortgagee-in-possession of the Mortgaged Property so
long as Lender has not itself entered into actual possession of the Land and the
Improvements.  The acceptance by Lender of the assignment of the
Leases pursuant to Section 4(a) shall not at any time or in any event obligate
Lender to take any action under this Instrument or to expend any money or to
incur any expenses.  Except to the extent of Lender’s gross negligence
or willful misconduct, Lender shall not be liable in any way for any injury or
damage to person or property sustained by any Person or Persons in or about the
Mortgaged Property.  Prior to Lender’s actual entry into and taking
possession of the Mortgaged Property, Lender shall not (i) be obligated to
perform any of the terms, covenants and conditions contained in any Lease (or
otherwise have any obligation with respect to any Lease); (ii) be obligated to
appear in or defend any action or proceeding relating to the Lease or the
Mortgaged Property; or (iii) be responsible for the operation, control, care,
management or repair of the Mortgaged Property or any portion of the Mortgaged
Property.  The execution of this Instrument by Borrower shall
constitute conclusive evidence that all responsibility for the operation,
control, care, management and repair of the Mortgaged Property is and shall be
that of Borrower, prior to such actual entry and taking of
possession.

       

      (d) Upon
delivery of Notice by Lender to Borrower of Lender’s exercise of Lender’s rights
under this Section 4 at any time after the occurrence of an Event of Default,
and without the necessity of Lender entering upon and taking and maintaining
control of the Mortgaged Property directly, by a receiver, or by any other
manner or proceeding permitted by the laws of the Property Jurisdiction, Lender
immediately shall have all rights, powers and authority granted to Borrower
under any Lease, including the right, power and authority to modify the terms of
any such Lease, or extend or terminate any such Lease.

       

      (e) Borrower
shall, promptly upon Lender’s request, deliver to Lender an executed copy of
each residential Lease then in effect.  All Leases for residential
dwelling units shall be on forms approved by Lender, shall be for initial terms
of at least six months and not more than two years, and shall not include
options to purchase.

       

      
        	
                (f)  

              	
                (i)  Except
      as set forth below, Borrower shall not enter into a Lease for any portion
      of the Mortgaged Property for non-residential use without the prior
      written consent of Lender.

              

      

       

      
        	
                  

              	
                (ii) Borrower
      shall not modify the terms of, or extend or terminate, any Lease for
      non-residential use (including any Lease in existence on the date of this
      Instrument) without the prior written consent of Lender; provided,
      however, Lender’s consent shall not be required for the modification or
      extension of a non-residential Lease if such modification or extension is
      on terms at least as favorable to Borrower as those customary at that
      time

              

      

       

       

       

      
        
          
          

        

        
          PAGE
14

          
            

          

        

        
          
          

        

      

      
        	
                 

              	
                in
      the applicable market and the income from the extended or modified Lease
      will not be less than the income received from the Lease as of the date of
      this Instrument.

              

      

       

      
        	
                (iii)  

              	
                Lender’s
      consent shall not be required for Borrower to enter into a new Lease for
      space occupied as of the date of this Instrument for non-residential use
      (“New Commercial
      Lease”), provided that such New Commercial Lease satisfies the
      following requirements:

              

      

       

      
        	
                (A)  

              	
                the
      aggregate of the income derived from the space leased by the New
      Commercial Lease accounts for less than five percent (5%) of the gross
      income of the Mortgaged Property on the date of this
      Instrument;

              

      

       

      
        	
                (B)  

              	
                the
      tenant under the New Commercial Lease is not an Affiliate of the Borrower
      or any guarantor;

              

      

       

      
        	
                (C)  

              	
                terms
      of the New Commercial Lease are at least as favorable to Borrower as those
      customary on the date of this Instrument in the applicable
      market;

              

      

       

      
        	
                (D)  

              	
                the
      rents paid to the Borrower pursuant to the New Commercial Lease are
      greater than or equal to the rents paid to Borrower pursuant to the Lease
      for that portion of the Mortgaged Property that was in effect prior to the
      New Commercial Lease; and

              

      

       

      
        	
                (E)  

              	
                
                  the
      New Commercial Lease must provide that the space may not be used or
      operated, in whole or in part, for any of the following:  (1)
      the operation of a so-called “head shop” or other business devoted to the
      sale of articles or merchandise normally used or associated with illegal
      or unlawful activities such as, but not limited to, the sale of
      paraphernalia used in connection with marijuana or controlled drugs or
      substances, (2) a gun shop, shooting gallery or firearms range, (3) a
      so-called massage parlor or any business which sells, rents or permits the
      viewing of so-called “adult” or pornographic materials such as, but not
      limited to, adult magazines, books, movies, photographs, sexual aids,
      sexual articles and sex paraphernalia, (4) for the sale or distribution of
      any flammable liquids, gases or other Hazardous Materials as defined under
      this Instrument, (5) an off-track betting parlor or arcade, (6) a liquor
      store or other business whose primary business is the sale of alcoholic
      beverages for off-site consumption, (7) a burlesque or strip club, or (8)
      any other illegal activity.

                

              

      

       

      
        	
                (iv)  

              	
                Borrower
      shall, without request by Lender, deliver a fully executed copy of each
      non-residential Lease to Lender promptly after such Lease is
      signed.

              

      

       

      
        	
                (v)  

              	
                All
      non-residential Leases, regardless of whether Lender’s consent or approval
      is required, including renewals or extensions of existing Leases, shall
      specifically provide that (A) such Leases are subordinate to the lien
      

              

      

       

       

      
        
          
          

        

        
          PAGE
15

          
            

          

        

        
          
          

        

      

      
        	
                 

              	
                of
      this Instrument; (B) the tenant shall attorn to Lender and any purchaser
      at a foreclosure sale, such attornment to be self-executing and effective
      upon acquisition of title to the Mortgaged Property by any purchaser at a
      foreclosure sale or by Lender in any manner; (C) the tenant agrees to
      execute such further evidences of attornment as Lender or any purchaser at
      a foreclosure sale may from time to time request; (D) the Lease shall not
      be terminated by foreclosure or any other transfer of the Mortgaged
      Property; (E) after a foreclosure sale of the Mortgaged Property, Lender
      or any other purchaser at such foreclosure sale may, at Lender’s or such
      purchaser’s option, accept or terminate such Lease; and (F) upon receipt
      of a written request from Lender following the occurrence of an Event of
      Default, pay all Rents payable under the Lease to
  Lender.

              

      

       

      (g)
 Borrower
shall not receive or accept Rent under any Lease (whether residential or
non-residential) for more than two months in advance.

       

      (h)  If
Borrower is a cooperative housing corporation or association, notwithstanding
anything to the contrary contained in this subsection or in Section 21, so long
as Borrower remains a cooperative housing corporation or association and is not
in breach of any covenant of this Instrument, Lender hereby consents
to:

      

      
        	
                 
      

              	
                (i)

              	
                the
      execution of leases of apartments for a term in excess of two years from
      Borrower to a tenant shareholder of Borrower, so long as such leases,
      including proprietary leases, are and will remain subordinate to the lien
      of this Instrument; and

              

      

      

      
        	
                 
      

              	
                (ii)

              	
                the
      surrender or termination of such leases of apartments where the
      surrendered or terminated lease is immediately replaced or where the
      Borrower makes its best efforts to secure such immediate replacement by a
      newly executed lease of the same apartment to a tenant shareholder of the
      Borrower.  However, no consent is hereby given by Lender to any
      execution, surrender, termination or assignment of a lease under terms
      that would waive or reduce the obligation of the resulting tenant
      shareholder under such lease to pay cooperative assessments in full when
      due or the obligation of the former tenant shareholder to pay any unpaid
      portion of such assessments.

              

      

       

      5. PAYMENT OF INDEBTEDNESS; PERFORMANCE
UNDER LOAN DOCUMENTS; PREPAYMENT PREMIUM.  Borrower shall pay
the Indebtedness when due in accordance with the terms of the Note and the other
Loan Documents and shall perform, observe and comply with all other provisions
of the Note and the other Loan Documents.  Borrower shall pay a
prepayment premium in connection with certain prepayments of the Indebtedness,
including a payment made after Lender’s exercise of any right of acceleration of
the Indebtedness, as provided in the Note.

       

      6. EXCULPATION.  Borrower’s
personal liability for payment of the Indebtedness and for performance of the
other obligations to be performed by it under this Instrument is limited in the
manner, and to the extent, provided in the Note.

       

      
        
          
          

        

        
          PAGE
16

          
            

          

        

        
          
          

        

      

      7. DEPOSITS
FOR TAXES, INSURANCE AND OTHER CHARGES.

       

      (a) Unless
this requirement is waived in writing by Lender, which waiver may be contained
in this Section 7(a), Borrower shall deposit with Lender on the day monthly
installments of principal or interest, or both, are due under the Note (or on
another day designated in writing by Lender), until the Indebtedness is paid in
full, an additional amount sufficient to accumulate with Lender the entire sum
required to pay, when due, the items marked “Collect” below.  Lender
will not require the Borrower to make Imposition Deposits with respect to the
items marked “Deferred” below.

       

      
        	
                 
      

              	
                [Collect]

              	
                Hazard
      Insurance premiums or other insurance premiums required by Lender under
      Section 19,

              

      

      
        	
                 
      

              	
                [Collect]

              	
                Taxes,

              

      

      
        	
                 
      

              	
                [Deferred]

              	
                water
      and sewer charges (that could become a lien on the Mortgaged
      Property),

              

      

      
        	
                 
      

              	
                [N/A]

              	
                ground
      rents,

              

      

      
        	
                 
      

              	
                [Deferred]

              	
                assessments
      or other charges (that could become a lien on the Mortgaged
      Property)

              

      

      

      The
amounts deposited under the preceding sentence are collectively referred to in
this Instrument as the “Imposition
Deposits.”  The obligations of Borrower for which the
Imposition Deposits are required are collectively referred to in this Instrument
as “Impositions.”  The
amount of the Imposition Deposits shall be sufficient to enable Lender to pay
each Imposition before the last date upon which such payment may be made without
any penalty or interest charge being added.  Lender shall maintain
records indicating how much of the monthly Imposition Deposits and how much of
the aggregate Imposition Deposits held by Lender are held for the purpose of
paying Taxes, insurance premiums and each other Imposition.

       

      (b) Imposition
Deposits shall be deposited in an Eligible Account at an Eligible Institution
(which may be Lender, if Lender is such an institution) or invested in
“permitted investments” as then defined and required by the Rating
Agencies.  Lender shall not be obligated to open additional accounts
or deposit Imposition Deposits in additional institutions when the amount of the
Imposition Deposits exceeds the maximum amount of the federal deposit insurance
or guaranty.  Lender shall apply the Imposition Deposits to pay
Impositions so long as no Event of Default has occurred and is
continuing.  Unless applicable law requires, Lender shall not be
required to pay Borrower any interest, earnings or profits on the Imposition
Deposits.  As additional security for all of Borrower’s obligations
under this Instrument and the other Loan Documents, Borrower hereby pledges and
grants to Lender a security interest in the Imposition Deposits and all proceeds
of, and all interest and dividends on, the Imposition Deposits.  Any
amounts deposited with Lender under this Section 7 shall not be trust funds, nor
shall they operate to reduce the Indebtedness, unless applied by Lender for that
purpose under Section 7(e).

       

      (c) If Lender
receives a bill or invoice for an Imposition, Lender shall pay the Imposition
from the Imposition Deposits held by Lender.  Lender shall have no
obligation to pay any Imposition to the extent it exceeds Imposition Deposits
then held by Lender.  Lender may pay an Imposition according to any
bill, statement or estimate from the appropriate public office or insurance
company without inquiring into the accuracy of the bill, statement or estimate
or into the validity of the Imposition.

       

      (d) If at any
time the amount of the Imposition Deposits held by Lender for payment of a
specific Imposition exceeds the amount reasonably deemed necessary by Lender,
the excess 

       

      
        
          
          

        

        
          PAGE
17

          
            

          

        

        
          
          
shall be
credited against future installments of Imposition Deposits.  If at
any time the amount of the Imposition Deposits held by Lender for payment of a
specific Imposition is less than the amount reasonably estimated by Lender to be
necessary, Borrower shall pay to Lender the amount of the deficiency within 15
days after Notice from Lender.

      

       

      (e) If an
Event of Default has occurred and is continuing, Lender may apply any Imposition
Deposits, in any amounts and in any order as Lender determines, in Lender’s
discretion, to pay any Impositions or as a credit against the Indebtedness. Upon
payment in full of the Indebtedness, Lender shall refund to Borrower any
Imposition Deposits held by Lender.

       

      (f) If Lender
does not collect an Imposition Deposit with respect to an Imposition either
marked “Deferred” in Section 7(a) or pursuant to a separate written waiver by
Lender, then on or before the date each such Imposition is due, or on the date
this Instrument requires each such Imposition to be paid, Borrower must provide
Lender with proof of payment of each such Imposition for which Lender does not
require collection of Imposition Deposits.  Lender may revoke its
deferral or waiver and require Borrower to deposit with Lender any or all of the
Imposition Deposits listed in Section 7(a), regardless of whether any such item
is marked “Deferred” in such section, upon Notice to Borrower, (i) if Borrower
does not timely pay any of the Impositions, (ii) if Borrower fails to provide
timely proof to Lender of such payment, or (iii) at any time during the
existence of an Event of Default.

       

      (g) In the
event of a Transfer prohibited by or requiring Lender’s approval under Section
21, Lender’s waiver of the collection of any Imposition Deposit in this Section
7 may be modified or rendered void by Lender at Lender’s option by Notice to
Borrower and the transferee(s) as a condition of Lender’s approval of such
Transfer.

       

      8. COLLATERAL
AGREEMENTS.  Borrower shall deposit with Lender such amounts as
may be required by any Collateral Agreement and shall perform all other
obligations of Borrower under each Collateral Agreement.

       

      9. APPLICATION OF
PAYMENTS.  If at any time Lender receives, from Borrower or
otherwise, any amount applicable to the Indebtedness which is less than all
amounts due and payable at such time, then Lender may apply that payment to
amounts then due and payable in any manner and in any order determined by
Lender, in Lender’s discretion.  Neither Lender’s acceptance of an
amount that is less than all amounts then due and payable nor Lender’s
application of such payment in the manner authorized shall constitute or be
deemed to constitute either a waiver of the unpaid amounts or an accord and
satisfaction.  Notwithstanding the application of any such amount to
the Indebtedness, Borrower’s obligations under this Instrument and the Note
shall remain unchanged.

       

      10. COMPLIANCE WITH LAWS AND ORGANIZATIONAL
DOCUMENTS.

       

      (a) Borrower
shall comply with all laws, ordinances, regulations and requirements of any
Governmental Authority and all recorded lawful covenants and agreements relating
to or affecting the Mortgaged Property, including all laws, ordinances,
regulations, requirements and covenants pertaining to health and safety,
construction of improvements on the Mortgaged Property, fair housing, disability
accommodation, zoning and land use, and Leases.  Borrower also shall
comply with all applicable laws that pertain to the maintenance and disposition
of tenant security deposits.

       

      
        
          
          

        

        
          PAGE
18

          
            

          

        

        
          
          

        

      

      (b) Borrower
shall at all times maintain records sufficient to demonstrate compliance with
the provisions of this Section 10.

       

      (c) Borrower
shall take appropriate measures to prevent, and shall not engage in or knowingly
permit, any illegal activities at the Mortgaged Property that could endanger
tenants or visitors, result in damage to the Mortgaged Property, result in
forfeiture of the Mortgaged Property, or otherwise materially impair the lien
created by this Instrument or Lender’s interest in the Mortgaged
Property.  Borrower represents and warrants to Lender that no portion
of the Mortgaged Property has been or will be purchased with the proceeds of any
illegal activity.

       

      (d)           Borrower
shall at all times comply with all laws, regulations and requirements of any
Governmental Authority relating to Borrower's formation, continued existence and
good standing in the Property Jurisdiction.  Borrower shall at all
times comply with its organizational documents, including but not limited to its
partnership agreement (if Borrower is a partnership), its by-laws (if Borrower
is a corporation or housing cooperative corporation or association) or its
operating agreement (if Borrower is an limited liability company or
tenancy-in-common).  If Borrower is a housing cooperative corporation
or association, Borrower shall at all times maintain its status as a
"cooperative housing corporation" as such term is defined in Section 216(b) of
the Internal revenue Code of 1986, as amended, or any successor statute
thereto.

       

      (e)           Borrower
represents and warrants that Borrower, any commercial tenant of the Mortgaged
Property and/or any operator of the Mortgaged Property were in possession of all
material licenses, permits and authorizations required for use of the Mortgaged
Property which were valid and in full force and effect as of the date of this
Instrument.  Borrower warrants that it, any commercial tenant of the
Mortgaged Property and/or any operator of the Mortgaged Property shall remain in
material compliance with all material licenses, permits and other legal
requirements necessary and required to conduct its business.

       

      11. USE OF
PROPERTY.  Unless required by applicable law, Borrower shall
not (a) allow changes in the use for which all or any part of the Mortgaged
Property is being used at the time this Instrument was executed, except for any
change in use approved by Lender, (b) convert any individual dwelling units or
common areas to commercial use, (c) initiate a change in the zoning
classification of the Mortgaged Property or acquiesce without Notice to and
consent of Lender in a change in the zoning classification of the Mortgaged
Property, (d) establish any condominium or cooperative regime with respect to
the Mortgaged Property, (e) combine all or any part of the Mortgaged Property
with all or any part of a tax parcel which is not part of the Mortgaged
Property, or (f) subdivide or otherwise split any tax parcel constituting all or
any part of the Mortgaged Property without the prior consent of
Lender.  The Mortgaged Property (x) permits ingress and egress, (y) is
served by public utilities and services generally available in the surrounding
community or otherwise appropriate for the use in which the Mortgaged Property
is currently being utilized, and (z) constitutes one or more separate tax
parcels or the Lender’s title policy contains one or more endorsements with
respect to the matters described in (x) or (z).  Notwithstanding
anything contained in this Section to the contrary, if Borrower is a housing
cooperative corporation or association, Lender acknowledges and consents to
Borrower's use of the Mortgaged Property as a housing cooperative.

       

      12. PROTECTION
OF LENDER’S SECURITY; INSTRUMENT SECURES FUTURE ADVANCES.

       

      (a) If
Borrower fails to perform any of its obligations under this Instrument or any
other Loan Document, or if any action or proceeding is commenced which purports
to affect the 

       

      
        
          
          

        

        
          PAGE
19

          
            

          

        

        
          
          
Mortgaged
Property, Lender’s security or Lender’s rights under this Instrument, including
eminent domain, insolvency, code enforcement, civil or criminal forfeiture,
enforcement of Hazardous Materials Laws, fraudulent conveyance or
reorganizations or proceedings involving a bankrupt or decedent, then Lender at
Lender’s option may make such appearances, file such documents, disburse such
sums and take such actions as Lender reasonably deems necessary to perform such
obligations of Borrower and to protect Lender’s interest, including (i) payment
of Attorneys’ Fees and Costs, (ii) payment of fees and out-of-pocket expenses of
accountants, inspectors and consultants, (iii) entry upon the Mortgaged Property
to make repairs or secure the Mortgaged Property, (iv) procurement of the
insurance required by Section 19, (v) payment of amounts which Borrower has
failed to pay under Sections 15 and 17, and (vi) advances made by Lender to pay,
satisfy or discharge any obligation of Borrower for the payment of money that is
secured by a pre-existing mortgage, deed of trust or other lien encumbering the
Mortgaged Property (a "Prior
Lien").

      

       

      (b) Any
amounts disbursed by Lender under this Section 12, or under any other provision
of this Instrument that treats such disbursement as being made under this
Section 12, shall be secured by this Instrument, shall be added to, and become
part of, the principal component of the Indebtedness, shall be immediately due
and payable and shall bear interest from the date of disbursement until paid at
the “Default Rate,” as
defined in the Note.

       

      (c) Nothing
in this Section 12 shall require Lender to incur any expense or take any
action.

       

      13. INSPECTION.

       

      (a) Lender,
its agents, representatives, and designees may make or cause to be made entries
upon and inspections of the Mortgaged Property (including environmental
inspections and tests) during normal business hours, or at any other reasonable
time, upon reasonable notice to Borrower if the inspection is to include
occupied residential units (which notice need not be in
writing).  Notice to Borrower shall not be required in the case of an
emergency, as determined in Lender’s discretion, or when an Event of Default has
occurred and is continuing.

       

      (b) If Lender
determines that Mold has developed as a result of a water intrusion event or
leak, Lender, at Lender’s discretion, may require that a professional inspector
inspect the Mortgaged Property as frequently as Lender determines is necessary
until any issue with Mold and its cause(s) are resolved to Lender’s
satisfaction.  Such inspection shall be limited to a visual and
olfactory inspection of the area that has experienced the Mold, water intrusion
event or leak.  Borrower shall be responsible for the cost of such
professional inspection and any remediation deemed to be necessary as a result
of the professional inspection.  After any issue with Mold, water
intrusion or leaks is remedied to Lender’s satisfaction, Lender shall not
require a professional inspection any more frequently than once every three
years unless Lender is otherwise aware of Mold as a result of a subsequent water
intrusion event or leak.

       

      (c) If Lender
or Loan Servicer determines not to conduct an annual inspection of the Mortgaged
Property, and in lieu thereof Lender requests a certification, Borrower shall be
prepared to provide and must actually provide to Lender a factually correct
certification each year that the annual inspection is waived to the following
effect:

       

      Borrower
has not received any written complaint, notice, letter or other written
communication from tenants, management agent or governmental authorities

       

      
        
          
          

        

        
          PAGE
20

          
            

          

        

        
          
          

        

      

      regarding
mold, fungus, microbial contamination or pathogenic organisms (“Mold”) or any
activity, condition, event or omission that causes or facilitates the growth of
Mold on or in any part of the Mortgaged Property or if Borrower has received any
such written complaint, notice, letter or other written communication that
Borrower has investigated and determined that no Mold activity, condition or
event exists or alternatively has  fully and properly remediated such
activity, condition, event or omission in compliance with the Moisture
Management Plan for the Mortgaged Property.

       

      If
Borrower is unwilling or unable to provide such certification, Lender may
require a professional inspection of the Mortgaged Property at Borrower’s
expense.

       

      14. BOOKS
AND RECORDS; FINANCIAL REPORTING.

       

      (a) Borrower
shall keep and maintain at all times at the Mortgaged Property or the management
agent’s office, and upon Lender’s request shall make available at the Mortgaged
Property (or, at Borrower’s option, at the management agent’s office), complete
and accurate books of account and records (including copies of supporting bills
and invoices) adequate to reflect correctly the operation of the Mortgaged
Property, in accordance with GAAP consistently applied (or such other method
which is reasonably acceptable to Lender), and copies of all written contracts,
Leases, and other instruments which affect the Mortgaged
Property.  The books, records, contracts, Leases and other instruments
shall be subject to examination and inspection by Lender at any reasonable
time.

       

      (b) Borrower
shall furnish to Lender each of the following:

       

      
        	
                (i)  

              	
                if,
      in connection with this Loan, the Borrower purchased the Mortgaged
      Property, a statement of income and expenses for Borrower’s operation of
      the Mortgaged Property from the origination date to the end of the first
      full calendar quarter following such origination date, such statement to
      be provided within twenty-five (25) days after the end of such quarter;
      or

              

      

       

      
        	
                (ii)  

              	
                for
      all other cases (for example, a refinance of a loan, a purchase of
      partnership or other interests, or new debt being placed on the Mortgaged
      Property), a statement of income and expenses for Borrower’s operation of
      the Mortgaged Property for the trailing six (6) months, such statement to
      be provided within twenty-five (25) days after the end of such
      quarter.

              

      

       

      
        	
                 
      

              	
                (iii)

              	
                after
      Borrower has furnished such statements required by Section 14(b)(i) or
      (ii) above, within twenty-five (25) days after the end of each subsequent
      calendar quarter of Borrower,

              

      

       

      
        	
                (A)  

              	
                 a
      Rent Schedule; and

              

      

       

      
        	
                (B)  

              	
                
                   a
      statement of income and expenses for Borrower’s operation of the Mortgaged
      Property for that calendar
quarter;

                

              

      

       

       

       

       

      
        
          
          

        

        
          PAGE
21

          
            

          

        

        
          
          

        

      

      (c) Within
ninety (90) days after the end of each fiscal year of Borrower, Borrower shall
furnish to Lender each of the following:

       

      
        	
                (i)  

              	
                an
      annual statement of income and expenses for Borrower’s operation of the
      Mortgaged Property for that fiscal
year;

              

      

       

      
        	
                (ii)  

              	
                a
      statement of changes in financial position of Borrower relating to the
      Mortgaged Property for that fiscal
year;

              

      

       

      
        	
                (iii)  

              	
                a
      balance sheet showing all assets and liabilities of Borrower relating to
      the Mortgaged Property as of the end of that fiscal year and a profit and
      loss statement for Borrower; and

              

      

       

      
        	
                (iv)  

              	
                an
      accounting of all security deposits held pursuant to all Leases, including
      the name of the institution (if any) and the names and identification
      numbers of the accounts (if any) in which such security deposits are held
      and the name of the person to contact at such financial institution, along
      with any authority or release necessary for Lender to access information
      regarding such accounts.

              

      

       

      (d) Borrower
shall furnish to Lender each of the following:

       

      
        	
                (i)  

              	
                prior
      to a Securitization, and thereafter upon Lender’s reasonable request, a
      monthly Rent Schedule and a monthly statement of income and expenses for
      Borrower’s operation of the Mortgaged
Property;

              

      

       

      
        	
                (ii)  

              	
                prior
      to a Securitization, and thereafter upon Lender’s reasonable request,
      Borrower shall furnish to Lender a statement that identifies all owners of
      any interest in Borrower and any Controlling Entity and the interest held
      by each (unless Borrower or any Controlling Entity is a publicly-traded
      entity in which case such statement of ownership shall not be required),
      and if Borrower or a Controlling Entity is a corporation, all officers and
      directors of Borrower and the Controlling Entity, and if Borrower or a
      Controlling Entity is a limited liability company, all Managers who are
      not members;

              

      

       

      
        	
                (iii)  

              	
                copies
      of all tax returns filed by Borrower, within thirty (30) days after the
      date of filing; and

              

      

       

      
        	
                (iv)  

              	
                such
      other financial information or property management information (including,
      without limitation, information on tenants under Leases to the extent such
      information is available to Borrower, copies of bank account statements
      from financial institutions where funds owned or controlled by Borrower
      are maintained, and an accounting of security deposits) as may be required
      by Lender from time to time.

              

      

       

      (e) At any
time upon Lender’s request, Borrower shall furnish to Lender a monthly property
management report for the Mortgaged Property, showing the number of inquiries
made and rental applications received from tenants or prospective tenants and
deposits received from tenants and any other information requested by
Lender.  However, Lender shall not require the foregoing more
frequently than quarterly except when there has been an Event of Default and

       

       

      
        
          
          

        

        
          PAGE
22

          
            

          

        

        
          
          

        

      

      such
Event of Default is continuing, in which case Lender may require Borrower to
furnish the foregoing more frequently.

       

      (f) A natural
person having authority to bind Borrower (or the SPE Equity Owner or guarantor,
as applicable) shall certify each of the statements, schedules and reports
required by Sections 14(b) through 14(e) and 14(h) to be complete and
accurate.  Each of the statements, schedules and reports required by
Sections 14(b) through 14(e) and 14(h) shall be in such form and contain such
detail as Lender may reasonably require.  Lender also may require that
any of the statements, schedules or reports listed in Section 14(b) through
14(c) and Section 14(d)(i) and (iv) be audited at Borrower’s expense by
independent certified public accountants acceptable to Lender, at any time when
an Event of Default has occurred and is continuing or at any time that Lender,
in its reasonable judgment, determines that audited financial statements are
required for an accurate assessment of the financial condition of Borrower or of
the Mortgaged Property.

       

      (g) If
Borrower fails to provide in a timely manner the statements, schedules and
reports required by Sections 14(b) through 14(e) and 14(h), Lender shall give
Borrower Notice specifying the statements, schedules and reports required by
Section 14(b) through 14(e) and 14(h) that Borrower has failed to
provide.  If Borrower has not provided the required statements,
schedules and reports within 10 Business Days following such Notice, then Lender
shall have the right to have Borrower’s books and records audited, at Borrower’s
expense, by independent certified public accountants selected by Lender in order
to obtain such statements, schedules and reports, and all related costs and
expenses of Lender shall become immediately due and payable and shall become an
additional part of the Indebtedness as provided in Section 12.  Notice
to Borrower shall not be required in the case of an emergency, as determined in
Lender’s discretion, or when an Event of Default has occurred and is
continuing.

       

      (h) Borrower
shall cause each guarantor and, at Lender’s request, any SPE Equity Owner, to
provide to Lender (i) within ninety (90) days after the close of such party’s
fiscal year, such party’s balance sheet and profit and loss statement (or if
such party is a natural person, within ninety (90) days after the close of each
calendar year, such party’s personal financial statements) in form reasonably
satisfactory to Lender and certified by such party to be accurate and complete;
and (ii) such additional financial information (including, without limitation,
copies of state and federal tax returns with respect to any SPE Equity Owner but
Lender shall only require copies of such tax returns with respect to each
guarantor if an Event of Default has occurred and is continuing) as Lender may
reasonably require from time to time and in such detail as reasonably required
by Lender.

       

      (i) If an
Event of Default has occurred and is continuing, Borrower shall deliver to
Lender upon written demand all books and records relating to the Mortgaged
Property or its operation.

       

      (j) Borrower
authorizes Lender to obtain a credit report on Borrower at any
time.

       

      15. TAXES;
OPERATING EXPENSES.

       

      (a) Subject
to the provisions of Section 15(c) and Section 15(d), Borrower shall pay, or
cause to be paid, all Taxes when due and before the addition of any interest,
fine, penalty or cost for nonpayment.

       

      (b) Subject
to the provisions of Section 15(c), Borrower shall (i) pay the expenses of
operating, managing, maintaining and repairing the Mortgaged Property (including
utilities, 

       

      
        
          
          

        

        
          PAGE
23

          
            

          

        

        
          
          
repairs
and replacements) before the last date upon which each such payment may be made
without any penalty or interest charge being added, and (ii) pay insurance
premiums at least 30 days prior to the expiration date of each policy of
insurance, unless applicable law specifies some lesser
period.

      

       

      (c) If Lender
is collecting Imposition Deposits, to the extent that Lender holds sufficient
Imposition Deposits for the purpose of paying a specific Imposition, then
Borrower shall not be obligated to pay such Imposition, so long as no Event of
Default exists and Borrower has timely delivered to Lender any bills or premium
notices that it has received.  If an Event of Default exists, Lender
may exercise any rights Lender may have with respect to Imposition Deposits
without regard to whether Impositions are then due and
payable.  Lender shall have no liability to Borrower for failing to
pay any Impositions to the extent that (i) any Event of Default has occurred and
is continuing, (ii) insufficient Imposition Deposits are held by Lender at the
time an Imposition becomes due and payable or (iii) Borrower has failed to
provide Lender with bills and premium notices as provided above.

       

      (d) Borrower,
at its own expense, may contest by appropriate legal proceedings, conducted
diligently and in good faith, the amount or validity of any Imposition other
than insurance premiums, if (i) Borrower notifies Lender of the commencement or
expected commencement of such proceedings, (ii) the Mortgaged Property is not in
danger of being sold or forfeited, (iii) if Borrower has not already paid the
Imposition, Borrower deposits with Lender reserves sufficient to pay the
contested Imposition, if requested by Lender, and (iv) Borrower furnishes
whatever additional security is required in the proceedings or is reasonably
requested by Lender.

       

      (e) Borrower
shall promptly deliver to Lender a copy of all notices of, and invoices for,
Impositions, and if Borrower pays any Imposition directly, Borrower shall
furnish to Lender, on or before the date this Instrument requires such
Impositions to be paid, receipts evidencing that such payments were
made.

       

      16. LIENS;
ENCUMBRANCES.  Borrower acknowledges that, to the extent
provided in Section 21, the grant, creation or existence of any mortgage, deed
of trust, deed to secure debt, security interest or other lien or encumbrance (a
“Lien”) on the Mortgaged
Property (other than the lien of this Instrument) or on certain ownership
interests in Borrower, whether voluntary, involuntary or by operation of law,
and whether or not such Lien has priority over the lien of this Instrument, is a
“Transfer” which
constitutes an Event of Default and subjects Borrower to personal liability
under the Note.

       

      17. PRESERVATION,
MANAGEMENT AND MAINTENANCE OF MORTGAGED PROPERTY.

       

      (a) Borrower
shall not commit waste or permit impairment or deterioration of the Mortgaged
Property.

       

      (b) Borrower
shall not abandon the Mortgaged Property.

       

      (c) Borrower
shall restore or repair promptly, in a good and workmanlike manner, any damaged
part of the Mortgaged Property to the equivalent of its original condition, or
such other condition as Lender may approve in writing, whether or not insurance
proceeds or condemnation awards are available to cover any costs of such
restoration or repair; however, Borrower shall not be obligated to perform such
restoration or repair if (i) no Event of Default 

       

      
        
          
          

        

        
          PAGE
24

          
            

          

        

        
          
          
has
occurred and is continuing, and (ii) Lender has elected to apply any available
insurance proceeds and/or condemnation awards to the payment of Indebtedness
pursuant to Section 19(h)(ii) through (viii), or pursuant to Section 20(d)(ii)
through (viii).

      

       

      (d)  Borrower
shall keep the Mortgaged Property in good repair, including the replacement of
Personalty and Fixtures with items of equal or better function and
quality.

       

      (e)  Borrower
shall provide for professional management of the Mortgaged Property by the
Property Manager or by a residential rental property manager satisfactory to
Lender at all times under a property management agreement approved by Lender in
writing. Borrower shall not surrender, terminate, cancel, modify, renew or
extend its property management agreement, or enter into any other agreement
relating to the management or operation of the Property with Property Manager or
any other Person, or consent to the assignment by the Property Manager of its
interest under such property management agreement, in each case without the
consent of Lender, which consent shall not be unreasonably withheld; provided,
however, with respect to a new property manager such consent may be conditioned
upon Borrower delivering a Rating Confirmation as to such new property manager
and the related property management agreement.  If at any time Lender
consents to the appointment of a new property manager, such new property manager
and Borrower shall, as a condition of Lender’s consent, execute an assignment of
management agreement in a form acceptable to Lender.  If any such
replacement property manager is an Affiliate of Borrower, and if a
nonconsolidation opinion was delivered at the origination of the Loan, Borrower
shall deliver to Lender an updated nonconsolidation opinion in form and
substance satisfactory to the Rating Agencies (unless waived by the Rating
Agencies) with regard to nonconsolidation.

       

      (f)  Borrower
shall give Notice to Lender of and, unless otherwise directed in writing by
Lender, shall appear in and defend any action or proceeding purporting to affect
the Mortgaged Property, Lender’s security or Lender’s rights under this
Instrument.  Borrower shall not (and shall not permit any tenant or
other person to) remove, demolish or alter the Mortgaged Property or any part of
the Mortgaged Property, including any removal, demolition or alteration
occurring in connection with a rehabilitation of all or part of the Mortgaged
Property, except (i) in connection with the replacement of tangible Personalty,
(ii) if Borrower is a cooperative housing corporation or association, to the
extent permitted with respect to individual dwelling units under the form of
proprietary lease or occupancy agreement and (iii) repairs and replacements in
connection with making an individual unit ready for a new occupant.

       

      (g) Unless
otherwise waived by Lender in writing, Borrower must have or must establish and
must adhere to the MMP.  If the Borrower is required to have an MMP,
the Borrower must keep all MMP documentation at the Mortgaged Property or at the
management agent’s office and available for the Lender or the Loan Servicer to
review during any annual assessment or other inspection of the Mortgaged
Property that is required by Lender.

       

      (h)  If
Borrower is a housing cooperative corporation or association, until the
Indebtedness is paid in full Borrower shall not reduce the maintenance fees,
charges or assessments payable by shareholders or residents under proprietary
leases or occupancy agreements below a level which is sufficient to pay all
expenses of the Borrower, including, without limitation, all operating and other
expenses for the Mortgaged Property and all payments due pursuant to the terms
of the Note and any Loan Documents.

       

      18. ENVIRONMENTAL
HAZARDS.

       

       

      
        
          
          

        

        
          PAGE
25

          
            

          

        

        
          
          

        

      

      (a) Except
for matters described in Section 18(b), Borrower shall not cause or permit any
of the following:

       

      
        	
                (i)  

              	
                the
      presence, use, generation, release, treatment, processing, storage
      (including storage in above ground and underground storage tanks),
      handling, or disposal of any Hazardous Materials on or under the Mortgaged
      Property;

              

      

       

      
        	
                (ii)  

              	
                the
      transportation of any Hazardous Materials to, from, or across the
      Mortgaged Property;

              

      

       

      
        	
                (iii)  

              	
                any
      occurrence or condition on the Mortgaged Property, which occurrence or
      condition is or may be in violation of Hazardous Materials
      Laws;

              

      

       

      
        	
                (iv)  

              	
                any
      violation of or noncompliance with the terms of any Environmental Permit
      with respect to the Mortgaged Property;
or

              

      

       

      
        	
                (v)  

              	
                any
      violation or noncompliance with the terms of any O&M Program as
      defined in subsection (d).

              

      

       

      The
matters described in clauses (i) through (v) above, except as otherwise provided
in Section 18(b), are referred to collectively in this Section 18 as “Prohibited Activities or
Conditions.”

       

      (b) Prohibited
Activities or Conditions shall not include lawful conditions permitted by an
O&M Program or the safe and lawful use and storage of quantities of (i)
pre-packaged supplies, cleaning materials and petroleum products customarily
used in the operation and maintenance of comparable multifamily properties, (ii)
cleaning materials, personal grooming items and other items sold in pre-packaged
containers for consumer use and used by tenants and occupants of residential
dwelling units in the Mortgaged Property; and (iii) petroleum products used in
the operation and maintenance of motor vehicles from time to time located on the
Mortgaged Property’s parking areas, so long as all of the foregoing are used,
stored, handled, transported and disposed of in compliance with Hazardous
Materials Laws.

       

      (c) Borrower
shall take all commercially reasonable actions (including the inclusion of
appropriate provisions in any Leases executed after the date of this Instrument)
to prevent its employees, agents, and contractors, and all tenants and other
occupants from causing or permitting any Prohibited Activities or
Conditions.  Borrower shall not lease or allow the sublease or use of
all or any portion of the Mortgaged Property to any tenant or subtenant for
nonresidential use by any user that, in the ordinary course of its business,
would cause or permit any Prohibited Activity or Condition.

       

      (d) As
required by Lender, Borrower shall also have established a written operations
and maintenance program with respect to certain Hazardous
Materials.  Each such operations and maintenance program and any
additional or revised operations and maintenance programs established for the
Mortgaged Property pursuant to this Section 18 must be approved by Lender and
shall be referred to herein as an “O&M
Program.”  Borrower shall comply in a timely manner with, and
cause all employees, agents, and contractors of Borrower and any other Persons
present on the Mortgaged Property to comply with each O&M
Program.  Borrower shall pay all costs of performance of Borrower’s
obligations under any O&M Program, and Lender’s out of pocket costs incurred
in connection with the monitoring and review of each O&M Program and
Borrower’s performance shall be paid by Borrower upon demand by
Lender.  Any 

       

      
        
          
          

        

        
          PAGE
26

          
            

          

        

        
          
          
such
out-of-pocket costs of Lender that Borrower fails to pay promptly shall become
an additional part of the Indebtedness as provided in Section
12.

      

       

      (e) Borrower
represents and warrants to Lender that, except as previously disclosed by
Borrower to Lender in writing (which written disclosure may be in certain
environmental assessments and other written reports accepted by Lender in
connection with the funding of the Indebtedness and dated prior to the date of
this Instrument):

       

      
        	
                (i)  

              	
                Borrower
      has not at any time engaged in, caused or permitted any Prohibited
      Activities or Conditions on the Mortgaged
  Property;

              

      

       

      
        	
                (ii)  

              	
                to
      the best of Borrower’s knowledge after reasonable and diligent inquiry, no
      Prohibited Activities or Conditions exist or have existed on the Mortgaged
      Property;

              

      

       

      
        	
                (iii)  

              	
                the
      Mortgaged Property does not now contain any underground storage tanks,
      and, to the best of Borrower’s knowledge after reasonable and diligent
      inquiry, the Mortgaged Property has not contained any underground storage
      tanks in the past.  If there is an underground storage tank
      located on the Mortgaged Property that has been previously disclosed by
      Borrower to Lender in writing, that tank complies with all requirements of
      Hazardous Materials Laws;

              

      

       

      
        	
                (iv)  

              	
                to
      the best of Borrower’s knowledge after reasonable and diligent inquiry,
      Borrower has complied with all Hazardous Materials Laws, including all
      requirements for notification regarding releases of Hazardous
      Materials.  Without limiting the generality of the foregoing,
      Borrower has obtained all Environmental Permits required for the operation
      of the Mortgaged Property in accordance with Hazardous Materials Laws now
      in effect and all such Environmental Permits are in full force and
      effect;

              

      

       

      
        	
                (v)  

              	
                to
      the best of Borrower’s knowledge after reasonable and diligent inquiry, no
      event has occurred with respect to the Mortgaged Property that
      constitutes, or with the passing of time or the giving of notice would
      constitute, noncompliance with the terms of any Environmental
      Permit;

              

      

       

      
        	
                (vi)  

              	
                there
      are no actions, suits, claims or proceedings pending or, to the best of
      Borrower’s knowledge after reasonable and diligent inquiry, threatened
      that involve the Mortgaged Property and allege, arise out of, or relate to
      any Prohibited Activity or Condition;
and

              

      

       

      
        	
                (vii)  

              	
                Borrower
      has not received any written complaint, order, notice of violation or
      other communication from any Governmental Authority with regard to air
      emissions, water discharges, noise emissions or Hazardous Materials, or
      any other environmental, health or safety matters affecting the Mortgaged
      Property.

              

      

       

      (f) Borrower
shall promptly notify Lender in writing upon the occurrence of any of the
following events:

       

      
        	
                (i)  

              	
                Borrower’s
      discovery of any Prohibited Activity or
  Condition;

              

      

       

      
        
          
          

        

        
          PAGE
27

          
            

          

        

        
          
          

        

      

      
        	
                (ii)  

              	
                Borrower’s
      receipt of or knowledge of any written complaint, order, notice of
      violation or other communication from any tenant, management agent,
      Governmental Authority or other Person with regard to present or future
      alleged Prohibited Activities or Conditions, or any other environmental,
      health or safety matters affecting the Mortgaged Property;
    or

              

      

       

      
        	
                (iii)  

              	
                Borrower’s
      breach of any of its obligations under this Section
  18.

              

      

       

      Any such
notice given by Borrower shall not relieve Borrower of, or result in a waiver
of, any obligation under this Instrument, the Note, or any other Loan
Document.

       

      (g) Borrower
shall pay promptly the costs of any environmental inspections, tests or audits,
a purpose of which is to identify the extent or cause of or potential for a
Prohibited Activity or Condition (“Environmental Inspections”),
required by Lender in connection with any foreclosure or deed in lieu of
foreclosure, or as a condition of Lender’s consent to any Transfer under Section
21, or required by Lender following a reasonable determination by Lender that
Prohibited Activities or Conditions may exist.  Any such costs
incurred by Lender (including Attorneys’ Fees and Costs and the costs of
technical consultants whether incurred in connection with any judicial or
administrative process or otherwise) that Borrower fails to pay promptly shall
become an additional part of the Indebtedness as provided in Section
12.  As long as (i) no Event of Default has occurred and is
continuing, (ii) Borrower has actually paid for or reimbursed Lender for all
costs of any such Environmental Inspections performed or required by Lender, and
(iii) Lender is not prohibited by law, contract or otherwise from doing so,
Lender shall make available to Borrower, without representation of any kind,
copies of Environmental Inspections prepared by third parties and delivered to
Lender.  Lender hereby reserves the right, and Borrower hereby
expressly authorizes Lender, to make available to any party, including any
prospective bidder at a foreclosure sale of the Mortgaged Property, the results
of any Environmental Inspections made by or for Lender with respect to the
Mortgaged Property.  Borrower consents to Lender notifying any party
(either as part of a notice of sale or otherwise) of the results of any
Environmental Inspections made by or for Lender.  Borrower
acknowledges that Lender cannot control or otherwise assure the truthfulness or
accuracy of the results of any Environmental Inspections and that the release of
such results to prospective bidders at a foreclosure sale of the Mortgaged
Property may have a material and adverse effect upon the amount that a party may
bid at such sale.  Borrower agrees that Lender shall have no liability
whatsoever as a result of delivering the results to any third party of any
Environmental Inspections made by or for Lender, and Borrower hereby releases
and forever discharges Lender from any and all claims, damages, or causes of
action, arising out of, connected with or incidental to the results of, the
delivery of any of Environmental Inspections made by or for Lender.

       

      (h) If any
investigation, site monitoring, containment, clean-up, restoration or other
remedial work (“Remedial
Work”) is necessary to comply with any Hazardous Materials Law or order
of any Governmental Authority that has or acquires jurisdiction over the
Mortgaged Property or the use, operation or improvement of the Mortgaged
Property, or is otherwise required by Lender as a consequence of any Prohibited
Activity or Condition or to prevent the occurrence of a Prohibited Activity or
Condition, Borrower shall, by the earlier of (i) the applicable deadline
required by Hazardous Materials Law or (ii) 30 days after Notice from Lender
demanding such action, begin performing the Remedial Work, and thereafter
diligently prosecute it to completion, and shall in any event complete the work
by the time required by applicable Hazardous Materials Law.  If
Borrower fails to begin on a timely basis or diligently prosecute any required
Remedial Work, Lender may, at its option, cause the Remedial Work to

       

      
        
          
          

        

        
          PAGE
28

          
            

          

        

        
          
          
be
completed, in which case Borrower shall reimburse Lender on demand for the cost
of doing so.  Any reimbursement due from Borrower to Lender shall
become part of the Indebtedness as provided in Section 12.

      

       

      (i) Borrower
shall comply with all Hazardous Materials Laws applicable to the Mortgaged
Property.  Without limiting the generality of the previous sentence,
Borrower shall (i) obtain and maintain all Environmental Permits required by
Hazardous Materials Laws and comply with all conditions of such Environmental
Permits; (ii) cooperate with any inquiry by any Governmental Authority; and
(iii) comply with any governmental or judicial order that arises from any
alleged Prohibited Activity or Condition.

       

      (j) Borrower
shall indemnify, hold harmless and defend (i) Lender, including any custodian,
trustee and any other fiduciaries who hold or have held a full or partial
interest in the Loan for the benefit of third parties, (ii) any prior owner or
holder of the Note, (iii) the Loan Servicer, (iv) any prior Loan Servicer, (v)
the officers, directors, shareholders, partners, employees and trustees of any
of the foregoing, and (vi) the heirs, legal representatives, successors and
assigns of each of the foregoing (collectively, the “Indemnitees”) from and against
all proceedings, claims, damages, penalties and costs (whether initiated or
sought by Governmental Authorities or private parties), including Attorneys’
Fees and Costs and remediation costs, whether incurred in connection with any
judicial or administrative process or otherwise, arising directly or indirectly
from any of the following:

       

      
        	
                (i)  

              	
                any
      breach of any representation or warranty of Borrower in this Section
      18;

              

      

       

      
        	
                (ii)  

              	
                any
      failure by Borrower to perform any of its obligations under this Section
      18;

              

      

       

      
        	
                (iii)  

              	
                the
      existence or alleged existence of any Prohibited Activity or
      Condition;

              

      

       

      
        	
                (iv)  

              	
                the
      presence or alleged presence of Hazardous Materials on or under the
      Mortgaged Property or in any of the Improvements;
  and

              

      

       

      
        	
                (v)  

              	
                the
      actual or alleged violation of any Hazardous Materials
  Law.

              

      

       

      (k) Counsel
selected by Borrower to defend Indemnitees shall be subject to the approval of
those Indemnitees.  In any circumstances in which the indemnity under
this Section 18 applies, Lender may employ its own legal counsel and consultants
to prosecute, defend or negotiate any claim or legal or administrative
proceeding and Lender, with the prior written consent of Borrower (which shall
not be unreasonably withheld, delayed or conditioned) may settle or compromise
any action or legal or administrative proceeding.  However, unless an
Event of Default has occurred and is continuing, or the interests of Borrower
and Lender are in conflict, as determined by Lender in its discretion, Lender
shall permit Borrower to undertake the actions referenced in this Section 18 in
accordance with this Section 18(k) and Section 18(l) so long as Lender approves
such action, which approval shall not be unreasonably withheld or
delayed.  Borrower shall reimburse Lender upon demand for all costs
and expenses incurred by Lender, including all costs of settlements entered into
in good faith, consultants’ fees and Attorneys’ Fees and Costs.

       

      (l) Borrower
shall not, without the prior written consent of those Indemnitees who are named
as parties to a claim or legal or administrative proceeding (a “Claim”), settle or

       

      
        
          
          

        

        
          PAGE
29

          
            

          

        

        
          
          
compromise
the Claim if the settlement (i) results in the entry of any judgment that does
not include as an unconditional term the delivery by the claimant or plaintiff
to Lender of a written release of those Indemnitees, satisfactory in form and
substance to Lender; or (ii) may materially and adversely affect Lender, as
determined by Lender in its discretion.

      

       

      (m) Borrower’s
obligation to indemnify the Indemnitees shall not be limited or impaired by any
of the following, or by any failure of Borrower or any guarantor to receive
notice of or consideration for any of the following:

       

      
        	
                (i)  

              	
                any
      amendment or modification of any Loan
Document;

              

      

       

      
        	
                (ii)  

              	
                any
      extensions of time for performance required by any Loan
      Document;

              

      

       

      
        	
                (iii)  

              	
                any
      provision in any of the Loan Documents limiting Lender’s recourse to
      property securing the Indebtedness, or limiting the personal liability of
      Borrower or any other party for payment of all or any part of the
      Indebtedness;

              

      

       

      
        	
                (iv)  

              	
                the
      accuracy or inaccuracy of any representations and warranties made by
      Borrower under this Instrument or any other Loan
  Document;

              

      

       

      
        	
                (v)  

              	
                the
      release of Borrower or any other Person, by Lender or by operation of law,
      from performance of any obligation under any Loan
  Document;

              

      

       

      
        	
                (vi)  

              	
                the
      release or substitution in whole or in part of any security for the
      Indebtedness; and

              

      

       

      
        	
                (vii)  

              	
                Lender’s
      failure to properly perfect any lien or security interest given as
      security for the Indebtedness.

              

      

       

      (n) Borrower
shall, at its own cost and expense, do all of the following:

       

      
        	
                (i)  

              	
                pay
      or satisfy any judgment or decree that may be entered against any
      Indemnitee or Indemnitees in any legal or administrative proceeding
      incident to any matters against which Indemnitees are entitled to be
      indemnified under this Section 18;

              

      

       

      
        	
                (ii)  

              	
                reimburse
      Indemnitees for any expenses paid or incurred in connection with any
      matters against which Indemnitees are entitled to be indemnified under
      this Section 18; and

              

      

       

      
        	
                (iii)  

              	
                reimburse
      Indemnitees for any and all expenses, including Attorneys’ Fees and Costs,
      paid or incurred in connection with the enforcement by Indemnitees of
      their rights under this Section 18, or in monitoring and participating in
      any legal or administrative
proceeding.

              

      

       

      (o) The
provisions of this Section 18 shall be in addition to any and all other
obligations and liabilities that Borrower may have under applicable law or under
other Loan Documents, and each Indemnitee shall be entitled to indemnification
under this Section 18 without regard to whether Lender or that Indemnitee has
exercised any rights against the Mortgaged Property or any other security,
pursued 

       

      
        
          
          

        

        
          PAGE
30

          
            

          

        

        
          
          
any
rights against any guarantor, or pursued any other rights available under the
Loan Documents or applicable law. If Borrower consists of more than one Person,
the obligation of those Persons to indemnify the Indemnitees under this Section
18 shall be joint and several. The obligation of Borrower to indemnify the
Indemnitees under this Section 18 shall survive any repayment or discharge of
the Indebtedness, any foreclosure proceeding, any foreclosure sale, any delivery
of any deed in lieu of foreclosure, and any release of record of the lien of
this Instrument.  Notwithstanding the foregoing, if Lender has never
been a mortgagee-in-possession of, or held title to, the Mortgaged Property,
Borrower shall have no obligation to indemnify the Indemnitees under this
Section 18 after the date of the release of record of the lien of this
Instrument by payment in full at the Maturity Date or by voluntary prepayment in
full.

      

       

      19. PROPERTY
AND LIABILITY INSURANCE.

       

      (a) At all
times during the term hereof, Borrower shall maintain, at its sole cost and
expense, for the mutual benefit of Borrower and Lender, the following policies
of insurance:

       

      
        	
                (i)  

              	
                Insurance
      against any peril included within the classification “All Risks of
      Physical Loss” with extended coverage in amounts at all times sufficient
      to prevent Borrower from becoming a co-insurer within the terms of the
      applicable policies, but in any event such insurance shall be maintained
      in an amount equal to the full insurable value of the Mortgaged
      Property.  The policy referred to in this Section 19 shall
      contain a replacement cost endorsement and a waiver of
      depreciation.  As used in this Instrument, “full insurable
      value” means the actual replacement cost of the Improvements and
      Personalty (without taking into account any depreciation), determined
      annually by an insurer or by Borrower or, at the request of Lender, by an
      insurance broker (subject to Lender’s reasonable approval).  In
      all cases where any of the Improvements or the use of the Mortgaged
      Property shall at any time constitute legal non-conforming structures or
      uses under applicable legal requirements of any Governmental Authority,
      the policy referred to in this Section 19 must include “Ordinance and Law
      Coverage,” with “Time Element,” “Loss to the Undamaged Portion of the
      Building,” “Demolition Cost” and “Increased Cost of Construction”
      endorsements, in the amount of coverage required by
  Lender;

              

      

       

      
        	
                (ii)  

              	
                Commercial
      general liability insurance, including contractual injury, bodily injury,
      broad form death and property damage liability against any and all claims,
      including all legal liability to the extent insurable imposed upon
      Borrower and all Attorneys’ Fees and Costs, arising out of or connected
      with the possession, use, leasing, operation, maintenance or condition of
      the Mortgaged Property with a combined limit of not less than $2,000,000
      in the aggregate and $1,000,000 per occurrence, plus umbrella or excess
      liability coverage with minimum limits in the aggregate and per occurrence
      of $1,000,000 for Improvements that have 1 to 3 stories and an additional
      $2,000,000 in coverage for each additional story with maximum required
      coverage of $15,000,000, plus motor vehicle
      liability coverage for all owned and non-owned vehicles (including,
      without limitation, rented and leased vehicles) containing minimum limits
      per occurrence, including umbrella coverage, of
      $1,000,000.

              

      

       

       

      
        
          
          

        

        
          PAGE
31

          
            

          

        

        
          
          

        

      

      
        	
                (iii)  

              	
                Statutory
      workers’ compensation insurance;

              

      

       

      
        	
                (iv)  

              	
                Business
      interruption including loss of rental value insurance for the Mortgaged
      Property in an amount equal to not less than twelve (12) months’ estimated
      gross Rents attributable to the Mortgaged Property and based on gross
      Rents for the immediately preceding year and otherwise sufficient to avoid
      any co-insurance penalty with a 90 day extended period of indemnity (but a
      minimum of eighteen (18) months’ estimated gross Rents attributable to the
      Mortgaged Property and based on gross Rents for the immediately preceding
      year and otherwise sufficient to avoid any co-insurance penalty with a 90
      day extended period of indemnity when (A) the Improvements have 5 or more
      stories or (B) at all times during which  the Indebtedness is
      equal to or greater than
$50,000,000);

              

      

       

      
        	
                (v)  

              	
                If
      any portion of the Improvements are located within a federally designated
      flood hazard zone, flood insurance in an amount equal to the full
      insurable value of the portion of such Improvements within such flood
      hazard zone.  Such coverage may need to be purchased through
      excess carriers if the required coverage exceeds the maximum insurance
      allowed under the federal flood insurance
  program;

              

      

       

      
        	
                (vi)  

              	
                Insurance
      against loss or damage from (A) leakage of sprinkler systems and (B)
      explosion of steam boilers, air conditioning equipment, pressure vessels
      or similar apparatus now or hereafter installed at the Mortgaged Property,
      in such amounts as Lender may from time to time reasonably require and
      which are customarily required by institutional lenders with respect to
      similar properties similarly
situated;

              

      

       

      
        	
                (vii)  

              	
                The
      insurance required under clauses (i) and (iv) above shall cover perils of
      terrorism and acts of terrorism and Borrower shall maintain commercial
      property insurance for loss resulting from perils and acts of terrorism on
      terms (including amounts) consistent with those required under clauses (i)
      and (iv) above at all times during the term of the Loan evidenced by the
      Note;

              

      

       

      
        	
                (viii)  

              	
                During
      any period of Restoration, builder’s “all risk” insurance in an amount
      equal to not less than the full insurable value of the Property against
      such risks (including fire and extended coverage and collapse of the
      Improvements to agreed limits) as Lender may request, in form and
      substance acceptable to Lender; and

              

      

       

      
        	
                (ix)  

              	
                Such
      other insurance with respect to the Improvements and Personalty located on
      the Property against loss or damage as required by Lender (including,
      without limitation, liquor/dramshop, Mold, hurricane, windstorm and
      earthquake insurance) provided such insurance is of the kind for risks
      from time to time customarily insured against and in such minimum coverage
      amounts and maximum deductibles as are generally required by institutional
      lenders for properties comparable to the Mortgaged Property or which
      Lender may deem necessary in its reasonable discretion; provided, however,
      if Lender requires earthquake insurance, the amount of coverage must be
      equal to 150% of the probable

              

      

       

       

      
        
          
          

        

        
          PAGE 32

          
            

          

        

        
          
          

        

      

      
        	
                 

              	
                maximum
      loss for the Mortgaged Property but Lender shall not require earthquake
      insurance if the probable maximum loss for the Mortgaged Property is less
      than twenty percent (20%).  In the event any updated reports or
      other documentation are reasonably required by Lender in order to
      determine whether such additional insurance is necessary or prudent,
      Borrower shall pay for all such documentation at its sole cost and
      expense.

              

      

       

      All
insurance required pursuant to subsections (i) and subsections (iv) through (ix)
shall be referred to as “Hazard Insurance”.

       

      (b) All
premiums on insurance policies required under Section 19(a) shall be paid in the
manner provided in Section 7, unless Lender has designated in writing another
method of payment.  All such policies shall also be in a form approved
by Lender.  All policies of Hazard Insurance must include a
non-contributing, non-reporting mortgagee clause in favor of, and in a form
approved by, Lender.  All policies for general liability insurance
must contain a standard additional insured provision, in favor of, and in a form
approved by Lender.  Borrower shall deliver to Lender a legible copy
of each insurance policy (or duplicate original), and Borrower shall promptly
deliver to Lender a copy of all renewal and other notices received by Borrower
with respect to the policies and all receipts for paid premiums.  At
least 30 days prior to the expiration date of any insurance policy, Borrower
shall deliver to Lender evidence acceptable to Lender that the policy has been
renewed.  If Borrower has not delivered a legible copy of each renewal
policy (or a duplicate original) prior to the expiration date of any insurance
policy, Borrower shall deliver a legible copy of each renewal policy (or a
duplicate original) in a form satisfactory to Lender within 60 days after the
expiration date of the original policy.

       

      (c) Borrower
will maintain the insurance coverage described in this Section 19 with companies
acceptable to Lender and with a claims paying ability of at least (i) “A-” or
its equivalent by Fitch, Inc., (ii) “A-” or its equivalent by Standard &
Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., (iii)
“A3” or its equivalent by Moody’s Investors Service, Inc. or (iv) “A VIII” or
its equivalent by A.M. Best Company.  All insurers providing insurance
required by this Instrument must be authorized to issue insurance in the
Property Jurisdiction.

       

      (d) All
insurance policies and renewals of insurance policies required by this Section
19 shall be for such periods as Lender may from time to time
require.

       

      (e) Borrower
shall comply with all insurance requirements and shall not permit any condition
to exist on the Mortgaged Property that would invalidate any part of any
insurance coverage that this Instrument requires Borrower to
maintain.

       

      (f) In the
event of loss, Borrower shall give immediate written notice to the insurance
carrier and to Lender.  Borrower hereby authorizes and appoints Lender
as attorney in fact for Borrower to make proof of loss, to adjust and compromise
any claims under policies of Hazard Insurance, to appear in and prosecute any
action arising from such Hazard Insurance policies, to collect and receive the
proceeds of Hazard Insurance, to hold the proceeds of Hazard Insurance, and to
deduct from such proceeds Lender’s expenses incurred in the collection of such
proceeds.  This power of attorney is coupled with an interest and
therefore is irrevocable.  However, nothing contained in this Section
19 shall require Lender to incur any expense or take any
action.  Lender may, at Lender’s option, (i) require a “repair or
replacement” settlement, in which case the proceeds will be used to reimburse
Borrower for the cost of restoring and repairing the Mortgaged Property to the
equivalent of its original condition or to a condition approved by 

       

      
        
          
          

        

        
          PAGE
33

          
            

          

        

        
          
          
Lender
(the “Restoration”), or
(ii) require an “actual cash value” settlement in which case the proceeds may be
applied to the payment of the Indebtedness, whether or not then due. To the
extent Lender determines to require a repair or replacement settlement and apply
insurance proceeds to Restoration, Lender shall apply the proceeds in accordance
with Lender’s then-current policies relating to the restoration of casualty
damage on similar multifamily properties.

      

       

      (g) Notwithstanding
any provision to the contrary in this Section 19, as long as no Event of
Default, or any event which, with the giving of Notice or the passage of time,
or both, would constitute an Event of Default, has occurred and is
continuing,

       

      
        	
                (i)  

              	
                in
      the event of a casualty resulting in damage to the Mortgaged Property
      which will cost $25,000 or less to repair, the Borrower shall have the
      sole right to make proof of loss, adjust and compromise the claim and
      collect and receive any proceeds directly without the approval or prior
      consent of the Lender so long as the insurance proceeds are used solely
      for the Restoration of the Mortgaged Property;
  and

              

      

       

      
        	
                (ii)  

              	
                in
      the event of a casualty resulting in damage to the Mortgaged Property
      which will cost more than $25,000 but less than $100,000 to repair, the
      Borrower is authorized to make proof of loss and adjust and compromise the
      claim without the prior consent of Lender, and Lender shall hold the
      applicable insurance proceeds to be used to reimburse Borrower for the
      cost of Restoration of the Mortgaged Property and shall not apply such
      proceeds to the payment of sums due under this
  Instrument.

              

      

       

      (h) Lender
will have the right to exercise its option to apply insurance proceeds to the
payment of the Indebtedness only if Lender determines that at least one of the
following conditions is met:

       

      
        	
                (i)  

              	
                an
      Event of Default (or any event, which, with the giving of Notice or the
      passage of time, or both, would constitute an Event of Default) has
      occurred and is continuing;

              

      

       

      
        	
                (ii)  

              	
                Lender
      determines, in its discretion, that there will not be sufficient funds
      from insurance proceeds, anticipated contributions of Borrower of its own
      funds or other sources acceptable to Lender to complete the
      Restoration;

              

      

       

      
        	
                (iii)  

              	
                Lender
      determines, in its discretion, that the rental income from the Mortgaged
      Property after completion of the Restoration will not be sufficient to
      meet all operating costs and other expenses, Imposition Deposits, deposits
      to reserves and Loan repayment obligations relating to the Mortgaged
      Property;

              

      

       

      
        	
                (iv)  

              	
                Lender
      determines, in its discretion, that the Restoration will not be completed
      by the earlier of (A) at least one year before the Maturity Date (or six
      months before the Maturity Date if Lender determines in its discretion
      that re-leasing of the Mortgaged Property will be completed within such
      six-month period) or (B) the expiration of the business interruption
      coverage;

              

      

       

       

      
        
          
          

        

        
          PAGE 
34

          
            

          

        

        
          
          

        

      

      
        	
                (v)  

              	
                Lender
      determines that the Restoration will not be completed within one year
      after the date of the loss or
casualty;

              

      

       

      
        	
                (vi)  

              	
                the
      casualty involved an actual or constructive loss of more than 30% of the
      fair market value of the Mortgaged Property, and rendered untenantable
      more than 30% of the aggregate rentable square footage of the Mortgaged
      Property;

              

      

       

      
        	
                (vii)  

              	
                after
      Restoration the fair market value of the Mortgaged Property is expected to
      be less than the fair market value of the Mortgaged Property immediately
      prior to such casualty (assuming the affected portion of the Mortgaged
      Property is relet within a reasonable period after the date of such
      casualty); or

              

      

       

      
        	
                (viii)  

              	
                Leases
      covering at least 65% of the aggregate rentable square footage of the
      Mortgaged Property shall not remain in full force and effect during and
      after the completion of
Restoration.

              

      

       

      (i) If the
Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the
Mortgaged Property, Lender shall automatically succeed to all rights of Borrower
in and to any insurance policies and unearned insurance premiums and in and to
the proceeds resulting from any damage to the Mortgaged Property prior to such
sale or acquisition.

       

      (j) Unless
Lender otherwise agrees in writing, any application of any insurance proceeds to
the Indebtedness shall not extend or postpone the due date of any monthly
installments referred to in the Note, Section 7 of this Instrument or any
Collateral Agreement, or change the amount of such installments.

       

      (k) Borrower
agrees to execute such further evidence of assignment of any insurance proceeds
as Lender may require.

       

      20. CONDEMNATION.

       

      (a) Borrower
shall promptly notify Lender in writing of any action or proceeding or notice
relating to any proposed or actual condemnation or other taking, or conveyance
in lieu thereof, of all or any part of the Mortgaged Property, whether direct or
indirect (a “Condemnation”).  Borrower
shall appear in and prosecute or defend any action or proceeding relating to any
Condemnation unless otherwise directed by Lender in writing.  Borrower
authorizes and appoints Lender as attorney in fact for Borrower to commence,
appear in and prosecute, in Lender’s or Borrower’s name, any action or
proceeding relating to any Condemnation and to settle or compromise any claim in
connection with any Condemnation, after consultation with Borrower and
consistent with commercially reasonable standards of a prudent
lender.  This power of attorney is coupled with an interest and
therefore is irrevocable.  However, nothing contained in this Section
20 shall require Lender to incur any expense or take any
action.  Borrower hereby transfers and assigns to Lender all right,
title and interest of Borrower in and to any award or payment with respect to
(i) any Condemnation, or any conveyance in lieu of Condemnation, and (ii) any
damage to the Mortgaged Property caused by governmental action that does not
result in a Condemnation.

       

      (b) Lender
may hold such awards or proceeds and apply such awards or proceeds, after the
deduction of Lender’s expenses incurred in the collection of such amounts
(including 

       

      
        
          
          

        

        
          PAGE
35

          
            

          

        

        
          
          
Attorneys’
Fees and Costs) at Lender’s option, to the restoration or repair of the
Mortgaged Property or to the payment of the Indebtedness, with the balance, if
any, to Borrower.  Unless Lender otherwise agrees in writing, any
application of any awards or proceeds to the Indebtedness shall not extend or
postpone the due date of any monthly installments referred to in the Note,
Section 7 of this Instrument or any Collateral Agreement, or change the amount
of such installments.  Borrower agrees to execute such further
evidence of assignment of any awards or proceeds as Lender may
require.

      

       

      (c) Notwithstanding
any provision to the contrary in this Section 20, in the event of a partial
Condemnation of the Mortgaged Property, as long as no Event of Default, or any
event which, with the giving of Notice or the passage of time, or both, would
constitute an Event of Default, has occurred and is continuing,

       

      
        	
                (i)  

              	
                in
      the event of a partial Condemnation resulting in proceeds or awards in the
      amount of $25,000 or less, the Borrower shall have the sole right to make
      proof of loss, adjust and compromise the claim and collect and receive any
      proceeds directly without the approval or prior consent of the Lender so
      long as the proceeds or awards are used solely for the Restoration of the
      Mortgaged Property; and

              

      

       

      
        	
                (ii)  

              	
                in
      the event of a partial Condemnation resulting in proceeds or awards in the
      amount of more than $25,000 but less than $100,000, the Borrower is
      authorized to make proof of loss and adjust and compromise the claim
      without the prior consent of Lender, and Lender shall hold the applicable
      proceeds or awards to be used to reimburse Borrower for the cost of
      Restoration of the Mortgaged Property and shall not apply such proceeds
      and awards to the payment of sums due under this
    Instrument.

              

      

       

      (d) In the
event of a partial Condemnation of the Mortgaged Property resulting in proceeds
or awards in the amount of $100,000 or more, Lender will have the right to
exercise its option to apply Condemnation proceeds to the payment of the
Indebtedness only if Lender determines that at least one of the following
conditions is met:

       

      
        	
                (i)  

              	
                an
      Event of Default (or any event, which, with the giving of Notice or the
      passage of time, or both, would constitute an Event of Default) has
      occurred and is continuing;

              

      

       

      
        	
                (ii)  

              	
                Lender
      determines, in its discretion, that there will not be sufficient funds
      from Condemnation proceeds, anticipated contributions of Borrower of its
      own funds or other sources acceptable to Lender to complete the
      Restoration;

              

      

       

      
        	
                (iii)  

              	
                Lender
      determines, in its discretion, that the rental income from the Mortgaged
      Property after completion of the Restoration will not be sufficient to
      meet all operating costs and other expenses, Imposition Deposits, deposits
      to reserves and Loan repayment obligations relating to the Mortgaged
      Property;

              

      

       

      
        	
                (iv)  

              	
                Lender
      determines, in its discretion, that the Restoration will not be completed
      at least one year before the Maturity Date (or six months
      before

              

      

       

      
        
          
          

        

        
          PAGE
36

          
            

          

        

        
          
          

        

      

      
        	 	
                the
      Maturity Date if Lender determines in its discretion that re-leasing of
      the Mortgaged Property will be completed within such six-month
      period

              

      

       

      
        	
                (v)  

              	
                Lender
      determines that the Restoration will not be completed within one year
      after the date of the Condemnation;

              

      

       

      
        	
                (vi)  

              	
                the
      Condemnation involved an actual or constructive loss of more than 15% of
      the fair market value of the Mortgaged Property, and rendered untenantable
      more than 25% of the aggregate rentable square footage of the Mortgaged
      Property;

              

      

       

      
        	
                (vii)  

              	
                after
      Restoration the fair market value of the Mortgaged Property is expected to
      be less than the fair market value of the Mortgaged Property immediately
      prior to the Condemnation (assuming the affected portion of the Mortgaged
      Property is relet within a reasonable period after the date of the
      Condemnation); or

              

      

       

      
        	
                (viii)  

              	
                Leases
      covering at least 65% of the aggregate rentable square footage of the
      Mortgaged Property shall not remain in full force and effect during and
      after the completion of
Restoration.

              

      

       

      (e) If the
Mortgaged Property is sold at a foreclosure sale or Lender acquires title to the
Mortgaged Property, Lender shall automatically succeed to all rights of Borrower
in and to any Condemnation proceeds and awards prior to such sale or
acquisition.

       

      (f) Borrower
agrees to execute such further evidence of assignment of any Condemnation
proceeds as Lender may require.

       

      21. TRANSFERS OF THE MORTGAGED PROPERTY
OR INTERESTS IN BORROWER.  [RIGHT TO UNLIMITED TRANSFERS -- WITH
LENDER APPROVAL].  Notwithstanding anything to the contrary in
this Section 21, no Transfer will be permitted under this Section 21 unless the
provisions of Section 33 are satisfied.

       

      (a) “Transfer” means

       

      
        	
                (i)  

              	
                a
      sale, assignment, transfer or other disposition or divestment of any
      interest therein (whether voluntary, involuntary or by operation of
      law);

              

      

       

      
        	
                (ii)  

              	
                the
      granting, creating or attachment of a lien, encumbrance or security
      interest (whether voluntary, involuntary or by operation of
      law);

              

      

       

      
        	
                (iii)  

              	
                the
      issuance or other creation of an ownership interest in a legal entity,
      including a partnership interest, interest in a limited liability company
      or corporate stock;

              

      

       

      
        	
                (iv)  

              	
                the
      withdrawal, retirement, removal or involuntary resignation of a partner in
      a partnership or a member or Manager in a limited liability company;
      or

              

      

       

      
        	
                (v)  

              	
                the
      merger, dissolution, liquidation, or consolidation of a legal entity or
      the reconstitution of one type of legal entity into another type of legal
      entity.

              

      

       

       

      
        
          
          

        

        
          PAGE
37

          
            

          

        

        
          
          

        

      

      For
purposes of defining the term “Transfer,” the term “partnership” shall mean a
general partnership, a limited partnership, and a joint venture, and the term
“partner” shall mean a general partner, a limited partner and a joint
venturer.

       

      (b) “Transfer”
does not include

       

      
        	
                (i)  

              	
                a
      conveyance of the Mortgaged Property at a judicial or non-judicial
      foreclosure sale under this
Instrument,

              

      

       

      
        	
                (ii)  

              	
                the
      Mortgaged Property becoming part of a bankruptcy estate by operation of
      law under the United States Bankruptcy Code,
or

              

      

       

      
        	
                (iii)  

              	
                a
      lien against the Mortgaged Property for local taxes and/or assessments not
      then due and payable.

              

      

       

      (c) The
occurrence of any of the following Transfers shall not constitute an Event of
Default under this Instrument, notwithstanding any provision of Section 21(e) to
the contrary:

       

      
        	
                (i)  

              	
                a
      Transfer to which Lender has
consented;

              

      

       

      
        	
                (ii)  

              	
                a
      Transfer that occurs in accordance with Section
  21(d);

              

      

       

      
        	
                (iii)  

              	
                the
      grant of a leasehold interest in an individual dwelling unit for a term of
      two years or less not containing an option to
  purchase;

              

      

       

      
        	
                (iv)  

              	
                a
      Transfer of obsolete or worn out Personalty or Fixtures that are
      contemporaneously replaced by items of equal or better function and
      quality, which are free of liens, encumbrances and security interests
      other than those created by the Loan Documents or consented to by
      Lender;

              

      

       

      
        	
                (v)  

              	
                the
      creation of a mechanic’s, materialman’s, or judgment lien against the
      Mortgaged Property, which is released of record or otherwise remedied to
      Lender’s satisfaction within 60 days of the date of
    creation;

              

      

       

      
        	
                (vi)  

              	
                if
      Borrower is a housing cooperative corporation or association, the Transfer
      of more than 49 percent of the shares in the housing cooperative or the
      assignment of more than 49 percent of the occupancy agreements or leases
      relating thereto by tenant shareholders of the housing cooperative or
      association to other tenant
shareholders;

              

      

       

      
        	
                (vii)  

              	
                any
      Transfer of an interest in Borrower or any interest in a Controlling
      Entity (which, if such Controlling Entity were Borrower, would result in
      an Event of Default) listed in (A) through (F) below (a “Preapproved Transfer”),
      under the terms and conditions listed as items (1) through (10)
      below:

              

      

       

      
        	
                (A)  

              	
                a
      sale or transfer to one or more of the transferor’s immediate family
      members; or

              

      

       

      
        
          
          

        

        
          PAGE
38

          
            

          

        

        
          
          

        

      

      
        	
                (B)  

              	
                a
      sale or transfer to any trust having as its sole beneficiaries the
      transferor and/or one or more of the transferor’s immediate family
      members; or

              

      

       

      
        	
                (C)  

              	
                a
      sale or transfer from a trust to any one or more of its beneficiaries who
      are immediate family members of the transferor ;
  or

              

      

       

      
        	
                (D)  

              	
                the
      substitution or replacement of the trustee of any trust with a trustee who
      is an immediate family member of the transferor;
  or

              

      

       

      
        	
                (E)  

              	
                a
      sale or transfer to an entity owned and Controlled by the transferor or
      the transferor’s immediate family members;
or

              

      

       

      
        	
                (F)  

              	
                a
      sale or transfer to a natural person or entity that has an existing
      interest in the Borrower or in a Controlling
  Entity.

              

      

       

      
        	
                (1)  

              	
                Borrower
      shall provide Lender with prior written Notice of the proposed Preapproved
      Transfer, which Notice must be accompanied by a non-refundable review fee
      in the amount of $3,000.00.

              

      

       

      
        	
                (2)  

              	
                For
      the purposes of these Preapproved Transfers, a transferor’s immediate
      family members will be deemed to include a spouse, parent, child or
      grandchild of such transferor.

              

      

       

      
        	
                (3)  

              	
                Either
      directly or indirectly, [See Exhibit B] shall retain at all times a
      Controlling Interest in the Borrower and manage the day-to-day operations
      of the Borrower.

              

      

       

      
        	
                (4)  

              	
                At
      the time of the proposed Preapproved Transfer, no Event of Default shall
      have occurred and be continuing and no event or condition shall have
      occurred and be continuing that, with the giving of Notice or the passage
      of time, or both, would become an Event of
  Default.

              

      

       

      
        	
                (5)  

              	
                Lender
      shall be entitled to collect all costs, including the cost of all title
      searches, title insurance and recording costs, and all Attorneys’ Fees and
      Costs.

              

      

       

      
        	
                (6)  

              	
                Lender
      shall not be entitled to collect a transfer fee as a result of these
      Preapproved Transfers.

              

      

       

      
        	
                (7)  

              	
                In
      the event of a Transfer prohibited by or requiring Lender’s approval under
      this Section 21, this Section (c)(vii) may be modified or rendered void by
      Lender at Lender’s option by Notice to Borrower and the transferee(s), as
      a condition of Lender’s consent.

              

      

       

      
        	
                (8)  

              	
                if
      any certificates evidencing the Securitization remain outstanding, a
      Rating Confirmation.

              

      

       

      
        
          
          

        

        
          PAGE
39

          
            

          

        

        
          
          

        

      

      
        	
                (9)  

              	
                If
      a nonconsolidation opinion was delivered at origination of the Loan and
      if, after giving effect to all Preapproved Transfers and all prior
      Transfers, fifty percent (50%) or more in the aggregate of direct or
      indirect interests in Borrower are owned by any Person and its Affiliates
      that owned less than a fifty percent (50%) direct or indirect interest in
      Borrower as of the origination of the Loan, an opinion of counsel for
      Borrower, in form and substance satisfactory to Lender and to the Rating
      Agencies, with regard to
nonconsolidation.

              

      

       

      
        	
                (10)  

              	
                Confirmation
      acceptable to Lender that Section 33 continues to be satisfied;
      and

              

      

       

      
        	
                (viii)  

              	
                a
      Supplemental Mortgage that complies with Section 43 or Defeasance that
      complies with Section 44.

              

      

       

      (d) The
occurrence of any of the following Transfers shall not constitute an Event of
Default under this Instrument, provided such Transfer does not constitute an
Event of Default under any other Section of this Instrument:

       

      
        	
                (i)  

              	
                a
      Transfer that occurs by devise, descent, or by operation of law upon the
      death of a natural person to one or more members of the immediate family
      of such natural person or to a trust or family conservatorship established
      for the benefit of such immediate family member or members, provided
      that:

              

      

       

      
        	
                 
      

              	
                (A)

              	
                The
      Property Manager (or a replacement property manager approved by Lender),
      if applicable, continues to be responsible for the management of the
      Mortgaged Property, and such Transfer shall not result in a change in the
      day-to-day operations of the Mortgaged
Property;

              

      

       

      
        	
                 
      

              	
                (B)

              	
                those
      persons responsible for the management and control of Borrower remain
      unchanged as a result of such Transfer, or any replacement management is
      approved by Lender;

              

      

       

      
        	
                 
      

              	
                (C)

              	
                Lender
      receives confirmation acceptable to Lender that Section 33 continues to be
      satisfied;

              

      

       

      
        	
                 
      

              	
                (D)

              	
                each
      guarantor executes such documents and agreements as Lender shall
      reasonably require to evidence and effectuate the ratification of each
      guaranty and indemnity agreement, or in the event of the death of any
      guarantor or indemnitor, the Borrower causes one or more natural persons
      or entities acceptable to Lender to execute and deliver to Lender a
      guaranty in a form acceptable to Lender, without any cost or expense to
      Lender;

              

      

       

      
        	
                 
      

              	
                (E)

              	
                Borrower
      shall give Lender Notice of such Transfer together with copies of all
      documents effecting such Transfer not less than thirty (30) calendar days
      after the date of such Transfer, and

              

      

       

      
        
          
          

        

        
          PAGE
40

          
            

          

        

        
          	
                	
                   

                	
                  contemporaneously
      therewith, shall (1) reaffirm the warranties and representations under
      Section 10 and Section 48 of this Instrument and (2) satisfy Lender, in
      its discretion, that such Transferee’s organization, credit and experience
      in the management of similar properties are deemed to be appropriate to
      the overall structure and documentation of the existing
      financing;

                

        

        
          
          

        

      

      
        	
                 
      

              	
                (F)

              	
                such
      legal opinions from Transferee’s counsel as Lender deems necessary,
      including an opinion that the Transferee and any SPE Equity Owner is in
      compliance with Section 33 of this Instrument, a nonconsolidation opinion
      (if a nonconsolidation opinion was delivered at origination of the Loan
      and if required by Lender), an opinion that the ratification of the Loan
      Documents and guaranty, if applicable, has been duly authorized, executed,
      and delivered and that the ratification documents and guaranty, if
      applicable, are enforceable as the obligation of the
      Transferee;

              

      

       

      
        	
                 
      

              	
                (G)

              	
                if
      any certificates evidencing the Securitization remain outstanding, a
      Rating Confirmation; and

              

      

       

      
        	
                 
      

              	
                (H)

              	
                Borrower
      shall pay or reimburse Lender for all costs and expenses incurred by
      Lender in connection with such Transfer (including all Attorneys’ Fees and
      Costs); and

              

      

       

      
        	
                (ii)  

              	
                the
      grant of an easement, if before the grant Lender determines that the
      easement will not materially affect the operation or value of the
      Mortgaged Property or Lender’s interest in the Mortgaged Property, and
      Borrower pays to Lender, upon demand, all costs and expenses, including
      Attorneys’ Fees and Costs, incurred by Lender in connection with reviewing
      Borrower’s request; and, if the Note is held by a REMIC trust and if
      required by Lender, an opinion of counsel for Borrower, in form and
      substance satisfactory to Lender, to the effect that (A) the grant of such
      easement has been effected in accordance with the requirements of Treasury
      Regulation Section 1.860G-2(a)(8) (as such regulation may be modified,
      amended or replaced from time to time), (B) the qualification and status
      of the REMIC trust as a REMIC will not be adversely affected or impaired
      as a result of such grant, and (C) the REMIC trust will not incur a tax
      under Section 860G(d) of the Tax Code as a result of such
      grant.

              

      

       

      (e) The
occurrence of any of the following Transfers shall constitute an Event of
Default under this Instrument:

       

      
        	
                (i)  

              	
                a
      Transfer of all or any part of the Mortgaged Property or any interest in
      the Mortgaged Property;

              

      

       

      
        	
                (ii)  

              	
                if
      Borrower is a limited partnership, a Transfer of (A) any general
      partnership interest, or (B) limited partnership interests in Borrower
      that would cause the Initial Owners of Borrower to own less than 50% of
      all limited partnership interests in
Borrower;

              

      

       

      
        
          
          

        

        
          PAGE
41

          
            

          

        

        
          
          

        

      

      
        	
                (iii)  

              	
                if
      Borrower is a limited liability company, (A) a Transfer of any membership
      interest in Borrower which would cause the Initial Owners to own less than
      50% of all the membership interests in Borrower or (B) a Transfer that
      results in a change of Manager;

              

      

       

      
        	
                (iv)  

              	
                if
      Borrower is a corporation (A) the Transfer of any voting stock in Borrower
      which would cause the Initial Owners to own less than 50% of any class of
      voting stock in Borrower or (B) if the outstanding voting stock in
      Borrower is held by 100 or more shareholders, one or more Transfers by a
      single transferor within a 12-month period affecting an aggregate of 5
      percent or more of that stock;

              

      

       

      
        	
                (v)  

              	
                a
      Transfer of any interest in a Controlling Entity which, if such
      Controlling Entity were Borrower, would result in an Event of Default
      under any of Sections 21(e)(i) through (iv)
  above.

              

      

       

      Lender
shall not be required to demonstrate any actual impairment of its security or
any increased risk of default in order to exercise any of its remedies with
respect to an Event of Default under this Section 21.

       

      (f) Lender
shall consent, without any adjustment to the rate at which the Indebtedness
secured by this Instrument bears interest or to any other economic terms of the
Indebtedness set forth in the Note, to a Transfer that would otherwise violate
this Section 21 if, prior to the Transfer, Borrower has satisfied each of the
following requirements:

       

      
        	
                (i)  

              	
                the
      submission to Lender of all information required by Lender to make the
      determination required by this Section
21(f);

              

      

       

      
        	
                (ii)  

              	
                the
      absence of any Event of Default;

              

      

       

      
        	
                (iii)  

              	
                the
      transferee (the “Transferee”) meets
      Lender’s eligibility, credit, management and other standards satisfactory
      to Lender in its sole discretion;

              

      

       

      
        	
                (iv)  

              	
                the
      Transferee’s organization, credit and experience in the management of
      similar properties are deemed by the Lender, in its discretion, to be
      appropriate to the overall structure and documentation of the existing
      financing;

              

      

       

      
        	
                (v)  

              	
                the
      Mortgaged Property will be managed by a property manager meeting the
      requirements of Section 17(e);

              

      

       

      
        	
                (vi)  

              	
                the
      Mortgaged Property, at the time of the proposed Transfer, meets all
      standards as to its physical condition, occupancy, net operating income
      and the collection of reserves satisfactory to Lender in its sole
      discretion;

              

      

       

      
        	
                (vii)  

              	
                in
      the case of a Transfer of all or any part of the Mortgaged Property, (A)
      the execution by the Transferee of Lender’s then-standard assumption
      agreement that, among other things, requires the Transferee to perform all
      obligations of Borrower set forth in the Note, this Instrument and any
      other Loan Documents, and may require that the Transferee comply
      with

              

      

       

      
        
          
          

        

        
          PAGE
42

          
            

          

        

        
          	
                   

                	
                  any
      provisions of this Instrument or any other Loan Document which previously
      may have been waived or modified by Lender, (B) if Lender requires, the
      Transferee causes one or more natural persons or entities acceptable to
      Lender to execute and deliver to Lender a guaranty in a form acceptable to
      Lender, and (C) the Transferee executes such additional Collateral
      Agreements as Lender may require;

                

        

        
          
          

        

      

      
        	
                (viii)  

              	
                in
      the case of a Transfer of any interest in a Controlling Entity, if a
      guaranty has been executed and delivered in connection with the Note, this
      Instrument or any of the other Loan Documents, the Borrower causes one or
      more natural persons or entities acceptable to Lender to execute and
      deliver to Lender a guaranty in a form acceptable to
    Lender;

              

      

       

      
        	
                (ix)  

              	
                If
      a Supplemental Mortgage is outstanding, the Borrower obtains the consent
      of the lender for the Supplemental
Mortgage;

              

      

       

      
        	
                (x)  

              	
                Lender’s
      receipt of all of the following:

              

      

       

      
        	
                (A)  

              	
                a
      review fee in the amount of
$3,000.00;

              

      

       

      
        	
                (B)  

              	
                a
      transfer fee in an amount equal to one percent of the unpaid principal
      balance of the Indebtedness immediately before the applicable Transfer;
      and

              

      

       

      
        	
                (C)  

              	
                the
      amount of Lender’s out of pocket costs (including reasonable Attorneys’
      Fees and Costs) incurred in reviewing the Transfer request and any fees
      charged by the Rating Agencies; and

              

      

       

      
        	
                (xi)  

              	
                evidence
      satisfactory to Lender that the Transferee and any SPE Equity Owner of
      such Transferee meet the requirements of Section
  33;

              

      

       

      
        	
                (xii)  

              	
                such
      legal opinions from Transferee’s counsel as Lender deems necessary,
      including an opinion that the Transferee and any SPE Equity Owner is in
      compliance with Section 33 of this Instrument, a nonconsolidation opinion
      (if a nonconsolidation opinion was delivered at origination of the Loan
      and if required by Lender), an opinion that the assignment and assumption
      of the Loan Documents has been duly authorized, executed, and delivered
      and that the assignment documents and the Loan Documents are enforceable
      as the obligation of the Transferee;
and

              

      

       

      
        	
                (xiii)  

              	
                if
      any certificates evidencing the Securitization remain outstanding, a
      Rating Confirmation.

              

      

       

      22. EVENTS OF
DEFAULT.  The occurrence of any one or more of the following
shall constitute an Event of Default under this Instrument:

       

      (a) any
failure by Borrower to pay or deposit when due any amount required by the Note,
this Instrument or any other Loan Document;

       

      (b) any
failure by Borrower to maintain the insurance coverage required by Section
19;

       

      
        
          
          

        

        
          PAGE
43

          
            

          

        

        
          
          

        

      

      (c) any
failure by Borrower or any SPE Equity Owner to comply with the provisions of
Section 33 or if any of the assumptions contained in any nonconsolidation
opinions delivered to Lender at any time is or shall become untrue in any
material respect;

       

      (d) fraud or
material misrepresentation or material omission by Borrower, any of its
officers, directors, trustees, general partners or managers, any SPE Equity
Owner or any guarantor in connection with (i) the application for or creation of
the Indebtedness, (ii) any financial statement, Rent Schedule, or other report
or information provided to Lender during the term of the Indebtedness, or (iii)
any request for Lender’s consent to any proposed action, including a request for
disbursement of funds under any Collateral Agreement;

       

      (e) any
failure by Borrower to comply with the provisions of Section 20;

       

      (f) any Event
of Default under Section 21;

       

      (g) the
commencement of a forfeiture action or proceeding, whether civil or criminal,
which could result in a forfeiture of the Mortgaged Property or otherwise
materially impair the lien created by this Instrument or Lender’s interest in
the Mortgaged Property;

       

      (h) any
failure by Borrower to perform any of its obligations under this Instrument
(other than those specified in Sections 22(a) through (g)), as and when
required, which continues for a period of 30 days after Notice of such failure
by Lender to Borrower.  However, if Borrower’s failure to perform its
obligations as described in this Section 22(h) is of the nature that it cannot
be cured within the 30 day grace period but reasonably could be cured within 90
days, then Borrower shall have additional time as determined by Lender in its
discretion, not to exceed an additional 60 days, in which to cure such default,
provided that Borrower has diligently commenced to cure such default during the
30-day grace period and diligently pursues the cure of such
default.  However, no such Notice or grace periods shall apply in the
case of any such failure which could, in Lender’s judgment, absent immediate
exercise by Lender of a right or remedy under this Instrument, result in harm to
Lender, impairment of the Note or this Instrument or any other security given
under any other Loan Document;

       

      (i) any
failure by Borrower to perform any of its obligations as and when required under
any Loan Document other than this Instrument which continues beyond the
applicable cure period, if any, specified in that Loan Document;

       

      (j) any
exercise by the holder of any other debt instrument secured by a mortgage, deed
of trust or deed to secure debt on the Mortgaged Property of a right to declare
all amounts due under that debt instrument immediately due and
payable;

       

      (k) if (i)
Borrower or any SPE Equity Owner shall commence any case, Proceeding or other
action under any existing or future law of any jurisdiction, domestic or
foreign, relating to bankruptcy, insolvency, reorganization, conservatorship or
relief of debtors (A) seeking to have an order for relief entered with respect
to it, or seeking to adjudicate it a bankrupt or insolvent, or seeking
reorganization, arrangement, adjustment, winding-up, liquidation, dissolution,
composition or other relief with respect to it or its debt, or (B) seeking
appointment of a receiver, trustee, custodian, conservator or other similar
official for it or for all or any substantial part of its assets; or (ii) there
shall be commenced against Borrower or any SPE Equity Owner any case,
Proceeding, or other action of a nature referred to in clause (i) above by any
party other than Lender which (A) results in the entry of an order for relief or
any such adjudication or appointment, or (B) remains undismissed, undischarged
or unbonded for a period of ninety (90) 

       

       

      
        
          
          

        

        
          PAGE
44

          
            

          

        

        
          
          
days; or
(iii) there shall be commenced against Borrower or any SPE Equity Owner any
case, Proceeding or other action seeking issuance of a warrant of attachment,
execution, distraint or similar process against all or any substantial part of
its assets which results in the entry of any order by a court of competent
jurisdiction for any such relief which shall not have been vacated, discharged,
or stayed or bonded pending appeal within ninety (90) days from the entry
thereof; or (iv) Borrower or any SPE Equity Owner shall take any action in
furtherance of, or indicating its consent to, approval of, or acquiescence in,
any of the acts set forth in clause (i), (ii) or (iii) above;
and

      

       

      (l) any
representations and warranties by Borrower or any SPE Equity Owner in this
Instrument that are false or misleading in any material respect.

       

      23. REMEDIES CUMULATIVE; REMEDIES OF
BORROWER.  Each right and remedy provided in this Instrument is
distinct from all other rights or remedies under this Instrument or any other
Loan Document or afforded by applicable law, and each shall be cumulative and
may be exercised concurrently, independently, or successively, in any
order.  In the event that a claim or adjudication is made that Lender
has acted unreasonably or unreasonably delayed acting in any case where, by law
or under this Instrument or the other Loan Documents, Lender has an obligation
to act reasonably or promptly, Lender shall not 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.

       

      24. FORBEARANCE.

       

      (a) Lender
may (but shall not be obligated to) agree with Borrower, from time to time, and
without giving notice to, or obtaining the consent of, or having any effect upon
the obligations of, any guarantor or other third party obligor, to take any of
the following actions:  extend the time for payment of all or any part
of the Indebtedness; reduce the payments due under this Instrument, the Note, or
any other Loan Document; release anyone liable for the payment of any amounts
under this Instrument, the Note, or any other Loan Document; accept a renewal of
the Note; modify the terms and time of payment of the Indebtedness; join in any
extension or subordination agreement; release any Mortgaged Property; take or
release other or additional security; modify the rate of interest or period of
amortization of the Note or change the amount of the monthly installments
payable under the Note; and otherwise modify this Instrument, the Note, or any
other Loan Document.

       

      (b) Any
forbearance by Lender in exercising any right or remedy under the Note, this
Instrument, or any other Loan Document or otherwise afforded by applicable law,
shall not be a waiver of or preclude the exercise of any other right or remedy,
or the subsequent exercise of any right or remedy.  The acceptance by
Lender of payment of all or any part of the Indebtedness after the due date of
such payment, or in an amount which is less than the required payment, shall not
be a waiver of Lender’s right to require prompt payment when due of all other
payments on account of the Indebtedness or to exercise any remedies for any
failure to make prompt payment. Enforcement by Lender of any security for the
Indebtedness shall not constitute an election by Lender of remedies so as to
preclude the exercise of any other right available to
Lender.  Lender’s receipt of any awards or proceeds under Sections 19
and 20 shall not operate to cure or waive any Event of Default.

       

      
        
          
          

        

        
          PAGE
45

          
            

          

        

        
          
          

        

      

      25. LOAN CHARGES.  If
any applicable law limiting the amount of interest or other charges permitted to
be collected from Borrower is interpreted so that any charge provided for in any
Loan Document, whether considered separately or together with other charges
levied in connection with any other Loan Document, violates that law, and
Borrower is entitled to the benefit of that law, that charge is hereby reduced
to the extent necessary to eliminate that violation.  The amounts, if
any, previously paid to Lender in excess of the permitted amounts shall be
applied by Lender to reduce the principal of the Indebtedness.  For
the purpose of determining whether any applicable law limiting the amount of
interest or other charges permitted to be collected from Borrower has been
violated, all Indebtedness which constitutes interest, as well as all other
charges levied in connection with the Indebtedness which constitute interest,
shall be deemed to be allocated and spread over the stated term of the
Note.  Unless otherwise required by applicable law, such allocation
and spreading shall be effected in such a manner that the rate of interest so
computed is uniform throughout the stated term of the Note.

       

      26. WAIVER OF STATUTE OF LIMITATIONS,
OFFSETS, AND COUNTERCLAIMS.  Borrower hereby waives the right
to assert any statute of limitations as a bar to the enforcement of the lien of
this Instrument or to any action brought to enforce any Loan
Document.  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 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 that Borrower is obligated to make under any of the
Loan Documents.

       

      27. WAIVER OF
MARSHALLING.  Notwithstanding the existence of any other
security interests in the Mortgaged Property held by Lender or by any other
party, Lender shall have the right to determine the order in which any or all of
the Mortgaged Property shall be subjected to the remedies provided in this
Instrument, the Note, any other Loan Document or applicable
law.  Lender shall have the right to determine the order in which any
or all portions of the Indebtedness are satisfied from the proceeds realized
upon the exercise of such remedies.  Borrower and any party who now or
in the future acquires a security interest in the Mortgaged Property and who has
actual or constructive notice of this Instrument waives any and all right to
require the marshalling of assets or to require that any of the Mortgaged
Property be sold in the inverse order of alienation or that any of the Mortgaged
Property be sold in parcels or as an entirety in connection with the exercise of
any of the remedies permitted by applicable law or provided in this
Instrument.

       

      28. FURTHER ASSURANCES; LENDER’S
EXPENSES.  Borrower shall execute, acknowledge, and deliver, at
its sole cost and expense, all further acts, deeds, conveyances, assignments,
estoppel certificates, financing statements or amendments, transfers and
assurances as Lender may require from time to time in order to better assure,
grant, and convey to Lender the rights intended to be granted, now or in the
future, to Lender under this Instrument and the Loan
Documents.  Borrower acknowledges and agrees that, in connection with
each request by Borrower under this Instrument or any Loan Document, Borrower
shall pay all reasonable Attorneys’ Fees and Costs and expenses incurred by
Lender, including any fees charged by the Rating Agencies, regardless of whether
the matter is approved, denied or withdrawn. Any amounts payable by Borrower
hereunder shall be deemed a part of the Indebtedness, shall be secured by this
Instrument and shall bear interest at the Default Rate if not fully paid within
ten (10) days of written demand for payment.

       

      29. ESTOPPEL
CERTIFICATE.  Within 10 days after a request from Lender,
Borrower shall deliver to Lender a written statement, signed and acknowledged by
Borrower, 

       

      
        
          
          

        

        
          PAGE
46

          
            

          

        

        
          
          
certifying
to Lender or any Person designated by Lender, as of the date of such statement,
(i) that the Loan Documents are unmodified and in full force and
effect  (or, if there have been modifications, that the Loan Documents
are in full force and effect as modified and setting forth such modifications);
(ii) the unpaid principal balance of the Note; (iii) the date to which interest
under the Note has been paid; (iv) that Borrower is not in default in paying the
Indebtedness or in performing or observing any of the covenants or agreements
contained in this Instrument or any of the other Loan Documents (or, if the
Borrower is in default, describing such default in reasonable detail); (v)
whether or not there are then existing any setoffs or defenses known to Borrower
against the enforcement of any right or remedy of Lender under the Loan
Documents; and (vi) any additional facts requested by Lender.

      

       

      30. GOVERNING
LAW; CONSENT TO JURISDICTION AND VENUE.

       

      (a) This
Instrument, and any Loan Document which does not itself expressly identify the
law that is to apply to it, shall be governed by the laws of the jurisdiction in
which the Land is located (the “Property
Jurisdiction”).

       

      (b) Borrower
agrees that any controversy arising under or in relation to the Note, this
Instrument, or any other Loan Document may be litigated in the Property
Jurisdiction.  The state and federal courts and authorities with
jurisdiction in the Property Jurisdiction shall have jurisdiction over all
controversies that shall arise under or in relation to the Note, any security
for the Indebtedness, or any other Loan Document.  Borrower
irrevocably consents to service, jurisdiction, and venue of such courts for any
such litigation and waives any other venue to which it might be entitled by
virtue of domicile, habitual residence or otherwise.  However, nothing
in this Section 30 is intended to limit Lender’s right to bring any suit, action
or proceeding relating to matters under this Instrument in any court of any
other jurisdiction.

       

      31. NOTICE.

       

      (a) All
Notices, demands and other communications (“Notice”) under or concerning
this Instrument shall be in writing.  Each Notice shall be addressed
to the intended recipient at its address set forth in this Instrument, and shall
be deemed given on the earliest to occur of (i) the date when the Notice is
received by the addressee; (ii) the first Business Day after the Notice is
delivered to a recognized overnight courier service, with arrangements made for
payment of charges for next Business Day delivery; or (iii) the third Business
Day after the Notice is deposited in the United States mail with postage
prepaid, certified mail, return receipt requested.

       

      (b) Any party
to this Instrument may change the address to which Notices intended for it are
to be directed by means of Notice given to the other party in accordance with
this Section 31.  Each party agrees that it will not refuse or reject
delivery of any Notice given in accordance with this Section 31, that it will
acknowledge, in writing, the receipt of any Notice upon request by the other
party and that any Notice rejected or refused by it shall be deemed for purposes
of this Section 31 to have been received by the rejecting party on the date so
refused or rejected, as conclusively established by the records of the U.S.
Postal Service or the courier service.

       

      (c) Any
Notice under the Note and any other Loan Document that does not specify how
Notices are to be given shall be given in accordance with this Section
31.

       

      32. SALE OF NOTE; CHANGE IN SERVICER;
LOAN SERVICING.  The Note or a partial interest in the Note
(together with this Instrument and the other Loan Documents) 

       

      
        
          
          

        

        
          PAGE
47

          
            

          

        

        
          
          
may be
sold one or more times without prior Notice to Borrower.  A sale may
result in a change of the Loan Servicer.  There also may be one or
more changes of the Loan Servicer unrelated to a sale of the Note.  If
there is a change of the Loan Servicer, Borrower will be given Notice of the
change. All actions regarding the servicing of the Loan evidenced by the Note,
including the collection of payments, the giving and receipt of Notice,
inspections of the Mortgaged Property, inspections of books and records, and the
granting of consents and approvals, may be taken by the Loan Servicer unless
Borrower receives Notice to the contrary.  If Borrower receives
conflicting Notices regarding the identity of the Loan Servicer or any other
subject, any such Notice from Lender shall govern.

      

       

      33. SINGLE PURPOSE
ENTITY.

       

      (a) Until the
Indebtedness is paid in full, each Borrower and SPE Equity Owner shall remain a
Single Purpose Entity.

       

      (b) A “Single Purpose Entity” means a
corporation, limited partnership, or limited liability company which, at all
times since its formation and thereafter:

       

      
        	
                (i)  

              	
                shall
      not engage in any business or activity, other than the ownership,
      operation and maintenance of the Mortgaged Property and activities
      incidental thereto;

              

      

       

      
        	
                (ii)  

              	
                shall
      not acquire, own, hold, lease, operate, manage, maintain, develop or
      improve any assets other than the Mortgaged Property and such Personalty
      as may be necessary for the operation of the Mortgaged Property and shall
      conduct and operate its business as presently conducted and
      operated;

              

      

       

      
        	
                (iii)  

              	
                shall
      preserve its existence as an entity duly organized, validly existing and
      in good standing (if applicable) under the laws of the jurisdiction of its
      formation or organization and shall do all things necessary to observe
      organizational formalities;

              

      

       

      
        	
                (iv)  

              	
                shall
      not merge or consolidate with any other
Person;

              

      

       

      
        	
                (v)  

              	
                shall
      not take any action to dissolve, wind-up, terminate or liquidate in whole
      or in part; to sell, transfer or otherwise dispose of all or substantially
      all of its assets; to change its legal structure; transfer or permit the
      direct or indirect transfer of any partnership, membership or other equity
      interests, as applicable, other than Transfers permitted hereunder; issue
      additional partnership, membership or other equity interests, as
      applicable; or seek to accomplish any of the
  foregoing;

              

      

       

      
        	
                (vi)  

              	
                shall
      not, without the prior unanimous written consent of all of the Borrower’s
      partners, members, or shareholders, as applicable, and, if applicable, the
      prior unanimous written consent of one hundred percent (100%) of the
      members of the board of directors or of the board of managers of the
      Borrower or the SPE Equity Owner:  (A) file any insolvency, or
      reorganization case or proceeding, to institute proceedings to have the
      Borrower or any SPE Equity Owner be adjudicated bankrupt or insolvent, (B)
      institute proceedings under any applicable insolvency law, (C) seek any
      relief under any law relating to relief from debts or the
  

              

      

       

       

      
        
          
          

        

        
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48

          
            

          

        

        
          
          

        

      

       

      
        	
                 

              	
                protection
      of debtors, (D) consent to the filing or institution of bankruptcy or
      insolvency proceedings against the Borrower or any SPE Equity Owner, (E)
      file a petition seeking, or consent to, reorganization or relief with
      respect to the Borrower or any SPE Equity Owner under any applicable
      federal or state law relating to bankruptcy or insolvency, (F) seek or
      consent to the appointment of a receiver, liquidator, assignee, trustee,
      sequestrator, custodian, or any similar official for the Borrower or a
      substantial part of its property or for any SPE Equity Owner or a
      substantial part of its property, (G) make any assignment for the benefit
      of creditors of the Borrower or any SPE Equity Owner, (H) admit in writing
      the Borrower’s or any SPE Equity Owner’s inability to pay its debts
      generally as they become due, or (I) take action in furtherance of any of
      the foregoing;

              

      

       

      
        	
                (vii)  

              	
                shall
      not amend or restate its organizational documents if such change would
      modify the requirements set forth in this Section
  33;

              

      

       

      
        	
                (viii)  

              	
                shall
      not own any subsidiary or make any investment in, any other
      Person;

              

      

       

      
        	
                (ix)  

              	
                shall
      not commingle its assets with the assets of any other Person and shall
      hold all of its assets in its own
name;

              

      

       

      
        	
                (x)  

              	
                shall
      not incur any debt, secured or unsecured, direct or contingent (including,
      without limitation, guaranteeing any obligation), other than, (A) the
      Indebtedness (and any further indebtedness as described in Section 43 with
      regard to Supplemental Mortgages) and (B) customary unsecured trade
      payables incurred in the ordinary course of owning and operating the
      Mortgaged Property provided the same are not evidenced by a promissory
      note, do not exceed, in the aggregate, at any time a maximum amount of two
      percent (2%) of the original principal amount of the Indebtedness and are
      paid within sixty (60) days of the date
  incurred;

              

      

       

      
        	
                (xi)  

              	
                shall
      maintain its records, books of account, bank accounts, financial
      statements, accounting records and other entity documents separate and
      apart from those of any other Person and shall not list its assets as
      assets on the financial statement of any other Person; provided, however,
      that the Borrower’s assets may be included in a consolidated financial
      statement of its Affiliate provided that (A) appropriate notation shall be
      made on such consolidated financial statements to indicate the
      separateness of the Borrower from such Affiliate and to indicate that the
      Borrower’s assets and credit are not available to satisfy the debts and
      other obligations of such Affiliate or any other Person and (B) such
      assets shall also be listed on the Borrower’s own separate balance
      sheet;

              

      

       

      
        	
                (xii)  

              	
                except
      for capital contributions or capital distributions permitted under the
      terms and conditions of its organizational documents, shall only enter
      into any contract or agreement with any general partner, member,
      shareholder, principal or Affiliate of Borrower or any guarantor, or any
      general partner, member, principal or Affiliate thereof, upon terms and
      conditions that are commercially reasonable and substantially similar to
      those that would be available on an arm’s-length basis with third
      parties;

              

      

       

       

      
        
          
          

        

        
          PAGE
49

          
            

          

        

        
          
          

        

      

      
        	
                (xiii)  

              	
                shall
      not maintain its assets in such a manner that will be costly or difficult
      to segregate, ascertain or identify its individual assets from those of
      any other Person;

              

      

       

      
        	
                (xiv)  

              	
                shall
      not assume or guaranty (excluding any guaranty that has been executed and
      delivered in connection with the Note) the debts or obligations of any
      other Person, hold itself out to be responsible for the debts of another
      Person, pledge its assets to secure the obligations of any other Person or
      otherwise pledge its assets for the benefit of any other Person, or hold
      out its credit as being available to satisfy the obligations of any other
      Person;

              

      

       

      
        	
                (xv)  

              	
                shall
      not make or permit to remain outstanding any loans or advances to any
      other Person except for those investments permitted under the Loan
      Documents and shall not buy or hold evidence of indebtedness issued by any
      other Person (other than cash or investment-grade
    securities);

              

      

       

      
        	
                (xvi)  

              	
                shall
      file its own tax returns separate from those of any other Person, except
      to the extent that the Borrower is treated as a “disregarded entity” for
      tax purposes and is not required to file tax returns under applicable law,
      and shall pay any taxes required to be paid under applicable
      law;

              

      

       

      
        	
                (xvii)  

              	
                shall
      hold itself out to the public as a legal entity separate and distinct from
      any other Person and conduct its business solely in its own name, shall
      correct any known misunderstanding regarding its separate identity and
      shall not identify itself or any of its Affiliates as a division or
      department of any other Person;

              

      

       

      
        	
                (xviii)  

              	
                shall
      maintain adequate capital for the normal obligations reasonably
      foreseeable in a business of its size and character and in light of its
      contemplated business operations and shall pay its debts and liabilities
      from its own assets as the same shall become
  due;

              

      

       

      
        	
                (xix)  

              	
                shall
      allocate fairly and reasonably shared expenses with Affiliates (including,
      without limitation, shared office space) and use separate stationery,
      invoices and checks bearing its own
name;

              

      

       

      
        	
                (xx)  

              	
                shall
      pay (or cause the Property Manager to pay on behalf of the Borrower from
      the Borrower’s funds) its own liabilities (including, without limitation,
      salaries of its own employees) from its own
  funds;

              

      

       

      
        	
                (xxi)  

              	
                shall
      not acquire obligations or securities of its partners, members,
      shareholders, or Affiliates, as
applicable;

              

      

       

      
        	
                (xxii)  

              	
                except
      as contemplated or permitted by the property management agreement with
      respect to the Property Manager, shall not permit any Affiliate or
      constituent party independent access to its bank
  accounts;

              

      

       

      
        	
                (xxiii)  

              	
                shall
      maintain a sufficient number of employees (if any) in light of its
      contemplated business operations and pay the salaries of its own
      employees, if any, only from its own
funds;

              

      

       

      
        
          
          

        

        
          PAGE
50

          
            

          

        

        
          
          

        

      

      
        	
                (xxiv)  

              	
                if
      such entity is a single member limited liability company, such entity
      shall (A) be formed and organized under Delaware law, (B) have either (1)
      one springing member that is a corporation whose stock is 100% owned by
      the sole member of Borrower and that satisfies the requirements for a
      corporate springing member set forth below in this subsection or (2) two
      springing members who are natural persons and (C) otherwise comply with
      all Rating Agencies criteria for single member limited liability companies
      (including, without limitation, the delivery of Delaware single member
      limited liability company opinions acceptable in all respects to Lender
      and to the Rating Agencies).  If the springing member is a
      corporation, such springing member shall at all times comply, and will
      cause Borrower to comply, with each of the representations, warranties and
      covenants contained in this Section 33 as if such representation, warranty
      or covenant were made directly by such corporation.  If there is
      more than one springing member, only one springing member shall be the
      sole member of Borrower at any one time, and the second springing member
      shall become the sole member only upon the first springing member ceasing
      to be a member, so that at all times Borrower has one and only one
      member;

              

      

       

      
        	
                (xxv)  

              	
                if
      such entity is a single member limited liability company that is
      board-managed, such entity shall have a board of managers separate from
      that of guarantor and any other Person and shall cause its board of
      managers to keep minutes of board meetings and actions and observe all
      other Delaware limited liability company required formalities;
      and

              

      

       

      
        	
                (xxvi)  

              	
                if
      a SPE Equity Owner is required pursuant to Section 1(jjjj) of this
      Instrument, if the Borrower is (A) a limited liability company with more
      than one member, then the Borrower has and shall have at least one (1)
      member that is an SPE Equity Owner that has satisfied and shall satisfy
      the requirements of Section 33(c) below and such member is its managing
      member, or (B) a limited partnership, then all of its general partners are
      SPE Equity Owners that have satisfied and shall satisfy the requirements
      of Section 33(c) below.

              

      

       

      (c) With
respect to each SPE Equity Owner, if applicable, a “Single Purpose Entity” means a
corporation or a Delaware single member limited liability company which, at all
times since its formation and thereafter complies in its own right (subject to
the modifications set forth below), and shall cause Borrower to comply, with
each of the requirements contained in Section 33(b).  Upon the
withdrawal or the disassociation of an SPE Equity Owner from Borrower, Borrower
shall immediately appoint a new SPE Equity Owner, whose organizational documents
are substantially similar to those of the withdrawn or disassociated SPE Equity
Owner, and deliver a new nonconsolidation opinion to the Rating Agencies and
Lender in form and substance satisfactory to Lender and to the Rating Agencies
(unless the opinion is waived by the Rating Agencies), with regard to
nonconsolidation by a bankruptcy court of the assets of each of the Borrower and
SPE Equity Owner with those of its Affiliates.

       

      
        	
                (i)  

              	
                With
      respect to Sections 33(b)(i) and 33(b)(x) the SPE Equity Owner shall not
      engage in any business or activity other than being the sole managing
      member or general partner, as the case may be, of the Borrower and owning
      at least a 0.5% equity interest in
Borrower;

              

      

       

      
        
          
          

        

        
          PAGE
51

          
            

          

        

        
          
          

        

      

      
        	
                (ii)  

              	
                With
      respect to Section 33(b)(ii), the SPE Equity Owner has not and shall not
      acquire or own any assets other than its equity interest in the Borrower
      and personal property related thereto;
and

              

      

       

      
        	
                (iii)  

              	
                With
      respect to Section 33(b)(viii), the SPE Equity Owner shall not own any
      subsidiary or make any investment in any other Person, except for
      Borrower;

              

      

       

      
        	
                (iv)  

              	
                With
      respect to Section 33(b)(xiv), the SPE Equity Owner shall not assume or
      guaranty the debts or obligations of any other Person, hold itself out to
      be responsible for the debts of another Person, pledge its assets to
      secure the obligations of any other Person or otherwise pledge its assets
      for the benefit of any other Person, or hold out its credit as being
      available to satisfy the obligations of any other Person, except for in
      its capacity as general partner of the Borrower (if
      applicable);

              

      

       

      
        	
                (v)  

              	
                With
      respect to Section 33(b)(x), the SPE Equity Owner has not and shall not
      incur any debt, secured or unsecured, direct or contingent (including,
      without limitation, guaranteeing any obligation), other than (A) customary
      unsecured payables incurred in the ordinary course of owning the Borrower
      provided the same are not evidenced by a promissory note, do not exceed,
      in the aggregate, at any time a maximum amount of $10,000 and are paid
      within sixty (60) days of the date incurred and (B) except in its capacity
      as general partner of the Borrower (if
  applicable).

              

      

       

      (d) [INTENTIONALLY
DELETED]

       

                 (e)           Notwithstanding
anything to the contrary in this Instrument, no Transfer will be permitted under
Sections 21(c), (d), (e) or (f) unless the provisions of this Section 33 are
satisfied at all times.

       

      34. SUCCESSORS AND ASSIGNS
BOUND.  This Instrument shall bind, and the rights granted by
this Instrument shall inure to, the respective successors and assigns of Lender
and Borrower.  However, a Transfer not permitted by Section 21 shall
be an Event of Default.

       

      35. JOINT AND SEVERAL
LIABILITY.  If more than one Person signs this Instrument as
Borrower, the obligations of such Persons shall be joint and
several.

       

      36. RELATIONSHIP
OF PARTIES; NO THIRD PARTY BENEFICIARY.

       

      (a) The
relationship between Lender and Borrower shall be solely that of creditor and
debtor, respectively, and nothing contained in this Instrument shall create any
other relationship between Lender and Borrower.

       

      (b) No
creditor of any party to this Instrument and no other Person shall be a third
party beneficiary of this Instrument or any other Loan
Document.  Without limiting the generality of the preceding sentence,
(i) any arrangement (a “Servicing Arrangement”)
between the Lender and any Loan Servicer for loss sharing or interim advancement
of funds shall constitute a contractual obligation of such Loan Servicer that is
independent of the obligation of Borrower for the payment of the Indebtedness,
(ii) Borrower shall not be a third party beneficiary 

       

       

      
        
          
          

        

        
          PAGE
52

          
            

          

        

        
          
          

        

      

      of any
Servicing Arrangement, and (iii) no payment by the Loan Servicer under any
Servicing Arrangement will reduce the amount of the Indebtedness.

       

      37. SEVERABILITY;
AMENDMENTS.  The invalidity or unenforceability of any
provision of this Instrument shall not affect the validity or enforceability of
any other provision, and all other provisions shall remain in full force and
effect.  This Instrument contains the entire agreement among the
parties as to the rights granted and the obligations assumed in this
Instrument.  This Instrument may not be amended or modified except by
a writing signed by the party against whom enforcement is sought; provided,
however, that in the event of a Transfer prohibited by or requiring Lender’s
approval under Section 21, any or some or all of the Modifications to Instrument
set forth in Exhibit B (if any) may be modified or rendered void by Lender at
Lender’s option by Notice to Borrower and the transferee(s).

       

      38. CONSTRUCTION.  The
captions and headings of the Sections of this Instrument are for convenience
only and shall be disregarded in construing this Instrument.  Any
reference in this Instrument to an “Exhibit” or a “Section” shall, unless
otherwise explicitly provided, be construed as referring, respectively, to an
Exhibit attached to this Instrument or to a Section of this
Instrument.  All Exhibits attached to or referred to in this
Instrument are incorporated by reference into this Instrument.  Any
reference in this Instrument to a statute or regulation shall be construed as
referring to that statute or regulation as amended from time to
time.  Use of the singular in this Agreement includes the plural and
use of the plural includes the singular.  As used in this Instrument,
the term “including” means “including, but not limited to.”

       

      39. DISSEMINATION OF
INFORMATION.  Borrower acknowledges that Lender may provide to
third parties with an existing or prospective interest in the servicing,
enforcement, evaluation, performance, ownership, purchase, participation or
Securitization of the Loan, including, without limitation, any of the Rating
Agencies, any entity maintaining databases on the underwriting and performance
of commercial mortgage loans, as well as governmental regulatory agencies having
regulatory authority over Lender, any and all information which Lender now has
or may hereafter acquire relating to the Loan, the Mortgaged Property, Borrower,
any SPE Equity Owner or any guarantor, as Lender determines necessary or
desirable and that such information may be included in disclosure documents in
connection with a  Securitization or syndication of participation
interests, including, without limitation, a prospectus, prospectus supplement,
offering memorandum, private placement memorandum or similar document (each, a
“Disclosure Document”)
and also may be included in any filing with the Securities and Exchange
Commission pursuant to the Securities Act or the Securities Exchange
Act.  To the fullest extent permitted under applicable law, Borrower
irrevocably waives all rights, if any, to prohibit such disclosure, including,
without limitation, any right of privacy.

       

      40. NO CHANGE IN FACTS OR
CIRCUMSTANCES.  Borrower warrants that (a) all information in
the application for the Loan submitted to Lender (the “Loan Application”) and in all
financial statements, Rent Schedules, reports, certificates and other documents
submitted in connection with the Loan Application are complete and accurate in
all material respects; and (b) there has been no material adverse change in any
fact or circumstance that would make any such information incomplete or
inaccurate.

       

      41. SUBROGATION.  If,
and to the extent that, the proceeds of the Loan evidenced by the Note, or
subsequent advances under Section 12, are used to pay, satisfy or discharge a
Prior Lien, such Loan proceeds or advances shall be deemed to have been advanced
by Lender at Borrower's request, and Lender shall automatically, and without
further action on its part, be 

       

      
        
          
          

        

        
          PAGE
53

          
            

          

        

        
          
          
subrogated
to the rights, including lien priority, of the owner or holder of the obligation
secured by the Prior Lien, whether or not the Prior Lien is
released.

      

       

      42. [INTENTIONALLY
DELETED]

       

      43. SUPPLEMENTAL
FINANCING.

       

      (a) This
Section shall apply only if at the time of any application referred to below,
the Federal Home Loan Mortgage Corporation (“Freddie Mac”) has in effect a
product described in its Multifamily Seller/Servicer
Guide under which it purchases supplemental mortgages on multifamily
properties that meet specified criteria (a “Supplemental Mortgage
Product”).

       

      (b) After the
first anniversary of the date of this Instrument (the “First Mortgage”), Freddie Mac
will consider an application from an originating lender that is generally
approved by Freddie Mac to sell mortgages to Freddie Mac under the Supplemental
Mortgage Product (an “Approved
Seller/Servicer”) for the purchase by Freddie Mac of a proposed
indebtedness of Borrower to the Approved Seller/Servicer to be secured by one or
more supplemental mortgages on the Mortgaged Property (such indebtedness and
supplemental mortgages being referred to together as a “Supplemental
Mortgage”).  Freddie Mac will purchase each Supplemental
Mortgage secured by the Mortgaged Property if the following conditions are
satisfied:

       

      
        	
                (i)  

              	
                At
      the time of the proposed Supplemental Mortgage, no Event of Default shall
      have occurred and be continuing and no event or condition shall have
      occurred and be continuing that, with the giving of Notice or the passage
      of time, or both, would become an Event of
  Default;

              

      

       

      
        	
                (ii)  

              	
                Borrower
      and the Mortgaged Property must be acceptable to Freddie Mac under its
      Supplemental Mortgage Product;

              

      

       

      
        	
                (iii)  

              	
                New
      loan documents must be entered into to reflect each Supplemental Mortgage,
      such documents to be acceptable to Freddie Mac in its sole
      discretion;

              

      

       

      
        	
                (iv)  

              	
                Each
      Supplemental Mortgage will not cause the combined debt service coverage
      ratio of the Mortgaged Property after each Supplemental Mortgage to be
      less than 1.25:1, subject to increase in accordance with Freddie Mac’s
      then-current policies (“Required DSCR”), as
      determined by Freddie Mac. As used in this Section, the term “combined
      debt service coverage ratio” means, with respect to the Mortgaged
      Property, the ratio of (A) the annual net operating income from the
      operations of the Mortgaged Property at the time of the proposed
      Supplemental Mortgage to (B) the aggregate of the annual principal and
      interest payable on (I) the Indebtedness under this Instrument (using a
      30-year amortization schedule), (II) any “Indebtedness” as defined in any
      security instruments recorded against the Mortgaged Property (using a
      30-year amortization schedule for any Supplemental Mortgages) and (III)
      the proposed “Indebtedness” for any Supplemental Mortgage (using a 30-year
      amortization schedule). The annual net operating income of the Mortgaged
      Property will be as determined by Freddie Mac in its sole discretion
      considering factors such as income in place at the time of the proposed
      

              

      

       

       

      
        
          
          

        

        
          PAGE
54

          
            

          

        

        
          	
                   

                	
                  Supplemental
      Mortgage and income during the preceding twelve (12) months, and actual,
      historical and anticipated operating expenses.  Freddie Mac
      shall determine the combined debt service coverage ratio of the Mortgaged
      Property based on its underwriting.  Borrower shall provide
      Freddie Mac such financial statements and other information Freddie Mac
      may require to make these
determinations;

                

        

         

        
          
          

        

      

      
        	
                (v)  

              	
                Each
      Supplemental Mortgage will not cause the combined loan to value ratio of
      the Mortgaged Property after each Supplemental Mortgage to exceed 80% (“Required LTV”), as
      determined by Freddie Mac.  As used in this Section, “combined
      loan to value ratio” means, with respect to the Mortgaged Property, the
      ratio, expressed as a percentage, of (A) the aggregate outstanding
      principal balances of (I) the Indebtedness under this Instrument, (II) any
      “Indebtedness” as defined in any security instruments recorded against the
      Mortgaged Property and (III) the proposed “Indebtedness” for any
      Supplemental Mortgage, to (B) the value of the Mortgaged
      Property.  Freddie Mac shall determine the combined loan to
      value ratio of the Mortgaged Property based on its
      underwriting.  Borrower shall provide Freddie Mac such financial
      statements and other information Freddie Mac may require to make these
      determinations.  In addition, Freddie Mac, at Borrower’s
      expense, may obtain MAI appraisals of the Mortgaged Property in order to
      assist Freddie Mac in making the determinations hereunder.  If
      Freddie Mac requires an appraisal, then the value of the Mortgaged
      Property that will be used to determine whether the Required LTV has been
      met shall be the lesser of (A) the appraised value set forth in such
      appraisal or (B) the value of the Mortgaged Property as determined by
      Freddie Mac;

              

      

       

      
        	
                (vi)  

              	
                The
      Borrower’s organizational documents are amended to permit the Borrower to
      incur additional debt in the form of Supplemental Mortgages (Lender shall
      consent to such amendment(s));

              

      

       

      
        	
                (vii)  

              	
                One
      or more natural persons or entities acceptable to Freddie Mac executes and
      delivers to the Approved Seller/Servicer a guaranty in a form acceptable
      to Freddie Mac with respect to the exceptions to non-recourse liability
      described in Freddie Mac’s form promissory note, unless Freddie Mac has
      elected to waive its requirement for a
guaranty;

              

      

       

      
        	
                (viii)  

              	
                The
      loan term of each Supplemental Mortgage shall be coterminous with the
      First Mortgage or longer than the First Mortgage, including any “Extension
      Period” described in the Note secured by the First Mortgage, at Freddie
      Mac’s discretion;

              

      

       

      
        	
                (ix)  

              	
                The
      Prepayment Premium Period (as defined in the Note) of each Supplemental
      Mortgage shall be coterminous with the Prepayment Premium Period or the
      combined Lockout Period and Defeasance Period (all, as defined in the
      Note), as applicable, of the First
Mortgage;

              

      

       

      
        	
                (x)  

              	
                The
      interest rate of each Supplemental Mortgage will be determined by Freddie
      Mac in its sole and absolute
discretion;

              

      

       

      
        
          
          

        

        
          PAGE
55

          
            

          

        

        
          
          

        

      

      
        	
                (xi)  

              	
                The
      Lender enters into an intercreditor agreement (“Intercreditor
      Agreement”) acceptable to Freddie Mac and to Lender for each
      Supplemental Mortgage;

              

      

       

      
        	
                (xii)  

              	
                Borrower’s
      payment of fees and other expenses charged by Lender, Freddie Mac, the
      Approved Seller/Servicer, and the Rating Agencies (including reasonable
      Attorneys’ Fees and Costs) in connection with reviewing and originating
      each Supplemental Mortgage;

              

      

       

      
        	
                (xiii)  

              	
                Notwithstanding
      anything to the contrary in Section 7 of this Instrument, Borrower shall
      make deposits under this First Mortgage for the payment of any
      Impositions, so long as a Supplemental Mortgage is outstanding, and such
      deposits shall be credited to the payment of such Impositions under any
      Supplemental Mortgage;

              

      

       

      
        	
                (xiv)  

              	
                If
      any Supplemental Mortgage is outstanding, the Borrower must obtain the
      consent of the lender for each Supplemental Mortgage prior to agreeing to
      any modifications or amendments to the Loan
  Documents;

              

      

       

      
        	
                (xv)  

              	
                All
      other requirements of the Supplemental Mortgage Product must be met,
      unless Freddie Mac has elected to waive one or more of its
      requirements.

              

      

       

      (c) No later
than 5 Business Days after Lender’s receipt of a written request from Borrower,
Lender shall provide the following information to an Approved Seller/Servicer
upon Borrower’s written request.  Lender shall only be obligated to
provide this information in connection with Borrower’s request for a
Supplemental Mortgage from an Approved Seller/Servicer; provided, however, if
Freddie Mac is the owner of the Note, Lender shall not be obligated to provide
such information:

       

      
        	
                (i)  

              	
                the
      then-current outstanding principal balance of the First
      Mortgage;

              

      

       

      
        	
                (ii)  

              	
                payment
      history of the First Mortgage;

              

      

       

      
        	
                (iii)  

              	
                whether
      taxes, insurance, ground rents, replacement reserves, repair escrows, or
      other escrows are being collected on the First Mortgage and the amount of
      each such escrow as of the date of the
request;

              

      

       

      
        	
                (iv)  

              	
                whether
      any repairs, capital replacements or improvements or rental achievement or
      burn-off guaranty requirements are existing or outstanding under the terms
      of the First Mortgage;

              

      

       

      
        	
                (v)  

              	
                a
      copy of the most recent inspection report for the Mortgaged
      Property;

              

      

       

      
        	
                (vi)  

              	
                whether
      any modifications or amendments have been made to the Loan Documents for
      the First Mortgage since origination of the First Mortgage and, if
      applicable, a copy of such modifications and amendments;
    and

              

      

       

      
        	
                (vii)  

              	
                whether
      to Lender’s knowledge any Event of Default exists under the First
      Mortgage.

              

      

       

       

      
        
          
          

        

        
          PAGE
56

          
            

          

        

        
          
          

        

      

      (d) Lender
shall have no obligation to consent to any mortgage or lien on the Mortgaged
Property that secures any indebtedness other than the Indebtedness, except as
set forth herein.

      

      (e) If a
Supplemental Mortgage is made to Borrower, Borrower agrees that the terms of the
Intercreditor Agreement shall govern with respect to any distributions of excess
proceeds by Lender to the Approved Seller/Servicer, Freddie Mac or their
successors and/or assigns (collectively, the “Junior Lender”), and Borrower
agrees that Lender may distribute any excess proceeds received by Lender
pursuant to the Loan Documents to Junior Lender pursuant to the Intercreditor
Agreement.

       

      44. DEFEASANCE (Section Applies if Loan
is Assigned to REMIC Trust Prior to the Cut-off Date).  This
Section 44 shall apply in the event the Note is assigned to a REMIC trust prior
to the Cut-off Date, and, subject to Section 44(a) and (c) below, Borrower shall
have the right to defease the Loan in whole (“Defeasance”) and obtain the
release of the Mortgaged Property from the lien of this Instrument upon the
satisfaction of the following conditions:

      

      (a)           Borrower
shall not have the right to obtain Defeasance at any of the following
times:

       

       

      
        	
              	
                (i)

              	
                
                  if
      the Loan is not assigned to a REMIC
trust;

                

              

      

       

      
        	
                 
      

              	
                (ii)

              	
                during
      the Lockout Period (as defined in the
Note);

              

      

      

      
        	
                 
      

              	
                (iii)

              	
                after
      the expiration of the Defeasance Period (as defined in the Note);
      or

              

      

      

      
        	
                 
      

              	
                (iv)

              	
                after
      Lender has accelerated the maturity of the unpaid principal balance of,
      accrued interest on, and other amounts payable under, the Note pursuant to
      Section 6 of the Note.

              

      

      

      (b)           Borrower
shall give Lender Notice (the “Defeasance Notice”)
specifying a Business Day (the “Defeasance Closing Date”) on
which Borrower desires to close the Defeasance.  The Defeasance
Closing Date specified by Borrower may not be more than 60 calendar days, nor
less than 30 calendar days, after the date on which the Defeasance Notice is
received by Lender.  Lender will acknowledge receipt of the Defeasance
Notice and will state in such receipt whether Lender will designate the
Successor Borrower or will permit Borrower to designate the Successor
Borrower.

      

      (c)           The
Defeasance Notice must be accompanied by a $10,000 non-refundable fee (the
“Defeasance
Fee”).  If Lender does not receive the Defeasance Fee, then
Borrower’s right to obtain Defeasance pursuant to that Defeasance Notice shall
terminate.

       

      (d)   (i)    If Borrower timely
pays the Defeasance Fee, but Borrower fails to perform its other obligations
hereunder, Lender shall have the right to retain the Defeasance Fee as
liquidated damages for Borrower’s default and, except as provided in Section
44(d)(ii), Borrower shall be released from all further obligations under this
Section 44.  Borrower acknowledges that Lender will incur financing
costs in arranging and preparing for the release of the Mortgaged Property from
the lien of this Instrument in reliance on the executed Defeasance
Notice.  Borrower agrees that the Defeasance Fee represents a fair and
reasonable estimate, taking into

       

       

       

      
        
          
          

        

        
          PAGE
57

          
            

          

        

        
          
          

        

      

       

      
        	
              	
                 

              	
                 

              	
                 account
      all circumstances existing on the date of this Instrument, of the damages
      Lender will incur by reason of Borrower’s
  default.

              

      
        	
                 
      

              	
                (ii)

              	
                In
      the event that the Defeasance is not consummated on the Defeasance Closing
      Date for any reason, Borrower agrees to reimburse Lender for all third
      party costs and expenses (other than financing costs covered by Section
      44(d)(i) above) incurred by Lender in reliance on the executed Defeasance
      Notice, within 5 Business Days after Borrower receives a written demand
      for payment, accompanied by a statement, in reasonable detail, of Lender’s
      third party costs and expenses.

              

      

      

      
        	
                 
      

              	
                (iii)

              	
                All
      payments required to be made by Borrower to Lender pursuant to this
      Section 44 shall be made by wire transfer of immediately available funds
      to the account(s) designated by Lender in its acknowledgement of the
      Defeasance Notice.

              

      

      

      (e)           No
Event of Default has occurred and is continuing.

      

      (f)           The
documents required to be delivered to Lender on or prior to the Defeasance
Closing Date are:

      

      
        	
                (i)  

              	
                an
      opinion of counsel for Borrower, in form and substance satisfactory to
      Lender, to the effect that Lender has a valid and perfected lien and
      security interest of first priority in the Defeasance Collateral and the
      proceeds thereof;

              

      

       

      
        	
                (ii)  

              	
                an
      opinion of counsel for Borrower, in form and substance satisfactory to
      Lender, to the effect that the Pledge Agreement is duly authorized,
      executed, delivered and enforceable against Borrower in accordance with
      the respective terms;

              

      

       

      
        	
                (iii)  

              	
                unless
      waived by Lender or unless Lender designates the Successor Borrower, an
      opinion of counsel for Successor Borrower, in form and substance
      satisfactory to Lender, to the effect that the Transfer and Assumption
      Agreement is duly authorized, executed, delivered and enforceable against
      Successor Borrower in accordance with the respective
  terms;

              

      

      

      
        	
                (iv)  

              	
                unless
      waived by Lender or unless Lender designates the Successor Borrower, an
      opinion of counsel for Successor Borrower, in form and substance
      satisfactory to Lender, to the effect that the Successor Borrower has been
      validly created;

              

      

      

      
        	
                (v)  

              	
                if
      Borrower designates the Successor Borrower, an opinion of counsel for
      Successor Borrower, in form and substance satisfactory to Lender and to
      the Rating Agencies, with regard to nonconsolidation of the assets of the
      Successor Borrower with those of its Affiliates by a bankruptcy
      court;

              

      

      

      
        	
                (vi)  

              	
                unless
      waived by Lender, an opinion of counsel for Borrower, in form and
      substance satisfactory to Lender, to the effect
  that:

              

      

       

       

      
        
          
          

        

        
          PAGE
58

          
            

          

        

        
          
          

        

      

       

      
        	
                 
      

              	
                (A)

              	
                if,
      as of the Defeasance Closing Date, the Note is held by a REMIC trust, (1)
      the Defeasance has been effected in accordance with the requirements of
      Treasury Regulation Section 1.860G-2(a)(8) (as such regulation may be
      modified, amended or replaced from time to time), (2) the qualification
      and status of the REMIC trust as a REMIC will not be adversely affected or
      impaired as a result of the Defeasance, and (3) the REMIC trust will not
      incur a tax under Section 860G(d) of the Tax Code as a result of the
      Defeasance, and

              

      

      

      
        	
                 
      

              	
                (B)

              	
                the
      Defeasance will not result in a “sale or exchange” of the Note within the
      meaning of Section 1001(c) of the Tax Code and the temporary and final
      regulations promulgated thereunder;

              

      

      

      
        	
                (vii)  

              	
                if
      any certificates evidencing the Securitization remain outstanding, a
      Rating Confirmation;

              

      

      

      
        	
                (viii)  

              	
                unless
      waived by Lender, a written certificate from an independent certified
      public accounting firm (reasonably acceptable to Lender), confirming that
      the Defeasance Collateral will generate cash sufficient to make all
      Scheduled Debt Payments as they fall due under the Note, including full
      payment due on the Note on the Maturity
Date;

              

      

       

      
        	
                (ix)  

              	
                Lender’s
      form of a pledge and security agreement (“Pledge Agreement”) and
      financing statements which pledge and create a first priority security
      interest in the Defeasance Collateral in favor of
  Lender;

              

      

       

      
        	
                (x)  

              	
                Lender’s
      form of a transfer and assumption agreement (“Transfer and Assumption
      Agreement”), whereupon Borrower and any guarantor (in each case,
      subject to satisfaction of all requirements hereunder) shall be
      relieved from
      liability in connection with the Loan (other than any liability under
      Section 18 of this Instrument for events that occur prior to the
      Defeasance Closing Date, whether discovered before or after the Defeasance
      Closing Date) and Successor Borrower shall assume all remaining
      obligations;

              

      

       

      
        	
                (xi)  

              	
                Forms
      of all documents necessary to release the Mortgaged Property from the
      liens created by this Instrument and related UCC financing statements
      (collectively, “Release
      Instruments”), each in appropriate form required by the state in
      which the Property is located;
      and

              

      

       

      
        	
                (xii)  

              	
                such
      other opinions, certificates, documents or instruments as Lender may
      reasonably request;

              

      

       

      (g)           Borrower
shall deliver to Lender on or prior to the Defeasance Closing Date:

       

      
        	
                (i)  

              	
                The
      Defeasance Collateral which meets all requirements of Section 44(g)(ii)
      below and is owned by Borrower, free and clear of all liens and claims of
      third-parties;

              

      

       

       

      
        
          
          

        

        
          PAGE
59

          
            

          

        

        
          
          

        

      

       

      
        	
                (ii)  

              	
                The
      Defeasance Collateral must be in an amount to provide for (A) redemption
      payments to occur prior, but as close as possible, to all successive
      Installment Due Dates occurring under the Note after the Defeasance
      Closing Date and (B) deliver redemption proceeds at least equal to the
      amount of principal and interest due on the Note on each Installment Due
      Date including full payment due on the Note on the Maturity Date (“Scheduled Debt
      Payments”).  The Defeasance Collateral shall be arranged
      such that redemption payments received from the Defeasance Collateral are
      paid directly to Lender to be applied on account of the Scheduled Debt
      Payments.  Unless otherwise agreed in writing by Lender, the
      pledge of the Defeasance Collateral shall be effectuated through the
      book-entry facilities of a qualified securities intermediary designated by
      Lender in conformity with all applicable laws;
  and

              

      

       

      
        	
                (iii)  

              	
                All
      accrued and unpaid interest and all other sums due under the Note, this
      Instrument and under the other Loan Documents, including, without
      limitation, all amounts due under Section 44(i) below, up to the
      Defeasance Closing Date shall be paid in full on or prior to the
      Defeasance Closing Date.

              

      

       

      (h)           If
Lender permits Borrower to designate the Successor Borrower, then Borrower
shall, at Borrower’s expense, designate or establish an accommodation borrower
(“Successor Borrower”)
satisfactory to Lender (or Lender, at its option, may designate the Successor
Borrower) which satisfies Lender’s then current requirements for a “Single
Purpose Entity” to assume at the time of Defeasance ownership of the Defeasance
Collateral and liability for all of Borrower’s obligations under the Pledge
Agreement and the Loan Documents (to the extent that liability thereunder
survives release of this Instrument).  Borrower shall pay to Successor
Borrower a fee of $1,000.00 as consideration of Successor Borrower’s assumption
of Borrower’s obligations under the Loan Documents.  Notwithstanding
any contrary provision hereunder, no Transfer fee is payable to Lender upon a
Transfer of the Loan in accordance with this Section.

      

      (i)           Borrower
shall pay all reasonable costs and expenses incurred by Lender in connection
with the Defeasance in full on or prior to the Defeasance Closing Date, which
payment is required prior to Lender’s issuance of the Release Instruments and
whether or not Defeasance is completed.  Such expenses include,
without limitation, all fees, costs and expenses incurred by Lender and its
agents in connection with the Defeasance (including, without limitation,
reasonable Attorneys’ Fees and Costs for the review and preparation of the
Pledge Agreement and of the other materials described herein and any related
documentation, and any servicing fees, Rating Agencies’ fees or other costs
related to the Defeasance); the cost incurred by Lender to obtain a Rating
Confirmation contemplated hereunder; reasonable Attorneys’ Fees and Costs; and a
processing fee to cover Lender’s administrative costs to process Borrower’s
Defeasance request.  Lender reserves the right to require that
Borrower post a deposit to cover costs which Lender reasonably anticipates will
be incurred.

      

      45. INTENTIONALLY
DELETED.

      

      46. LENDER’S RIGHTS TO SELL OR
SECURITIZE.  Borrower acknowledges that Lender, and each
successor to Lender’s interest, may (without prior Notice to Borrower or
Borrower’s prior consent), sell or grant participations in the Loan (or any part
thereof), sell or subcontract the servicing rights related to the Loan,
securitize the Loan or include the Loan as part of a trust.  Borrower,
at its expense, agrees to cooperate with all reasonable requests of

       

      
        
          
          

        

        
          PAGE
60

          
            

          

        

        
          
          
Lender in
connection with any of the foregoing including, without limitation, executing
any financing statements or other documents deemed necessary by Lender or its
transferee to create, perfect or preserve the rights and interest to be acquired
by such transferee, providing any updated financial information with appropriate
verification through auditors letters, delivering a so called “10b-5” opinion,
revised organizational documents and counsel opinions satisfactory to the Rating
Agencies, executed amendments to the Loan Documents, and review information
contained in a preliminary or final private placement memorandum, prospectus,
prospectus supplements or other Disclosure Document, and providing a mortgagor
estoppel certificate and such other information about Borrower, any SPE Equity
Owner, any guarantor, any Property Manager or the Mortgaged Property as Lender
may require for Lender’s offering materials.

      

      

      47. SECURITIZATION
INDEMNIFICATION.  Borrower and each guarantor agree to provide
in connection with each Disclosure Document, an indemnification certificate: (a)
certifying that all sections of such Disclosure Document relating to Borrower,
any SPE Equity Owner, any guarantors, any Property Manager, their respective
Affiliates, the Loan, the Loan Documents and the Mortgaged Property, and any
risks or special considerations relating thereto, including, without limitation,
the sections entitled “Special Considerations,” and/or “Risk Factors,” and
“Certain Legal Aspects of the Mortgage Loan,” or similar sections, as such
sections relate thereto, have been carefully examined, and that, to the best of
such indemnitor’s knowledge, such sections (and any other sections reasonably
requested) do not contain any untrue statement of a material fact or omit to
state a material fact necessary in order to make the statements made, in the
light of the circumstances under which they were made, not misleading; (b)
indemnifying Lender (and for purposes of this Section 47, Lender shall include
its officers and directors) and any Affiliate of Lender that (i) has filed the
registration statement, if any, relating to the Securitization and/or (ii) which
is acting as issuer, depositor, sponsor and/or in a similar capacity with
respect to the Securitization (any entity described in (i) or (ii), an “Issuer Person”), and each
director and officer of any Issuer Person, and each entity who Controls any
Issuer Person within the meaning of Section 15 of the Securities Act or Section
20 of the Securities Exchange Act (collectively, “Issuer Group”), and each
entity which is acting as an underwriter, manager, placement agent, initial
purchaser or in a similar capacity with respect to the Securitization, each of
its directors and officers and each entity who Controls any such entity within
the meaning of Section 15 of the Securities Act or Section 20 of the Securities
Exchange Act which is acting as an underwriter, manager, placement agent,
initial purchaser or in a similar capacity with respect to the Securitization,
each of its directors and officers and each entity who Controls any such entity
within the meaning of Section 15 of the Securities Act and Section 20 of the
Securities Exchange Act (collectively, “Underwriter Group”) for any
losses to which Lender, the Issuer Group or the Underwriter Group may become
subject insofar as the losses arise out of or are based upon any untrue
statement of any material fact contained in such section or arise out of or are
based upon the omission to state therein a material fact required to be stated
in such sections necessary in order to make the statements in such sections or
in light of the circumstances under which they were made, not misleading
(collectively, “Securities
Liabilities”); and (c) agreeing to reimburse Lender, the Issuer Group and
the Underwriter Group for any legal or other expenses reasonably incurred by
Lender, the Issuer Group and the Underwriter Group in investigating or defending
the Securities Liabilities; provided, however, that indemnitor will be liable
under clauses (b) or (c) above only to the extent that such Securities
Liabilities arise out of, or are based upon, any such untrue statement or
omission made therein in reliance upon, and in conformity with, information
furnished to Lender or any member of the Issuer Group or Underwriter Group by or
on behalf of Borrower or a guarantor in connection with the preparation of the
Disclosure Documents or in connection with the underwriting of the Loan,
including, without limitation, financial statements of Borrower, any SPE Equity
Owner or any guarantor, and operating statements, rent rolls, environmental site

       

       

      
        
          
          

        

        
          PAGE
61

          
            

          

        

        
          
          
assessment
reports and property condition reports with respect to the Mortgaged Property
(other than any such misstatements contained in (or omissions from) third party
reports prepared by third parties not affiliated directly or indirectly with
Borrower).  This indemnity is in addition to any liability which
Borrower may otherwise have and shall be effective whether or not an
indemnification certificate described above is provided and shall be applicable
based on information previously provided by or on behalf of Borrower or a
guarantor if the indemnification certificate is not
provided.  Notwithstanding the foregoing, any indemnification
certificate may expressly exclude any information contained in third party
reports prepared by parties that are not Affiliates of Borrower or any guarantor
(“Third Party
Information”), and the obligations and liability of Borrower and any
guarantor pursuant to this Section shall not extend to the Third Party
Information.

      

      

      48. WARRANTIES OF
BORROWER.  Borrower, for itself and its successors and assigns,
does hereby represent, warrant and covenant to and with Lender, its successors
and assigns, that:

      

      (a) The
representations, warranties and covenants contained in this Instrument survive
for as long as any Indebtedness remains outstanding;

      

      (b) None of
the items shown in the Schedule of Title Exceptions will materially or adversely
affect (i) the ability of the Borrower to pay the Loan in full, (ii) the use for
which all or any part of the Mortgaged Property is being used at the time this
Instrument was executed, except as set forth in Section 11 of this Instrument,
(iii) the operation of the Mortgaged Property or (iv) the value of the Mortgaged
Property;

      

      (c) Borrower
is not an “investment company”, or a company Controlled by an “investment
company,” as such terms are defined in the Investment Company Act of 1940, as
amended;

      

      (d) Borrower
is not an “employee benefit plan,” as defined in Section 3(3) of the Employee
Retirement Income Security Act of 1974, as amended (“ERISA”), which is subject to
Title I of ERISA and the assets of Borrower do not constitute “plan assets” of
one or more such plans within the meaning of 29 C.F.R. Section
2510.3-101;

      

      (e) Borrower
will give prompt written Notice to Lender of any litigation or governmental
proceedings pending or, to the best of Borrower’s knowledge, threatened (in
writing) against Borrower which might have a Material Adverse Effect as defined
below.

      

      (f) There are
no judicial, administrative, mediation or arbitration actions, suits or
proceedings pending or, to the best of Borrower’s knowledge, threatened (in
writing) against or affecting Borrower (and, if Borrower is a limited
partnership, any of its general partners or if Borrower is a limited liability
company, any member of Borrower) or the Mortgaged Property which, if adversely
determined, would have a material adverse effect on (i) the Mortgaged Property,
(ii) the business, prospects, profits, operations or condition (financial or
otherwise) of Borrower, (iii) the enforceability, validity, perfection or
priority of the lien of any Loan Document, or (iv) the ability of Borrower to
perform any obligations under any Loan Document (collectively, a “Material Adverse
Effect”).

      

      (g) With
regard to ERISA:

       

       

      
        
          
          

        

        
          PAGE
62

          
            

          

        

        
          
          

        

      

      
 

      
        	
                (i)  

              	
                Borrower
      shall not engage in any transaction which would cause an obligation, or
      action taken or to be taken, hereunder (or the exercise by Lender of any
      of its rights under the Note, this Instrument or any of the other Loan
      Documents) to be a non-exempt (under a statutory or administrative class
      exemption) prohibited transaction under
ERISA.

              

      

      

      
        	
                (ii)  

              	
                Borrower
      further covenants and agrees to deliver to Lender such certifications or
      other evidence from time to time throughout the term of this Instrument,
      as requested by Lender in its sole discretion, that (A) Borrower is not an
      “employee benefit plan” as defined in Section 3(e) of ERISA, which is
      subject to Title I of ERISA, or a “governmental plan” within the meaning
      of Section 3(3) of ERISA; (B) Borrower is not subject to state statutes
      regulating investments and fiduciary obligations with respect to
      governmental plans; and (C) one or more of the following circumstances is
      true:

              

      

      

      
        	
                (1)  

              	
                Equity
      interests in Borrower are publicly offered securities within the meaning
      of 29 C.F.R. Section 2510.3-101(b)(2), as amended from time to time or any
      successor provision;

              

      

      

      
        	
                (2)  

              	
                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), as amended from time to time or any
      successor provision; or

              

      

      

      
        	
                (3)  

              	
                Borrower
      qualifies as an “operating company” or a “real estate operating company”
      within the meaning of 29 C.F.R. Section 2510.3-101(c), as amended from
      time to time or any successor provision, or within the meaning of 29
      C.F.R. Section 2510.3-101(e) as an investment company registered under the
      Investment Company Act of 1940.

              

      

       

      
        	
                (iii)  

              	
                
                  BORROWER SHALL INDEMNIFY LENDER
      AND DEFEND AND HOLD LENDER HARMLESS FROM AND AGAINST ALL CIVIL PENALTIES,
      EXCISE TAXES, OR OTHER LOSS, COST, DAMAGE AND EXPENSE (INCLUDING, WITHOUT
      LIMITATION, REASONABLE ATTORNEYS’ FEES AND COSTS INCURRED IN THE
      INVESTIGATION, DEFENSE AND SETTLEMENT OF CLAIMS AND LOSSES INCURRED IN
      CORRECTING ANY PROHIBITED TRANSACTION OR IN THE SALE OF A PROHIBITED LOAN,
      AND IN OBTAINING ANY INDIVIDUAL PROHIBITED TRANSACTION EXEMPTION UNDER
      ERISA THAT MAY BE REQUIRED, IN LENDER’S SOLE DISCRETION) THAT LENDER MAY
      INCUR, DIRECTLY OR INDIRECTLY, AS A RESULT OF DEFAULT UNDER THIS SECTION
      48.  THIS INDEMNITY SHALL SURVIVE ANY TERMINATION, SATISFACTION
      OR FORECLOSURE OF THIS
INSTRUMENT.

                

              

      

       

       

      

      49. COOPERATION WITH RATING AGENCIES AND
INVESTORS.  Borrower covenants and agrees that in the event
Lender decides to include the Loan as an asset 

       

      
        
          
          

        

        
          PAGE
63

          
            

          

        

        
          
          
of a
Secondary Market Transaction, Borrower shall (a) at Lender’s request, meet with
representatives of the Rating Agencies and/or investors to discuss the business
and operations of the Mortgaged Property, and (b) permit Lender or its
representatives to provide related information to the Rating Agencies and/or
investors, and (c) cooperate with the reasonable requests of the Rating Agencies
and/or investors in connection with all of the foregoing.

      

      

      50. RESERVED.

      

      51. RESERVED.

      

      52. RESERVED.

      

      53. RESERVED.

      

      54. RESERVED.

      

      55. RESERVED.

      

      56. RESERVED.

      

      57. RESERVED.

      

      58. RESERVED.

      

      59. RESERVED.

      

                 60.           ACCELERATION; REMEDIES.
   At any time during the
existence of an Event of Default, Lender, at Lender's option, may declare the
Indebtedness to be immediately due and payable without further demand, and may
invoke the power of sale and any other remedies permitted by Virginia law or
provided in this Instrument or in any other Loan Document.  Borrower
acknowledges that Lender may exercise the power of sale granted by this
Instrument without prior judicial hearing to the extent allowed by Virginia
law.  Borrower has the right to bring an action to assert that an
Event of Default does not exist or to raise any other defense Borrower may have
to acceleration and sale.  Lender shall be entitled to collect all
costs and expenses incurred in pursuing such remedies, including fees and
out-of-pocket costs of attorneys, including Lender's in-house counsel, and costs
of documentary evidence, abstracts and title reports.

      

                 If
Lender invokes the power of sale, Lender or Trustee shall deliver a copy of a
notice of sale to Borrower in the manner prescribed by Virginia
law.  Trustee shall give public notice of the sale in the manner
prescribed by Virginia law and shall sell the Mortgaged Property in accordance
with Virginia law.  Trustee, without demand on Borrower, shall sell
the Mortgaged Property at public auction to the highest bidder at the time and
place and under the terms designated in the notice of sale in one or more
parcels and in such order as Trustee may determine.  Trustee may
postpone the sale of all or any part of the Mortgaged Property in accordance
with Virginia law.  Lender or Lender's designee may purchase the
Mortgaged Property at any sale.

      

                 Trustee
shall deliver to the purchaser at the sale, within a reasonable time after the
sale, a deed conveying the Mortgaged Property so sold with special warranty of
title.  The recitals in Trustee's deed shall be prima facie evidence
of the truth of the statements made in the recitals.  

       

       

      
        
          
          

        

        
          PAGE
64

          
            

          

        

        
          
          

        

      

      Trustee
shall apply the proceeds of the sale in the following order unless Virginia law
recites a different order of distribution:  (a) to all costs and
expenses of the sale, including Trustee's fees in an amount prescribed by
Virginia law, or if Trustee's fees are not so prescribed, in an amount equal to
5 percent of the gross sale price, attorneys' fees and costs of title evidence;
(b) to the discharge of all Taxes, if any, as provided by Virginia law; (c) to
the Indebtedness in such order as Lender, in Lender's discretion, directs; and
(d) the excess, if any, to the person or persons legally entitled to the excess,
including, if any, the holders of liens inferior to this Instrument in the order
of their priority, provided that Trustee has actual notice of such
liens.  Trustee shall not be required to take possession of the
Mortgaged Property before the sale or to deliver possession of the Mortgaged
Property to the purchaser at the sale.

      

                 61.           RELEASE.
   Upon payment of the
Indebtedness, Lender shall request Trustee to release this Instrument and shall
deliver the Note to Trustee.  Trustee shall release this
Instrument.  Borrower shall pay Trustee's reasonable costs incurred in
releasing this Instrument.

      

                 62.           SUBSTITUTE
TRUSTEE.  Lender may from time to time, in Lender's discretion,
remove Trustee and appoint a successor trustee to any Trustee appointed under
this Instrument.  Without conveyance of the Mortgaged Property, the
successor trustee shall succeed to all the title, power and duties conferred
upon the predecessor Trustee and by applicable law.

      

                 63.           STATUTORY PROVISIONS. The
following provisions of Section 55-60, Code of Virginia (1950), as amended, are
made applicable to this Instrument:

      

                                      Exemptions
waived

                                      Subject
to call upon default

                                      Renewal
or extension permitted

                                      Substitution
of trustee permitted

                                      Any
trustee may act

      

                 64.           WAIVER OF TRIAL BY
JURY.  BORROWER AND LENDER EACH (A) COVENANTS AND AGREES NOT TO
ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS INSTRUMENT
OR THE RELATIONSHIP BETWEEN THE PARTIES AS BORROWER AND LENDER THAT IS TRIABLE
OF RIGHT BY A JURY AND (B) WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO
SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE
FUTURE.  THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY
EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL
COUNSEL.

      

      ATTACHED
EXHIBITS.  The following Exhibits are attached to this
Instrument:

       

      
        	
                X

              	 
      	
                Exhibit
      A

              	
                Description
      of the Land (required).

              
	 
      	 
      	 
      	 
      
	
                X

              	 
      	
                Exhibit
      B

              	
                Modifications
      to Instrument

              

      

      

                 IN WITNESS WHEREOF, Borrower
has signed and delivered this Instrument or has caused this Instrument to be
signed and delivered by its duly authorized representative.

      

      

      
        
          
          

        

        
          PAGE
65

          
            

          

        

        
          
          

        

      

       

      
        	
                 
      

              	
                BR SPRINGHOUSE, LLC, a
      Delaware limited liability company

              

      

      

      
        	
                 
      

              	
                By:  BR
      Springhouse KB, LLC, a Delaware limited liability company, its
      manager

              

      

      

      

      

      By:____________________________(SEAL)

      Jordan
Ruddy

      President

      

      

      

      STATE OF
______________________

       

      CITY/COUNTY
OF _______________, to-wit:

       

      The
foregoing instrument was acknowledged before me in the above-stated jurisdiction
this _____ day of _____________, 2009 by Jordan Ruddy who is President of BR
Springhouse KB, LLC, a Delaware limited liability company, the manager of BR
Springhouse, LLC, a Delaware limited liability company, for and on behalf of the
limited liability company.

       

      

      

                                                                                                            

               

          
            

          

        

      

      Notary
Public

       

      Notary
Registration No.__________________

       

      My
commission
expires:                                                                           

       

      

       
 

      
        
          
          

        

        
          PAGE
66

          
            

          

        

        
          
          

        

      

      EXHIBIT
A

      

                                                [DESCRIPTION
OF THE LAND]

      
        
          
            

            

             

          

           

        

        
           
PAGE A-1

          
            

          

        

        
           

        

      

      EXHIBIT
B

      

      MODIFICATIONS
TO INSTRUMENT

      

       

      The
following modifications are made to the text of the Instrument that precedes
this Exhibit:

      

      1.           Section
17 is modified to add the following new subsection (i):

      

      
        	
                 
      

              	
                “(i)

              	
                Borrower
      shall maintain the contract for termite control services with a qualified
      service provider at the Mortgaged Property for so long as the Indebtedness
      remains outstanding.”

              

      

      

      
        	
                2.

              	
                Section
      19(g)(i) is revised to delete “$25,000” and replace it with “$50,000”; and
      Section 19(g)(ii) is revised to delete “$25,000” and replace it with
      “$50,000” and to delete “$100,000” and replace it with
      “$200,000”.

              

      

      

      
        	
                3.

              	
                The
      first paragraph of Section 21(c)(vii) is deleted in its entirety and
      replaced with the following:

              

      

      

      
        	
                 
      

              	
                “(vii)

              	
                any Transfer
      of an interest in Borrower or any interest in a Controlling Entity (which,
      if such Controlling Entity were Borrower, would result in an Event of
      Default) listed in (A) through (I) below (a "Preapproved Transfer"),
      subject to the terms and conditions listed as items (1) through (8)
      appearing beneath subsection (I)
below:”

              

      

      

      
        	
                 4.
      

              	
                The
      existing subparagraph 21(c)(vii)(F) is deleted in its entirety and
      replaced with the following sections (F), (G), (H), and
    (I):

              

      

      

      
        	
                 
      

              	
                “(F)

              	
                a
      sale or transfer to an individual or entity that has an existing interest
      in the Borrower or in a Controlling Entity, provided that, either directly or
      indirectly, James G. Babb III and Ramin Kamfar shall retain at all times a
      managing interest in the
Borrower;

              

      

      

      
        	
                 
      

              	
                (G)

              	
                any
      transfer by (i) BR Springhouse Managing Member, LLC (“BR Springhouse”) or
      Bluerock Special Opportunity + Income Fund, LLC to a Bluerock Affiliate
      (as defined below), or (ii) Hawthorne Springhouse, LLC or Hawthorne
      Springhouse II, LLC to a Hawthorne Affiliate (as defined
      below);

              

      

      

      
        	
                 
      

              	
                (H)

              	
                any
      transfer of BR Hawthorne Springhouse JV, LLC’s (“BR Entity”) direct or
      indirect interest in the profits, losses and distributions of the Borrower
      which transfer does not grant the transferee the right to become a partner
      in or member of, directly or indirectly, Borrower;
  or

              

      

      

      
        	
                 
      

              	
                (I)

              	
                any
      change in the manager of Borrower, BR Entity or BR Springhouse so long as
      the replacement manager is an entity that is wholly owned and controlled
      by James G. Babb III and Ramin
Kamfar.”

              

      

       

      
 

      
        
          
          

        

        
          PAGE
B-1

          
            

          

        

        
          
          

        

      

      
        	
                5.

              	
                Sections
      21(c)(vii)(F)(1) - (10) are deleted in their entirety and replaced with
      the following language beneath Section 21(c)(vii)(I) as provided
      above:

              

      

      

      
        	
                 
      

              	
                “(1)

              	
                Borrower
      shall provide Lender with prior written Notice of the proposed Preapproved
      Transfer, which Notice must be accompanied by a non-refundable review fee
      in the amount of $3,000.00.

              

      

       

      
        	
                 
      

              	
                (2)

              	
                For
      the purposes of these Preapproved Transfers, a transferor's immediate
      family members will be deemed to include a spouse, parent, child or
      grandchild of such transferor.

              

      

       

      
        	
                 
      

              	
                (3)

              	
                At
      the time of the proposed Preapproved Transfer, no Event of Default shall
      have occurred and be continuing and no event or condition shall have
      occurred and be continuing that, with the giving of Notice or the passage
      of time, or both, would become an Event of
  Default.

              

      

       

      
        	
                 
      

              	
                (4)

              	
                Lender
      shall be entitled to collect all reasonable costs, including the cost of
      all title searches, title insurance and recording costs, and all
      Attorneys' Fees and Costs.

              

      

       

      
        	
                 
      

              	
                (5)

              	
                Lender
      shall not be entitled to collect a transfer fee as a result of these
      Preapproved Transfers.

              

      

       

      
        	
                 
      

              	
                (6)

              	
                If
      any certificates evidencing the Securitization remain outstanding, a
      Rating Confirmation.

              

      

       

      
        	
                 
      

              	
                (7)

              	
                If
      a nonconsolidation opinion was delivered at origination of the Loan and
      if, after giving effect to all Preapproved Transfers and all prior
      Transfers, fifty percent (50%) or more in the aggregate of direct or
      indirect interests in Borrower are owned by any Person and its Affiliates
      that owned less than a fifty percent (50%) direct or indirect interest in
      Borrower as of the origination of the Loan, an opinion of counsel for
      Borrower, in form and substance satisfactory to Lender and to the Rating
      Agencies, with regard to
nonconsolidation.

              

      

       

      
        	
                 
      

              	
                (8)

              	
                Confirmation
      acceptable to Lender that Section 33 continues to be
      satisfied.

              

      

      

      As used
in this Section 21(c), the term “Bluerock Affiliate” means an
entity that is wholly owned and/or controlled by James G. Babb III, and Ramin
Kamfar; and the term “Hawthorne Affiliate” means an entity that is wholly owned
and/or controlled by Ed Harrington and Samantha Davenport.”

       

       
PAGE B-2

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