Document:

Exhibit 10.127

 

GUARANTY OF
BORROWER’S RECOURSE LIABILITIES

 

1.                                       The Guaranty.

 

The
undersigned guarantor, MINTO BUILDERS
(FLORIDA), INC., a Florida corporation (“Guarantor”), having an office at 2901
Butterfield Road Oak, Brook, Illinois 60523, unconditionally and irrevocably,
guarantees (the “Guaranty”)
to TEACHERS INSURANCE AND ANNUITY ASSOCIATION
OF AMERICA, having an office at 730 Third Avenue, New York, New York
10017 (“Lender”), the due
payment and prompt performance of the Liabilities (defined below) and the
payment, on demand of the Expenses (defined below). This Guaranty is absolute,
independent and continuing under all circumstances, and is a guaranty of
payment and performance, not of collection. Guarantor acknowledges that Lender
has given sufficient consideration for this Guaranty by agreeing to permit the
assumption of a certain loan (the “Loan”)
by MB Minneapolis 8th Street, L.L.C., a Delaware limited liability company (“Borrower”). The Loan is evidenced by
that certain promissory note from 80 South Eighth L.L.C., a Delaware limited
liability company (“Old Borrower”)
to Lender in the amount of $161,000,000.00 dated December 15, 2004 (the “Note”). The Note is primarily secured
by that certain Mortgage, and Assignment of Leases and Rents, Security
Agreement and Fixture Filing Statement dated December 15, 2004 executed by Old
Borrower for the benefit of Lender recorded on December 23, 2004 in the Office
of the Register of Titles, Hennepin County, Minnesota under Document No.
4057371 (the “Mortgage”).
Guarantor acknowledges that Lender is consenting to the transfer of the
Property encumbered by the Mortgage and the assumption of the Loan in reliance
on each of the terms of this Guaranty.

 

2.                                       Definitions.

 

2.1                                 “Default Interest Rate” is defined as
the lower of 10.00% per annum or the maximum interest rate, if any, permitted
by law.

 

2.2                                 “Expenses” means all attorneys’ fees and
disbursements, court costs and other legal expenses and all other costs and
expenses of any kind which Lender may at any time pay or incur in connection
with the Liabilities or in attempting to collect, compromise or enforce in any
respect the Liabilities or this Guaranty, whether or not suit is ever filed,
and whether or not in connection with any insolvency, bankruptcy, reorganization,
arrangement or other similar proceeding involving Guarantor. If Lender pays any
such cost or expense, “Expenses”
also includes interest at the Default Rate on any such payment from the date of
payment by Lender until repayment of such sum to Lender in full.

 

2.3                                 “Liabilities” means any and all matters
set forth in Section 15.l(c)  of
the Mortgage as “excluded and excepted from the limitation of liability.” The
provisions of Section 15.1 (c) of the Mortgage are incorporated by reference in
this Guaranty as if fully set forth herein. Guarantor acknowledges that the
amount of the Liabilities and Expenses may exceed the amount necessary to pay
in full the Note.

 

1

 

2.4                                 “Loan Documents” is defined as the Note,
the Mortgage, the Assignment of Leases and Rents executed by Borrower in favor
of Lender, recorded on December 23, 2004 in the Office of the Register of
Titles, Hennepin County, Minnesota under Document No. 057372 (the “Assignment”) and all documents now or
hereafter executed by Borrower or held by Lender relating to the Loan,
including all amendments but excluding any indemnities or guaranties delivered
in connection with the Loan. 

 

3.                                       Representations and Warranties.
Guarantor represents and warrants to Lender as follows: 

 

3.1                                 Review of Guaranty and Loan Documents.
Guarantor has reviewed with the benefit of its legal counsel the terms of this
Guaranty, the Mortgage, the Assignment, the Note and each of the other Loan
Documents. 

 

3.2                                 Financial Benefit to Guarantor.
Guarantor is deriving a material financial benefit from the making of the Loan
to Borrower. 

 

3.3                                 Organization/Authorization/Enforceability.
Guarantor is duly organized, validly existing and in good standing under the
laws of the State of its formation, and duly qualified and in good standing
under the laws of each other State in which its activities require that it be
qualified. Guarantor has executed and delivered this Guaranty pursuant to
proper authority duly granted. Each obligation under this Guaranty is legal,
valid, binding and enforceable against Guarantor in accordance with its terms,
subject to any applicable provisions of bankruptcy and insolvency laws and laws
governing the rights of creditors generally. 

 

3.4                                 Existing Defaults/Litigation/Violations of Law.
Guarantor is not in default under any agreement, the effect of which could
materially adversely affect performance of its obligations under this Guaranty.
There are no actions, suits or proceedings pending or, to the best of its knowledge,
threatened against Guarantor before any court or any other governmental
authority of any kind which could materially adversely affect performance of
its obligations under this Guaranty. Neither the execution and delivery of this
Guaranty nor compliance with its terms will violate any presently existing law,
regulation, order, writ, injunction or decree of any court or other
governmental authority of any kind, or result in any default by Guarantor under
any other document or agreement of any kind. 

 

3.5                                 ERISA. Guarantor is not an “employee
benefit plan” within the meaning of Section 3(3) of the Employee Retirement
Income Security Act of 1974, as amended from time to time (“ERISA”) to which
ERISA applies and Guarantor’s assets do not constitute assets of any such plan.

 

3.6                                 Solvency. Guarantor (i) is solvent on
the date of this Guaranty and will not become insolvent as a result of the
obligations incurred under this Guaranty; (ii) is not engaged in business or a
transaction, and is not about to engage in business or a transaction, for which
the property of such Guarantor is an unreasonably small capital; and (iii) has
not intended to incur, does not intend to incur, and does not believe that it
is incurring, obligations that would be beyond Guarantor’s ability to pay as
such obligations mature. 

 

2

 

4.                                       Covenants and Agreements. Guarantor
covenants and agrees as follows:

 

4.1                                 Transfers, Sales, Etc. Guarantor will not sell, lease, transfer, convey or assign
any of its assets, unless such sale, lease, transfer, conveyance or assignment
will not have a material adverse effect on the business or financial condition
of Guarantor. The foregoing sentence will not expand or diminish the scope of
any transfer of assets that is permitted or constrained by the Note, the
Mortgage or any other Loan Document. In addition, Guarantor will not become a
party to any merger or consolidation that would have a material adverse affect
on the financial condition of Guarantor or its ability to perform hereunder,
nor, except in the ordinary course of its real estate business, acquire all or
substantially all of the assets of, a controlling interest in the stock of, or
a partnership or joint venture interest in, any other entity. For purposes of
this paragraph, an event shall be deemed to have a “material adverse effect” on
the business or financial condition of Guarantor if such event results in a
failure of the “Net Worth Test” (as defined below).

 

4.2                                 Rescinded, Avoided or Returned Payments.
If at any time any part of any payment previously applied by Lender to any of
the Liabilities is rescinded, avoided or returned by Lender for any reason,
including the insolvency, bankruptcy or reorganization of the Guarantor or any
other party, such Liabilities will be deemed to have continued in existence to
the extent that such payment is rescinded, avoided or returned, and this
Guaranty will be reinstated as to such Liabilities as though such prior
application by Lender had not been made.

 

4.3                                 Certain Permitted Actions of Lender.
Lender may from time to time, in its sole discretion and without notice to
Guarantor, take any of the following actions without in any way affecting the
obligations of Guarantor: (a) obtain a security interest in any property to
secure any of the Liabilities or any obligation hereunder or under any of the
Loan Documents; (b) obtain the primary or secondary obligation of any
additional obligor or obligors with respect to any of the Liabilities or any
obligations under any of the Loan Documents; (c) extend, modify, subordinate,
exchange or release any of the Liabilities or any of the obligations under any
of the Loan Documents; (d) modify, subordinate, exchange or release its
security interest in any part of any property securing any of the Liabilities
or any obligation hereunder or any obligation under any of the Loan Documents,
or extend, modify, subordinate, exchange or release any obligations of any
obligor with respect to any such property; (e) alter the manner or place of
payment of the Liabilities; (f) enforce this Guaranty against Guarantor for
payment of any of the Liabilities, whether or not Lender has (A) proceeded
against any other party primarily or secondarily obligated with respect to any
of the Liabilities or (B) resorted to or exhausted any other remedy or any
other security or collateral; and (g) foreclose on, take possession of or sell
any of the collateral or security for the Liabilities or enforce any other
rights under the Note, the Mortgage or any of the other Loan Documents.

 

4.4                                 Lender’s Option to Release Any Guarantor.
Lender may, from time to time in its sole discretion, release Borrower or any
other obligor from any of the Liabilities without notice to Guarantor or any
other party and without in any way releasing or affecting the liability of
Guarantor.

 

3

 

4.5                                 Application of Payments. Lender may
apply any payment made on account of the Liabilities toward such of the
Liabilities, and in such order, as Lender may from time to time elect in its
sole discretion. 

 

4.6                                 Subordination. Guarantor hereby
subordinates, and will cause any entity which Guarantor directly or indirectly
controls (an “Affiliate”) to subordinate, any claims or liens of Guarantor or
such Affiliate against Borrower and each and every other guarantor of any kind
(including any right of Guarantor to a return of any capital contributed to
Borrower and any other guarantor) to all of the Liabilities and to any other
claims or liens of Lender against Borrower and any other guarantor or its
property. Upon any notice by Lender to Guarantor of the existence or occurrence
of any Liabilities, Guarantor and its Affiliates will enforce any of their
claims or liens as trustee for Lender, and will cause any receipts (except for
management and/or leasing fees received by Affiliates in connection with
services actually rendered) to be paid over to Lender on account of the
Liabilities without affecting in any manner the liability of Guarantor under
this Guaranty except to the extent of such payment.

 

4.7                                 Certain Events Not Affecting Obligations of Guarantors.
The obligations of Guarantor hereunder will not be affected by any of the
following: (a) the release or discharge of Borrower or any other guarantor in
any creditors’, receivership, bankruptcy, reorganization, insolvency, or other
proceeding; (b) the rejection or disaffirmance in any such proceeding of any of
the Liabilities or any of the obligations under the Loan Documents; (c) the
impairment or modification of any of the Liabilities or any of the obligations
under the Loan Documents, or of any remedy for the enforcement thereof, or of
the estate of any other Guarantor in bankruptcy, resulting from any present or
future federal or state bankruptcy law or any other law of any kind or from the
decision or order of any court or other governmental authority; (d) any
disability or defense of Borrower or any other guarantor; (e) the cessation of
the liability of Borrower or any other guarantor for any cause whatsoever; (f)
any sale, assignment, transfer or other conveyance (including any conveyance in
lieu of foreclosure or any collateral sale pursuant to the Uniform Commercial
Code) of any of the security for any of the Liabilities or for the Loan,
regardless of the amount received by Lender in connection therewith; or (g) any
disability or defense of any kind now existing of Guarantor with respect to any
provision of this Guaranty.

 

4.8                                 No Obligation of Lender Regarding Security Interest.
Lender will have no obligation to obtain, perfect or retain a security interest
in any property to secure any of the Liabilities or this Guaranty, or to
protect or insure any such property.

 

4.9                                 Filing of Certain Claims. Guarantor
promptly will file in any bankruptcy or other proceeding in which the filing of
claims is required by law all claims and proofs of such claims which Guarantor
may have against any other Guarantor, and will collaterally assign to Lender or
its nominee all rights of such Guarantor thereunder. If any Guarantor does not
so file, such Guarantor hereby irrevocably authorizes Lender or its nominee to
do so, either (in Lender’s discretion) as attorney-in-fact for such Guarantor,
or in the name of Lender or Lender’s nominee. In all such cases, any party
authorized to pay such claim will pay to Lender or its nominee the full amount
thereof.

 

4

 

4.10                           ERISA. For so long as this Guaranty is
continuing, Guarantor hereby covenants to Lender that, for the duration of the
term of this Guaranty, such Guarantor will not be an “employee benefit plan”
within the meaning of Section 3(3) of ERISA to which ERISA applies and such
Guarantor’s assets will not constitute assets of any such plan.

 

4.1 1                        Net Worth Test. For so long as this
Guaranty is continuing and until the Loan is repaid in full, Guarantor hereby
covenants to Lender that Guarantor and Borrower, in the aggregate, shall at all
times maintain a collective net worth of not less than $75,000,000 (the “Net Worth Test”). In the event that
Guarantor and Borrower do not meet the Net Worth Test, then Guarantor agrees to
promptly deliver to Lender an additional or a substitute Guaranty in
substantially the same form as this Guaranty, or a surety instrument,
satisfactory to Lender, executed by the additional or substitute Guarantor, as
the case may be, satisfactory to Lender in its reasonable discretion, which
Guaranty or surety is sufficient in amount to cause the Net Worth Test to then
be met.

 

5.                                       Waivers. Guarantor hereby expressly
waives:

 

5.1                                 Notices. Notice of the acceptance by
Lender of this Guaranty, notice of the existence or creation of any of the
Liabilities, presentment, demand, notice of dishonor, protest, notice of
protest, notice of acceleration, notice of intent to accelerate, under this
Guaranty and all other notices except any specifically required by this
Guaranty.

 

5.2                                 Disclosures About Other Guarantor. Any
obligation Lender may have to disclose to Guarantor any facts Lender now or
hereafter may know or have reasonably available to it regarding Borrower or any
other guarantor or its financial condition, whether or not Lender has a
reasonable opportunity to communicate such facts or has reason to believe that
any such facts are unknown to Guarantor or materially increase the risk to
Guarantor beyond the risk Guarantor intends to assume hereunder.

 

5.3                                 Diligence in Collection. All diligence
in collection of any of the Liabilities, any obligation hereunder, or any
guaranty or other security for any of the foregoing.

 

5.4                                 Benefit of Certain Laws. The benefit of
all appraisement, valuation, marshalling, forbearance, stay, extension,
redemption, homestead, exemption and moratorium laws now or hereafter in
effect.

 

5.5                                 Certain Defenses. Any defense based on
the incapacity, lack of authority, death or disability of any other person or
entity or the failure of Lender to file or enforce a claim against the estate
of any other person or entity in any administrative, bankruptcy or other
proceeding.

 

5.6                                 Election of Remedies Defense. Any
defense based on an election of remedies by Lender, whether or not such
election may affect in any way the recourse, subrogation or other rights of
Guarantor against Borrower or any other guarantor or any other person in
connection with the Liabilities.

 

5

 

5.7                                 Defenses Relating to Collateral Sale.
Any defense based on the failure of Lender to (a) provide notice to the
Guarantor of a sale or other disposition (including any collateral sale
pursuant to the Uniform Commercial Code) of any of the security for any of the
Liabilities, or (b) conduct such a sale or disposition in a commercially
reasonable manner.

 

5.8                                 Rights of Subrogation, Contribution, Etc.
Until payment by Guarantor of all amounts claimed under this Guaranty by
Lender, any rights arising because of Guarantor’s payment of any of the
Liabilities, (a) against Borrower or any other guarantor, by way of subrogation
of the rights of Lender or otherwise, or (b) against Borrower any other
guarantor or any other party obligated to pay any of the Liabilities, by way of
contribution or reimbursement or otherwise. 

 

6.                                       Miscellaneous.

 

6.1                                 Continuing Guaranty. This Guaranty
in all respects will be a continuing guaranty, remaining in full force and
effect until all of the following have occurred: (a) all of the Liabilities, if
any, have been satisfied in full, (b) all of Guarantor’s obligations hereunder
have been satisfied in full, and (c) all obligations relating to the Loan have
been paid and performed in full. No notice of discontinuance or revocation will
affect any of the obligations of Guarantor hereunder or any other obligor under
any of the Liabilities. All obligations of Guarantor hereunder will survive any
foreclosure, reinstatement, period of redemption or any deed in lieu of
foreclosure which Lender may accept, to the extent any of the Liabilities
remain unsatisfied or otherwise survive. Lender will acknowledge that there is
no further obligation under this Guaranty when (a) (b) and (c) above have occurred.

 

6.2                                 Joint and Several Obligations; Successors and
Assigns. If there is more than one Guarantor, all obligations
under this Guaranty are joint and several to each of the Guarantors and any
other party which hereafter guarantees any portion of the Liabilities. This
Guaranty will bind Guarantor and the successors of Guarantor. This Guaranty
will inure to the benefit of Lender and the successors and assigns of Lender
including any participants of Lender with respect to the Loan.

 

6.3                                 Assignment by Lender. In connection
with the assignment or transfer of an interest in the Loan, Lender may from
time to time, without notice to any Guarantor, assign or transfer any interest
in any of the Liabilities by loan participation or otherwise, and
notwithstanding such assignment or transfer, such Liabilities will remain
Liabilities for purposes of this Guaranty and each assignee or transferee of
any interest in any of the Liabilities and this Guaranty will, to the extent of
such interest, be entitled to the benefits of this Guaranty to the same extent
as if such assignee or transferee were Lender.

 

6.4                                 Time of Essence. Time is of the essence
of this Guaranty.

 

6.5                                 Notices. All acceptances, approvals,
consents, demands, notices, requests, waivers and other communications (the “Notices”)
required or permitted to be given under the Loan Documents must be in writing
and (a) delivered personally by a process server providing a sworn declaration
evidencing the date of service, the individual served, and the address where

 

6

 

the service
was made; (b) sent by certified mail, return receipt requested or (c) delivered
by nationally recognized overnight delivery service that provides evidence of
the date of delivery, with all charges prepaid (for next morning delivery if
sent by overnight delivery service), addressed to the appropriate party at its
address listed below:

 

If to Guarantor:                                                                                                                                                               Minto
Builders (Florida), Inc.

2901
Butterfield Road

Oak Brook, Illinois 60528

Attn: Lori Foust

 

with a
courtesy

copy to:                                                                                                                                                                                                    The
Inland Real Estate Group, Inc.

2901
Butterfield Road

Oak Brook, Illinois 60523

Attn: Dennis Holland, Esq.

Law Department

 

If to Lender:

Teachers
Insurance and Annuity

Association of America

730 Third Avenue

New York, New York 10017

Attention: Director Portfolio Management

For Mortgage and Real Estate Division

Region: Midwest/Southwest

TIAA Investment ID # AAA-4527

Mortgage #0005970

 

with a
courtesy

copy to:

Teachers Insurance and Annuity

Association of America

730 Third Avenue

New York, New York 100 17

Attention: Managing Counsel - New York

Investment Management Law

Region: Midwest/Southwest

TIAA Investment ID # AAA-4527

Mortgage #0005970

 

Lender and
Borrower each may change from time to time the address to which Notices must be
sent, by notice given in accordance with the provisions of this Section. All
Notices given in accordance with the provisions of this Section will be deemed
to have been received on the earliest of (i) actual receipt; (ii) Guarantor’s
rejection of delivery; or (iii) 3 Business Days after having been deposited in
any mail depository regularly maintained by the United States Postal

 

7

 

Service, if
sent by certified mail, or 1 Business Day after having been deposited with a
nationally recognized overnight delivery service, if sent by overnight
delivery.

 

6.6.                              No Modification Without Writing. This
Guaranty may not be terminated or modified in any way nor can any right of
Lender or any obligation of Guarantor be waived or modified, except by a
writing signed by Lender and Guarantor.

 

6.7.                              Severability. Each provision of this
Guaranty will be interpreted so as to be effective and valid under applicable
law, but if any provision of this Guaranty will in any respect be ineffective
or invalid under such law, such ineffectiveness or invalidity will not affect
the remainder of such provision or the remaining provisions of this Guaranty.

 

6.8.                              Cumulative. The obligations of
Guarantor hereunder are in addition to any other obligations it may now or
hereafter have to Lender, and will not be affected in any way by the delivery
to Lender by any other guarantor of any other guaranty, or any combination
thereof. All rights and remedies of Lender and all obligations of the Guarantor
under this Guaranty are cumulative. In addition, Lender will have all rights
and remedies available to it in law or equity for the enforcement of this
Guaranty.

 

6.9                                 Effect of Lender’s Delay or Action. No
delay by Lender in the exercise of any right or remedy will operate as a waiver
thereof, and no single or partial exercise by Lender of any right or remedy
will preclude any other exercise thereof or the exercise of any other right or
remedy. No action of Lender permitted hereunder will in any way impair or
otherwise affect any right of Lender or obligation of Guarantor under this
Guaranty.

 

6.10                           Governing Law. This Guaranty will be
governed by, and construed in accordance with, the laws of the state of New
York, without regard to conflict of law principles.

 

6.11                           Entire Agreement. This Guaranty
represents the entire final agreement between the parties with respect to the
transactions referred to herein and cannot be modified, supplemented, amended,
rescinded or contradicted by evidence of prior, contemporaneous, or subsequent
oral agreements of the parties, except by an instrument in writing signed by
the parties hereto. There are no unwritten oral agreements between the parties
hereto.

 

6.12                           Waiver of Jury Trial. Guarantor and
Lender hereby knowingly, voluntarily and intentionally waive any rights that
Guarantor or Lender may have to a trial by jury in any litigation arising in
any way in connection with this Guaranty or any of the other Loan Documents
executed by Guarantor or in connection with any other statements or actions of
Lender or Guarantor.

 

6.13                           No Exculpation. The obligations of
Guarantor under this Guaranty are not limited or impaired by any provisions in
the Loan Documents exculpating Borrower or Borrower’s partners from personal
liability thereunder or limiting Lender’s recourse against Borrower or Borrower’s
partners.

 

8

 

7.                                       Construction.

 

7.1                                 The
terms “include”, “including” and similar terms are construed as if followed by
the phrase “without limitation”.

 

7.2                                 The
singular of any word includes the plural and the plural includes the singular.
The use of any gender includes all genders.

 

7.3                                 The
terms “person”, “party” and “entity” include natural persons, firms,
partnerships, limited liability companies and partnerships, corporations and
any other public or private legal entity and all heirs, personal
representatives, successors and assigns of such person or entity.

 

7.4                                 The
term “provisions” includes terms, covenants, conditions, agreements and
requirements.

 

7.5                                 No
inference in favor of or against a party with respect to any provision in this
Guaranty may be drawn from the fact that the party drafted this Guaranty.

 

7.6                                 Any
appointment of Lender as Guarantor’s attorney-in-fact is irrevocable and
coupled with an interest. Lender may appoint a substitute attorney-in-fact.
Guarantor ratifies all actions taken by the attorney-in-fact but, nevertheless,
if Lender requests, Guarantor will specifically ratify any action taken by the
attorney-in-fact by executing and delivering to the attorney-in-fact or to any
entity designated by the attorney-in-fact all documents necessary to effect the
ratification.

 

[SIGNATURE PAGE TO FOLLOW]

 

9

 

IN WITNESS
WHEREOF, the undersigned has executed this Guaranty as of this               
day of August, 2006.

 

	
   

  	
  MINTO
  BUILDERS (FLORIDA),

  
	
   

  	
  INC., a
  Florida corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  	
   

  
						

 

10Exhibit 10.128

 

ASSIGNMENT

 

	
  TO:

  	
   

  	
  MB Sherman
  Town Center Limited Partnership

  	
  DATE: July
  14, 2006

  

 

FROM:  Minto Builders (Florida), Inc.

 

For value
received, Minto Builders (Florida), Inc., hereby transfers, sets over and
assigns all its rights and interest in and to that certain real estate purchase
agreement dated May 18, 2005 (the “Purchase Agreement”), for the property
listed therein, located within the State of Texas, and more particularly
described in such agreement, to MB Sherman Town Center Limited Partnership.

 

For value
received, MB Sherman Town Center Limited Partnership hereby accepts the
foregoing assignment and agrees to perform the obligations of Purchaser set
forth in the Purchase Agreement.

 

 

	
   

  	
  Minto
  Builders (Florida), its sole member

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Valerie Medina

  	
   

  
	
   

  	
   

  
	
   

  	
  Title:

  	
  Asst. Secretary, Valerie Medina

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  MB SHERMAN
  TOWN CENTER LIMITED PARTNERSHIP,

  
	
   

  	
  AN ILLINOIS
  LIMITED PARTNERSHIP

  
	
   

  	
  BY: MINTO
  BUILDERS (FLORIDA), INC., a Florida

  
	
   

  	
  corporation,
  its Signatory Trustee

  
	
   

  	
   

  
	
   

  	
  By: 

  	
  /s/ Valerie Medina

  	
   

  
	
   

  	
  Name: 

  	
  Valerie Medina

  	
   

  
	
   

  	
  Its: 

  	
  Asst. Secretary

  	
   

  
								

 

 

C: the Seller’s listed in the
Purchase Agreement

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